PRESENTER: Presenter
Garry Ford, Transportation & Construction Services Director
Gwen Estrada, Transportation & Construction Services Assistant Director
Body
SUBJECT: Title
Presentation, discussion, and possible direction on amendments to the New Braunfels Code of Ordinances related to vehicle parking on unimproved surfaces, sidewalk installation, and drainage plans at building permit application.
Header
DEPARTMENT: Transportation & Construction Services
Body
COUNCIL DISTRICTS IMPACTED: All
BACKGROUND INFORMATION:
Vehicle Parking on Unimproved Surfaces
City staff currently utilize New Braunfels Code of Ordinances Section 82-11. Outside Storage and Section 144-5.1. Parking, loading, stacking, and vehicular circulation to address vehicle parking on unimproved surfaces. These ordinances do not provide definitions or standards specific to addressing community concerns, which have created challenges in their interpretation and application, especially in residential areas. As a result, city staff will develop code amendments to establish clearer rules prohibiting vehicle parking on unimproved surfaces, define approved parking surfaces and materials, restrict parking and storage on vacant lots and require screening, and include engineering and drainage requirements for large, improved surfaces. These amendments also aim to protect community appearance, property values, drainage function, and environmental health.
Sidewalk Installation
New Braunfels Code of Ordinances Section 144-5.31. Sidewalks requires sidewalks to be installed on the development side of all streets at the time of permitting any new structure on a property. Along with the existing procedures for requesting alternate pedestrian access plans or variances in Section 118-49. Sidewalks, city staff will develop code amendments to add an option to pay an escrow fee instead of installing sidewalks for certain properties and specific circumstances, as determined by the City Engineer. The proposed amendments will also require that fee determinations and the refund procedure comply with Section 118-52. Escrow policies and procedures. The fees collected must be used to install sidewalks and curb ramps, but the improvements may be constructed within a specified area of the development. These amendments increase developers' and property owners' options while maintaining the City’s ability to fund pedestrian infrastructure.
Drainage Building Requirements
New Braunfels Code of Ordinances Section 143-4. (b)(5) Building Permit requires a complete set of grading and drainage plans with all building permit applications, except for single-family and duplex residential construction projects. The code requirement is often used without consideration of Section 143-4. (b)(3) Master Drainage Plan, which requires a master drainage plan where an owner proposes development or use of only a portion of the property. City staff will develop code amendments to provide clarity and require developers of single-family and duplex residential construction projects to either submit grading and drainage plans with the building permit or demonstrate that the project follows an approved master drainage plan and complies with the City’s Drainage and Erosion Control Design Manual. This proactive measure ensures compliance, protects adjacent property owners, integrates stormwater management from the beginning, and mitigates drainage impacts.
ISSUE:
Vehicle Parking on Unimproved Surfaces
The New Braunfels Code of Ordinances does not adequately address community concerns and requirements for vehicle parking on unimproved surfaces.
Sidewalk Installation
City staff will develop code amendments to add an option to pay an escrow fee instead of installing sidewalks for certain properties and specific circumstances.
Drainage Building Requirements
City staff will develop code amendments to provide clarity and require developers of single-family and duplex residential construction projects to either submit grading and drainage plans with the building permit or demonstrate that the project follows an approved master drainage plan and complies with the City’s Drainage and Erosion Control Design Manual.
COMPREHENSIVE PLAN REFERENCE:
The proposed Code amendments would be consistent with the following actions from Envision New Braunfels:
Action 1.11: Update policies and codes to achieve development patterns that implement the goals of this plan.
Action 3.6: Proactively provide a regulatory environment that remains business and resident-friendly.
Action 7.4: Strengthen sidewalk requirements in the City’s codes.
STRATEGIC PLAN REFERENCE:
☐Economic Mobility ☒Enhanced Connectivity ☒Community Identity
☒Organizational Excellence ☒Community Well-Being ☐N/A
FISCAL IMPACT:
N/A
RECOMMENDATION:
Based on the direction from the City Council, city staff may bring forward code amendments for approval related to vehicle parking on unimproved surfaces, sidewalk installation, and drainage plans at building permit application.