PZ 07-25-2012 Agenda Item 5A Associated Documentsi
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designed land plan and right-af-way alignment for the Crossvine Subdivision and is proposed in accordance
with the Sedona Trails Planned Development Ordinance 12-5-01,
GENERAL LOCATION AND SITE DESCRIPTION: This 55 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.
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 for complying with the Unified
Development Code (UDC), 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. City Staff has
verified that na 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 Pubiic
Work Specifications prior to acceptance of the subdivision.
Drainage: All 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 I~ollering
Greek.
Sidewalks, Hike and Bike Trails: Traiis and sidewalks are planned for the entire community connecting to
several designated parks and open space.
Road Improvements: Ali 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 Heritage Park previously dedicated and proposed Amenity Center being Block 2 Lot 1 of
this plat.
PDD and UDC desi n Criteria: This property is part of a Planned Development District, as such it must comply
with the design requirements of the PDD and any area that is not directly addressed in this document will
comply with the design criteria of the UDC,
FEES:
Tree Mitigation: Estimated no tees due.
Parkland Dedication: Estimated no fees due.
Utility Impact Fees; 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 life 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 City. A note was added to the plat reflecting this waiver.
STAFF ANALYSIS AND RECOMMENDATION:
This replat of Crossvine is proposed in accordance the master plan and design of the PDD requirements, the
MTP and the vision of the Comprehensive Land Plan. The proposed development is the first planned
communities in the City of 5chertz and will set the stage for upcoming planned developments in the future.
The final 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 replat with approval of a waiver to allow for 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) and the developer enters into a
development agreement with the City, but in no event shall a certificate of occupancy be issued prior to
preliminary accep#ance of the subdivision.
Plannin De artmer~t Recommendation
X A rove as submitted with waiver
A rove with conditions*
Denial
While the Commission can impose conditions; conditions should only 6e imposed to moet requirements of the UDC.
COMMISSIONERS GRITERIA 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.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
21.12.15 Waivers
A. General
3
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 talcs 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 antl Zoning Commission, together with the specified facts upon which such findings
are based, shall be incorporated info 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 may be 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 or regulation of the City,
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.
Atfarhmr~nts:
Aerial (Maps)
1=xhibit
Public Hearing notice and responses
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