PRESENTER: Presenter
Applicant: INK Civil; James Ingalls, P.E.
Owner: HW Pecan Crossing, LLC; Charlie Aycock
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SUBJECT: Title
FP23-0361 Approval of the final plat establishing Pecan Crossing Commercial Subdivision, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0361
Owner: HW Pecan Crossing, LLC
Charlie Aycock
2119 McCullough Avenue
San Antonio, TX 78212
(210) 288-7799 charlie@aycockproperties.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@newbraunfels.gov
Description: A 4.554-acre final plat establishing 3 lots for non-residential use.
The Pecan Crossing Commercial Subdivision is a proposed non-residential development located southeast of the intersection of FM 725 and County Line Road. The plat is located within the City Limits and is zoned C-1Br78. The purpose of the plat is to establish 3 lots for commercial development.
ISSUE:
This final plat is approximately 4.5 acres and proposes the establishment of 3 lots with frontage along 3 public rights-of-way.
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. Drainage improvements will be constructed at the time of development of the property.
Utilities:
Water and sewer will be provided by New Braunfels Utilities (NBU). Electric service will be provided by Guadalupe Valley Electric Company (GVEC). Bonding or final acceptance of water/wastewater construction will be required prior to final plat approval.
Transportation Plan:
The plat is required to include 15-feet of ROW to be dedicated for County Line Road. This dedication is consistent with the approved Pecan Crossing Master Plan for the subdivision.
Hike and Bike:
This proposed plat is in compliance with the City’s Hike and Bike Trails Plan. No hike and bike trails are required to be improved with this plat.
Sidewalks:
Six (6) foot wide sidewalks will be constructed by the developer per city standards at the time of development along FM 725, County Line Road and Pecan Bluff.
Roadway Impact Fees:
The subdivision is located in Roadway Impact Fee Service Area 5 and fees are hereby assessed with the approval of this plat. Impact Fees will be calculated and payable at the time of building permit based on land use at the then current rate.
Parkland Dedication and Development:
This final plat is subject to the 2018 Parkland Dedication and Development Ordinance. This plat is a non-residential commercial subdivision and does not have park land requirements. However, if the zoning for this subdivision permits residential uses, at any time that residential dwelling units are added the owner/subdivider will contact the City and comply with ordinance requirements.
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. Remove the duplicate ROW labels for Pecan Bluff, as well as duplicate Lot/Block and easement labels. (NBCO 118-21(c))
2. Provide a Date of Preparation. (NBCO 118-24(9))
3. Correct the easement linework that is not clearly drawn/labeled adjacent to Pecan Crossing Unit 1. (NBCO 118-21(c))
4. Revise plat note #2 to replace “subdivision street construction” with “site development” and add F.M. 725 to the list of applicable roadways. (NBCO 118-49)
5. Provide a 35-foot wide right-of-way dedication along the County Line Road frontage and revise plat area accordingly. (NBCO 118-46(b)(2))
6. Add dimensioned distance from the property boundary to the centerline of all surrounding roadways. (NBCO 118-29(b)(2))
7. Be advised that TxDOT approval is required for the permitting of any driveway construction onto FM 725.
8. Add the following parks note “This subdivision is subject to the City of New Braunfels 2018 Parkland Dedication and Development Ordinance. Non-residential use subdivisions are not subject to parkland dedication and development requirements. However, at such time that any dwelling units are constructed, the owner of the lot shall contact the city and comply with the ordinance for each dwelling unit.” (NBCO 118-58)
9. Be advised that water and wastewater capacity is not reserved until construction documents and plat approval. (NBCO 118-31(a))
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 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))
12. 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.