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PZ 11.15.23 Agenda with associated documents          MEETING AGENDA Planning & Zoning Commission REGULAR SESSION PLANNING & ZONING COMMISSION November 15, 2023                                   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, NOVEMBER 15, 2023 at 6:00 p.m. The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, November 15, 2023, at the City Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch the meeting via live stream on the City's YouTube Channel.        1.CALL TO ORDER      2.SEAT ALTERNATE TO ACT IF REQUIRED      3.HEARING OF RESIDENTS Residents who choose to watch the meeting via live stream, but who would like to participate in Hearing of Residents, should email their comments to the Planning Division, at planning@schertz.com by 5:00p.m. on Tuesday, November 14, so that the Planning Division may read the public comments into the record under the hearing of residents. In the body of the email please include your name, your address, phone number, agenda item number if applicable or subject of discussion, and your comments. 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 October 25, 2023 Regular Meeting.     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                                   November 15, 2023 Page 1 of 3       A.PLSPU20230206 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a convenience store with gas pumps on approximately 1.61 acres of land, located at the intersection of Schaefer Road and FM 1518, also known as: 11786 Schaefer Road, City of Schertz, Bexar County, Texas.     B.PLPDD20220214 - Hold a public hearing and make a recommendation on a request to rezone approximately 65 acres of land from General Business District (GB) to Planned Development District (PDD), known as Comal County Parcel ID 75458 and Guadalupe County Parcel ID 64005, generally located southeast of the IH 35 and Schwab Road intersection, City of Schertz, Comal County and Guadalupe County, Texas.     C.PLSPU20230153 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a convenience store with gas pumps on approximately 7.8 acres of land, located approximately 51-feet west from the intersection of IH-35 N Access Road and FM 2252, also known as Guadalupe County Property Identification Number 114083 and Comal County Property Identification Number 119021, City of Schertz, Comal and Guadalupe County, Texas.    D.PLSPU20230247 -  Hold a public hearing and make a recommendation on a Specific Use Permit to allow a Truck Terminal on approximately 4 acres of land, located approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, also known as Comal Property Identification Number 464879, City of Schertz, Comal County, Texas.   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.      7.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR      A.Current Projects and City Council Status Update     8.ADJOURNMENT OF THE REGULAR MEETING        Planning & Zoning                                   November 15, 2023 Page 2 of 3     CERTIFICATION I, Samuel Haas, 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 7th day of November, 2023 at 3:00 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.  Samuel Haas Samuel Haas, 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 _______________, 2023. _______________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                                   November 15, 2023 Page 3 of 3     PLANNING AND ZONING COMMISSION MEETING: 11/15/2023 Agenda Item 4 A   TO:Planning and Zoning Commission PREPARED BY:Tiffany Danhof, Administrative Assistant SUBJECT:Minutes for the October 25, 2023 Regular Meeting.   Attachments Draft Minutes for the October 25, 2023 Regular Meeting  D R A F T PLANNING AND ZONING MINUTES October 25, 2023 The Schertz Planning and Zoning Commission convened on October 25, 2023 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. Present: Glen Outlaw, Chairman; Richard Braud, Vice Chairman; Roderick Hector, Commissioner; Danielle Craig, Commissioner; Tamara Brown, Commissioner; John Carbon, Commissioner Absent: Gordon Rae, Commissioner; Judy Goldick, Commissioner; Patrick McMaster, Commissioner Staff present: Lesa Wood, Director of Planning & Community Development; Emily Delgado, Planning Manager; Tiffany Danhof, Administrative Assistant; Ameriz Gamez, Planner; Daisy Marquez, Planner; Samuel Haas, Senior Planner              1.CALL TO ORDER Chairman Mr. Outlaw called the meeting to order at 6:00 P.M.   2.SEAT ALTERNATE TO ACT IF REQUIRED Mrs. Craig was seated as the alternate.   3.HEARING OF RESIDENTS Residents who choose to watch the meeting via live stream, but who would like to participate in Hearing of Residents, should email their comments to the Planning Division, at planning@schertz.com by 5:00p.m. on Tuesday, October 24, 2023, so that the Planning Division may read the public comments into the record under the hearing of residents. In the body of the email please include your name, your address, phone number, agenda item number if applicable or subject of discussion, and your comments. 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. No one spoke.   4.CONSENT AGENDA:   A.Minutes for the October 11, 2023 Regular Meeting.      B.PLFP20230243 - Consider and act upon a request for approval of a final plat of the STX Frio Subdivision, an approximately 25.2 acre tract of land located approximately 900 feet northwest from the intersection of FM 2252 and FM 482, also known as Comal County Parcel ID 81088, City of Schertz, Comal County, Texas.       Motioned by Commissioner John Carbon to approve the consent agenda's, seconded by Commissioner Tamara Brown  Vote: 6 - 0 Passed   5.ITEMS FOR INDIVIDUAL CONSIDERATION:   A.PLPP20230248 - Consider and act upon a request for approval of a preliminary plat for the Schertz Station Subdivision, approximately 75 acres of land generally located to the southeast of the IH-35 and Cibolo Valley Drive intersection. Parcel ID 68313, City of Schertz, Guadalupe County, Texas. Ms. Gamez provided a presentation.       Motioned by Commissioner Roderick Hector to approve, seconded by Commissioner Danielle Craig  Vote: 6 - 0 Passed   6.WORKSHOP AND DISCUSSION:   A.Workshop, Discussion, and Possible Action regarding the Planning and Zoning Commission Bylaws (Led by Commissioners)      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 no announcements by Commissioners.   C.Announcements by City Staff. City and community events attended and to be attended. There were announcements by City staff.   8.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION PACKETS- NO DISCUSSION TO OCCUR   A.Current Projects and City Council Status Update      9.ADJOURNMENT OF THE REGULAR MEETING Chairman Mr. Outlaw adjourned the regular meeting at 7:15 P.M.   ____________________________________ Chairman, Planning and Zoning Commission ______________________________ Recording Secretary, City of Schertz PLANNING AND ZONING COMMISSION MEETING: 11/15/2023 Agenda Item 5 A TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner CASE:PLSPU20230206 SUBJECT:PLSPU20230206 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a convenience store with gas pumps on approximately 1.61 acres of land, located at the intersection of Schaefer Road and FM 1518, also known as: 11786 Schaefer Road, City of Schertz, Bexar County, Texas. GENERAL INFORMATION: Owner: TEG Schertz Ventures, LLC Applicant/Engineer: K Love Engineers APPLICATION SUBMITTAL DATE: Date: Application Submittal Type: 8/28/2023 Specific Use Permit PUBLIC NOTICE: On November 3, eighteen (18) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of this staff report, zero (0) response in favor, zero (0) responses neutral, and two (2) responses opposed have been received. A public hearing notice will be published in the San Antonio Express prior to the City Council meeting. ITEM SUMMARY: The applicant is requesting a Specific Use Permit to allow a convenience store with covered gas pumps on approximately 1.61 acres of land, located at the intersection of Schaefer Road and FM 1518, also known as: 11786 Schaefer Road, City of Schertz, Bexar County, Texas, also known as Bexar County property ID: 1396038. The subject property is currently undeveloped. The applicant is proposing an approximately 8,725 square foot strip center with a fuel canopy for passenger cars. LAND USES: Zoning Land Use North Right of Way Schaefer Road South Right of Way Brook Orchard Road East Right of Way FM 1518 West Single Family Residential (R-6)Willow Grove Estates Unit 1 IMPACT ON EXISTING ADJACENT DEVELOPMENT: The subject property lies at the intersection of Schaefer Road and FM 1518, and is currently zoned General The subject property lies at the intersection of Schaefer Road and FM 1518, and is currently zoned General Business District (GB). Other properties around this intersection are similarly zoned for commercial uses. The current use for the subject property is undeveloped. Across Schaefer Road to the north is a Dollar General, while there are two properties to the east that are undeveloped and the Rose Garden Elementary School. Directly to the west is the Willow Grove Estates Subdivision. With the proposed strip center being mostly surrounded by commercially zoned land, and being at the intersection of two thoroughfares, the proposed Specific Use Permit would not pose an adverse impact on the surrounding properties. The Comprehensive Land Use Plan, through the South Schertz Sector Plan, identifies this area as Mixed Use Neighborhood. The Mixed Use Neighborhood land use designation is intended to incorporate a variety of housing types with limited commercial in the manner of traditional neighborhood design. The proposed strip center with gas pumps fits the limited commercial land use desired in Mixed Use Neighborhood designated areas, and therefore the proposed Specific Use Permit is generally in conformance with the Comprehensive Land Use Plan, through the South Schertz Sector Plan. CONCEPTUAL SITE PLAN: The applicant is proposing to construct an approximately 8,725 square foot strip center with an approximately 2,040 square foot canopy over gas pumps on the approximately 1.61 acre tract of land. The strip center is proposed to have five (5) total buildings. One is proposed to be 4,725 square feet and the other four are all proposed to be 1000 square feet each. Access to the site is proposed to be through two (2) access points: one (1) driveway onto Schaefer Road, and one (1) driveway onto Brook Orchard. No access is proposed onto FM 1518. If the Specific Use Permit is approved the applicant will have to go through the site plan process in conformance with UDC Section 21.9.12. and will have to meet all City of Schertz UDC requirements as listed in Article 9 including a 20-foot landscaped buffer along with an 8-foot masonry fence in-between the proposed development and the single-family portions of the Willow Grove Estates Subdivision to the west. At the time of the site plan a Traffic Impact Analysis Study will be reviewed by both the City of Schertz Engineering Department and the Texas Department of Transportation; it should be noted that the applicant is not proposing access onto FM 1518. In addition, the proposed parking areas will have to meet all current regulations within UDC Article 10. STAFF ANALYSIS AND RECOMMENDATION: UDC Section 21.5.11.D Criteria for Approval 1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan Mixed Use Neighborhood incorporates a variety of housing types with limited commercial in the manner of traditional neighborhood design. The commercial provision within the Mixed Use Neighborhood designation is consistent with the proposed SUP. 2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations. General Business District (GB) is intended to provide suitable areas for the development of non-residential uses which offer a wide variety of retail and service establishments that are generally oriented toward serving the overall needs of the entire community. The proposed strip center with gas pumps would meet the intent of the zoning district. 3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods. similar adverse effects to adjacent development and neighborhoods. Given the adjacent commercial development, neighboring commercial zoning districts, and the property abutting FM 1518 a principal arterial; the proposed use is compatible with the character and integrity of the neighborhood. The applicant will have to meet all site design standards in Article 9, which is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties. 4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood; The proposed development will have two points of access on two separate roads, Schaefer Road and Brook Orchard. This combined with no proposed acces to FM 1518 will minimize the hazardous effect of traffic. Engineering will review a more detailed traffic impact analysis at the time of the site plan process. 5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development generated traffic on neighborhood streets. Access will be from Schaefer Road and Brook Orchard, minimizing the traffic onto the main thoroughfare FM1518. 6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties. The proposed development will have to meet all site requirements in Article 9 including the screening and buffering that will be required to the neighboring residential properties to the west. Article 9 is in place to ensure adverse effects are minimized and mitigated. 7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood. The proposed development will have to meet all dimensional and design requirement of the General Business District as stipulated in UDC Section 21.5.7. No variations to the requirements have been requested. 8. The proposed [use] promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business zoning of the subject property and adjacent properties, the proposed development would act as a buffer for the residential portions of the Willow Grove Subdivision from FM 1518, a major thoroughfare. 9. No application made under these provisions will receive final approval until all back taxes owed to the City have been paid in full. This does not impact consideration by P&Z or the first reading from Council. 10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council are deemed relevant and important in the consideration of the Specific Use Permit. Staff has ensured all UDC requirements have been met, and at this time have not received and special considerations from the Planning and Zoning Commission or the City Council. Therefore, Staff recommends approval of the Specific Use Permit to allow a strip center with gas pumps at the subject property conditioned upon the following: A building permit is approved within two years of the adoption of the SUP Ordinance.1. 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 Specific Use Permit and associated conceptual site plan. In considering action on a Specific Use Permit application, the Commission should consider the criteria within UDC, Section 21.5.11 D. Attachments Aerial Exhibit Public Hearing Notice Map Public Hearing Responses Specific Use Exhibit Conceptual Site Plan Exhibit 1 Samuel Haas From:Tienda, J Carlos CIV USARMY MEDCOM (USA) <juan.c.tienda.civ@health.mil> Sent:Tuesday, November 7, 2023 7:25 AM To:planning@schertz.com Subject:Notice of Public Hearing Samuel Haas, My name is Carlos Tienda, I live at 10516 Pecan Branch. My house is directly behind the lot being discussed on 15 November. I want to attend the hearing for the opportunity to ask questions and provide comments for the PLSPU20230206, the convenience store with gas pumps. Please add my wife and I to the attendance. Thanks, J. Carlos Tienda Training Integration and Readiness Specialist G-37 Readiness & Training Division U.S. Army Medical Command NIPR: juan.c.tienda.civ@health.mil Office: 210-466-5736 DSN: 450-5736 Gvt Cell: 210-410-3546 SIPR: juan.c.tienda.civ@mail.smil.mil DISA GVS SIPR Comm: 623-466-5736 NIPR phone in SIPR Area: 210-221-2085 PROPOSED RETAIL TRACT 1 Δ EX1 SITE DA T E DESIGNED BY: DRAWN BY: SCALE: DATE: SHEET NO. RE V I S I O N S : ESi t e D e v e l o p m e n t E n g i n e e r i n g S e r v i c e s Fi r m N o . 1 1 0 4 2 ww w . k l o v e e n g i n e e r i n g . c o m ( 2 1 0 ) 4 8 5 - 5 6 8 3 NG I N E E R I N G LOCATION MAP TE G S C H E R T Z V E N T U R E , L L C 78 0 1 N L A M A R , S T E . B 1 6 8 AU S T I N , T X 7 8 7 5 2 11786 SCHAEFER RD SPECIFIC USE PERMIT TRACT 1 LEGEND SC H A E F E R R D S T R I P C E N T E R Δ PS PROPOSED BUILDING SF 4,725 PROPOSED BUILDING SF 1,000 PROPOSED CANOPY SF 2,040 PROPOSED BUILDING SF 1,000 PROPOSED BUILDING SF 1,000 PROPOSED BUILDING SF 1,000 C4.0 LEGAL DESCRIPTION ADDRESS PLAT NO. BENCHMARKS WATER MAIN CROSSING DETAIL POTABLE WATER LINE DETAIL SITE DA T E DESIGNED BY: DRAWN BY: SCALE: DATE: SHEET NO. RE V I S I O N S : ESi t e D e v e l o p m e n t E n g i n e e r i n g S e r v i c e s Fi r m N o . 1 1 0 4 2 ww w . k l o v e e n g i n e e r i n g . c o m ( 2 1 0 ) 4 8 5 - 5 6 8 3 NG I N E E R I N G EXISTING PROPOSED DESCRIPTION LEGEND P S SC H A E F F E R R D S T R I P C E N T E R LOCATION MAP TE G S C H E R T Z V E N T U R E , L L C 78 0 1 N L A M A R , S T E . B 1 6 8 AU S T I N , T X 7 8 7 5 2 UTILITIES NOTES: UPDATE UPDATE UPDATE GENERAL WATER NOTES: Δ PS PROPOSED BUILDING SF 4,725 PROPOSED BUILDING SF 1,000 PROPOSED CANOPY SF 2,040 PROPOSED BUILDING SF 1,000 PROPOSED BUILDING SF 1,000 PROPOSED BUILDING SF 1,000 TYPICAL FIRE LANE MARKING DETAIL FIRE LANE - NO PARKING FIRE LANE SIGN DETAIL NO PARKING ANYTIME CITY ORD. 54547 NO PARKING ANYTIME CITY ORD. 54547 NO PARKING ANYTIME CITY ORD. 54547 SITE DA T E DESIGNED BY: DRAWN BY: SCALE: DATE: SHEET NO. RE V I S I O N S : ESi t e D e v e l o p m e n t E n g i n e e r i n g S e r v i c e s Fi r m N o . 1 1 0 4 2 ww w . k l o v e e n g i n e e r i n g . c o m ( 2 1 0 ) 4 8 5 - 5 6 8 3 NG I N E E R I N G EXISTING PROPOSED DESCRIPTION LEGEND P S SC H A E F F E R R D S T R I P C E N T E R LOCATION MAP TE G S C H E R T Z V E N T U R E , L L C 78 0 1 N L A M A R , S T E . B 1 6 8 AU S T I N , T X 7 8 7 5 2 C6.0 FIRE HYDRANT TABLE PLANNING AND ZONING COMMISSION MEETING: 11/15/2023 Agenda Item 5 B TO:Planning and Zoning Commission PREPARED BY:Samuel Haas, Senior Planner CASE:PLPDD20220214 SUBJECT:PLPDD20220214 - Hold a public hearing and make a recommendation on a request to rezone approximately 65 acres of land from General Business District (GB) to Planned Development District (PDD), known as Comal County Parcel ID 75458 and Guadalupe County Parcel ID 64005, generally located southeast of the IH 35 and Schwab Road intersection, City of Schertz, Comal County and Guadalupe County, Texas. GENERAL INFORMATION: Owner: Pacheco, Aurora J S Applicant: Killen, Griffin, & Farrimond - Mikayla McIntyre APPLICATION SUBMITTAL DATE: Date Application Type 1/19/2023 Zone Change Planned Development District PUBLIC NOTICE: On November 3rd, twenty-seven (27) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, zero (0) response in favor, zero (0) neutral, and one (1) opposed have been received. A public hearing notice will be published in the San Antonio Express prior to the City Council meeting. ITEM SUMMARY: The applicant is proposing to rezone approximately 65 acres of land from General Buisness District (GB) to Planned Development District (PDD), specifically titled "Schertz Gateway", generally located southeast to the IH 35 and Schwab Road. LAND USES AND ZONING: Zoning Land Use Existing General Business District (GB)Undeveloped Proposed Planned Development District (PDD)Mixed Use Development Adjacent Properties: Zoning Land Use North Right of Way IH 35 South General Business District (GB)Undeveloped East General Business District (GB) & Single Family Residential (R-6) Undeveloped & Cypress Point Subdivision West General Business District (GB) & Right of Way Undeveloped & Schwab Road PROPOSED ZONING: PROPOSED ZONING: The Schertz Gateway PDD will be a mixture of commercial and residential uses. The development will be divided into three (3) separate "Areas". The uses and dimensional and design requirements are listed below. Area I - Commercial/Retail Area I will be abutting the IH 35 access road as well as Schwab Road. Area I will have enhanced landscaping requirements. Trees will be planted at a larger caliper, from 2" DBH (Diameter at Breast Height) as required in the UDC to 3" DBH. Also, a 15-foot landscape buffer shall be provided adjacent to any public right of way. No masonry wall or fencing material shall be required adjacent to right of way in Area I Acres: 19.61 Uses: General Business District (GB) and General Business-2 District (GB-2). Dimensional and Design Requirements: General Business District (GB). Schertz Gateway Area I Dimensional Requirements Min. Lot Size Setback*Misc. Code Classification Area sf.Width sf.Depth sf.Front ft.Side ft.Rear ft.Max Ht.Max Cover GB General Business 10,000 100 100 25 25, 0**25, 0**120 80% *50 foot setback adjacent to IH 35 & 25 foot setback for other public right of way **Non-residential adjacent Area II - Multi-Family Residential Area II will be located on the eastern portion of the property in between Area I to the north and Area III to the south. Area II will have enhanced landscaping requirements. Trees will be provided at 11 trees per acres as opposed to the UDC requirement of 9 trees per acre, also these trees will be planted at a larger caliper, from 2" DBH (Diameter at Breast Height) as required in the UDC to 3" DBH. Also, a 15-foot landscape buffer shall be provided adjacent to any public right of way. Acres: 14.8 Uses: Multi-Family Residential District (R-4) Dimensional and Design Requirements: Multi-Family Residential District (R-4). Schertz Gateway Area II Dimensional Requirements Min. Lot Size Setback Misc. Code Classification Area sf.Width sf.Depth sf.Front ft.Side ft.Rear ft.Max Ht.Max Cover R-4 Multi-Family 10,000 100 100 25 10 20 45 75% a. Maximum density shall not exceed 35 units per acre, maximum unit count of 518 units. b. Off-street parking requirements shall be one (1) per bedroom, plus an additional 5%. Area III - Residential/Low-Density Multi-Family Area III will be on the southern end of the property abutting the Cypress Point Subdivision. Area III will have enhanced landscaping requirements. Trees will be provided at 11 trees per acres as opposed to the UDC requirement of 9 trees per acre, also these trees will be planted at a larger caliper, from 2" DBH (Diameter at Breast Height) as required in the UDC to 3" DBH. Also, a 15-foot landscape buffer shall be provided adjacent to any public right of way. A six foot semi-open decorative fence may be provided adjacent to public right of way. Acres: 29.92 Uses: Multi-Family Residential District (R-4) Dimensional and Design Requirements: Multi-Family Residential District (R-4). Schertz Gateway Area II Dimensional Requirements Min. Lot Size Setback*Misc. Code Classification Area sf.Width sf.Depth sf.Front ft.Side ft.Rear ft.Max Ht.Max Cover R-4 Multi-Family 10,000 100 100 5 5 20 35 75% * 20 foot building setback shall be provided on the eastern property line adjacent to Cypress Point Subdivision a. Maximum density shall not exceed 10 units per acre, maximum unit count of 299 units. b. Off-street parking requirements shall conform to city's Multi-Family Residential (R-4) requirements; 2 per unit plus additional 5%. CONFORMANCE WITH THE COMPREHENSIVE PLAN: Comprehensive Plan Goals and Objectives: The Comprehensive Plan identifies the subject properties as Highway Commercial, Commercial Campus, and Single-Family Residential land use designations. Highway Commercial is designated for regional scale retail and commercial uses that can take advantage of major highway intersections. Commercial Campus is intended to encourage development of lower intensity commercial and office uses such as research, flex-office, and supporting uses, light industrial and assembly uses. Areas classified under the Single-Family Residential land use designation are intended to utilize a traditional neighborhood design that includes a mix of residential uses, as well as limited commercial development to support the daily activities of the development. The proposed zone change meets the goals and objectives of the Single-Family Residential future land use designation, and is therefore in conformance with the Comprehensive Land Use Plan. Impact of Infrastructure: The proposed zone change should have a negligible effect on the existing planned public water and wastewater system, each area of the development will have public improvements that will be designed and constructed in accordance with the City of Schertz UDC Standards. Impact of Public Facilities/Services: The proposed rezoning request should have a minimal impact on public services, such as schools, fire, police, parks and sanitation services. Compatibility with Existing and Potential Adjacent Land Uses: This section of the IH 35 corridor has a variety of land uses and zoning districts. The current land uses are characterized by single-family subdivisions along with commercial and light industrial uses. The zoning districts in the area are General Business District (GB), Planned Development District (Homestead PDD), Single Family Residential (R-2, R-6, & R-7), and even Manufacturing District - Light (M-1). The proposed PDD would supplement the surrounding commercial land uses while conforming to the commercial designations in the Comprehensive Plan. The proposed PDD would also conform to the residential in the area while providing a mixture of housing types that is desired in the Comprehensive Plan. STAFF ANALYSIS AND RECOMMENDATION: 1. Whether the proposed zoning change or zoning map amendment implements the policies of the adopted Comprehensive Land Plan, including the land use classification of the property on the Future Land Use Map. Area I of the proposed PDD is proposed for commercial use, adjacent to IH 35, and does conform with the stated Highway Commercial and Commercial Campus classifications on the Future Land Use Map. Area II and Area III are located in areas listed as Single Family Residential. The description of Single Family Residential in the Comprehensive Plan indicates that "the Single Family Residential use may include a mix of residential uses" not a mix of single family residential uses. As such some multi-family is consistent with this language. Further the Comprehensive Plan has a goal to "Achieve an efficient, diverse and balanced pattern of land uses within the City and the ETJ." and objective of providing "an appropriate mix of different land use types in suitable locations, densities and patterns consistent with the goals and objectives established in the Plan" which this would do in both Area II and Area III. Finally, the plan states that "Housing should be developed to meet all needs of the community in terms of affordability, availability, adequacy and accessibility. Commercial Retail and Office" Multifamily housing helps to meet this need, especially in light of the rapidly increased cost of housing that has been discussed over the past few years. For these reasons both areas conform with the land use classification of Single Family Residential. 2. Whether the proposed zoning change or zoning map amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City. As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the IH 35 corridor adjacent to the subject property, the proposed commercial in Area I is more appropriate adjacent to the right of way; also multi-family provides a better transition from the right of way and commercial than single family detached lots. 3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified. The site development standards in the UDC for commercial and multi-family development and the use of commercial and multifamily are appropriate and in fact seem to be the best in light of the significant variation in terms of zoning and land uses - single family residential, commercial and industrial. 4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area. As the Comprehensive Plan notes, as development matures in undeveloped areas, higher densities should be considered, Given the location of the subject property along the IH 35 right of way and the proximity of development, the city's various plans and infrastructure projects assume higher intensity development in this area, this includes a planned East-West Connector and improvements to Schwab Road in the Master Thoroughfare Plan. To the best of staff's knowledge, this change does not conflict with the SCUCISD or Comal ISD school district's plans, including the 10-year campus forecasting. However, a public hearing notice was mailed to each school district along with surrounding property owners. 5. Whether there have been environmental and/or economical changes which warrant the requested change. As has been a topic of discussion over the last few years, the significant rise in housing prices supports looking to increase the supply of multi-family housing. As has been mentioned in the past at P&Z the new median home value in SCUCISD has risen to over $430,000 from $210,650 in the past 10 years. 6. Whether there is an error in the original zoning of the property for which a change is requested; There is not an error. 7. Whether all of the applicant's back taxed owed to the City have been paid in full (no application will receive final approval until all back taxes are paid in full). This does not impact consideration by P&Z. 8. Whether other criteria are met, which, at the discretion of the Planning and Zoning Commission and the City Council, are deemed relevant and important in the consideration of the amendment . The upcoming public hearing will provide a format for which the Planning and Zoning Commission can hear other potential issues and public opinion. The Commission may deem relevant and important considerations to inform their recommendation to City Council during this time. The Engineering, Fire, Public Works, Parks, and Planning Departments have reviewed the proposed PDD standards and requirements with no objection. Therefore, Staff is recommending approval of the proposed zone change to Planned Development District as discussed. 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. in considering action on a zoning application, the Commission should consider the criteria within UDC , Section, 21.5.4 D. Attachments Aerial Exhibit Public Hearing Notice Map Public Hearing Notice Map Zoning Exhibit Schertz Gateway PDD I N T E R S T A T E 3 5 S P L I T O A K F R O B O E S E L N . TOP RIDGE LANE W I N G E D E L M POB SCH W A B R O A D M E A D O W G R E E N TO W N H O M E S 2 7 L O T S 17.438 AC 22.33 AC 14.29 AC 12.21 AC 49.909 AC 29.00 AC 53.711 AC 43.524 AC 0.2298 AC 10.00 AC 2.408 AC 0.772 AC - 1 OF 1 ZO N I N G E X H I B I T O F 6 4 . 3 3 9 A C R E T R A C T SC H E R T Z , T X © © 2000 NW LOOP 410 I SAN ANTONIO, TX 78213 I 210.375.9000 SAN ANTONIO I AUSTIN I HOUSTON I FORT WORTH I DALLAS TEXAS ENGINEERING FIRM #470 I TEXAS SURVEYING FIRM #10028800 A 64 . 3 3 9 AC R E , OR 2, 8 0 2 , 6 0 9 SQ U A R E FE E T MO R E OR LE S S , TR A C T OF LA N D BE I N G AL L OF TH E RE M A I N I N G PO T I O N OF TH E 64 . 5 AC R E TR A C T DE S C R I B E D IN DO C U M E N T NO . 98 0 6 0 0 2 0 0 4 IN TH E OF F I C I A L PU B L I C RE C O R D S OF CO M A L CO U N T Y , TE X A S , IN TH E C. M . GA H A G A N SU R V E Y NO . 25 8 , AB S T R A C T 18 2 , CO M A L CO U N T Y , TE X A S , AN D TH E C. M . GA H A G A N S U R V E Y N O . 2 5 8 . A B S T R A C T 1 4 2 , G U A D A L U P E C O U N T Y , T E X A S , I N T H E C I T Y O F S C H E R T Z , C O M A L C O U N T Y A N D G U A D A L U P E C O U N T Y , T E X A S . LEGEND NOTE : THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE ILLUSTRATION PURPOSES AND DO NOT SET THE ALIGNMENT. ALIGNMENT IS DETERMINED AT TIME OF FINAL PLAT. LOCATION MAP SITE INTE R S T A T E 3 5 FM 4 8 2 S C H W A B R D . COUNT Y L I N E E N G E L R D . E C K H A R D T R D . GREE N V A L L E Y R D . GUADALUPECOUNTY COMALCOUNTY ENGINEER/DESIGNER PAPE-DAWSON ENGINEERS , INC TYLER KOZMA 2000 NW LOOP 410SAN ANTONIO, TEXAS 78213 PHONE: (210)375-9000 FAX: (210)375-9010 OWNER/DEVELOPER: MR. JOSHUA POLLOCK OCOTILLO CAPITAL PARTNERS 606 W 12TH STREET AUSTIN, TEXAS 78701 PHONE: (210)-355-1809 ZONING EXHIBIT Schertz Gateway Project Planned Development District Schertz, Texas Schertz Gateway PDD Page 2 of 8 Schertz Gateway Planned Development District Table of Contents I. PDD Introduction Page 3 II. Project/PDD Summary Page 3 a. The Property & Project Page 3 b. PDD Areas Page 4 III. Area I Page 5 IV. Area II Page 5 V. Area III Page 7 VI. PDD Adjustment Page 8 Schertz Gateway PDD Page 3 of 8 I. Planned Development District (“PDD”) The City of Schertz (“City”) has adopted zoning and site design requirements for specific zoning classifications and uses, as set forth in the Schertz Unified Development Code (“UDC”). Recognizing that not all development may be able to adhere to the strict regulations and design standards set forth in a particular zoning classification, the City created the Planned Development District (“PDD”) as an alternative approach to conventional land development. PDD zoning encourages and promotes creative and innovative project design that would otherwise not be possible under the regulations of typical Schertz zoning districts. In exchange for allowing flexibility under the PDD, the City is granted more control and certainty over what is actually constructed on a site. Through the PDD, permitted uses and design standards can be better defined. The PDD Plan (attached) and this written document define the use and project design for the Schertz Gateway PDD. This document outlines the specific UDC articles and sections that are to be amended or modified pursuant to the City ordinance specific to this PDD. Development within the Property is subject to general development plan review and approval by the City, as required by the UDC. II. The Project a. The Property The PDD project area includes approximately 64.339 acres (the “Property”) at the intersection of IH-35 and Schwab Road within the City of Schertz municipal boundaries. The Property is further described in the attached Exhibit “A”. b. The Project Master planned projects allow for cohesive, thoughtful development that is an active and a desirable place for Schertz residents to live, work, and visit. The Schertz Gateway project will include a mixture of residential and commercial uses, as well as public improvements and infrastructure. Master Planning a project allows for integrated and cohesive uses, improvements, and aesthetics. For purposes of the PDD, the Project is divided into three (3) different areas. The intent of the division is to adopt specific standards applicable to each area, and to provide the City with assurance of where each use will be located. These areas are not intended to be phases; development of different areas of the Project may occur simultaneously or in a different order than numbered. Schertz Gateway PDD Page 4 of 8 The three (3) areas are as follows and further shown on the PDD Plan: - AREA I – Commercial/Retail Area I includes approximately 19.61 acres located along IH-35 and Schwab Road (near the IH-35 intersection). This Area will be developed with commercial uses, including retail, service, and/or office uses. - AREA II – Multi-Family Area II is approximately 14.8 acres located on the eastern side of the Property between the commercial highway frontage of Area I and the residential uses within Area III. This area will be developed for multi-family residential uses. - AREA III – Residential/Low Density Multi-Family Area III approximately 29.92 acres located south of Areas I and II and planned for low density multi-family development (attached or detached residential units) not to exceed the density limitations of this PDD. In addition to commercial and residential development, the Project is also anticipated to include public right-of-way improvements including improvements to Schwab Road and the extension of a portion of Froboese Lane. Each Area of the Project and the public improvements will be developed in accordance with the standards set forth in this PDD and on the attached PPD Plan. If this document and the PDD Plan are silent, then UDC standards shall control. This document and the PDD Plan shall control in the event of a conflict with the UDC. Schertz Gateway PDD Page 5 of 8 III. Area I Area I of the Project will comply with UDC standards unless stated otherwise below. Area I shall be limited to “GB” and “GB-2” uses, as shown in the Permitted Use Table, and subject to “GB” standards. Design Standards (UDC Article 9) - Landscaping Section 21.9.7 D 5. Trees planted shall be a minimum of three inches (3") caliper measured at four and one-half feet (4.5') above ground level at the time of planting (rather than two inches (2”)). 9. A minimum fifteen foot (15’) wide landscape buffer shall be provided adjacent to any public right-of-way. Tree planting and other landscaping requirements within this buffer area shall remain unchanged. Transportation (UDC Article 14) - Additional Design Requirements Section 21.14.3 C. Building Setback Line. A minimum fifty foot (50') front building setback shall be required for lots fronting on the IH-35 frontage road. A minimum twenty-five foot (25’) shall be required from all other public rights-of-way. E. Screening. No screening walls or fencing shall be required adjacent to public right-of-way. IV. Area II Area II of the Project will comply with UDC standards unless stated otherwise below. Area II shall be limited to “R-4” uses as shown in the Permitted Use Table. Zoning Districts (UDC Article 5) - Dimensional and Developmental Standards Section 21.5.7 Unless excepted from herein, Area II shall comply with the City’s “R-4” Multi-Family District standards. The following Table II.A shall replace UDC Table 21.5.7.A as it applies to the Project: Schertz Gateway PDD Page 6 of 8 Table II.A – Dimensional Requirements Minimum Lot Size Minimum, Yard Setback (ft) Misc. Lot Requirements Code Classification Area sf. Width ft. Depth ft. Front ft. Side ft. Rear ft. Max. Ht. Max. Cover R-4 Apartment/Multi- Family 10,000 100 100 25 10 20 45 75% Multi-Family (R-4) development shall comply with the following: a. Maximum density shall not exceed 35 units per acre; maximum unit count of 518 units. b. Parking standards outlined for Area II in this PDD. c. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded. d. No variances may be permitted to exceed the maximum impervious cover limitations. e. Design requirements of UDC Article 14, Section 21.14.3 unless noted otherwise within this PDD. Design Standards (UDC Article 9) Lots (Section 21.9.3) Lots sizes and dimensions will conform to the minimum requirements recognized in “Table II.A – Dimensional Requirements” of this PDD. Landscaping (Section 21.9.7 D) 5. Trees planted shall be a minimum of three inches (3") caliper measured at four and one-half feet (4.5') above ground level at the time of planting (rather than two inches (2”)). 9. A minimum fifteen foot (15’) wide landscape buffer shall be provided adjacent to any public right-of-way. Tree planting and other landscaping requirements within this buffer area shall remain unchanged. 11. Shade trees shall be provided at a ratio of eleven (11) trees per acre. Parking (UDC Article 10) Section 21.10.4 A. Off-street parking shall be provided in sufficient quantities to provide the following ratio of vehicle spaces for multi-family use: Schertz Gateway PDD Page 7 of 8 Schedule of Off-Street Parking Requirements Use Type Parking Requirement Multi-Family One (1) parking space per bedroom (minimum), plus additional guest parking at a ratio of 5% of required spaces. Transportation (UDC Article 14) UDC Section 21.14.3 E. Screening. No screening walls or fencing shall be required adjacent to public right-of-way. V. Area III Area III of the Project will comply with UDC standards unless stated otherwise below. Area III shall be limited to residential/low-density multi-family uses, as further limited herein, and shall be comprised of one (1) platted lot. Zoning Districts (UDC Article 5) - Dimensional and Developmental Standards Section 21.5.7 A. Unless excepted from herein, Area III shall comply with the City’s “R-4” Multi-Family District standards. The following Table II.A shall replace UDC Table 21.5.7.A as it applies to the Project: Table III.A – Dimensional Requirements Minimum Lot Size Minimum, Yard Setback (ft) Misc. Lot Requirements Code Classification Area sf. Width ft. Depth ft. Front ft. Side ft. Rear ft. Max. Ht. Max. Cover R-4 Apartment/Multi -Family 10,000 100 100 5 5 20 35 ft. 75% Residential development shall comply with the following: a. The overall density shall not exceed 10 units per acre; maximum unit count of 299 units. b. Parking shall comply with the City’s “R-4” Multi-Family District standards. c. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water surface shall be excluded. d. No variances may be permitted to exceed the maximum impervious cover limitations. Schertz Gateway PDD Page 8 of 8 Design Standards (UDC Article 9) Lots (Section 21.9.3) Lots sizes and dimensions will conform to the minimum requirements recognized in “Table II.A – Dimensional Requirements” of this PDD. Landscaping (Section 21.9.7 D) 5. Trees planted shall be a minimum of three inches (3") caliper measured at four and one-half feet (4.5') above ground level at the time of planting (rather than two inches (2”)). 9. A minimum fifteen foot (15’) wide landscape buffer shall be provided adjacent to any public right-of-way. Tree planting and other landscaping requirements within this buffer area shall remain unchanged. 11. Shade trees shall be provided at a ratio of eleven (11) trees per acre. Transportation (UDC Article 14) UDC Section 21.14.3 – Additional Design Requirements C. Building Setback Line. All setbacks shall be in accordance with Table III.A, provided however, a minimum twenty-foot (20’) building setback shall be provided on the eastern boundary of Area III adjacent to existing and platted single-family residential lots. E. Screening. No screening walls or solid fencing shall be required adjacent to public right-of-way. A six-foot (6’) semi-open, decorative metal or similar material fence may be provided adjacent to public right-of-way. VI. PDD Adjustments Adjustments to Planned Development District (PDD) Plan (UDC Section 21.5.10) Per UDC Section 21.5.10, the City Manager or his/her designee may permit an applicant to make minor amendments to the PDD Plan without the necessity of amending the ordinance that established the PDD. As the Project design and engineering is refined, it may be necessary to alter the boundaries between the Areas or the location of public improvements. The list of minor amendments included in Section 21.5.10 is further defined to allow Area boundaries to shift in location up to seventy-five feet (75’) from what is shown on the PDD Plan. e. Design requirements of UDC Article 14, Section 21.14.3 unless noted otherwise within this PDD. PLANNING AND ZONING COMMISSION MEETING: 11/15/2023 Agenda Item 5 C TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner CASE:PLSPU20230153 SUBJECT:PLSPU20230153 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a convenience store with gas pumps on approximately 7.8 acres of land, located approximately 51-feet west from the intersection of IH-35 N Access Road and FM 2252, also known as Guadalupe County Property Identification Number 114083 and Comal County Property Identification Number 119021, City of Schertz, Comal and Guadalupe County, Texas. GENERAL INFORMATION: Owner: Trawick and Nancy A Womak Applicant: Cheryl Chinen / Designed Realty Group Project Engineer: Midstream and Terminal Services LLC. APPLICATION SUBMITTAL DATE: Date: Application Submittal Type: June 20, 2023 Specific Use Permit PUBLIC NOTICE: On November 1, 2023, five (5) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, one (1) response in favor, (0) responses neutral, and (4) responses in opposition have been received. A public hearing notice will be published in the San Antonio Express prior to the City Council meeting. ITEM SUMMARY: The applicant is requesting a Specific Use Permit to allow a convenience store with gas pumps on approximately 7.8 acres of land, located approximately 51-feet west from the intersection of IH-35 N Access Road and FM 2252, City of Schertz, Comal and Guadalupe County, Texas. The subject property is currently undeveloped and currently zoned General Business District (GB). As per UDC Section 21.5.8, a Specific Use Permit is required for a convenience store with gas pumps in General Business District (GB). The applicant is proposing a 10,827 square foot convenience store, gasoline pumps, a diesel canopy, truck parking at the rear, and an additional 6,000 square foot building with a coffee shop, personal services, and restaurants. LAND USES: Zoning Land Use North Right of Way IH-35 N Access Road South General Business District (GB) & Single-Family Residential/ Agricultural District (R-A) Undeveloped/ Vacant East General Business District (GB)Undeveloped/ Vacant West General Business District (GB)Storage IMPACT ON EXISTING ADJACENT DEVELOPMENT: IMPACT ON EXISTING ADJACENT DEVELOPMENT: The subject property is approximately 51-feet west from the intersection of IH-35 N Access Road and FM 2252, is currently zoned General Business District (GB), and is undeveloped. Directly to the north of the property is the IH-35 N Access Road right of way and to the east, the property is also zoned General Business District (GB) and is undeveloped. The property to the west is also zoned General Business District (GB) and is currently used as storage for Conex boxes. The property immediately to the south is zoned General Business District (GB) and Single-Family Residential/ Agricultural District (R-A) and is currently undeveloped/ vacant. The Comprehensive Land Use Plan identifies this area as Highway Commercial and Single-Family Residential. The Highway Commercial land use designation is intended for regional scale retail and commercial uses located at major highway intersections that can take advantage of the highway frontage. The Single-Family Residential land use designation is intended for a mix of residential units with some commercial development to support the daily activities of development. The intent of the Unified Development Code through the Comprehensive Plan is to protect, promote, improve and provide for the public health, safety and general welfare of the citizens of the City by ensuring the safe, orderly and efficient development and expansion of the City. CONCEPTUAL SITE PLAN: Per the letter of intent and conceptual site plan, the applicant is proposing a 10,827 square foot convenience store, gasoline and diesel pumps, truck parking at the rear, and an additional 6,000 square foot building with a coffee shop, personal services, and restaurants. Access to the site is proposed through two (2) access points, both on IH-35 N Access Road. If a Specific Use Permit is approved, the applicant will have to go through the site plan process in conformance with UDC Section 21.9.12 and will have to meet all City of Schertz UDC requirements as listed in Article 9. At the time of the site plan, a Traffic Impact Analysis Study will be reviewed by both the City of Schertz Engineering Department and the Texas Department of Transportation. In addition, the proposed parking areas will have to meet all current regulations within UDC Article 10. STAFF ANALYSIS AND RECOMMENDATION: UDC Section 21.5.11.D Criteria for Approval 1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan. The subject property is designated as Highway Commercial and Single Family Residential. The Highway Commercial land use designation is intended for regional scale retail and commercial uses located at major highway intersections that can take advantage of the highway frontage. The subject property's location along IH-35 N Access Road is ideal for taking advantage of the highway frontage. Single Family Residential land use designation is intended for a mix of residential with some commercial uses that support the daily activities of development. 2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations. General Business District (GB) is intended to provide suitable areas for the development of non-residential uses that may include retail and service establishments that are generally oriented toward serving the overall needs of the community and are usually located along principal transportation corridors. The proposed developments' location along IH-35 N Access Road allows for the development to take advantage of IH-35 traffic and surrounding neighborhoods for business. 3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods. The proposed development is surrounded by adjacent General Business District zoning and is compatible with the existing development. The proposed convenience store with gas pumps will be required to meet all current City of Schertz site development standards stipulated in Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties. 4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood. The proposed development is proposing two points of access along IH-35 N Access Road which is a one way road. All proposed access points will be reviewed by the City of Schertz Engineering department and the Texas Department of Transportation. 5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development generated traffic on neighborhood streets. Access to the subject property will be along IH-35 N Access Road. The proposed access points will be reviewed by the City of Schertz Engineering department and the Texas Department of Transportation. 6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties. The proposed development will have to meet all site development requirements in Article 9 of the Unified Development Code. The adjacent properties are zoned General Business and are not being currently used for single-family residential. As a result, no additional screening requirements for residential use will be required. 7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood. The proposed development will have to meet all dimensional and design requirements of the General Business District as mentioned in UDC Section 21.5.7. No variations to the requirements have been requested. 8. The proposed [use] promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business District zoning of the adjacent surrounding properties, the location of the subject property on IH-35 N Access Road, and all access to the subject property being from IH-35 N Access Road, the proposed convenience store with gas pumps would not pose an adverse impact on adjacent properties. 9. No application made under these provisions will receive final approval until all back taxed owed to the City have been paid in full. This does not impact consideration by P&Z or the first reading from Council. 10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council deemed relevant and important in the consideration of the Specific Use Permit. Staff has ensured all UDC requirements have been met for the Specific Use Permit, and at this time have not received any special considerations from the Planning and Zoning Commission or the City Council. Therefore, Staff recommends approval of the Specific Use Permit to allow a convenience store with gas pumps at the subject property conditioned upon the following: A building permit is approved within two years of the adoption of the SUP Ordinance.1. 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 * 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 Specific Use Permit and associated conceptual site plan. In considering action on a Specific Use Permit application, the Commission should consider the criteria within UDC, Section 21.5.11.D. Attachments Aerial Exhibit Public Hearing Notice Map Public Hearing Responses Specific Use Exhibit Conceptual Site Plan Exhibit [Ú !P !P !P !P !P !P !P !P g g g g g g g g g gg g g g g g g g g g g g g g g g g g g g g g g UT U U U U U U U U U U U U U U U U U U U 389410LOCK AWAY STORAGESCHERTZ LLC 146052SA TRANSNATIONALINVESTMENT LLC 24094 CASTRO GLORIA A 24095 ELLIOT T L B 68324CITYOF SCHERTZ 24096 CITY OF SCH E R T Z 78027HARTMANNADELINE 78029HARTMANN LAND &CATTLE CO LTD 68321DENSBERGERDIANA OTT ETAL 114082 CARRILL O R O N A L D O & CLARE M 68316DENSBERGERHAROLD J 68296DENSBERGERHAROLD J 68294DENSBERGERHAROLD J 68319DENSBERGERDIANA OTT ETAL 122093SHARPNICOLE MARIE 122576OTT DIANA 68295DENSBERGERHAROLD J 68329CARRILLO RON& CLARE 68326DENSBERGER HAROLDJ & GLORIA L 24093 CITY OF SCHERTZ 27508 27507 68327CARRILLO RON& CLARE 78053 CARRILLO R O N & C L A R E 114080CARRILLO RONALDO& CLARE M 116266 CARRILLO R O N A L D O & CLARE M 377620ELI JERUJEFF LLC 59891ELI JERUJEFF LLC 114083WOMACK TRAWICK& NANCY A 119021 WOMACK T R A W I C K & NANCY 68323DENSBERGERDIANA OTT ETAL 78058OTT DENSBERGERDIANA ET AL 175371OTT SANDRA 140225CITY OFSCHERTZ 68174BUSSEY'SLTD 171720MI REDVINES LLC 68170BUSSEY'SLTD 78049IM HOLDINGSINC 68313SAN ANTONIO 1 LTDPRTNRSHP& S A 3 LTD PRTNRSHP 78032MUEHLFRANCES 78020BEDSTONELLC 27509 HIMCO COMPAN Y I N C 68320OTT JAMES& BRENDA Comal Co u n t y Guadalup e C o u n t y (70' RO W ) ' P l a n n e d R e s i d e n t i a l C o l l e c t o r ( E A S T & W E S T C O N N E C T O R ) (90' ROW ) ' P l a n n e d S e c o n d a r y A r t e r i a l ( E A S T & W E S T C O N N E C T O R ) (12 0 ' - 1 3 0 ' R O W ) ' Prin c i p a l A r t e r i a l ( F M 2 2 5 2 ) (9 0 ' R O W ) ' P l a n n e d S e c o n d a r y A r t e r i a l ( N O R T H & S O U T H C O N N E C T O R ) 12 " W L 12"WL 12" W L 24 " W L 1 2 " W L 16" WL 8" W L 12" WL 6" WL 1 2 " W L 12 " W L 24"WL 2"WL 1 2 " W L 12" W L 1 6 " W L 6" WL 1 2 " W L 12" WL 1 1 / 2 " W L 2" WL 1 1/2" W L 6" WL 12" WL H O L L Y L N WAR AD M I R A L F O R E S T E R B E N D I H 3 5 N A C C E S S R D H O P E L N FM 22 5 2 TULIP S T PECAN S T SUMMIT D R ELM ST BIRCH S T TECHN O L O G Y A V E S E C R E T A RIA T DRROSE D R VISTA D R PARK DR PINE ST IH 35 N IH 35 N R A M P D E N-OTT HILL 4" P V C S D R 2 6 8" P V C S D R 3 5 8" P V C SD R 3 5 8" P V C SD R 2 6 8" P V C SD R 3 5 8" P V C S D R 2 6 8 " P V C S D R 3 5 Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 1 Inch = 200 Feet DEVELOPMENT AT SCHERTZIH 35 N(PLSPU20230153)0 100 200 300 40050Feet4UHydrant UT Water Storage Facility !P Manholes 3Q Schertz Treatment Plant 3Q CCMA Treatment Plant [Ú Schertz Lift Station [Ú Private Lift Station [Ú CCMA Lift Station <all other values> Freeway Principal Arterial Planned Principal Arterial Secondary Arterial Planned Secondary Arterial Secondary Rural Arterial Planned Secondary Rural Arterial Residential Collector Planned Residential Collector Commercial Collector B Planned Commercial Collector B Commercial Collector A Planned Commercial Collector A <all other values> Highways Major Roads Minor Roads Other Cities 1" 2" 3" 4" 6" 8" 10" 12" 16" 18" 20" 24" 30" 36" Schertz Gravity Schertz Pressure Neighboring Gravity Private Pressure 200' Buffer Schertz Municipal Boundary County Boundaries Comal County Guadalup e County 2305 DEN-OTTHILL(68321) IH 35 N (114082)2305DEN-OTT HILL(68319) IH 35 N(114080) IH 35 N (116266) IH 35 N(114083) IH 35 N (119021) IH 35 N(68323) IH 35 N(78058) I H 3 5 N A C C E S S R D F M 2 2 5 2 SUMMIT D R IH 35 N PECAN S T ROSE D R H O P E L N VISTA D R IH 35 N RAMP P A R K D R P V T R D A T 1 8 7 3 8 I H 3 5 N D E N - O T T H I L L 4 0 225 450 675112.5 Fe e t City of Sch e rtzDEVELO PMENT AT SCHER TZIH 35 N(PLSPU20230153)La st Update :July 7, 2023 “Th e City of Sch e rtz provide s th is Ge og ra ph ic Inform a tion Sys te m product "as is " with out a ny e xpre s s or im plie dwa rra nty of a ny kind including b ut not lim ite d to th e im plie d wa rra ntie s of m e rch a ntab ility a nd fitne s s for a pa rticula r purpos e .In no e ve nt s h all Th e City of Sch e rtz b e lia b le for a ny s pe cia l, indire ct or cons e que ntia l da m a g e s or a ny da m a g e s wh a ts oe ve r aris ing out of or in conne ctionwith th e us e of or pe rform a nce of th e s e m a te ria ls . Inform a tion pub lis h e d in th is product could include te ch nica l ina ccura cie s or typog ra ph ica l e rrors . Pe riodica lch ang e s m a y b e m a de a nd inform a tion m a y b e a dde d to th e inform a tion h e re in. Th e City of Sch e rtz m ay m a ke im prove m e nts a nd/or ch a ng e s in th e product(s )de s cribe d h e re in a t a ny tim e .” City of Sch e rtz, GIS De pa rtm e nt, g is @s ch e rtz.com Proje ct Are a 200' Buffe r County Bounda rie s 20 0 ' - 0 " 25 ' 25' 25 ' 25' 25 ' 25 ' R25 ' - 0 " R25' - 0 " R25' - 0 " R50 ' - 0 " R 5 0 ' - 0 " R 2 5 ' - 0 " R25' - 0 " R5 0 ' - 0 " R 2 5 ' - 0 " BLACK EYE PROPERTIES 24810 TRULL BROOK SPRING, TX 77389 (832) 213-6999 DEVELOPER: MIDSTREAM AND TERMINAL SERVICEES LLC. (DBA-MTS ENGINEERING AND DESIGN) 9950 WESTPARK DR. SUITE 426 HOUSTON, TX 77603 ENGINEER: TOTAL GEO DATA SURVEYING LLC FIRM # 10193904 18838 FM 2252 # 1802 GARDEN RIDGE, TX 78266 (210) 455-0707 SURVEYOR: TRAWICK & NANCY A WOMACK 1413 SETTLEMENT WAY NEW BRAUNFELS, TX 78132 GCAD PROPERTY ID:114083 CCAD PROPERTY ID:119021 ZONE: (GB) GENERAL BUSINESS DIANA DENSBERGER OTT ET AL P. O. BOX 18155 CORPUS CHRISTI, TX 78480 GCAD PROPERTY ID:68319 GCAD PROPERTY ID:68323 CCAD PROPERTY ID:78058 ZONE: (GB) GENERAL BUSINESS RONALDO & CLARE M CARRILLO P. O. BOX 690843 SAN ANTONIO, TX 78269 GCAD PROPERTY ID:114080 GCAD PROPERTY ID:114082 CCAD PROPERTY ID:116266 ZONE: (GB) GENERAL BUSINESS SITE SUMMARY PROPOSED USE: ZONING DISTRICT: LOT AREA: EXISTING IMPERVIOUS COVER: PROPOSED IMPERVIOUS COVER: BUILDING AREA: BUILDING HEIGHT: C.STORE,SUBWAY,HAIR SHOP,PIZZA SHOP,COFFEE SHOP WITH GAS STATION (GB) GENERAL BUSINESS 336722.88 SFT /7.730 ACRES 0 287,553.74 SFT / 6.601317 ACRES 16,827 SFT / 0.386 ACRES 36'-6" WHEEL STOP NOTE: WHEEL STOPS ARE REQUIRED FOR ALL AREAS OF HEAD-IN PARKING ADJACENT TO LANDSCAPED AREAS. WHEEL STOPS WILL BE PLACED SO THAT THE OVERHANG OF VEHICLES IS CONTAINED TOTALLY WITHIN THE PARKING SPACE. LIGHT NOTE: THIS SITE WILL COMPLY WITH ALL LIGHTING AND GLARE STANDERS ACCORDING TO THE UNIFIED DEVELOPMENT CODE AT THE TIME OF BUILDING PERMIT. SIGNAGE NOTE: ALL THE SIGNAGE WILL COMPLY WITH UNIFIED DEVELOPMENT CODE AT THE TIME OF BUILDING PERMIT. SCALE: 1"= 50'-0" 0'50'25'100' FLOOD INFORMATION: ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL 48187C0210F, DATES: 11/02/2007, IS LOCATED IN ZONE UNSHADED X AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. LEGAL DESCRIPTION: BEING A BOUNDARY AND TOPOGRAPHIC SURVEY OF 7.744 (337,329 SFT) ACRES IN THE ROBERT MARTIN & JOHN FALLS WALKER SURVEY NO. 113, ABSTRACT 414, COMAL COUNTY, TEXAS AND ABSTRACT 244, GUADALUPE COUNTY, TEXAS, AS RECORDED IN DOCUMENT NO. 201606011073, O.P.R. OF COMAL COUNTY, TEXAS AND VOLUME 2006, PAGE 133, O.P.R., GUADALUPE COUNTY, TEXAS. RED PAVING STRIPING IN ACCORDANCE WITH FIRE MARSHALL'S REQUIREMENTS (TYP. ALL DESIGNATED FIRE LANES) FIRE LANE C001 1 CONCEPTUAL SITE PLAN SCALE: 1"=50'-0" TYPICAL FIRE LANE DETAIL NTS TYP CONC. CURB FIELD MEASURE N 26°39'19"W 749.76' RECORDED N 26°20'02"W 750.00' FI E L D M E A S U R E S 6 2 ° 5 1 ' 0 3 " W 4 4 9 . 9 8 ' RE C O R D E D S 6 3 ° 0 8 ' 0 0 " W 4 5 0 . 0 0 ' FIELD MEASURE S 26°39'14"E 749.56' RECORDED S 26°20'02"E 750.00' FI E L D M E A S U R E N 6 2 ° 5 2 ' 3 2 " E 4 5 0 . 0 0 ' RE C O R D E D N 6 3 ° 0 8 ' 0 0 " E 4 5 0 . 0 0 ' CONCEPTUAL SITE PLAN C001 01"=50'-0" SO CALLED 4.304 ACRES DOC. No. 200406007163, O.P.R. COMAL COUNTY VOL. 1972, PG. 62, O.P.R. GUADALUPE COUNTY SO CALLED BELIEVED 35.73 ACRES DOC. No. 202099012670, O.P.R. GUADALUPE COUNTY SO CALLED BELIEVED 35.73 ACRES DOC. 202006019300. O.P.R. COMAL COUNTY DOC. No. 202099012670, O.P.R. GUADALUPE COUNTY DEED RECORD OFFICIAL PUBLIC RECORD POINT OF BEGINNING FIBER OPTIC CABLE D.R. O.P.R. FOC LEGEND MAP & PLAT RECORDSM.P.R. MAP & PLAT RECORDSM.P.R. FOUND 1/2" REBAR UNLESSOTHERWISE NOTED SET 1/2" REBAR W/ CAP STAMPED "TOTAL GEO DATA 6042" P.O.B. LIGHT STANDARD CHAINLINK FENCE BARBED WIRE FENCE POWER POLE OVERHEAD UTILITY SIGN FIRE HYDRANT WATER VALVE TXDOT TYPE I MONUMENT WATER METER RECORD CALLS (OPTIONAL AT FIRE MARSHALLS DISCRETION) DRAWN BY:CHECKED BY: ENGINEER: DATE: DRAWING TITLE: DRAWING NUMBER: REV. DESCRIPTIONDATE:REV BY: CHK APRREFERENCE DRAWINGSDWG # A BCDEFGHI JKLMNOP 2 3 4 5 6 7 8 9 10 11 SCALE: 1 MTS PROJECT NO.: 29929SK MM GM 10/25/2023SKISSUED FOR PERMIT0 MM GM MTS ENGINEERING & DESIGN 9950 WESTPARK DR. SUITE #426 HOUSTON TEXAS 77063 (281) 404-4438 (281) 253-4849 FIRM NO. 18844 10/25/2023 DEVELOPMENT ON SCHERTZ, I-35 AT FM-2252, SCHERTZ, TEXAS 10/25/2023 PARKING SYNOPSIS OCCUPANCY TYPE PARKINAG COUNT REQUIRED C-STORE 10,827 / 250 43.30 (44) PROVIDED TOTAL SUBWAY 1,500 / 250 6 HAIR SHOP 1,200 / 250 4.8(5) PIZZA SHOP 1,800 / 250 7.2(8) COFFEE SHOP 1,500 / 250 6 69 82 1 1 2 3 DIANA DENSBERGER OTT ET AL P. O. BOX 18155 CORPUS CHRISTI, TX 78480 GCAD PROPERTY ID:68319 GCAD PROPERTY ID:68323 CCAD PROPERTY ID:78058 ZONE: (GB) GENERAL BUSINESS 2 DIANA DENSBERGER OTT ET AL P. O. BOX 18155 CORPUS CHRISTI, TX 78480 GCAD PROPERTY ID:68319 GCAD PROPERTY ID:68323 CCAD PROPERTY ID:78058 ZONE: (GB) GENERAL BUSINESS 2 RONALDO & CLARE M CARRILLO P. O. BOX 690843 SAN ANTONIO, TX 78269 GCAD PROPERTY ID:114080 GCAD PROPERTY ID:114082 CCAD PROPERTY ID:116266 ZONE: (GB) GENERAL BUSINESS 3 TRAWICK & NANCY A WOMACK 1413 SETTLEMENT WAY NEW BRAUNFELS, TX 78132 GCAD PROPERTY ID:114083 CCAD PROPERTY ID:119021 ZONE: (GB) GENERAL BUSINESS 200' NOTIFICATION LINE 200' NOTIFICATION LINE 139 12 6K 20 K 6 K 20 K 12 10 13 13 C-STORE 10,827 SFT PROP 45 FT DRIVEWAYPROP 45 FT DRIVEWAY PROP GASOLINE CANOPY PR O P D I E S E L CA N O P Y N INTERSTATE 35 FRONTAGE RD CE1 CE 1 CE 1 CE 1 ELO 19 FP 5 WM 21 LA 2 ELO 6 LA 5 LA 2 ELO 15 DY 3 18RMDY1 DY 2 DY 1 DY 115 TS 12 WM 8 TS DY 1 13 RM RM 33 RY 5 RM 34 RY 5 CE 3 CE 3 ELO 1 CE 9 PJ 8 RM 5 WM 16 GM 53 PJ 19 WM 15 PJ 7 RM 16 TS 15 WM 12 TS 8 RM 12 SU B W A Y (1 , 5 0 0 S F T ) HA I R S H O P (1 , 2 0 0 S F T ) PI Z Z A S H O P (1 , 8 0 0 S F T ) CO F F E E S H O P (1 5 0 0 S F T ) CE 1 LANDSCAPE SITE PLAN A1021"=50'-0" SCALE: 1"=50'-0" DRAWN BY:CHECKED BY: ENGINEER: DATE: DRAWING TITLE: DRAWING NUMBER: REV. DESCRIPTIONREV BY: CHK APRREFERENCE DRAWINGSDWG # A BCDEFGHI JKLMNOP 2 3 4 5 6 7 8 9 10 11 1 2 3 4 5 6 7 8 9 10 11 SCALE: A BCDEFGHI J K LMNO P 1 MTS PROJECT NO.: 29929TT SK GM TTISSUED FOR PERMIT0 SK GM MTS ENGINEERING & DESIGN 9950 WESTPARK DR. SUITE #426 HOUSTON TEXAS 77063 (281) 404-4438 (281) 253-4849 FIRM NO. 18844 DEVELOPMENT ON SCHERTZ I-35 AT FM-2252, SCHERTZ, TEXAS DATE: 0 LANDSCAPE TABULATIONS FOR SCHERTZ,TX Site:337,329 sf Limits of Construction: 337,329 sf LANDSCAPE REQUIRED 1. A Minimum of 20% of the total land area of any proposed non residential development shall be landscaped. 2. Properties shall provide 9 trees per acre of lot area. REQUIRED 67,465 sf (20%) ( of limited of construction) PROVIDED PARKING AREA 1. Parking lots shall be screened from public view and adjacent properties. 2. A minimum of 10% of the gross parking area shall be devoted to living landscaping which includes grass, groundcover's, plants, shrubs and trees. 3. There shall be a minimum of 1 shade tree planted for each 400 sf of required interior landscape area. Parking Lot Area: 47,550 sf (46 spaces) REQUIRED Parking Lot Screening 4,755 sf (10%) PROVIDED PERIMETER LANDSCAPE AREA 1. All parking lots and vehicular use areas shall be screened from all abutting properties with a wall, fence, hedge berm or other durable landscape barrier. (30" ht) 2. A 20' buffer shall be provided along N INTERSTATE 35 FRONTAGE RD. 3. Street trees shall be provided 1 per 50 l.f. Street: 450 l.f. REQUIRED hedge PROVIDED hedge 20' buffer 20' buffer 17 trees9 trees West: 11 trees 69 trees RESIDENTIAL ADJACENCY 1. Adjacent to residential, an 8' masonry fence shall be provided. 2. A 20' buffer shall be provided adjance to resdidential with 1 tree per 30 l.f. and 10 shrubs per 50 l.f. 20' buffer 20' buffer East: 9' planting strip 9' planting strip 20 trees Parking Lot Screening REQUIRED PROVIDED 20' buffer 20' buffer 33 trees12 trees 123 shrubs76 shrubs 70 trees 1. CONTRACTOR SHALL COORDINATE OPERATIONS AND AVAILABILITY OF EXISTING TOPSOIL WITH ON-SITE CONSTRUCTION MANAGER. 2. LAWN AREAS SHALL BE LEFT 1" BELOW FINAL FINISHED GRADE PRIOR TO TOPSOIL INSTALLATION. 3. CONTRACTOR TO FIND GRADE AREAS TO ACHIEVE FINAL CONTOURS AS SHOWN ON CIVIL DRAWINGS. POSITIVE DRAINAGE SHALL BE PROVIDED AWAY FROM ALL BUILDINGS. ROUNDING AT TOP AND BOTTOM OF SLOPES SHALL BE PROVIDED AND IN OTHER BREAKS IN GRADE. CORRECT AREAS WHERE STANDING WATER MAY OCCUR. 4. ALL LAWN AREAS SHALL BE FINE GRADED, IRRIGATION TRENCHES COMPLETELY SETTLED AND FINISH GRADE APPROVED BY THE OWNER'S CONSTRUCTION MANAGER OR LANDSCAPE ARCHITECT PRIOR TO LAWN INSTALLATION. 5. CONTRACTOR SHALL REMOVE ALL ROCKS 3/4" IN DIAMETER AND LARGER.REMOVE ALL DIRT CLODS, STICKS, CONCRETE SPOILS, TRASH ETC PRIOR TO PLACING TOPSOIL AND GRASS INSTALLATION. 6. CONTRACTOR SHALL MAINTAIN ALL LAWN AREAS UNTIL FINAL ACCEPTANCE. 7. CONTRACTOR SHALL GUARANTEE ESTABLISHMENT OF ACCEPTABLE TURF AREA AND SHALL PROVIDE REPLACEMENT IF NECESSARY. GENERAL LAWN NOTES SOLID SOD: 1. SOLID SOD SHALL BE PLACED ALONG ALL IMPERVIOUS EDGES, AT A MINIMUM.THIS SHALL INCLUDE CURBS, WALKS, INLETS, MANHOLES AND PLANTING BED AREAS. SOD SHALL COVER OTHER AREAS COMPLETELY AS INDICATED BY PLAN. 2. SOD SHALL BE STRONGLY ROOTED DROUGHT RESISTANT SOD, NOT LESS THAN 2 YEARS OLD, FREE OF WEEDS AND UNDESIRABLE NATIVE GRASS AND MACHINE CUT TO PAD THICKNESS OF 3/4" (+1/4"), EXCLUDING TOP GROWTH AND THATCH. 3. LAY SOD BY HAND TO COVER INDICATED AREAS COMPLETELY, ENSURING EDGES ARE TOUCHING WITH TIGHTLY FITTING JOINTS, NO OVERLAPS WITH STAGGERED STRIPS TO OFFSET JOINTS. 4. TOP DRESS JOINTS IN SOD BY HAND WITH TOPSOIL TO FILL VOIDS IF NECESSARY 5. SOD SHALL BE ROLLED TO CREATE A SMOOTH EVEN SURFACE. SOD SHOULD BE WATERED THOROUGHLY DURING INSTALLATION PROCESS. 6. SHOULD INSTALLATION OCCUR BETWEEN OCTOBER 1ST AND MARCH 1ST, OVERSEED BERMUDAGRASS SOD WITH WINTER RYEGRASS AT A RATE OF 4POUNDS PER 1000 S.F.HYDROMULCH: 1. SCARIFY AND LOOSEN ALL AREAS TO BE HYDROMULCHED TO A MINIMUM DEPTH OF 4" PRIOR TO TOPSOIL AND HYDROMULCH INSTALLATION. 2. BERMUDA GRASS SEED SHALL BE EXTRA HULLED, TREATED LAWN TYPE. SEED SHALL BE DELIVERED TO THE SITE IN ITS ORIGINAL UNOPENED CONTAINER AND SHALL MEET ALL STATE/LOCAL LAW REQUIREMENTS. 3. FIBER SHALL BE 100% WOOD CELLULOSE FIVER, DELIVERED TO THE SITE IN ITS ORIGINAL UNOPENED CONTAINER AS MANUFACTURED BY "CONWEB' OR EQUAL. 4. FIBER TACK SHALL BE DELIVERED TO THE SITE IN ITS UNOPENED CONTAINER AND SHALL BE 'TERRO-TACK ONE', AS MANUFACTURED BY GROWERS, INC OR APPROVED EQUAL. 5. HYDROMULCH WITH BERMUDA GRASS SEET AT A RATE OF 2 POUNDS PER 1000 S.F. 6. USE A BATTER BOARD AGAINST ALL BED AREAS TO PREVENT OVER SPRAY. 7. IF INADEQUATE MOISTURE IS PRESENT IN SOIL, APPLY WATER AS NECESSARY FOR OPTIMUM MOISTURE FOR SEED APPLICATION. 8. IF INSTALLATION OCCURS BETWEEN SEPTEMBER 1ST AND MAY 1ST, ALL HYDORMULCH AREAS SHALL BE OVER-SEEDED WITH WINTER RYE GRASS AT A RATE OF FOUR POUNDS PER ONE THOUSAND SQUARE FEET.CONTRACTOR SHALL BE REQUIRED TO RE-HYDROMULCH WITH BERMUDA GRASS THE FOLLOWING GROWING SEASON AS PART OF THIS CONTRACT. 9. AFTER APPLICATION, NO EQUIPMENT SHALL OPERATE OVER APPLIED AREAS.WATER SEEDED AREAS IMMEDIATELY AFTER INSTALLATION TO SATURATION. 10. ALL LAWN AREAS TO BE HYDROMULCHED SHALL ACHIEVE 100%COVERAGE PRIOR TO FINAL ACCEPTANCE. LANDSCAPE NOTES IRRIGATION: 1. ALL REQUIRED LANDSCAPE AREAS SHALL HAVE AN AUTOMATIC IRRIGATION SYSTEM WITH A FREEZE/RAIN SENSOR. SYSTEM SHALL ALSO HAVE AN ET WEATHER BASED CONTROLLER AND BE DESIGNED AND INSTALLED BY A LICENSED IRRIGATOR. MAINTENANCE REQUIREMENTS: 1. VEGETATION SHOULD BE INSPECTED REGULARLY TO ENSURE THAT PLANT MATERIAL IS ESTABLISHING PROPERLY AND REMAINS IN A HEALTHY GROWING CONDITION APPROPRIATE FOR THE SEASON. IF DAMAGED OR REMOVED, PLANTS MUST BE REPLACED BY A SIMILAR VARIETY AND SIZE. 2. MOWING, TRIMMING, EDGING AND SUPERVISION OF WATER APPLICATIONS SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR UNTIL THE OWNER OR OWNER'S REPRESENTATIVE ACCEPTS AND ASSUMES REGULAR MAINTENANCE. 3. ALL LANDSCAPE AREAS SHOULD BE CLEANED AND KEPT FREE OF TRASH, DEBRIS, WEEDS AND OTHER MATERIAL. MISCELLANEOUS MATERIALS: 1. STEEL EDGING SHALL BE 3/16" X 4 X 16' DARK GREEN DURAEDGE STEEL LANDSCAPE EDGING UNLESS NOTED OTHERWISE ON PLANS/DETAILS. 1. CONTRACTOR TO VERIFY AND LOCATE ALL PROPOSED AND EXISTING ELEMENTS. NOTIFY LANDSCAPE ARCHITECT OR DESIGNATED REPRESENTATIVE FOR ANY LAYOUT DISCREPANCIES OR ANY CONDITION THAT WOULD PROHIBIT THE INSTALLATION AS SHOWN. SURVEY DATA OF EXISTING CONDITIONS WAS SUPPLIED BY OTHERS. 2. CONTRACTOR SHALL CALL 811 TO VERIFY AND LOCATE ANY AND ALL UTILITIES ON SITE PRIOR TO COMMENCING WORK. LANDSCAPE ARCHITECT SHOULD BE NOTIFIED OF ANY CONFLICTS. CONTRACTOR TO EXERCISE EXTREME CAUTION WHEN WORKING NEAR UNDERGROUND UTILITIES. 3. A MINIMUM OF 2% SLOPE SHALL BE PROVIDED AWAY FROM ALL STRUCTURES. 4. CONTRACTOR SHALL FINE GRADE AREAS TO ACHIEVE FINAL CONTOURS AS INDICATED. LEAVE AREAS TO RECEIVE TOPSOIL 3" BELOW FINAL FINISHED GRADE IN PLANTING AREAS AND 1" BELOW FINAL FINISHED GRADE IN LAWN AREAS. 5. LANDSCAPE ISLANDS SHALL BE CROWNED, AND UNIFORM THROUGHOUT THE SITE. 6. PLANTING AREAS AND SOD TO BE SEPARATED BY STEEL EDGING. NO STEEL EDGING SHALL BE INSTALLED ADJACENT TO BUILDINGS, WALKS OR CURBS. EDGING NOT TO BE MORE THAN 1/2" ABOVE FINISHED GRADE. 7. EDGING SHALL BE CUT AT 45 DEGREE ANGLE WHERE IT INTERSECTS WALKS AND/OR CURBS. 8. MULCH SHALL BE INSTALLED AT 1/2" BELOW THE TOPS OF SIDEWALKS AND CURBING. 9. QUANTITIES ON THESE PLANS ARE FOR REFERENCE ONLY. THE SPACING OF PLANTS SHOULD BE AS INDICATED ON PLANS OR OTHERWISE NOTED. ALL TREES AND SHRUBS SHALL BE PLANTED PER DETAILS. 10. CONTAINER GROWN PLANT MATERIAL IS PREFERRED HOWEVER BALL AND BURLAP PLANT MATERIAL CAN BE SUBSTITUTED IF NEED BE AND IS APPROPRIATE TO THE SIZE AND QUALITY INDICATED ON THE PLANT MATERIAL LIST. 11. TREES SHALL BE PLANTED AT A MINIMUM OF 5' FROM ANY UTILITY LINE, SIDEWALK OR CURB. TREES SHALL ALSO BE 10' CLEAR FROM FIRE HYDRANTS. 12. 4" OF SHREDDED HARDWOOD MULCH (2" SETTLED THICKNESS) SHALL BE PLACED OVER WEED BARRIER FABRIC. MULCH SHALL BE SHREDDED HARDWOOD MULCH OR APPROVED EQUAL, PINE STRAW MULCH IS PROHIBITED. 13. WEED BARRIER FABRIC SHALL BE USED IN PLANT BEDS AND AROUND ALL TREES AND SHALL BE MIRAFI 1405 WEED BARRIER OR APPROVED EQUAL. 14. CONTRACTOR TO PROVIDE UNIT PRICING OF LANDSCAPE MATERIALS AND BE RESPONSIBLE FOR OBTAINING ALL LANDSCAPE AND IRRIGATION PERMITS. PRUNING AND TRIMMING NOTES 1. CONTRACTOR SHALL PRUNE ALL EXISTING TREES ON-SITE USING STANDARD GUIDELINES IN THE INDUSTRY. 2. ALL TREES SHALL BE TRIMMED SO THAT NATURAL SHAPES OF THE PLANTS ARE RETAINED. 3. DO NOT 'TOP' OR 'HEAD' TREES. 4. IF BALLING OR SHEARING OF TREES HAS OCCURRED IN THE PAST, DISCONTINUE THIS PRACTICE AND ALLOW PLANTS TO GROW INTO NATURAL SHAPE. 5. REMOVE SUCKERS, DEAD, DYING, DISEASED, BROKEN AND / OR WEAK BRANCHES FROM ALL TREES ALONG THE MAIN TRUNK STRUCTURE AND WITHIN THE BRANCHING AREA. 6. CONTRACTOR SHALL PRUNE EXISTING DECIDUOUS HARDWOOD BY REMOVING LOWER LIMBS TO RAISE THE CANOPY. THE BOTTOM OF THE CANOPY SHALL BE RAISED TO 12'-0" ABOVE GRADE FOR DECIDUOUS HARDWOOD TREES, WHEN POSSIBLE. THE INTEGRITY OF THE CANOPY AND STRUCTURE OF THE TREE SHALL BE MAINTAINED. DO NOT CUT OR PRUNE CENTRAL LEADERS. 7. CONTRACTOR SHALL THIN THE CANOPY BY ONE-FOURTH. PRUNE TREE TO EVENLY SPACE BRANCHES WITHIN THE CANOPY WHENEVER POSSIBLE. REMOVE THOSE LIMBS THAT CROSS OTHERS, DOUBLE LEADERS AND THOSE THAT EXCESSIVELY EXTEND BEYOND THE NATURAL CROWN OF THE TREE. 8. CONTRACTOR SHALL PROVIDE DEEP ROOT FEEDING AND INVIGORATION OF EXISTING TREES. THIS SHALL BE ORGANIC BASED NUTRIENTS BASED FOR ROOT GROWTH AND LEAF GROWTH STIMULATION. 9. CONTRACTOR SHALL BE REQUIRED TO CHIP ALL REMOVED BRANCHES, LEAFS, ETC.PLANT SCHEDULE QTY SCIENTIFIC NAMELABEL COMMON NAME SIZE NOTES 20 41 9 16 53 6 39 190 12 46 77 CE ELO LA DY GM FP PJ RM RY TS WM SHRUBS SHADE TREES Cedar Elm Escarpment Live Oak Lacey Oak Dwarf Yaupon Holly Gulf Muhly Firecracker Plant Primrose Jasmine Upright Rosemary Red Yucca Texas Sage 'Green Cloud' Wax Myrtle Bermuda Solid Sod GRASS Ulmus crassifolia Quercus fusiformis Quercus glaucoides IIex vomitoria condeaux Muhlenbergia capillaris Russelia equisetiformis Jasminum mesnyi Rosmarinus officinalis 'Upright' Hesperaloe parvifolia Leucophyllum frutescens'Green Cloud' Myrica cerifera Cynodon dactylon 3" cal. 3" cal. 3" cal. 5 gal. 3 gal. 5 gal. 5 gal. 5 gal. 5 gal. 5 gal. 5 gal. 12' ht., 4' spread, matching 12' ht., 4' spread, matching 12' ht., 4' spread, matching full, 24" sprd, 24" o.c. full, 30" o.c. full, 18" sprd, 24" o.c. full, 24" sprd, 42" o.c. full, 24" sprd, 36" o.c. full, 24" sprd, 30" o.c. full, 24" sprd, 36" o.c. full, 24" sprd, 36" o.c. 12' ht., 4' spread, matching LANDSCAPE SITE PLAN1 N 10/25/2023 10/25/2023 93031 P ROF ESSIOENGINEER STATEOFTEX A S LICENSED NAL 10/25/2023 ))/  %2&$123<   %2&$123<  02180(17   3(5$3$7(:$//   -)(,+*)))+*+%&-& 7202810(17 7202810(17        /-$$             -- ))/   %2&$123<  02180(17   3(5$3$7(:$//  522)  -')$/ 7202810(17   .-&)  &--                               ':*5()(5(1&('5$:,1*6 5(9 '$7('(6&5,37,21 %<&+.$35 *0 '5$:1%<&+(&.('%< 6&$/('5$:,1*7,7/( (1*,1((5 *0 '$7(352-(&712 '5$:,1*180%(55(9 #$%&'()*+,-./0123                        #$%&'()*+, -./0123 0677  076(1*,1((5,1* '(6,*1 :(673$5.'568,7( +2867217(;$6     ),5012 / 1,&+,+$),%(5&(0(176,',1* :22'(1 (;7(5,25:$// . *$67((/ *$/93$,17(' '225 - *$67((/ 35(),1,6+('.<1$53$,17 *877(5'2:1632876 &23,1* , ,168/$7,1*62/$5%$1/2:(*/$66 &/($5*/$66 (;7(5,25*/$=,1* +,168/$7,1*7(03(5('62/$5%$1 /2:(*/$66 &/($5*/$66 (;7(5,25*/$=,1* * $/80,180 35(),1,6+('.<1$53$,17 6725()52176<67(0 ) $/80,180 35(),1,6+('.<1$53$,17 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SUBJECT:PLSPU20230247 - Hold a public hearing and make a recommendation on a Specific Use Permit to allow a Truck Terminal on approximately 4 acres of land, located approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, also known as Comal Property Identification Number 464879, City of Schertz, Comal County, Texas. GENERAL INFORMATION: Owner: SYSCO USA I, INC Applicant: Windrose Land Surveying & Platting Project Engineer: HMT Engineering & Surveying APPLICATION SUBMITTAL DATE: Date: Application Submittal Type: October 20, 2023 Specific Use Permit PUBLIC NOTICE: On November 1, 2023, two (2) public hearing notices were mailed to the surrounding property owners within a 200-foot boundary of the subject property. At the time of the staff report, (0) responses in favor, (0) responses neutral, and (0) responses in opposition have been received. A public hearing notice will be published in the San Antonio Express prior to the City Council Meeting. ITEM SUMMARY: The applicant is requesting a Specific Use Permit to allow a truck terminal on approximately 4 acres of land, located approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, City of Schertz, Comal County, Texas. The subject property is currently undeveloped and currently zoned General Business District (GB). As per UDC Section 21.5.8, a Specific Use Permit is required for a truck terminal in General Business District (GB). The applicant is proposing a truck terminal that consists of truck parking with a gate and monitored gate shack. LAND USES: Zoning Land Use North Right-of-Way Baugh Lane South General Business District (GB)Undeveloped / Vacant East General Business District (GB)Quick Trip Gas Station West General Business District (GB)Undeveloped / Vacant IMPACT ON EXISTING ADJACENT DEVELOPMENT: The subject property is approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, is The subject property is approximately 660-feet west from the intersection of Baugh Lane and Schwab Road, is currently zoned General Business District (GB), and is undeveloped. Directly to the north of the property is Baugh Lane right-of-way, to the west, and south the properties are zoned General Business District (GB) and are currently vacant. The property to the east is also General Business District (GB) and is currently a Quick Trip with trailer parking directly adjacent to the subject property. A truck terminal is intended to be a facility that has more than five (5) heavy trucks on the premises at any time designed to accommodate the simultaneous loading or unloading of five or more trucks. Per the letter of intent, the proposed use includes parking trucks while they await loading or unloading at the SYSCO development to the north of the property. Additionally, the applicant is proposing a gate and gate shack to monitor activity in to the property. The Comprehensive Land Use Plan identifies this area as Commercial Campus. The Commercial Campus land use designation is intended to encourage development of lower intensity commercial and offices uses in the location between major intersections as a buffer between the interstate and adjoining neighborhoods. The intent of the Unified Development Code through the Comprehensive Plan is to protect, promote, improve and provide for the public health, safety and general welfare of the citizens of the City by ensuring the safe, orderly and efficient development and expansion of the City. CONCEPTUAL SITE PLAN: Per the letter of intent, SYSCO intends to develop the property as a truck terminal with a gate and an approximately 20 square foot gate shack to park the overflow trucks and trailers waiting for shipping and delivery at the SYSCO development just north of the property. Access to the site is proposed through one (1) access point along Baugh Lane. If a Specific Use Permit is approved, the applicant will have to go through the site plan process in conformance with UDC Section 21.9.12 and will have to meet all City of Schertz UDC requirements as listed in Article 9. At the time of the site plan, a Traffic Impact Analysis Study will be reviewed by the City of Schertz Engineering Department. In addition, proposed parking areas will have to meet all current regulations within UDC Article 10. STAFF ANALYSIS AND RECOMMENDATION: UDC Section 21.5.11.D Criteria for Approval 1. The proposed use at the specified location is consistent with the policies embodied in the adopted Comprehensive Land Plan. The subject property is designated as Commercial Campus. The Commercial Campus land use designation is intended to encourage development of lower intensity commercial and office uses in the location between major intersections as a buffer between the interstate highway and adjoining neighborhoods. The proposed truck terminal is not directly along IH-35 and acts as an additional buffer from the frontage to the existing SYSCO development. 2. The proposed use is consistent with the general purpose and intent of the applicable zoning district regulations. General Business District (GB) is intended to provide suitable areas for the development of non-residential uses that may include retail and service establishments that are generally oriented toward serving the overall needs of the community and are usually located along principal transportation corridors. The proposed development is for a truck terminal that will serve the existing SYSCO development to the north of the property. Additionally, the proposed truck terminal is located in proximity to IH-35, a principal transportation corridor. 3. The proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods, and includes improvements either on-site or within the public rights-of-way to mitigate development related adverse impacts, such as safety, traffic, noise, odors, visual nuisances, drainage or other similar adverse effects to adjacent development and neighborhoods. The proposed development is surrounded by adjacent General Business District (GB) to the east, west, and south with Manufacturing District (Light) (M-1) to the north, and is compatible with the existing development. The proposed truck terminal will be required to meet all current City of Schertz site development standards stipulated in Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring Article 9. Article 9 is in place to ensure adverse effects of development are minimized and mitigated on neighboring properties. 4. The proposed use does not generate pedestrian and vehicular traffic which will be hazardous or conflict with the existing and anticipated traffic in the neighborhood. The proposed development is proposing one point of access along Baugh Lane. All proposed access points will be reviewed by the City of Schertz Engineering department. 5. The proposed use incorporates roadway adjustments, traffic control devices or mechanisms, and access restrictions to control traffic flow or divert traffic as may be needed to reduce or eliminate development generated traffic on neighborhood streets. Access to the subject property will be along Baugh Lane. The proposed access points will be reviewed by the City of Schertz Engineering department. 6. The proposed use incorporates features to minimize adverse effects, including visual impacts, of the proposed use on adjacent properties. The proposed development will have to meet all site development requirements in Article 9 of the Unified Development Code. The adjacent properties are zoned General Business and Manufacturing (Light) and are not being currently used for single-family residential. As a result, no additional screening requirements for residential use will be required. 7. The proposed use meets the standards for the zoning district, or to the extent variations from such standards have been requested, that such variations are necessary to render the use compatible with adjoining development and the neighborhood. The proposed development will have to meet all dimensional and design requirements of the General Business District as mentioned in UDC Section 21.5.7. No variations to the requirements have been requested. 8. The proposed [use] promotes the health, safety or general welfare of the City and the safe, orderly, efficient and healthful development of the City. As part of promoting health, safety and welfare, the City should encourage development compatible with surrounding uses utilizing standards and transitional uses to alleviate negative impacts. Given the existing General Business and Manufacturing (light) zoning of surrounding properties, access from Baugh Lane, and the proposed use servicing an existing use, the proposed truck terminal would not pose an adverse impact on adjacent properties. 9. No application made under these provisions will receive final approval until all back taxed owed to the City have been paid in full. This does not impact consideration by P&Z or the first reading from Council. 10. Other criteria which, at the discretion of the Planning and Zoning Commission and City Council deemed relevant and important in the consideration of the Specific Use Permit. Staff has ensured all UDC requirements have been met for the Specific Use Permit, and at this time have not received any special considerations from the Planning and Zoning Commission or the City Council.Therefore, Staff recommends approval of the Specific Use Permit to allow a convenience store with gas pumps at the subject property conditioned upon the following: A building permit is approved within two years of the adoption of the SUP Ordinance. 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 * 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 Specific Use Permit. In considering action on a Specific Use Permit application, the Commission should consider the criteria within the UDC, Section 21.5.11.D. Attachments Aerial Exhibit Public Hearing Notice Map Specific Use Exhibit 40'80'20' HORIZONTAL SCALE: 1"=40' 0' 9630 CORPORATE DR, SUITE 102 I SELMA, TX 78154 I 713.458.2281 FIRM REGISTRATION NO. 10108800 I WINDROSESERVICES.COM ILAND SURVEYING PLATTING W I N D R O S E PREPARED OCTOBER 9, 2023 SYSCO ANNEX LOT A SUBDIVISION OF 4.0145 AC. / 174,870 SQ. FT. OF LAND, SITUATED IN THE CARROL M. GAHAGAN JR. SURVEY NO. 258, ABSTRACT NO. 182 AND THE JUAN FRANCISCO ZEPEDA SURVEY NO. 257, ABSTRACT NO. 658, COMAL COUNTY, TEXAS. PROPERTIES WITHIN 200-FEET SPECIFIC USE PERMIT EXHIBIT FOR TRUCK TERMINAL SITE PLANNING AND ZONING COMMISSION MEETING: 11/15/2023 Agenda Item 7 A   TO:Planning and Zoning Commission PREPARED BY:Daisy Marquez, Planner SUBJECT:Current Projects and City Council Status Update   BACKGROUND DEVELOPMENT INFORMATION The following is being provided for information purposes only so that the Planning and Zoning Commission is aware of the current status of new site plan applications, status of applications heard by the Commission and recommended for final action by the City Council, and the status of administratively approved applications.  NEW SITE PLAN APPLICATIONS: There were no development applications submitted between October 25, 2023, and November 6, 202 CITY COUNCIL RESULTS: The following development applications were recommended for final action to the City Council:  Ord. 23-S-24 – Conduct a public hearing and consider rezone of approximately 2.1 acres of land from Neighborhood Services District (NS) & Planned Development District (PDD) to Planned Development District (PDD), known as Guadalupe County Parcel ID 31970, 31971, 31972, 31973, 31980, 31981, 31982, 31983, generally located northwest of the intersection between Schertz Parkway and Wiederstein Road, City of Schertz, Guadalupe County, Texas.   Recommended for approval at the September 27, 2023 P&Z Meeting (7-0) Approved via first reading at the October 17, 2023 CC Meeting (7-0) Scheduled for final reading at the November 14, 2023 CC Meeting. Ord. 23-S-78– Conduct a public hearing and consider amendments to Part III of the Schertz Code of Ordinances, Unified Development Code (UDC) to Article 5, Section 21.5.4 Zoning Change/Zoning Map Amendment  Recommended for approval, with changes at the September 27, 2023 P&Z Meeting (7-0) Approved via first reading at the October 17, 2023 CC Meeting (7-0) Scheduled for final reading at the November 14, 2023 CC Meeting. ADMINISTRATIVELY APPROVED PROJECTS:   There were no administratively approved projects between October 25, 2023 and November 6, 2023.