PRESENTER: Presenter
Applicant: Pape-Dawson Engineers; Todd Blackmon, P.E.
Owner: Veramendi PE-Darwin, LLC; Peter James
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SUBJECT: Title
FP23-0362 Approval of the final plat establishing Veramendi Word Parkway, Phase 3, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0362
Owner: Peter James
Veramendi PE-Darwin, LLC
387 W. Mill St.
New Braunfels, TX 78130
(830) 643-1338
Applicant: Todd Blackmon, PE
Pape-Dawson Engineers
1672 Independence Drive, Ste. 102
New Braunfels, TX 78132
(830) 632-5633 - TBlackmon@pape-dawson.com
Staff Contact: Laure Middleton
(830) 221-4054 - lmiddleton@newbraunfels.gov
Description: 6.78 acres of land for roadway construction.
The subject tract is located within Sector Plans 2 and 4 of the Veramendi project in the Extra-territorial Jurisdictional limits of the City of New Braunfels and Comal County. The plat is for the dedication of 6.78 acres as street right-of-way for the extension of Word Parkway to Hill Country Drive. The plat is located adjacent to Veramendi Precinct 20 Unit 3 and unplatted neighborhood residential planning areas to the east, unplatted neighborhood residential planning area to the west, Hill Country Drive to the north, and unplatted property to the south.
ISSUE:
The subject final plat is for the dedication of right-of-way for Word Parkway. The site is part of the approved Veramendi Sector Plans 2 and 4.
Drainage:
The Public Improvements Permit for Veramendi Hill Country Phase 3 is currently under review as required by the Veramendi Development and Design Control Document (DDCD). No drainage easements or lots are proposed with this final plat.
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 plat is dedicating right-of-way for the extension of Word Parkway to its terminus at Hill Country Drive. The proposed right-of-way is approximately 110 feet wide and varies. According to the DDCD and Sector Plans 2 and 4, Word Parkway is classified as a “Minor Arterial” with a minimum ROW width of 100 feet, depending on the area.
Sidewalks and Accessways:
The Infrastructure & Services Supporting Framework Plan identifies Word Parkway as a Minor Arterial, which is a major accessway. Sector Plans 2 and 4 indicate a 10 foot-wide multi-use major accessway must be provided within or adjacent to the right-of-way on one side of the roadway, and a 6-foot-wide meandering sidewalk provided on the opposite side of the roadway.
A ten-foot-wide multi-use path (Major Accessway) is proposed to be constructed at the time of adjacent subdivision construction on the east side of Word Parkway. A six-foot wide sidewalk must also be constructed along the west side of Word Parkway with the street construction.
Transportation Improvement Fees:
Transportation Improvement Fees will not be owed for the development of right-of-way.
Parkland Dedication and Development:
The subdivision is compliant with the parkland requirements set forth within the DDCD and Sector Plans 2 and 4.
Tree Protection:
A preliminary tree survey has been accepted with Sector Plans 2 and 4. The Preliminary Tree Survey (Sheet 6 of the Sector Plans) indicates potential High Value Trees throughout the sector plans. A tree survey, protection plan and replacement plan is required to be submitted with each final plat. High Value Trees can be integrated into the design and layout to reduce the number of High Value Trees to be removed.
Street frontage trees are required along all roadways and reviewed with the construction plans. Street frontage trees will be installed along Word Parkway at the time of roadway construction.
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:
1. The subject property adjoins undeveloped land requiring utilities and drainage systems to be extended to adjacent property lines to allow connection of these utilities and drainage systems by adjacent property owners when such adjacent property is platted and/or developed. Ensure all utilities are projected to the property line. (NBCO 118-43)
2. Add the document numbers for all separately recorded easements noted on the plat prior to recordation. (NBCO 118-29(b))
3. Sidewalk construction is required along all street frontages at the time site development where not constructed with street construction. (NBCO 118-49(b))
4. Include a street tree landscape plan showing required street trees on the east and west sides of Word Parkway as part of the public infrastructure construction drawings. (DDCD 31.3.1)
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.