PRESENTER: Presenter
Applicant: Pape-Dawson Engineers; Jocelyn Perez, P.E.
Owner: ASA Properties; Garrett Mechler
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SUBJECT: Title
FP23-0268 Approval of the final plat establishing Veramendi Precinct 18, Unit 1, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0268
Owner: Garrett Mechler
ASA Properties
387 W. Mill St.
New Braunfels, TX 78130
(830) 643-1338
Applicant: Jocelyn Perez, PE
Pape-Dawson Engineers
1672 Independence Drive, Ste. 102
New Braunfels, TX 78132
(830) 632-5633 - jperez@pape-dawson.com
Staff Contact: Laure Middleton
(830) 221-4054 - Lmiddleton@newbraunfels.gov
Description: 76.25 acres for residential neighborhood development.
The subject tract is located within Sector Plan 4 of the Veramendi project in the extraterritorial jurisdiction (ETJ) of the City of New Braunfels and Comal County. The plat is located adjacent to Veramendi Precinct 4 to the west, Hillcountry Drive, a minor arterial, to the south, and a linear open space to the north.
ISSUE:
The plat is to create Unit 1 of Precinct 18, a single-family neighborhood development which includes trails, major accessways, landscape amenity parks, a neighborhood park, and landscape amenity parks.
Drainage:
The Public Improvements Permit for Veramendi Precinct 18, Unit 1 is currently under review as required by the Veramendi Development and Design Control Document (DDCD).
No portion of the subject property falls within the 1% annual chance floodplain.
Utilities:
Electric, water and wastewater services will be provided by New Braunfels Utilities (NBU) in compliance with the Development Agreement. Utility easements will be provided as required by NBU. Utilities are being extended with the final plat.
Transportation:
The street network within the proposed Veramendi Precinct 18, Unit 1 final plat is in compliance with the Master Framework Plan, Sector Plan 4, and the DDCD. Adequate right-of-way will be dedicated and streets constructed as required by the DDCD.
Sidewalks and Accessways:
Four-foot-wide sidewalks are required throughout the subdivision and will be built at the time of the individual residential lot improvement and subdivision construction for other common area lots. Ten-foot wide sidewalks are required along Hillcountry Drive and through lot 900, Block 105 in accordance with the major accessways plan.
Transportation Improvement Fees:
Veramendi Transportation Improvement Fees are hereby assessed with approval of the final plat. Transportation Improvement Fees are collected at the time of building permit as indicated in the Development Agreement fee schedule for the intended use.
Parkland Dedication and Development:
The subdivision is compliant with the parkland requirements set forth within the DDCD and Sector Plan 4. Parkland is proposed to be dedicated within the proposed plat.
Tree Protection:
A preliminary tree survey has not been evaluated with Sector Plan 4. There is an existing tree canopy located within Precinct 18, Unit 1. There are notes on the plat that address tree protection and tree replacement mitigation that are required for this final plat pursuant to the DDCD. A tree survey, tree preservation plan, and a tree replacement plan must be submitted at the time of building permit.
Street frontage trees are required along all roadways and reviewed with building permits.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
To meet the requirements of the City's Subdivision Platting Ordinance and other adopted codes, the plat must comply with the conditions noted below. Staff recommends approval of the proposed plat subject to the following Conditions of Approval:
1. Add a sidewalk note addressing the construction responsibility and timing of the sidewalk along Hillcountry Drive opposite of Lot 900, Block 104. (NBCO 118-30(h))
2. Correct the spelling of Hillcountry Drive ROW on the plat per the Comal County street name approval letter. (NBCO 118-21(c))
3. Block 101, Lots 1-9 and Block 111, Lots 1, 2 & 20 are within the boundaries of the dam breach zone. Per DDCD 13.3.7-8.1, Where a residential or non-residential lot is located within a dam breach zone as defined by the Stormwater Management Report, such lots shall nominate a building envelope that shall be located entirely outside the dam breach zone.
4. Veramendi TIA Worksheet for Precinct 18 - Unit 1 - Total Daily Trips from all submitted and approved plats indicates 28,282. Provide clear explanation for how this number was obtained. Sector Plans 1-5 total daily trips currently indicate 83,705 after sightly correcting calculations.
5. Part A Proposed and Part B: Approved Sector Plan (TIA) Table - Sector Plan 4 - Provide clear explanation for why General Office is listed with 0 KSF.
6. Veramendi TIA Worksheet for Sector Plan 4 and/or 5 - Part F indicates a list of traffic improvements on external roadways. Provide indication of when these are required to be constructed and if this submittal or previous submittals have triggered any so far.
7. Be advised that the conduit detail on the Utility & Road Schematic is not reviewed or approved at this time but will be reviewed with permitting.
8. Revise Precinct 18 - Unit 1 SWMP to include all proposed drainage infrastructure associated with the platting area on the Proposed Overall Drainage Plan. Note: Drainage infrastructure includes inlets, channels, storm sewer, detention, retention, and water quality facilities.
9. Plat shall be consistent with drainage easements and flowage easements as calculated and approved with public infrastructure permits. Be advised that Sector Plan 4 SWMP indicates Existing Dam Breach Zone, Buffer Encroachment Area, and Buffer Compensation Area, and Master Framework Plan Exhibit H - Plan 1 of 5 indicates Linear Open Space Park. Block 101 (previously block 106 (7.41 AC) on Sector Plan 4) proposing buildable lots appears to overlap. Note: Drainage review is only preliminary at this stage (per DCM 2.1.4) and continues in greater detail at permitting.
10. Revise block 101, lots 1-6 lot lines to exclude drainage easement. Drainage easements shall not cross residential lot lines and shall be platted separately. (NBCO 118-51(e)(2)d.)
11. Be advised that a direct comparison to verify consistency between Precinct 18 - Unit 1 SWMP and Veramendi Overall SWMP of May 2012 was unclear. Sector 4 drainage plan was submitted more recently and should be considered for consistency.
12. Be advised that public infrastructure permits for water quality basins that account for runoff generated by this development shall be approved prior to plat recordation.
13. Revise the Recording Statement for the Comal County WCID 1B to include the signatory’s name and title for the WCID signature block when the signatory signs the plat.
14. 20' Offsite U.E. document numbers on south side of Hillcountry Drive (diamonds 1, 15, 16) must be filled in before final plat can be approved.
15. A 15-foot U.E. fronting thennorth side of Wellowwood Rd between Sendero Vw. and Cascadence Dr. is required. 10' is insufficient for Electric Primary.
16. Extend 20-foot U.E. on Primaria St across Lot 904 to Pennyroyal Ln.
17. Water/ww infrastructure runs in Alley 3, Lot 900, Block 118; Add a plat note to indicate this as a utility easement along with the other listed easements.
18. Offsite Wastewater line N1-N6 either needs to be built or bonded. This is in addition to build or bond of the infrastructure within the plat.
19. A 15-foot U.E. fronting Chipmunk Ave. Lots 7-12 and Lot 900 Block 115 is required.
20. Be advised that only two trench lines are permitted in the 15-foot U.E.
21. Development is contingent on any Veramendi CSA requirements.
22. CIPs on the LOC may be required to be completed prior to plat approval to address capacity issues.
23. Be advised that water and wastewater capacity if not reserved until construction documents and plat approval. (NBCO 118-31(a))
24. Be advised the final acceptance or performance bond for utility construction is required prior to plat recordation. (NBCO 118-31(a))
25. Provide the metes and bounds description of the subject final plat with a map exhibit for use in the ordinance for limited purpose annexation. (VSPA 3.1 & 3.2)
26. The outer boundary does not qualify as an accurate boundary. An accurate boundary is required for the plat. Contact me to resolve this issue before the plat review meeting. (NBCO 118-29(b)(1) & (c))
27. State and Label the grid state plane coordinates (two decimals places) that are the farthest from each other on two corners of the outer boundary. (NBCO 118-21(c))
28. A final digital plat must be submitted when proceeding with recordation, the format must be in: (Ord. 118-21.c)
a. NAD 1983 State Plane Texas South Central FIPS 4204 (US Survey feet).
b. Grid-scale.
c. All x-referenced files must not be in blocks.
d. Dwg format 2018 version or earlier.
Approval Compliance:
To obtain final approval of the plat, the applicant must submit to the City a revised plat and written response that satisfies each condition of approval prior to expiration of the plat (Sec. 118-32(b)). In accordance with chapter 212, Texas Local Government Code, the City will determine the plat approved if the response adequately addresses each Condition of Approval.