7A - Willow Grove, Unit 2-[AMP]
ìðûîîóîõ ûîø âíîóîõ ùíïïóééóíî ï÷÷èóîõ ïÛÊÙÔ
ùÍÎÉ×ÎÈ ûÕ×ÎØÛ óÈ×Ï û
Planning and Zoning Commission
èí
Michelle Sanchez, Director of Development Services
èôêíçõô
Lesa Wood, Planner I
ìê÷ìûê÷ø úã
PC2013-011 Willow Grove Subdivision, Unit 2 ? Amended Master Plan
ùûé÷
Consider and act upon a request for approval of an amended master plan of the
éçúò÷ùè
Willow Grove Estates Subdivision, Unit 2 consisting of 22.49+ acres, located generally
900+ feet west of the intersection of Schaefer Road and FM 1518.
õ÷î÷êûð óîöíêïûèóíî
Owner/Applicant: Fred Development, LLC, Gordon Hartman
Project Engineer: KFW Engineers, George Weron, P.E.
March 1, 2013 (Original Application)
ûììðóùûèóíî éçúïóèèûð øûè÷
March 6, 2013 (Revised Submittal)
The applicant is proposing to amend the previously approved master plan which is 67.77+
óè÷ï éçïïûêã
acres of land zoned Single Family Residential District-6 (R-6) and General Business (GB). The residential
portion of the subdivision will develop in three (3) phases establishing 221 single family residential lots with a
minimum lot size of 6,600 square feet and three (3) lots established for commercial.
The subject property located on the generally west of the
õ÷î÷êûð ðíùûèóíî ûîø éóè÷ ø÷éùêóìèóíî
intersection of Schaefer Road and FM 1518 and Unit 1 is currently under construction.
The UDC, Article 14, requires that all residential subdivisions have a minimum
ûùù÷éé ûîø ùóêùçðûèóíî
of two (2) locations accessing existing public streets. This development is designed to have two (2) points of
access via FM 1518 and Schaefer Road as well as connection to the adjacent subdivision Willow Grove
Estates.
The applicant is responsible for complying with Unified
èê÷÷ ïóèóõûèóíî ûîø ìê÷é÷êæûèóíî
Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation.
: A 2.61+ acre private park is being provided for this subdivision; however, because the private park
ìûêñé
does not meet the minimum development standards of the UDC the Parks, Recreation and Community
Services Department has determined that a fee-in lieu of parkland dedication in the amount of $1000 per
dwelling unit will be paid by the Developer prior to recording of the final plat. This application was reviewed
under UDC, Ordinance 11-S-15.
The site is serviced by Schertz water and sewer, CPS, AT&T, and Time Warner Cable.
ìçúðóù é÷êæóù÷é
All public improvements required for this subdivision are required to be installed
ìçúðóù óïìêíæ÷ï÷îèé
prior to recording of the final plat per UDC, Section 21.4.15., unless otherwise specified in an approved
development agreement. The civil construction plans have been reviewed by the Public Works and Engineering
Departments.
Water and Sewer: This site is serviced through 8? water lines and 8? sewer lines that will be extended
throughout the subdivision and stubbed for future development.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with the Storm Water regulations. Drainage report has been reviewed and approved by the City Engineer. The
subdivision will provide onsite detention with flows being detained prior to being released downstream.
Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along both sides of the street throughout the
subdivision and along Schaefer Road. All sidewalks are designed to meet the City of Schertz specifications.
Road Improvements: All streets will be developed to City of Schertz specifications. Unit 2 is located adjacent
to Schaefer Road. A 7.5? street dedication has been provided for expansion along Schaefer Road.
Construction plans for all public improvements will be submitted and approved by Public Works and
Engineering prior to approval of the final plat. Schaefer Road was not improved adjacent to Unit 1 of the Willow
Grove Estates as required by the UDC. Staff missed this requirement and is making adjustments to the process
of reviewing plats and construction drawings to prevent this from occurring in the future. After researching the
issue it is unclear where the process failed. As such the City will bear the cost of improving this section of
Schaefer Road including lighting and sidewalks.
There are two cul-de-sacs within this subdivision located in Unit 1 and Unit 3 and based on UDC, Sec. 21.14.1
the size of a cul-de-sac street may be modified upon approval of the Fire Chief and City Engineer. The cul-de-
sac in Unit 1 located on Colonel Ridge has a ROW diameter of 116? (58? radius) and a pavement diameter of
96? of pavement. In review of this Master Plan amendment the ROW diameter of 116? (58? radius) on the cul-de-
sac located within Unit 3 has been changed to a ROW diameter of 120? (60? radius) which will provide 100?
diameter of pavement. Public Works and Fire have determined that a ROW diameter of 120? with 100? diameter
of pavement is the minimum needed to accommodate for public utilities and fire truck maneuverability. The
allowance of the ROW diameter of 116? in Unit 1 was an oversight by staff.
éèûöö ûîûðãéóé ûîø ê÷ùíïï÷îøûèóíî
With this master plan amendment the applicant has updated the following:
The phasing of the subdivision.
Labeling the drainage easement located on the north side of the property.
Realigning the street connection at Schaefer Road.
The amended master plan is consistent with applicable requirements for the property, ordinances and
regulations except for the minimum lot depth according to the UDC, Table 21.5.7A.Lot depth is distance of a
line connecting the midpoints of the front and rear lot lines and it appears that many lots throughout the
subdivision when measured do not meet the minimum lot depth dimensions. The UDC is specific that all lots
shall have at least the minimum area, width, and depth indicated in the dimensional requirements table. Staff
2
has reviewed the previously approved Unit 1 and Master Plan and it appears that both documents were
approved with lots that do not meet the minimum lot depths within the subdivision.
Staff recommends approval of the amended master plan. All lots in future units of the subdivision must comply
with the minimum dimensions provided for in Table 21.5.7A.
ìÐÛÎÎÓÎÕ ø×ÌÛÊÈÏ×ÎÈ ê×ÙÍÏÏ×ÎØÛÈÓÍÎ
XApprove as submitted
Approvewithconditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
The Planning and Zoning Commission is the final
ùíïïóééóíî÷êé ùêóè÷êóû öíê ùíîéóø÷êûèóíî
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.
ûÈÈÛÙÔÏ×ÎÈÉ
Aerial (Maps)
Exhibit
3