4 - The Reserve at Schertz Unit 1 FP - 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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PC2012-051 The Reserve at Schertz, Unit 1 ? Final Plat
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Consider and act upon a request for approval of a final plat of The Reserve at Schertz,
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Unit 1, a 23.487+ 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
November 13, 2012 (Original Application)
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November 29, 2012 (Revised Submittal)
December 04, 2012 (Revised Submittal)
The applicant is proposing to final plat 23.487+ acres of land establishing 31 single family
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residential lots with a minimum lot size of 21,780 square feet. The site is zoned Residential Agriculture (RA).
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 which is identified as Unit 4.
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. The developer
will construct a 60? ROW, built to City Specifications, to connect Ivy Estates and The Reserve at Schertz, Unit 1.
The developer has been granted a waiver to not construct Lazar Parkway, except for the connection to Ivy
Estates which upon its acceptance (and after the acceptance of Ivy Estates) will provide the second point of
access. Prior to recording the final plat for this subdivision the final plat for Ivy Estates must be filed with the
County Clerks office.
The applicant will be responsible for complying with Unified
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Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. The applicant has submitted a
Tree Affidavit which indicates that there is no protected or heritage trees on the site; which has been confirmed
by George Logan, Director of Parks and Community Services. No mitigation fees will be due at the time the
final plat is filed.
The developer will pay the parkland fee of $1000 per lot in lieu of dedication.
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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 no sewer lines currently constructed in
the area. The applicant is proposing an on site sewer facility (OSSF) for each lot, 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. The Planning and Zoning Commission granted a waiver on October 10, 2012 which allows the
developer to install an OSSF on each residential lot.
Drainage: The applicant will be responsible for all drainage associated with the subject property, and for
compliance with the Storm Water Ordinance.
Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along both sides of the street throughout the
subdivision and are designed to meet the City of Schertz specifications. Based on the rough proportionally
analysis, the sidewalks adjacent to Lazar Parkway will be built with the construction of the future Lazar
Parkway. The developer has agreed to place the actual cost of construction of the sidewalks along Graytown
Road in an escrow account in lieu of the sidewalk construction. The sidewalks will be constructed at the time of
road improvements or at which time the City determines appropriate.
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. An
8? masonry screening wall will be constructed along N. Graytown Road and Lazar Parkway at the rear of each
residential lot at the time of development. A landscape buffer lot (Lot 1, Block 15) adjacent to N. Graytown
Road has been provided with this plat.
Road Improvements: The streets within the subdivision will be constructed according to City of Schertz
specifications. The development is located adjacent to Graytown Road. Graytown Road is an existing 60? ROW
and the MTP designates it as a secondary arterial (86? ROW). 13? of ROW has been dedicated to the City of
Schertz for the expansion. The property is located adjacent to future Lazar Parkway, the full right-of-way is
being dedicated by the adjacent Ivy Estates Plat. The developer requested a waiver to not construct the half of
Lazar Parkway adjacent to the subject property and to not construct the improvements to N. Graytown Road
based on the rough proportionality analysis findings that the supply provided is roughly proportionate to the
demand resulting from the development. The Planning and Zoning Commission granted a waiver on October
10, 2012 which allows the developer to provide the required dedication of land for public ROW without
construction or improvement to the ROW?s.
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On October 10, 2012 the Planning and Zoning Commission
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granted a waiver regarding construction of Lazar Parkway and Graytown Road; based on the calculations
provided by the applicant, using the City of San Antonio?s methodology. Staff is supportive utilizing San
Antonio?s methodology to determine rough proportionality. Based on the analysis, while the developer will be
dedicating the necessary right-of-way, to require improvements to either Lazar Parkway, beyond what the
developer is proposing to provide access, or Graytown Road creates a rough proportionality issue. The
Commission also granted a waiver to allow the developer to install an on site sewage facility on each residential
lot because a public wastewater system is currently not installed in the area.
The final plat has been reviewed under Ordinance No. 11-S-15 with no objections by the City Engineer, Public
Works, Parks, Inspections, Fire and Police. The plat is consistent with all applicable zoning requirements,
ordinances, and regulations of the City with the waiver approval.
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XApprove as submitted with waiver
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 final plat, the Commission should consider the criteria within UDC, Section
21.12.10.D.
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Aerial (Map)
Rough Proportionally Analysis
Waiver letters
Exhibit
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