PZ 09-26-2012PLANNING ANI~ ZONING MINUTES
,September 26, 2012
The Schertz Planning and Zoning Commission convened on September 26, 2012 at 6:00 P.M. at the
Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & Z®NING COMMISSION
David Richmond, Chairman
Ernie Evans, Vice-Chairman
Ken Greenwald
Christian Gloinbik
Bert Crawford
Richard Braud
Michael Dahle, Alternate
COMMISSIONERS A1F3SENT
Jake Jacobs
Gordon Rae, Alternate
1.
2
3.
4.
CALL T® ORI~ER/ROLL CALL
CITE' STAFF
Brian James, Executive Director of Development
Lesa Wood, Planner I
Mark Hill, vlterim City Engineer
Patti White, Admin. Asst. Development Services
OTHERS PRESEI\1T
Brian Crowell, Briones Engineering
Andy Rodriguez, Briones Engineering
Mike DeNuccio, Winstead
Mr. Richmond called the meeting to order at b:00 P.M.
SEAT ALTERNATE TO ACT IF REQI<JIREII
Mr. Dahle was seated as a voting member.
HEARING OF RESIDENTS
Steve Layton, 12231 Lost Meadows Drive, discussed drainage/flood condition regarding The Reserve
at Schertz. Ryan Mahoney, 5233 Columbia, who lives in Fairhaven, asked about the progress of the
new building ordinance. Mr. James responded that the ordinance would be discussed at the next P&Z
meeting. Michael Dulan, 6956 Hallie Heights, showed footage when the street was first built and
discussed the streets in his subdivision.
DISCiTSSION ITEM:
A. Discussion on Rough Proportionality. (B. James)
Mr. James gave a brief overview of rough proportionality. He explained that the Texas Local
Government Code, Section 212.904, and the Schertz Unified Development Code, Section 21.1.7,
requires Staff to evaluate a developer's responsibility for municipal infrastructure improvements.
Specifically, when dedication of thoroughfare right-of--way, payment of fees, and payment of
construction costs required by the UDC exceed a development's roughly proportionate share of the
municipal infrastructure costs, Staff must evaluate and determine the total impact on the developer.
He stated that Staff is proposing that the City of Schertz should mirroz• the City of San Antonio's
methodology for calculating the rough proportionality of the infrastructure improvements required to
Minutes
P[aaning and Zoning; Commissron
Septem~ier 26, 2012
Page 1 of 4
be dedicated or constructed by the developer.
~. C®NSENT AGEIlTIIA
A. Minutes for September 12, 2012.
Mr. Greenwald moved to approve the consent item as presented. Mr. Dahle seconded the motion.
Vote was 6-0-1 with Mr. Glombik abstaining. Motion carried.
6. iTE1VIS F'®R INI)IVII~UAL C®NSIDERATI®N:
A. PC 2012-026 The Reserve at Schertz -1Vlaster Plan
Consider and act upon a request for approval of a master plan of The Reserve at 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 t1~e IH l0.
Ms. Wood began the presentation on the item by slating the applicant is proposing to develop The
Reserve at Schertz, a 93.452± acre tract of land zoned Residential Agriculture (RA}. The subdivision
will develop in four {4) phases with 88 single family residential lots.
Mr. Hill discussed drainage on the Master Plan and the existing property along with City guidelines and
how the floodplain ordinance is managed. Mr. Layton was requested by Mr. Crawford to come to the
dais to answer questions about the flood elevation and the model that he used for his presentation.
Mr. James stated that the City has a current ordinance/policy that was passed and sets the standards that
must be met. Staff makes sure that the applicant is meeting those requirements. If we don't like the
results, then we should look at changing those standards. Mr. James stated drainage ordinance
discussions should be brought back to the Cojninission after the building ordinance discussion.
IVIs. Wood continued her presentation of the item. The subject property is located north of iH 10 off of
N. Graytown Road adjacent to the Hunter Estates and Ivy Estates subdivisions.
Ms. Wood stated that all residential subdivisions have a minimum 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 SubdivisionlLazar Parkway.
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. The applicant is providing the 13' dedication for Graytown Road.
Sidewalks, Hilce and Bike Trails are required along both sides of all streets throughout the subdivision
and along Lazar Parkway and N. Graytown Road. This site is serviced by Schertz water. The subject
property is affected by the additional design requirements of the UDC, which require landscaping
buffers and screening along Lazar Parkway and N. Graytown Road. Landscape buffer lots have been
provided adjacent to N. Graytown Road.
Tl~e site is within the San Antonio River Authority (SARA} certificate of Convenience and Necessity
Minutes
Pla~ming attd Zoning Commission
September 26, 2012
Yage 2 of ~}
(CCN}. SARA has confirmed the ability to serve the site except there are no sewer lines currently
constructed in the area. The applicant is proposing an on site sewez• facility (OSSF) which is regulated
by Bexar County. In accordance with UDC, Wastewater System, all lots, tracts and parcels on which
the development is proposed shall be connected to a public wastewater system. Based on the
z•equireznents of the UDC the installation of OSSF requires a waiver to be granted by the Planning and
Zoning Commission.
All streets will be developed to City of Schertz specifications including sidewalks and improvements.
In addition to the Master Plan requirements for privately owned On-Site Sewage Facilities (OSSF)
connected to a public wastewater system, the UDC, Article 12 Subdivisions, requires that all land
subdivided or platted shall comply in full with the requirements of this UDC. Not connecting to a
public wastewater system and installation of 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. In the past OSSR were permitted to be installed without a waiver
because the code that regulates the installation of public infrastructure had been interpreted diffez•ently;
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
az-terial (Lazar Parkway). In accordance with UDC, Article 4 Procedures and Applications, Sec.
21.4.15.E.1 Timing of Public Infz•astructure Improvement Construction, requires the installation of all
public improvements required to serve the subdivision before a final plat is recorded. 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
infrastructuue improvements by the making of dedications, the payment of fees, oz• 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. A Rough Proportionality report has been
submitted and is being ~•eviewed 6y Staff.
Mr. Braud moved to approve this item as presented. Mz•. Glombik seconded the motion. Vote was 5-2
with Mr. Crawford and Mr. Evans voting nay. Motion caz~ied.
7. REQUESTS ANI~ ANN®IJNCEIVIENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
® None.
lg. Requests by Commissioners to Staff for information.
® Mr. Greenwald stated that the Drive Through for GVEC behind Curtiss leas pieces cut out of
the concrete and water is draining into the senior housing area; did they get a perrnit?
Minutes
Planning and %oning Commission
SeptemUer 2fi, 2012
rage 3 of 4
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