PZ 06-22-2016 Agenda with associated documentsCOMMUNITY
SCHIERTZ
SC14ERTZ PLANNING & ZONING COMMISSION
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
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
1. CALL TO ORDER / ROLL CALL
2. 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
registerprior to the nneeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission ofany item not
on the agenda shall be limited to statements of speck factual it formation given in response to any inquire, a recitation of existing policy in
response to an inquiry, and /or a proposal to place the item on a fitture agenda. The presiding officer, daring the Hearing of Residents portion
of the agenda, hill call on those persons who have signed up to speak in the order they have registered.
3. 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 tivill be opened to receive a report fi•onn 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 hnfonnation 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. ZC2016 -005
Hold a public hearing, consider and make a recommendation to City Council about request to
amend the Comprehensive Land Plan by changing approximately 6 acres of land from "Highway
Commercial" to "Commercial Campus" on the Future Land Use Plan. The area is generally
located south west of the intersection of FM 2252 and IH -35, and is specifically described as
5.929 acres out of the Robert Martin & JNO.F. Walker Survey No. 113, Abstract 244, City of
Schertz, Guadalupe County, Texas. (Tabled June 8, 2016)
B. ZC2016 -003
Hold a public hearing, consider and make a recommendation to City Council about a request
rezone approximately 6 acres of land generally located south west of the intersection of FM 2252
and IH -35, from General Business (GB) to Planned Development District (PDD). The property is
specifically described as 5.929 acres out of the Robert Martin & JNO.F. Walker Survey No. 113,
Abstract 244, City of Schertz, Guadalupe County, Texas. (Tabled June 8, 2016)
Planning & Zoning June 22, 2016 Page 1 of 2
4. WORKSHOP/DISCUSSION:
A. Public hearing and workshop discussion on amending the Unified Development Code to provide
for exemptions to Site Design Standards and Parking Standards for public schools.
5. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a fixture Planning and Zoning Agenda.
B. Announcements by Commissioners.
• City and community events attended and to be attended
• Continuing education events attended and to be attended
C. Announcements by City Staff.
• City and community events attended and to be attended.
• NEW SITE PLAN APPLICATIONS: The following site plan was submitted to the
Planning and Zoning Department between June 4, 2016 and June 17, 2016.
1) Comal ISD Middle School 6 (Hubertus Road)
Site Plan- proposed 129,354 sq. ft. Educational Facility (Middle School)
6. ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Bryce Cox, Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards
on this the 17th day of June, 2016 at 5:00 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.
B rvcPi CO-w
Bryce Cox, 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 , 2016. title:
This facilio, 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 inteipretative services or other services please call 619 -1030 at least 24 hours in advance of meeting.
The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this
meeting to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act,
Executive Sessions Authorized: This agenda has been reviewed and approved by the City's legal counsel and presence of any subject in any
Executive Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the
governmental body and constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the
meeting considering available opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has
been added to this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is
conducted by all participants in reliance on this opinion.
Planning & Zoning June 22, 2016 Page 2 of 2
COMMUNITY
OPPORTUNITY
TO: Planning and Zoning Commission
PREPARED BY: Bryce Cox, Senior Planner
CASE: ZC2016 -005 Avanti Canyon — Comprehensive Land Plan Amendment
SUBJECT: Hold a public hearing, consider and make a recommendation to City Council about
request to amend the Comprehensive Land Plan by changing approximately 6 acres
of land from "Highway Commercial' to "Commercial Campus" on the Future Land Use
Plan. The area is generally located south west of the intersection of FM 2252 and IH-
35, and is specifically described as 5.929 acres out of the Robert Martin & JNO.F.
Walker Survey No. 113, Abstract 244, City of Schertz, Guadalupe County, Texas.
(Tabled June 8, 2016)
A public hearing was held on June 8, 2016. The Planning and Zoning Commission tabled
this item to the June 22, 2016 Planning and Zoning Commission meeting at the request
of the applicant.
GENERAL INFORMATION:
Owner: Trawick and Nancy Womack
Applicant: Saigebrook Development, Megan Lasch
APPLICATION SUBMITTAL DATE: May 24, 2016 (Original Application)
PUBLIC NOTICE: Five (5) public hearing notices were mailed to surrounding property owners on May 27,
2016 with a public hearing notice to be published in "The Daily Commercial Recorder" and the "Herald" prior to
the City Council public hearing.
A total of 2 responses have been received in favor of the request. A total of 599 responses including a petition
received June 8, 2016 containing 255 signatures and a second petition received June 17, 2016 containing 328
signatures have been received opposed to the request. At the time of this staff report, staff has not been able to
verify the signatures on the petitions.
Staff has received 1 property owner response in favor of the request and 1 property owner response opposed
to the request from the area within the 200ft notification boundary.
During the public hearing at the June 8, 2016 Planning and Zoning Commission Meeting, 18 people spoke, with
4 in favor and 14 opposed. The comments generally made in favor of the request were:
0 The proposed apartment complex is not a subsidized rent facility
• The complex would contain both restricted and unrestricted units.
• All tenets are required to submit proof of employment and subject to a background check
• Most residents are hardworking people trying to start over or just trying to live their lives
• The residents of these apt complexes are not criminals
• The apartments do not allow anyone with a violent record
• The minimum qualifying income requirement is 2.5 times the rent
The comments generally made opposed to the request were:
• Concern that there will be an increase in crime
• Concern that there will be an increase in traffic
• Concern that the development will add to the overcrowding of schools
• Concern that the development will decrease property values
• Approving will result in a loss of commercial retail space
• Concern with the lack of nearby public transit to serve the potential residents
• Concern with the lack of pedestrian routes to employment and essential services
• Concern that there will be an increase in noise in the area
ITEM SUMMARY: The applicant is proposing to amend the Comprehensive Land Plan by changing
approximately 6 acres of land from "Highway Commercial' to "Commercial Campus" on the Future Land Use
Plan, generally located south west of the intersection of FM 2252 and IH -35. This request is running concurrent
with a request to rezone the same property from General Business (GB) to Planned Development District
(PDD) in order to allow for a multi - family development.
LAND USES AND ZONING:
Subject Property:
Existing General Business
Proposed Planned Developr
Adjacent Properties:
North
South
East
West
Zoning I Land Use
t District (PDD
Undevelo
Multi -Farr
Zoning
Land Use
General Business (GB) and Right- ofJWay (ROWL
Undeveloped and IH -35
General Business (GB) and Single Family
Agriculture and Single Family Residential
Residential/ Agricultural (R -A)
- --
General Business GB
Undeveloped
- --
Commercial /Storage
General Business (GB)
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is generally located south west of the
intersection of FM 2252 and IH -35. The property is currently undeveloped.
PROPOSED AMENDMENT:
The request is to amend the Comprehensive Land Plan by changing approximately 6 acres of land from
"Highway Commercial" to "Commercial Campus" on the Future Land Use Plan. This area of the Future Land
Use Plan was evaluated with the most recent Sector Plan Amendment to the Comprehensive Land Plan that
2
was adopted by City Council on July 16, 2013. The subject property is currently designated as "Highway
Commercial" which is intended for regional scale retail and commercial uses that can take advantage of the
highway frontage. The areas designated as "Highway Commercial" are located at major highway intersections
to maximize access to the region and adjoining neighborhoods. It is characterized with a land use mix of mostly
large format retail with restaurants and entertainment uses or mid -rise office buildings. It may also include
lodging and related uses.
The applicant is requesting to change the Future Land Use Plan for the subject area to "Commercial Campus"
in order to allow for a multi - family development. The "Commercial Campus" land character is intended to
encourage the development of lower intensity commercial and office uses in locations between major
intersections as a buffer between the interstate highway and adjoining neighborhoods. "Commercial Campus"
can also accommodate light manufacturing or flex office uses set in a campus like environment in addition to
multi - family residential located at mid -block locations and as transitions between office/ light industrial uses and
adjoining single - family residential uses. It is generally characterized by mostly office, research, flex - office, and
supporting uses, light industrial and assembly uses, educational and other institutional uses. In addition this
category may include some multifamily uses at midblock locations and as a buffer between the highway and
single - family neighborhoods only.
As identified in the Comprehensive Land Plan, multifamily should generally be considered only in locations that
may not be ideally suited for retail, office, or light industrial uses such as midblock locations, behind major
commercial uses, and on sites with environmental constraints. In addition, multifamily uses should be
incorporated and /or phased in with other retail and office uses. The applicant has submitted a concurrent
rezoning application in which they are requesting to rezone this area to allow for a multi - family development.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed site is located at the intersection of FM 2252 and IH -35. There is existing commercial
development to the west. The property to the east is currently undeveloped. There are several existing single
family residential dwellings south of the property.
The Master Thoroughfare Plan (MTP) identifies a continuation of FM 2252 south to Old Wiederstien Road along
the eastern boundary of this property and the MTP also identifies a 60' east west collector road along the
southern boundary of the property which is intended to serve as a commercial backage road. The subject
property is ideally located for commercial /retail development being bounded by the extension of FM 2252, the
60' east west collector and IH -35.
As identified by the Sector Plan Amendment to the Comprehensive Land Plan, the "Commercial Campus" land
designation is intended to encourage the development of lower intensity commercial and office uses in
locations between major intersections as a buffer between the interstate highway and adjoining neighborhoods.
The subject area is located adjacent to a major highway intersection in which commercial/ retail development is
able to take advantage of the easy access to the highway. At these major intersections, "Highway Commercial"
is the most appropriate land designation.
The development of this area in accordance with the "Highway Commercial" characteristics promotes the
Economic Prosperity and High Quality of Life policy values from the City's 2016 Strategic Plan. Commercial
development of this area also furthers the City's goals of a stable, diverse commercial base, supporting the
Economic Engine portion of the complete city model identified in the Strategic Plan.
It is the opinion of Staff that this area is appropriately designated as "Highway Commercial' and thus
recommends denial of the of the Comprehensive Land Plan Amendment request.
Planning Department Recommendation
Approve as submitted
Approve with conditions*
X Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a
recommendation to City Council on the proposed Comprehensive Land Plan Amendment. In considering action
on a Comprehensive Land Plan Amendment, the Commission should consider the criteria within UDC, Section
21.4.6, D.
Attachments:
Aerial Map
Notification Map
Applicant Request Letter
Exhibit
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May 24, 2016
Planning & Community Development
City of Schertz
1400 Schertz Parkway
Schertz, Texas 78154
Re: Plan Amendment (Avanti Canyon)
To Whom It May Concern:
In connection with the proposed rezoning and development, we are requesting that the
City's Future Land Use Plan be modified. The subject property is located adjacent to IH -35, as
shown below in Exhibit 1.
Exhibit 1
Plan Amendment (Avanti Canyon)
May 23, 2016
Page 2
The City's plans and zoning call for most of the property along IH -35 to be developed as
commercial uses. This seems appropriate, since those areas have the potential to attract highway
oriented retail (e.g., restaurant) or light industry seeking direct access. However, there is
presently an excess of commercially zoned property in this area that includes both sides of IH -35
for 4.8 miles (see Exhibit 2).
Exhibit 2
In addition to an excess of commercially zoned property in this area, there is a large
amount of vacant commercial property for sale. The properties for sale range from 5 acres to 119
acres plots of land suitable for commercial development (see Exhibit 3).
067543.00001 247389 v2
Plan Amendment (Avanti Canyon)
Exhibit 3
Largely due to long -term proposal to extend FM 2252 from IH -35 south, the Future Land
Use plan calls for the entire property to be developed as "Highway Commercial" (see Exhibit 4).
Exhibit 4
067543,00001 247389v2
Plan Amendment (Avanti Canyon)
May 23, 2016
Page 4
Much of the remainder of the frontage property is proposed for "Campus Coin - nercial,"
which is intended to be developed for less - intense commercial and light industrial uses. It is also
appropriate for multi - family that as a land use separates commercial land uses from single - family
residential neighborhoods.
We believe that Campus Cornmer°cial should be the appropriate future land use for
the subject property, and ask for your support in amending the Future Land Use Plan in
this regard.
The benefits of the proposed plan amendment (as shown in Exhibit 5) include:
1. It provides for Highway Cornnier•cial land uses directly along IH -35 and at the
intersection of FM 2252 to accommodate higher- intensity development (e.g.,
restaurants, gas stations, etc.) as desired by the City.
2. It does not diminish the potential for additional commercial activities along IH -35
frontage road.
By providing Campus Connner°cial uses, as proposed, it permits multi - family
development, a land use that buffers separates high - intensity highway- oriented
commercial from the adjacent single- family homesteads. (In fact, the City's
Comprehensive Plan recommends multi- family development in these areas for this
purpose.)
Exhibit 5
067543.00001 247389 v2
Plan Amendment (Avanti Canyon)
May 23, 2016
Page 5
For these reasons, we are requesting the City's Land Use Plan be amended to change the
subject property from Highway Comwnercial to Campus Coiiwwrcial. The hard corner located at
IH -35 and FM 2252 will remain Highway Coinniercial under this request to support the City's
efforts to develop IH -35 as a commercial corridor.
I appreciate your consideration of our proposed plan amendment. Please do not hesitate
to contact me regarding any questions about the request.
Sincerely,
?} Digltallysigned by Megan Larch
DN: cn=Megan Larch, o,-,
�,mall=megancpinnadehousing.
Date: 2016.05.24 12:17:16 - 05'00'
Megan Lasch
Saigebrook Development
067543.00001 247389 v2
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ft"I COMMUNITY
CHHE RTZ OPPORTUNITY
TO: Planning and Zoning Commission
PREPARED BY: Bryce Cox, Senior Planner
CASE: ZC2016 -003 Avanti Canyon — Rezone General Business (GB) to Planned
Development District (PDD)
SUBJECT: Hold a public hearing, consider and make a recommendation to City Council about a
request rezone approximately 6 acres of land generally located south west of the
intersection of FM 2252 and IH -35, from General Business (GB) to Planned
Development District (PDD). The property is specifically described as 5.929 acres out
of the Robert Martin & JNO.F. Walker Survey No. 113, Abstract 244, City of Schertz,
Guadalupe County, Texas. (Tabled June 8, 2016)
A public hearing was held on June 8, 2016. The Planning and Zoning Commission tabled
this item to the June 22, 2016 Planning and Zoning Commission meeting at the request
of the applicant.
GENERAL INFORMATION:
Owner: Trawick and Nancy Womack
Applicant: Saigebrook Development, Megan Lasch
En ineer: Pape- Dawson Engineers, Inc., Vance Houy, P.E.
APPLICATION SUBMITTAL DATE: February 24, 2016 (Original Application)
April 14, 2016 (Revised Submittal)
April 27, 2016 (Revised Submittal)
May 27, 2016 (Revised Submittal)
PUBLIC NOTICE: Five (5) public hearing notices were mailed to surrounding property owners on May 27,
2016 with a public hearing notice to be published in "The Daily Commercial Recorder" and the "Herald" prior to
the City Council public hearing. A total of 2 responses have been received in favor of the request. A total of
599 responses including a petition received June 8, 2016 containing 255 signatures and a second petition
received June 17, 2016 containing 328 signatures have been received opposed to the request. At the time of
this staff report, staff has not been able to verify the signatures on the petitions.
Staff has received 1 property owner response in favor of the request and 1 property owner response opposed
to the request from the area within the 200ft notification boundary.
During the public hearing at the June 8, 2016 Planning and Zoning Commission Meeting, 7 people spoke, with
all 7 opposed to the request. The comments generally made were:
® The development would add to the overcrowding of schools
Lack of daycare facilities for the potential apartment residents
Concerns with increased traffic
The land should remain as with commercial zoning
ITEM SUMMARY: The applicant is proposing to rezone approximately 6 acres of land from General Business
(GB) to Planned Development District (PDD). The property is generally located south west of the intersection of
FM 2252 and IH -35 and is currently undeveloped.
LAND USES AND ZONING:
Subject Property:
Zoning ( Land Use
Existing General Business (GB)
Proposed] Planned Development District (PD
Adjacent Properties:
Zoning
North j General Business (GB) and Rig ht-of-Way �ROW
South General Business (GB) and Single Family
Residential / Agricultural
East General Business (GB)
West ! General Business (GB)
Undevelo�
Multi -Fami
rtments
Land Use
Undeveloped and IH -35
Agriculture and Single Family Residential
Undevelope
Commercial
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is generally located south west of the
intersection of FM 2252 and I1-1-35. The property is currently undeveloped.
PROPOSED ZONING: The request is to rezone approximately 6 acres of land from General Business (GB) to
Planned Development District (PDD) in order to construct a multifamily apartment complex.
The proposed zoning consists of a base zoning of Apartment/Multi- Family Residential District (R -4) with a
proposed maximum density of 20 units per acre and maximum impervious cover of 65 %. The PDD also
provides for some specific development standards. The following summary highlights some of the significant
modifications to the requirements of the Unified Development Code (UDC). Please review the PDD to view all
modifications.
1. Minimum parking ratio will be 2 parking spaces per unit, plus one parking space per every 4 units to
accommodate visitor and overflow parking.
2. Maximum Building height is 40 feet.
3. Maximum impervious cover is 65% to allow for an increase in landscaping area.
W
4. Exterior building materials adjusted to require at least 80% of each wall on outwardly facing buildings
and 60% of each wall on interior facing buildings to be finished in brick, stone, faux brick or stone, tile
or concrete masonry unit blocks.
5. Required shade tree ratio increase from 9 trees per acre to 13 trees per acre.
6. Perimeter fencing is required to be metal with masonry columns 36 feet on center at the eastern and
western borders of the property.
CONFORMANCE WITH THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) and Schertz
Sector Plan designates the subject property for "Highway Commercial" which the Comprehensive Land Plan
describes as intended for regional scale retail and commercial uses that can take advantage of the highway
frontage. The areas designated as "Highway Commercial" are located at major highway intersections to
maximize access to the region and adjoining neighborhoods. It is characterized with a land use mix of mostly
large format retail with restaurants and entertainment uses or mid -rise office buildings. It may also include
lodging and related uses.
Comprehensive Plan Goals and Objectives: The proposed zoning request is not in conformance with the goals
and objectives of the Comprehensive Land Plan for this area, The applicant has submitted a concurrent request
to amend the Comprehensive Land Plan to change this area from "Highway Commercial" to "Commercial
Campus ".
® Impact on Infrastructure: The proposed zoning request should have a minimal impact on the existing
and planned water and wastewater systems in the area since the subject area is currently planned for
commercial development.
® Impact on Public Facilities /Services: The proposed zoning request should have a minimal impact on
public services, such as schools, fire, police, parks and sanitation services since the subject area is
currently planned for commercial development.
Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by
commercial, single family residential homes and undeveloped land. Staff believes that the rezoning request will
not create any compatibility issues with the existing land uses and the surrounding properties.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed site is located at the intersection of FM 2252 and IH -35. There is existing commercial
development to the west. The property to the east is currently undeveloped. There are several existing single
family residential dwellings south of the property.
The Master Thoroughfare Plan (MTP) identifies a continuation of FM 2252 south to Old Wiederstien Road along
the eastern boundary of this property and the MTP also identifies a 60' east west collector road along the
southern boundary of the property which is intended to serve as a commercial backage road. The subject
property is ideally located for commercial /retail development being bounded by the extension of FM 2252, the
60' east west collector and IH -35. The subject area is located adjacent to a major highway intersection in which
commercial/ retail development is able to take advantage of the easy access to the highway.
The proposed zoning request is not in conformance with the Comprehensive Land Plan which identifies this
area as "Highway Commercial', which does not allow for apartment /multi- family development. It is the opinion
of Staff that this area is appropriately zoned as General Business (GB) which is in conformance with the
"Highway Commercial" Comprehensive Land Plan designation. Staff recommends denial of this rezoning
request,
Planning Department Recommendation
Approve as submitted
Approve with conditions*
X Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a
recommendation to City Council on the proposed zoning application. In considering action on a zoning
application, the Commission should consider the criteria within UDC, Section 21.5.4 D.
Attachments:
Aerial Map
Notification Map
PDD Design Standards
Site Plan Exhibit
Support Letters
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S/27/2016
Document Number: 244226
067543.00001 244226 v3
I. General
a. Introduction
Where a development does not conform to the strict regulations set forth in
the Schertz Unified Development Code ( "UDC'), a Planned Development
District may be established. The Avanti Canyon Planned Development
District (the "PDD "), established under these standards and illustrated in the
PDD Site Plan ( "Exhibit A "), will serve as the development standards for the
5.929 acre property located at the intersection of IH -35 and FM 2522,
Guadalupe County, Schertz, Texas (legally described in "Exhibit B ").
Except as provided herein, development occurring in this PDD will develop
according to the base zoning district of Apartment /Multi - Family Residential
District (R -4) under the UDC, as of the date this PDD is approved.
b. Purpose and Intent
The purpose of the PDD is to encourage land development that would not be
possible under the typical zoning district regulations of Schertz. The intent is
to allow flexibility in planning and development standards to encourage the
development of this vacant, underutilized property located along IH -35. In
exceptions provided herein, impervious cover and density will be reduced to
allow for additional landscaping.
II. Zoning District
a. Planned Development District
This PDD shall be governed by the terms of the UDC, Article 5, Sec. 21.5.10.
b. Permitted Land Use
The permitted uses within this PDD shall be those allowed in accordance
with the Apartment /Multi- Family Residential (R -4) district. Subject to
exceptions provided herein, this property in the PDD shall be used in
accordance and subject to compliance with the dimensional and
development standards prescribed in the UDC, as of the date this PDD is
approved.
III. Comprehensive Land Use Plan
a. Land Use Designation
In conjunction with the establishment of this PDD, the Future Land Use Map
will be modified from its current future land use of "Highway Commercial" to
"Commercial Campus" for the Property. The intent of Campus Commercial is
to encourage the development of lower intensity commercial uses, including
multi - family residential, between major intersections as a buffer between the
interstate and /or light industrial uses and adjoining single - family
neighborhoods. This PDD will fulfill the intent of Commercial Campus by
leaving the highway frontage property for Highway Commercial and
providing a buffer between the more intensive commercial use and single -
family residential.
IV. Developmental Standards
a. Parking Standards
The minimum parking ratio will be 2.0 parking spaces per unit, plus one
parking space per every 4 units to accommodate visitor and overflow
parking. This allows for at least one (1) parking space per bedroom. Standard
parking spaces shall be 9' wide and 20' long. The PDD shall comply with all
other standards set forth in UDC, Article 10, Sec 21.10.
b. Public Access
The PDD shall have a minimum of one (1) location accessing existing public
streets. Should the access cross property lines to reach a public street, this
access will be provided through a permanent, private access easement.
c. Height
The maximum height of all buildings shall not exceed 40 feet.
d. Impervious Cover
Impervious cover shall not exceed 65% of the lot area to allow for an
increase in landscaping area.
e. Densi
The maximum residential density shall be 20 units per acre.
V. Site Design Standards
a. Exterior Building Materials
At least 80% of each wall on buildings (excluding windows and doors)
outwardly facing shall be finished in one or more of the following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
• Concrete Masonry Unit blocks
At least 60% of each wall on buildings (excluding windows and doors) facing
the interior of site shall be finished in one or more of the following materials:
® Brick
® Stone
® Faux brick or stone
® Tile
® Concrete Masonry Unit blocks
b. Landscaping
The required shade tree ratio shall be increased from 9 trees per acre to 13
trees per acre. Additionally, the minimum number of shrubs required shall be
increased from 130 to 700. The PDD shall comply with all other standards set
forth in UDC, Article 10, Sec 21.9.7.
c. FencinLy
Perimeter fencing shall be metal. Masonry columns every 36 feet o.c. will
separate the metal fencing at the east and western borders of the property,
as depicted in the site plan. The PDD shall comply with all other standards
set forth in UDC, Article 10, Sec 21.9.8.
VI. Amendments to the PIanned Development District (PDD)
a. Amendments
Minor amendments to the PDD, as described in UDC, Article 5, Sec. 21.5.10 G,
which do not change the concept or intent of the development shall be
approved or denied administratively. Any significant changes from the
established PDD standards shall be re- submitted for approval by the
Planning & Zoning Commission and the City Council, and subject to new
public hearings and fees.
Exhibit A
Exhibit B
FDAWSOM
EN61MEERS
NFLQ. - NOTEDE- SCRIPTION
FOR TRACT 1
A 5.929 acre, or 258;275 square. feet more or less,, tract of land being a:pgrtion of That 7.743 acre
tract described in deed to Trawiek Womack and Nancy Womack. recorded in Volume 2006,
Page 133 of the Official Records, Guadalupe County, Texas, out of the Robert Martini& JNO, F;
Walker Survey No, 113, Abstract 2744, in the City of Schcrtz; Guadalupe County, Texas. Said
5;929 acre tract being more frilly described, as fellows, with hearings based on the Texas
Coordinate: System :established .for the South Central From the Ngttli Amen can Datunt :of
1983 NAD 83 (NA2011) epoch: 20 10,00;
COMMENCING; At a found V2, inch iron rod on the southeast right -of -way line of Interstate
Highway35, a variable width tlght-of-way, the north corner of a 4;3 acre
tract described in deed to Ronald C.atrilto. and Clare vt, Carrillo recorded
in Volume 1972, Page 62 of said Official Records, the west corner of said
7,748 acre tract, and the west. comer of Tract 2 (surveyed concurrently),
T HENCI} 8 26 °39'M' E,, departing the southeast right -of way, line of said Interstate:
Highway 35, along and Nvith the northeast line of said 4,3 acre traict, the
.southwest lime of said 7,743 n6r6 triict, passing at.a distance of86.55 feet
the southeast tine of Gomal County line, the northwest line of Guadalupe
County line, per TkDOT map #SAT00J 05AA 19:&- 20, continuing for a
total distance of 139,95 feet to a set %Z; inch iron rod with yellow cap
marked "Pape- Dawson" at the west corner of the herein, the south corner
of said Tract 2, and the POINT OF BEOINN1NGr
` -H —ENCt3 Tl 71P461.4011 Et departing the northeast line of said 413 acre tract, along'
and with the southeast line of said Tract2i over and across said 7,148 acre
tract passing at a distance of t0l .10 feeta set % inch iron rod with yellow
cap marked "PapejDawsoii" At the east corner of said Tract 2, continuing;
for a total distance of 454,68 feet to a set Vz inch iron rod with yellow cap
nutrked "PapC -.Dawson" nn a soittlrtvest line of that remaining port #on of
1312 acre tract described.in deed to ,Elgin Ott recorded in Volume 236,
Page 234 of the Deed Records of Guadalupe county; Texas, the northeast
line of said 7.748 acre tract, for the. north corner of the herein described
tract,
Pop] U2
Tai's �Tm Registration 5Q7t1 f 79PLS F'um fiegistrxt�n $10tl28flgR
San A6fonla, t.Allst16 1 NUUS;t6n I Fart Worth I a'rilla5 -1;
Transportation l WAter Resources 1 Land Development i Borveying I Environment:e1
2000 NW Loop 410,�8an Antnnlo; TX 0.213 T;' 210 VU000 wwvW.Pepe 6au�on.co4i
5.929 Acris
'Job No. 9049 -16
Vagge 2 6t2
't`lHp,NCE;` S 266VSV E, afohg and With the sputhwest line of said remainder of
133,2 'acre tract; the northeast line of said 7:748 acre tract; a distance of
53&65 feet to a found iron rod with cap marked "Ford Cnginecrs' at a re
entrant corner cif said portion of 1332 acre tract; the east corner of said
7;748 aactract and the herein described. tract;
TT-IE :, S 62 "46'02" W; along and With a northwest line of slid rema ider of 1332X
acra tract, the southeast:tine of said 7.748 acre tract; a distance of 449,77
feet to a set %2 irich Hon rod with yellow`:cap marked "Tape=t?awson ":at
the east corner of said 4:3 acme tract_, the south corner of said 7.748 acre
tract and: the herein described tract;
THEN,M, N 2603,WSO" W; departing tho northwest line of said 133,2 acre tract, along
and with the northeast line of said 4.3 acre tract, the southwest line o €-.said
7.74$ acre tract, a distance of 009.,81 feet: to a the POINT OF
AEOINNINI G an& containing 5.929 acres. in the City of Schertz;
Guadalupe Courity, Texas: Said 3ract being described in accordance vvith a
survey made on the ground and a survey description and snap prepared
under job number 9049 -16 by Pane - Dawson Engineers, hic,
PFXPA1�ED BY; Pape - Dawson Engineers, Inc..
DACE: 1=ebranry 22, 2010.
JOB No,. 9049 -16
DOC,TD; 'N :\Sarvey16116- 90009049- 161W6edi 9049- 16r- .NTractt.doat
PIPE-DA WSON
NGINEERS
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