SUBJECT
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Preliminary consideration of the plat of The Coves at Winfield, Phase 9, and the granting of a variance to increase the maximum dead-end street length of the proposed street, Valor Drive, from 500 feet to approximately 700 feet, pursuant to Section 3-2 J. of the Subdivision Ordinance. The intent is residential.
PL-141-2026
District VI - Cm. Dr. Tyler King
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PREVIOUS COUNCIL ACTION
N/A
BACKGROUND
APPLICANT: Charco Land Sales
ENGINEER: Mesquite Engineering
PROPERTY INFORMATION:
Location: Southeast of Champions Parkway and Inspiration Parkway intersection
Size: Approximately 23.49 acres, more or less
Proposed Development: 75 lots
Current Zoning: R-1 (Single Family Residential District)
Council District: District VI - Cm. Dr. Tyler King
COMMITTEE RECOMMENDATION
N/A
STAFF RECOMMENDATION
recommendation
Staff does not support the requested variance as there is no undue hardship that deprives the owner from the reasonable use of the land and no unusual physical characteristics exist.
APPROVE SUBJECT TO THE FOLLOWING COMMENTS:
Planning:
1. The proposed length of Valor Drive is approximately 776 feet, more or less. Pursuant to Section 3.2. J. of the Subdivision Ordinance, permanently designed dead-end streets shall not exceed 500 feet in length. If the Planning and Zoning Commission does not grant the requested variance, please revise the street length to comply with this requirement.
2. The proposed continuous street length of Independence Way is approximately 1,541 feet, which exceeds the maximum permitted length of 1,000 feet for local residential streets pursuant to Section 3.2.N.2.a of the Subdivision Ordinance. If the intent is to exceed this standard, coordinate with the Traffic Department and provide documentation demonstrating compliance with Section 3.2.N.3.a. regarding approved traffic calming devices for consideration by the Planning and Zoning Commission pursuant to Section 3.2.N.1.a. of the Subdivision Ordinance. Otherwise, revise the street layout to comply with this section.
3. The proposed intersection of Patriot Dreams Way and Freedom Drive within Phase 11 appears to create street jogs of less than 300 feet with the two (2) proposed intersections of Independence Way and Patriot Dreams Way within Phase 9. Pursuant to Section 3.2 F. of the Subdivision Ordinance, street jogs with centerline effects of less than 300 feet shall be avoided. Please revise the street alignment accordingly.
4. A gas gathering facility and associated pipeline appear to be located northeast of the proposed subdivision phase. However, it is not identified on the plat. Based on Railroad Commission GIS mapping and available aerial imagery, a gas transmission line may be located within 200 feet of the subdivision boundary. Verify the location and size of any existing gas transmission lines adjacent to or within the vicinity of the proposed development, and label them on the plat.
If applicable, provide the required no-build zone in accordance with Section 24.77.2 (12) of the Land Development Code. This section requires a minimum 200-foot setback from existing wellheads and related oil, natural gas, or hydrocarbon storage facilities. In addition, transmission lines four (4) inches or greater in diameter shall be provided with a 50-foot no-build zone, measured as 25 feet from the outermost edge of the transmission line on each side.
5. Revise Plat Note No. 2 to state the following: “All curb cuts shall comply with the Standard Technical Specification Manual, as may be amended from time to time.”
6. Revise the phase number shown in the Planning and Zoning Commission approval certificate, as it incorrectly identifies the subdivision as Phase 11.
7. Revise the proposed street name “Independence Way,” as the street name “Independence” already exists within the Heritage Park Subdivision near US Highway 59. Provide an alternative street name to avoid duplication and potential addressing conflicts.
8. The developer has submitted a notice of intention to place utilities in the front of the lot. The front-of-lot utility layout/schematics, as prepared by the Developer's engineer, shall be submitted to plan review (Section 3-4 B.2 - Subdivision Ordinance).
9. Identify all easements.
10. All improvements as per the Subdivision Ordinance.
Parks:
1. Please schedule a meeting with Parks Staff to discuss Parkland Agreement.
Fire:
1. Independence Way. Remoteness of exists. Where two fire apparatus roads are required (over 30 units) they shall be placed a distance apart equal to not less than one half of the length of overall diagonal dimension of lot or area to be served measured in straight line between accesses.
2. Inspiration Parkway. Dead-fire apparatus roads in excess of 150 feet require a turn around. (120-foot hammerhead, 600-foot Y, 96-foot cul-de-sac).
3. Fire hydrant required every 500 feet for residential development.
Traffic Safety:
1. Check sight distance (as per Subdivision Ordinance Handbook Section 3-2).
2. Block lengths shall not exceed one thousand two hundred feet (1,200) or be less than three hundred (300) feet, except as may be required by the Commission in the proper projection of existing major thoroughfares, and on existing platted blocks. (As per Subdivision Ordinance Handbook Section 3-2).
a. Block lengths and street lengths may be waived by the Planning and Zoning Commission provided that the waiver is requested in writing, incorporates traffic impact mitigation measures into a site plan, which is then submitted in conjunction with a preliminary plat/replat application.
b. No block length waiver may be granted by the Planning and Zoning Commission unless traffic impact mitigation measures comply with standards (herein adopted as minimum standards) of the Institute of Transportation Engineers (Latest Edition) and as set out in the "Transportation and Land Development Manual (Latest Edition)".
c. No block length waiver may be granted which modifies the City of Laredo Comprehensive Plan or the Thoroughfare Plan of the Comprehensive Plan addressing thoroughfares, highways, arterials, and collectors, or of the proper extension of any street.
d. A block length waiver shall not compromise safety.
3. Ensure that proposed curves can handle a speed of 30 mph (as per Subdivision Ordinance Handbook, Section 3-2)
4. Street curves should be design with as large radius curve as practical, with a minimum radius of 100 feet (AASHTO).
5. Avoid Street jogs with centerline effect of less than 300 feet (As per Subdivision Ordinance Handbook, Chapter III Section 3-2, F).
6. Streets shall be laid out so as to intersect at right angle (As per Subdivision Ordinance Handbook, Section 3-2 H).
7. Follow functional hierarchy of roads (As per AASHTO Chapter 1)
Engineering: No comments submitted.
Environmental: No comments submitted.
Water & Utilities: No comments submitted.
WEBB County App: No comments submitted.
AEP Engineers: No comments submitted.
U.I.S.D.: No comments submitted.
L.I.S.D.: No comments submitted.
AT&T: No comments submitted.
NOTICE TO THE DEVELOPER:
Planning:
1. Only the utility easements within the plat boundaries are subject to change prior to plat recordation due to revisions by the utility companies.
2. All comments set forth are preliminary comments and not an exhaustive list. Additional comments may be added prior to final plat approval.
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