PRESENTER: Presenter
Applicant: HMT Engineering & Surveying; Dorothy Taylor, RPLS
Owner: M/I Homes; David A. McGowen
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SUBJECT: Title
FP23-0316 Approval of a final plat establishing Park Place Subdivision, Unit 2A, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0316
Owner: David McGowen
M/I Homes
4949 N. Loop 1604W, Ste. 220
San Antonio, TX 78249
(210) 996-3185 dmcgowan@mihomes.com
Engineer: Dorothy Taylor, RPLS
HMT Engineering and Surveying
290 S. Castell Ave.
New Braunfels, TX 78130
(830) 625-8555 plats@hmtnb.com
Case Manager: Laure Middleton
(830) 221-4054 Lmiddleton@newbraunfels.gov
Description: A 5.64-acre final plat establishing 35 residential lots, drainage and open space lots, and rights-of-way.
The Park Place Subdivision is a single-family residential development located on the south side of Zipp Road approximately one mile east of FM 1044. The project is located primarily within the City’s extraterritorial jurisdiction (ETJ), with the exception of 35 lots on the northeastern side of the property which are within New Braunfels and zoned ZH-A, Zero Lot Line Home District. The approved master plan for the Park Place Subdivision consists of a total of 9 units, 196.28-acres, and a total of 754 residential lots.
ISSUE:
This final plat is approximately 5.6-acres and establishes 35 residential lots, one open-space lot, one drainage lot, and 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 street construction.
Utilities:
Water will be provided by Green Valley Special Utility District (GVSUD) and wastewater will be provided by Guadalupe-Blanco River Authority (GBRA). Utilities will be extended as part of this plat in accordance with the approved construction plans.
Transportation:
The proposed plat is in compliance with the City’s Regional Transportation Plan (RTP). Local residential streets are proposed to be dedicated with this plat.
Sidewalks:
Four (4) foot wide sidewalks will be constructed by the developer per city standards at the time of street construction along Caspian Road and Bree Street on non-residential lots. Four (4) foot wide sidewalks will be constructed by the home builder per city standards at the time of building construction along Caspian Road, Winston Way, and Bree Street on residential lots.
Hike and Bike:
This proposed plat is in compliance with the City’s Hike and Bike Trails Plan. No off-street trails are proposed within the vicinity of this subdivision.
Roadway Impact Fees:
This subdivision is partially located within 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. The developer intends to pay fees-in-lieu-of park land dedication and development with no intent to construct a private park for credit. The developer is required to pay parkland dedication and development fees for the proposed residential use prior to recordation of the final plat. Since the plat indicates up to 35 dwelling units will be constructed on the proposed lots, park fees in the amount of $2,246 per dwelling unit for a total of $78,610.00 must be paid prior to 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. Add a sidewalk note addressing the construction timing and responsibility for the 2 non-residential lots. (NBCO 118-30(h))
2. Add Bree Street to sidewalk note #10. (NBCO 118-30(h))
3. Remove plat note #13. All drainage easements are within separately platted lots to be maintained by the property owner’s association. (NBCO 118-21(c))
4. The shown “15’ Wide Temporary Drainage Easement” must be created by a separate instrument with the document number shown on the plat. (NBCO 118-21(c))
5. Remove the label for the easement “to be vacated” as it will no longer be applicable with recordation of the plat. (NBCO 118-21(c))
6. The outer boundary does not qualify as an accurate boundary. An accurate boundary is required for the plat. Contact Holden Diserens to resolve this issue before the plat review meeting. (NBCO 118-29(b)(1) & (c))
7. 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))
8. 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.