Contact
Presenter
Applicant: Urban Civil; Case Manager: Matthew Simmont
Contact Info
(830) 221-4058 - msimmont@nbtexas.org
Subject Header
SUBJECT:
Title
Discuss and consider the final plat for Red Hawk Trail Subdivision, with a waiver.
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Plat Information:
Case #: FP19-0174
Owner/
Developer: David Doctor, Trustee
P.O. Box 310636
New Braunfels, TX 78131
(830) 358-8878 ddocter@kw.com
Engineer: Urban Civil (Brian Mendez)
190 S. Seguin Avenue
New Braunfels, TX 78130
(830) 606-3913 bmendez@urbancivil.com
Description: 5 proposed lots on 45.4 acres
Waiver: Lots with no street frontage
Background:
The subject property is located outside city limits within the City’s ETJ, approximately 350 feet northwest of the intersection of Steeple Run and Granada Hills. The property is surrounded by the River Chase subdivision on three sides and by the Ranches of Comal subdivision to the southwest.
The proposed plat will create 5 lots intended for residential development that are each at least 5 acres in area.
Street Frontage:
Section 118-45b. of the Platting Ordinance requires that each lot on a subdivision plat front onto a dedicated, improved public street, with a minimum of 36 feet of frontage. The developer is requesting a waiver to the required lot frontage to allow for the creation of the proposed lots that will not require the extension and termination of Granada Hills with a cul-de-sac that meets code requirements. Access to the lots is proposed to be guaranteed through an platted access easement that is proposed to be located at the terminus of Granada Hills.
Staff does not recommend approval of the waiver because it does not allow for, or require the construction of, a vehicle turnaround that is compliant with the platting code. The applicant has submitted an exhibit with a proposed 35-foot radius turnaround to be located at the terminus of Granada Hills. The proposed turnaround does not meet City standards and will not allow for the safe maneuvering of service and emergency vehicles. The waiver criteria is provided below in Commission Findings.
Drainage:
The City’s Engineering Division of the Public Works Department reviewed the preliminary drainage plan report and plans as required by Section 118-51e of the Platting Ordinance in accordance with the requirements of Chapter 143 Municipal Drainage Utility Systems, and the Drainage and Erosion Control and Design Manual. Final drainage will be the responsibility of the land owner at the time of construction since the property is located outside the City Limits of New Braunfels and no building permit applications will be required to be submitted to the City.
No portion of the subject property is located within the 1% annual floodplain.
Utilities:
Water service is provided by New Braunfels Utilities (NBU). Pedernales Electric Cooperative (PEC) is the electric provider. Sewer service will be provided by individual private onsite sewage facilities through the Comal County permitting process. Utility easements are indicated on the plat as requested by NBU and PEC.
Transportation:
Regional Transportation Plan:
The plat is in compliance with the Regional Transportation Plan. Granada Hills is designated as a 60-foot wide Local Street and the current right-of-way is at least 60’ in width.
Hike and Bike:
There are no trails proposed within or adjacent to the subdivision and no dedication or construction is required.
Sidewalks:
Sidewalks will not be required with the proposed subdivision as there is no proposed street frontage.
Roadway Impact Fees:
The subject property is not subject to Roadway Impact Fees as it is located in the ETJ and not within a Roadway Impact Fee Study Area.
Parkland Dedication and Development:
This development is subject to the parkland dedication and development ordinance. Fees in lieu of parkland dedication and development are to be paid prior to plat recordation.
Staff Recommendation:
Staff recommends denial of the plat as it is not in compliance with the adopted Platting Ordinance as detailed in the Street Frontage section above.
Commission Findings:
The Planning Commission shall not approve a waiver unless it makes findings based upon the evidence presented to it in each specific case that:
1. Granting the waiver will not be detrimental to the public safety, health or welfare, and will not be injurious to other property or to the owners of other property, and the waiver will not prevent the orderly subdivision of other property in the vicinity;
2. Because of the particular physical surroundings, shape and/or topographical conditions of the specific property involved, a particular hardship to the property owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations is carried out; or an alternate design will generally achieve the same result or intent as the standards and regulations prescribed herein; and
3. The waiver will not in any manner vary the provisions of the Zoning Ordinance or other ordinance(s) of the City.
Attachments:
1. Aerial and Regional Transportation Plan Map
2. Waiver Request
3. Proposed Driveway Detail Exhibit
4. Reduced Plat (full size plat provided in packet)