Veramendi December 18, 2012 1
Agenda Background on Water Improvement Districts Drainage and water quality commitments Traffic plan Parks commitments 2
Process moving forward Tonight s presentation will be over: Stormwater and drainage Traffic Parks January will include presentations on: Funding of traffic improvements Development review process Annexation and bond issuances by district Council consideration following 3
Water Improvement Districts Local Governmental Entity granted powers by: Chapters 49 and 51, Water Code Section 59 of Article XVI of the Texas Constitution Resolution 2009R 18 Comal County Water Improvement District Number 1 authorized in 2009 by the 81 st Legislature Codified in Chapter 9038 of the Texas Special Local Laws Code 4
Water Improvement Districts Requires City consent to the creation requires owners of property to enter into a Development Agreement Confirmation election required by temporary board of directors If created, District will exist outside City limits of New Braunfels 5
Water Improvement Districts Authority to assess property tax to pay for drainage, roads, water and sewer utilities, parks and other items appropriate by law Purpose is to provide reimbursement process to developers for the construction of a variety of public facilities 6
Typical Reimbursement Scenario Developer and District enter into reimbursement agreement Developer constructs reimbursable facilities Developer completes facilities and sells lots to builders District issues bonds with a debt service rate = Y and purchases facilities from developer with bond proceeds X value developed that can support Y debt service/yr. District i t sets debt dbtservice tax rate and levies property tax on new value Builders construct and sell lots 7
Water Improvement Districts Challenges Separate governmental entity and taxing jurisdiction within a city s ETJ Requirements for annexation can burden a city s annexation plan City could be prevented from annexing because the district has issued a large amount of debt not fully supported by its tax base Development over a long time span 8
Project Boundary 9
Facts about Veramendi property Located on Loop 337, River Road transects 2,427 acres within City s ETJ Majority of site drains to Blieders Creek 6,000 dwelling units proposed Development Agreement prior to WID 10
Development Agreement Enabling statute specifies that the Development Agreement between the City and landowners address relevant issues: The provision of services (other than water and wastewater t services) )to land within the District; i t Traffic and roadway impacts caused by the creation of the District; Extension of the City s planning authority over the land and by providing for a development plan prepared by the Landowner and approved by the City; Enforcement by City of land use and development regulations, asapplied applied withinthe the boundaries ofthe City; 11
Development Agreement May also includeprovisions for: Enforcement of land use and development regulations only applying to the Landowner s property; p Provision of streets, drainage and utility infrastructure; Enforcement of environmental regulations; Specification as to the uses and development of land prior to and following annexation; Other lawful terms and consideration the parties consider appropriate. 12
Development Agreement Regulatory document stormwater, parks, traffic improvements, development process & other items Specifies requirements related to entitlement and permitting process Development within the district will undergo a similar development review as projects in the City of New Braunfels Development Agreement approved for initial 15 year term, with option for 2, 15 year extensions 13
Stormwater Background Project requirements to address: Flooding Water quality benefits 14
Background Threshold issue Extent of analysis Commitments Regional dam facility Financial contribution to additional drainage project Enhanced water quality measures 15
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EXISTING CONDITIONS 17
DAM 2 + DIVERSION 18
Summary of Flood Mitigation Options Scenario 100 year event River and Gruene Landa Average decrease in upstream of Roads & Lake 100 year River Road & Lakeview (cf/s) floodplain Loop 337 Blvd. elevation (cf/s) (cf/s) (ft) Cost estimate, excluding Cost of Land (US $) Existing Conditions Post Project with Dam Post Project with Dam & Diversion 6,249 7,461 8,247 N/A N/A 4,745 6,083 7,698 ~0.75 ft. $4 million 4,745 4,003 5,265 ~2 ft. $14 million Cf/s = cubic feet per second 19
Regional Stormwater Facility Dam Design Capacity Benefits to WB development and downstream Completed within 90 months (7.5 years) Property conveyed to City via easement in event of developer default M&Ois District responsibility until 75% of the District is annexed 20
Development Agreement Drainage Stormwater management age e requirements e e prior to dam all development must be in accordance with City drainage regulations Temporary facility or on site detention Construction ti of dam will meet development s and upstream needs outside of WID Noother other stormwater management requirements After completion of facility Unless required by other governmental entity 21
Phase 1 Temporary Facility 22
Phase 2 Final facility 23
Development Agreement Requirements Use of facility for development outside project Waiver of Stormwater Connection Fee for developmentwithin WID TCEQ Requirements and Sedimentation Study 24
Development Agreement Drainage Ownership of Land Conveyed by Owner to District Regional Stormwater Facility easement Maintenance 25
Additional Stormwater Mitigation Project Identified as the German Creek Diversion Contribution to Project Fee Lesser of ½ project cost or $5 million Timing of payment Stormwater mitigation project commencement notice Deadline for City to deliver notice Deadline for City to complete construction of stormwater mitigation and reimbursement of fee if deadline not met Offset against project fee if comparable benefit is found in alternative project 26
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Development Agreement Water Quality Total Suspended Solids 80% removal TCEQ requirements Best Management Practice requirements Exceeds current city ordinances TtlSdi Total Sediment No net increase in total sediment Exceeds current city ordinances Benefits to downstream 28
Regional Facility Summary Status of Veramendi Property Item ETJ City limits WID Initial 15 year term Regional drainage facility Not likely to occur without master developer or County/City involvement Not likely to occur without master developer or City involvement Must be constructed to extend Agreement beyond initial term Timing to complete regional facility Unknown approximately $4 million + 50 acres land Unknown approximately $4 million + 50 acres land WID completes within 90 months (7.5 yrs.). At a minimum, City secures easement to construct Responsibility to construct Likely falls to County City WID 29
Drainage and Water Quality Summary Status of Veramendi Property Item ETJ City WID Diversion channel (est. $7 $10M) City Cost: $7 $10M City Cost: $7 $10M City responsibility Cost to City: $3.5 $5M O&M of regional If constructed, WCID until 75% of District If constructed, City facility County is annexed Water quality Sediment removal RSF removes significant TCEQ standards d TCEQ standards d sediment / TCEQ standards Water quality Total Suspended Solids TCEQ standards (80% removal) TCEQ standards (80% removal) TCEQ standards (80% removal) Additional BMPs 30
Traffic ASA conductedproject Transportation Plan (Traffic Impact Analysis) to assess traffic impacts of the development at ultimate build out in 2035 Establishes right of way needs and planning level configurations i for the internal roadway system Evaluates impacts to major external intersections and identifies proposed mitigation improvements 31
Project Transportation Plan Studyareaincludedinternalnetwork internal network andmajor external intersections on LP 337, SH 46, FM 306 and Hueco Springs Loop Identifies impacts and mitigation improvements for internal network and external study intersections Provides capacity/trip thresholds and opinion of probably cost for mitigation improvements p y g p 32
Development Agreement Onsite mitigation improvements Owner or District required to construct Offsite mitigation improvements Building permit applicants pay the City a Traffic Improvement Fee City may elect to construct or have Owner or District construct PTP identified $16.9 million in 24 external mitigation improvements 33
Internal Improvements 34
External Improvements 35
Loop 337 early concept 36
Loop 337 37
Loop 337 Commitments Loop expansion required Improvements to Loop 337 will be shared betweenthe the developer, TxDOT and other funding entities City andowner will work cooperativelyto to request funding from TxDOT and other sources If other sources are not identified and owner elects not to improve, the City will not approve additional development in ranch 38
Loop 337 Segment A 39
Loop 337 Segment B 40
Loop 337 Segment C 41
Loop 337 Segment D 42
Loop 337 Traditional intersections would be inadequate 12 years from now Proposed intersection design provides enough capacity to accommodate all of development and future traffic to 2035 and beyond Most flexible option Will be designed to incorporate overpasses and access roads, if necessary in future 43
Loop 337 Super Arterial 44
Traffic Summary Internalimprovements constructed and paid for by District through property tax Externalimprovements constructed as development proceeds and paid for through fee Loopexpansionpartofdevelopment part of development, butwill seek reimbursement Additional connections at FM 1863, Hueco Springs Loop Road, River Road, Independence Dr. 45
Veramendi Parks Development s vision 480 acres total parkland 100 acres minimum i of regional parks 73 acres minimum of community parks 69 acres minimum of linear park floodway 238 acres through combination of neighborhood/hoa ihb h parks, and civic ii space 46
Current Parks Requirements Parkland dedication Owner responsible for 1/150 of an acre for each Dwelling Unit Development of 6000 DUs 40 acres of parks under CoNB requirements 47
Development Agreement Regional Park 1 and Regional Park 2 Not less than 100 acres Timeline for RP1 Deeded to district within 5 years Substantially completed within 2 years after completion of regional stormwater facility Timeline for RP2 Deeded to district within 15 years Option agreement Substantially completed within 3 years from when it is deeded 48
Regional Parks 49
Regional Park 1 45 acres park minimum, 25 additional acres for detention Dedicated to WID within 5 years Park improvements completed within 2 years of Dam 2 (within 9.5 95 years) O&M by District until annexed Doubles as basin for Regional Stormwater Facility 50
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Regional Park 2 55 acres minimum Dedicated to WID within 15 years Condition i for extension of Development Agreement Improvements completed within 3 years of dedication (up to 18 years) O&M by District until annexed 52
Regional Park 2 53
Development Agreement Ownership and maintenance of regional parks Community Parks and Linear open space Ownership and maintenance of other parks Park use code and maintenance 54
Development Agreement Phasing of Parks As applications for the 600 th, 1200 th and 1800 th acres aresubmitted submitted, the developer must demonstrate that 25%, 50% and 75% of the total acreage of all parks are open to the public Donation of land for city facilities Fire station Natatorium or recreation center 55
Community Parks At least 73 acres total Minimum of 10 acres per park 56
Neighborhood and Linear Parks Neighborhood parks Minimum of 1 acre and maximum of 5 acres O&Mby district Linear parks Link RP1 and RP2 together Minimum of 50 ft. in width for linear parks 57
Park Development Standards Acreage Park Design Facilities i development Location Pedestrian & Bicycle accessibility Parking Programming 58
Conclusion & Questions Stormwater Traffic Parks 59
Questions 60