PRESENTER: Presenter
Applicant: INK Civil; James Ingalls, P.E.
Owner: Stephen Lieux
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SUBJECT: Title
FP23-0363 Approval of the final plat establishing Spring Valley Subdivision, Unit 3, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0363
Owner: Stephen Lieux
4058 N. College Ave. Ste. 300
Fayetteville, AR 72703
(303) 378-3683 ldap@rch.com
Engineer: James Ingalls, P.E.
Ink Civil
2021 SH 46W, Suite 105
New Braunfels, Tx 78132
(830) 358-7127 plats@ink-civil.com
Case Manager: Laure Middleton
(830) 221-4058 lmiddleton@nbtexas.org
Description: A 12.563-acre final plat establishing 76 lot for residential use and 2 lots for drainage purposes.
The Spring Valley Subdivision is a single-family residential development located on the southeast side Stone Gate Drive approximately one mile east of the intersection with SH 46 S within the City’s ETJ in both Comal and Guadalupe Counties. The approved master plan for the Spring Valley Subdivision consists of a total of 4 units/phases. This is the final unit/phase requested for final plat approval.
ISSUE:
This final plat is approximately 12.6 acres and proposes the establishment of 76 residential lots, dedication of rights-of-way, and drainage area lots. The approved master plan for the entire Spring Valley Subdivision consists of approximately 60 acres and a total of 288 residential lots.
Drainage:
The Public Works Department reviewed and approved final project drainage with the construction plans as required by Section 118-51(e) 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. Several lots are designated to be used for water quality, drainage, open space.
Utilities:
Water and wastewater will be provided by New Braunfels Utilities (NBU). Bonding or final acceptance of water/wastewater construction will be required prior to final approval and recordation.
Transportation:
The final plat is in compliance with the City’s Regional Transportation Plan (RTP). Avery Ranch Drive is identified in the RTP as a 60-foot wide Minor Collector.
Sidewalks and Accessways:
Four (4) foot wide sidewalks will also be constructed by the developer per city standards at the time of street construction along all common area lots. Four (4) foot wide sidewalks will be constructed by the home builder per city standards at the time of building construction along all other street frontages. No hike and bike / shared use paths are required on this plat and none are proposed.
Roadway Impact Fees:
This subdivision is outside city limits and the Roadway Impact Fee Study Area. Roadway Impact Fees do not apply.
Parkland Dedication and Development:
This final plat 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 no intent to construct a public or private park. With the development of 76 residential lots within this unit, park fees in the amount of $170,696.00 are required to be paid prior to plat 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. Revise plat note #12 to indicate 76 buildable lots. (NBCO 118-21(c))
2. An updated Master Plan with current lot and dwelling counts must be submitted to the city prior to final approval of the plat. (NBCO 118-22(a))
3. Provide the acreage of all non-rectangular lots, or a plat note stating that all lots meet the minimum square footages. (NBCO 118-29(b)(6))
4. Revise Note #9 to indicate the subject plat is located within the ETJ of the City of New Braunfels. As worded, it is not located within either the city limits or the ETJ. (NBCO 118-24)
5. Provide approval of street names for Avery Ranch Drive, Ariel Court, and Florence Road. (NBCO 118-28(d))
6. Correct plat note #3 to change Avery Ranch Rd to Avery Ranch Dr. (NBCO 118-28(d))
7. Revise plat note #4 to the following format: (NBCO 118-21(c))
a. 4. Four (4) foot wide sidewalks will be constructed by the developer per city standards at the time of road construction along open space/drainage lots:
b. A. Lot 901, Block 9
c. B. Lot 902, Block 10
8. Revise the utility schematic to conform with approved PI plan set showing water main extension to the southeast end of Avery Ranch Drive. (NBCO 118-38)
9. Per NBU, Lot 901, Block 9 should be labeled D.L/U.E. due to NBU Overhead utility.
10. Per NBU, a twenty (20) foot wide U.E. is required along the shared property line of Lots 4 & 5, Block 9 from Avery Ranch Dr. to D.L./U.E. 901.
11. Be advised that final acceptance or performance bond for utility construction is required prior to plat approval. (NBCO 118-31(a))
12. Be advised that water and wastewater capacity is not reserved until construction documents and plat approval. (NBCO 118-31(a))
13. 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))
14. Bearing and distance missing from the line table. (NBCO 118-21(c))
15. Bearing and distance missing from the outer boundary. (NBCO 118-21(c))
16. Change all the bearings and distances of the outer boundary to a clockwise rotation. (NBCO 118-21(c))
17. 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 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.