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PZ 02-11-2015PLANNING AND ZONING MINUTES February 11, 2015 The Schertz Planning and Zoning Commission convened on February 11, 2015 at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice - Chairman Ken Greenwald Bert Crawford, Jr. Richard Braud Michael Dahle Christian Glombilc COMMISSIONERS ABSENT 1. 2. 3. 4. CALL TO ORDER/ROLL CALL CITY STAFF Brian James, Executive Director Development Michelle Sanchez, Director Development Services Lesa Wood, Senior Planner Bryce Cox, Planner I Patti White, Executive Asst. Development OTHERS PRESENT Mark Hill, Ford Engineering Chris Price, Schertz 1518, Ltd. Jesse Malone, Malone /Wheeler Engineering Burt Wellman, KFW Engineers Mr. Richmond called the meeting to order at 6:00 P.M. HEARING OF RESIDENTS • No one spoke. CONSENT AGENDA A. Minutes for January 14, 2015 and January 28, 2015 Regular meetings Mr. Richmond stated that since some Commissioners were absent on each of those days, they would consider these minutes separately. Minutes for January 14, 2015 Mr. Crawford moved to approve the minutes for January 14, 2015 as presented. Mr. Dahle seconded the motion. Vote was 7 -0. Motion carried. Minutes for January 28, 2015 Mr. Greenwald moved to approve the minutes for January 28, 2015 as presented. Mr. Braud seconded the motion. Vote was 5 -0 -2 with Mr. Glombilc and Mr. Dahle abstaining. Motion carried. ITEMS FOR INDIVIDUAL CONSIDERATION A. PC2014 -059 The Crossvine, Module 1, Unit 4 — Preliminary Plat Consider and act upon a request for approval of a preliminary plat of The Crossvine Module 1, Unit 4, an approximately 41 acre tract of land situated in the Jeronimo Leal Survey No. 79, Abstract No. 424, County Block 5058, City of Schertz, Bexar County, Texas, generally located south of the intersection of Aranda Lane and Lower Seguin Road. Minutes Planning and Zoning Commission February 11, 2015 Page I of 6 Mr. Cox presented this item by stating that there was a typo on this agenda, and this should be PC2014 -059 not PC2015 -059 on the agenda. The applicant is proposing to final plat approximately 41 acres of land establishing 141 single family residential lots. All lots will be DSFRI lots with a minimum size of 5,500 square feet as dictated by The Crossvine Subdivision PDD. This property is part of a Planned Development District; as such it must comply with the design requirements of the PDD. The subject property is undeveloped and is generally located south of the intersection of Aranda Lane and Lower Seguin Road. This development is designed to have two (2) points of access via Lower Seguin Road and the extension of Sagenite which was constructed with the Sedona subdivision. The applicant has submitted a Tree Affidavit which indicates that protected or heritage trees may be destroyed or damaged. A tree survey is required to be submitted at the time of final plat. All parkland requirements have been satisfied, no fees are required. This site will be serviced through 8" water lines and 8" sewer lines that will be extended throughout the subdivision and stubbed for future development. A preliminary drainage plan has been reviewed by the City Engineer. Trails and sidewalks are planned for the entire community connecting to several designated parks and open space. All street improvements will be constructed according to the Public Works Specifications. Staff recommends approval. Mr. Price, the Applicant, responded to a few points: First, they are doing everything they can to minimize tree removal. Second, this is an opportunity to bring the existing Sedona subdivision into the Crossvine development with access to the Amenity Center and subject to the same design standards as Mod 1, 2, and 3. Mr. Richmond asked if the same two builders would be used. Mr. Price stated there would be two builders, but they haven't been selected yet. Mr. Braud asked if sheet 3 of 5 could be put on the overhead, and what is the circle in the intersection of Canopy Bend and Sagenite. Mr. Malone stated that this will be a roundabout similar to the current areas. Mr. Richmond asked about Lot 1, Block 5 notations. Mr. Malone stated that those will be mail kiosks. Mr. Glombik moved to approve this item as presented. Mr. Greenwald seconded the motion. Vote was 6 -0 -1 with Mr. Dahle abstaining. Motion carried. B. PC2014 -071 Consider and act upon a request for approval of a preliminary plat of Rhine Valley Unit 4, an approximately 26 acre tract of land situated in the Miles S. Bennett Survey No. 75, Abstract No. 61, County Block 5057, the Julian Diaz Survey No. 66, Abstract Mo. 187, County Block 5059, and the William Bracken Survey No. 74, Abstract No. 43, County Block 5056, City of Schertz, Bexar County, Texas, generally located on Alsatian Way 1,100 feet south of the intersection of Alsatian Way and Ray Corbett Drive. Mr. Cox presented this item by stating that the Applicant is proposing to preliminary plat approximately 26 acres of land establishing 83 single family residential lots. Fifty one (51) if the Minutes Planning and Zoning Commission February 11, 2015 Page 2 of 6 lots in this unit will be SF 60 lots with a minimum size of 7,200 square feet and the remaining 32 lots will be SF 45 with a minimum size of 5,400 square feet as dictated by the Rhine Valley PDD. The site is zoned Planned Development District (PDD). The subject property is currently undeveloped and generally located on Alsatian Way 1,100 feet south of the intersection of Alsatian Way and Ray Corbett Drive. This development is designed to have two (2) points of access via Strasbourg Way and Alsatian Way as well as Arches Valley and Rothau Drive stub outs which were constructed with Unit 1. The applicant has submitted a Tree affidavit which indicates that development of this site will involve the removal of protected or heritage trees. The tree mitigation and preservation plan will be reviewed by Parks and Community Services department prior to approval of the final plat. A five (5) acre public park was dedicated with Unit 1 of this subdivision which meets the parkland dedication requirements for this subdivision. Parkland improvements including a soccer field, multi - purpose ball field, and a sport court will be constructed with this subdivision. The parkland improvements are being constructed in two (2) phases. Phase I of the improvements are currently under construction and Phase II of the improvements will be constructed prior to recording the subsequent unit of this subdivision. This site will be serviced through 8" water lines and 8" sewer lines that will be extended throughout the subdivision and stubbed for future development. A preliminary drainage report has been reviewed and approved by the City Engineer. Sidewalks will be constructed along Lower Seguin Road and on both sides of the street throughout the subdivision. All sidewalks are designed to meet the City of Schertz specifications. The subject property is affected by the additional design requirements imposed by the PDD Design Standards along Lower Seguin Road and Alsatian Way to include landscaping buffers and screening. All streets will be developed to City of Schertz specifications. Staff recommends approval. There were no comments from the Applicant at that time. Mr. Braud asked on sheet 3 where Arches Valley curves around to Mulhouse Drive, what is that going to be. Mr. Wellman, representing the Applicant, stated that Arches Valley will stop at the knuckle and then Mulhouse Drive will come to that point; they will clarify on the subdivision signage plan. Mr. Greenwald asked if the sport court would be constructed with this unit. Mr. Cox stated that the sport court will come with the next unit to be recorded. Mr. Richmond asked when they might see development signs. Ms. Sanchez stated that they are proposing at each entrance, one set at Lower Seguin Road and one set at Ray Corbett. Mr. Glombik moved to approve this item as presented. Mr. Crawford seconded the motion. Vote was 7 -0. Motion carried. C. Waiver — Rough Proportionality on roadway construction associated with PC2015 -002 Consider and act upon a request for approval of a waiver regarding rough proportionality on roadway construction related to the final plat of the Barsness Subdivision, Lot 1, Block 1, an approximately 4 acre tract of land generally located at 12424 Lower Seguin Road. Mr. Cox presented this item by stating that the Applicant is proposing to final plat one residential lot that is approximately four (4) acres. The subject property is zoned Single - Family Residential/ Agricultural (R -A) and Predevelopment (PRE). The property owner is seeking approval of a Minutes Planning and Zoning Commission February 11, 2015 Page 3 of 6 waiver, pursuant to Section 21.12.15, from Section 21.4.15.E.1 regarding the construction of public infrastructure at the Barsness Subdivision Lot 1, Block 1. The subject property is located at 12424 Lower Seguin Road. Lot 1 is undeveloped. The fifty (50) foot common access easement that serves as the driveway to the site is zoned PRE with the back two (2) acres zoned R -A. The City's Master Thoroughfare Plan (MTP) designates an expansion of the existing Lower Seguin Road to a 60' right -of -way with 42' of pavement which includes curb, gutters and sidewalks. The property owner is providing a 0.165 acre variable width dedication for Lower Seguin Road which is proposed to be dedicated with the final plat of Lot 1, Block 1. Additionally the property owner will construct the roughly proportionate distance of sidewalks along Lower Seguin Road with the construction of the home. In order to determine if the required improvements are roughly proportional, Staff and the applicant have agreed to utilize the City of San Antonio's methodology for evaluating rough proportionality. The City Engineer has reviewed the waiver request and found it to be accurate and appropriate. Staff recommends approval of the waiver request for the Barsness Subdivision Lot 1, Block l,'based on the calculations provided by the applicant for rough proportionality. Neither the Applicant nor the Engineer had any comment at that time. Mr. Evans asked if they are going to build a sidewalk with the construction of the home. Mr. Dahle stated that the reasoning on requiring the construction instead of fee in lieu of is probably because it will be awhile before other homes are developed. Mr. Cox stated that the UDC does not provide the option to have a fee in lieu of. Discussion continued between Staff and the Commission. Mr. Crawford moved to approve this item as presented. Mr. Dahle seconded the motion. Vote was 7 -0. Motion carried. D. PC2015 -002 Consider and act upon a request for approval of a final plat of the Barsness Subdivision, Lot 1, Block 1, an approximately 4 acre tract of land situated in the Julian Diaz Survey No. 66, Abstract No. 187, City of Schertz, Bexar County, Texas, located at 12424 Lower Seguin Road. Mr. Cox presented this item by stating that the Applicant is proposing to final plat one residential lot that is approximately four (4) acres. The subject property is located at 12424 Lower Seguin Road. Lot 1 is undeveloped. This lot has frontage on Lower Seguin Road which is an existing public street. The applicant has submitted a Tree affidavit which indicates that the site does not contain any protected or heritage trees. The Tree Affidavit has been reviewed by Parks and Community Services department and no mitigation is due. There is no parkland being dedicated with this subdivision. The Parks, Recreation and Community Services Department has determined that a fee -in lieu of parkland dedication in the amount of $1000 will be paid by the property owner prior to recording of the final plat. This site is currently serviced through an 8" water line that extends down Lower Seguin Road Minutes Planning and Zoning Commission February 11, 2015 Page 4 of 6 along the front of the property. A waiver to allow Lot 1 to be served by an On -site sewage facility (OSSF) was approved by the Planning and Zoning Commission on January 14, 2015. A drainage report has been reviewed and approved by the City Engineer. Sidewalks are required along Lower Seguin Road for the length of the subdivision and will be designed to meet the City of Schertz specifications. The applicant has submitted a separate request for a waiver to not construct the improvements to Lower Seguin Road based on the rough proportionality analysis findings that the supply provided is roughly proportionate to the demand resulting from the development which was just approved. While the applicant is requesting a waiver to not improve Lower Seguin Road, it still provides a point of access in its existing condition to the subdivision. The final plat is consistent with applicable requirements for the property, ordinances and regulations. Staff recommends approval of the final plat. The Applicant had no comment at that time. Mr. Braud asked if there is only one point of access and if that is all that is required. Mr. Cox stated yes, because it is a single property, and the road has two points of access to Lower Seguin Road for emergency access. Mr. Braud asked if the larger piece of property would be addressed at a later date. Mr. James asked what he means later date. Ms. Wood stated that the only thing considered is this final plat; however, in the future when they want to plat the other property it will be brought to the Commission. Mr. Dahle moved to approve this item as presented. Mr. Glombik seconded the motion. Vote was 7 -0. Motion carried. 5. REQUESTS AND ANNOUNCEMENTS A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. • Mr. Braud stated that in the minutes of the January 14, 2015 meeting, Mr. Greenwald stated that he is tired of seeing septic systems being installed with no inspection provisions. He would like to see this added to an agenda. • Mr. Braud stated that the Commission is governed by an Ordinance approved December 15, 2009 which is in need of review. He asked for discussion in a future meeting. Mr. James stated that he would discuss septic in the next meeting, and come back in two meetings with an update on Commission rules and functions. • Mr. Dahle stated that on larger lots in Residential /Agriculture he is concerned about being fair and would like to look at the fee structure. • Mr. Crawford asked if flag lots will be on a discussion in the future. B. Announcements by Commissioners. Mr. Greenwald stated that TxDOT will hold a public hearing for the expansion of I -35. Mr. Dahle stated that the charter review committee's next meeting will be February 26, 2015. Minutes Planning and Zoning Commission February 11, 2015 Page 5 of 6 6. C. Announcements by City Staff. Ms. Sanchez stated that City offices would be closed on Monday, February 16, 2015 for President's Day. Ms. Sanchez stated that there would be a joint meeting of the Planning and Zoning Commission, TSAC and EDC boards at the next meeting with presentations by Lone Star Rail and SCUCISD. ADJOURNMENT OF THE REGULAR MEETING The meeting adjourned at 6:50 P.M. Chairman, Planning and Zoning Commission Minutes Planning and Zoning Commission February 11, 2015 Page 6 of 6 6 Y Recording Secretary, City of Schertz