08-22-2012 P&Z Agenda PacketCERTIFICATION
I, Misty Nichols, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official
bulletin boards on this the 15th day of August, 2012 at 10:00 a.m., which is a place readily accessible to the public at all times and
that said notice was posted in accordance with chapter 551, Texas Government Code.
M aty N LcMlk
Misty Nichols, Senior Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was
removed from the official bulletin board on day of , 2012.
title:
This facility is accessible in accordance ivith the Americans ivith Disabilities Act. Handicapped parking spaces are available. If you
require special assistance or have a request for sign interpretative services or other services please call 619 -1030 at least 24 hours in
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Planning cC Zoning Page 2 of 2
August 22, 2012
PLANNING AND ZONING MINUTES
July 11, 2012
The Schertz Planning and Zoning Commission convened on July 11, 2012 at 6:00 P.M. at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & ZONING COMMISSION CITY STAFF
David Richmond, Chairman Brian James, Executive Director of Development
Bert Crawford, Jr. Lesa Wood, Planner I
Christian Glombik Mark Hill, Interim City Engineer
Ernie Evans Patti White, Admin. Asst. Development Services
Ken Greenwald
Richard Braud
Michael Dahle, Alternate
COMMISSIONERS ABSENT
Jake Jacobs
OTHERS PRESENT
Chris Price, Schertz 1518, LTD.
Gordon Rae, Alternate Lee Mangum, Pape- Dawson Engineers, Inc.
David Earl, Earl and Associates
Andy Rodriguez, Briones Engineering
1. CALL TO ORDER/ROLL CALL
Mr. Richmond called the meeting to order at 6:00 P.M.
2. SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Dahle was seated as a voting member.
3. HEARING OF RESIDENTS
Jeremy Ward, 6975 Pfeil Road, discussed issues in relation to his property and the new road at Ware
Seguin with problems of drainage. Mr. James will be contacting Mr. Ward to discuss further. Steve
Layton, 12231 Lost Meadows Drive, complimented staff on getting more information for the P &Z
meetings on the web site.
4. CONSENT AGENDA
A. Minutes for June 13, 2012.
After the reading of the Consent Agenda, Mr. Dahle requested a change to the June 13, 2012 minutes.
Mr. Crawford moved to approve the consent agenda with a correction to the June 13, 2012 minutes as
follows: on page 2 - Mr. Knotts was referring to the "intersection" of 1518 and Lower Seguin Road.
Mr. Greenwald seconded the motion. Vote was 5 -0 -2 with Mr. Glombik and Mr. Richmond
abstaining. Motion carried.
5. PUBLIC HEARING
Minutes
Planning and Zoning Commission
July 11, 2012
Page .1 of 9
A. ZC2012 -002
Hold a public hearing, consider and act upon a request to amend the Sedona Trails Planned
Development District (PDD) zoning, a mixed use development, consisting of approximately
504.56 acres. The property is more specifically described as a portion of the Julian Diaz
Survey No. 66, Abstract No. 187 County Block 5059, and also a portion of the E.R. Evans
Survey No. 80, Abstract No. 216, County Block 5060, and also a portion of the Geronimo
Leal Survey No. 79, Abstract No. 424, County Block 5058, City of Schertz, Bexar County,
Texas, generally located west of FM 1518 at Lower Seguin Road.
Public Hearing was opened at 6:10 P.M. Mr. James presented this item which has seen action as
follows: in 2005, the Sedona Subdivision PUD was adopted for mixed use development, Ord. #05 -S -49
(853.68 acres); in 2006, Sedona Subdivision PUD was amended, Ord. # 06 -S -36 (757.737 acres); and
in 2012, Sedona Trails PDD was adopted as new mixed use development, Ord. #12 -S -01 (788 acres).
While some of the changes will apply to the entire 504 acres, others will apply only to Module 1 which
is approximately 55 acres. A portion of the property is located within the Air Installation Compatible
Use Zone District (AICUZ); however, no change in base land use is proposed as part of this zoning that
would impact the AICUZ. Within the AICUZ, the City of Schertz owns 10.21 acres for utilities. Staff
recommends that this area be removed from the zoning case, thus rezoning 494.44 acres.
This amendment includes a name change from Sedona Trails to The Crossvine. The developer would
be allowed to defer the construction of the sidewalk along FM 1518 given that the road will not be
improved, and is allowed to simply pay the cost of constructing the sidewalk to the City. The
provision would allow the applicant to make slight adjustments (increase the lot count by up to 5 %) to
the final plat and still be consistent with the approved preliminary plat. This provision allows
xeriscape landscaping to reduce water use and specifies the areas to be landscaped. The applicant is
proposing to utilize ornamental street lighting fixtures provided by CPS. The applicant proposes to
modify the screening standards to include a minimum height of 6.5' and a variety of materials along
FM 1518. The PDD provides large open space areas throughout the development to accomplish two
goals: 1) the open area /drainage allows for well- landscaped large greenbelts for hike and bike trails,
and 2) swales are created through the site to divert some of the storm water run off into the proposed
detention/retention ponds that will be used for their landscape irrigation. The applicant has worked
with the Public Works Department to provide for access standards that do not negatively impact the
park -like feel of the area. The applicant proposes a variety of signage for this project, and stipulates
the setbacks for the Amenity Center facility, parking requirements and design elements. All parkland
requirements have been satisfied and no fees are required.
The dimensional requirements for Module 1 include 3 single family designations: DSFR (1) 5,500
minimum square foot lots and maximum 3,200 square foot building; DSFR (2) 7,200 minimum square
foot lots and maximum 3,650 square foot building; and DSFR (3) 8,400 minimum square foot lots and
maximum 4,100 square foot buildings. All categories have the same setback requirements, 20' front, 5'
side and 10' rear; there is an exception to allow the porch, house and courtyards to extend into the front
setback by 5 feet and permit one Dwelling Unit Equivalent (DUE). One accessory building is
permitted which shall be in the rear yard, made of the same materials as the primary structure, and
cannot exceed 150 square feet.
Minutes
Planning and Zoning Commission
July 11, 2012
Page 2 of 9
This document has categorized and defined a minor and major exception to the PDD requirements. A
minor special exception is written for circumstances or conditions in which the developer desires relief
from the requirements or obligations of the PDD that does not change the intent of the PDD, but that
may have physical conditions that require a small modification to the plan. Administrative staff will
review the proposed exception and determine if it is a minor change. If it is determined that the change
is major, the applicant would be required to proceed with a formal zone change request.
For Tree Mitigation, the fees will be estimated at platting. For Parkland Dedication, it is estimated no
fees are due; all parkland is satisfied through the standard of the PDD. The Major Thoroughfare Plan
identifies two proposed right -of -ways through this site; one is a 60' north /south collector that extends
from Lower Seguin Road to Ware Seguin Road and is located in the proximity of the existing Schnebly
Drive (an 86' ROW), and the other is a 86' cast /west secondary arterial.
Staff recommends approval of the PDD as proposed to apply only to the 494.44 acres.
Chris Price, Schertz 1518, stated that Staff had done a very thorough representation of what they are
seeking.
Edward Rakowitz, 10105 FM 1518, stated that he owns property adjoining the property line of the
development and would like more information with regard to drainage and access. He has Mr. Price's
phone number and they will discuss. Jeremy Ward, 6975 Pfeil Road, asked about the corner on Ware
Seguin Road and Pfeil Road, regarding an area used for a gravel dump, and is asking about status.
Public Hearing closed at 6:37 P.M. Discussion followed between the Staff, Commission and Applicant
related to the site.
Mr. Braud moved to forward a recommendation of approval of this item to City Council with the
condition that the statement in Section 8.6 Phasing of Final Plats last paragraph on page 3: "In
addition, a final plat shall not be denied if it increases the number of lots reflected in the preliminary
plat by less than 5 % ", be deleted from the PDD document. Mr. Crawford seconded the motion. Mr.
Dahle recused himself. The vote was 5 -1 -0 with Mr. Evans voting nay. Motion carried.
B. PC2012 -023
Hold a public hearing and consider and act upon a request. by Schertz 1518, Ltd. /Chris
Price for approval of a preliminary residential replat and waiver for The Crossvine Module
1, Unit 1 Subdivision (aka Sedona Trails), consisting of approximately 56.14 acres. The
property is more specifically described as a portion of the Julian Diaz Survey No. 66,
Abstract No. 187 County Block 5059, and also a portion of the E.R. Evans Survey No. 80,
Abstract No. 216, County Block 5060, and also a portion of the Geronimo Leal Survey No.
79, Abstract No. 424, County Block 5058, City of Schertz, Bexar County, Texas, generally
located west of FM 1518 at Lower Seguin Road.
Minutes
Planning and Zoning Commission
July 11, 2012
Page 3 of 9
Public Hearing opened at 6:55 P.M. Mr. James presented this project. This item considers a
preliminary residential replat for The Crossvine Subdivision Module 1, Unit 1. It consists of a replat of
approximately 1.5 acres of a platted and undeveloped portion of the original Sedona Subdivision, and a
preliminary plat of the proposed Crossvine Subdivision (aka: Sedona Trails) located adjacent to the
existing Sedona Subdivision. This 56 acre tract is generally located west of FM 1518 and south of
Lower Seguin Road and is creating 123 residential lots. This site is providing two collector streets; one
will intersect directly onto FM 1518, and the other will intersect Scbnebly Drive which connects to
Lower Seguin Road. No lots are fronting on these streets.
The UDC Section 21.4.G.3 states, "No building permit shall be released until all public improvements
within the development have been accepted by the City." The applicant requests approval for 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.
Additionally, the waiver would allow the applicant to file the plat and receive building permits and will
require the developer to construct to minimum life safety requirements by providing water, sewer and
streets prior to the City releasing any building permits for the model homes. Likewise, the City will
not issue any Certificates of Occupancy until all infrastructure is installed and accepted by the City.
The proposed replat is consistent with all applicable zoning requirements for the property, ordinances,
and regulations of the City. Staff recommends approval of this preliminary replat with approval of a
waiver to allow for building permits to be issued for Lots 12 through 22, Block I prior to acceptance of
all public improvernents subject to minimum life safety infrastructure being in place (streets, water,
sewer, fire hydrants), but in no event shall a certificate of occupancy be issued prior to preliminary
acceptance of the subdivision.
Steve Layton, 12231 Lost Meadows Drive, commented that the north arrow on the map is actually east
Public Hearing closed at 6:37 P.M. Discussion followed between the Staff, Commission and Applicant
related to the site. Mr. Braud suggested that the Staff Report on page 2 be corrected by continuing the
sentence on the first paragraph before the item goes to City Council,
Mr. Greenwald moved to approve this item with the correction on the Staff Report on page 2 noted.
Mr. Richmond stated that the motion should be amended to include recommending a waiver to allow
for building permits to be issued for Lots 12 through 22, Block I prior to acceptance of all public
improvements subject to minimum life safety infrastructure being in place (streets, water, sewer, fire
hydrants), but in no event shall a certificate of occupancy be issued prior to preliminary acceptance of
the subdivision. Mr. Greenwald acknowledged the amendment. Mr. Crawford seconded the motion,
The vote was 6 -0 -1 with Mr. Dahle abstaining. Motion carried.
C. PC2012 -025
Hold a public hearing, consider and act upon a request for approval of a replat of Lot 5, Block I
of the Wal -Mart Supercenter #3391, establishing Lot 13, 14, and 15, Block 1. The property
consists of approximately 3.306 acres, located 637+ feet north of the intersection of FM 3009
and IH 35.
Minutes
Planning and Zoning Commission
July 11, 2012
Page 4 of 9
Ms. Wood presented this project. The subject property is currently platted as Lot 5, Block I of the
Wal -Mart Supercenter Subdivision and is located north of the FM 3009 and lH 35 intersection. It
contains an undeveloped area and two existing commercial buildings, an approximately 3,000 square
foot Whataburger, and a 16,000 square foot retail center. The original subdivision has one existing
driveway access along FM 3009 with private internal variable width ingress/egress casements to
provide connectivity throughout the original subdivision. The property is zoned General Business and
General Business 2.
The subject property takes access through the original subdivision via the variable width ingress/egress
easement adjacent to the north which connects to the adjacent public street FM 3009, and continues
through the original subdivision to the IH 35 frontage road. TxDot has reviewed the replat for access
and drainage with the following comment: Due to the limited frontage along FM 3009 and inability to
meet minimum driveway spacing requirements, access to the lots will need to continue to be provided
internally from within the Wal -mart Development. The applicant has provided a 1' non - access
easement along FM 3009 to comply with the requirement.
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 no heritage or protected trees exist on this site. The
site drains toward the southeast corner. All public improvements required to this subdivision currently
exist.
The Wal -mart Supercenter #3391 Subdivision was platted in February 2004, and the purpose of this
replat is to subdivide the subject property and create 3 buildable lots. The proposed lots conform to the
minimum lot sizes of the zoning district, and the site is providing cross connectivity in accordance with
the UDC. All utilities necessary for the development are available to the site. The replat has been
reviewed with no objections by Staff. Lot 15 is undeveloped with an undetermined use at this time; it
is 0.663 acre and has a relatively small buildable area for a commercial business lot. Staff recommends
approval as submitted.
Lee Magnum, Pape - Dawson Engineers, Inc. stated his client would like to plat the area to sell the
undeveloped area.
Public Hearing opened at 7:12 P.M.
Steve Layton, 12231 Lost Meadows Drive, questioned the north arrow on the illustration as it doesn't
look correct. Ms. Woods commented that the exhibit on the web site was for reference only, not the
area being platted.
Public Hearing closed at 7:14 P.M. Discussion followed between the Staff, Commission and Applicant
related to the site.
Mr. Glombik moved to approve this item. Mr. Dahle seconded the motion. Vote was 7 -0. Motion
carried.
Minutes
Planning and Zoning Commission
July 11, 2012
Page 5 of 9
D. PC2012 -030
Hold a public hearing, consider and act upon a request by Laura Heights Estates, L.P. /Harry
Hausman for approval of a final residential replat for a portion of Laura Heights Estates,
Unit 4 Subdivision and a final plat for Ivy Estates Subdivision. The property consists of
approximately 0.310± acre tract out of Laura Heights, Unit 4, recorded in Volume 9625,
Pages 122 -123 deed & plat records, Bexar County, City of Schertz, Texas and a 35.8190±
acre tract of land out of the remaining portion of an originally called 153.65 acre tract as
recorded in volume 2627, page 140 deed records, Bexar County, Texas and is generally
located approximately 764 feet south of Leslie Heights intersecting with Hallie Heights.
The property is zoned Residential Agricultural (RA).
Ms. Wood presented this project. The applicant proposes to replat the existing 60' drainage &
waterline easement within the Laura Heights Estates, Unit 4 Subdivision to create street right -of -way,
and subdivide approximately 35.8190± acres into 30 residential lots with a minimum lot size of 21,780
square feet. This site is zoned Residential Agricultural (RA). The subject property known as Ivy
Estates is currently unplatted, undeveloped and generally located southwest of the Laura Heights
Estates, Unit 4 Subdivision. The balance of the subject property is currently platted as a 60' drainage
and waterline easement within the Laura Heights, Unit 4 Subdivision.
On April 17, 2012 City Council approved a development agreement (12 -R -27) between the City of
Schertz and the Developer of Hold'Em Investments, LLC and The Reserve at Schertz, LLC for the
purpose of establishing two points of access and a temporary construction roadway for the
development of Hunter Estates and Ivy Estates Subdivision. The local street, Laura Bluff, will be
constructed within the Hunter Estates Subdivision, connect to Ivy Flower in the Ivy Estates
Subdivision, and will ultimately feed. to the Laura Heights Estates Subdivision. This connection will
provide improved traffic flows for both the residents and emergency services within the subdivision.
The agreement includes a temporary construction connector access roadway over the 30' construction
entrance easement through the adjacent property to the southwest to ensure that all construction - related
vehicles do not access the Laura Heights Subdivision, On April 25, 2012 the Planning and Zoning
Commission approved the preliminary residential replat for the subject property.
The applicant will be responsible for complying with 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 no
heritage or protected trees exist on this site. This site is serviced by Schertz water through an 8" water
line that will be extended from the adjacent Laura Heights Subdivision; no city sewer is available, each
site requires an on site sewer facility (OSSF) which is regulated by Bexar County. The applicant will
be responsible for all drainage associated with the subject property, and for compliance with the Storm
Water Ordinance, which may require on -site detention. Grading and drainage plans have been
reviewed and approved by the City Engineer. Sidewalks will be required along both sides of all streets
throughout the subdivision and along Lazar Parkway, The subject property is affected by the
additional design requirements of the UDC, Section 21.14.3 along Lazar Parkway to include
landscaping buffers and screening. This property is within the AICUZ, APZ -2, and the builder is
required to construct the houses with sound reducing features.
Minutes
Planning and Zoning Commission
July 1I, 2012
Page 6 of 9
All streets will be developed to City of Schertz specifications. City Staff has been working with the
developer to ensure that the secondary access points are achieved according to Development
Agreement 12 -R -27 adopted 4 -17 -2012 through the Hunter Estates and Ivy Estates Subdivisions. The
Developer is providing the City with a performance bond for the sections of Laura. Bluff and Ivy
Flower that extend through the Ivy Estates Subdivision, and dedicating the right -of -way by separate
instrument; this will allow the Developer to record the final plat for Hunter Estates Subdivision. There
are no Tree Mitigation fees due. No Parkland was dedicated for this subdivision, therefore, Parkland
fees in the amount of $1,000 per lot will be paid prior to recording the final plat.
The UDC, Article 14, requires that all residential subdivisions have a minimum of two (2) locations
accessing existing public streets. The developer has designed Ivy Estates to provide two points of
access through the existing Laura Height Estates, Unit 4 and the Hunter Estates Subdivision.
City Staff recommends approval of the request subject to the following condition: If the applicant
chooses to dedicate the right -of -way for Laura Bluff and ivy Flower by separate instrument prior to
filing this plat, they adjust the plat to include recording information.
David Earl, Earl and Associates, commented that there will be 3 points of access in Ivy Estates at final
construction, and thanked the Commission and Staff for working through the issues with them. Public
Hearing opened at 7:30 P.M. There were no comments from the Public. Public Hearing closed at 7:30
P.M. Discussion followed between the Staff, Commission and Applicant related to the site.
Mr. Crawford moved to approve this item. Mr. Richmond amended the motion noting the condition
that if the applicant chooses to dedicate the right -of -way for Laura Bluff and Ivy Flower by separate
instrument prior to filing this plat, they adjust the plat to include recording information. Mr. Crawford
acknowledged the amendment. Mr. Glombik seconded the motion. Vote was 7 -0. Motion carried.
6. ITEMS FOR INDIVIDUAL CONSIDERATION:
A. PC2012 -029
Consider and act upon a request for approval of a preliminary plat and waiver of the City of
Schertz Municipal Complex. Subdivision consisting of 87.210 acres, located at Schertz Parkway
and Live Oak Road.
Mr. James presented the item. The subject property is currently unplatted and partially developed with
several city buildings which include City Hall, the Administrative Building, Police, Fire, EMS, Facility
Maintenance, Community Center, Civic Center, Ball Fields and Council Chambers; and soon the home
of our new Animal Adoption Center. The subject property is located on the southeast corner of Lave
Oak Road and Schertz Parkway. Lots 1, 2 and 3 of Block 1 are accessed from Schertz Parkway. Lot 4
only has access through the Dietz Drainage Channel and has no direct access to a. public street, which
requires a waiver to the Unified Development Code, Section 21.9.3.J. Although Lot 4, Block 1 has
access through the Dietz Drainage Channel it lacks the access required by the UDC, therefore, the
applicant is requesting a waiver from this provision to permit the drainage channel as the only means of
access to the lot.
Minutes
Planning and Zoning Commission
July 11, 2012
Page 7 of 9
7.
8
Staff recommends the Planning and Zoning Commission approve the preliminary plat for the Schertz
Municipal Complex Subdivision as submitted including a waiver to Section 21.9.3.3 for Lot 4, Block 1.
Mr. Greenwald moved to approve this item.
Motion carried.
PRESENTATION:
Mr. Crawford seconded the motion. Vote was 7 -0.
A. Presentation of the City of Schertz Stormwater Ordinance. (Hill /Busch)
Mr. Hill presented the Stormwater Ordinance and the City of Schertz Drainage Requirements. He
discussed the following points:
• General Design Criteria
® Methods of Calculation
• Drainage Easements and R.O.W.
• When and What
• Examples of Residential and Commercial
® Potential Changes
REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
• None
B. Requests by Commissioners to staff for information.
® Mr. Braud thanked Staff and the City for getting the Commission more involved with the
processes and the effort to get more documents online. Mr. Dahle seconded the statement
and Mr. Richmond noted that they all agreed.
C. Announcements by Commissioners.
• City and community events attended and to be attended
® Continuing education events attended and to be attended
® Mr. Evans attended a FEMA meeting with Texas Parks and Wildlife to help understand
why a particular park was flooding, and now understands the calculation used on a major
waterway.
• Mr. Richmond stated that if the public is not aware, to please note the information under
Item 3 on the agenda for Hearing of Residents which states that each person is limited to
speaking for no more than 3 minutes. This is consistent with Hearing of Residents at City
Council meetings, and gives everyone the opportunity to speak.
• Mr. Braud noted that the Commission's Charter states that they can establish their own
procedure, and in future, he would. like to have a discussion similar to City Council.
D. Announcements by City staff.
Minutes
Planning and Zoning Commission
July 11, 2012
Page 8 of 9
Mr. James stated that Staff is working on a series of UDC changes, the first being the Ordinance
changes prompted by foundation issues at Fairhaven. While he told City Council that he would
be bringing something to the P &Z Commission in July, in fact he will not be ready by the next
P &Z meeting. Due to the complexities involved, Staff will spend several meetings on this
proposed Ordinance.
7. ADJOURNMENT OF THE REGULAR MEETING
The meeting adjourned at 8:31 P.M.
Chairman, Planning and Zoning Commission
Minutes
Planning and Zoning Commission
July 11, 2012
Page 9 of 9
Recording Secretary, City of Schertz
PLANNING AND ZONING MINUTES
July 25, 2012
The Schertz Planning and Zoning Commission convened on July 25, 2012 at 6:02 P.M. at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building ##4, Schertz, Texas.
PLANNING & ZONING COMMISSION
David Richmond, Chairman
Bert Crawford, Jr.
Ernie Evans
Ken Greenwald
Richard Braud
Gordon Rae, Alternate
Michael Dahle, Alternate
CITY STAFF
Michelle Sanchez, Director of Development Services
Brian James, Executive Director of Development
Patti White, Admin. Asst. Development Services
COMMISSIONERS ABSENT OTHERS PRESENT
Jake Jacobs Chris Price, Schertz 1518, LTD.
Christian Glombik Jesse Malone, Malone /Wheeler Engineering
I. CALL TO ORDER/ROLL CALL
Mr. Richmond called the meeting to order at 6:02 P.M.
2, SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Rae and Mr. Dahle were seated as voting members.
3. HEARING OF RESIDENTS
None.
4, CONSENT AGENDA
A. Minutes for June 27, 2012.
Mr. Greenwald moved to approve the consent item. Mr. Dahle seconded the motion. Vote was 7 -0.
Motion carried.
5. PUBLIC HEARING
Minutes
Planning and Zoning Commission
July 25, 2012
Page i of 5
A. PC2012 -033
Hold a public hearing and consider and act upon a request by Schertz 1518, Ltd, /Chris Price
for approval of a final residential replat and waiver for The Crossvine Module 1, Unit 1
Subdivision (aka Sedona Trails), consisting of approximately 54.86 acres. The property is
more specifically described as a portion of the Julian Diaz Survey No. 66, Abstract No. 187
County Block 5059, and also a. portion of the E.R. Evans Survey No. 80, Abstract No. 216,
County Block 5060, and also a portion of the Geronimo Leal Survey No. 79, Abstract No.
424, County Block 5058, City of Schertz, Bexar County, Texas, generally located west of
FM 1518 at Lower Seguin Road,
Public Hearing was opened at 6:04PM. Ms. Sanchez presented this item.
The public hearing notice was published in the "The Daily Commercial Recorder" on July 11, 2012 and
the "Herald" on July 19, 2012. There were 14 notices mailed to surrounding property owners on July
13, 2012. There were no responses received. The Crossvine Subdivision preliminary replat was
approved by the Planning and Zoning Commission on July 11, 2012. This item considers a final
residential replat for The Crossvine Subdivision Module 1, Unit 1. It consists of a replat approximately
l .5 acres of a platted, and undeveloped portion of the original Sedona Subdivision and a final plat of the
proposed Crossvine Subdivision (aka Sedona Trails) located adjacent to the existing Sedona
Subdivision. This replat reconfigures the platted right -of -way of Fallow Deer Drive (now known as
Long Leaf Pkwy.) which was platted, never constructed and reduces the width from an 86' parkway to a
60' collector, and includes a commercial lot and landscape lots along Schnebly Drive. This represents
123 residential lots.
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 no heritage
or protected trees exist on this site. 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.
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. All drainage from this site will discharge
through the greenbelt areas to one of two detention/retention ponds. These ponds will serve a dual use
as they will also serve as landscape irrigation areas. The storm water run -off will flow into the ponds
and channels and be discharged into Woman Hollering Creek.
Hike and Bike Trails and sidewalks are planned for the entire community connecting to several
designated parks and open space. Residential sidewalks are proposed at 5'. 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 the proposed Amenity Center in Block 2 lot 1 of this plat.
This property is part of a Planned Development District and as such it must comply with the design
requirements of the PDD; any area that is not directly addressed in this document will comply with the
design criteria. of the UDC.
Minutes
Planning and Zoning Commission
July 25, 2012
Page 2 of 5
This site provides two collector streets; one will intersect directly onto FM 1518, and the other will
intersect onto Schnebly Drive which connects to Lower Seguin Road.
The UDC Section 21.4.G.3 states, "No building permit shall be released until all public improvements
within the development have been accepted by the City." The applicant requests approval for 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.
Additionally, the waiver would allow the applicant to file the plat and receive building permits and will
require the developer to construct to minimum life safety requirements by providing water, sewer and
streets prior to the City releasing any building permits for the model homes. Likewise, the City will
not issue any Certificates of Occupancy until all infrastructure is installed and accepted by the City. A
note was added to the plat reflecting this waiver.
This replat of The Crossvine is proposed in accordance with 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 community in the City of Sehertz and will set the stage for upcoming planned
developments in the future.
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 prior to acceptance of all public improvements subject to
minimum life safety infrastructure being in place (streets, water, sewer, fire hydrants).
The applicant, Chris Price, Schettz 1518, stated that there are no changes since P &Z held the Public
Hearing on July 11, 2012 and that City Council at their meeting on July 24, 2012 approved the first
reading of the zoning changes.
Public Hearing opened at 6:12PM. Steve Layton, 12231 Lost Meadows Drive, stated that he is
concerned that the package plant that services the sewage for the existing Sedona was unable to keep up
with the TCEQ requirements, and would like the developer to discuss how that will evolve into being
fully compliant for sewage. Mr. Greenwald stated that CCMA has taken over operation of that plant
and is now in compliance. Claire Layton, 12231 Lost Meadows Drive, stated that the landscaping plant
" crossvine" also known as the "trumpet plant" needs a lot of moisture and may be a problem in Texas.
Public Hearing closed at 6:15PM. Discussion followed between the Staff, Commission and Applicant
related to the site.
Mr. Crawford moved to approve this item including the waiver. Mr. Greenwald seconded the motion.
Vote was 6 -0 -1 with Mr. Dahle abstaining. Motion carried.
6. DISCUSSION:
A. Discussion on Unified Development Code Amendments.
Minutes
Planning and Zoning Commission
July 25, 2012
Page 3 of 5
Mr. James presented information on the tentative schedule for UDC or ordinance revisions as follows:
• August 8 present Draft ordinance with proposed changes to either UDC or code of ordinances.
• August 22 — includes public hearing; also report public input by community groups; if input results
in significant changes to the draft, a second draft will be presented at this meeting.
• September 12 — present revised ordinance for P &Z recommendation to City Council. Publish notice
for City Council public hearing as required.
• September 26 — (if necessary) present any additional revisions and obtain recommendation from
P &Z for City Council. (Additional publication may be necessary for Council meeting.)
Mr. James stated that revisions are to include:
Code changes as they pertain to building construction as a result of issues encountered by Fairhaven
prompted by residents; i.e. boring of each lot, engineering components, retaining walls, soil
standards, curing time for slabs, third party inspections, etc. (information as per presentation given
by Mr. James and Ms. Sanchez at City Council and P &Z Commission, respectively).
Gain public input by reaching out to Chamber on issues such as signs, etc. (not with this first draft
ordinance, but with overall UDC revisions); and the builders and developers in the community to
gain their input, as they may feel the new requirements "may increase their cost to the homeowner ";
or that the recommended changes may not resolve the issues discovered in Fairhaven or that we are
not getting us there.
We may also solicit views from residents of Fairhaven for feedback on the draft ordinance. Staff
will coordinate small group meetings with Fairhaven residents one week following presentation of
the draft ordinance to the P &Z. Also we could solicit input of third party inspectors (real estate
inspectors) and HOA groups. It might be a good idea for a couple of P &Z members to attend the
focus group meetings to observe.
Mr. Crawford asked if a handout could be prepared to provide the public with the inspection process;
what is required to build, etc. Mr. James noted that staff has talked about FAQ's for several subjects;
flood plain ordinance, application to historically designated structures, and what can be done to remodel
or expand and comply with applicable codes if special conditions exist with the property.
In conclusion, Mr. James stated that at the next meeting there would be a draft ordinance, with a layout
of focus groups and the public hearing in addition to who wants to attend from P &Z. Staff would come
back at the 2nd meeting and present an overview from the public input meetings, and come back at the
I" meeting in September asking for a recommendation or changes.
7. REQUESTS AND ANNOUNCEMENTS.
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
• None.
B. Requests by Commissioners to staff for information.
Minutes
Planning and Zoning Commission
July 25, 2012
Page 4 of 5
Mr. Dahle saw an article in the SA Express News regarding ordinances on mobile food.
trucks, and has seen food trucks in our city along 78 in the evenings and weekends. He asked
staff if the City has requirements for these businesses. Ms. Sanchez stated that the City has a
provision for permitting mobile vendors, and they are required to get necessary food handling
classes and obtain a mobile vendor permit. However, a static display vendor is not allowed
by code in the City. Ms. Sanchez will have a conversation with Code Enforcement and our
new Sanitarian regarding this information. She knows that they are already working on those
sections of the code that need to be clarified for this type of vendor.
Mr. Dahle commented on the Merritt Lakeside road which intersects FM3009. While we
were told by the developer this was an exit only, it now is posted as an entrance only. Ms.
Sanchez stated that she will review the site plan and communicate this information to Public
Works.
C. Announcements by Commissioners.
• City and community events attended and to be attended
• Continuing education events attended and to be attended
• No announcements.
D. Announcements by City staff.
• No new site plans received during period July b, 2012 to July 20, 2012.
• A copy of the attendance roster is provided which shows compliance with the requirement of
the By -Laws for members to attend two- thirds of the meetings posted.
• Information provided regarding a Planning & Zoning Workshop from AACOG.
• A copy of the Strategic Plan adopted in 2011 is provided.
• A copy of the Economic Development plan update adopted in 2010 is provided.
7. ADJOURNMENT OF THE REGULAR MEETING
The meeting adjourned at 7:10 P.M.
Chairman, Planning and Zoning Commission Recording Secretary, City of Schertz
Minutes
Planning and Zoning Commission
July 25, 2012
Page 5 of 5
Sidewalks, Hike and Bike Trails: The City has provided hike and bike trails along Schertz Parkway. We liked it
so much we now require them on all Principal and Secondary Arterials.
STAFF ANALYSIS:
There is one unusual aspect to this property, when the Visitor's Center (Kramer House) was moved to its
current location the zoning designated a minimum 25' front building setback along Schertz Parkway south of
Live Oak Road (outside of the special overlay district), The UDC was subsequently amended to require a 50'
building setback on all principal and secondary arterial streets; therefore, the Visitors Center is considered legal
non- conforming as it encroaches into the front setback by approximately 10'. This site already exists and does
not preclude the approval of the plat.
Based on the information provided in the preceding information of this staff report the plat complies with all
codes and ordinances,
STAFF RECOMMENDATION: The purpose of this plat is to establish one (1) buildable lot. The plat has been
reviewed with no objections by the City Engineer, Public Works, Parks, Inspections, Fire and Police.
Planning Department Recommendation
X A rove as submitted
Approve with conditions*
Denial
Mile 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, in considering
final action on a final plat, should consider the criteria within UDC, Section 21.12,10 D.
Attachments:
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