Item 6A - Staff Report
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Planning and Zoning Commission
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Michelle Sanchez, Director of Development Services
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Lesa Wood, Planner I
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PC2012-026 The Reserve at Schertz ? Master Plan
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Consider and act upon a request for approval of a master plan of The Reserve at
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Schertz, a 93.452+ acre tract of land out of 153.85 acre tract and situated in the Stacy
B. Lewis Survey No. 317 and the Antonio Zamora Survey No. 36, City of Schertz,
Bexar County, Texas and located on N. Graytown Road approximately 1100 + feet
north of the IH 10.
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Owner: Estates of Bertha Wilke Staudt
Developer/Applicant: Triple H Development, LLC, Harry Hausman, Developer
Project Engineer: Briones Engineers, Andy Rodriquez, Project Manager
May 14, 2012 (Original Application)
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June 19, 2012 (Revised Submittal)
August 07, 2012 (Revised Submittal)
The applicant is proposing to develop The Reserve at Schertz a 93.452+ acre tract of land
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that is located in the Residential Agriculture (RA) zoning district. The subdivision will develop in four (4) phases
with 88 single family residential lots. The proposed plan indicates that each lot will develop as a conventional
single family lot with each pad site centered within the individual lot with 25? building setbacks on all sides
dictated by the zoning district. Each lot meets the minimum required lot size of 21,780 square foot.
The subject property is currently undeveloped and is
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located north of IH 10 off of N. Graytown Road adjacent to the Hunter Estates and Ivy Estates subdivisions. A
portion of the subject property is located within the 100-year floodplain identified as Unit 4. All utilities necessary
for this development are available to the site.
The UDC, Article 14, requires that all residential subdivisions have a minimum
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of two (2) locations accessing existing public streets. This development is designed to have two (2) points of
access via N. Graytown Road and through the adjacent Ivy Estates Subdivision/Lazar Parkway. This
subdivision will be required to maintain two points of access at all times throughout construction. A Level 1 ?
Traffic Impact Analysis was performed in November 2011 to assess the subject subdivision, the surrounding
subdivisions and intersections in the area to determine the demand on the street network.
The City?s Master Thoroughfare Plan (MTP) designates a proposed north/south collector identified as Lazar
Parkway (86? ROW) that stretches from Lower Seguin Road to IH 10 that has been dedicated with Hunter
Estates and Ivy Estates . Furthermore, the MTP proposes an expansion of the existing Graytown Road (60?
ROW) to an 86? ROW. The applicant is providing the 13? dedication for Graytown Road. The applicant has
identified these two collectors on the master plan as they affect the property. With the review of Hunter Estates
and Ivy Estates and staff review of the MTP Lazar Parkway has been re-aligned to reduce the number of
floodplain crossings on the proposed ROW.
The applicant will be responsible for complying with Unified
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Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation.
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Water: This site is serviced by Schertz water; the extension of an 8? waterline will be tie to the adjacent Ivy
Estates Subdivision.
Sewer: The site is within the San Antonio River Authority (SARA) certificate of Convenience and Necessity
(CCN). SARA has confirmed the ability to serve the site except there are sewer lines currently constructed in
the area. The applicant is proposing an on site sewer facility (OSSF) which is regulated by Bexar County. In
accordance with UDC, Article 15 Easements and Utilities, Sec. 21.15.3.B, Wastewater System, all lots, tracts
and parcels on which the development is proposed shall be connected to a public wastewater system. Based
on the requirements of the UDC the installation of OSSF requires a waiver to be granted by the Planning and
Zoning Commission. (see discussion in staff analysis)
Drainage: The applicant will be responsible for all drainage associated with the subject property, and for
compliance with the Storm Water Ordinance. The existing detention basin built with Laura Heights Estates was
oversized to compensate for the direct runoff from the Reserve at Schertz with the existing tank upstream of
Graytown Road serving as additional detention. Drainage calculations have been reviewed and accepted by the
City Engineer.
Sidewalks, Hike and Bike Trails: Required along both sides of all streets throughout the subdivision and along
Lazar Parkway and N. Graytown Road.
Additional Design Criteria: The subject property is affected by the additional design requirements of the UDC,
Section 21.14.3 along Lazar Parkway and N. Graytown Road to include landscaping buffers and screening.
Landscape buffer lots have been provided adjacent to N. Graytown Road.
Road Improvements: All streets will be developed to City of Schertz specifications including sidewalks and
improvements. The development is located adjacent to Graytown Road. Graytown Road is an existing 60?
ROW and the MTP designates it as a secondary arterial.13? of ROW has been dedicated to the City of Schertz
for the expansion. (see discussion in staff analysis)
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Approval of a Subdivision Master Plan is required in order to plat a portion of a large tract of land under single
ownership in order to ensure compliance with the Comprehensive Land Plan, the UDC, any additional adopted
plans (water, wastewater, transportation, and drainage), the compatibility of land uses and the coordination of
improvements. The master plan indicates that all the residential lots within the subdivision are proposed to have
privately owned On-Site Sewage Facilities (OSSF). In accordance with UDC, Article 15 Easements and
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Utilities, Sec. 21.15.3.B, Wastewater System, all lots, tracts and parcels on which the development is proposed
shall be connected to a public wastewater system. Furthermore, the UDC, Article 12 Subdivisions, Sec.
21.12.2.D. requires that all land subdivided or platted shall comply in full with the requirements of this UDC.
Sec. 21.12.10.A.1 requires that all UDC requirements have been satisfied to allow a plat to be recorded. Based
on the requirements of the UDC not connecting to a public wastewater system and installation of OSSF and
requires a waiver to be granted by the Planning and Zoning Commission as prescribed in Sec. 21.12.15
Waivers. The UDC authorizes the Planning and Zoning Commission to grant waivers to the provisions in Article
12 when undue hardship will result from requiring strict compliance. As part of the master plan and platting
application process a waiver request will need to accompany all applications for the OSSF to allow the Planning
and Zoning Commission to consider the facts and conditions of the request prior to granting a waiver. In the
past OSSF were permitted to be installed without a waiver because the code that regulates the installation of
public infrastructure had been interpreted differently; however, a waiver is necessary. The developer is
requesting the waiver to the UDC requirement because at this time SARA does not have public wastewater
lines constructed to this property.
In addition, the plan indicates that the proposed tract of land is located adjacent to the secondary arterial (Lazar
Parkway). In accordance with UDC, Article 4 Procedures and Applications, Sec. 21.4.15.E.1 Timing of Public
Infrastructure Improvement Construction, requires the installation of all public improvements required to serve
the subdivision before a final plat is recorded or the applicant can defer the obligation to install the public
improvements conditioned on the execution of a subdivision improvement agreement and sufficient surety to
secure the obligations defined in the agreement. Therefore, the construction or deferment of Lazar Parkway
will need to be addressed with each unit during the platting and civil construction plan review and approval
process. If the City requires as a condition of approval for a property development project that the developer
bear a portion of the costs of municipal infrastructure improvements by the making of dedications, the payment
of fees, or the payment of construction costs, the developer?s portion of the costs may not exceed the amount
required for infrastructure improvements that are roughly proportionate to the proposed development as
approved by a professional engineer who is licensed in the State of Texas, and is retained by the municipality.
The Subdivision Master Plan has been reviewed with no objections by the City Engineer, Public Works, Parks,
Inspections, Fire and Police. The proposed master plan is consistent with all applicable zoning requirements,
ordinances, and regulations of the City with the waiver approval. Approval of a master plan by the Planning
and Zoning Commission shall be deemed as a guide to the final design of streets, water, sewer and other
required improvements. Staff does do anticipate any negative impact on adjacent properties.
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XApprove as submitted
Approvewithconditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
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In considering final action on a Subdivision Master Plan, the Commission should consider the criteria within
UDC, Section 21.12.6.D.
In considering final action on waivers to the UDC, the Commission should consider the criteria within the UDC:
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A. General
The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its
opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and
Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest.
In making their findings, the Planning and Zoning Commission shall take into account the nature of the
proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will
reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and
upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the
Planning and Zoning Commission finds:
1)That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area; and
2)That the granting of the waiver will not have the effect of preventing the orderly subdivision of
other land in the area in accordance with the provisions of this UDC. Such findings of the
Planning and Zoning Commission, together with the specified facts upon which such findings
are based, shall be incorporated into the official minutes of the Planning and Zoning
Commission meeting at which such waiver is granted. Waivers may be granted only when in
harmony with the general purpose and intent of this UDC so that the public health, safety, and
welfare may be secured and justice done.
B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver.
C. Such findings together with the specific facts on which such findings are based shall be incorporated into the
official minutes of the Planning and Zoning Commission meeting at which such exception is granted.
Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law,
ordinance, code or regulation of the City.
D. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may
be appealed to the City Council. When considering an appeal, the City Council shall consider the same
standards as the Planning and Zoning Commission as outlined above.
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Aerial (Map)
Exhibit
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