SUSU17-00003 1 February 23, 2017

City of El Paso – City Plan Commission Staff Report

REVISED

Case No: SUSU17-00003 Vista del Norte Estates Unit Two

Application Type: Major Preliminary

CPC Hearing Date: February 23, 2017

Staff Planner: Rocio Alvarado, (915) 212-1612, alvaradorp@elpasotexas.gov

Location: West of Patriot Freeway and East of Dyer

Acreage: 129.622

Rep District: 4

Existing Use: Vacant

Existing Zoning: P-R 1 (Planned Residential) / C-3 (Commercial)

Proposed Zoning: P-R 1 (Planned Residential) / C-3 (Commercial)

Nearest Park: Two parks proposed within this subdivision (6.873 acres)

Nearest School: Desertaire Elementary (3.93 miles)

Park Fees Required: Pending

Impact Fee Area: This property is located within the Northeast Impact Fee

Service Area.

Property Owner: Ranchos Real XVI, LLC

Applicant: Ranchos Real XVI, LLC

Representative: Conde Inc.

SURROUNDING ZONING AND LAND USE

North: R-F (Ranch-Farm) / Vacant

South: R-F (Ranch-Farm) / Vacant

East: P-R 1 (Planned Residential) / Vacant

West: R-F (Ranch-Farm) / Residential development

PLAN EL PASO DESIGNATION: G-4, Suburban (Walkable)

APPLICATION DESCRIPTION

The applicant proposes to subdivide 129.622 acres of vacant land for 643 single family lots and 2

parks. Residential lots range between approximately 4,756 square feet and 10,024 square feet.

The applicant is proposing drainage and pedestrian right of ways in order to break up block faces

and increase connectivity throughout the development. Access to the subdivision is proposed

from Dyer Street and Patriot Freeway. This subdivision is located within the Vista del Norte

Land Study. This application is vested and is being reviewed under former subdivision code.

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The applicant has requested the following modifications as per Section 19.04.170:

To allow single loaded lots fronting on two local streets, and double frontage lots along

arterial streets. Staff recommends that the City Plan Commission requires that the

parkway at the rear of the double frontage lots be landscaped. Additionally, a release of

vehicular access rights to the rear of the double frontage lots shall be recorded with the

County.

To allow a for a modified Collector Arterial Street consisting of 64 feet of right of way,

including 40 feet of roadway, one 7 foot sidewalk on 4 foot landscape area on one end,

and an 8 foot jogging path and 5 foot landscape area on the other end.

To allow for the use of a modified Minor Residential Access Street cross-section for

Norte Paso, Norte Link and Norte Quito.

DEVELOPMENT COORDINATING COMMITTEE

The Development Coordinating Committee recommends approval of the modifications and

approval of Vista del Norte Estates Unit Two on a Major Preliminary basis subject to the

following comments.

Planning Division Recommendation:

Staff recommends approval of the modifications as per Section 19.04.170 (Modification of

conditions):

A-3. The subdivider has demonstrated an alternative method of development that will improve

the aesthetic value of the subdivision while giving equal emphasis to safety, economy, tax yield,

maintenance cost, response time, drainage dedication and improvement of parkland and open

space amenities, and vehicular access and pedestrian passage.

Staff recommends approval of Vista Del Norte Estates Unit Two on a Major Preliminary basis

subject to the following comments:

That the City Plan Commission require the applicant to landscape the parkway at the rear

of all double frontage lots.

That water and sewer services are available to serve proposed subdivision prior to Major

Final Plat approval.

Plan El Paso Goals & Policies

The applicant’s proposal meets Goal 6.1 of Plan El Paso:

Goal 6.1: Maintain a sustainable and efficient housing supply for all residents of El Paso.

Policy 6.1.4: Allow, by-right, a variety of residential lot sized and housing types with

existing and new neighborhoods.

Planning & Inspections Department - Land Development

We have reviewed subject plats and recommend Approval.

The Developer/Engineer shall address the following comments:

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At the improvement plan stage, protect the subject property from stormwater runoff from

the adjacent terrain.

Capital Improvement Department-Parks We have reviewed Vista Del Norte Estates #2, a major preliminary plat map and on behalf of CID Parks

Planning Division we do not offer Developer / Engineer approval of this subdivision application based on

the following comments:

1. Please note that this Subdivision is composed of 643 (PR-1) Single-family dwelling lots and applicant

is proposing to dedicate two (2) park sites, one 4.905 Acre Park and one 1.968 Acre Park; this

subdivision application does not meet the minimum "Parkland" requirements by 1.91 Acres as required

per ordinance Title 19 – Subdivision and Development Plats, Chapter 19.20 – Parks and Open Space

based on the following “Parkland” calculations:

Vista Del Norte Estates #2 = 651 dwelling units requiring . . . . . . 6.43 Acres

Vista Del Norte Estates #2 – Dedicating 2 Park Sites for a total of 6.873 Acres

Exceeds “Parkland” requirements by .443 Acres

2. Covenants need to be provided restricting the use to Single-family residential dwellings since PR-1

districts allows Two-family and Multi-family dwelling use.

3. On 64’ wide Street cross section for minor arterial; provide for Jogging Path to be of concrete or

include 6”x12” concrete headers and show pavement design.

Also, we offer the following informational comments to assist Applicant in the design of

the new Park's construction drawings.

Please note that design layout (Concept & Final) need to be coordinated with Parks Department and/or

department liaison/designee for review and approval and are to include at minimum the following

improvements:

1. Refer to current Chapter 19.20 – Parks and Open Space and the Park’s Design & Construction

Standards for Park Facilities as approved by Mayor and Council.

2. Irrigation System must be designed to accommodate site static water pressure or a pump must be

incorporated to accommodate design criteria.

3. Irrigation System must be designed to accommodate site static water pressure or a pump must be

incorporated to accommodate design criteria.

4. Note for all park improvements (sidewalks, Ramps, etc.) and paved Hike/Bike trails (if applicable) to

be compliant with required accessibility criteria as set forth in ADAAG & TAS standards as mandated by

Federal and State Governments.

5. Project(s) must be coordinated with TDLR to insure compliance with TAS requirements to include

inspection, and certificate of substantial completion; approval of the subdivision /park improvement plans

is subject to applicant providing proof of the project registration number (PLD # by the State Agency).

6. No signs, fire hydrants, lights, NDCBU’s, electrical/water boxes, telephone pedestals, no obstructions

in general, shall be placed into proposed perimeter sidewalk, nor shall any utility conduits be placed along

the park site – Any utilities with-in the parkway need to be underneath the proposed sidewalk and buried

at 5' minimum cover.

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7. Provide frontage lighting along adjacent Public Street rights of way. Engineer to coordinate with

Parks Department and/or department liaison/designee, Planning and Inspections Engineering &

Construction Management Division, SAM Dept., and E.P.E.Co., light poles type & conduit placement for

perimeter lighting prior to street paving; perimeter street lighting shall be coordinated for light poles to be

installed at max. 150’ apart and/or at all street intersections along the park side and not along the

residential side to prevent duplication of light poles.

8. Developer / Contractor shall obtain soil samples (taken from proposed park site location finished

ground) & provide complete analysis report (textural, soils classification, minerals and nutrients

availability, water infiltration/percolation, detailed salinity, & PH conductivity test) with

recommendations for soils amendments and preparation to insure existing soil conditions are suitable for

turf, shrubs, and tree growth; coordinate site visit with Parks staff for collection of soil samples.

9. Any unsuitable soil conditions shall be remedied to eliminate hard soils, stony soils, high caliche

soils, clay soils and contaminated soils to a minimum depth of 12 inches and by shattering, in two

directions, of hard pan caliche, clay soils, rocks to a depth of 36 inches below finished grade as required

for proper planting as per current Park’s Design & Construction Standards for Park Facilities.

10. Any unsuitable soil materials not approved by Parks Department and/or department liaison/designee

are to be removed, disposed-off, and replaced with top soil to a minimum depth of 12 inches.

11. Any sloped areas (if flatter areas are not feasible) along park’s frontages shall be at the max. 1 vertical

: 20 horizontal (5%) or as determined according to the park improvements plan review.

12. If any slopes are required along residential sides there is a need to have a minimum five feet (5’)

benches at top and toe of slopes and to be kept clear of any improvements such as rock walls, walk path

or sidewalks.

13. Provide adequate cross-sections enough to better understand the finished improvements.

14. Grading and drainage plan for the site, to be reviewed and approved by Parks Department and/or

department liaison/designee.

15. Developer / Contractor are required to obtain irrigation, building, electrical, and any other required

permit(s) from Planning & Inspections One Stop Shop City Development Division.

16. At minimum, a 7’ wide concrete sidewalk is required all along the park’s frontage unless a Trail is

required, then current Park Design Standards for Park Facilities shall apply.

17. Park improvements shall comply with current "Alternative Design Standards" as per Chapter 19.20 –

Parks and Open Space approved by Mayor and Council on 04/01/2014 and current Park’s Design &

Construction Standards for Park Facilities approved on 01/08/2013

18. Provide an age appropriate 2-5 or 5-12 years old play structure from approved vendors with a

minimum 50’x50’ user zone and shall include one aerial light at ea. site

19. Provide shaded picnic tables and or benches and trash cans on concrete pads.

20. Street trees shall be provided along the parkway spaced at maximum 20' on center.

21. Construction of Park improvements need to be coordinated and inspected by Parks Department and/or

department liaison/designee.

22. Park Site acceptance is contingent upon completion of all street improvements abutting the park.

This subdivision is located with-in "Park Zone": NE-7

Nearest Park(s): Futureland Park and North Skies Park

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If density/acreage is increased /decreased or the property zoning /use changes, then "Park fees" will be re-

assessed based on applicable conditions.

El Paso Water

We have received the above referenced development and provide the following comments:

Water and sewer service is not available at this time. Water and sanitary sewer service to this subdivision requires the construction of major facilities. The Franklin East 1 Tank schedule for year 17/18 and North 2 Pump Station year 18/19. An extension of a 24-in transmission main from the North 2 Pump Station to the Franklin East 1 Tank is also required to enable service to the subject property. This line is scheduled for construction in year 18/19. The property is located within the City of El Paso Northeast Impact Service Fee Area. Impact fees will be assessed at the time of plat and collected by EPWU prior to the City of El Paso issuing a Building Permit.

Water:

There is an existing 12-inch diameter water main extending along Dyer Street in front the subject

property. This water main is dedicated to the U.S. Army McGregor Range. No service can be

provided from this water main.

There is an existing 16-in diameter water main that extended along Dyer Street and dead-ends

approximately 270-feet northeast of the intersection of Dyer Street and Mesquite Flor Drive.

This water main will be required to be extended along Dyer Street from where it dead-ends to the

proposed intersection of Carlos Ramirez Drive and Dyer Street.

Sanitary Sewer:

There are no existing sanitary sewer mains and sewer services currently in the vicinity of the

subject property.

EPWater is currently in designing a new 30-inch diameter sanitary sewer interceptor along Dyer

St. and construction is estimated to be completed in year 18/19. Sanitary sewer mains of smaller

diameter will be required to connect to the interceptor main to provide service to the subject

property.

Upgrade of the Future Land Lift Station is required to enable service to the proposed

development.

General:

Dyer Street is a Texas Department of Transportation (TxDOT) right-of-way. All proposed water

and sanitary sewer work to be performed within Dyer Street right-of-way requires written

permission from TxDOT.

The owner/developer shall be responsible for the cost of any necessary on-site and off-site

extensions of water and sanitary sewer mains that are not identified in the Capital Improvement

Program.

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EPWater-PSB requires a new service application to serve the subdivision. New service

applications should be made 6-8 weeks in advance of construction to ensure water for

construction work. The following items, if applicable, are required at the time of application: (1)

hard copy of site plan with street names and addresses; (2) finalized set of improvement plans,

including grading & drainage plans; (3) digital copy of site plan; (4) benchmark check; (5)

construction schedule; and (6) a certificate of compliance. Service will be provided in

accordance with the current El Paso Water Utilities – Public Service Board (EPW-PSB) Rules

and Regulations. The owner is responsible for the costs of any necessary on-site and off-site

extensions, relocations or adjustments of water and sanitary sewer lines and appurtenances.

El Paso County 911 District

The District requests that proposed street named RIO DEL NORTE DR be changed to something

else, as this name currently exists in the city.

Streets and Maintenance Department

No comments received.

Sun Metro

No comments received.

El Paso Fire Department

No comments received.

Central Appraisal District

No objection.

El Paso Electric Company

No comments received.

Texas Gas Company

No comments received.

Additional Requirements and General Comments:

1. Submit to the Planning & Inspections Department – Planning Division the following

prior to recording of the subdivision.

a. Current certified tax certificate(s)

b. Current proof of ownership

c. Release of access document, if applicable

d. Set of restrictive covenants, if applicable

2. Every subdivision shall provide for postal delivery service. The subdivider shall

coordinate the installation and construction with the United States Postal Service in

determining the type of delivery service for the proposed subdivision. In all cases, the

type and location of delivery service shall be subject to the approval of the United States

Postal Service.

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Attachments 1. Location map

2. Aerial map

3. Preliminary Plat

4. Modification request

5. Application

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ATTACHMENT 1

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ATTACHMENT 2

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ATTACHMENT 3

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ATTACHMENT 4

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ATTACHMENT 5

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