Contact
Presenter
Applicant: Westwood; Case Manager: Holly Mullins
Contact Info
(830) 221-4054 - hmullins@nbtexas.org
Subject Header
SUBJECT:
Title
Discuss and consider approval of the revised final plat for Weltner Farms Subdivision, Unit 1, with a waiver.
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Plat Information:
Case #: PL19-0176
Owner: SDC Development, LLC Weltner Land Ventures LLC
3602 Paesanos Parkway 18618 Tuscany Stone
San Antonio, TX 78231 San Antonio, TX 78258
(210) 662-0066 jscanio@dirtdealers.com
Engineer: Drew Defendorf
Westwood Professional Services
1718 Dry Creek Way, Suite 110
San Antonio, TX 78259
Description: 71 residential lots on 25.147 acres
Waiver: To not provide temporary turn around
Background:
Weltner Farms is a residential planned development. The “WFPD” zoning and subdivision master plan were approved in 2017, along with final plats for Units 1 and 2. A new engineering firm recently submitted revisions to the master plan to reconfigure the street and lot layout. Revisions were determined to be minor and were administratively approved. This revised plat for Unit 1 conforms with the most recent master plan.
The original final plats for Weltner Farms were processed before the City required construction plans be approved prior to final plat submittal. Construction plans submitted by the previous engineering firm were reviewed but not approved. Revised plans will be submitted by Westwood and must be approved before the plat is recorded.
A revised Detail Plan will need to be submitted or administrative approval to reflect the reconfigured street and lot layout.
Drainage:
The City’s Engineering Division reviewed preliminary project drainage 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 and Design Manual. Final drainage review will be completed with review of the construction plans prior to final plat recordation.
No portion of this unit is located within the 1% chance annual flood zone.
Open space is defined in Section 118-2 of the Platting Ordinance and does not include drainage easements. Open Space lots on this plat need to be revised where applicable to be common area lots, drainage lots, or a common area lot with delineated drainage easement.
Utilities:
Electric, water and wastewater services will be provided by New Braunfels Utilities. Utilities will be extended with this subdivision and approval of construction plans is required prior to plat recordation.
Transportation:
Regional Transportation Plan:
This plat is in compliance with the City’s Regional Transportation Plan. Weltner Road is designated as a 60-foot wide Minor Collector and appropriate right-of-way dedication is indicated on this plat.
Hike and Bike:
This plat is in compliance with the City’s Hike and Bike Trails Plan. No right-of-way dedication or trail construction is required as there are no proposed trails within the subdivision.
Sidewalks:
Four-foot wide sidewalks will be constructed on both sides of all internal streets adjacent to the curb at the time of development by the homebuilder. The developer will construct sidewalks along Weltner Road and all non-buildable lots at the time of street construction.
Temporary Turnarounds:
The applicant is requesting a waiver to the requirement for a temporary turnaround at the street stub of Kinglake Gate. The street is projected to unplatted land for eventual extension when that land develops. Section 118-46(j) of the Platting Ordinance requires a temporary turnaround be provided if a stub street is longer than the depth of one lot or 250 feet, whichever is less. Open space lots at the terminus of Kinglake Gate cause the length of the stub to exceed one lot.
A similar waiver was requested with the original Unit 1 plat in 2017 and was denied. That plat had two residential lots fronting the street stub and solid waste trucks could not service the lots without a turnaround. The applicants were given the options of platting a turnaround easement or removing the lots from Unit 1 to a subsequent unit and platting them when the street extension was available.
This revision replaces the two residential lots with an open space lot. However, open space Lots 15 and 18 on either side of Kinglake Gate still create a stub length in excess of one lot so the Code requirement for a turnaround remains.
The City’s Solid Waste Manager determined this revision is an improvement since collection trucks will need to back up only about 50 feet to service Lot 14, as opposed to over 150 feet with the original configuration, and they will not be backing in front of multiple driveways. Backing maneuvers less than 100 feet are “acceptable” to Solid Waste and sometimes unavoidable, but they are still a public safety concern and staff typically does not support such waivers unless a clear hardship is demonstrated.
Should the Commission make the required findings below, based on evidence presented by the applicant, this waiver request may be approved.
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.
Airport Hazard Zoning:
This plat lies within the Approach Zones of the Airport Hazard Overlay Zoning. Residential density is limited to a maximum of three dwelling units per acre in Approach 2 and six dwelling units per acre in Approach 3. Overall density calculations for the Weltner Farms Subdivision are in compliance with these maximum allowances.
Roadway Impact Fees:
The property is hereby assessed Roadway Impact Fees for Service Area 6 with the approval of this plat. Fees will be collected at the time of building permit as indicated in the then current fee schedule.
Parkland Dedication and Development:
The subdivision is subject to the City’s Parkland Dedication and Development Ordinance (2006). Lot 1 Block 8 is indicated as a 1.10-acre amenity center. Parkland and amenities, sufficient to meet the ordinance requirements, must be in place or in-lieu fees paid prior to recording any final plats. Total in-lieu fees of $42,600 ($600 per residential unit) will be collected at recordation. The Parks and Recreation Department will review completed recreational amenities to determine whether fees are eligible for reimbursement.
Staff Recommendation:
The applicant’s requested plat conforms with their approved Master Plan and, with the following requirements, will conform with the adopted Platting Ordinance. Therefore, with these code requirements to be completed before recordation, staff recommends approval, without the waiver request:
1. If the waiver is denied, create a temporary turnaround at the end of Kinglake Gate.
2. Title plat as a Final Plat.
3. Extend the 15’ utility easement along open space lots fronting Bitters Drive and Saddleback Run.
4. Add the location of Weltner Road sidewalks (within the right-of-way one foot off the property line) to Note 3.
5. Remove contour lines from final document.
6. Provide an updated Parks intent letter.
7. Update lot numbers in Notes 3 and 4 and lot count in Note 10.
8. Provide exact dimensions for easement and ROW callouts rather than rounded numbers.
9. Remove or clarify the extra solid line within Lot 1 Block 2. Easement lines should be dashed.
10. Revise Open Space lots to drainage lots or common space lots, and encompass detention within a drainage lot or drainage easement, as applicable.
11. Submit a revised Detail Plan for administrative approval to reflect the new street and lot configuration.
12. The Countryville vacating plat must be recorded prior to recording any unit of Weltner Farms.
13. Note: any changes resulting from the construction plans may necessitate approval of a revised final plat.
Attachments:
1. Aerial and Regional Transportation Plan Map
2. Reduced Plat (full size plat provided in packet)
3. Waiver Request
4. Airport Hazard Zoning Map