Presenter/Contact
Presenter
Applicant: HMT Engineering & Surveying; Owner: HDC NB, LLC
Contact Info
(830) 625-8555 - plats@hmtnb.com
Subject Header
SUBJECT:
Title
FP20-0176 Approval of the final plat for Heatherfield, Unit 4.
Body
Plat Information:
Case No.: FP20-0176
Owner: HDC NB, LLC
Scot Teeter
45 NE Loop 410, Suite 225
San Antonio, TX 78216
(210) 838-6784 bryansims@heartwoodcompanies.com
Applicant: HMT Engineering & Surveying
Tim Gorena, P.E.
290 S. Castell Ave.
New Braunfels, TX 78130
(830) 625-8555 plats@hmtnb.com
Staff Contact: Matt Greene
(830) 221-4053
mgreene@nbtexas.org
Description: 113 single-family residential lots, 2 drainage lots and 2 open space lots on 26.53 acres
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 26.53 acres to be subdivided into 113 single-family residential lots, 2 drainage lots and 2 open space lots.
Drainage:
The Public Works Department reviewed the final project drainage with the approved construction plans as required by Section 118-51.e of the Subdivision Platting Ordinance and in accordance with the requirements of Chapter 143 Municipal Drainage Utility Systems, and the Drainage and Erosion Control and Design Manual.
No portion of the subject property is located within the 1% annual chance floodplain.
Utilities:
Water, sewer and electric services will be provided by New Braunfels Utilities (NBU). Utilities will be extended as part of this plat pursuant to the approved construction plans. Utility easements are provided as required by NBU.
Transportation:
Regional Transportation Plan
The plat is in compliance with the City’s Regional Transportation Plan. There are no thoroughfares designated on the Regional Transportation Plan internal to or adjacent to the subject property.
Hike and Bike:
This plat is in compliance with the City’s Hike and Bike Trails Plan. There are no existing or proposed trails internal to or adjacent to the subject property.
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 constriction. A 6-foot wide public sidewalk will be constructed adjacent to the property line along FM 1101 and Kroesche Lane at the time of subdivision construction.
Traffic Calming:
Approval of the Heatherfield Master Plan included requirements for traffic calming at certain intersections. The intersection of Blue Violet and Fox Sedge is one of the intersections requiring traffic calming. The developer will be constructing a neckdown at this intersection to meet the requirement. The City has reviewed and approved the applicant’s construction plans which include the traffic calming design.
Airport Hazard Zoning:
This plat lies partially within the Approach 2 and Approach 3 Zones of the Airport Hazard Overlay Zone. Residential density in Approach 2 Zone is limited to a maximum of 3 dwelling units per acre; residential density in Approach 3 Zone is limited to a maximum of 6 dwelling units per acre. Overall density calculations for the proposed Heatherfield Subdivision are 3 units per acre within Approach Zone 2 and 4.12 units per acre within Zone 3. The residences located within these zones must also comply with the construction standards identified in Section 5.20-9 “Construction Methods and Materials”, which is verified with the submittal and approval of Airport Hazard Zoning District Development Permits per Section 5.20-10 “Permits and Variances”, for the construction of each home. Compliance with AHZD standards is included as a plat note on the final plat.
Roadway Impact Fees:
The subdivision is located outside the 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 includes 113 new dwelling units. To comply with the ordinance, the developer must pay a fee in-lieu of dedication and development of $600 per dwelling prior to recording the final plat or comply with the Parkland Dedication and Development requirements. The developer has platted a 0.954-acre lot in Unit 1 for construction of the subdivision amenity center and a 5-acre park will be platted and dedicated to the HOA in Unit 6.
Staff 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. Show adjacent Unit 1 and Unit 2 lots and right-of-way and label subdivision name and unit numbers with recorded plat document information. (NBCO 118-24(4) & (5))
2. Show and label the Temporary Turnaround Easement at the terminus of Blue Violet and include the recorded easement document number. (NBCO 118-46(j))
3. Label the Temporary Utility, Drainage and Turnaround Easements in future Unit 6 and include the recorded easement document numbers. (NBCO 118-24(5))
4. Revise “Lot 10, Block 6” to read “Lot 910, Block 6” in plat note number 11. (NBCO 118-24(15))
5. Spell out “Utility” for the labeling of Lot 910, Block 6 and Lot 911, Block 12, or, add “Util” to the Legend. (NBCO118-29(b)(3))
6. Add a plat note stating “Lot 910, Block 6 and Lot 911, Block 12 are Utility Easement Lots and will be maintained by the property owner, its successors or assigns.” (NBCO 118-45(g)(2))
7. Update the Airport Approach Zones in the Legend to indicate the maximum permissible residential density. (NBCO 118-24(15))
8. Include the following statement at the end of Plat Note #18: “AHZD Permits are required to be obtained for all occupied structures located within Approach 2 Zone from the City of New Braunfels.” (NBCO 144-5.20-10)
9. Revise note #10 to indicate sidewalks will be constructed along Kroesche Ln by developer at time of subdivision construction.
Approval Compliance:
Pursuant to state law, if the Planning Commission approves with conditions, to obtain approval of the final plat, the applicant must submit to the City a written response that satisfies each condition of approval prior to expiration of the final plat (Section 118-32(k)). In accordance with Chapter 212, Texas Local Government Code, the City will determine the final plat approved if the response adequately addresses each Condition of Approval.
Attachments:
Aerial Map
Final Plat