Contact
Presenter
Applicant: Pulte Group; Case Manager: Matt Greene
Contact Info
(830) 221-4053 - mgreene@nbtexas.org
Subject Header
SUBJECT:
Title
Approval of the final plat for Heatherfield Subdivision, Unit 1.
Body
Plat Information:
Case #: FP19-0169
Owner: Pulte Group (Sean Miller)
1718 Dry Creek Way
Suite 120
San Antonio, TX 78259
Engineer: HMT Engineering & Surveying (Chris Crim, P.E.)
410 N. Seguin Ave.
San Antonio, TX 78259
(830) 625-8555
Staff Contact: Matt Greene, Planner
(830) 221-4053; mgreene@nbtexas.org
Description: 25.53 acres proposed for 120 single-family residential lots, 1 park and 2 drainage lots
Background:
The subject property is located in the ETJ in Comal County at the southeast corner of the intersection of FM 1101 and Kroesche Lane. The proposed subdivision consists of 25.53 acres to be subdivided into 120 single family residential lots, 1 park lot and 2 drainage lots. The preliminary plat of Phase 1 was approved in October of 2018.
Drainage:
The City’s Engineering Division has reviewed project drainage as required by Section 118-51.e of the Platting Ordinance and it is in accordance with the requirements of Chapter 143 Municipal Drainage Utility Systems, and the Drainage and Erosion Control and Design Manual. The applicant is proposing detention facilities to control drainage. Subdivision construction plans have been reviewed and approved by the City.
No portion of the subject property is located within the 100-year floodplain.
Utilities:
Water, sewer and electric services are provided by New Braunfels Utilities. Utilities will be extended as part of this development.
Transportation:
Regional Transportation Plan:
FM 1101 is indicated as a Principal Arterial up to 150 feet in width. Current right-of-way width is 80 feet. A 35-foot right-of-way dedication will be recorded with the final plat.
Hike and Bike:
The City’s Hike and Bike Trails Plan includes a 10-foot wide hike and bike trail along the west side of FM 1101 across from this development. No hike and bike trail right-of-way dedication or construction is required with this subdivision.
Sidewalks:
Four-foot wide public sidewalks will be constructed by the developer adjacent to the curb along non-residential lots interior to the subdivision at the time of subdivision construction. Four-foot wide public sidewalks will be constructed adjacent to the curb along residential lots at the time of building construction. A 6-foot wide public sidewalk will be constructed adjacent to the property line along FM 1101 at the time of subdivision construction.
Secondary Access:
Unit 1 does not have a direct secondary access. A 20-foot wide access easement is proposed from Hyacinth Street to proposed Unit 2 of the Subdivision. Secondary access to Kroesche Lane will be provided through a combination of access easements and streets constructed with Units 1 and 2. Units 1 and 2 will need to be recorded simultaneously to meet the secondary access requirement.
Traffic Calming:
Approval of the Heatherfield Master Plan included requirements for traffic calming at certain intersections. The intersection at Lilac Way and Hyacinth is one of the intersections identified for requiring traffic calming. The developer is constructing neckdowns at this intersection to meet the requirement.
Temporary Turnaround:
Palm Sedge will be extended with future development of the adjacent property which is not owned by the applicant. Section 118-46(j) of the Platting Ordinance requires a temporary turnaround be provided when such stub streets are longer than the depth of one lot or 250 feet, whichever is less.
The street stub located at the southern terminus of Palm Sedge is approximately 167 feet long and extends the depth of two lots but does not include a temporary turnaround. The Planning Commission approved a waiver to not require the temporary turnaround with the preliminary plat since there are no residential lots fronting on the stub street.
Roadway Impact Fees:
The subdivision is located outside city limits and the Roadway Impact Fee Study Area. Therefore, roadway Impact Fees are not applicable.
Parkland Dedication and Development:
Residential use is subject to land dedication and/or fee requirements of the Parkland Dedication and Development Ordinance. This subdivision proposes 120 new dwelling units. To comply with the ordinance, the development must pay a fee in-lieu of dedication and development of $600 per dwelling prior to recording the final plat for each unit or comply with the Parkland Dedication and Development requirements. The proposed preliminary plan identifies an amenity center lot (Lot 903), but compliance with code standards must be demonstrated. The Parks and Recreation Department will review any proposed recreational amenities prior to recordation of the final plat and will determine whether fees are eligible for reimbursement.
Staff Recommendation:
With the below requirements prior to recordation, the applicant’s requested plat will then meet all requirements of the adopted Platting Ordinance and will conform to the applicant’s approved subdivision master plan and preliminary plat and staff recommends approval:
1. Complete the reference to all on and offsite separate instrument easements by providing their document numbers and provide copies of easement documents.
2. The secondary access provided thru Unit 2 by Hyacinth in Unit 1 shall require the simultaneous submittal of construction plans for Unit 1 and 2, which shows the secondary access to Kroesche Lane via a 20’ access easement. Unit 1 & Unit 2 will also need to be constructed and final plats recorded simultaneously.
Attachments:
• Aerial Map
• Reduced Plat (full size plat provided in packet)