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AESA16-0003a,S:iC.egall�ue I�ocirMnenPsl4�rdinar7rc;s\18tn.C;�y�4.i 6-dOQ3 T3raft �rdinancc JC1 docx # � /' ' �' �' � • � � � r `' �� ' a �' � � �, . �� # � . . � . �r �, , � , � � �� ' . � � , ► � r �, �� . . •� � • / ► c # . � #,' . � # * ► �, ��.,� � ► � � �' • � � � � � � � ', � � � *' ` ' /�� ' # � � #, . * � � � , � � . � . . . �, �, 'i �� ' ' � �', �, � � � � � `i ` / ` i ` �' ' . • �� WHEREAS, Allison Engineering Group, on behalf of the property owner Forrestridge Inv. Ltd., has applied for an Alternative ESA Plan for Country Club Road Estates, a parcel of land appraximately 35.52 acres in area, legally described and depicted in Exhibit "A", attached 1lereta and incorporated herein by reference (hereinafter, the 66Property"); and WH�REAS, the purpose af the Alternative ESA Plan, attached as Exhibit "B," is to mitigate encroachments fram filling and grading activities inta portions of the Undevelaped Floodplain ESA on the Property as shown in Exhibit "B," in exchange for the removal of invasive flora and the replanting of native species within the Developed and Undeveloped Floadplain ESA; and WHEREAS, on September 12, 2018, the Planning and Zaning Commission, in complrance with the laws af the State of Texas, gave reqursite natices by publication and otherwise, afforded full and fair public hearings ta property owners and interested citizens, and recammended approval (6-0) af the Alternative ESA Plan; and WHEREAS, on October 16, 2018, the City Cauncil likewise canducted a public hearing as required by law, and finds that the request satisfies all substantive and procedural standards set forth in Section 35.3.4 of the Dentan Develapment Code, and is cansistent with the Denton Plan and the Denton Development Cade; and WHEREAS, the Planning and Zoning Commission and the City Cauncil of the City of Denton, in considering ihe application far an Alternative ESA Plan for the property, have determined that the praposed use is in the best interest of the health, safety, marals, and general welfare of the City of Denton; accord►ngly, the City Council of the City of Dentan is �of the opinian and fnds that said Alternative ESA Plan is in the public interest and should be granted as set farth herein; NOVJ THEREFORE, # � • � • : • !� SECTION l. The findings and recitations contained in the preamhle of this ordinance are incorporated herein by reference and found to be true. SECTION 2. The Alternative ESA Plan is hereby approved with the following conditions: 1. No more than 190,450 square feet of the Undeveloped Floodplain ESA may be disturbed by adding fill. 2. Invasive species within the ESA areas, specifically Chinese Privet and Callery Pear, shall be removed. 3. Plants installed as a part of the proposed native flora revegetation are to be installed and maintained by the current property owner/developer for a periad of three (3) years following installation. Any plants that are removed, destroyed, or die within that three (3) year period are required to be replaced by the current property owner/developer. 4. No encroachment into areas designated as Riparian buffer ESA. �'1��:��''�1��°[��1�1 �, The City's official ESA map is hereby amended to show the change in the ESA designation and classification. �I:� I Q�)�B �e If any provision of this ordinance or the application thereof to any person ar circumstance is held invalid by any court, such invalidity shall not affect the validity of the provisians or applications, and to this end the provisions af this ordinance are severable. �1��( q"If��3"�I r� Any person, firm, partnership or corporation violating any provision of this ordinance shall, upon canviction, be deemed guilty of a misdemeanor and shall be punished by fine in a sum not exceeding $2,000.00 for each offense. Each day that a pravision af this ordinance is vialated shall constitute a separate and distinct offense. SECTION 6. That an offense committed before the effective date af this ordinance is governed by priar law and the provisions af the Denton Code of Ordinances, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. �+p,�?� °!"I��']"� `�:., In compliance with Section 2.09(c) of the Denton Charter, this ordinance shall become effective fourteen (14) days from the date of its passage, and the City Secretary is hereby directed to cause the caption of this ardinance to be published twice ►n the Denton Record-Chronicle, a daily newspaper published in the City of Dentan, Texas, within ten (10) days of the date of its passage. seconded by ��I�"r""��_ ��t�.,�°��...�� t' ✓� ..s madethe otzci ��r�a�� a��f�� r_ and u � � s passed and approved The motion to a� rove th�s or inance w ti _ by the following vote [ (.� - �]: Aye Chris Watts, Mayor: Gerard Hudspeth, District 1: Keely G. Briggs, District 2: Don Duff, District 3: Jahn Ryan, District 4: Deb Armintor, At Large Place 5: Paul Meltzer, At Large Place 6: Nay Abstain , � ............ ........��.,.— Absent _......,.��°=�___ PASSED AND APPROVED this the ��%G day of ��'��"��° ��_________,..,, 2018. �.,, � �� p , �.,� � �,,�.�'" � � ��J i � W I �, MAYOR..�____..— ---� �" ATTEST: JENNIFER WALTERS, t:.��N"��n��"� SECRETARY � i�l��'T�(':)"'�""I::l�� AS TO LEGAL FORM� AARON LEAL, CITY ATTORNEY ..., , b �.� ..�; . � BY: � _ . � � .� ., .....n,m..-- --N.�.� . .... .....�_ :., . � .� �,�� • !, • � • i � . � ■ � ALTERNATIVE ENVIRONMENTALLY SENSITIVE AREA (AESA) REPORT FOR CO Y CL O D S S DENTON, TEXAS PREPARED FOR: FORESTRIDGE INC. LTD. Prepared September 4, 2018 � i � � �; � � � �I � � I Planning Communities - Designing the 5ystems 1"hat Serve 7hem TBPE Firm #: 7898 AEG PROJECT # KCH1404 �� i� i � � � �� , �� II � ' �� Planning Communities - Oesigning the Systems That Serve Them �,; ��r ��,� ., ; � �, ,,� � :� ., ti. �, �., �• �.. .�. ALTERNATIVE ENVIRONMENTALLY SENSITIVE AREA (AESA) REPORT FOR COU Y CLU ROAD ES�" DENTON, TEXAS �� f��.��,RED September 4, 2018 TBPE Firm #: 7898 AEG PROJfCT # KCH1404 l �;a ;,'' i EXECUTIVE SUMMARY This Alternative Environmentally Sensitive Area (AESA) Report was prepared on behalf of Forestridge Inc. Ltd. for the purpose of defining the impacts of the development of a residential subdivision named Country Club Road Estates on the Flood Hazard Area within the proposed developments property. The property is located in Denton County, east and south of US377 and west of FM2181, south of Regency Court on Country Club Road and north of Sanders Road. This AESA Report was developed as a request #o deviate from Denton's Development Code (DDC) Section 35.17.7.C.1 and City of Denton's Drainage Design Criteria Manual (July 26, 2013). The proposed improvements show fill greater than that allowed per the subchapter within the defined FEMA floodplain, however, this AESA Plan presents an alternative proposal to the DDC Section that will results in a high-quality development meeting the intent of the standards in the DDC. This AESA Report is to be used in conjunction with the Country Club Road Estates Conditional Letter of Map Revision (CLOMR) prepared on May 14, 2018. All technical methods and modeling results are explained in the CLOMR. CONTACT INFORMATION Page 4 of i5 Technical questions regarding the results of the CLOMR Drainage Study and AESA Report may be directed to the following engineer: Lawrence (Lance) Holdorf, P.E. Allison Engineering Group TBPE Firm Registration No. 7898 2415 N. Elm Street Denton, Texas 76201 (940) 380-9453 (ex. 103) Office (317) 412-0234 Cell TABLE OF CONTENTS Paqe EXECUTIVE SUMMARY .......... .... ... ....... .... .... .. . a. ..,. ,..... , . ...... ,..,.... ,. . ..... ...,,... ....,....,.. 3 CONTACT INFORMATION ... . ...... . . ,....,,. ., ...,,, . ,. .......... ...... ...... ... ...,,. ..,....,. ........,.� 4 TABLE OF CONTENTS ,.,.. ..� . ..,., , ,.. �,,,.,,�,. , ...� . .. .. ...... .. .. ...... .. .. e..,, .�..... ... . ,....,. .....,,�.,,. 5 LISTOF FIGURES ......... ..... ........ .:. .. . . .�.. . .. �.,... ..�, ...... . ., . .. ..... . .,, . . ...... ...�....., ........,. 5 ALTERNATIVE ENVIRONMENTALLY SENSITIVE AREA (AESA) REPORT ...................a,,,..,�,,,......,...,..... b 1 INTRODUCTION ........................... .. .. ......... . .... ... �.. .. ,. ......,. ........,. ,,., ... ,,...........,. � �..,., 6 1.1 Project Location ................. . . ...... .. .. ..� .�....... . ,...,.... . ....�. ....,, ..,. .,,.,... .......,.., 6 1.2 Purpose ...... .. ...........e...,, . ....,. ... ,,.,....,. ...e.. �, ........ .... , ........ ..... � ,,,,..... .....,.,,..,. 7 2 EXISTING SITE DESCRIPTION ...............�....... ... . ,.. . .., .,..., .,., . ., ..... .,....,. ..,.,.. ..........� 7 2.1 Existing Environmentally Sensitive Area .............................................................................. 8 3 PROPOSED SITE IMPROVEMENTS DESCRIPTION ........................................................................ 11 3.1 Proposed Site Description ..................... .. .. ...... .... . ... ... .. .... ...a..... ..,...... .,......... 11 3.2 Proposed Floodplain Improvements ...................................�.............,,..,,.......,,..,........,.,,.11 3.3 Alternative Enhancements ....... ..... ..... ....... .�....,,, ,. �. ..,... ..,...,., .. � ..... .....,...,. 13 4 CONCLUSION ......................................... . .. ...... ....... .,.,.., .......,. ....,.,, .......,,....... ......, 15 LIST OF FIGURES Figure1- Location Map ............................................................ a......,, ,. .,... .....,., ...,,.... ,..,,....,.. � Figure2- ESA Stream Buffer Map ..........................................................................................................�,..,,.., � Figure 3- Riparian Buffer Map ..,.; ,. .,. � Figure 4 - Existing Floodplain Delineation ......... ......... ..... .�. ...,... . . . . ..�, ,,,,, .........,......, .. .... ,....,.. 10 Figure 5- FEMA Floodplain Reclamation Map ...................................�......,.........,�,,.�...,,,...,,..,.....,..,,,..,....... 12 Figure 6- Typical Floodplain Fill Cross Section .....................�a,..,..,....,...,.....,.,�...,.,.....,..,.�.....„............,.....,.... 13 ALTERNATIVE ENVIRONMENTALLY SENSITIVE AREA (AESA) REPORT 1 INTRODUCTION This Alternative Environmentally Sensitive Area (AESA) Report presents an application to address the City of Denton Development Code (DDC) regulations through a flexible discretionary process utilizing the City of Denton's Zoning Amendment Procedure outlined in DDC Subchapter 35.3.4. This AESA Plan presents an alternative proposal that will results in a high-quality development meeting the intent of the standards in the DDC. This AESA Report is to be used in conjunction with the Country Club Road Estates Conditional Letter of Map Revision (CLOMR) Floodplain Report prepared on May 14, 2018. All technical methods and modeling results are explained in the CLOMR Floodplain Report. 1.1 Project Location The proposed development is located in Denton County, east and south of US377 and west of FM2181 as illustrated below in Figure 1- Location Map. The project site location is comprised of 4 tracts of property, containing a total of 35.52 acres, segmented by Hickory Creek Tributary 7 running from north to south. The �nroject location is proposed to be subdivided to form a development named Country Club Road Estates. P� I I � u' ^ I � — f�� f I � , m, 2 f � / I pp '"",� u l � , . m1 / _ � , I � �k L � �� ' � .e aa��; � I � '� �i.. J Fdickovy Cre�k "iviknakary P�v. 7 . � ( � ," � , .. v4tt1 � , ,• p ,•� -- " ^g� i� rr q , > �, �1�; ��' ��f � � . � _ � I C1�euKnpt ' � /�/��,��%%��%� �' � ' � � � b �! �l��r� f' � . �°" � � // f �'ll � ii � ��.. .,G ,.r � � i� i ,� I � -� � "t � o�✓��l ,� � �� /' 0�� ` � . � A� n�t �� (�o � 1 � w�� °�� l^i1 ,, �� _ ,r � �� , . k ��yl�� I � I ... f'�� , r �� j�� e � , � �I . t� ,0 1 W � . � v � , -, a ,,,,,, I `� �° k �' i � � A ,� G �a, � .� J�, � � � 14 � ,,Y �' Ca��4nape � `�i . , �Q ., � . .. .a . i . i � Figure 1- Location Map 1.2 Purpose � It is the intent of the applicant that this report be used to present an alternative proposal to the City to demonstrate that the improvements will result in a high- quality development that will meet the intent of the standards in the DDC. Furthermore, this report is intended to present an Alternative Environmentally Sensitive Area (AESA) application for #he area along the presented sec#ion of Hickory Creek to the City of Denton for the purpose of approving the proposed modifications to the effected Flood Hazard Area. 2 EXISTING SITE DESCRIPTION The existing properties proposed for development is located along the east side of Country Club Road between Regency Court and Sanders Road. The current addresses are 3301, 3477-3555 Country Club Road (FM 1830) for a total of 4 parcels of land containing a total of 35.52 acres. The Site is in a developing part of the City. The area has been developed with 11 residential homes, garages and several sheds and barns. These structures are around 55 to 60 years old and are in different stages of aging. There are 10 existing homes fronting Country Club Road, each having an individual drive, plus a drive to an existing residence on the east tract. There is a FEMA Zone "A" Floodplain FIRM#48121 C0370 G running through the middle of the property comprised of a combination of developed and undeveloped flood plain ESA with a 50 Ft Stream Buffer dividing the site from north to south. There is an existing gas line that runs through the flood plain and will be abandoned upon development. There is also an existing overhead electric service line running through the development, which will also be abandoned. The EI Paseo Addition, the existing residential addition to the east, has a 48" storm concrete culvert which outfalls into a drainage ditch that travels from the east property line to the existing stream. The contributing watershed is comprised of Low Residential, Moderate Residential, Community Mixed Use and Open Space land uses. In order to help "Mitigate" the removed floodplain, the developer previously rezoned the property. It was changed from fifteen and one half (15.5) acres being zoned NR-2 and 20.16 acres being zoned NR-4, allowing for the possibility of a total of 1 1 1 lots if the properties were to be fully developed, to the whole site being NR-3, allowing potentially 124 lots. However, as part of the "Mitigation" the developer limited the maximum number of lots to 78 (73 lots platted). � 2.1 Exlsting Envlronmenfally Sens)flve Area Hickory Creek Tributary 7 is lined with vegetation on the stream banks throughout the site. Existing tributary depths range from two to six feet. The tributary appears to be stable with no signs of erosion. It was determir�ed by ��ee Shepard's that there are two species of invasive woady plants found within the Riparian Buffer and Environmentally Sensitive Area; Chinese Privet and Callery Pear. There is an existing SO-foot Stream Buffer encompassing the portion of Hickory Creek Tribu#ary 7 that runs through the proposed development. Approximately 445 linear feet of the onsite 50-foot Stream Buffer has been removed, leaving approximately 520 Linear Feet of Existing 50-foot Stream Buffer as illustrated in the below Figure 2- ESA Stream Buffer Map and Figure 3- Riparian Buffer Map. Figure 2- ESA Stream Buffer Map Figure 3- Riparian Buffer Map Page 9 of i5 The existing property has both Developed and Undeveloped Floodplain encompassing the onsite Hickory Creek Tributary 7 channel that flows through the property, illustrated in the belqw Figure 4- Existing Floodplain Delineation. A developed Floodplain is defined as a floodplain within the FEMA 100-year floodplain. These areas have typically been channelized or the land within these areas has been graded, filled or otherwise disturbed. Undeveloped Floodplain is defined as areas within the FEMA 100-year floodplain, or other floodplain that is undeveloped and in its natural state. Like the stream buffer, the developed floodplain extends into the property from the north approximately 445 linear #eet before it transitions into the undeveloped floodplain, extending approximately 520 linear feet to the south property line. The existing onsite Developed Floodplain was determined from the fEMA map to be approximately 79,160 square feet. The undeveloped Floodplain was determined #o be approximately 299,250 square feet. The total floodplain, combining Developed and Undeveloped Floodplain was calculated to be 378,410 square feet. Floodplain work maps from the CLOMR Floodplain Report (City number CL17-0001), show the limits of the floodplain onsi#e. Figure 4- Existing Floodplain Delineation The Floodplain ESA's north and south of the site tend to be predominately developed floodplain. It appears that the only reason for the small stretches of undeveloped floodplain is due to it being in an agricultural setting within urban boundaries that have not yet been urbanized. The terrain does not appear suitable to a rural type habitat and an urban greenspace would be a responsible use for the area. ' It was determined on April 3, 2017 by Jones & Ridenour, Inc., that three Threatened and Endangered Species could be present in the site area. Upon a field investigation by Jones & Ridenour, Inc., they concluded that there do not appear to be any federally-listed, threatened or endangered species, or critical habitats thereof, on-site. It was acknowledged that this determination of "no effect" was sound and well supported by the U.S. fish and Wildlife Services (USFWS) on May 4th, 2017. 3 PROPOSED SITE IMPROVEMENTS DESCRIPTION Page �i of �5 3.1 Proposed Site Description The proposed development titled Country Club Road Estates, is proposed as a singie family residential addition. The project will consist of 73 lots on 35.52 acres. The proposed development will remove all 11 homes and structures, abandon the drives and create two entries from Country Club Road. The proposed infrastructure will include neighborhood residential access roads, wa#er and sanitary sewer to service the proposed residential lots. The primary proposed road will run along the north side of the development, �ast to west, placed over an existing drive to a residential home. The proposed improvements will be in accordance with the City of Denton's Codes and Criteria Manuals. The future ultimate spread of water was determined by the CLOMR flood study prepared May 14, 2018. Fill mat��1 will be required to bring the areas adjacent to the floodplain above the 8�� Flooc� Elevation (BFE) and further channelize Hickory Creek Tributary No 7. All fill material will be placed outside the driplines of the existing trees along the Creek or the boundary of the Stream Buffer, whichever is larger. This will also serve to preserve the trees in and along the stream buffer. A drainage easement is proposed along Hickory Creek Tributary No 7 for maintenance and access. a.2 Proposed Floodplain Improvements The proposed development improvements consist of adding fill within the FEMA Floodplain boundary, up to, but not within the Existing Stream Buffer. Grading efforts wiil take place within the Removed 50-foot Stream Buffer for the channelization of the stream in conjunction with the construction of multiple box culverts to convey the flow under a proposed residential street section that is planned to replace the existing residential drive stream crossing. The proposed development will consist of approximately 53,820 square feet of fill within the developed floodplain, and approximately 190,450 square feet of fill within the Undeveloped Floodplain as illustrated in the below Figure 5- FEMA Floodplain Reclamation Map. The break between the undeveloped and the developed floodplain is at the limits of the LOMR 13-06-3653P. � Figure 5- FEMA Floodplain Reclamation Map The proposed development will consist of disturbing approximately 290 linear feet of the 445 linear feet o# 50-Foot Removed Stream Buf#er. ; The hydra�lic analysis calculated and determined by the CLOMR prepared on May 14, 2018, shows that the ultimate condition flow can be contained as illustrated in the above Figure 5- FEMA Floodplain Reclamation Map by adding up to approximately 4 feet of fill along the existing tributary as shown below in the Figure 6- Typical Floodplain Fill Cross Section. This fill will not extend into or past the dripline of the existing trees expressed to be preserved, or encroach into the 50-foot stream buffer, or 100-foot riparian buffer. r, V %� 'I id ;, 7{ i. � °9d��u�� `.,,� �.. .m �, �_. � 100` �TREPtv4 �IJFFE�{ �:.' ° "'IC. � j � ��` EAf'H SIDE �F CLj ,,� ! !� d.��.:��. re.a. �..�� _�, _.. ,:a �. � ,H � . � ow., i, �.��....._ .� � � _. �M� � ...... ��.. � , -�: �� , �� a 1�'`� �'r, s'"'� � �'' �`�� .�p. �b� � � � E �M,�°,�°� �� ' � I �� [ ',r� � ♦ �9R�u�u�� V�O�� a� �aff��n° � r _. �a„ a„��m . ... „ �d.ma., i Figure 6- Typical Floodplain Fill Cross Section The Existing floodplain was discussed above in Section 2.1 Existing Environmentally Sensitive Area. The Developed Floodplain of approximately 79,160 square feet will decrease to approximately 26,760 square feet. The Undeveloped Floodplain of approximately 299,250 square feet will decrease to approximately 129,050 square feet. The total existing floodplain was determined to be 378,410 square feet, the proposed floodplain will be 155,810 square feet. The total floodplain reduction will be approximately 222,600 square feet as illustrated in Figure 5- FEMA Floodplain Reclamation Map. Floodplain work maps included in the CLOMR Floodplain Report (City number CL17-0001) show the limits of the proposed floodplain and grading efforts onsite. 3.3 Alternative Enhancements The proposed development is not in compliance with the Denton Development Code (DDC) Subchapter 35.17.7.C.1 which states that "Filling of any floodplain of a stream that drains more than one square mile is prohibited unless the fill on any lot is less than 50 cubic yards or 300 cubic feet per acre, whichever is greater. Up to 15% of the floodplain valley storage may be filled if the stream drains less than one square mile in area pursuant to this Subchapter and federal law." The City provides an option to address the regulations through the Alternative Environmentally Sensitive Area (AESA) Plan. For the acceptance of the AESA plan, the developer must demonstrate that the development wili result in a high- quality development that will meet the intent of the standards in the DDC through the following enhancements: 1. Lower Lot Density than Maximum Zoning Density allowed 2. Removal of Invasive Species 3. Revegetate with native flora 4. Earthen channel in developed floodplain 5. Revegetate developed floodplain with native flora In lieu of "mitigating" the area removed from the floodplain with a park or open space area, the developer elected to create a highly desirable single-family residential addition with fewer and larger lots than the zoning allowed. The lot count was reduced from 1 1 1 to a maximum of 78, having an average lot size of 17,792 sf, compared to 10,570 sf (including street ROW). The original zoning of NR2/NR4 allowed for 111 maximum number of lots. The geometry of the zoning was awkward and did not transition well. Furthermore, the developer preferred to have a fewer number of larger, quality lots that fit in better with the surrounding developments. Primarily all that was required to accomplish this was to recover a part of the floodplain and allocate the recovered area to the lots. Unfortunately, the zoning configuration did not allow the reallocation to be evenly distributed. Therefore, a new zoning of NR3 was established on the entire site. The NR3 allowed for an increase of the maximum number of lo#s to 124, which was even greater than the original dual zoning. The increase in the maximum number of lots was not congruent with the developer's goal. In order to reflect the developer's goal of using the reclaimed area for larger lots, an overlay restriction of 78 lots was placed on the property during the rezoning case. Additionally, the final number of lots being proposed was further reduced to 73 during the preliminary platting process by the developer. The proposed lot sizes range from 10,000 sf to 18,000 sf, with a few going up to 24,000 sf. In addition, and per staff recommendation, the developer intends to remove the two woody invasive species previously stated through root pruning the Chinese Privet and hand clearing out the Callery Pear in locations and per the recommendations within the Country Club Road Invasive Report by Tree Shepherds. More specifically, species removal would be by cutting the stems near the ground and painting the cut stumps with an herbicide. Grubbing the plants out or using a"weed wench" may also be used. It was reported in the Country Club Road Estates Invasive Report, that the invasive species is smothering the native flora. The removal of the invasive species will provide opportunity for the es#ablished flora to remain and flourish. furthermore, the cleared area will be replanted with native plants such as Redbuds, Yaupon Holly, Eve's Necklace, Carolina Laurel Cherry, and American Beautyberry, both in the developed and undeveloped floodplain where invasive species are removed. The developer will further enhance the property and protect the ESA and Floodplain by keeping the channel earthen. All regraded channel areas will be replanted with native ground cover such as Little Bluestem, Indiangrass, sideoats grama, buffalograss and Texas wintergrass. 4 CONCLUSION Page �5 of �5 The proposed development will be a high-quality development that is proposed to meet the intent of the standards in the DDC. It will improve the drainage area in terms of channel stability and minimizing existing high-water impacts to the surrounding developed community. No adverse effects upstream or downstream are anticipated by #he proposed fill as concluded in the CLOMR Drainage Study prepared May 14, 2018. The CLOMR drainage study of Hickory Creek Tributary 7 determined the BFE of the proposed si#e. The proposed developed floodplain will accommodate the ultimate flow conditions and will not increase the flood levels on the neighboring properties. Hydrologic and hydraulic models were developed by Allison Engineering Group, Inc. to reflect the existing and proposed conditions. After development of the site, a final hydrologic analysis will be modified as appropriate to submit a Letter of Map Revision (LOMR) to the City of Denton and FEMA for the purpose to modify the Special Flood Hazard Area in accordance with the final construction of the improvements.