PZ 02-26-2020 AGENDA with associated documents
MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
February 26, 2020
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 want to be treated
Work cooperatively as a team
AGENDA
WEDNESDAY, FEBRUARY 26, 2020 at 6:00 p.m.
1.CALL TO ORDER
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.CONSENT AGENDA:
A.Minutes for the February 12, 2020 Regular Meeting.
B.PC2020-001 Consider and act upon a request for approval of a final plat of the Hallie's Cove
Subdivision Unit 5, an approximately 36 acre tract of land generally located east of FM 1518,
approximately 500 feet south of Trainer Hale Road, City of Schertz, Bexar County, Texas.
5.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.
Planning & Zoning February 26, 2020 Page 1 of 2
A.ZC2020-001 Hold a public hearing, consider and make a recommendation on a request to rezone
approximately 0.5 acres of land to Public Use District (PUB), located at 13805 IH-10 E, City of
Schertz, Bexar County, Texas.
B.ZC2019-002 Hold a public hearing, consider, and make a recommendation on a request to
rezone approximately 12.5 acres of land from Manufactured Home Park District (MHP) to
Planned Development District (PDD), located approximately 1,500 feet southwest of the
intersection between Schertz Parkway and Maske Road, City of Schertz, Guadalupe County,
Texas, also known as the Windy Meadows Subdivision Unit 4.
6.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future 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: There were no new site plan applications
submitted to the Planning and Community Development Department between February
8, 2020, and February 21, 2020.
7.ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Emily Delgado, 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 February, 2020 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.
Emily Delgado, 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 _______________, 2020.
_______________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.
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 February 26, 2020 Page 2 of 2
PLANNING AND ZONING COMMISSION MEETING: 02/26/2020
Agenda Item 4 A
TO:Planning and Zoning Commission
PREPARED BY:Emily Delgado, Senior Planner
SUBJECT:Minutes for the February 12, 2020 Regular Meeting.
Attachments
Minutes for the February 12, 2020 Regular P&Z Meeting
D R A F T
PLANNING AND ZONING MINUTES
February 12, 2020
The Schertz Planning and Zoning Commission convened on February 12, 2020 at 6:00
p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4,
Schertz, Texas.
Present: Glen Outlaw, Chairman; Ernie Evans, Vice Chairman; LaDonna Bacon, Commissioner;
Richard Braud, Commissioner; Ken Greenwald, Commissioner; Ricky Haynes,
Commissioner; John Sellers, Commissioner
Absent: Gordon Rae, Commissioner
City
Staff:
Brian James, Assistant City Manager; Emily Delgado, Senior Planner; Nick Koplyay,
Planner; Megan Harrison, Planner
1.CALL TO ORDER
Mr. Outlaw called the meeting to order at 6:00 P.M.
2.SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Sellers was seated as an alternate.
3.PRESENTATIONS
A.Service recognition for Councilman Michael Dahle; Planning & Zoning
Commissioner 2011-2019
There was a brief discussion.
4.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.
There were no residents who spoke.
5.CONSENT AGENDA:
A.Minutes for the January 8, 2020 Regular Meeting.
There was no discussion.
B.PC2016-018 EXT: Consider and act upon a request for approval for a
time extension for the final plat of the Homestead Unit 4 Subdivision,
consisting of approximately 17 acres generally located about 2,000 feet
west of the intersection of IH-35 North and Schwab Road, Guadalupe
County, Texas.
There was no discussion.
Motioned by Commissioner Ken Greenwald to approve the consent
agenda, seconded by Commissioner Ricky Haynes
Vote: 7 - 0 Passed
6.ITEMS FOR INDIVIDUAL CONSIDERATION:
A.PC2019-040: Consider and act upon a request for approval of a final
plat of The Crossvine Subdivision Module 1, Unit 3, Phase B, an
approximately 15 acre tract of land generally located south of the
intersection of FM 1518 and Hollering Vine, City of Schertz, Bexar
County, Texas.
There was a brief discussion.
Motioned by Commissioner Richard Braud to approve PC2019-040,
seconded by Commissioner LaDonna Bacon
Vote: 7 - 0 Passed
B.PC2019-034: Consider and act up on a request for approval of the
B.PC2019-034: Consider and act up on a request for approval of the
preliminary plat of the Rhine Valley Subdivision Unit 5, an approximately
15 acre tract, consisting of 65 single family residential lots, generally
located 660 feet east of the intersection of Alsatian Way and Mulhouse
Drive, Bexar County, Texas.
There was a brief discussion.
Motioned by Commissioner Richard Braud to approve PC2019-034,
seconded by Commissioner Ricky Haynes
Vote: 7 - 0 Passed
7.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and
Zoning Agenda
There were no requests by commissioners.
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
There were announcements by commissioners.
C.Announcements by City Staff.
City and community events attended and to be attended.
NEW SITE PLAN APPLICATIONS: The following site plan
applications submitted
to the Planning and Community Development Department between
January 4, 2020 and February 7, 2020.
Enterprise Industrial Park Building 4, Lot 6, Block 1 (17745
Lookout Road)
Amending Site Plan for a 250,428 square foot
Office-Warehouse/Distribution Center
Committee of Committees Advisory Board (CCAB) January 15,
2020 Summary
8.ADJOURNMENT OF THE REGULAR MEETING
Chairman Mr. Outlaw adjourned the regular meeting at 6:23 P.M.
____________________________________
Chairman, Planning and Zoning Commission
______________________________
Recording Secretary, City of Schertz
PLANNING AND ZONING COMMISSION MEETING: 02/26/2020
Agenda Item 4 B
TO:Planning and Zoning Commission
PREPARED
BY:Nick Koplyay, Planner
CASE:PC2020-001
SUBJECT:PC2020-001 Consider and act upon a request for approval of a final plat of the Hallie's
Cove Subdivision Unit 5, an approximately 36 acre tract of land generally located east of
FM 1518, approximately 500 feet south of Trainer Hale Road, City of Schertz, Bexar
County, Texas.
GENERAL INFORMATION:
Owner: HLH Development, LLC
Applicant: Moy Tarin Ramirez Engineers, LLC, Paul Landa
APPLICATION SUBMITTAL DATE:
Date: Application Submittal Type:
February 11, 2020 Original Application
February 13, 2020 Revised Submittal
ITEM SUMMARY:
The applicant is proposing to final plat approximately 36 acres of land, establishing 33 single-family
residential lots with a minimum lot size of 9,600 square feet as dictated by the Hallie's Cove PDD
Development Standards (Ordinance 17-S-04).
Area (Square Feet)Width (Feet)Depth (Feet)
9,600 80 119a
Typical Lot Dimensions
a. Lot depth, measured alongside property lines, for irregular lots, including lots fronting cul-de-sacs or knuckles and curved streets, may vary
in length provided that the average length of the two (2) side lot lines shall not be less than one hundred (100) feet.
GENERAL LOCATION AND SITE DESCRIPTION:
The subject property is currently undeveloped and is located east of FM 1518, approximately 500 feet
south of Trainer Hale Road and immediately northeast of the existing Hallie's Cove Subdivision Unit 2.
ACCESS AND CIRCULATION:
Unified Development Code (UDC) Article 14 requires that all residential subdivisions have a minimum of
two (2) locations accessing existing public streets. This unit is designed to have two (2) points of access,
on Hallie Oaks and Hallie Path, that connect to the existing streets through Hallie's Cove Unit 3.
TREE MITIGATION AND PRESERVATION:
The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9
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 the
development of this site will in no way cause the destruction of or damage to any Protected or Heritage
class tree(s).
PUBLIC SERVICES:
The site would be serviced by Schertz water, CPS, AT&T, and Time Warner Cable. Sewer will ultimately
be serviced by City of Schertz and treated by Cibolo Creek Municipal Authority (CCMA) once the sewer
lines to the future waste water treatment plant in southern Schertz are constructed. In the interim, the
applicant has entered into an agreement with the City for pump and haul wastewater service.
PUBLIC IMPROVEMENTS:
All public improvements required for this subdivision shall be installed prior to recording of the final plat
per UDC, Section 21.4.15., unless otherwise specified in an approved development agreement.
Parks: The Hallie's Cove Master Development Plan includes approximately 39 acres of land that is
proposed as dedicated public parkland. There is an approximately 25 acre park/open space lot located
within Hallie's Cove Unit 5, which will be dedicated as part of this plat. There is also an approximately 14
acre park/open space lot located in Hallie's Cove Unit 3. The Hallie's Cove MDP was reviewed by the
Parks and Recreation Advisory Board and approved as part of the PDD Ordinance 16-S-32. The open
space and parkland amenities will include passive hike and bike trails and may also include other passive
amenities in the northern parkland area, such as playing fields, and barbeque and picnic tables. Any
improvements in the open space and parkland areas will be determined by the City’s Parks, Recreation,
and Community Services Department.
Water and Sewer: The site will be serviced through 8” water lines and 8” sewer lines that will be extended
throughout the subdivision and stubbed for future development. Sewer service will ultimately be provided
by the City and treated by CCMA, who holds the Certificate of Convenience and Necessity (CCN) for all
the buildable lots on site. Once the sewer lines to the future waste water treatment plant in southern
Schertz are constructed, public wastewater service will be available for Hallie's Cove. In the interim, the
developer has entered into an agreement with the City for pump and haul wastewater service, which was
originally approved by City Council on August 22, 2017. This agreement granted the allowance of 47
building permits in the Hallie's Cove Subdivision on the pump and haul wastewater system. A revised
pump and haul agreement was approved by City Council on March 26, 2019, which extended the terms of
the agreement through the end of 2019 and granted the developer the ability to construct beyond the
previously allowed 47 building permits as long as the required sanitary sewer tanks remain under 75%
capacity. The developer may install new tanks to continue developing the residential lots, and the City of
Schertz Engineering and Public Works Departments will be monitoring the tanks to ensure they are in
compliance with the capacity requirements outlined in the latest agreement.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for
compliance with the storm water regulations. A storm water management plan was submitted for the
Hallie's Cove Master Development Plan, along with subsequent storm water management plans for Units
1, 2, 3, and 5. The plans have been reviewed and approved by the City Engineer.
Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along both sides of the streets throughout
the subdivision. All sidewalks will be designed to meet City of Schertz Specifications.
Road Improvements: All streets within this Unit will be developed to City of Schertz specifications with
one exception: per the Master Development Plan associated with the Hallie's Cove Planned Development
District, a portion of Hallie Glade adjacent to the approximately 25 acre park (Lot 4, Block 10) will be a
55' right-of-way section to accommodate on street parking for the public park, as opposed to the typically
required 50' section for local streets.
STAFF ANALYSIS AND RECOMMENDATION:
Planning Department Recommendation
x Approve as submitted
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:
The Planning and Zoning Commission is the final approval authority of the proposed final plat. In
considering final action on a final plat, the Commission should consider the criteria within UDC,
Section 21.12.10 D.
Attachments
Aerial Map
Final Plat Exhibit
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SHEET 2 OF 4
TBPELS: ENGINEERING F-5297/SURVEYING F-10131500
12770 CIMARRON PATH, SUITE 100
TEL: (210) 698-5051
SAN ANTONIO, TEXAS 78249 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
DATE OF PREPARATION: MAY 23, 2019
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TBPELS: ENGINEERING F-5297/SURVEYING F-10131500
12770 CIMARRON PATH, SUITE 100
TEL: (210) 698-5051
SAN ANTONIO, TEXAS 78249 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
DATE OF PREPARATION: MAY 23, 2019
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TBPELS: ENGINEERING F-5297/SURVEYING F-10131500
12770 CIMARRON PATH, SUITE 100
TEL: (210) 698-5051
SAN ANTONIO, TEXAS 78249 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
DATE OF PREPARATION: MAY 23, 2019
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TBPELS: ENGINEERING F-5297/SURVEYING F-10131500
12770 CIMARRON PATH, SUITE 100
TEL: (210) 698-5051
SAN ANTONIO, TEXAS 78249 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
DATE OF PREPARATION: MAY 23, 2019
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PLANNING AND ZONING COMMISSION MEETING: 02/26/2020
Agenda Item 5 A
TO:Planning and Zoning Commission
PREPARED
BY:Nick Koplyay, Planner
CASE:ZC2020-001
SUBJECT:ZC2020-001 Hold a public hearing, consider and make a recommendation on a request
to rezone approximately 0.5 acres of land to Public Use District (PUB), located at 13805
IH-10 E, City of Schertz, Bexar County, Texas.
GENERAL INFORMATION:
Owner/Applicant: City of Schertz, Scott McClelland, Project Manager
Project Engineer: CobbFendley
Authorized Agent: City of Schertz, Kathryn Woodlee, City Engineer
APPLICATION SUBMITTAL DATE:
Date Application Type
January 31, 2020 Original Application
PUBLIC NOTICE:
Three (3) public hearing notices were mailed to surrounding property owners on February 13, 2020 with a
public hearing notice to be published in the “San Antonio Express” prior to the City Council public
hearing. At the time of this staff report, staff has received zero (0) responses to the public hearing notices.
ITEM SUMMARY:
The applicant is proposing to rezone approximately 0.5 acres of land to Public Use District (PUB) located
13805 IH-10E in order to utilize the property as a lift station. The subject property is currently in the
City's Extraterritorial Jurisdiction (ETJ), and pursuant to LGC 43.035 and LGC 212.172 the property is
under a delayed annexation development agreement executed in July 2010. This agreement between the
City of Schertz and Riedel Acquisition, LLC was to be in effect for a ten-year period. Before the
maturation of this agreement, the City of Schertz purchased approximately 0.5 acres (the subject
property) of the original approximately 86 acre tract from Riedel Acquisition, LLC. The City of Schertz
Engineering Department is also pursuing a voluntary annexation application that will be heard prior to this
zone change application at City Council.
LAND USES AND ZONING:
Zoning Land Use
Existing Development Agreement (DVL)Undeveloped
Proposed Public Use District (PUB)Lift Station
Adjacent Properties:
Zoning Land Use
North Development Agreement (DVL)Undeveloped
South Right-Of-Way IH-10
East Development Agreement (DVL)Undeveloped
West Pre-Development District (PRE)Undeveloped
PROPOSED ZONING:
The request is to rezone approximately 0.5 acres of land to Public Use District (PUB) in order to allow the
property to be utilized by the City of Schertz as a sewer lift station.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The Comprehensive Plan, through the Future Land Use Plan and the South Schertz Sector Plan,
designates the subject property as Agricultural Conservation. The Agricultural Conservation is intended
to preserve much of South Schertz in a rural/agricultural state.
Comprehensive Plan Goals and Objectives: The proposed rezone is in conformance with the goals
and objectives of the Comprehensive Plan because the Public Use District (PUB) zoning district
will allow the City to develop the property as a lift station, which improves the City's ability to
serve our residents and allow for safe and orderly development.
Impact of Infrastructure: The goal of this zone change is to utilize the property as a lift station,
which will bolster our existing public wastewater system.
Impact of Public Facilities/Services: The Public Use District (PUB) zoning designation will allow
the property to be utilized as a lift station, which will positively affect the City's ability to provide
public services to South Schertz, specifically public wastewater service.
Compatibility with Exiting and Potential Adjacent Land Uses: The subject property is currently
surrounded by an undeveloped property under a delayed annexation development agreement, and
undeveloped property that is zoned Pre-Development District (PRE), and the IH-10 Right-Of-Way.
The proposed zone change should have no adverse impact to the existing and potential adjacent
land uses.
STAFF ANALYSIS AND RECOMMENDATION:
Based on the Comprehensive Land Use Plan, adjacent undeveloped Pre-Development District zoned
property, and undeveloped delayed annexation development agreement property, the proposed Public Use
District zoning should have no adverse impact to the existing and potential adjacent land uses and is
appropriate. Staff recommends approval of the proposed zone change application as submitted.
Planning Department Recommendation
x Approve as submitted
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:
The Planning and Zoning Commission is making a recommendation to City Council on the proposed
zoning application. When considering action on a zoning application, the Commission should consider
the criteria within UDC Section, 21.5.4 D.
Attachments
Aerial Map
Public Hearing Notice Map
Zoning Exhibit
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City of Schertz, GIS Coordinator: Tony McFalls, gis@schertz.com (210) 619-1184
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City of Schertz, GIS Coordinator: Tony McFalls, gis@schertz.com (210) 619-1184
WOMAN HOLLERING CREEKLIFT STATION UNIT 1BLOCK 1, LOT 113805 IH 10 E
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Proposed Zoning Changes
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PROPOSED
(PRE) Pre-Development
(PDD) Planned Development
(PUB) Public Use
(R-A) Single-family Residential/Agricultural
(R-1) Single-Family Residential
(R-2) Single-Family Residential
(R-3) Two-Family Residential
(R-4) Apartment/Multi-Family Residential
(R-6) Single-family Residential
(R-7) Single-family Residential
(GH) Garden Home/Single-Family Residential (Zero Lot Line)
(TH) Townhome
(MHS) Manufactured Home Subdivision
(MHP) Manufactured Home Parks
(AD) Agricutural District
(GB) General Business
(GB-2) General Business II
(NS) Neighborhood Services
(OP) Office and Professional
(MSMU) Main Street Mixed Use
(M-1) Manufacturing (Light)
(M-2) Manufacturing (Heavy)
(DVL) Development Agreement (Delayed Annexation)
Existing Zoning: Development Agreement (DVL)
Proposed Zoning: Public Use (PUB)Woman Hollering CreekLift Station Unit 1Block 1, Lot 1
ORD 20-S-xx
PLANNING AND ZONING COMMISSION MEETING: 02/26/2020
Agenda Item 5 B
TO:Planning and Zoning Commission
PREPARED
BY:Nick Koplyay, Planner
CASE:ZC2019-002
SUBJECT:ZC2019-002 Hold a public hearing, consider, and make a recommendation on a request to
rezone approximately 12.5 acres of land from Manufactured Home Park District (MHP) to
Planned Development District (PDD), located approximately 1,500 feet southwest of the
intersection between Schertz Parkway and Maske Road, City of Schertz, Guadalupe
County, Texas, also known as the Windy Meadows Subdivision Unit 4.
GENERAL INFORMATION:
Owner/Applicant: Mike Askins, Yes Companies WFC, LLC
Project Engineer: James McGarr, Civil Tech PLLC
APPLICATION SUBMITTAL DATE:
Date Application Type
Original Application March 4, 2019
Revised Submittal June 11, 2019
Revised Submittal August 27, 2019
Revised Submittal October 24, 2019
Revised Submittal January 22, 2020
PUBLIC NOTICE:
Thirteen (13) public hearing notices were mailed to surrounding property owners on February 14, 2020
with a public hearing notice to be published in the “San Antonio Express” prior to the City Council public
hearing. At the time of this staff report, staff has received zero (0) responses to the public hearing notices.
ITEM SUMMARY:
The applicant is proposing to rezone approximately 12.5 acres of land from Manufactured Home Park
District (MHP) to Planned Development District (PDD). The subject property is platted as the Windy
Meadows Subdivision Unit 4, and is currently developed with 39 existing manufactured homes.
LAND USES AND ZONING:
Zoning Land Use
Existing Manufactured Home Park District (MHP)One-Family Dwellings
Proposed Planned Development District (PDD)One-Family Dwellings
Adjacent Properties:
Zoning Land Use
North Right-Of-Way Maske Road
South West Dietz Creek (Windy Meadows Subdivision Unit 3)Drainage Channel
East Single-Family Residential District (R-2) and
Single-Family Residential District (R-7)
One-Family Dwellings
West West Dietz Creek (Windy Meadows Subdivision Unit 3)Drainage Channel
PROPOSED ZONING:
The request is to rezone approximately 12.5 acres of land from Manufactured Home Park District (MHP)
to Planned Development District (PDD). Under the proposed PDD Development Standards, the base
zoning for the subject property will remain MHP. The modifications to the Unified Development Code
proposed in the PDD Development Standards are regarding Unified Development Code Section
21.6.2 Manufactured Home Parks.
The first major amendment to the UDC is to 21.6.2.C Minimum Site Requirements, regarding the
regulation of the spatial relationship between the manufactured homes and other dwellings, access
easements, and public Right-Of-Way. Under the current code, each manufactured home shall exist inside
a designated manufactured home space/slip sized to be a minimum of sixty feet (60') by one hundred ten
feet (110'). There are also specific open space requirements for the manufactured homes in relation to the
individual slip:
The minimum front yard setback for each manufactured home space shall be twenty-five feet (25')
from the nearest corner of the manufactured home to the front line of the manufactured home space.
1.
No manufactured home shall be closer than ten feet (10') from any side space line or twenty-five
feet (25') to a space line adjoining a public street.
2.
For other structures on each space, the minimum setback from any space line shall be at least ten
feet (10').
3.
The minimum distance between manufactured homes at any point shall be twenty-five feet (25').4.
Under the proposed PDD Development Standards, the manufactured homes will no longer be required to
exist within individual spaces/slips, and instead the spatial relationships of the structures within the
manufactured home park will be regulated based on three simple setbacks:
Each dwelling unit shall have a minimum setback of twenty feet (20') from all other dwelling units.
Any structure attached to the home shall be considered a part of the home and must maintain
separation distance.
1.
Each dwelling unit shall have a minimum setback of fifteen feet (15') from access easements (the
private 'streets' within the manufactured home park).
2.
Each dwelling unit shall have a minimum setback of ten feet (10') from public Right-Of-Way and
perimeter property fencing.
3.
These specific setbacks meet all applicable building and fire code regulations and were crafted with the
assistance of our Chief Building Official and Fire Marshall. The proposed setbacks focus on being
concise without compromising life safety standards by removing the individual spaces/slips and just
regulating the homes based on setbacks. The two major benefits of the proposed setbacks are that they're
easier to understand and measure for our Building Inspectors and property owners when re-orienting
homes, and they allow for much more flexibility on the part of the property owner to tailor their
manufactured homes park to the residents that live there; instead of ensuring that new homeowners have a
manufactured home that will fit in the existing slip that was designed for a different home, the property
owner will be allowed to place the new manufactured home wherever the setbacks allow. Manufactured
homes are built to be various different shapes and sizes, so the flexibility granted via the setbacks will
hopefully allow for a greater variety of manufactured homes. These new regulations are not only easier to
follow and more flexible for the property owner, but they more closely align with how the property exists
on paper as well; all manufactured home parks are subdivision platted as one lot with access easements
acting as the private streets, so it makes more sense to regulate only setbacks instead of spaces/slips that
are treated as little lots. These regulations are unique to the City, and if they successfully improve the
manufactured home permitting process for both the property owner and the Planning and Community
Development Department then they will hopefully provide a foundation for future Unified Development
Code amendments.
The second major amendment to the UDC is to 21.6.2.D, regarding the required parking within the
manufactured home park. The proposed PDD Development Standards will still require a private parking
pad to serve each house, consisting of two ten foot (10') x twenty foot (20') parking spaces; however,
common area parking will now also be provided in the form of 32 parking spaces along Red Bud Way
and Marigold Lane and 3 temporary parking spaces at the terminus of Rain Lily Lane adjacent to Future
Live Oak Road. The temporary spaces will remain in effect until Live Oak Road is constructed there and
connects to Rain Lily Lane.
The third major amendment to the UDC is the addition of 21.6.F, regarding screening and landscape
buffering along Future Live Oak and Maske Road. A five foot (5') buffer shall be placed along the
proposed alignment of Live Oak Road, which will include a masonry screening fence between six foot (6')
and eight foot (8') in height, and various landscaping items: eight planters spaced between eighty feet (80')
- one hundred feet (100') apart, each including a total of 12.5 caliper inches of trees planted with a
minimum tree size of 2.5 caliper inches and 20 shrubs with a minimum size of 5 gallons each. These
landscaping standards will allow the applicant to use a variety of different tree species to satisfy the
requirements in each of the planting areas along Live Oak, and the grouping of the landscaping into
planters spaced at varying intervals will hopefully allow the landscaping to look more natural and
established. There will also be an upgraded screening fence consisting of treated lumber with top rail and
masonry columns placed at maximum intervals of forty feet (40'), or a full masonry fence between six foot
(6') and eight foot (8') in height. The screening fence upgrade along Maske Road will last much longer
than the currently deteriorating wood vinyl fencing, and will allow the area to be properly maintained
over time.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
Comprehensive Plan Goals and Objectives: The Comprehensive Plan, through the Future Land Use
Plan, identifies the subject property as both Manufactured Housing and Single-Family Residential.
The proposed rezone to Planned Development District (PDD) with a base zoning of Manufactured
Home Park (MHP) is compatible with the future land use designation and is therefore in
conformance with the goals of the Comprehensive Plan.
Impact of Infrastructure: The proposed zoning request should have a minimal impact on existing
infrastructure.
Impact of Public Facilities/Services: The proposed zoning request should have a minimal impact on
existing public services; the applicant submitted a Utility Plan which has been approved by the City
of Schertz Engineering Department. The Utility Plan shows the water line being looped to run down
the Live Oak Right-Of-Way to the existing water line that crosses the channel, and a sanitary sewer
extension to Maske Road along the proposed entrance.
Compatibility with Exiting and Potential Adjacent Land Uses: The property is currently surrounded
by properties zoned and used for single-family residences, the West Dietz Creek Drainage Channel,
and the Maske Road Right-Of-Way. The proposed zone change includes a base zoning of MHP,
which is the same as the current zoning designation for the subject property; therefore, the proposed
zone change should have no adverse impact on the existing and potential adjacent land uses.
STAFF ANALYSIS AND RECOMMENDATION:
As discussed in the 'Proposed Zoning' section of the staff report, the proposed zone change will allow for
As discussed in the 'Proposed Zoning' section of the staff report, the proposed zone change will allow for
concise regulation of the spatial relationship between manufactured homes and other dwellings, access
easements, and public Right-Of-Way that is unique to the City, and will also allow the City to benefit
from improved landscaping and screening standards along a Residential Collector roadway featured on the
Master Thoroughfare Plan. Staff is making a recommendation of approval of the zone change as submitted.
Planning Department Recommendation
x Approve as submitted
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:
The Planning and Zoning Commission is making a recommendation to City Council on the proposed
zoning application. While considering action on a zoning application, the Commission should consider
the criteria within UDC Section, 21.5.4 D.
Attachments
Aerial Map
Public Hearing Notice Map
Zoning Exhibit
PDD Development Standards
Conceptual Site Plan Exhibit
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N
LIVE OAK RD
GINSBE
R
G
D
R
GuadalupeCounty
8
"
W
L
8"
W
L
8" WL
8" WL
8" WL 3"
W
L
8
"
W
L
1
2
"
W
L
1
2
"
W
L
8" WL
8"WL
6"
W
L
6"
W
L
6" WL
8"
W
L
6"
W
L
6"
W
L
8"
W
L
8
"W
L
6" WL
8" WL
12" WL
3"
W
L
8" WL
8"
W
L
3
"
W
L
8" WL
3"
W
L
16
"
W
L
16" WL
1
6
"
W
L
16" WL
C
C
M
A
CCMA18" Und
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m
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30" PVC ASTM F679
8"
P
V
C
S
D
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2
6
6
"
P
V
C
S
D
R
3
5
6
"
P
V
C
S
D
R
3
5
8" PVCSDR 35
8" PVC
SDR 35
8" PVC
SDR 26
8" PVC
S
D
R
3
5
8" PVC
SDR 35
6" PVC
SDR 26
8" PVC
SDR
26-D22
4
1
8
"
P
V
C
S
D
R
2
6
8" PVC
SDR 26
8"
P
V
C
S
D
R
3
5
8
"
P
V
C
S
D
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3
5
6" PVC
SDR 26
8
"
P
V
C
S
D
R
3
5
6" PVCSDR 35
8
"
P
V
C
S
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3
5
8"
P
V
C
S
D
R
2
6
8" PVCSDR 35
8
"
P
V
C
S
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R
2
6
8
"
P
V
C
S
D
R
3
5
6"
P
V
C
S
D
R
3
5
6
"
P
V
C
S
D
R
3
5
8"
P
V
C
S
D
R
2
6
8"
P
V
C
S
D
R
3
5
6" PVC SDR 35
8"
P
V
C
S
D
R
3
5
8"
P
V
C
SD
R
2
6
6" PVCSDR 356" PVCSDR 26
8" PVC SDR 35
8"
P
V
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2
6
-
D
2
2
4
1
8" PVC
SDR 26
8
"
P
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2
6
8" PVC
SDR
26-D22
4
1
8" PVCSDR 266" PVCSDR 26
8" PVC
SDR
26-D224
1
8"
P
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3
5
8
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P
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3
5
8" PVC
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3
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5
8" PVC
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8" PVC
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3
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6" PVC
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3
5
6" PVC
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8" PVC
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3
5
8" PVC
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2
6
8" PVC S
D
R
3
5
8" PVC
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3
5
8" PVC
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2
6
8"
P
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2
6
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CCMA
C
C
M
A
(70' RO
W
)
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P
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Commer
c
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(
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& WES
T
C
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N
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C
T
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)
4 1 Inch = 150 FeetWINDY MEADOWS U4
0 150 300 450 60075Feet
<all other values>
Highways
Major Roads
Minor Roads
Other Cities
Schertz Gravity
Schertz Pressure
Neighboring Gravity
Private Pressure
200' Buffer
Schertz Municipal Boundary
County Boundaries
U Hydrant
!P Manholes
60' Expansion
60' Proposed
60' Extension
86' Expansion
86' Extension
86' Proposed
120' Expansion
120 ' Extension
120' Proposed
Abandoned
Future TxDOT
Highway
1", 1 1/2"
2", 2 1/2"
3"
4"
6"
8"
10"
12"
16"
18"
g Unknown
Neighboring Main
Private Main
20"
24"
30"
36"
508 GIN
S
B
E
R
G
D
R
(111373
)
2305
HAWTHORNE P
A
S
S
(111378)
MASKE RD
(111376)
504 GIN
S
B
E
R
G
D
R
(111374
)
289MASKE RD(64593)
2415 BETTYJOE LN(115100)
MASKE RD(113896)
MASKE RD(47419)
MEADOWVIEW DR(47091)
320MASKE RD(64549)
620 COL
T
TRAIL
(170263
)
506 BINDSEILGROVE(170306)
507 BIN
D
S
E
I
L
GROVE
(170260
)
515 BIN
D
S
E
I
L
GROVE
(170258
)
309MASKE RD(64578)
(47421)MASKE RD
(47420)MASKE RD
500 GIN
S
B
E
R
G
D
R
(111375
)
2301
HAWTHORNE P
A
S
S
(111377)
616 COL
T
TRAIL
(170262
)
510 BINDSEILGROVE(170305)503 BIN
D
S
E
I
L
GROVE
(170261
)
511 BIN
D
S
E
I
L
GROVE
(170259
)
R
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D
B
U
D
W
A
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COLTTRAIL
BINDSE
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R
G
D
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LIVEOAKRD
MASKE
R
D
4
0 300 600 900150 Feet
City of SchertzWindy Meadows Unit 4Last Update: November 28, 2018
“The City of Schertz provides this Geographic Information System product "as is" without any express or impliedwarranty of any kind including but not limited to the implied warranties of merchantability and fitness for a particular purpose.In no event shall The City of Schertz be liable for any special, indirect or consequential damages or any damages whatsoever arising out of or in connectionwith the use of or performance of these materials. Information published in this product could include technical inaccuracies or typographical errors. Periodicalchanges may be made and information may be added to the information herein. The City of Schertz may make improvements and/or changes in the product(s)described herein at any time.”
City of Schertz, GIS Specialist: Bill Gardner, gis@schertz.com (210) 619-1185
200' Notification Buffer Parcel Boundaries
1
2
3
4
5
6
7
8
10
20
21
9
11
12
13
14
15
16
17
18
19
72
5
72
5
72
5
72
5
72
5
72
5
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0
73
5
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72
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1
LOCATION
M
A
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1" : 1000'
SH
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ENGINEERS, CONSULTANTS, LAND PLANNERS
CIVIL TECH, PLLC.CT
(210) 365-5029
P.O. BOX 2203 BOERNE, TX. 78006
Firm No. 13711
OWNER:
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LEGAL DESCRIPTION:
YES COMMUNITIES
MANUFACTURED HOME PARK
PLANNED DEVELOPMENT DISTRICT
CITY OF SCHERTZ, GUADALUPE COUNTY TEXAS
Prepared by
October 21, 2019
Firm Number 13711
For:
YES COMMUNITIES, LLC.
Mike Askins
5050 S. Syracuse Street, Suite 1200
Denver Colorado 80237
P.O Box 2203, Boerne, TX 78006 (210)365-5029 jmcgarr@civiltechmc.com
Page 2 of 5
Table of Contents:
General
Purpose
AFFECTED UDC ARTICLES
1. Manufactured Homes and RV Parks (Article 6)
2. Amendments to the Planned Development District (PDD)
APPENDIX
Exhibit “A” – Zoning Exhibit
Exhibit “B” – Metes and Bounds
Exhibit “C” – Site Plan
P.O Box 2203, Boerne, TX 78006 (210)365-5029 jmcgarr@civiltechmc.com
Page 3 of 5
General
Yes Communities Manufactured Home Park is a proposed 12.825 acre single family residential type of
development designed for the placement of homes that are transported to the site by means of attached
axles or trailers. The site is located off of Maske Road approximately 1,500 feet west of Schertz Parkway
within the City of Schertz, Guadalupe County, Texas. The property is partly developed with a
manufactured home park, private streets, water, sewer, and electric lines serving the property consisting
of approximately 12.85 acres. The owners wish to continue developing the remaining portion of the
property; however the city’s master thoroughfare plan has the extension of Live Oak running through the
subject tract as well as the site needing a second access point. This road dedication, floodplain and city’s
new changes to the development articles regarding manufactured homes will not allow for the
continuation of the existing tract size, spacing or layout of the development as platted.
This development has been previously platted as one lot, Unit 4 Windy Meadows, and has an approved
master plan. There is currently one lot as platted with multiple “Spaces” for manufactured homes. This
development will not be creating or dividing out the ownership of the property, just provide lease spaces
that will house the manufactured homes.
The Planned Development District (PDD) as described in the following documents will outline how the
development can utilize the existing infrastructure while upholding a greater design standard for the
manufactured home park.
Purpose
Provide for adequate space and site diversification for residential purposes that accommodate the design
criteria of manufactured homes as used for single family residences. This PDD will allow for adequate
vehicular and pedestrian circulation, promote housing densities compatible with existing and future public
support facilities, promote the best desirable land use for this property as well as promote stability of this
development.
Development Standards
This property will develop in accordance with the provisions of the City of Schertz unified Development
Code (UDC) as amended. This property will develop in accordance with the base zoning district of
Manufactured Home Parks District (MHP) with the following modifications.
P.O Box 2203, Boerne, TX 78006 (210)365-5029 jmcgarr@civiltechmc.com
Page 4 of 5
AFFECTED UDC ARTICLES
1. Manufactured Homes and RV Parks (Article 6)
C. Minimum Site Requirements:
(1) Setbacks:
(a) Each dwelling unit shall have a minim setback of twenty feet (20’) from all other dwelling
units. Any structure attached to the home shall be considered a part of the home and must
maintain the minimum separation distance.
(b) Each dwelling unit shall have a minimum setback of fifteen feet (15’) from access easements.
(c) Each dwelling unit shall have a minimum setback of ten feet (10’) from public Right-Of-Way
and perimeter property fencing.
(2) Storage Facilities:
(a) A maximum one hundred twenty (120) square foot accessory building may be provided for
each dwelling unit to be utilized solely for storage of personal items belonging to the owner
or tenant of the space. All accessory structures shall have a minimum setback of fifteen feet
(15’) from all other dwelling units.
D. Access, Traffic Circulation and Parking:
(1) Private roads will be constructed from a standard pavement section consisting of compacted
subgrade, base, and a surface treatment or engineered section. The pavement section will have a
minimum pavement width of thirty (30) feet.
(2) Common area parking will be provided at thirty two (32) additional parking spaces located within
the development separate from the parking pad located at each residence. The additional parking
spaces will have a dimension of twenty (20) feet perpendicular to the curb and ten (10) feet
parallel to the curb line. See the Site Plan for location.
(3) Onsite parking will be provided with a private parking pad to serve each house. Parking pads will
consists of concrete or asphalt pavement and have twenty (20) foot by twenty (20) foot
dimensions.
(4) Sidewalks will be constructed adjacent to public ROW’s and to a width and specification as it
pertains to the City of Schertz’s Public Works Design Criteria as part of the new road section.
E. Recreation Area:
(1) Individuals within this development shall have access to other YES Communities common areas
within Units 1-3 of the Windy Meadows development. This is to include the amenity center,
private park pavilion basketball court, swimming pool, and picnic and BBQ areas.
F. Screening and Buffering
(1) Street Buffer (Future Live Oak)
P.O Box 2203, Boerne, TX 78006 (210)365-5029 jmcgarr@civiltechmc.com
Page 5 of 5
(a) A five foot (5’) street buffer for the future Live Oak alignment shall be placed along the
proposed alignment of Live Oak as shown on the associated site plan. The buffer shall
include a masonry fence that shall be no less than six feet (6’) and no greater than eight feet
(8’) in height. The product known as “Fencecrete” will be an acceptable masonry material
for this fence or approved equal. The fence shall terminate at the property boundaries or
sooner if sight visibility becomes an issue at future or current intersections.
(b) The landscaping within the street buffer shall consist of eight (8) planters spaced no less than
eighty feet (80’) and no more than one hundred feet (100’) apart. Each planter shall include a
total of twelve and a half caliper inches (12.5”) of trees planted, with the minimum tree size
being two and a half caliper inches (2.5”) and the maximum number of trees being five (5).
Each planter shall also include twenty (20) shrubs, with the minimum shrub size being five
(5) gallons.
(2) Street Screening (Maske Road)
(a) An upgraded screening fence shall be installed along Maske Road that as shown on the site
plan. The fence shall consist of treated lumber including a top rail with concrete or masonry
columns placed at maximum intervals of forty (40) feet or a fence of complete masonry
similar to the Live Oak screening fence. The height of the fence shall be no less than six (6)
feet and no greater than eight (8) feet. The fence shall terminate at the property boundaries or
sooner if sight visibility becomes an issue at future or current intersections.
2. Amendments to the Planned Development District (PDD)
Any significant future changes from the established Dimensional Requirements for the approved PDD, or
changes that alter the concept of the PDD and/or increase the density, will cause the plan to be re-
submitted for approval by the Planning & Zoning Commission and the City Council, including a new
public hearing with applicable fees. Minor changes which do not change the concept or intent of the
development shall be approved or denied administratively.
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LOCATION MAP
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