PRESENTER: Presenter
Applicant: Pape-Dawson Engineers; Jocelyn Perez, P.E.
Owner: ASA Properties; Garrett Mechler
Body
SUBJECT: Title
FP23-0359 Approval of the final plat establishing Veramendi Precinct 4, Unit 1, with conditions.
Header
DEPARTMENT: Planning and Development Services
Body
COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0359
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: 15.016 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, Unit 2 to the west, Hill Country Drive, a minor arterial, to the south, and a linear open space to the north.
ISSUE:
The plat establishes Unit 1 of Precinct 4, a single-family neighborhood development which includes trails and major accessways.
Drainage:
The Public Improvements Permit for Veramendi Precinct 4, 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:
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 4, 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 common area lots. Ten-foot wide sidewalks are required along Hill Country Drive and a 6-foot wide path through lot 900, Block 94 in accordance with the sector 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 with 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 4, 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:
Utilities
1. Be advised that the drainage component of Lot 900 Block 93 may not overlap utility easement fronting Sendero View. Three-phase underground electric distribution will enter subdivision there for service. (NBCO 118-31(a))
2. Be advised that diamond 9 easement must be recorded with DOC# listed in order for NBU to accept alternative route for 600 Amp along Hill Country Dr. (South side of road versus North side). (NBCO 118-31(a))
3. Be advised that 600 Amp Construction along Hill Country Dr. will be completed now as an integral part of Precinct 4 Units 1 and 2. (NBCO 118-31(a))
4. Be advised that water and wastewater capacity is not reserved until construction documents and plat approval. (NBCO 118-31(a))
5. Be advised final acceptance or performance bond for utility construction is required prior to plat approval. (NBCO 118-31(a))
6. Be advised that capital improvement projects addressing capacity issues as noted on Letters of Certification for utilities may be required to be completed prior to plat approval. (NBCO 118-21(d))
Traffic
1. 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. (NBCO 118-31(c))
2. Part B: Approved Sector Plan (TIA) Table - Concurrently submitted to plat review are Precinct 4- unit 1, 4-2 and Word Parkway 3. It would seem that these are proposed plats. Provide explanation why Precinct 4, unit 1 is included in the Approved table. (NBCO 118-31(c))
3. Part A Proposed Sector Plan (TIA) Table: Provide explanation for why Precinct 20-3 (100 KSF office building) has been added to Proposed Sector Plan 2 table as compared to the Approved Sector Plan Table (approved with Sectors 4 and 5) when the current submittals are Word Pkwy and Precinct 4 under Sector Plan 4. Office trips were also not added to the peak hour trips totals. (NBCO 118-31(c))
4. Part A Proposed and Part B: Approved Sector Plan (TIA) Table: Verify Sector Plan 2 table calculations and verify it does not affect Balance of Project table. Calculations in Sector Plan 2 table appear to be incorrect. Verify calculations for all tables. (NBCO 118-31(c))
5. Part A Proposed Sector Plan (TIA) Table - Sector Plan 5 table: Provide explanation why changes have been made to the Sector Plan 5 table. The current submittals are Precinct 4, units 1&2 and Word Pkwy 3; provide list of submittals/changes since approval of Sectors 4&5 to include the development status of these submittals. (NBCO 118-31(c))
6. Veramendi TIA Worksheet for Precinct 4 - Unit 1: Part C: Daily Trips: Total Daily Trips from all submitted and approved plats indicates 28,867. Provide clear explanation for how this number was obtained. Sector Plans 1-5 total daily trips currently indicate 85,019 after sightly correcting calculations. (NBCO 118-31(c))
Street & Utility Schematic
1. Typical Details on Overall Utility Plan not reviewed or approved at this time but will be reviewed with permitting. (NBCO 118-31(c))
Drainage
1. Be advised the plat shall be consistent with drainage easements and flowage easements as calculated and approved with public infrastructure permits. Plat shall also be consistent with Sector Plan 4 SWMP which indicates Existing Dam Breach Zone, Buffer Encroachment Area and Buffer Compensation Area, and Master Framework Plan Exhibit H - Plan 1 of 5 (see Sector Plan 4 cover sheet) which indicates a Linear Open Space Park. Note: Drainage review is only preliminary at this stage (per DCM 2.1.4) and continues in greater detail at permitting. (NBCO 118-51)
2. 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. (NBCO 118-31)
3. Revise SWMP Exhibit B - Proposed Subdivision Plat to indicate ROW widths on Word Pkwy / Street S adjacent to the plat consistent with the approved Sector Plan. (NBCO 118-31)
4. Please Note: ROW widths are indicated on SWMP Exhibit B - Proposed Subdivision Plat and are consistent with approved Sector Plan. (NBCO 118-31)
Plat Boundary
1. Add the document numbers for all separately recorded documents noted on the plat prior to recordation. (NBCO 118-29(b))
2. 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))
3. The boundary of the plat does not match the current sector plan. (NBCO 118-21(c))
4. A final digital plat must be submitted when proceeding with recordation the format must be in: (NBCO 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.