SUBJECT
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Consideration a revision to The Coves at Winfield masterplan. The purpose of this revision is to reconfigure lot layouts and amend the proposed land uses. The intent is residential, commercial, and institutional.
PL-143-2026
District V - Cm. Dr. Tyler King
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PREVIOUS COUNCIL ACTION
N/A
BACKGROUND
APPLICANT: Charco Land Sales
ENGINEER: Mesquite Engineering
PROPERTY INFORMATION:
Location: Northeast of Bob Bullock Loop (Loop 20) and E. Del Mar Boulevard
Size: Approximately 793.82 acres, more or less
Proposed Development: 1,900+ lots
Current Zoning: R-1 (Single Family Residential District), R-2(Multi-Family District), B-3 (Community Business District), B-4 (Highway Commercial District),
Council District: District V - Cm. Dr. Tyler King
COMMITTEE RECOMMENDATION
N/A
STAFF RECOMMENDATION
recommendation
APPROVE SUBJECT TO THE FOLLOWING COMMENTS:
Planning:
1. Portions of E. Del Mar Boulevard are identified as a Principal Arterial (100’-120’ ROW) and Multi-Way Boulevard (140’-150’ ROW) on the Future Thoroughfare Plan. Revise the affected segments to reflect the applicable roadway classification and corresponding ROW width.
2. The proposed streets as listed below appear to exceed the maximum continuous street length of 1,000 feet for local residential streets, pursuant to Section 3.2.N.2 of the Subdivision Ordinance. If the intent is to exceed this standard, provide documentation demonstrating compliance with Section 3.2.N.3.a. of the Subdivision Ordinance regarding approved traffic calming devices for consideration by the Planning and Zoning Commission at preliminary plat approval pursuant to Section 3.2.N.1.a. of the Subdivision Ordinance. Otherwise, revise the street layout to comply with this section.
• Street M - Phase 14
• Street O - Phase 18
• Street L - Phase 17
3. Provide clarification regarding the existence and location of the “gas & pipeline gathering facility site” and associated pipelines adjacent to the proposed Phases 9 and 11. The facility was identified on the previously approved Master Plan but is not shown on the current submittal. If the facility remains in existence, please identify and label it on the Master Plan. In addition, the current Master Plan depicts the gas pipeline traversing Phases 11 and 12. However, the preliminary plat for Phase 11 does not depict the pipeline. Please clarify, and revise, as necessary, to ensure consistency between the Master Plan and the preliminary plat.
4. Provide a summary table identifying all phases. This information was included on the previously approved Master Plan but has been omitted from the current submittal.
5. Label Phase 10B, as it is not being shown.
6. Delineate the platted tracts, as not all are depicted, particularly those within the commercial units (e.g., Lot 1 and 2, Block 1, Commercial Unit 1).
7. Revise the city limit line to reflect the current municipal boundary.
8. The proposed revised Master Plan reflects a change in land use for Phase 11 from multi-family to single-family residential and for Phase 10B from single-family to commercial. Pursuant to Section 2.3.5(f) of the Subdivision Ordinance, this change constitutes a substantial alteration. Please note that approval of the Master Plan with this substantial alteration shall constitute the first in a new series of permits, as defined in Chapter 245 of the Texas Local Government Code.
9. Zone changes will be required for the proposed uses. Please note that preliminary plat approvals do not constitute a staff position on zone change requests. Staff’s official position will be provided only upon formal submittal of a zone change application. All zone change requests are subject to City Council discretion and are not guaranteed.
10. Submit a master plan revision to the City of Laredo Building Development Services GIS Division within 10 days of Planning and Zoning Commission approval in a geo-referenced CAD file (Section 2-3.2 (a) 4 - Subdivision Ordinance).
11. All improvements as the Subdivision Ordinance.
Parks:
1. Please schedule a meeting with Parks Staff to discuss agreement and parkland dedication.
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. AASHTO (Street curves should be design with as large radius curve as practical, with a minimum radius of 100 feet).
5. Avoid Street jogs with centerline effect of less than 300 feet (As per Subdivision Ordinance Handbook, Chapter III Section 3-2, F).
6. Providing separation between roads and driveways reduces the potential for collisions by reducing the number of conflict points and increasing the distance between conflict points. AASHTO A Policy on Geometric Design of Highways and Streets.
7. Streets shall be laid out so as to intersect at right angle (As per Subdivision Ordinance Handbook, Section 3-2 H).
8. Follow functional hierarchy of roads (As per AASHTO Chapter 1).
Fire: No comments submitted.
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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