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PZ 03-26-2014 AGENDA with associated documents (2)e ;. •. MOO 1400 SCHERTZ PARKWAY BUILDING #4 SCHERTZ, TEXAS 78154 City of Schertz Core Values Do the right thing Do the best you can Treat others the way you would want to be treated Work together cooperatively as a team 2. SEAT ALTERNATE TO ACT IF REQUIRED 3. HEARING OF RESIDENTS This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker's register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in response to an inquiry, and /or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have registered. 4. PUBLIC HEARING: The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant's request, and any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to consider and act upon the following requests and make a recommendation to the City Council if necessary. A. SUP2014 -001 Hold a public hearing and consider and make a recommendation on a request by William and Christy Martinez for a Specific Use Permit to allow an In -Home Day Care at 4202 Wensledale Drive. The property is more specifically described as Lot 25, Block 4 of the Whisper Meadows at Northcliffe 11 Subdivision, Unit 2; City of Schertz, Guadalupe County, Texas. 5. EXECUTIVE SESSION: A. Called under Section 551.071 Texas Government Code Consultation with Attorney to receive legal . advice from the City Attorney regarding the approval process for The Reserve at Schertz II. 6. ITEMS FOR INDIVIDUAL CONSIDERATION: A. PC2013 -050 Consider and act upon a request for approval of a master plan of The Reserve at Schertz II, a 102.912+ acre tract of land situated in the Stacy B. Lewis Survey No. 317, Abstract No. 443 and Planning & Zoning March 26, 2014 Page 1 of 2 the Antonio Zamora Survey No. 36, Abstract No. 82, City of Schertz, Bexar County, Texas and located on Boenig Drive approximately 200+ feet northeast of the Laura Heights. 7. REQUESTS AND ANNOUNCEMENTS: A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. B. Requests by Commissioners to Staff for information. C. Announcements by Commissioners. • City and community events attended and to be attended • Continuing education events attended and to be attended D. Announcements by City Staff. City and community events attended and to be attended. NEW SITE PLAN APPLICATIONS: No new Site Plans were submitted to the Planning and Zoning Division between March 7, 2014 and March 21, 2014. 9. ADJOURNMENT OF THE REGULAR MEETING CERTIFICATION 1, Lesa Wood, 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 21st day of March, 2014 at 4:00 p.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. 3ryce, Co-xv Bryce Cox, Planner I 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 , 2014. title: This facility is accessible in accordance with the Americans with 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 advance of meeting. Planning & Zoning Page 2 of 2 March 26, 2014 11 COMMUNITY SCHIJERF17 SERVICE PP OORTUNITY TO: Planning and Zoning Commission THROUGH: Michelle Sanchez, Director of Development Services PREPARED BY: Lesa Wood, Senior Planner CASE: SUP2014-001 4202 Wensledale Drive -- Specific Use Permit SUBJECT: Hold a public hearing and consider and make a recommendation on a request by William and Christy Martinez for a Specific Use Permit to allow an In-Home Day Care at 4202 Wensledale Drive, The property is more specifically described as Lot 25, Block 4 of the Whisper Meadows at Northcliffe 11 Subdivision, Unit 2; City of Schertz, Guadalupe County, Texas, GENERAL INFORMATION: Owner/AP.plicant: William and Christy Martinez APPLICATION SUBMITTAL DATE: February 10, 2014 (Original Application) PUBLIC NOTICE: Thirty (30) public hearing notices were mailed to surrounding property owners within two hundred (200) feet of the subject property on March 13, 2014. At the time of this staff reports one (1) response neutral to the request was received, ITEM SUMMARY: The applicant is requesting a Specific Use Permit to allow an In-Home Day Care at 4202 Wensledale Drive which is an existing single family residential lot zoned Garden Home (GH) within the Whisper Meadows at Northcliffe 11 Subdivision, Unit 2. The subject property contains an approximately 2,400 square foot home that is currently owned and occupied by William and Christy Martinez. An ln=Home Day Care is defined in the UDC as a home occupation that provides care for less than twenty-four (24) hours a day to no more than six (6) children under the age of fourteen (14), plus no more than six (6) additional elementary school age children (age five (5) to thirteen(13)). The total number of children, including the caretaker's Own children, is no more than twelve (12) at anytime. This use is subject to registration with the Texas Department of Protective and Regulatory Services. Adjacent Zoning North Garden Home (GH) South Garden Home (GH) East Single Family Residential Dwelling (R -6) West Garden Home (GH) Land Use Single Family Residential Single Family Residential Undeveloped Single Family Residential CONDITIONS OF THE REQUESTED SPECIFIC USE PERMIT: The proposed In -Home Day Care will be subject to provisions of the Unified Development Code (Ordinance 11 -S -15, as amended). The applicant will be required to obtain a Home Occupation permit in accordance with Sec. 21.8.4 and register with the State of Texas. IMPACT ON EXISTING ADJACENT DEVELOPMENT: The subject property is located in a single family residential neighborhood and the proposed use of In -Home Day Care does not appear to negatively impact the adjacent properties. STAFF ANALYSIS AND RECOMMENDATION: Ms. Martinez has indicated that she will be caring for and working with preschool children ages 3 thru 5 years in her home in the morning and the afternoon. The HOA has granted permission to run the daycare out of the residence at 4202 Wendsledale. Staff recommends approval of the Specific Use Permit as presented with the condition that the Specific Use Permit is valid as long as William and Christy Martinez own and occupy the property at 4202 Wensledale. Planning Department Recommendation Approve as submitted X Approve with conditions" Denial Mile the Uommission can impose conditions; conditions should only be imposed to meet requirements of the UDC. COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a recommendation to City Council on the propose zoning application. In considering action on a Specific Use Permit application, the Commission should consider the criteria within UDC, Section 21.5.11 D. Attachments: Aerial (Maps) Correspondence Exhibit IQ a e =o .E ii �Sr Rk4� .a4 E 3: pz fib ap' x F k aE� s YPx iIP 3 s` tL W N Q O N W N W k � L' W Lj R � yyyy M L0 ddon G 3 ` UHHEI MUZ City of Schertz w P/ E G4M &9VNiTY 6�AVICF*9PP4RTUh7iY 4202 a .�...� 200' Buffer '' Parcel Boundanes L.,odl Fb Z1I2111 = �'ll WENSLEDALE.DR s S.U.P. Fact Sheet Adventures in Preschool Christian Pre -k Christy Martinez 4202 Wensledale Drive Schertz, TX 78108 My goal in moving to Schertz is to open up my own Christian Preschool. The foundation of the preschool is "Just Like Home." I would like to teach Pre -K classes in my home. I believe this preschool would be nice for the community. I envision families from the subdivision and community attending the preschool. Specifics The preschool would be for 3 -5 year olds. I would like to have an AM and PM program, with each class lasting for three hours each. There would be a maximum of 6 students in each class. The preschool would be completely inside the home. I don't believe it would cause a traffic issue considering I would have a maximum of 6 students per class. The classroom would meet the physical, social, and cognitive needs of the students. We also have a safe play area in the fenced backyard for outdoor activities. We have coordinated with Whisper Meadows HOA to inform them of the proposed preschool and they have approved the preschool. • - Request permission from HOA to run daycare /preschool out of home (Completed, request granted, see attached correspondence from HOA) - Turn in application and applicable fees for Specific Use Permit from the City of Schertz - Turn in application and applicable fees for In Home Occupation Permit from the City of Schertz - Turn in application and fees, receive inspection, and receive permit to become a licensed In Home Care Provider by the Texas Department of Child Protective Services Qualifications - Bachelors Degree in Early Childhood Education from New Mexico State University - Masters Degree in Education with a Specialization in Early Childhood Education - Early Childhood teaching certificate with the State of New Mexico, and working toward teaching certificate with the State of Texas - 8 years of teaching experience as the lead teacher in a NM Pre -K Initiative Program: On Track Pre -K Center Sunland Park, NM (575)882 -6740 - 2 years prior experience working in a private preschool/ daycare: Alpha Tots 1205 E. Madrid Las Cruces, NM 88001 Gmail - 4202 Wensledale Drive, Whisper Meadows 4202 Wensledale Drive, Whisper Meadows Paula Vaudt psvaudt@gmail.com> To: "jigneird8l ." <ngnerd81@gmail.corn> Correct, From, ngnerd8l Seft Sunday, January 26, 2014 7:10 PM To. Paula Vaudt Cco christy martinez Subject- Re: 4202 Wensledale Drive, Whisper Meadows Page I of 3 ngnerdOl .< ngnerd8I@gmaH.com> Mon, Jan 27, 2014 at 9:51 AM -Will MalfillroF On Saturday, January 25, 2014, P@Uai Varldt <usvandt@l3maiI com> wrote: , Good atternoon, The bowl does not need to apprrwe changes in theafterboon Finish wall the city far your permits > But we did took at your plans, Thanks Paula Vaudt > 01hispeF Meadrom HOA On Jan 25, 2014 11 31 AM, 'iqnerd8l " <n(inerdflil @9mall ( rc-n.'­ wrote: > Paula, � Good rnonning, 110loo YOU are Seonng volmm, A coupk,, of iteins rny wile, and I wanted to ricnify and ask YOUr herd on, 1, You may recall receiving a copy of my correspondonce with GVEG on their subcontractor staging area behind oral horne, As an update on the matter, GVEC was most helpfill and staged their materiak, to nave little tO nO VwUaI irn idea o on us and our surrounding neighbors, Vni not SIAne if YOU have, received other` complaints firan) residents on the matter, but they have since made concessions to rNUgate the issue, > 2, You may also recall, ita st summer my wife and I were looking 10 bUY a home within an HOA that would allow our in 4mrne Christian Pre-School to throve. Nly vidle consiflped with you via ern ail (see below) and the HOA was gracious EsIOLIgh tO approve nor request if we happened to purchase a home rri tile neighborhood 6 nrnn €hs later we area obviously sLtIling into Whisper Meadows mid have en)oyerJ the littps:Hiiiail.google.comJmailILiIOI?ui-2&ik�09b55775fd&vie,A---pt&searcli=iiibox&msg—I... 2/2112014 w FW:covqen@kMts 1 message ChdskwS<o�rm*10@ho{muiioum> From:||c#rn Tn:&~J���88�8��MN||��r0 Subject: RE! Date: Thu, 13 Jan 20131O1U:18'85UV Christy, Page I of 2 n0memd8l .<pgmwpd81@gmmmU.cmmm> Sat, Jan 25`2Of4mt111O8M The board has approved a Pre-K in your home if you purchase in this neighborhood providing you keep your business ao stated |n your email. Welcome 10 the neighborhood if you decide hz purchase a home in this subdivision. Thank you for checking with the HCA. Pau|aVaudt Vice President Whisper Meadow MOA conl 210 859-77709 Fro= Christy G[n`mKo:(~nym�W���otns�||�nn�l Sent Wednesday, June 1J,2O138:21AM To:psvavc�t��Qn}�i|��mn/ Subject� covenants To Whom it May Concern, YVe are currently looking for ahnmotu buy io the Jchertz area. VVo really love your subdivision and are thinking of narrowing our search ho this area. One issue i need clarification on are the covenants of your [10A. I have been teaching Pre-K in New Mexico for the past 8 years, K4y goal inmoving to San Antonio is\u open upmy own Christian Preschool. And the foundation h|k���//uzui[ .�0o//dxu�\��0/Yui=���i�=0q���?7�����v��p/=p|&snDrch=iubux&t/r`|43.�, 1/77/2014 ' - - Gmail - FW: covenants Page 2 of 2 of the preschool is "Just Like Home." I would like to teach Pre -K classes in my home. I believe this preschool would be nice for the community. I envision families from the subdivision and community attending the preschool. The preschool would be for 3 -5 year olds. I would like to have an AM and PM program, with each class lasting for three hours each. There would be a maximum of 6 students in each class. The preschool would be completely inside the home. I don't believe it would cause a traffic issue considering I would have a maximum of 6 students per class. Does your HOA prohibit this type of business within the primary homes in the subdivision? The City of Schertz permits this type of business with a single family dwelling, but thought I'd follow up with your HOA before we move forward with any other searches in this area. Thanks for any information you can provide. https:Hniail.google.coti mail/ a /0 / ?ui= 2 &ik-09b55775fd &view�pt &search = inbox &th = 143... 1/27/2014 OF N0, 7318310 —SHSA INDEPENDENCE TITLE ADDRESS: 4202 WENSLEDALE DRIVE SCHERTZ, TEXAS 78108 BORROWER: WILLIAM T, MARTINEZ AND CHRRITY R- MARTINEZ LOT 4, BLOCK 25 WHISPER MEADOWS AT NORTHCLIFF // SUBDIVISION, UNIT 2 SITUATED IN THE CITY OF SCHERTZ ACCORDING TO THE MAP OR PLAT THEREOF RECORDED o IN VOLUME 6, PAGES 609 -670 OF THE PLAT RECORDS OF GUADALUPE COUNTY, TEXAS NOTE uPF VALLEY ELNTIC CONNNY WILL MAWSNN s FEET GSEUENI FOR FORS EROCE E of oCE NO INN ING, OSS EASEMENT WILL PAR✓ OEPENSIA NOTE GUABALUP£ VALLEY PLECPNC COMPANY SHALL HAVE ACCESS r0 THE MAEfl S,, BIT FRONT YARDS WITH NE METER L.B. NOI. LOCATED FI. AT 111. AROA FROEO NOTE, A ARGi I IV\ SJ/ \zs NOTE EASEMENT AS PER OIL . 85 F. IN S56. GCO.2 Le i-rJ Y'S. F NOIL _ NIEO i0 COMAL POIVER LOIAPANY AS PER VOL O5. 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MIS SFRVEY IS EFVIFIEO FOR NIS NONSICPON ONLY ANN (vV R NA. IIY 11 VISUAL EXNAINAPON OF MAPS. wACCURpCIES OAN FNMA MAPS PRE KM EXALT IN THE ABOVE �, ,. OEIERIAINp IION NIMOFi OEINLEO FlEIO SNOY 1111111. BIT TEN UPON NCEO NRE ON OIMENT WAS RL(IEO UPON IN PREPARAIINN OF THIS NFNLY. TERRANCE ISH p 4 1 A SVBSVR ACE .1"APAION 1YAS BF"ONO NE SCOPE Or MS SURAEY IER2WCE M5H pJaOfESASIONf( IANO NRVEYOR `\ ,' L 8`8`10\_{0 N. LSAZNIJ -NJNJS sU F' DIRECTIONAL CONTROL LINE 33 ZO IJ ENSEN.' JULY JI. POIJ (CON ETE) RECORD RGFWS: VJ 609 -61N, L PRAWN I, n r{ PF =LD 4 - `r CONSTANCEANN REAL 'INISHALLAf000Y 'I 2111.111 'ji �, �' RHN2E cu"'ON' -- 930-822 3 637 I aTo-n9a�us rPp,c, s , C m r L.N4fN URAEY P 2 E C I S I� N surveyors IN 281- 496 -x561 RaI SFRCEAX X0496ENI66J IZION PIP994 SVn 500 SIN ANPAP -6193 -1555 COMMUNITY SERVICE SCHILIRTZ 1", OPPORTUNITY TO: Planning and Zoning Commission THROUGH: Michelle Sanchez, Director of Development Services PREPARED BY: Lesa Wood, Senior Planner CASE: PC2013-050 The Reserve at Schertz 11 — Master Plan SUBJECT: Consider and act upon a request for approval of a master plan of The Reserve at Schertz 11, an approximately 103 acre tract of land situated in the Stacy B. Lewis Survey No. 317, Abstract No. 443 and the Antonio Zamora Survey No. 36, Abstract No. 82, City of Schenz, Bexar County, Texas and located on Boenig Drive approximately 200 feet west of the street Laura Heights, GENERAL INFORMATION: Owner Developer/Apocant: Triple H Development, LLC, Harry Hausman, Developer Project Engineer: Briones Engineers, Andy Rodriquez, Project Manager j-____ APPLICATION SUBMITTAL DATE: November 18, 2013 (Original Application) January 13, 2014 (Revised Submittal) January 22, 2014 (Revised Submittal) February 06, 2014 (Revised Submittal) March 13, 2014 (Revised Submittal) ITEM SUMMARY: The applicant is proposing to develop The Reserve at Schertz 11 of which approximately 103 acres that is zoned Residential Agriculture (RA) zoning district and approximately 0,5 acres are zoned General Business (GB). The subdivision is proposed to develop in four (4) phases with 121 single family residential lots and one (1) commercial lot. The proposed plan indicates that each residential lot will develop as a single family lot with 25' building setbacks on all sides as dictated by the zoning district. Each residential lot meets the minimum required lot size of 21,780 square foot. GENERAL LOCATION AND SITE DESCRIPTION: The subject property is currently undeveloped and is located on Boenig Drive approximate 200 feet west of street Laura Heights adjacent to the Laura Heights Estates subdivisions, ACCESS AND CIRCULATION: The UDC, Article 14, requires that all residential subdivisions have a minimum of two (2) locations accessing existing public streets. This development is designed to have three (3) points of access via Ivy Jet through the adjacent subdivision The Reserve at Schedz; via N. Graytown Road and points of access from Boenig Drive. Each phase of this subdivision will be required to maintain two points of access at all times throughout construction in an effort to meet that requirement the applicant is proposing to construct Largoza Avenue across the undeveloped Lazar Parkway. A Level 1 — Traffic Impact Analysis was performed in November 2013 to address the subject subdivision, surrounding subdivisions and intersections in the area to determine the demand on the street network. The City's Master Thoroughfare Plan (MTP) designates a proposed north /south collector identified as Lazar Parkway (86' ROW) that stretches from Lower Seguin Road to IH 10. A portion of the proposed thoroughfare that is adjacent to the subject property is proposed to be dedicated at the time platting for each Unit of this subdivision. No portion of Lazar Parkway to the south has been constructed due to rough proportionality, although the ROW has been dedicated. The MTP also proposes an expansion of the existing Graytown Road (60' ROW) to an 86' ROW. The applicant is providing the 13' dedication for Graytown Road which is proposed to be dedicated at the time of platting for each Unit of this subdivision. Boenig Road is City Street not identified on the MTP and would be considered a collector street. In accordance with the UDC, a collector street in the City as a 60' ROW with 42 feet of pavement which includes curb and gutters. The Boenig ROW is currently sub - standard. The applicant is proposing to provide variable width ROW dedication along Boenig Drive adjacent to the subject property. The variable width dedication includes 10' ROW dedication along the majority of Boenig Drive with the exception of the curve areas along Boenig Drive where the dedication varies. TREE MITIGATION AND PRESERVATION: The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. PUBLIC IMPROVEMENTS AND SERVICES: Water: This site is serviced by Schertz water; the extension of an 8" waterline. Sewer: The site is within the San Antonio River Authority (SARA) certificate of Convenience and Necessity (CCN). SARA has submitted a letter dated November 8, 2013 that states they are cannot serve this development; a copy of the letter is attached for your reference. The applicant is proposing an on site sewer facility (OSSF) which is regulated by Bexar County. In accordance with UDC, Article 15 Easements and Utilities, Sec. 21.153.6, Wastewater System, all lots, tracts and parcels on which the development is proposed shall be connected to a public wastewater system. Based on the requirements of the UDC the installation of OSSF requires a waiver to be granted by the Planning and Zoning Commission at the time of platting for each Unit. Staff will confirm with SARA their ability to serve this area with each plat submitted. Drainage: The applicant will be responsible for all drainage associated with the subject property, and for compliance with the Storm Water Ordinance. Two detention basins are proposed to intercept storm water before it leaves the development. The site naturally drains to the FEMA 100 -year floodplain that is located between the site and Graytown Road. A preliminary drainage plan was submitted and reviewed by the City Engineer. Sidewalks, Hike and Bike Trails: Required along both sides of all streets throughout the subdivision and along Lazar Parkway, N. Graytown Road and Boenig Road. Additional Desion Criteria: The subject property is affected by the additional design requirements of the UDC, Section 21.14.3 along Lazar Parkway and N. Graytown Road to include landscaping buffers and screening. Landscape buffer lots have been provided adjacent to N. Graytown Road. Road Improvements: All streets will be developed to City of Schertz specifications including sidewalks and improvements. The development is located adjacent to Graytown Road, Boeing Drive and the proposed Lazar Parkway. Rough proportionality will be review with each plat submitted. Graytown Road is an existing 60' ROW and the MTP designates it as a secondary arterial (86' ROW). 13' of ROW has been shown as dedication to the City of Schertz for the expansion. Boenig Drive is an existing sub - standard ROW. A variable width ROW has been shown for dedication with the majority of the dedication being 10' of ROW. Lazar Parkway is designated as a secondary arterial (86' ROW). The proposed ROW is show for dedication. STAFF ANALYSIS AND RECOMMENDATION: Approval of a Subdivision Master Plan is required in order to plat a portion of a large tract of land under single ownership in order to ensure compliance with the Comprehensive Land Plan, the UDC, any additional adopted plans (water, wastewater, transportation, and drainage), the compatibility of land uses and the coordination of improvements. The master plan indicates that all the residential lots within the subdivision are proposed to have privately owned On -Site Sewage Facilities (OSSF). In accordance with UDC, Article 15 Easements and Utilities, Sec. 21.15.3.B, Wastewater System, all lots, tracts and parcels on which the development is proposed shall be connected to a public wastewater system. Furthermore, the UDC, Article 12 Subdivisions, Sec. 21.12.2.D. requires that all land subdivided or platted shall comply in full with the requirements of this UDC. Sec. 21.12.10.A.1 requires that all UDC requirements have been satisfied to allow a plat to be recorded. Based on the requirements of the UDC not connecting to a public wastewater system and installation of OSSF and requires a waiver to be granted by the Planning and Zoning Commission as prescribed in Sec. 21.12.15 Waivers. The UDC authorizes the Planning and Zoning Commission to grant waivers to the provisions in Article 12 when undue hardship will result from requiring strict compliance. The applicant has submitted a waiver request for the installation of the OSSF. The developer is requesting the waiver to the UDC requirement because at this time SARA does not have public wastewater lines constructed to this property. Staff will confirm with SARA their ability to serve the area with each plat submitted. In addition, the plan indicates that the proposed tract of land is located adjacent to the secondary arterial (Lazar Parkway). In accordance with UDC, Article 4 Procedures and Applications, Sec. 21.4.15.E.1 Timing of Public Infrastructure Improvement Construction, requires the installation of all public improvements required to serve the subdivision before a final plat is recorded or the applicant can defer the obligation to install the public improvements conditioned on the execution of a subdivision improvement agreement and sufficient surety to secure the obligations defined in the agreement. Therefore, the construction or deferment of Lazar Parkway will need to be addressed with each unit during the platting and civil construction plan review and approval process if the City requires as a condition of approval, that the developer bear a portion of the costs of municipal infrastructure improvements by the making of dedications, the payment of fees, or the payment of construction costs, the developer's portion of the costs may not exceed the amount required for infrastructure improvements that are roughly proportionate to the proposed development as approved by a professional engineer who is licensed in the State of Texas, and is retained by the municipality. The decision of roads to be constructed and rough proportionality will be determined with each plat. As part of the master plan review staff requested that the applicant remove notes 7, 8, and 9; however, the applicant has requested that the notes stay on the plan and be considered by the Commission. Staff recommends that notes 7, 8, and 9 are removed from the master plan because the improvements to serve the subdivision are reviewed with the civil construction plans at the time of platting to assure that the division or development of land subject to the plat is consistent with all standards of this UDC pertaining to the adequacy of public facilities, that public improvements to serve the subdivision or development have been installed and accepted by the City or that provision for such installation has been made, that all other requirement and conditions have been satisfied or provided for to allow the plat to be recorded. Staff has requested that the applicant provide additional information related to the design of the intersection at Lazar Parkway and Largoza. Staff is requesting to review the design of the intersection to ensure that the proposed intersection will tie into the future construction of Lazar Parkway. The design will assist in staff's determination and recommendation on rough proportionality request for this intersection at the time of platting. The Subdivision Master Plan has been reviewed by the City Engineer, Public Works, Parks, Inspections, Fire and Police. Approval of a master plan by the Planning and Zoning Commission shall be deemed as a guide to the final design of streets, water, sewer and other required improvements. Staff recommends approval with the following conditions: • Notes 7, 8, and 9 are removed from the Master Plan. • No waivers are granted with this master plan and the waivers for OSSF and Rough Proportionality be consider with each plat. Planning Department Recommendation Approve as submitted X Approve with conditions" Denial " While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC COMMISSIONERS CRITERIA FOR CONSIDERATION: In considering final action on a Subdivision Master Plan, the Commission should consider the criteria within UDC, Section 21.12.6.D. Aerial (Map) Exhibit SARA Letter Waiver letters (2) .� / \» \n !� 7 ) �< � : � \ � \ \ \ SANANT'QN_10 .I'EI, UTI OPdTy Leaders in Watershed Solutions UT- GRAY -GC November 8, 2013 Brian Crowell, P.E.'J Briones Consulting & Engineering ( i 8118 Broadway San Antonio, Texas 78209 BY:,_ Reference: San Antonio River Authority Wastewater Treatment System — The Reserve at Schertz Subdivision Unit lT Subject: Sewer Availability Dear Mr, Crowell: This development is within the Certificate of Convenience and Necessity (CCN) of the San Antonio River Authority and more specifically in the Graytown sewer shed where there are no trunk lines nearby to provide service. At this tune, SARA cannot serve this development. We cannot anticipate when segments 7A, 7B, 8, 9, 13 will be installed to serve this development If you have any questions, please contact me at (210) 227 -3373, Sincerely, TERRY PLOETZ Utilities Assistant Development Superintendent TP:ddv Cc: • John Gomez, San Antonio River Authority George Carrasco, San Antonio River Authority Jim Doersam, San Antonio River Authority Andy Rodriguez, Briones Consulting & Engineering 100 East Cuendrer St. sk P.O Box .839980* San An Lon io, TX 75283 -9980 N; wu wsara -Murg. (210) 227 - 1373 ^1`1, (866) 345.7272. r' 7. Fnx.(210) 227 -4323 EaLa rn ri C(, \I IpTTE�' G,rI „rt} Ca,7,ll�� Gm ;:cra:, lauti E- Rifht pipit, , t}rr;r: r :tlidi3O SX i_n.Y'r, P nurrrc, '. Vr1_ =. n s.,,i: T 13,,.,, , ... .......v,.�. .. w.+.......... ASSOCIATES attorneys a law November 15, 2013 Less Wood Via. Fax 210/619 -1009 Planner I DAVID L. EARL ATTORNEY AT LAW Development Services City of Schertz tt �i�l" 1400 Schertz Parkway Schertz, Texas 78154 `4 RE: The Reserve at Schertz II, MDP Request for Waiver— Rough Proportionality Dear Ms. Wood: The applicant is seeking a waiver, pursuant to Section 21.12.15, from Section 21A.15.E,1 regarding the construction of public infrastructure, Pursuant to Texas Local Government Code, Section 212.904, and Section 21.13 of the Schertz UDC, the municipal infrastructure improvements, including the dedication of right-of- way, payment of fees, and the payment of construction costs, required by the UDC exceeds the amount that is roughly proportionate to the proposed developnient's impact on the municipal infrastructure. The Reserve at Schertz II consists of 121 residential units. The proposed supply of municipal infrastructure to be dedicated, constructed or, at the option of the developer, a fee in lieu of construction paid by the developer, consists of the following: Intersection Improvement; * Lazar Parkway Intersection 86 LF of 42 LF (wide) of Pavement * Lazar Parkway Intersection 2 x 86 LF = 172 LE of 5LF (wide) Sidewalk Lazar Parkway Intersection 2 x 86 LF= 172 LF of Curb Boenig Dr. and Graytown Dr. 3058 LF of 5 LF (wide) Sidewalk * Lazar Parkway Roadway Culvert Crossing 2 culvert crossings Right -of -Way Dedication * Boeing Dr. 10 LF Street Dedication = 0.580 Acres Graytown Rd. 13 LF Street Dedication = 0.265 Acres Lazar Parkway 86 LF Row /Street Dedication = 4.310 Acres According to the City of San Antonio's methodology, the supply provided is roughly proportion ate to the demand resulting from the development. Therefore, the proposed supply complies with the requirements of State Law. As the traffic impact on the existing and proposed infrastructure is minimal, the granting of this waiver will not have a negative impact upon traffic conditions; nor upon the health, 75303 Huebner Rd., Building 15, Sari Antonio, TV 78248 210,222.1500 a Fax 210 222 9100 Pa -e 2 November 15, 2013 safety, convenience, and welfare of those residents within The Reserve at Schertz II or communities in the vicinity. (See Section 21.12.15.A) The granting of this waiver will not be detrimental to the public health, safety, or welfare, or be injurious to other property in the area. (See Section 21,12.15.A.I.) Further, the granting of this waiver will not have the effect of preventing the orderly subdivision of other land in the area. (See 21.12.15.A.2.) The granting of this waiver does not constitute a violation of a valid law; ordinance, code, or regulation of the City. (See Section 21.12.15,D.) In fact, the use of roughly proportionality is required by the City of Schertz LIDS and State Law, As stated above, the granting of this waiver will not have detrimental effect on property owners within The Reserve at Schertz 11, nor will it Have any detrimental effect on property owners or property in the vicinity of The Reserve at Schertz II or the City of Schertz as a whole. Therefore, in accordance with the CDC, the applicant respectfully requests that City Staff recorarnend, and the Planning and Zoning Commission approve, the granting of a waiver to employ the rough proportionality methodology to detemime the municipal infrastructure improvements required to be dedicated or constructed by the developer, as required by State Law. Should you have any questions, please do not hesitate to contact me, Very truly yours, EAR L-& SSOCI? ES, 1'.C. Davl i .Earl DLEIih Enclosure cc: Harry Hausman Via Email: barrylhausman @gmail.com Andy Rodriguez Via Email: arodriguez @brionesengineering.com C:A Users \eholmesVAppData \Local \MicrosoMWindows \Temporary Internet Piles VContent.OuOoolc\FWTZBLOPVDLE Itc to City of Schertz no request for waiver and rough proportionality- REVISED 11 15 13 (2), doex EARL ASSOCIATES a tfo r'ii e Y s a f I u) November 15, 2013 DAVID L. EARL ATTORNEY AT LAW Lesa. Wood Via Fax 210(619 -1009 City of Schertz 1400 Schertz Parkway Schertz, Texas 78154gty, RE: Non- Availability of Sanitary Sewer for The Reserve at Schertz II MDP (102 acres) The Reserve At Schertz 11, MDP Request for Waiver - OSSF Dear Ms. Wood: Pursuant to the Schertz UDC- and the letter from the San Antonio River Authority dated November 8, 2013 confirming they are unable to serve the project with sewer service, the applicant is seeking approval of the City to install On -Site Sewage Facilities (OSSF) at The Reserve at Schertz 1I, pursuant to Section 21.15.3.E, We understand that the City interprets this approval to be granted through the approval of a waiver by the Planning and Zoning Commission, Therefore, please let this letter serve as the applicant's.fornial request for waiver, pursuant to Section 21.12.15. The Reserve at Schertz II "is within the San Antonio River Authority (SARA) certificate of Convenience and Necessity (CCN), SARA has confirmed they cannot serve the site_" In its effort to obtain sewer service to the project, Applicant submitted multiple proposals for sewer service which were all rejected by the San Antonio River Authority for various reasons, In fact, the only option to gravity serve the Development with service at this time would cost over $8,000,000 due to the need to build off -site facilities. Such an expense for a 121 home development would clearly be an unconstitutional exactment, and cannot be required as a condition of use and development of the property. The granting of this waiver will not have a negative effect upon the traffic conditions, nor upon the health, safety, convenience, and welfare' of those residents within The Reserve at Schertz 11 or communities in the vicinity. (See Section 21.12.15.A) The granting of this waiver will not be detrimental to the public health, safety or welfare, or be injurious to other property in the area: (See Section 21.12,15.A.I.) On -Site Sewage Facilities are heavily regulated by the County of Bexar and the Texas Commission of Environmental Quality (TCEQ). This regulation ensures that OSSF are safe for the use of the homeowner and do not cause injury to adjacent property owners. Further, the granting of this waiver will not have the effect of preventing the orderly subdivision of other land in the area. The use of OSSF has no effect on the orderly development of other land in the area. The use of OSSF does not impact other properties as no easements are required of off-site properties. Other developments in the vicinity of The Reserve at Schertz II have implemented OSSF and have not prevented the orderly subdivision of other lands in the area, including the Reserve at Schertz I1. (See Section. 21.12,15.A,2,) =r (^ 4alY 15303 Huebner Rd., Building 15, San Anlonio, TX 78248 ^ 210 2221500 e Fax 210 222.9100 Paget November 15, 2013 The granting of this waiver does not constitute a violation of a valid law, ordinance, code or regulation of the City. (See Section 21.12.15.D) This waiver is specifically permitted and called for in Section 21.15.3,E. As stated above, the granting of this waiver will not have any detrimental effect on property owners within The Reserve at Schertz 11, nor will it have any detrimental effect on property owners of property in the vicinity of The Reserve at Schertz 11 or the City of Schertz as a whole. Therefore; in accordance with the UDC, the applicant respectfully requests that the City staff recommend, and the Planning and Zoning Commission approve., the granting of the waiver to permit the use of OSSF with The Reserve at Schertz 11. Should you have any questions, please do not hesitate to contact me. Very truly yours, EARL ASSOCIATES, P.C. David L. Earl DLE /lh Enclosure cc: John Kessler Via Fax 210/6191009 Schertz City Manager Harry Hausman Via Email: harrylhausman @gmail.com Andy Rodriguez Via Email:- aodriguez @brionesengineerirrg .cam C;A Users\ ehohnes \AppData\LocalVMicrosoft\W induivs \Temporary Internet Files VContcntOutloolc\FWTZBLOPVDLE Itr to City of schetlz re OSSh:11 15 13.docx Rough Proportionality Worksheet for Roadway Infrastructure Improvements City of Sao Antonio, Texas Development. Name: Theassolvea4sarervzll Applicant: cornno4e Nernanaaa aa.momaro+ Legal Description u-Ph Pogo: Case 7 Plat Number Date: NoYem1oer11,2013 DEMAND - TrafllC Generated by Proposed Developments PanPPnommn0elYln: Pea11 Inleenat Tay Lpntl Llse lYy " -v.` nevelapmler Wal: Intemltyx: Hoe, To, Capture. Lenpiha; Ralc °; flare ^: 1 .e r 6 i F oaaretlit wal e,orrAgNFL 121 t6t ov, ICG iA nlfo f Iry ( V . I tl IA Ltl a :M1I !h )(ET AG t v{, -n ,.. mstunaasxpv,i (DJl.an hNRf Etl lrmlyu t M1N1 �5 .Ctl (Eoa[n)aM^:]el IaLay.%kljplo afryeoltan oNZmefive aauGllm;nntl s 7A- acya:,ayme rn awm.aeoe IMPACT OF DEMAND PLACED ON THOROUGHFARE SYSTEM: Estimated Average Cost Per Vehicle Mlle7: -- $2291EL, Nor" vn. „.... __ .. ..... .. _. __.._ Ttlpfeneallon Alelhvd: o wewRn. Pemaaa:' Impact or (vs9ltiartinzz) Development°: {S) 132.21 $266,044 122.21 $280,044 a the.. sA1Ce Meo lie 0n1If, Ltaglh(1).—, ln9"u—,o( of bvless rDU to uL I ENmiL +dNaaoac yp[ evefiiLeaolakEnavadleo1n1A4 3umm.ry Raaaway Namm noaaway JUL.tu6t Clanziticatloa: Lea ft Thlp eupply CVSI cost Emlm9e based Gn IFCep I:oaes: Estimate °:(a) Dooffed OPCfy: At ROADWAY SUPPLY ADDED TO SYSTEM SUBTOTAL $6 Intersection lmpYOyements Specific bnpr vements io be Built or Funded by the Applicant INIM1.Y }1 II e5 Yvunafnd P.M Or _— L Fo 1421,IW I) o t R:ft{ry OIr @g)3t11 530775 F5 C[ 1 P flGP A21F! IKIL Ga1fif INmS25ti r' $4,3aU 1' P rl' 1 Ue LF 1I2LF rC b(s YSILF __ 6 3P flfl yI Ha 3GSa1F t LPiM1'd I6d IkYy9 ] iLl $3566 $70,450 Zaatl, h=/ G:£vaa�. 9..a,8v ISi(lGbl e",Iii 5i50aU 1$111 Gti( {x3. a"D' $$0000 mlcnac"""N DEFrcuvEMENTS ADDED TO SYSTEM SUBTOTAL: $20TIa1 R1219t-oi Way 0adioation ROW to he rledlcated6y the Applicant R onp Pr, 1 EZI to a^ulort 0.3eUA .xni96oGl AC:i 57.540 i N Ip e'1 1]I F;Aip 106 I p alb P i 1]poltl /cm 53;A;5 L a P:mY 1!vJ tF ROW! Io 10e.. a, m :1910 AG *s N51390o]d -m $S6pdp non I' -' -".y ocD1cA I IUN SUPPLY ADDED TO SYSTEM SUBTOTAL: $57,015 TOTAL VALUE OF SUPPLY ADDED TO THOROUGHFARE SYSTEM: $271,923 ur e e s a It:ry s m a- w:yre( Sou d'e 9a a b - n t a l r'.1 ru r wa d o- am moan Ilnun mp eyu4lMnJUrsJa �dtl•!.g E3led asRUa lrtp ov mt}CeSSe lrp'ntU[rv,yshwltlb baloa,unpApp it leLn s(m mat i't (ololan✓iNVln mufei+ANy SUPPLY I DEMAND COMPARISON! A comparison N oraprferL y provided by3 8evelopmenl agatn5l the Yra[GC impadso( the proposed doVdopmnnL Cast Compadsa0 TOTAL IMPACT OF DEMAND PLACED ON THOROUDHFARE SYSTEM: $28o,044 SUPPLY VENOrt, TOTAL. VALUE OF CAPACITY (SUPPLY) ADDED TO THOROUGHFARE SYSTEM: ¢271,129 10720/ Dasea on the II fll gh ",'e'rurobl, alyl the Ylu of PPTCIY Uepplo proyided by the Prof devalopment mtighlyeq'IS the anticteMed impact of tl lantlipia Ihe 1111'ah, . Tholao, the eeey lmAGYemeol,arerou.Noplapollonal to the demand placed an iha SyAlem(:e. IFSappraani sadob, rooghty the same aritaonl of lepac Iy orvAlal is needad io Sbppoa the development , 77ofa�APamamdlml1al357oaatteai to zndrmm T° ADULT TABLE CURIE CADDO 1£N N .,.ENT N. ( NI "I' a11"S UYY 10904` Ez1OZ aE DEN TAIL 3 _� TO SCALE G0 0�1 s 1A r l E, Az Hp Rf / SF„ % 0 815TSSCACDN,9T y c ;'FR lJC NN .dF 6" Sp4,F ?o �R /,or CO(,NO R FIE RT2 NE-o FpE-Rq bFry QNS GENERAL NOTES AG '4AN rF�,go, 40A S I. ALL RESIDENTIAL LOTS SHALL BE A MINIMUM FRA L`VF' X82 F §)? C( OF 11 ACRE (21,780 E P,) IN AREA, F(DT r 2. THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION PURPOSES AND DO NOT SET THE ALIGNMENT, ALIGNMENT IS DETERMINED AT TIME OF GOAL PLATTINO, 3 ALL LANDSCAPE SUFFERS, PRIVATE OPEN SPACES, COMMON AREAS, GREENBELTS DRAINAGE EASEMENTS b DETENTION PONDS ARE THE RESPONSIBILITY OF THE DEVELOPER OR ITS SUCCESSORS AND / OR ASSIGNS. 4 ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL ABB29C0435G DATED SEPT 29, 2010, UNIT 3 IS WITHIN THE 100 -YEAR FLOOOPLAIN. S CONTOURS ARE BASED ON TOPOGRAPHY SURVEY. 6 WATER SERVICE AND STORM DRAINAGE FACILITIES TO EERWITURN BY THE CITY OF SCHERTZ 7 EACH LOT TO HAVE PRIVATELY OWNED SEPTIC SYSTEMS FOR WASTEWATER 8 THIS MOP IS SUBMITTED CONCURRENTLY WITH THE GENERT FOR A WAIVER FOR THE ONSITE SANITATION SERIES TO ALLD4Y SEPTIC WHICH SHALL APPLY TO ALL TRACED (UNITS) WITHIN THIS MOP. 9 THIS NBC IS SUEMITTED CONCURRENTLY WITH THE REQUEST FOR A WAIVER FOR THE ROUGH PROPORTIONALITY WHICH SHALL APPLY TO ALL PHASES GIN TS) WITHIN THIS MOP. RANGELAND USE* IMPROVED "'A'S 19.73 .ACRES RANGE NATIVE PASTURE. 5.00 ACRES OWNER: GLENN H. AD JANET C BARNEW R A "" 24.731 ACRES N.G.B. 16563 V \F\ VOL. 2201, PG. 542 DEED �F 10650 X. 781 4- SCHERTZ,. TX. J8i 54- 600 @. E ,6 dk 9y. T I yM LOCALLOffi DRUM GOT j F,va..,y LEGEND V- PROPERTY BOUNDARY --'_«- EXISTING CONTOURS ^ -- - UNIT LINE P.O.B. POINT OF BEGINNING ------ — FIRM MAP FLOOD LINE — — ACCIDENT POTENTIAL ZONE II - - -. SURVEY LINE W.D. WARRANTY DEED S W.D. SPECIAL WARRANTY DEED B.S:L, BUILDING SETBACK LINE R.O.W. RIGHT OF WAY AC, ACRE A.P:Z. ACCIDENT POTENTIAL ZONE G.B: GENERAL BUSINESS R.A. RESIDENTIAL /AGRICULTURAL `- -E.8 "W EXISTING '8 ° WATER . LINE "F1 r, Z CENTERLINE LAND HOOK ADULT TABLE CURIE CADDO 1£N N .,.ENT N. ( NI "I' a11"S UYY 10904` Ez1OZ aE DEN TAIL 3 _� TO SCALE G0 0�1 s 1A r l E, Az Hp Rf / SF„ % 0 815TSSCACDN,9T y c ;'FR lJC NN .dF 6" Sp4,F ?o �R /,or CO(,NO R FIE RT2 NE-o FpE-Rq bFry QNS GENERAL NOTES AG '4AN rF�,go, 40A S I. ALL RESIDENTIAL LOTS SHALL BE A MINIMUM FRA L`VF' X82 F §)? C( OF 11 ACRE (21,780 E P,) IN AREA, F(DT r 2. THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION PURPOSES AND DO NOT SET THE ALIGNMENT, ALIGNMENT IS DETERMINED AT TIME OF GOAL PLATTINO, 3 ALL LANDSCAPE SUFFERS, PRIVATE OPEN SPACES, COMMON AREAS, GREENBELTS DRAINAGE EASEMENTS b DETENTION PONDS ARE THE RESPONSIBILITY OF THE DEVELOPER OR ITS SUCCESSORS AND / OR ASSIGNS. 4 ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL ABB29C0435G DATED SEPT 29, 2010, UNIT 3 IS WITHIN THE 100 -YEAR FLOOOPLAIN. S CONTOURS ARE BASED ON TOPOGRAPHY SURVEY. 6 WATER SERVICE AND STORM DRAINAGE FACILITIES TO EERWITURN BY THE CITY OF SCHERTZ 7 EACH LOT TO HAVE PRIVATELY OWNED SEPTIC SYSTEMS FOR WASTEWATER 8 THIS MOP IS SUBMITTED CONCURRENTLY WITH THE GENERT FOR A WAIVER FOR THE ONSITE SANITATION SERIES TO ALLD4Y SEPTIC WHICH SHALL APPLY TO ALL TRACED (UNITS) WITHIN THIS MOP. 9 THIS NBC IS SUEMITTED CONCURRENTLY WITH THE REQUEST FOR A WAIVER FOR THE ROUGH PROPORTIONALITY WHICH SHALL APPLY TO ALL PHASES GIN TS) WITHIN THIS MOP. RANGELAND USE* IMPROVED "'A'S 19.73 .ACRES RANGE NATIVE PASTURE. 5.00 ACRES OWNER: GLENN H. AD JANET C BARNEW R A "" 24.731 ACRES N.G.B. 16563 V \F\ VOL. 2201, PG. 542 DEED �F 10650 X. 781 4- SCHERTZ,. TX. J8i 54- 600 @. E ,6 dk 9y. T I yM S k j F,va..,y reIET— rr Y `� /i._. z j6, R,< o r a4sl, o Zed^,m ° NF Sz e t]S.DOMIN. of =a.3 90 x. " `F 3 i C f O �- PIT °� P�, pry xO Sammy¢ "r N LAND TO m LL APPROX. OWNER: FE WILDLIFE MANAGEMENT MANAGEMENT HENRY E A SIDLTZ tp v. �_ PORTION REMAINING PORTION A N�. / ' / ZONING. 2500 ACRE TRACT T .._ N NCB / oFG' DE Z DATE 89 VOL. 6397 PG. G, 6839 GEED e/ / PO BOX 73 / UNIT 1 _�% 23.09 ACRES CONVERSE, EX 78109- 0073 7 -2014 BASE RATE LOT 'RA' UNIT I I LOT 0.468. ACRES Fl /. COMMERCIAL °GB" / W UNIT 2 42 LOTS / 4,425 L.F. 1 -2015 BASE RATE LOT f9` / \O.� la. N (zl,oaD s.FVrII PLC J/ DEVELOPER /OWNER OWNER /DEVELOPER: TRIPLE H DEVELOPMENT, L.L.C. 15720 BANDERA RD.,. SUITE #103 HELOTES, TEXAS 78023 (210) 695 -5490 TYPICAL LOT LAYOUT NOT TO SCALE /'^ "S pv0 /fSTgT f r, 6fA,AR& OFn00 (SEC, o I f 3gipN F R RATfSF,. f }q�S - {0T 102.912 A. TOTAL TRACT AREA Y DETAIL #4 DETAIL 4 NOT TO SCALE DETAIL #5 / DETAIL 1 NOT TO:SCALE A "TITkC, Peso- zo ` zz. DETAIL- 2 NOT TO SCALE DETAIL 5 NOT TO SCALE STY / UNIT SUMMARY PAS 02 /DSfld SCHERTZ JOADENTs a /npa xn2rerz cRODENTs t]S.DOMIN. 9 x. " `F 3 i f O � PIT N TOP TO m LL APPROX. 0 UNIT LOTS ACRES STREET LENGTH DEVELOPMENT LAND USE ZONING. J ONO ¢o2 .._ N oFG' DE Z DATE 6 LOT t\ U AD TO Im- UNIT 1 29 LOTS 23.09 ACRES 3,175 L.F. 7 -2014 BASE RATE LOT 'RA' UNIT I I LOT 0.468. ACRES - 7 -2014 COMMERCIAL °GB" w L/i AG. MI Z W UNIT 2 42 LOTS 36.51 ACRES 4,425 L.F. 1 -2015 BASE RATE LOT °RA' N (zl,oaD s.FVrII UNIT 3 27 LOTS 23.67 ACRES 2,860 L.E. 7-2015 BASE RATE LOT 'RA' UNIT 4 23 LOTS 1-2016 BASE RATE LOT `RA' __ - -� o. `-tzs.oDT -- TOTAL 122 LOTS 10219 T�ACRES 12,600LL F. MINIMUM 1/2 ACRE (21,78G OF.) DEVELOPER /OWNER OWNER /DEVELOPER: TRIPLE H DEVELOPMENT, L.L.C. 15720 BANDERA RD.,. SUITE #103 HELOTES, TEXAS 78023 (210) 695 -5490 TYPICAL LOT LAYOUT NOT TO SCALE /'^ "S pv0 /fSTgT f r, 6fA,AR& OFn00 (SEC, o I f 3gipN F R RATfSF,. f }q�S - {0T 102.912 A. TOTAL TRACT AREA Y DETAIL #4 DETAIL 4 NOT TO SCALE DETAIL #5 / DETAIL 1 NOT TO:SCALE A "TITkC, Peso- zo ` zz. DETAIL- 2 NOT TO SCALE DETAIL 5 NOT TO SCALE STY / A >a? PAS 02 /DSfld SCHERTZ JOADENTs a /npa xn2rerz cRODENTs .I EvO E. 9 x. " `F 3 i f O � PIT N TOP TO m LL 0 11 -lO 9 H E R E S E R V E A T S C H E R T Z I I o gee. LAURA HEIGHTS ESTATES COMMERCIAL N0. 3 VOL, 9593 PG, 161 PLAT V, DEED RECORDS BERAR COUNTY, TX ZONE M -1 URVEYED 8Y BAHRERA LAND SUPVI -YING PLA (I P"YHANP 'THIS MASTER PLAN OF THE RESERVE AT SCHERTZ H DEVELOPMENT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF.SCHA TZ, TEXAS AND IS HEREBY APPROVED BY SUCH COMMISSION DATED THIS DAY OF ,RG By CHAIRPERSON SECRETARY LEGAL DESCRIPTION BEING 102.912 ACRES OF LAND OUT OF THE REMAINING PORTION OF 104.684 ACRE TRACT OF LAND, TOGETHER WITH A 1.833 ACRE TRACT :DESCRIBED BY DEED RECORDED IN VOLUME 16365, PAGE 1230, REAL PROPERTY RECORDS, BERAR COUNTY, TEXAS, SAVE AND EXCEPT THERE: FROM A 3.605: ACRE TRACT DESCRIBED BY DEED RECORDED IN VOLUME 16365, PAGE 1238, REAL PROPERTY RECORDS, BEXAR COUNTY, TEXAS, OUT OF THE S.B. LEWIS SURVEY NO 317,: ABSTRACT 443, AND THE ANTONIO ZAMORA SURVEY. NO. 36, ABSTRACT NO. 00 HL A DIA /w'UN_ UUMMINIP PAS 02 /DSfld SCHERTZ JOADENTs a /npa xn2rerz cRODENTs 0 J W w W AM YN ON Z OF - N TOP TO m LL 0 Z NASAL 'A" b2 J ONO ¢o2 .._ 9 H E R E S E R V E A T S C H E R T Z I I o gee. LAURA HEIGHTS ESTATES COMMERCIAL N0. 3 VOL, 9593 PG, 161 PLAT V, DEED RECORDS BERAR COUNTY, TX ZONE M -1 URVEYED 8Y BAHRERA LAND SUPVI -YING PLA (I P"YHANP 'THIS MASTER PLAN OF THE RESERVE AT SCHERTZ H DEVELOPMENT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF.SCHA TZ, TEXAS AND IS HEREBY APPROVED BY SUCH COMMISSION DATED THIS DAY OF ,RG By CHAIRPERSON SECRETARY LEGAL DESCRIPTION BEING 102.912 ACRES OF LAND OUT OF THE REMAINING PORTION OF 104.684 ACRE TRACT OF LAND, TOGETHER WITH A 1.833 ACRE TRACT :DESCRIBED BY DEED RECORDED IN VOLUME 16365, PAGE 1230, REAL PROPERTY RECORDS, BERAR COUNTY, TEXAS, SAVE AND EXCEPT THERE: FROM A 3.605: ACRE TRACT DESCRIBED BY DEED RECORDED IN VOLUME 16365, PAGE 1238, REAL PROPERTY RECORDS, BEXAR COUNTY, TEXAS, OUT OF THE S.B. LEWIS SURVEY NO 317,: ABSTRACT 443, AND THE ANTONIO ZAMORA SURVEY. NO. 36, ABSTRACT NO. N C�C rl� ~ LY (V E'Y W p^N � On �Y DATE: 11 -18 -13 JOB. No. 2013 -70 SHEET OF REVISIONS ONTO DO ,0,D DIA /w'UN_ UUMMINIP HAT /D UUERT, COND TT, 02 /DSfld SCHERTZ JOADENTs a /npa xn2rerz cRODENTs 0 J W w W AM YN ON Z OF - N SON TO m LL 0 Z ED J ONO ¢o2 N oFG' DE Z 6 J °zD, U AD TO Im- N C�C rl� ~ LY (V E'Y W p^N � On �Y DATE: 11 -18 -13 JOB. No. 2013 -70 SHEET OF