PRESENTER: Presenter
Applicant: LJA Engineering, Inc.; Priscilla G. Flores
Owner: ASA Properties; Garrett Mechler
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SUBJECT: Title
FP23-0506 Approval of the final plat establishing Veramendi Precinct 18, Unit 2, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0506
Owner: Garrett Mechler
ASA Properties
387 W. Mill St.
New Braunfels, TX 78130
(830) 643-1338 - garrett.mechler@asaproperties.us.com
Applicant: Priscilla G. Flores
LJA Engineering, Inc.
9830 Colonnade Blvd, Ste. 300
San Antonio, TX 78230
(210) 503-2700 - pflores@lja.com
Staff Contact: Matthew Simmont, AICP
(830) 221-4058 - msimmont@newbraunfels.gov
Description: 42.0178 acres for residential neighborhood development.
The subject tract is located within Sector Plan 4 of the Veramendi project in the extraterritorial jurisdiction (ETJ) of the City of New Braunfels and Comal County. The plat is located adjacent to Veramendi Precinct 18 Unit 2 to the west, Hillcountry Drive, a minor arterial, to the south, and a linear park to the north.
ISSUE:
This plat establishes Unit 2 of Precinct 18, a single-family neighborhood development which includes a major accessway, pedestrian paths and a neighborhood park.
Drainage:
The Public Improvements Permit for Veramendi Precinct 18, Unit 2 is currently under review as required by the Veramendi Development and Design Control Document (DDCD).
No portion of the subject property falls within the 1% annual chance floodplain.
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 street network within the proposed Veramendi Precinct 18, Unit 2 final plat is in compliance with the Master Framework Plan, Sector Plan 4, and the DDCD. Adequate right-of-way will be dedicated and streets constructed as required by the DDCD.
Sidewalks and Accessways:
Four-foot-wide sidewalks are required throughout the subdivision and will be built at the time of the individual residential lot improvement and subdivision construction for common area lots. Ten-foot-wide sidewalks are required on the north side of Hillcountry Drive in accordance with the major accessways plan.
Transportation Improvement Fees:
Veramendi Transportation Improvement Fees are hereby assessed with approval of the final plat. Transportation Improvement Fees are collected at the time of building permit as indicated in the Development Agreement fee schedule for the intended use.
Parkland Dedication and Development:
The subdivision is compliant with the parkland requirements set forth within the DDCD and Sector Plan 4. Parkland is proposed to be dedicated within the proposed plat (Lot 902 Block 116).
Tree Protection:
A preliminary tree survey has not been evaluated with Sector Plan 4. There is an existing tree canopy located within Precinct 18, Unit 2. There are notes on the plat that address tree protection and tree replacement mitigation that are required for this final plat pursuant to the DDCD. A tree survey, tree preservation plan, and a tree replacement plan have been submitted with the subdivision construction plans.
Street frontage trees are required along all roadways and reviewed with building permits.
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:
General
1. Access to a public street is required at the midsection of the proposed alley as it exceeds 450 ft. in length. (DDCD 14.3.7-1.3)
2. Revise the width of Lot 900 Block 108 (pedestrian access area) that abuts the future Linear Open Space Park that is planned adjacent to Sector Plan 4 to be the same width as the adjoining perpendicular street, Sendero Vw. (DDCD 13.3.3-2.5)
3. A six (6) foot wide sidewalk is required to be constructed on the south side of Hillcountry Drive. Revise the sidewalk note to include this requirement within Precinct 18 Unit 2 or Precinct 19 Unit 1. (DDCD 13.3.4 Table 13-2)
4. Add the following additional Sidewalk Note “4. A ten (10) foot wide sidewalk will be constructed by the developer within Lot 900 Block 108, Lot 900, Block 111 and Lot 900 Block 113 at the time of street construction.” (DDCD 13.3.5)
5. Sidewalk note #2A should include Lot 900, Block 114 instead of Block 113. Please correct. (NBCO 118-49(d))
6. Add Lot 7, Block 109 to Sidewalk note #3A. (NBCO 118-49(d))
7. Add Lot 902, Block 116 to the Common Space Notes list. (NBCO 118-21(c))
8. Provide a complete boundary to Alley 1 - Lot 901, Block 116. (NBCO 118-21(c))
9. Correct the spelling of Sencillo Trl ROW on the plat per the Comal County street name approval letter. (NBCO 118-21(c))
10. Correct the spelling of Hillcountry Drive ROW on the plat per the Comal County street name approval letter. (NBCO 118-21(c))
11. Revise the proposed street names to be consistent with the approved final plat for Veramendi Precinct 18 Unit 1. Instances of duplicate and conflicting location of street names have been noted (Primaria St. and Pennyroyal Ln.). (NBCO 118-21(c))
Drainage & Boundary
1. As applicable, revise Veramendi Precinct 18 - Unit 2 SWMP to include the proposed drainage infrastructure on the Proposed and/or Ultimate Overall Drainage Plan. Note: Drainage infrastructure includes inlets, channels, storm sewer, detention, retention, and water quality facilities. (NBCO 118-51)
2. Be advised that plat shall be consistent with all easements, such as drainage easements and flowage easements as calculated and approved with public infrastructure permits. Plat shall also be consistent with Sector Plan 4 SWMP which indicates Existing Dam Breach Zone, Buffer Encroachment Area and Buffer Compensation Area, and Master Framework Plan Exhibit H - Plan 1 of 5 (see Sector Plan 4 cover sheet) which indicates a Linear Open Space Park. Note: Drainage review is only preliminary at this stage (per DCM 2.1.4) and continues in greater detail at permitting. (NBCO 118-51)
3. Be advised that public infrastructure permits for drainage infrastructure that account for runoff generated by this development shall be approved prior to plat recordation. (NBCO 118-31)
4. Please Note: ROW widths are indicated on SWMP Exhibit B - Proposed Subdivision Plats shall be consistent with approved Sector Plan. (NBCO 118-31)
5. State and label the grid state plane coordinates (two decimals places) that are the farthest from each other on two corners of the outer boundary. (NBCO 118-21(c))
6. Change all the bearings and distances of the outer boundary to a clockwise rotation. (NBCO 118-21(c))
7. A final digital plat must be submitted when proceeding with recordation the format must be in: (NBCO 118-21(c))
a. NAD 1983 State Plane Texas South Central FIPS 4204 (US Survey feet).
b. Grid-scale.
c. All x-referenced files must not be in blocks.
d. Dwg format 2018 version or earlier.
NBU Comments
1. Lot 901 Blk 116 (Alley 1) must be made a full utility easement. (NBCO 118-31)
2. Be advised that only 2 trenches may be permitted in the shown 15-foot-wide alley easement. (NBCO 118-31)
3. Be advised that if Precinct 19 Unit 1 is to be recorded after Precinct 18 Unit 2 than a 20-foot-wide off-site utility easement across Hillcountry Drive will be required. (NBCO 118-31)
4. Be advised that NBU Electric cannot place infrastructure in 10’ wide utility easement locations. (NBCO 118-31)
5. Be advised that water and wastewater capacity is not reserved until construction documents and plat approval. (NBCO 118-31(a))
6. Be advised the final acceptance or performance bond for utility construction is required prior to plat recordation. (NBCO 118-31(a))
7. Be advised that capital improvement projects addressing capacity issues as noted on Letters of Certification for utilities may be required to be completed prior to plat approval. (NBCO 118-21(d))
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.