PRESENTER: Presenter
Applicant: LJA Engineering, Inc.; Priscilla G. Flores
Owner: ASA Properties; Garrett Mechler
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SUBJECT: Title
FP23-0507 Approval of the final plat establishing Veramendi Precinct 19, Unit 1, with conditions.
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DEPARTMENT: Planning and Development Services
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COUNCIL DISTRICTS IMPACTED: ETJ
BACKGROUND INFORMATION:
Case #: FP23-0507
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: 38.4273 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 opposite Hillcountry Dive (Minor Arterial) and Veramendi Precinct 18 Unit 2 to the north and a linear park to the northeast.
ISSUE:
This plat establishes Unit 1 of Precinct 19, a single-family neighborhood development which includes pedestrian paths, a neighborhood park and two amenity parks.
Drainage:
The Public Improvements Permit for Veramendi Precinct 19, Unit 1 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 19, Unit 1 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. Six-foot-wide sidewalks are required on the south side of Hillcountry Drive.
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 900, Block 123).
Tree Protection:
A preliminary tree survey has not been evaluated with Sector Plan 4. There is an existing tree canopy located within Precinct 19, Unit 1. 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. Revise the width of Lot 900 Block 119 (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)
2. 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)
3. Add the following to the sidewalk notes section: Ten (10) foot wide sidewalk will be constructed by the developer per city standards at the time of subdivision construction within: A. Lot 100 Block 119. (DDCD 13.3.5)
Drainage & Boundary
1. As applicable, revise Veramendi Precinct 19 - Unit 1 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. 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 900 Blk 120, Lot 900 Blk 121 and Lot 901 Blk 117 must be made full utility easements. (NBCO 118-31)
2. Off- site utility easement required to complete 20’ wide utility easement fronting Hillcountry Drive at L8. (NBCO 118-31)
3. A 20-foot-wide free and clear utility easement is required along N49 15’W for Lot 900, Blk 118 & drainage shall be along N49 15’W on Lot 6 Block 119. (NBCO 118-31)
4. 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)
5. Be advised that NBU Electric cannot place infrastructure in 10’ wide utility easement locations. (NBCO 118-31)
6. Be advised that water and wastewater capacity is not reserved until construction documents and plat approval. (NBCO 118-31(a))
7. Be advised the final acceptance or performance bond for utility construction is required prior to plat recordation. (NBCO 118-31(a))
8. 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.