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PZ 07-11-12 Agenda Item 5B Associated Documents ~~~, °_- -, ~ -- ,~ z~ ~ ~~ ~_ `- - ~I _ '~ _ -- G ~ _~ ~~~ .. ~ .. designed land plan and right-of-way alignment for the Crossvine Subdivision and is proposed in accordance with the Sedona Trails Planned Development Ordinance 12-5-01. The portion that us GENERAL LOCATION AND SITE DESCRIPTfON: This 56 acre tract is generally located west of FM 1518 and south of Lower Seguin Road and is creating 123 residential lots, The portion being replotted is approximately 1.5 acres of undeveloped. This site is zoned Planned Development District (PDD) and a rezoning request is running concurrently with this plat, ACCESS AND CIRCULATION: This site is providing two collector streets; one will intersect directly onto FM 1518 and the other will intersect onto Schnebly Drive which connects to Lower Seguin Road. No lots are fronting on these streets. TREE MITIGATION AND PRESERVATION: The applicant will be responsible far Unified Development Code (UDG), Section 21,9.9 Tree Preservation and Mitigation. The applicant has submitted a Tree Affidavit which indicates that no protected or heritage trees will be destroyed or damaged. Gity Staff has verified that no heritage or protected trees exist on this site. PUBLIC IMPROVEMENTS AND SERVICES: If the developer chooses to record the plat prior to constructing the public improvements, a performance bond or other security for completion of improvements is required, Water and Sewer: There are 8" and 12" water mains and 8" sewer mains proposed for the subdivision. Sewer will flow to the existing Sedona sewer treatment plant, All required infrastructure will be installed to the Public Work Specifications prior to acceptance of the subdivision. Drab inaae: Alf drainage from this site will discharge through the greenbelt areas to one of two detentionslretention ponds. These ponds will serve a dual use as they will also serve as landscape irrigations areas, The storm water run-off will flow into the ponds and channels and be discharge into Woman Hollering Creek, I ewa s, i e and t3 __ g p , ike Trails: Trails and sidewalks are planned for the entire community connecting to several deli Hated arks and open space. Road_Improvements: All street improvements will be constructed according to the Public Works Specifications, Residential sidewalks are proposed at 5' and will be placed either adjacent to the curb or within a 2' greenbelt. All streets will be developed to City of Schertz specifications including sidewalks; public improvements will be banded. Parks: All parkland requirements have been satisfied, no fees are required, The Crossvine is proposing more than 2.5 miles of "must build" trails, several pocket parks throughout the development, open space in excess of 15% 13.1 acres for Fleritage Park previously dedicated and proposed Amenity Center being Block 2 Lot 1 of this plat. and DG desi n C t with the desi n re giaire rie ria: This property is part of a Planned Development District, as such it must comply g q m nts of the PDD and any area that is not directly addressed in this document will comply with the design criteria of the UDG, 2 FEES: Tree Mitigation; Parkland Dedication: Utility Impact Fees: Estimated no fees due. Estimated no fees due. impact fees will be paid per Ordinance 90-F-15. SPECIAL INFORMATION: The UDC Section 21.4.G.3 that states- "No building permit shall be released until all public improvements within the development have been accepted by the City." The applicant is requesting an approval for of a waiver to this provision to allow building permits for model homes on Lots 12 through 22, Block 1 (Vine Leaf Street} with the condition that the developer enters into a subdivision improvement agreement. The waiver would require the applicant to enter into a subdivision permit agreement to be able to file the plat and receive building permits, The Subdivision improvement agreement will require the developer to construct to minimum fife safety requirements shall be in effect by providing water, sewer and streets prior to releasing any building permits for the model homes and no issuance of any Certificate of Occupancy until all infrastructure is installed and accepted by the Gity. STAFF ANALYSIS AND RECOMMENDATION: The Sedona Subdivision Unit 1 was platted in 2006 which established 171 residential lots within 61.27 acres; there are approximately 6 lots remaining and 5 of those are under construction. The purpose of replotting a portion of the Sedona Unit 1 Subdivision is to realign and reduce the width of Fallow Deer Drive from a proposed 86' secondary arterial to a 60' collector; remove a portion of the landscape lot adjacent to Schnebiy Drive and replat the one acre commercial lot into residential lots. This preliminary replat of Crossvine is proposed in accordance the master plan and design of the PDD requirements. The MTP identifies a 60' northlsouth collector that extends from Lower Seguin Road to Ware Seguin Road and is located in the proximity of the existing Schnebiy Drive (an 86' ROW}. The preliminary replat has been reviewed with no objections by the City Engineer, Public Works, Parks, Inspections, Fire and Police. The proposed replat is consistent with all applicable zoning requirements for the property, ordinances, and regulations of the City. STAFF RECOMMENDATION: Staff recommends approval of this preliminary replat with approval of a waiver to allow far building permits to be issued for Lots 12 through 22, Block 1 to be issued prior to acceptance of all public improvements subject to minimum life safety infrastructure being in place (streets, water, sewer, fire hydrants} but in no even shah a certificate of occupancy be issued prior to preliminary acceptance of the subdivision. Plannin De artment Recommendation X A rove as submitted with waiver A rove with conditions Denial `While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC. COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission shall hold a public hearing in accordance with the Texas Open Meetings Act and section 21.4.4, and is the final approval authority of the proposed replat. In considering final action on a replat, the Commission should consider the criteria within UDC, Section 21.12.13 E. 3 COMMISSIONERS CRITERIA FOR CONSIl7ERATiON• 21.12.15 Waivers A. General The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest. In making their findings, the Planning and Zoning Commission shall take into account the nature of the proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the Planning and Zoning Commission finds: 1) That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and 2) That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this UDC. Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare maybe secured and justice done. B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver. C. Such findings together with the specific facts on which such findings are based shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such exception is granted, Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law, ordinance, code ar regulation of the Cify. D. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may be appealed to the City Council. When considering an appeal, the City Council shall consider the same standards as the Planning and Zoning Commission as outlined above. Attachments: Aerial (Maps} Exhibit Public Dearing notice and responses 4 Y SS((:IH[1C1RZlf% canri~uhii'~!V SERVICE ~PPORfUNIN 210637712 p.1 llIGVELGPA7ENT SER1~'ICES PLANl~ING DEPARTMENT NOl°ICE ®F PL~E3LIC HEARING June 27, 2012 Dear Property Owner, The Schertz Planning and Zoning Commission will conduct a public hearing and make a recommendation to the City Council on t1Ved;~e~~at.~, Ju1y :~~, 2~J1? wt ~:OE~_,v.r~a. located -at-the Municip?I Complex- Gounci! Chambers, 14Qg - -- -. 5chertz Parkway, Building ~, 5chertz, Texas to consider and n~aice recommendation on the following item: PC20~2-a23 Hold a public hearing and consider and act upon a request by Schertz 9598, Ltd. /Chris Puce for approval of a preliminary residenfial replat for The Crossvine Modr~le 9, Unif 9 (aka Sedarra I-rails sufadrvrsion, corrsisfrng oP approximately 55.94 acres. The praperfy is mare specifically described as a portion or the Julian Diaz Survey No. S6, Absfract No, 187 Corrrrfy Black 5559, and also a portion of the E, R. Evans Survey No. 80, Absfract No. 296, County Block 5060, and also a porfiorr of fhe Geronr`mo Leal Survey No. 79, Abstract No. 424, County Block 5058, City of Scherfz, Bexar Gounfy, Texas, genera!!y located west of FM 951 S of Lower Seguin Road, Because you are a property owner t~rithin lwo hundred (200} feet of the s€alJject property, the Planning and Zoning Comrrtission would like t© hear hoer you fe41 about this request and invites you to attend the public hearing. This form is used to calculate the percentage of landowners that suppor i and appose fhe request. You may return the reply form below prior to the public hearing date by mail ar personal delivery to Misty Nichols, Planning Department, 1400 Schertz Parkway, Scheriz, Texas 7815, by fax X210} 019-1789, or bye-mail mnichols a~,schertz,cam , Sincerely, f~Aisty ichois Senior Planner Reply Form am, in favor of ^ opposed to ~ neutral to ^ the requestfor PGZU~2-423 Gomments: ~ ~-~~ ~~ l~`~- c~1 Q~ t! ~ `. ~ }~~ ~, NRME: ~U~ J~sl7u 1~~`r-U~~~Z._ SIGNATURI~__. ~II c (PLEASE FRi~~T} j !,, ,, n STREET AQBRESS; _ ~I~ 1 ~er1Cl~ 1 701 JAL ~Cr~(~~Z T~ / _ I]ATl;_ ~"(~' _~Q~ PHONE: Scvl ~~~ 100 Schertz Parlnvay 5cheriz, Teras 73154 210.619.1 C00 ~ .;~ . -.. _ [[ i qy 1 ` 4~. ~ ~' ~ _ ~.- S 1 '~~, I~ # ~ ~` ~~ 3 i o ~ ; 5 ~ ~~ { ~~ ~Z !~ {E S i A ~ r ` i 5[ I~ , ' '.1 ~ Ihr I~ ~ i~ ~1~ ~.\. ~ 1 ~ ~ I I M: e i -A1. :t I _ ~~, r 'I i i i i d k. ;/ r a ~ ,~ ~ i~ ~ -7 - ' I I P ~ ~ y + 3 r ? r E ~~r 5 Y J ~ r~ r.2 A_ }. 1~ ~r i o v E f ~. ~~ ,, „P __ k"~ x i ~~a , ._ ~ ~~ r ~ , :1 . f ~~ 'i ~_~~ ~~, - : _. # ~~ a i ~- ,' '~ ;' ~, ~ - ~ _ ~` _ _ ~4J: - ~ ~_ _ !!Y , _;~SS ~/ __ ~~ fir: i ,1 I ~~A ~'~ ~.. ~. ,~ ~ ~ .. ~ ~: !~ ~` a D 4 ti i i I ~~~ Y ~u ~~~}'~ r a ~ ~ ~ ~ ~ ~..: h ~~ , ~ E ~~ °~ ~ .' ;, 1 _ ~ ~ i ~~ ~~ ~ ~ ~ ~, a~f §~ ~- ~A