PZ 02-08-2017 AGENDA w associated documents SCHERTZ PLANNING & ZONING COMMISSION
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
City of Schertz Core Values
Do the right thing
Do the best you can
Treat others the way you would want to be treated Work together cooperatively as a team
Planning & Zoning February 08, 2017 Page 1 of 2
1. CALL TO ORDER / ROLL CALL
2. HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker’s register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item not on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing policy in
response to an inquiry, and/or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have registered.
3. CONSENT AGENDA:
A. Minutes for the January 11, 2017 and January 25, 2017 regular meetings
4. ITEMS FOR INDIVIDUAL CONSIDERATION:
A. PC2016-054
Consider and act upon a request for approval of a preliminary plat of the Hallies Cove Subdivision
Unit 1, an approximate 10 acre tract of land generally located east of FM 1518 approximately 1,375 feet south of Trainer Hale Road, City of Schertz, Bexar County, Texas.
B. PC2016-060
Consider and act upon a request for approval of a preliminary plat of the Hallies Cove Subdivision,
Unit 2, an approximate 9 acre tract of land generally located east of FM 1518 approximately 1,375 feet south of Trainer Hale Road, City of Schertz, Bexar County, Texas.
5. WORKSHOPS / DISCUSSIONS:
A. Public hearing, workshop and discussion regarding the Master Thoroughfare Plan Update
B. Public hearing, workshop and discussion regarding the South Schertz Comprehensive Land Plan
Update
AGENDA
Wednesday, February 08, 2017 at 6:00 p.m.
Planning & Zoning February 08, 2017 Page 2 of 2
6. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
B. Announcements by Commissioners.
• City and community events attended and to be attended
• Continuing education events attended and to be attended
C. Announcements by City Staff.
• City and community events attended and to be attended
• NEW SITE PLAN APPLICATIONS: The following site plans were submitted to the Planning and Zoning Department between January 20, 2017 and February 03, 2017:
1) Cottonwood Lot 5, Block 1 (1996 Schertz Pkwy)
Site Plan – Proposed 19,800 sq. ft. office complex, five office buildings in total
• November 16, 2016: Committee of Committee Advisory Board Meeting Summary
• January 18, 2017: Committee of Committee Advisory Board Meeting Summary
6. ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION I, Emily Grobe, Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin
boards on this the 3rd day of February, 2017 at 5:00 p.m., which is a place readily accessible to the public at all times and that said
notice was posted in accordance with chapter 551, Texas Government Code.
Emily Grobe
Emily Grobe, Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was removed from the official bulletin board on _____day of _______________, 2017. _______________title:_____________
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you require special assistance or have a request for sign interpretative services or other services please call 619-1030 at least 24 hours in advance of meeting. The Planning and Zoning Commission for the City of Schertz reserves the right to adjourn into executive session at any time during the course of this meeting to discuss any of the matters listed above, as authorized by the Texas Open Meetings Act. Executive Sessions Authorized: This agenda has been reviewed and approved by the City’s legal counsel and presence of any subject in any Executive Session portion of the agenda constitutes a written interpretation of Texas Government Code Chapter 551 by legal counsel for the
governmental body and constitutes an opinion by the attorney that the items discussed therein may be legally discussed in the closed portion of the meeting considering available opinions of a court of record and opinions of the Texas Attorney General known to the attorney. This provision has been added to this agenda with the intent to meet all elements necessary to satisfy Texas Government Code Chapter 551.144(c) and the meeting is
conducted by all participants in reliance on this opinion.
Special Joint Meeting of the
Capital Improvements Advisory Committee
Minutes January 11, 2017
The Capital Improvements Advisory Committee convened a Special Joint Meeting on Wednesday, January 11,
2017 at 6:00 P.M. in the Council Chambers, 1400 Schertz Parkway, Bldg. 4 Schertz, Texas.
Members Present: Members Absent:
David Richmond Tim Brown
Ernie Evans Ken Greenwald
Richard Braud Christian Glombik Michael Dahle
Glen Outlaw
Dr. Mark Penshorn
Staff Present: Brian James, Executive Director of Development
Lesa Wood, Director of Planning and Community Development
Bryce Cox, Senior Planner
Emily Grobe, Planner I Channary Gould, Planner I Tiffany Danhof, Executive Assistant Development
James Walters, Director of Finance
Daniel Santee, City Attorney
1. Call to order by each governing body.
Mr. Richmond called the CIAC joint meeting to order at 6:01 P.M.
2. Recognition of Newly Appointed Committee Members Mr. Richmond recognized Mr. Glen Outlaw as a new appointed committee member. Mr. Richmond
welcomed Mr. Outlaw to be a long term Schertz resident and participated long term with the Schertz
Fire Department. 3. Hold a public hearing, Consider and file the semi-annual report for October 1, 2015 through March 31, 2016, evaluating the progress of the city on achieving the capital improvements program and
identifying any problems in implementing the plans or administering the capital recovery fees.
James Walters, Director of Finance, explained in more detail the semi-annual report for October 1, 2015 through March 31, 2016, evaluating the capital improvements program and any problems in
implementing plans or administering the capital recovery fees.
Mr. Richmond opened the Public Hearing at 6:03 P.M. No one spoke at the open hearing, Mr. Richmond closed open hearing at 6:04 p.m.
Mr. Braud moved to approve item 3A. Mr. Dahle seconded the motion. The vote was unanimous. Motion
carried.
4. Hold a public hearing, consider and file the semi-annual report for April 1, 2016 through September 30, 2016, evaluating the progress of the city on achieving the capital improvements program and
identifying any problems in implementing the plans or administering the capital recovery fees.
James Walters, Director of Finance, explained in more detail the semi-annual report for April 1, 2016 through September 30, 2016, evaluating the progress of the capital improvements program and
identifying problems in implementing the plans or administering the capital recovery fees.
Mr. Richmond opened the Public Hearing at 6:08 P.M.
No one spoke at the open hearing, Mr. Richmond closed open hearing at 6:09 p.m.
Mr. Braud asked if there are minutes taken for the Capital Improvements Advisory Committee, if there are
time limits approaching the time limit, if they are located on the website, and is the plan was published in 2011 and wanted to confirm that the City plans to be updated within 5 years. Mr. Braud asked if we are ok on our impact fee until the plans is approved.
Lesa Wood, Director of Planning and Community Development, explained that the Capital
Improvements Advisory Committee are taken to Council for approval. Brian James, Executive Director of Development, explained that the retention period is ten years, and mentioned that the minutes will be provided to the commissioners a copy of these minutes approved by Council. Lesa Wood explained that
all minutes are posted on the website and some of the minutes might be drafted but not approved at this
time. Brian James mention on that the City plans should be updated within 5 years and went into detail
where staff is at this time. James Walters mention that the funds are in this FYI 2016-17 budget to have a consultant update these plans immediately. Brain James went into discussion with the commissioners on the impact fees.
Mr. Dahle moved to approve item 3B. Mr. Glombik seconded the motion. The vote was unanimous.
Motion carried.
5. Adjournment. Mr. Richmond adjourned the CIAC joint meeting at 6:20 P.M.
Accepted by City Council
_______________________ Date
Minutes Planning and Zoning Commission
January 25, 2017 Page 1 of 4
PLANNING AND ZONING MINUTES January 25, 2017
The Schertz Planning and Zoning Commission convened on January 25, 2017 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & ZONING COMMISSION
Ernie Evans, Vice Chairman
Michael Dahle Christian Glombik
Glen Outlaw
Ken Greenwald
CITY STAFF
Brian James, Executive Director of Development
Lesa Wood, Director of Planning & Community Dev. Tiffany Danhof, Executive Administrative Assistant
Bryce Cox, Senior Planner
Emily Grobe, Planner
Channary Gould, Planner Daniel Santee, City Attorney
COMMISSIONERS ABSENT
David Richmond, Chairman
Richard Braud
OTHERS PRESENT
Bobby Torres, KFW Engineering & Surveying
Jesse Malone, Malone/Wheeler, Inc.
1. CALL TO ORDER/ROLL CALL:
Mr. Evans called the meeting to order at 6:03 p.m. 2. HEARING OF RESIDENTS: There was no one who spoke.
3. CONSENT AGENDA: A. Minutes for the August 10, 2016 regular meetings.
Mr. Greenwald moved to approve this item. Mr. Dahle seconded the motion. The vote was
unanimous. Motion carried.
4. ITEMS FOR INDIVIDUAL CONSIDERATION:
A. WA2016-007 Consider and act upon a request for approval of a waiver regarding Rough Proportionality
on roadway construction related to the proposed final plat for Bindseil Farms, an
approximately 35 acre tract of land situated in the Toreiba Herrera Survey No. 68,
Abstract No. 153; G. Malpez Survey No. 67, Abstract No. 221, City of Schertz, Guadalupe
County, Texas, generally located northwest of the intersection of Live Oak Road and Schertz Parkway.
Minutes Planning and Zoning Commission
January 25, 2017 Page 2 of 4
Channary Gould, Planner, presented a proposal from the applicant to final plat approximately
35 acres of land establishing 84 single family residential lots. The site is zoned Single-Family Residential (R-7). The applicant is seeking approval of a waiver, pursuant to Unified Development Code (UDC) Sec.21.12.15, from Sec.21.14.1.K regarding the construction of
roadway improvements to Live Oak Road. Staff has reviewed this request and supports this
waiver. Staff recommends approval based on the calculations provided by the applicant for
rough proportionality. Mr. Outlaw inquired why there was a difference between the cost estimate provided by the
applicant and the rough proportionality worksheet. Mrs. Gould explained that the applicant was
proposing to construct improvements that were greater than the impact identified in the breakdown on the rough proportionality worksheet.
Mr. Dahle asked about how many lanes the road would have and if cost of the proposed
improvements exceeded the applicants impact will the city need to pay the difference. Mrs.
Gould answered that the road will have one lane in each direction and the city will not cover the difference.
Mr. Greenwald made a comment regarding the case number and the agenda item number being
different. Mrs. Gould explained that the internal case number assigned to this case was included in the staff report but not on the agenda which is why there is a difference.
Mr. Greenwald and Mr. Evans were concerned that this plat would add more signalized
intersections to Schertz Pkwy. Mrs. Gould indicated that this will not add more signals and will
only add improvements to the existing signal at Live Oak Road.
Mr. Dahle moved to approve this item. Mr. Glombik seconded the motion. The vote was
unanimous. Motion carried.
B. PC2016-070
Consider and act upon a request for approval of a final plat of the Bindseil Farms
Subdivision, an approximately 35 acre tract of land situated in the Toreiba Herrera Survey
No. 68, Abstract No. 153; G. Malpez Survey No. 67, Abstract No. 221, City of Schertz, Guadalupe County, Texas, generally located northwest of the intersection of Live Oak Road
and Schertz Parkway.
Channary Gould, Planner, presented the applicant is proposing to final plat approximately 35 acres of land establishing 84 single family residential lots. The zoning for the subject tract is
Single Family Residential District-7 (R-7) which consists of a minimum lot size of 6,600
square feet, front yard setback of 25 feet, rear yard setback of 20 feet and side yard setback of
10 feet. The final plat is consistent with applicable requirements for the property, ordinances and regulations. Staff recommends approval of the final plat as submitted.
Mr. Outlaw asked if Mare Way will be constructed by Bindseil Farms Subdivision. Mrs. Gould
indicated that that Mare Way will be completed by Cottonwood II. There was a small discussion regarding the road way. Mr. Cox indicated that Mare Way would need to be completed and accepted by the City before the Bindseil Farms final plat would be recorded.
Minutes Planning and Zoning Commission
January 25, 2017 Page 3 of 4
Mr. Glombik moved to approve this item. Mr. Greenwald seconded the motion. The vote was
unanimous. Motion carried. C. PC2016-048 Consider and act upon a request for approval of a preliminary plat, of The Crossvine
Module 1, Unit 3, an approximately 46 acre tract of land out of the Julian Diaz Survey No.
66, Abstract No. 187, County Block 5059, the E.R. Evans Survey No. 80, Abstract No. 216,
County Block 5060, City of Schertz, Bexar County, Texas, generally located south of the intersection of FM 1518 and Hollering Vine.
Emily Grobe, Planner, presented a proposal by the applicant to preliminary plat approximately
46 acres of land establishing 118 single family residential lots. The lots are categorized into
three (3) different lot sizes per The Crossvine Subdivision PDD, with eleven (11) lots
classified as DSFR 1, fifty three (53) lots as DSFR 2, and fifty four (54) lots as DSFR 3. The plat was reviewed in accordance with The Crossvine PDD (Ordinance 12-S-16 and amendment
14-S-08). This property is part of a Planned Development District, as such it must comply with
the design requirements of the PDD and any area that is not directly addressed in this
document must comply with the design criteria of the Schertz Unified Development Code (UDC). It has been reviewed with no objections by the City Engineer, Public Works, Parks,
Inspections, and Fire. Staff recommends approval.
Mr. Evans asked if this property is within the APZ fight zone. Mrs. Wood answered that it was
not.
Mr. Outlaw moved to approve this item. Mr. Greenwald seconded the motion. The vote was
approved 4-0 with 1 abstention from commissioner Dahle. Motion carried.
5. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
Mr. Dahle requested to share with the commissioners the pavement conduction index and asked about the time line for the Master Thoroughfare Plan update. Mr. James indicated the Master
Thoroughfare Plan update will be on an upcoming agenda.
B. Announcements by Commissioners
• City and community events attended and to be attended
• Continuing education events attended and to be attended
Mr. Greenwald mentioned that he might be missing some Planning and Zoning meetings
depending on his health.
Minutes Planning and Zoning Commission
January 25, 2017 Page 4 of 4
C. Announcements by City Staff.
• City and community events attended and to be attended.
• NEW SITE PLAN APPLICATIONS: There were no new site plan applications submitted to the Planning and Community Development Department between January 7, 2017 and January 20, 2017.
• Monthly Financial Report
• Information on Rough Proportionality Requests that have been granted to date
(Linear Feet of Roadway)
Mr. Cox announced the monthly financial report and information regarding a list of approved rough proportionality waviers.
8. ADJOURNMENT OF THE REGULAR MEETING: The meeting was adjourned at 6:36 P.M.
___________________________________ ________________________________
Chairman, Planning and Zoning Commission Recording Secretary, City of Schertz
PLANNING AND ZONING COMMISSION MEETING: February 8, 2017 Agenda Item 4A
TO: Planning and Zoning Commission
PREPARED BY: Channary Gould, Planner I
CASE: PC2016-054 Hallies Cove Unit 1- Preliminary Plat
SUBJECT: Consider and act upon a request for approval of a preliminary plat of the Hallies Cove Subdivision Unit 1, an approximate 10 acre tract of land generally located east of FM 1518 approximately 1,375 feet south of Trainer Hale Road, City of Schertz, Bexar County, Texas.
GENERAL INFORMATION: Owners: Triple H Development, LLC Applicant: Andy Rodriguez, P.E., CDS Muery APPLICATION SUBMITTAL DATE: October 17, 2016 (Original Application) November 2, 2016 (Revised Submittal) November 7, 2016 (Revised Submittal) January 31, 2017 (Revised Submittal) February 2, 2017 (Revised Submittal) BACKGROUND: The Hallies Cove Planned Development District (PDD) was approved by City Council on September 27, 2016 (Ordinance 16-S-32). The applicant requested to amend the Hallies Cove PDD in order to modify the minimum required lot depth and the method of measuring lot depths for irregular lots, lots fronting cul-de-sacs or knuckled and/or curved streets. The PDD amendment was approved on January 24, 2017 (Ordinance 17-S-04). ITEM SUMMARY: The applicant is proposing to preliminary plat approximately 10 acres of land establishing 21 single family residential lots with a minimum lot size of 9,600 square feet as dictated by the Planned Development District development standards in Ordinance 17-S-04. Typical Lot Dimensions Area Square Feet Width (ft.) Depth (ft.) 9,600 80 119a a. Lot depth, measured along side property lines, for irregular lots, lots fronting cul-du-sacs or knuckles and curved streets, may vary in length provided that the average length of the two (2) side lot lines shall not be less than one hundred (100) feet. The site is zoned Planned Development District (PDD). This preliminary plat was reviewed using the PDD Ordinance 17-S-04 development standards and the current UDC, Ordinance 11-S-15 as amended.
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GENERAL LOCATION AND SITE DESCRIPTION: The subject property is currently undeveloped and is located east of FM 1518 approximately 1,400 feet south Trainer Hale Road. ACCESS AND CIRCULATION: The UDC, Article 14, requires that all residential subdivisions have a minimum of two (2) locations accessing existing public streets. This unit is designed to have two (2) points of access off FM 1518. Hallie Arrow and Hallie Brook are 86-foot wide rights of way that will be constructed as part of Unit 1. Hallie Arrow, the northerly entrance will be full-access and Hallie Brook, the southerly entrance, will be right-in and right-out only. TxDOT has approved the proposed schematic of limiting full-access to only the northerly entrance road. Two off-site temporary turnaround easements will be required until such time that the streets are extended with recordation of the final plat for Unit 2. The temporary turnaround easements ensure compliance with UDC Section 21.14.1.E, which prohibits dead-end streets. TREE MITIGATION AND PRESERVATION: The applicant is responsible for complying with the Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. The applicant has submitted a tree affidavit which indicates that the site has no protected or heritage trees within Unit 1. There is an existing oak tree measuring 31 inches caliper adjacent to the site, however it is within TxDOT right-of-way. PARKS: The Hallies Cove Master Development Plan includes approximately 36 acres of land that is proposed as dedicated public parkland. There is an approximate 24 acre lot located along the northerly portion of the Hallies Cove Master Development Plan (MDP) and an approximate 12 acre lot located along the southerly portion of the Hallies Cove MDP. The Hallies Cove MDP was reviewed by the Parks and Recreation Advisory Board and approved as part of the PDD Ordinance 16-S-32. The open space and parkland amenities will include passive hike and bike trails and may also include other passive amenities in the northern parkland area, such as playing fields, and barbeque and picnic tables. Any improvements in the open space and parkland areas will be determined by the City’s Parks and Recreation Department. No parkland is being dedicated with this plat. PUBLIC SERVICES: The site would be serviced by Schertz water, CPS, AT&T, and Time Warner Cable. Sewer will ultimately be serviced by City of Schertz and treated by Cibolo Creek Municipal Authority (CCMA) once the sewer lines to the future waste water treatment plant in southern Schertz are constructed. In the interim, the applicant has proposed to pump and haul wastewater. PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed 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 must be reviewed and approved by the Public Works and Engineering Departments prior to approval of the final plat. Water and Sewer: The site will be serviced through 8” water lines and 8” sewer lines that will be extended throughout the subdivision and stubbed for future development. Sewer service will ultimately be provided by the City and treated by CCMA, who holds the certificate of Convenience and Necessity (CCN) for this site, once the sewer lines to the future waste water treatment plant in southern Schertz are constructed. In the interim, the applicant plans to contract with a licensed third party to pump and haul wastewater for treatment. A pump and haul plan will need to be submitted to the City for review and approval and a copy of an executed service agreement will need to be provided to the City prior to approval of the final plat. Water service will be provide by the City of Schertz.
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Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with the Storm Water regulations. A stormwater management plan was submitted for the Hallies Cove Master Development Plan, along with subsequent stormwater management plans for Units 1 and 2. The plans have been reviewed by the City Engineer and she has no objections to the design. The stormwater management plan indicates that stormwater detention will not be required and flows will be discharged directly into Woman Hollering Creek. Temporary off-site drainage easements have been included in the preliminary plat for Unit 1, and those easements will be abandoned once Unit 2 is recorded. Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along both sides of the streets throughout the subdivision. All sidewalks will be designed to meet City of Schertz Specifications. Road Improvements: All streets within this Unit will be developed to City of Schertz specifications. The subdivision is located off FM 1518, which is TxDOT right of way. The plat includes a 20-foot TxDOT right-of-way dedication along FM 1518. Additional Design Standards: In accordance with the Hallies Cove PDD design requirements, the plat includes an additional 70-foot landscape buffer immediately adjacent to the 20-foot TxDOT right-of-way dedication. Tree planting will be required within the landscape buffer and a 5-foot meandering sidewalk was identified in the entrance exhibit that was approved with the Hallies Cove PDD. STAFF ANALYSIS AND RECOMMENDATION: The preliminary plat has been reviewed 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. Staff recommends approval of the preliminary plat. Planning Department Recommendation X Approve as submitted
Approve with conditions* Denial
* While the Commission can impose conditions; 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 final plat. In considering final action on a final plat, the Commission should consider the criteria within UDC, Section 21.12.8.D. Attachments: Aerial Map Exhibit
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PLANNING AND ZONING COMMISSION MEETING: February 8, 2017 Agenda Item 4B
TO: Planning and Zoning Commission
PREPARED BY: Channary Gould, Planner I
CASE: PC2016-060 Hallies Cove Unit 2- Preliminary Plat
SUBJECT: Consider and act upon a request for approval of a preliminary plat of the Hallies Cove Subdivision Unit 2, an approximate 9 acre tract of land generally located east of FM 1518 approximately 1,375 feet south of Trainer Hale Road, City of Schertz, Bexar County, Texas.
GENERAL INFORMATION: Owners: Triple H Development, LLC Applicant: Andy Rodriguez, P.E., CDS Muery APPLICATION SUBMITTAL DATE: November 15, 2016 (Original Application) January 31, 2017 (Revised Submittal) February 2, 2017 (Revised Submittal) BACKGROUND: The Hallies Cove Planned Development District (PDD) was approved by City Council on September 27, 2016 (Ordinance 16-S-32). The applicant requested to amend the Hallies Cove PDD in order to modify the minimum required lot depth and the method of measuring lot depths for irregular lots, lots fronting cul-de-sacs or knuckled and/or curved streets. The PDD amendment was approved on January 24, 2017 (Ordinance 17-S-04). ITEM SUMMARY: The applicant is proposing to preliminary plat approximately 9 acres of land establishing 26 single family residential lots with a minimum lot size of 9,600 square feet as dictated by the Planned Development District development standards in Ordinance 17-S-04. Typical Lot Dimensions Area Square Feet Width (ft.) Depth (ft.) 9,600 80 119a
a. Lot depth, measured along side property lines, for irregular lots, lots fronting cul-du-sacs or knuckles and curved streets, may vary in length provided that the average length of the two (2) side lot lines shall not be less than one hundred (100) feet. The site is zoned Planned Development District (PDD). This preliminary plat was reviewed using the PDD Ordinance 17-S-04 development standards and the current UDC, Ordinance 11-S-15 as amended.
2
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is currently undeveloped and is located east of FM 1518 approximately 1,400 feet south Trainer Hale Road, and immediately east of the proposed Unit 1 of the Hallies Cove Subdivision. ACCESS AND CIRCULATION: The UDC, Article 14, requires that all residential subdivisions have a minimum of two (2) locations accessing existing public streets. This unit is designed to have two (2) points of access that connect to two streets within Unit 1, Hallie Haven and Hallie Chase. The plat for Unit 2 includes four off-site temporary turnaround easements will be required until such time that the streets are extended with recordation of the final plats for Units 3 and 4. The temporary turnaround easements ensure compliance with UDC Section 21.14.1.E, which prohibits dead-end streets. TREE MITIGATION AND PRESERVATION: The applicant is responsible for complying with the Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. The applicant has submitted a tree affidavit which indicates that the site has no protected or heritage trees within Unit 2. PARKS: The Hallies Cove Master Development Plan includes approximately 36 acres of land that is proposed as dedicated public parkland. There is an approximate 24 acre lot located along the northerly portion of the Hallies Cove Master Development Plan (MDP) and an approximate 12 acre lot located along the southerly portion of the Hallies Cove MDP. The Hallies Cove MDP was reviewed by the Parks and Recreation Advisory Board and approved as part of the PDD Ordinance 16-S-32. The open space and parkland amenities will include passive hike and bike trails and may also include other passive amenities in the northern parkland area, such as playing fields, and barbeque and picnic tables. Any improvements in the open space and parkland areas will be determined by the City’s Parks and Recreation Department. No parkland is being dedicated with this plat. PUBLIC SERVICES: The site would be serviced by Schertz water, CPS, AT&T, and Time Warner Cable. Sewer will ultimately be serviced by City of Schertz and treated by Cibolo Creek Municipal Authority (CCMA) once the sewer lines to the future waste water treatment plant in southern Schertz are constructed. In the interim, the applicant has proposed to pump and haul wastewater. PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed 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 must be reviewed and approved by the Public Works and Engineering Departments prior to approval of the final plat. Water and Sewer: The site will be serviced through 8” water lines and 8” sewer lines that will be extended throughout the subdivision and stubbed for future development. Sewer service will ultimately be provided by the City and treated by CCMA, who holds the certificate of Convenience and Necessity (CCN) for this site, once the sewer lines to the future waste water treatment plant in southern Schertz are constructed. In the interim, the applicant plans to contract with a licensed third party to pump and haul wastewater for treatment. An off-site temporary sanitary sewer easement is included on this Unit 2 plat for the proposed location of the holding tank. Engineering and Public Works Departments have no objections to the proposed plans to pump and haul until the project could tie in to future sewer lines connecting to the planned waste water treatment facility in southern Schertz. A pump and haul plan will need to be submitted to the City for review and approval and a copy of an executed service agreement will need to be provided to the City prior to approval of the final plat. Water service will be provide by the City of Schertz.
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Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with the storm water regulations. A stormwater management plan was submitted for the Hallies Cove Master Development Plan, along with subsequent stormwater management plans for Units 1 and 2. The plans have been reviewed by the City Engineer and she has no objections to the design. The stormwater management plan indicates that stormwater detention will not be required and flows will be discharged directly into Woman Hollering Creek. Temporary off-site drainage easements have been included in the preliminary plat for Unit 2, and those easements will be abandoned once Units 3 and 4 are recorded. Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along both sides of the streets throughout the subdivision. All sidewalks will be designed to meet City of Schertz Specifications. Road Improvements: All streets within this Unit will be developed to City of Schertz specifications. Additional Design Standards: In accordance with the Hallies Cove PDD design requirements, the plat includes an additional 70-foot landscape buffer immediately adjacent to the 20-foot TxDOT right-of-way dedication. Tree planting will be required within the landscape buffer and a 5-foot meandering sidewalk was identified in the entrance exhibit that was approved with the Hallies Cove PDD. STAFF ANALYSIS AND RECOMMENDATION: The preliminary plat has been reviewed 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. Staff recommends approval of the preliminary plat. Planning Department Recommendation X Approve as submitted Approve with conditions* Denial
* While the Commission can impose conditions; 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 final plat. In considering final action on a final plat, the Commission should consider the criteria within UDC, Section 21.12.8.D. Attachments: Aerial Map Exhibit
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Highways
Major Roads
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Other Cities
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