PRESENTER: Presenter
Applicant: HMT Engineering & Surveying; Chris Van Heerde, P.E.
Owner: Khoi Luu
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SUBJECT: Title
FP22-0299 Approval of a final plat establishing Villas at Barbarosa, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP22-0299
Owner: Khoi Luu
Houston, TX 77056
(713) 977-5699 x 204 kluu@kapcorp.com
Engineer: Chris Van Heerde, P.E.
HMT Engineering & Surveying
290 S. Castell Ave, Ste. 100
New Braunfels, TX 78130
(830) 625-8555 plats@hmtnb.com
Case Manager: Matthew Simmont
(830) 221-4058 msimmont@nbtexas.org
Description: A 24.896-acre final plat establishing 1 lot.
The subject property is located west of the intersection of Barbarosa Road and Alves Lane, southeast of Creekside.
ISSUE:
The purpose of this final plat is to establish one lot for commercial (multifamily) development. The subject property is undeveloped.
Drainage:
The Public Works Department reviewed project drainage with the Letter of Certification process as required by Section 118-51(e)r of the 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 will be constructed at the time of lot development.
Utilities:
Water, wastewater and electric utilities will be provided by New Braunfels Utilities (NBU). Utility easements will be provided as required by NBU. Utilities are existing and accessible to this property.
Transportation:
The proposed plat is in compliance with the City’s Regional Transportation Plan (RTP). Barbarosa Road along the northeastern portion of the property is identified as a 150-foot wide Principal Arterial; 50-feet of additional right-of-way will be dedicated with the proposed plat. Alves Lane along the southeastern portion of the property is identified as a 120-foot wide Minor Arterial; 25-feet of additional right-of-way will be dedicated with the proposed plat.
A right turn on eastbound Barbarosa Road at its intersection with Alves Lane is required to be constructed with this subdivision per the submitted TIA (Traffic Impact Analysis).
Sidewalks:
Six (6) foot wide sidewalks will be constructed by the developer per city standards at the time of subdivision construction along Barbarosa Road. Sidewalks are existing along Alves Lane.
Hike and Bike:
This proposed plat is in compliance with the City’s Hike and Bike Trails Plan. No hike or bike trails are required to be dedicated with this final plat.
Roadway Impact Fees:
The subdivision is located entirely within the City’s ETJ. Therefore, no roadway impact fees will be required.
Parkland Dedication and Development:
This subdivision is subject to the 2018 Parkland Dedication and Development Ordinance. The developer intends to pay fees-in-lieu of park land dedication and development with the intent to construct a private park for credit. As fiscal security, the developer is required to pay parkland dedication and development fees for the proposed residential development prior to plat recordation. Since a private park is proposed, only a portion of the park development fees may be eligible for reimbursement. Eligibility for reimbursement will be determined when amenities are complete. Park fees in the amount of $449,200 are required to be paid prior recordation.
FISCAL IMPACT:
N/A
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. Payment of parkland dedication and development fees, $449,200, for the 200 proposed residential units prior to plat recordation. (NBCO 118-60(b))
2. The eastbound right-turn lane on Barbarosa Rd at Alves Ln is required to be constructed by the developer with the recordation of the plat. (NBCO 118-46(y)(9))
3. Revise plat note #10 as follows (NBCO 118-49(d)): Six (6) foot wide sidewalks will be constructed per city standards by the site developer at the time of subdivision construction along Barbarosa Road.
4. Add the following sidewalk note (NBCO 118-49(d)): Six (6) foot wide sidewalks are existing along Alves Lane.
5. Revise plat note #14 as follows (NBCO 118-24(15)): The elevation of the lowest floor of a structure shall be at least ten (10) inches above the finished grade of the surrounding ground, which shall be sloped in a fashion to direct stormwater away from the structure. Properties adjacent to stormwater conveyance structures must have a floor slab elevation or bottom of floor joists a minimum of one foot above the 100-year water flow elevation in the structure. Driveways serving structures on the downhill side of the street shall have a properly sized cross swale preventing runoff from entering the structure and shall prevent water from leaving the street.
6. Revise the certificate of approval and acceptance in accordance with final plat requirements. (NBCO 118-30(d))
7. Revise the surveyor’s certificate in accordance with final plat requirements. (NBCO 118-30(a))
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9. Be advised as of 7/15/22 NBU is actively negotiating will neighboring property for a 20-foot lot line easement. If unsuccessful, additional easement will be required later. (NBCO 118-48)
10. Be advised final acceptance or performance bond for utility construction is required prior to plat approval. (NBCO 118-31(a))
11. Be advised that water and wastewater capacity is not reserved until construction documents and plat approval. (NBCO 118-31(a))
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 the 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.