SUBJECT
title
Preliminary consideration of the plat of The Coves at Winfield, Phase 11. The intent is residential.
PL-144-2026
District VI - Cm. Dr. Tyler King
body
PREVIOUS COUNCIL ACTION
N/A
BACKGROUND
APPLICANT: Charcos Land Sales
ENGINEER: Mesquite Engineering
PROPERTY INFORMATION:
Location: Northeast of Campions Parkway and E. Del Mar Boulevard
Size: Approximately 29.54 acres, more or less
Proposed Development: 94 Lots
Current Zoning: R-1 (Single Family Residential District)
Council District: District VI - Cm. Dr. Tyler King
COMMITTEE RECOMMENDATION
N/A
STAFF RECOMMENDATION
recommendation
APPROVE SUBJECT TO THE FOLLOWING COMMENTS:
Planning:
1. This portion of E. Del Mar Boulevard is identified as Multi-Way Boulevard (140’-150’ ROW) on the Future Thoroughfare Plan. Revise the proposed ROW width to conform to the Future Thoroughfare Plan.
2. 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.
2. Based on Railroad Commission GIS mapping and available aerial imagery, a natural gas pipeline appears to traverse the proposed subdivision phase. However, it is not identified on the plat. Verify the location, size, and associated easements of any existing gas transmission lines within 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.
4. 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.”
5. Revise the labeling of Lot 14, Block 2, as the lot label appears to overlap the acreage for Phase 11.
6. Label 49, Block 3 as Greenspace and add the acreage.
7. Revise the proposed street name “Freedom Drive,” as the street name “Freedom” already exists within the Independence Hill Subdivision. Provide an alternative street name to avoid duplication and potential addressing conflicts.
8. The Masterplan identifies Lot 1, Block 3 as commercial. Therefore, a zone change will be required for the proposed use. Please note that preliminary plat approval does 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.
9. 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).
10. Identify all easements.
11. All improvements as per the Subdivision Ordinance.
Parks:
1. Please schedule a meeting with Parks Staff to discuss Parkland Agreement.
Fire:
1. Fire Hydrants 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. 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)
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.
end