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PZ 07-11-2012PLANNING AND ZONING MINiJTES July 11, 2412 The Schertz Planning and Zoning Commission convened on July 11, 2012 at 5:00 P.M. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. PLANNING ~i 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 OTIIERS PRESENT Jake Jacobs Chris Price, Schertz 151 S, LTD. Gordon Rae, Alten~ate Lee Mangum, Pape-Dawson Engineers, Inc. David Earl, Earl and Associates Andy Rodriguez, Briones Engineering I. CALL TO ORDER/ROLL CALL Mr. Richmond called the meeting to order at b: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 snore 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, 201.2 minutes as follows: on page 2 - Mr. Knotts was refen-ing 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 M'€nutes Planning and Zoning Commission July 11, 2oI2 Page 1 of 9 ~. zczo>~Z-oo2 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.Sb acres. The property is more specifically described as a portion of the Julian Diaz Survey No. 66, Abstract No. 1$7 County Block 5059, and also a portion of the E.R. Evans Survey No. $0, Abstract No. 21b, 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 1 S 18 at Lower Seguin Road. Public Hearing was opened at b:10 P.M. Mr..Iames presented this item which has seen action as follows: in 2005, the Sedona Subdivision PUD was adapted for mixed use development, Ord. #OS-S-49 (853.b8 acres); in 2006, Sedona Subdivision PUD was amended, Ord. # 06-5-36 (757.737 acres); and in 2012, Sedona Trails PDD was adopted as new mixed use development, Ord. #12-S-O1 (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 ofthis 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 1.518 given that the road will not be improved, and is allowed to simply pay tl~e 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 acconr~plish two goals: 1) the open arealdrainage 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 Dcpa~•tment 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 bcen 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 1 ], 2012 Page 2 of g 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 tl~e change is major, the applicant would be required to proceed with a formal zone change request. Far 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' northlsouth 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 tl~e other is a S6' eastlwest 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, b975 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 $.6 Phasing of Final Plats last paragraph on page 3: "In addition, a fr.r~al plat shall not be denied if it i~cr~eases the ~aamber of lots reflected rra the prellnzinary plat by less than S% ", be deleted from the PDD document. Mr. Crawford seconded the motion. The vote was 5-1-1 with Mr. Evans voting nay and Mr. Dahle abstaining. Motion carried. B. PC2012-a23 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 Bloclc 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 .1uly 1 I, 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 Sb 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 Schnebly 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 requite 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 Ceztificates 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 1 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. 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 1 prior to acceptance of alI public improvements subject to minimum life safety infrastructure being in place (streets, water, sewer, fire hydrants), but in no event shall a cezfificate of occupancy be issued prior to preli~nin.azy 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 l of the Wal-Mart Supercenter #3391, establishing Lot 13, 14, and 15, Bloclc 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 %oning Commission .Tiny T 1, 2012 Page q of g Ms. Woad presented this project. The subject property is currently platted as Lot 5, Block 1 of the Wal-Mart Supercenter Subdivision and is located north of the FM 3009 and 1H 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 easetnents 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 ingresslegress 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 far access and drainage with the following comment: Due to the limited frontage along F1Vl 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 ar 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 cu~x•ently 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 7:1.4 P.M. Discussion followed between the Staff, Commission and Applicant related to the site. Mr. Glombil< moved to approve this ite-n. Mr. Dahle seconded the motion. Vote was 7-0. Motion carried. Minutes Planning and Zoning Commission ,luly 11, 2012 Page 5 of 9 lie 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 0.3101 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 35.8190E 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 1-Ieights 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'Etn 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 tnay 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 Par]<way. 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 A1CUZ, APZ-2, and the builder is required to construct the houses with sound reducing features. IVIinuCes Planning and Zoning Commission July 1 i, 2f112 Page 6 of g All streets will be developed to City of Schertz specifwcations. 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 far 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 $] ,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. Glombi!< seconded the motion. Vote was 7-0. Motion carried. 6. ITEMS FOR INDIVIDUAL CONSIDERATION: A. PCZO><2-o29 Consider and act upon a request for approval of a preliminary plat and waive~° 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 propel°ty 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 Live 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 %oning Commission .Tiny t 1, 2012 Page '7 of g Staff recommends the Planning and Zoning Commission approve the preliminary plat far the Schertz Municipal Complex Subdivision as submitted including a waiver to Section 21.9.3.) for Lot 4, Black 1. '7. R. 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/Bunch) 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 RoO. W. • When and What • Examples of Residential and Commercial • Potential Changes REQUESTS AND ANNOUNCEIVIENTS: A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. • None )B. Requests by Commissioners to staff for information. • Mr. Brand 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 Parlcs 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 fo>° no snore than 3 minutes. This is consistent with Hearing of Residents at City Council meetings, and gives everyone the opportunity to speak. • Mr. Brand 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. 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