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Item 5APARKS: The developer will pay the parkland fee of $350 in lieu of dedication. DRAINAGE: The developer is accounting for drainage by dedicating a 30' drainage easement through his property. PUBLIC SERVICES: Services in this area are provided by Green Valley Special Utility District for water, Schertz for sewer, AT &T, CPS and Time Warner. PUBLIC IMPROVEMENTS: Hike and Bike Trail: The UDC (Table 21.14.1) requires hike and bike trails to be constructed along one side of principal arterials, in this case FM 2252, with a 5' sidewalk on the opposite side. The Director of Parks and Recreation has determined that a hike and bike trail would be better suited on the east side of FM 2252, therefore sidewalks will be required in front of this property at time of development. Public Improvements: All public improvements required for this subdivision will be required to be installed prior to recording of the final plat per UDC, Section 21.4.15. Because FM 2252 is a State road, it is not required to be improved as part of this plat, however as part of site plan approval and development of the property improvements associated with providing access to the property may be required at that time. The plat does show a right -of -way dedication of 15 feet along FM 2252 which is designated by the Master Thoroughfare Plan (MTP) as a Principal Arterial, 120' foot, as are all Farm to Market roads. Also identified on the MTP is a proposed 60' thoroughfare that parallels IH 35 located south of this site; staff reviewed the alignment show, and while it was determined that the alignment did need to change, it did not encroach upon the subject property for purposes of right -of -way dedication. Water and Sewer: An existing 12" water line provides service this property. No construction of water lines is required per this plat. The property lies within two sewer shed areas. The front of the property, from FM 2252 to approximately 400 feet to the west drains to FM 2252 and the rest of the west. Depending on the ultimate dept of the sewer system, the property may be able to be served by the future sewer line to the west. Currently, sewer service is approximately 2.5 miles from this property, for both lines to serve the property (see sewer shed exhibit attached). The applicant is requesting a waiver to not provide sewer service, but instead utilize an onsite septic system. Drainage: The applicant will be responsible for all drainage associated with the subject property, and for compliance with the Storm Water regulations, which may require on -site detention at the time of site plan /development. Grading and drainage plans are subject to review and approval by the City Engineer. SPECIAL INFORMATION: Additional Design Criteria: This property is adjacent to a principal arterial street (FM 2252) and as such must comply with additional design requirements of the UDC, Section 21.14.3: • A 20 -foot landscape buffer which will include 22 trees based on the 420.71 linear feet of frontage along FM 2252. 2 ® A 50 -foot building setback line adjacent to FM 2252 is required, STAFF ANALISYS AND RECOMMENDATION: In accordance with UDC, Article 15 Easements and Utilities, Sec. 21,153,13, 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 requesting approval to instead utilize an on site septic facility (OSSF) 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. Staff supports the waiver, given the significant distance of the existing sewer lines, contingent upon the applicant entering into a subdivision agreement requiring the developer to provide for the cost of the sewer line improvements that are planned through the property, The development can function with an OSSF until such time as the sewer line is extended to his property at which time he would be require to connect to the available sewer. If the City has not constructed this line to this property within 10 years the owner will be reimbursed the total he paid for the line across his property. This preliminary plat has been reviewed with no objections by the City Engineer, Public Works, Parks, Inspections, Fire and Police. The proposed plat is consistent with all applicable zoning requirements, ordinances, and regulations of the City with the waiver approval. Planning Department Recommendation Approve as submitted X Approve with conditions* Denial vvnne the Commission can impose conaitions, conditions should only be imposed to meet requirements of the UDC, COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is the final approval authority of the proposed preliminary plat. In considering final action on a preliminary plat, the Commission should consider the criteria within UDC, Section 21,12.8 D and Section 21,12,15 A for any waiver requests. In considering final action on waivers to the UDC, the Commission should consider the criteria within the UDC: Section 21.12.15 Waivers- 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, Attachments: Aerial (Maps) Exhibit Sewer shed exhibit 4 rM. - .1-o FIG kAM ulkM 0 "s l l l , 7K5 4 � - Y• � S' I W � ^ V la F I ! .� ho N N gni.,avC. i II hhlll�i' 1 G-'a$ e fir: dim ieu �y a`•�• °6 om lam'. zo'•$ oo-? min •.50 !ni"' yre� 4 Yd �6 3 rid. Vie..•:' ade•- .3�1.4•�Pa va"- '�� $ rv�� ova �� ° o d ����� I- UO � oy ' p ° o 1. 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