PRESENTER: Presenter
Applicant: James Ingalls
Owner: Richard Hillyer
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SUBJECT: Title
REP26-041 Public hearing and consideration of a replat by James Ingalls on behalf of Hillyer Consulting Services Inc & Donna A Johnson, of approximately 0.9 acres out of City Block 1019, Lot E & FA of R-1A6.6 (Single-Family District) to create Lot ER-1 and ER-2 currently addressed at 599 Comal Avenue.
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DEPARTMENT: Neighborhood and Community Planning
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COUNCIL DISTRICTS IMPACTED: 5
BACKGROUND INFORMATION:
Case No: REP26-041
Applicant:
James Ingalls
(830) 358-7127 | plats@ink-civil.com
Owner:
Richard Hillyer
(713) 254-2459 | rdhillyer@hotmail.com
Staff Contact:
Dana Moses
(830) 221-4054 | dmoses@newbraunfels.gov
The subdivision of City Block 1019 is on the northwest side of the intersection of Lindheimer Street and Guada Coma Drive. The subdivision is within the city limits and is zoned R-1A-6-6, Single Family Residential District. The original plat was recorded in the 1920’s.
ISSUE:
The requested replat is a portion of the City Block 1019 Subdivision for Lot E & FA and is a total of 0.892 acres, to subdivide into two lots. The proposed land use for the newly created lots is single family residential.
The purpose of the replat is to subdivide City Block 1019 Lot E & FA into two lots.
Drainage:
The Transportation and Construction Services Department reviewed project drainage with the Letter of Certification process as required by Section 118-51(e)r of the Subdivision Platting Ordinance and in accordance with the requirements of Chapter 143 Municipal Drainage Utility Systems and the Drainage and Erosion Control Design Manual. Drainage improvements are not required to be constructed with this subdivision.
Utilities:
Water and wastewater facilities will be provided by NBU.
Transportation Plan:
The proposed replat is in compliance with the City’s Thoroughfare Plan. The project is not proposing new streets and will take access from existing roadways.
Hike and Bike:
The plat is in compliance with the City’s Hike and Bike Trails Plan. There are no bike lanes or off-street paths indicated on the plan along the subject property.
Sidewalks:
Six (6) foot wide sidewalks will be required to be constructed by the developer or homeowner per city standards at the time of lot development or redevelopment per city standards along Lindheimer Street and Guada Coma Drive.
Roadway Impact Fees:
The subdivision is in Roadway Impact Fee Service Area 2. The Impact Fees will be collected at the time of building permit as indicated in the then current fee schedule for the intended use.
Parkland Dedication and Development:
This subdivision is subject to the City’s 2018 Parkland Dedication and Development Ordinance. The addition of one residential lot requires payment of parkland dedication and development fees for an expected single-family dwelling.
Notification:
Public notices were sent to owners of 19 properties within 200 feet of the subject property. The city has received nine responses in favor and one response in opposition to the opposition.
COMPREHENSIVE PLAN REFERENCE:
Action 1.6: Incentivize infill development and redevelopment to take advantage of existing infrastructure.
Action 3.19: Improve walkability across town to attract younger generations seeking pedestrian connections.
Action 6.4: Consider how each new development project impacts the transportation system and ensure appropriate mitigation is implemented.
Action 7.21: Ensure there is connected multi-modal access to all public facilities and from all parts of town.
Action 7.4 Strengthen sidewalk requirements in the City’s codes
Action 7.8: Enhance pedestrian quality of the City by limiting the realm of the automobile
STRATEGIC PLAN REFERENCE:
☐Economic Mobility ☒Enhanced Connectivity ☒Community Identity
☐Organizational Excellence ☐Community Well-Being ☐N/A
• Enhanced Connectivity: Assess vehicle, pedestrian and bicycle network connectivity and develop baseline connectivity rating
• Community Identity: Allocate resources and recurring funding dedicated to community wide beatification and streetscape enhancement.
FISCAL IMPACT:
The additional residential lot will increase the taxable value of the subject property.
Recommendation
RECOMMENDATION:
To meet the requirements of the Subdivision Platting Ordinance and other adopted codes, the applicant’s proposed final plat must comply with the conditions noted below. Staff recommends approval of the applicant’s proposed final plat with the following Conditions of Approval:
1. Correct lot 'A' to read 'Lot FA'. This is the correct lot name according to the property’s legal description (NBCO 118-29(b)(2)).
2. Add a sidewalk note that states four foot wide sidewalks will be installed along the development side of property frontage that is proposing new development side on Guada Coma Drive and Lindheimer Street (NBCO 144-5.31(a).
3. Confirm if addition line bearing measurements should be included in the line table (NBCO 118-29(b)(2)).
4. Add r-o-w and centerline dimensions on surrounding streets (NBCO 118-29(b)(2)).
5. State and label the grid state plane coordinates (two decimal places) that are the farthest from each other on two corners of the outer boundary. (Ord. 118-21.c).
6. Change all the bearings and distances of the outer boundary to a clockwise rotation. (Ord. 118-21.c)
7. An updated 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.
GIS Comment-(Contact me if you need help resolving these issues, Phone: 830-221-4309, Email: Jatovar@newbraunfels.gov <mailto:Jatovar@newbraunfels.gov>)