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PZ 06-28-2017 AGENDA.pdf w associated documents'%`iCHERTZ CAPITAL IMPROVEMENT ADVISORY AND PLANNING & ZONING COMMISSION HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS 1400 SCHERTZ PARKWAY BUILDING #4 SCHERRTZ, TEXAS 781.54 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 1. CALL TO ORDER / ROLL CALL THE CAPITAL IMPROVEMENT ADVISORY COMMITTEE MEETING 2. PUBLIC HEARING: A. Hold a public hearing, consider and file the semi - annual report for October 1, 2016 through March 31, 2017, 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. 3. ADJOURNMENT OF THE CAPITAL IMPROVEMENT ADVISORY COMMITTEE MEETING 1. CALL TO ORDER / ROLL CALL THE REGULAR PLANNING & ZONING COMMISSION "MEN 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. ��L�J ►i. 1► 1 A. Minutes for the June 14, 2017; May 24, 2017; July 13, 2016 and June 22, 2016 regular meetings A. WA2017 -004 Consider and act upon a request for approval of a waiver regarding on -site sewage facilities for Lot 1, of the Casa Verde Farms Subdivision, an approximately 10 acre tract of land located at 7731 FM 482, City of Schertz, Comal County. Planning & Zoning June 28, 2017 Page 1 of 2 B. PC2017 -009 Consider and act upon a request for approval of a preliminary plat for Lot 1, of the Casa Verde Farms Subdivision, an approximately 10 acre tract of land located at 7731 FM 482, City of Schertz, Comal County. 5. WORKSHOPS / DISCUSSIONS A. Public Hearing, workshop and discussion regarding notification signs for zoning cases 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 Staff Update • 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 June 10, 2017 and June 23, 2017. 1) Nabisco Lot 30, Block 5 (1001 Assembly Circle) Site Plan — proposed 21,8500 sq. ft. warehouse expansion 7. 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 23rd day of June, 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. it MAY (� robv, 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. Planning & Zoning June 28, 2017 Page 2 of 2 TO: Capital Improvements Advisory Committee THROUGH: Brian James, Executive Director PREPARED BY: Rene Zarate, Senior Accountant, James Walters, Finance Director, Chad Garcia, Assistance Finance Director SUBJECT: Hold a public hearing, consider and file the semi - annual report 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. GENERAL INFORMATION: Section 395.058 (c) (4) of the Texas Local Government Code requires the Capital Improvements Advisory Committee (CIAC) to file semi - annual reports with respect to the progress of the capital improvements plan and report to City Council any perceived inequities in implementing the plan or imposing impact fees. Section 90- 158 of the City's Code of Ordinance includes this same requirement. The attached report is the semi - annual report from October 1, 2016 through March 31, 2017. The sewer beginning balance is $494.91 greater than the previous report due to the Unrealized Investment Loss that was posted twice due to a formula error. STAFF ANALYSIS AND RECOMMENDATION: Staff recommends the CIAC accept this report and file the semi - annual report with City Council. The semi- annual report will consist of the items presented to the CIAC and the draft minutes from this meeting. Attachments: Impact Fee Report October 1, 2016 through March 31, 2017 CITY OF SCHERTZ CAPITAL RECOVERY IMPACT FEE REPORT OCTOBER 1, 2016 TO MARCH 31, 2017 Oct 1, 2016 to Mar 31, 2017 Beginning Impact Fee Balance Revenues: Expenses: Impact Fees 1 Interest Earned 2 Investments Income 3 Capital One - Investment Income 4 Auditor /Accounting Services5 Investment Mgt Fee - Sewer 6 Total Revenue Over /(Under) Expense Ending Impact Fee Balance * * * * * * * * * * * * ** IMPACTS FEES * * * * * * * * * * * * ** Water Sewer Total 3,490,555.61 4,828,324.43 * 8,318,880.04 629,343.00 268,089.00 897,432.00 100.06 62.15 162.21 13,974.28 12,130.34 26,104.62 0.00 (4,396.17) (4,396.17) 1,000.00 1,000.00 2,000.00 0.00 2,175.49 2,175.49 642,417.34 272,709.83 915,127.17 4,132,972.95 5,101,034.26 9,234,007.21 Sewer Beginning Impact Fee Balance corrected. September 2016 report ending balance was incorrect due to the posting of Unrealize Loss of Capital One of $494.91 that was posted twice. Impact Fees collected between Oct 1, 2016 through Mar 31, 2017 2 Bank Interest collected between Oct 1, 2016 through Mar 31, 2017. Based on ending bank cash balance. 3 Investment Income collected between Oct 1, 2016 through Mar 31, 2017 Water and Sewer have separate investment accounts. 4 Investment Income from the Capital One investment for Sewer recorded between Oct, 1 2016 through Mar 31, 2017. 5 Auditor Services performed during the year. 6 Investment Mgt Fee charged for the Capital One Investment between Oct 1, 2016 through Mar 31, 2017 6/16/2017 8:49 AM L: \Finance \FUND INFO \IMPACT FEES \Revised Impact Reports \Capital Recovery Balance - FY2016 -17 CITY OF SCHERTZ CAPITAL RECOVERY IMPACT FEE REPORT APRIL 1, 2016 TO SEPTEMBER 30, 2016 APR 1, 2016 to SEPT 30, 2016 (Corrected) Beginning Impact Fee Balance Revenues: * * * * * * * * * * * * ** IMPACTS FEES * * * * * * * * * * * * ** Water Sewer Total 6,030,614.42 4,676,034.74 10,706,649.16 Impact Fees 489,978.00 278,335.29 768,313.29 Transfer In 0.00 0.00 0.00 Interest Earned 2 185.00 135.05 320.05 Investments Income3 20,278.19 7,653.16 27,931.35 Capital One - Investment Income 4 0.00 8,657.66 8,657.66 Reimbursement 0.00 0.00 0.00 Expenses: CCMA- NorthCliffe Impact Fees 0.00 0.00 0.00 Auditor /Accounting Services 5 1,000.00 1,000.00 2,000.00 Investment Mgt Fee - Sewers 0.00 2,179.47 2,179.47 Transferred Out 7 3,050,000.00 139,312.00 3,189,312.00 LAND/ROW' (500.00) 0.00 (500.00) Construction 0.00 0.00 0.00 Total Revenue Over /(Under) Expense (2,540,058.81) 152,289.69 (2,387,769.12) Ending Impact Fee Balance 3,490,555.61 4,828,324.43 8,318,880.04 Corrected report. Ending balance was off by $494.41 due to the posting of Unrealize Loss of Capital One twice. Impact Fees collected between Apr 1, 2016 through Sept 30, 2016 2 Bank Interest collected between Apr 1, 2016 through Sept 30, 2016. Based on ending bank cash balance. 3 Investment Income collected between Apr 1, 2016 through Sept 30, 2016 Water and Sewer have separate investment accounts. 4 Investment Income from the Capital One investment for Sewer recorded between Apr, 1 2016 through Sept 30, 2016. s Auditor Services performed during the year. 6 Investment Mgt Fee charged for the Capital One Investment between Apr 1, 2016 through Sept 30, 2016 Transferred revenue to Fund 406 Water /Sewer Project Fund for the SE Elevated Water Tank, 12" WL to CCMA. 8 Credit on ROW for Corbett Elevated Water Tank Project. (Appraisal & Analysis) PLANNING AND ZONING MINUTES June 14, 2017 The Schertz Planning and Zoning Commission convened on June 14, 2017 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. PLANNING & ZONING COMMISSION Michael Dahle, Chairman Ernie Evans, Vice Chairman Richard Brand Christian Glombik Glen Outlaw Gordon Rae COMMISSIONERS ABSENT Ken Greenwald 1. CALL TO ORDER/ROLL CALL: CITY STAFF Brian James, Executive Director Development Lesa Wood Director of Planning & Community Del. Tiffany Danhof, Executive Administrative Assistant Bryce Cox, Senior Planner Emily Grobe, Planner Mr. Evans called the meeting to order at 6: iary Gould, Planner ERS PRESENT ) Creek Municipal Authority Harrington, Trinity Health Care 2. RECOGNITION OF APPOINTED COMMISSIONER & OATH OF OFFICE: Mr. Gordon Rae was recognized as a new Planning and Zoning Commissioner and gave his oath of office. 3. ELECTION OF CHAIRMAN AND POSSIBLE ELECTION OF VICE CHAIRMAN: Mr. Evans called for nominations for the Vice Chairman position. Mr. Glombik nominated Mr. Evans for the Vice Chairman position. Mr. Brand seconded the nomination. Mr. Evans called for a vote. The vote was 5-0, with Mr. Evans abstaining, motion carried. Mr. Evans was elected as the Vice Chairman. Mr. Evans called for nominations for the Chairman position. Mr. Glombik nominated Mr. Dahle for the Chairman position. Mr. Outlaw seconded the nomination. Mr. Evans called for a vote. The vote was 5-0, with Mr. Dahle abstaining, motion carried. Mr. Dahle was elected as the Chairman. 4. HEARING OF RESIDENTS: There were no residents who spoke. 5. CONSENT AGENDA: A. PC2017-027 Consider and act upon a request for approval of a final plat of the OJR RWRP Subdivision, an approximate 318 acre tract of land located at 12423 Authority Lane, City of Schertz, Bexar County Minutes Planning and Zoning Commission June 14, 2017 Page 1 of 3 Mr. Braud motioned to approve the consent agenda. Mr. Glombik seconded the motion. The vote was 6 -0, motion carried. :. A. ZC2017-005 Hold a public hearing, consider and make a recommendation to City Council on a proposal to rezone approximately 12 acres of land (Autumn Winds Living & Rehabilitation) from Apartment / Multi- Family Residential (R -4) to Planned Development District (PDD) located at 3301 FM 3009, Schertz TX. Ms. Grobe presented a proposal to rezone al & Rehabilitation) from Apartment / Multi District (PDD) located at 3301 FM 3009, 11 y 12 acres of land (Autumn Winds Living sidential (R -4) to Planned Development Ms. Grobe indicated that public notices were mailed, described the general location and the existing zoning to the proposed zoning. Based on the goals and objectives of the Comprehensive Land Use Plan, the existing land use conditions, Planned Development District is the most appropriate zoning district for this property. Staff recommended approval of the proposed rezoning as submitted. Ryan Harrington, President of Trinity Health Care who operates Autumn Winds Living & Rehabilitation gave a presentation to the Commissioners. Mr. Dahle opened the public hearing a Chris Domangue- 2824 Berry Park • Commented that he lives behind Autumn Winds and that he likes the plan. • Commented that he was concerned with drainage on site and wants to ensure that drainage is accounted for on the site. Thomas Tidwell- 2805 Ashley Oak Dr. • Commented that he was concerned with cars parked on Ashley Oak Dr. and asked if the facility expansion would provide enough off street parking to eliminate the on street parking on Ashley Oak Dr. the expansion plan for the nursing home is fine. Mr. Dahle'closed the public hearing at 6:25 PM. Ms. Grobe addressed the concerns from residents regarding the drainage regulations and parking requirements. Mr. Cox commented in more detail on the parking concerns along Ashley Oak Drive and Mr. James indicated that staff would relay the concerns to the TSAC for review. The Commissioners and Staff had additional discussions regarding parking, the proposed 50 foot landscape buffer, driveways, and the public hearing notice responses. Mr. Outlaw motioned to forward to City Council a recommendation of approval of this request. Mr. Glombik seconded the motion. The vote was 6 -0, motion carried. Minutes Planning and Zoning Commission June 14, 2017 Page 2 of 3 5. REQUESTS AND ANNOUNCEMENTS: 6. A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. Mr. Dahle requested to have a joint discussion with the Council on Planning & Zoning Commissioner alternates and requested that staff look into the sign notification for rezoning requests. Mr. Dahle announced his resignation from the Committee of Committees Advisory Board. B. Announcements by Commissioners • City and community events attended and to be attended • Continuing education events attended and to be attende, No announcements were made. C. Announcements by City Staff. • City and community events attended and to 1 • NEW SITE PLAN APPLICATIONS: The Planning and Community Development Dep, 2017: 1) Vestal Subdivision Lot 7, Block 1 (1799, Site Plan — Proposed 35,200 sq. ft. wareh • May 17, 2017: Committee of Committee Ad, • Monthly Financial Report- May Ms. Grobe Announced the new site D1an Minutes Planning and Zoning Commission June 14, 2017 Page 3 of 3 site plans were submitted to the ween May 20, 2017 and June 9, Iron) / office building 1 Board Meeting Summary ved. Recording Secretary, City of Schertz PLANNING AND ZONING MINUTES July 13, 2016 The Schertz Planning and Zoning Commission convened on July 13, 2016 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building ##4, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice Chairman Christian Glombik Richard Brand Bert Crawford, Jr. Ken Greenwald Michael Dahle COMMISSIONERS ABSENT 1. CALL TO ORDER/ROLL Mr. R 2. HEAI None. 3. CON 4. A. Minutes for Julv Mav 1 CITY STAFF Brian James, Executive Director of Development Lesa Wood, Director of Planning and Community Development Tiffany Danhof, Executive Administrative Assistant Bryce Cox, Senior Planner Emily Grobe, Planner Channary Gould,, Planner la Rickenbacker, Mai Murphy, RA Schertz Weigand. Big Red I order regular meeting. , Endura .M. Real Estate Consultants elonment. LP B. PC22014- 035 -EXT Consider and act upon a request for approval for a time extension for the final plat of Cypress Point Subdivision Unit 4, an approximately 19 acre tract, consisting of 73 single family residential lots, one drainage lot, and one landscape lot, generally located on Eckhardt Road approximately 1,000 feet south of Froboese Lane. Mr. Crawford moved to approve the consent agenda. Mr. Dahle seconded the motion. The vote was unanimous, 7 -0. Motion carried. IQU311[1l1 I DII710[!4 A. ZC2016 -002 Hold a public hearing, consider and make a recommendation to City Council about a request to rezone approximately 11 acres of land generally 125 feet south of the intersection of FM 3009 and Wiederstein Road, from Single - Family Residential District -1 (R -1) to Planned Minutes Planning and Zoning Commission July 13, 2016 Page 1 of 7 Development District (PDD). The property is specifically described as 10.689 acres out of the Toribio Herrera Survey No. 68, City of Schertz, Guadalupe County, Texas. Mr. Cox presented the applicant's request to rezone approximately 11 acres of land from Single - Family Residential District -1 (R -1) to Planned Development District. The property is generally located 125 feet south of the intersection of FM 3009 and Wiederstein Road. Twenty -three (23) public hearing notices were mailed to surrounding property owners on June 30, 2016 with a public hearing notice to be published in "The Daily Commercial Recorder" and the `Herald" prior to the City Council public hearing. At the time of this staff report a total of 4 responses have been received in favor of the request, 1 neutral to the request and 405 opposed to the request, which includes a petition with 400 unique individual signatures. Of the 23 property owners within the 200 -foot boundary that received the notices, staff received 1 neutral, 3 in favor, and 12 opposed responses to the request. The proposal consists of two portions, a commercial portion with a proposed base zoning of GB adjacent to FM 3009 with a modification to eliminate 21 permitted land uses from the development standards. The second portion is proposed as multi - family with a base zoning district of Apartment/Multi- Family Residential District (R4) with some amendments to decrease the lot width, maximum allowable height and restrict the maximum number of units to 96. Mr. Cox mentioned that the PDD request has design standards which were included in the packet that was provided to the Commission. The proposed design standards include a landscape buffer, masonry fencing between the multifamily lot and the neighboring single family residential district to the west of the project site, and the Bexar County Dark Sky ordinance. Mr. Cox provided an overview of existing surrounding development. Mr. Cox commented that it is the opinion of Staff that this area is appropriately zoned as Single - Family Residential District -1 (R -1) which is supported by the "Single- Family Residential "; land use characteristic designation from the Comprehensive Land Plan. Staff recommends denial of this rezoning request. Donna Rickenbacker, with the development team, presented the proposed mixed use Planned Development, with a PowerPoint that included exhibits of the proposed site plan and design features, such as parkland dedication, masonry fencing, landscape buffers, the two base districts proposed, and elements of the multi- family proposal. Ms. Rickenbacker mentioned the proposed neighborhood commercial uses fronting FM 3009 and low density mixed - income rental housing community consisting of 1, 2, and 3 bedroom units. The name of the proposed site would be The Preserve at Wiederstein. Ms. Rickenbacker's presentation covered the following topics: • Units and rents, including the tax credit process • Communication and workshops that the applicant conducted with neighbors • Changes the applicant made after listening to the community • Concerns on traffic, property values, and schools • The property management policies that will apply on criminal background checks, leases, visitors, unannounced visits, and replacement reserves • Support letters • Why affordable housing is proposed • Land use and Planned Development District request • Why the Preserve at Wiederstein is good for Schertz Minutes Planning and Zoning Commission July 13, 2016 Page 2 of 7 Mr. Richmond explained how the public hearing process will occur and called the public hearing at 6:44 P.M. PUBLIC HEARING William Pickard/937 Blue Forest Drive — Opposed • Mentioned the similarities between Avanti Canyon and The Preserve at Wiederstein. Expressed concerns about impact on surrounding neighborhoods, incompatibility with surrounding neighborhood, traffic, schools, rezoning, and changing the Comprehensive Land Plan. Steve Marquart/4620 Flagstone Drive — O • Commented on concerns with demographic characteristics. Mel project's property values over ti Expressed concern with the projt time after ownership changes. Thomas Deering /4312 Deep Spri • Concerned with property the proposed project, and Kenny Zuercher /964 Blue Forest • Concerned with quality prod Pass — roperty value, changing the economic and ned investors and tax credits and impact on the after the investor sells their ownership share. s ability to keep property maintenance up over of life. , the increase in population density with existing viewshed, traffic, natural other more suitable locations for the • ! Commented that she was the ;property manager of Merritt Lakeside Senior Living Center. She mentioned that there is a high need for more of these types of projects in Schertz, particularly the affordability component. She mentioned that the Merritt Lakeside Senior Living Center is full and has a ten to fifteen year waiting list. rry Denter /1222 Borgfeld — In Favor • Commented that she works as a volunteer for the Merritt Lakeside Senior Living Center. She mentioned that there are no problems with the residents at Merritt Lakeside. She expressed that Schertz is a military community and there is a need to provide for military and seniors and that there is currently a 10 -15 year waiting list. She mentioned income ranges of military personnel and that there is no on -base military housing for Randolph Air Force Base so there is a need to provide housing for local military. George Parker /4517 Ridge Canyon Drive - Opposed • Concerned about selection of the site and impact on existing resources, including trees. He expressed concern about changing the Comprehensive Land Plan, and had questions for the applicant regarding income rates, and asked if the property management will maintain the proposed park, or will this be the City's responsibility? Minutes Planning and Zoning Commission July 13, 2016 Page 3 of 7 He also asked about the studies that were cited by the applicant and about the tax subsidy component of the project. Pat Wilson/ 1222 Borgfeld — In Favor • Explained how she loves living in Merritt Senior Living Center and how much of a need there is for projects like this. Billy Wilson/ 1222 Borgfeld — In Favor • Explained how he loves living in Merritt Senior Living Center and how much of a need there is for projects like this due to changing circumstances. Kim Murphy/ Senior Vice President of Royal American Development — In Favor • She mentioned that Royal American manages over 1.8,000 units, 200- apartment properties. She explained how her company sets aside reserves to ensure amenities and proper maintenance of property is provided for. She also explained the review process for residents to qualify for housing. Jeff Womack/2944 Mineral Springs — Opposed • Expressed concerns about rezoning an Land Plan, commented about low incc has Sebastian, which is an affordal Randolph Air Force Base does have residents that will be living on the p nronosed nroiect. Shirley Taylor/ 1112 Fa • Mentioned the ed changes to the Comprehensive and that City of Schertz currently community. He mentioned that ig, and expressed concern about tree removal associated with the that was signed by residents that oppose the project and the proposal to change the zoning and Comprehensive Land wn F lission does not change the Comprehensive Land Plan and time and effort put into preparing the Comprehensive Land Id — In Favor he need for affordable housing in Schertz for seniors and low Ted Duigon /1112 Antler Drive — Opposed • Expressed concerns about the size of the detention pond proposed with the project. Shawn. Palmer /4629 Red Rock Pass — Opposed • Mentioned that while the property owner has the right to sell property, or a request rezone, residents and citizens also have a right to oppose the project. He mentioned that he is concerned that the statistics the developer provided from other communities are not applicable to Schertz. He commented that the limited units are for affordable living, and that they are not designated for seniors or special needs. Concerned about Minutes Planning and Zoning Commission July 13, 2016 Page 4 of 7 Forest Ridge serving as a buffer for the proposed project and tax credits over the span of required affordability term. Jon Long /6073 Covers Cove — Opposed • Expressed concerns about security, maintenance /upkeep of property, and problems with apartments. Al Burnett/ 4713 Windy Ridge Trail — Opposed • Expressed concerns about proposed change to Comprehensive Land Plan, traffic on FM3009, school overcrowding, and infrastructure of Schertz and ability to take on more high density properties. Mike Boyd /905 Blue Forrest Drive — Opposed • Expressed concerns about the maintenance and upkeep of apartment properties over time. Ed Trafton /924 Blue Forest Drive — Opposed • Expressed concerns about assurance of security checks, traffic conditions, and accidents, appropriateness of location for this proposed project. Chris Weigand/571.0 Hausman Road #115 — In Favor • Commented that he is with Bag Red Dog Engineering, on behalf of the owner. He addressed some issues raised, including drainage. He mentioned that the project has to Debbie Kyrouac /941 Forest Ridge Parkway — `Opposed • Expressed concerns about capacity of existing schools and daycares, only amenity for proposed project's residents would be a pool, so outside amenities would be needed for kids. Concerned about :safety issues. Rowe /1109 Fawn Drive — Opposed • Expressed concerns about compatibility of proposed apartment project and existing trees. ithia Miller/ 1112 Borgfeld Road — In Favor • Commented that she feels the City needs to have more senior living /affordable living in Barbara Gonzalez /1012 Antler Drive — Opposed • Commented that she and her husband did research on the applicant and explained the communications they had with representatives from other apartment communities managed by Royal American. She expressed concerns with potential, crime, security, and safety associated with apartments. Leah Halbideer /1113 Fawn Drive - Opposed • Expressed concerns with wildlife at the property including the deer, tree removal, and drainage issues. Minutes Planning and Zoning Commission July 13, 2016 Page 5 of 7 Charles Fraser /4628 Silverton Drive — Opposed • Expressed concerns about property maintenance over time and who the future owners will be when the property is sold by investors after the State's 15 -year obligation is met. Stephanie Bishop /1516 Bench Trail — Opposed • Expressed concerns about safety issues and impact on traffic and commuting. She read a review that she found online for an apartment community managed by Royal American. Steve Dobson/ 4508 Grand Forest Drive — Opposed • Expressed concerns about crime, impact of project on existing infrastructure, traffic concerns, and conditions of the proposed apartment project over time. Ed Lafferty /11.25 Fawn Drive — Opposed • Expressed concerns about traffic along FM 3009, loss of trees and deer on project site. Norman. Froboese /11.1 Hammon Drive, Seguin — In Favor (property owner) • Mentioned the need for affordable housing in Schertz, growth is coming to Texas and we need to accept growth. He commented that they received other offers on the property, but they selected this project proposal because they felt it is suitable for the community. Mark Barbara Richmond Mr. Greer during the 956 Blue Forest Drive — Opposed concerns with property values being imps 1012 Antler Drive — Opposed concerns with crime, security, and safety. at 9:00 P.M. for a five minute recess. by proposed project. open for discussion with the Commissioners on the dais at 9:09 P.M. the applicant answer some the questions that the residents asked The applicant Donna' Rickenbacker answered questions and addressed comments raised during the public hearing. One she noted was regarding who can live in the proposed project. Ms. Rickenbacker clarified that the proposed project would serve individuals and families, including seniors, but that it is also still available to those earning less income. Ms. Rickenbacker explained that those who pass the background check would qualify. She also talked about detention and how the project would improve drainage and flooding issues experienced by some of the neighboring residents. The Commissioners discussed the following topics: the need for affordable housing, the amount of effort and investment involved with preparing the Comprehensive Land Plan, Minutes Planning and Zoning Commission July 13, 2016 Page 6 of 7 5. appropriateness of the proposed project and suitability of location selected, items in PDD related to tree mitigation requirements, location of proposal as it relates to existing surrounding development and changing the Comprehensive Land Plan, appropriateness of project proposal for site selected, previous time and cost involved with developing the Comprehensive Land Plan, and appropriateness of current R -1 zoning for site. Mr. Dahle motioned to recommend to the City Council denial of ZC2016 -002, The Preserve at Wiederstein rezone request. Mr. Crawford seconded the motion. The vote was 6 -0 with one abstention from Mr. Glombik. Motion carried. REQUESTS AND ANNOUNCEMENTS A. Requests by Commissioners to place items Mr. Richmond requested to have an zoning district as a discussion item wil deal with future requests of a similar r Mr. Evans requested information on the getting an overview on R -4 Multi Family. Mr. Greenwald suggested attendance to watch B. Announcements • City and • Continu None. C. Announcements Planning and Zoning Agenda. of the so that Credit be s Apartment /Multi- Family R -4 yommission can go over how to Mr. Richmond on play baseball in the ball fields. attended • City and community events attended and to be attended. • NEW SITE PLAN APPLICATIONS: There were no new site plans submitted to the Planning and Zoning Department between June 1.8, 2016 . and July 8, 2016. None. 7. ADJOURNME The meeting adj REGULAR MEETING at 9:43 P.M. Chairman, Planning and Zoning Commission Minutes Planning and Zoning Commission July 13, 2016 Page 7 of 7 Recording Secretary, City of Schertz PLANNING AND ZONING MINUTES June 22, 2016 The Schertz Planning and Zoning Commission convened on June 22, 2016 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice Chairman Richard Braud Bert Crawford, Jr. Ken Greenwald Michael Dahle COMMISSIONERS ABSENT Christian Glombik 1. CALL TO ORDERIRO Mr. Richmond called the 2. HEARING OF RESIDI No one spoke 3. PUBLIC HEARING A. ZC2016 -005 Hold a public hearing, request to amend the land from "Highway C Plan. The area is genera and is specifically desc Survey No. 113, Abstra+ CITY STAFF Brian James, Executive Director of Development Tiffany Danhof, Executive Administrative Assistant Bryce Cox, Senior Planner Emily Grobe, Planner Channary Gould, Planner Daniel Santee, City Attorney Megan Lasch, Ap Trey Jacobson, RE Golden Steve law at 6:02 Saigebrook Development ative of the Applicant, of the Avanti Canyon ortation Group ,onsider and make a recommendation to City Council about mprehensive Land Plan by changing approximately 6 acres of umercial" to "Commercial Campus" on the Future Land Use ly located south west of the intersection of FM 2252 and IH -35, ►ed as 5.929 acres out of the Robert Martin & JNO.F. Walker 244, City of Schertz, Guadalupe County, Texas. Mr. Richmond mentioned that the agenda item was tabled at the last Planning & Zoning Commission meeting on June 8, 2016 . and called for a motion to take the item off the table. Mr. Dahle motioned to take this item off the table for further discussion and consideration. Mr. Greenwald seconded the motion. The vote was unanimous. Motion carried. Minutes Planning and Zoning Commission June 22, 2016 Page 1 of 8 Mr. Cox gave a presentation this item and mentioned that it was tabled on June 8, 2016. During the presentation he stated that the request was to amend the Comprehensive Land Plan by changing approximately 6 acres of land from "Highway Commercial' to "Commercial Campus" on the Future Land Use Plan. Five (5) public hearing notices were mailed to surrounding property owners on May 27, 2016. Staff received one in favor and one opposed. The land is designated on the Comprehensive Land Plan as "Highway Commercial' and is characterized by a land use mix of mostly large format retail with restaurants and entertainment uses or mid -rise office buildings. It may also include lodging and related uses. The applicant is requesting to change the Future Land Use Plan for the subject area to "Commercial Campus" which is intended to encourage the development of lower intensity commercial and office uses in locations between major intersections as a buffer between the interstate highway and adjoining neighborhoods. "Commercial Campus" can also accommodate light manufacturing or flex office uses set in a campus like environment in addition to multi- family residential located at mid -block locations and as transitions between office/ light industrial uses and adjoining single- family residential uses. City Staff's opinion is that this area is appropriately designated as "Highway Commercial' and thus recommended denial of the of the Comprehensive Land Plan Amendment request. Trey Jacobson, a representative of the applicant, „gave a small presentation regarding the Avanti Canyon proposed site in relation to the agenda item, and explained how they reached out to residents. Magan Lasch also explained what affordable housing is and is not, described the types of residents that would live in affordable housing, and discussed the investment in the community this project would have. Mr. Jacobson also explained in more detail, the proposed land uses, impacts to traffic, proposed elevations and landscaping for the project and the pros and cons with the current land use designation and zoning. Trey Gamb impacts the community Minutes Planning and Zoning Commission June 22, 2016 Page 2 of 8 ansportation Group in Austin explained and presented the traffic oject would have. Mr. Jacobson then addressed some of the tented on the associated rezoning case, discussed utility ould construct,, explained the proposed buffer area between ind uses ; and concluded with the estimated impact to the city the project would have. at 6:46 P.M. Court - Opposed on the environmental injustice of locating multi- family project in tential environmental hazards around project site. on his concern with the lack of sidewalks and access to grocery ,her essentials for potential tenants without vehicles. Commented that the City is playing "catch -up" with infrastructure. Penny Jennings /2501 Hourless Oaks- Opposed • Commented that there are no sidewalks or medical access nearby. • Commented that the applicant identified this project as a "Veteran" focused project yet veterans may not qualify. • Expressed that this location being near a bar is not ideal. • Mentioned that Schertz should bring more businesses into Schertz to prevent people driving elsewhere for restaurants and services. Doug Jennings /2501 Hourless Oaks - Opposed • Commented that the existing commercial zoning will help the City in the long - run and the City's Strategic Plan encourages businesses. Darrell Jack/20540 Hwy 46 W, 78063 — In Favor • Commented that affordable housing works, and brings private and public resources together. • Explained that affordable housing helps provide staffing for big box retail and that there is demand for this type of housing being proposed Richard Stevens /2557 Grenada Gait - Oppose • Commented that he had attended 2nd community meeting hosted by applicant and it was informative. • Expressed his concerns about rezoning already limited commercial property in the City • Commented that he is not against affordable housing, but feels a different location for affordable housing would be better and the City should stick with already established plans for commercial use at this site. Jose that he does not support project Because it would change things in 1 suggested consideration for project that is restricted to only Sarah Anderson/80:04 Havenwood, Austin, 78759 — In Favor • Explained the competitive process for funding and that location of projects in areas of high quality ; schools and income categories, with avoiding over concentration of low income housing helps with scoring higher based on • Commented that previous opponents of other affordable housing projects, years later, learn that their fears do not materialize. Gary eaks /2700 Sterling Way - Opposed • Expressed concerns that "monitoring" the project would not really occur and that these does not seem to be any problems with staffing of the Walmart at William Mcneill /725 Fountain Gate - Opposed • Commented that Riata Subdivision is already experiencing issues with safety for children in their community and the statistics that the applicant provided that only 29 students would be generated with the project seems to be incorrect. Roy Ragsdale /733 Hollow Ridge - Opposed • Expressed concerns about home values being negatively affected. Minutes Planning and Zoning Commission June 22, 2016 Page 3 of 8 Gary Immon/417 Frank Baun - Opposed • Commented that the State's funding of schools is shrinking and although schools are fiscally conservative, as soon as a new school opens, it is already overcrowded. • Explained that he wants to see more commercial development because it helps increase property value, generate more taxes, and yet does not generate more students, thus tax dollars per student increases. Andrea Pineda /307 American Flag - Opposed • Commented that Schertz Comprehensive Land Plan already has a vision in place for this site as commercial, and a developer's proposal should not divert the City's vision. • Explained that the project would not help community flourish and tenants of the project may not have as much disposable income to further attract commercial development James Gonzales /517 Foxford Run - Opposed • Commented that the City developed a long -term Strategic Plan that should not be altered. • Explained that the residents want more options for commercial. • Commented that the nroiect's tenants may not have same investment in the Shane Sailer /2924 Pawtucket Road - Opposed • Commented that the project site is rated "1" in terms of transit accessibility and that he had contacted Ms. Janis Roznowski, author of Operation Comfort's letter. Eric Beam/570 American Flag - Opposed • Commented that the income qualification criteria of project would exclude Bill Miller employees, who would make too much money to qualify to live in this proj ect. • Commented that he had concerns the tenants of project would not put in as much care as a homeowners and apartments tend to have more emergency personnel calls then residential subdivisions. George Antuna /3636 Woodlawn Farms - Opposed • Commented that rezoning would be going backwards and go against research that was conducted in past and the site is prime real estate, perhaps not now, but in future. • Explained that the city should wait for the right proposal to come along, similar to the Amazon site that was once proposed as a Maruchan Noodle plant but was denied by the City. Lorene Reynolds /760 Hightrail Road - Opposed • Explained that the City zoned the site as commercial for a reason. • Expressed skepticism toward only 29 students being generated by the project that the applicant stated. • Commented that the developers have a financial gain while the residents that are opposed have no financial gain in the project. Mandy Owen /2601 Glendale Road — Management of the Lookout property — In Favor • Commented that the student generation rate of 29 students was provided by school district, not the developer. Minutes Planning and Zoning Commission June 22, 2016 Page 4 of 8 John Sullivan /513 Triple Crown - Opposed • Expressed concerns with lack of connectivity and walkability in the area. • Commented that the site location near an overpass makes it suitable for future commercial development due to ease of access and circulation. Jeff Womack /2944 Mineral Springs - Opposed • Commented that the applicants proposal not consistent with Major Thoroughfare Plan or Comprehensive Plan. • Explained that the City already has Sebastian Apartments across from City hall. • Commented that the letters from charities are "form" letters and same letters are provided on multiple projects. • Explained that planning helps City grow sensibly. Brent Bolter /2633 Cloverbrook Lane - Opposed • Commented that the City has experienced a tremendous amount of growth over last 20 years and there is more traffic as a result of the growth. • Commented that the City needs to let its infrastructure "catch up" to support current residents. Andrew Price /130 E. Braden Drive — In Favor • Commented that the project would improve sewer infrastructure for surrounding properties thereby increasing property values. Dana Elridge /2628 Galant F • Questioned z wondered ab • Expressed c by the project engineer and generation estimate of 29 Don. Peterson/532 Celtic Ash Run - Opposed` 0 Commented that the location could lead to a child or other pedestrian being hurt or killed along IH 35 Chris Lopez /768 Riata - _Opposed • Commented that he hopes for commercial development along I -35 for Schertz to avoid having to travel to Selma or other cities and that the decisions made today will impact the future of the City, and they need to be made wisely. Rick Burger /2912 Pawtucket Road - Opposed • Commented that he had to initially bus his son to Green Valley before his son could attend school in Cibolo. • Expressed that he was curious about crime related data for other apartment Lindsay Nelson /764 Clearbrook Ave - Opposed • Commented that the information the applicant provided was from outdated 2005 document. • Commented on the lack of compatibility between the "host" neighborhood and the project and apartment projects in more urbanized areas are successful, this site is not suitable for project Donald Snyder /3501 Wimbledon Drive - Opposed • Commented that there are already existing Schertz residents that could fill the lower entry -level jobs that are available. Minutes Planning and Zoning Commission June 22, 2016 Page 5 of 8 Adam McDonald /2617 Ansel Heights - Opposed • Commented on the lack of transit services for potential tenants who do not have vehicles and that this project would not make surrounding sites more desirable for commercial development. Joseph Goldsmith/586 Secretariat Drive - Opposed • Commented that he wants to keep his family protected and safe. Kelly Bockel /508 Foxrun Drive - Opposed • Asked if approving this project and rezoning property would be precedent setting for future rezone requests? • Commented that the City needs to consider what development would have the most economic benefit for the long run of the community, the apartment complex or the potential commercial developments. Mr. Richmond called the public hearing clo Mr. Richmond called for discussion The commissioners had a brief disci from the residents and the comorehe Mr. Dahle made a motic Greenwald seconded the B. ZC2016 -003 Hold a public request rezon Development District (PDD). The the Robert Martin & JNO.F. W, )y the Planning and Zoning Commissioners on Item 3A. ;lion with Staff and the applicant regarding the concerns sine land plan. . a recommendation of disapproval to City Council. Mr. vote was unanimous. Motion carried. a recommendation to City Council about a land generally located south west of the rom General Business (GB) to Planned is specifically described as 5.929 acres out of vey No. 113, Abstract 244, City of Schertz, Mr. Cox made a,presentation on agenda item 3B and mentioned this was tabled at the June 8, 2016 meeting. He presented the request to rezone approximately 6 acres of land from General Business to Planned Development District. The proposed zoning consists of a base zoning of Apartment/Multi- Family Residential District (R -4) with a proposed maximum density of 20 units per ,acre and maximum impervious cover of 65 %. Five (5) public hearing notices were mailed to surrounding property owners on May 27, 2016. Staff received two in favor, eleven opposed, and 255 petition signatures opposed to the rezone for the Apartment /Multi - Family Residential ' District. The proposed zoning request is not in conformance with the Comprehensive Land Plan which identifies this area as Highway Commercial, which does not allow for apartment/multi- family development. It is the opinion of Staff that this area is appropriately zoned as General Business (GB) which is in conformance with the Highway Commercial designation in the Comprehensive Land Plan. Staff recommends denial of this rezoning request. Minutes Planning and Zoning Commission June 22, 2016 Page 6 of 8 4. 5. Mr. Richmond mentioned that the agenda item was tabled at the last Planning & Zoning Commission meeting on June 8, 2016 and called for a motion to take the item off the table. Mr. Greenwald motioned to take this item off the table for further discussion and consideration. Mr. Crawford second the motion. The vote was unanimous. Motion carried. Mr. Richmond asked if there was any additional comments from Staff or the Applicant. There was no further comment. Mr. Richmond opened the public hearing at 8:46 P No one spoke during the public hearing. Mr. Richmond closed the public hearing at 8:47 P.M. Mr. Greenwald made a motion to forward a recommendation, of disapproval to the City Council for this request. Mr. Crawford seconded the motion. The vote was unanimous. Motion carried. WORKSHOP/D A. Public hearing and workshop discussion on amending the Unified Development Code to provide for exemptions to Site Design Standards and Parking Standards for public schools. Mr. James gave a presentation and had a small discussion with the commissioners on amending the Unified Development Code to provide for exemptions to site standards including landscaping and building designs, and parking standards for public schools. A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. awford asked to discuss the Walmart Tax Credit on the next agenda, and on the Master Thoroughfare Plan, and had questions regarding CCMA. Commissioner Richmond requested to have a review on where the local areas are zoned for Apartment / Multi- Family Residential (R -4). B. Announcements by Commissioners • City and community events attended and to be attended • Continuing education events attended and to be attended None. Minutes Planning and Zoning Commission June 22, 2016 Page 7 of 8 C. Announcements by City Staff. • City and community events attended and to be attended. • NEW SITE PLAN APPLICATIONS: The following site plan was submitted to the Planning and Zoning Department between June 4, 2016 and June 17, 2016. 1) Comal ISD Middle School 6 (Hubertus Road) Site Plan- proposed 129,354 sq. ft. Educational Facility (Middle School) Brian James commented that staff is looking into having a joint presentations with Planning and Zoning, Transportation Safety Advisory Commission, and the Economic Development Corporation regarding the next council meeting if these agenda items are scheduled on July 12, 2016. 7. ADJOURNMENT OF THE REGULAR The meeting adjourned at 9:1.2 P.M. Chairman, Planning and Zoning Commission Minutes Planning and Zoning Commission June 22, 2016 Page 8 of 8 of Schertz TO: Planning and Zoning Commission 1. . . 17 , W, 11 a tT OTA9Ft774i CASE: WA2017 -004: Waiver — On -site Sewage Facility associated with PC2017 -009 SUBJECT: Consider and act upon a request for approval of a waiver regarding on -site sewage facilities for Lot 1, of the Casa Verde Farms Subdivision, an approximately 10 acre tract of land located at 7731 FM 482, City of Schertz, Comal County. GENERAL INFORMATION: Owner: Dieu Crowley Applicant: Casa Verde Farms, Inc. / Dieu Crowley ITEM SUMMARY: The applicant is proposing to develop approximately 10 acres of land into one (1) commercial lot. The applicant is seeking approval of a waiver to UDC Sec. 21.15.313 wastewater systems in order to install a privately owned On -Site Sewage Facility (OSSF). The subject property is currently zoned Manufacturing (Light) (M -1). GENERAL LOCATION AND SITE DESCRIPTION: The subject property is located at 7731 FM 482 and has a home and undeveloped land. PUBLIC IMPROVEMENTS: The applicant is seeking approval of a waiver to install a privately owned On -Site Sewage Facility (OSSF) on the lot being proposed. OSSF systems are regulated by Comal County. The site is located within the Green Valley Special Utility District Certificate of Convenience and Necessity (CCN) for water and the City of Schertz CCN for sewer. In accordance with UDC, Article 15 Easements and Utilities, Sec. 21.15.3.13, Wastewater System, all lots, tracts and parcels on which the development is proposed shall be connected to a public wastewater system. Furthermore, the UDC, Article 12 Subdivisions, Sec. 21.12.2.D. requires that all land subdivided or platted shall comply in full with the requirements of this UDC. Based on the requirements of the 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. STAFF ANALYSIS AND RECOMMENDATION: The applicant is requesting a waiver to the required connection to a public waste water system to allow a privately owned on -site sewage facility. The request for an on -site sewer facility is due to the lengthy distance to the nearest sewer line connection and costs associated with building that line. The closest sewer connection would be planned manhole for the future collection line serving the Comal ISD Middle School 6. This connection point is approximately 2,560 feet northeast of the tract near the corner of the intersection of FM 482 and Hubertus Road. The Project Engineer estimates that it will cost $202,000.00 to extend the sewer line from the proposed future connection location to the subject property. There would also be additional costs associated with possible easement acquisition. This waiver request has been reviewed with no objections by Public Works, Engineering and Planning Departments. Staff recommends approval of the waiver based on the distance to the sewer connection. The granting of this waiver will not have a negative impact on existing or proposed municipal infrastructure. Additionally, granting of this waiver will not be detrimental to the public health, safety or welfare, or be injurious to other property in the area. 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: In considering final action on waivers to the UDC, the Commission should consider the criteria within the UDC: Section 21.12.15 Waivers A. General The Planning and Zoning Commission may authorize waivers from the provisions of this Article when, in its opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Planning and Zoning Commission shall prescribe only conditions that it deems necessary or desirable to the public interest. In making their findings, the Planning and Zoning Commission shall take into account the nature of the proposed use of the land involved and existing uses of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, and the probable effect of such waivers upon traffic conditions and upon the public health, safety, convenience, and welfare in the vicinity. Waivers shall not be granted unless the Planning and Zoning Commission finds: 1) That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area; and 2) That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this UDC. Such findings of the Planning and Zoning Commission, together with the specified facts upon which such findings are based, shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDC so that the public health, safety, and welfare may be secured and justice done. B. The Planning and Zoning Commission may establish a time period for execution of each granted waiver. C. Such findings together with the specific facts on which such findings are based shall be incorporated into the official minutes of the Planning and Zoning Commission meeting at which such exception is granted. iN D. Planning and Zoning Commission shall not authorize a waiver that would constitute a violation of a valid law, ordinance, code or regulation of the City. E. Any decision of the Planning and Zoning Commission regarding waivers to the provisions of this Article may be appealed to the City Council. When considering an appeal, the City Council shall consider the same standards as the Planning and Zoning Commission as outlined above. Attachments: Waiver letter Sewer Line Extension Map Memo from City Engineer Aerial Map City ofSchehz Planning Department l4OOSchertzParkway Sche[tz, Texas 78154 AttD:K4r. Bryce Cox !eriiig C( EST. 1982 roraF-|9m Subject: Revised Request for Private Sewer Waiver Casa Verde Farms Subdivision 111711111res". Mr. Dieu Crowley is requesting a waiver for the Section 90-78 (a) and (b) of the Code of Ordinances requirements to connect public wastewater system. 4] All owners or occupants of buildings or agents for such owners, situated of the city where sanitary sewer facilities now existing, or vvh8ne they may hereafter exist, and VvhOn2 the property line of the land on which any such building is situated approaches or extends towithin 500 feet Of 8 residential structure or I,500 feet Of R commercial business of such sewer facility, are hereby required to construct or cause to he constructed suitable water C|OSetS on their property, and connect the same with the city sewer. It shall be the duty ofany such property owner or occupant to keep and maintain such water closets and connections thereof in good working condition and free from any obstruction. B\ It shall be unlawful for any person tobuild or use any permanent privy vault above or below the ground in the city on any lot parcel of land, the property line of which, at any point extends to within a distance of 500 feet for residential and 1,500 feet for commercial of a city sanitary sewer facility. K4c Crowley design to build 3oonlnneroial business on the 9.987 acre lot to be established via this proposed subdivision plat, located at779lFK4482,Sche[b, Texas. This site iS located within the City of Schertz' within K8APSCO Grid. This site will receive water service from {SrosD Valley Special Utility District's G" waterline located in FM 482. In Order to provide a building permit for the commercial tract, the City ofSchertz requires that the property be platted. The property is being Preliminary Platted 33 l lot consisting of 9.987 acres with frontage along FM 482. Lot 1. GS it fronts on FM 482, is not close to any existing gravity sanitary sevv8[ collection system. The closets future connection point would be a planned manhole for the future olU2CtkoD line serving a new school, approximately 2,560 feet northeast Of the tract, near the corner ofthe intersection of FM 4O2 and Hube|tUsRoad. Refer to the attached Exhibit for G theoretical alignment for an offsite sanitary sewer [D@hl extension from the site to afutUoe Ul@nhO|e serving the future elementary school, traversing 2-560 LF. Assuming an invert elevation as shown on this proposed Exhibit, there is e theoretical gravity solution for an 8" main running at 0.40%. Cost of Improvements The cost of the infrastructure to construct this offsite sanitary sewer DloiD extension is shown below. The cost data does not include engineering fees for geOtechnicG| testing and sanitary sewer design/plan preparation. Cost Estimate —Offsite Sanitary Sewer Construction Description K4O[i[iz8MOO Insurance &Bonds Prepare ROW Manholes Driveway Repairs Trench Excavation 6k Safety Protection 8" PVC SDR26SSO-G'Depth Traffic Control Qty Unit Unit Price Subtotal I LS 11Y6 $ 18.000 1 L5 396 $ 4.900 1 L5 4% $ 6,500 8 EA $5,000 $ 40.000 285 LF $ @O $ 22,000 2,560 LF $ S $ 12,800 2,560 LF $ 35 $ 89�600 l LS S% TOTAL $202,000 The estimated cost to construct an offsite sanitary trunk sewer i3 o substantial burden. The 10 acne tract currently has an onsite septic system serving the residence and any additional capacity required will be permitted by Co[Oal County. VV8te[ is being supplied by (5neeD Valley Special Utility District. The owner requests avvaiVcr be granted to the City's requirement that Casa Verde Farms Subdivision Lot 1, Block I be connected to a public sanitary sewer system and be allowed to expand the existing onsite septic system in compliance with City, County and TCEQ regulations. Please contact me if you have any questions. DEVELOPMENT SERVICES ENGINEERING DEPARTMENT • • To: Planning and Zoning Commission via Emily Grobe, Planner From: Kathryn Woodlee, City Engineer,49;� Date: June 22, 2017 Re: Recommendation for Waiver to Requirement to Extend Public Sanitary Sewer to Serve Proposed Casa Verde Farms Subdivision The request for a waiver to the requirement to extend public sanitary sewer to serve the proposed Casa Verde Farms Subdivision is recommended for approval. The request for the waiver has been reviewed and found to be reasonable. Engineering supports the granting of the waiver and notes that it is consistent with waivers granted for parcels in the vicinity that are even closer to the current termination of the City's collection system. Any on -site sewage facility (OSSF) proposed to serve development on the subdivision property will be reviewed and permitted through Comal County. A building permit will not be issued without either a Comal County OSSF permit approval or extension of and planned connection to the public system. TO: Planning and Zoning Commission 1 M CASE: PC2017 -009 Casa Verde Farms Subdivision — Preliminary Plat SUBJECT: Consider and act upon a request for approval of a preliminary plat for Lot 1, of the Casa Verde Farms Subdivision, an approximately 10 acre tract of land located at 7731 FM 482, City of Schertz, Comal County. GENERAL INFORMATION: Owner: Dieu Crowley Applicant: Casa Verde Farms, Inc. / Dieu Crowley March 13, 2017 (Original Application) May 4, 2017 (Revised Submittal) June 12, 2017 (Revised Submittal) ITEM SUMMARY: The applicant is proposing to preliminary plat approximately 10 acres into one (1) lot. The subject property is zoned Manufacturing (Light) (M -1). GENERAL LOCATION AND SITE DESCRIPTION: The subject property is located at 7731 FM 482 and currently has a home and undeveloped land. ACCESS AND CIRCULATION: The proposed lot has frontage on FM 482. TREE MITIGATION AND PRESERVATION: The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. The applicant has submitted a Tree affidavit which indicates that the site does contain protected and heritage trees however, no trees will be removed or damaged with this preliminary plat. PARKS: There is no parkland being proposed with this subdivision. PUBLIC SERVICES: The site is serviced by Green Valley Special Utility District, CPS, AT &T, and Time Warner Cable. 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: This site is currently serviced through a Green Valley Special Utility District 6" water line. Sewer: This site is not currently serviced by a public wastewater system. The applicant is requesting a waiver to allow Lot 1 to be served by an on -site sewage facility (OSSF). Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with the Storm Water regulations. The City Engineer has reviewed and approved the preliminary drainage report. Sidewalks Hike and Bike Trails: Sidewalks are required along FM 482 for the length of the subdivision and will be designed to meet the City of Schertz specifications. These sidewalks will be installed with development of the lot. Road Improvements: The subject property is located adjacent to FM 482 which is identified on the Master Thoroughfare Plan as a Principal Arterial roadway consisting of 120' ROW with 48 feet of pavement and curb and gutters. FM 482 is approximately 60 -feet wide and 30' of TXODT dedication of land is being provided with the preliminary plat. STAFF ANALYSIS AND RECOMMENDATION: The proposed preliminary plat is consistent with applicable requirements for the property, 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 preliminary plat. In considering final action on a preliminary plat, the Commission should consider the criteria within UDC, Section 21 A2.8 D. Attachments: Aerial Map Exhibit iN 3 m a N N U M O O r N 0 2 COMAL COUNTY _ HUBERTUSRD--*",,—" TXDOT NOTES: 1. FOR RESIDENTIAL DEVELOPMENT DIRECTLY ADJACENT TO STATE CPS NOTES: THE CITY OF SAN ANTONIO AS A PART OF ITS ELECTRIC AND GAS FM 1103 CITY CIF SCHERTZ o LEGEND RIGHT OF WAY, THE DEVELOPER SHALL BE RESPONSIBLE FOR SYSTEMS (CPS ENERGY) IS HEREBY DEDICATED THE EASEMENTS ADEQUATE SETBACK AND /OR SOUND ABATEMENT MEASURES FOR AND RIGHTS —OF —WAY FOR ELECTRIC AND GAS DISTRIBUTION AND - HOLLOW RIDGE R.O.W. = RIGHT —OF —WAY FUTURE NOISE MITIGATION. " = SCALE: 1 100' SERVICE FACILITIES IN THE AREAS DESIGNATED ON THIS PLAT AS HIGH TAIL ROAD "ELECTRIC EASEMENT ", "GAS EASEMENT ", "ANCHOR EASEMENT ", o FOUNTAINGATE o FD. = FOUND 2. OWNER /DEVELOPER IS RESPONSIBLE FOR PREVENTING ANY 0 100' 200' "SERVICE EASEMENT ", "OVERHANG EASEMENT ", "UTILITY EASEMENT ", �PIGALLEY = EAGLES GLENN ADVERSE IMPACT TO THE EXISTING DRAINAGE SYSTEM WITHIN THE AND "TRANSFORMER EASEMENT" FOR THE PURPOSE OF 1. R. = IRON ROD HIGHWAY RIGHT OF WAY. INSTALLING, CONSTRUCTING, RECONSTRUCTING, MAINTAINING, FAIRLAWN AVE REMOVING, INSPECTING, PATROLLING AND ERECTING POLES, BM = BENCHMARK 3. MAXIMUM ACCESS POINTS TO STATE HIGHWAY FROM THIS PROPERTY HANGING OR BURYING WIRES, CABLES, CONDUITS, PIPELINES OR WILL BE REGULATED AS DIRECTED BY TXDOT'S, "ACCESS MANAGEMENT TRANSFORMERS, EACH WITH ITS NECESSARY APPURTENANCES; MANUAL ". THE PROPERTY IS ELIGIBLE FOR A MAXIMUM COMBINED TOGETHER WITH THE RIGHT TO RELOCATE SAID FACILITIES WITHIN TOTAL OF TWO (2) ACCESS POINTS BASED ON AN OVERALL PLATTED SAID EASEMENT AND RIGHT —OF —WAY AREAS AND THE RIGHT TO PROPERTY LINE ������������� HIGHWAY FRONTAGE OF APPROXIMATELY 527.82 FEET. WHERE REMOVE FROM SAID LANDS, ALL TREES OR PARTS THEREOF, OR o SITE ¢ z TOPOGRAPHY OR OTHER EXISTING CONDITIONS MAKE IT INAPPROPRIATE OTHER OBSTRUCTIONS WHICH ENDANGER OR MAY INTERFERE WITH w ADJ —PROP _ _ _ _ OR NOT FEASIBLE TO CONFORM TO THE CONNECTION SPACING INTERVALS, THE EFFICIENCY OF SAID LINES OR APPURTENANCES THERETO. IT 482 EASEMENT — — THE LOCATION OF REASONABLE ACCESS WILL BE DETERMINED WITH IS AGREED AND UNDERSTOOD THAT NO BUILDINGS, CONCRETE CONSIDERATION GIVEN TO TOPOGRAPHY, ESTABLISHED PROPERTY SLABS OR WALLS WILL BE PLACED WITHIN SAID EASEMENT AREAS. OWNERSHIPS, UNIQUE PHYSICAL LIMITATIONS, AND /OR PHYSICAL 35 DESIGN CONSTRAINTS. THE SELECTED LOCATION SHOULD SERVE AS MANY ANY CPS ENERGY MONETARY LOSS RESULTING FROM zzsz PROPERTIES AND INTERESTS POSSIBLE TO REDUCE THE NEED FOR ADDITIONAL DIRECT ACCESS TO O THE HIGHWAY. SELECTING LOCATIONS MODIFICATIONS REQUIRED OF CPS ENERGY EQUIPMENT, LOCATED FOR FULL MOVEMENT INTERSECTIONS, PREFERENCE WILL BE GIVEN TO WITHIN SAID EASEMENT, DUE TO GRADE CHANGES OR GROUND PUBLIC ROADWAYS THAT ARE ON LOCAL THOROUGHFARE PLANS. ELEVATION ALTERATIONS SHALL BE CHARGED TO THE PERSON OR LOCATION MAP PERSONS DEEMED RESPONSIBLE FOR SAID GRADE CHANGES OR SCALE: 1 = 2000 4. IF SIDEWALKS ARE REQUIRED BY APPROPRIATE CITY GROUND ELEVATION ALTERATIONS. ORDINANCE, A SIDEWALK PERMIT MUST BE APPROVED BY TXDOT 0 2000' 4000' N PRIOR TO CONSTRUCTION WITHIN STATE RIGHT —OF —WAY. (1 LOCATIONS OF SIDEWALKS WITHIN STATE RIGHT —OF —WAY SHALL BE STATE OF TEXAS AS DIRECTED BY TXDOT. COUNTY OF BEXAR NOTES: 5. ANY TRAFFIC CONTROL MEASURES (LEFT —TURN LANE, THE OWNER OF LAND SHOWN ON THIS PLAT, IN PERSON OR THROUGH A DULY 1. BENCHMARKS BASED ON THE GARY GIBBONS SURVEY. RIGHT —TURN LANE, ACCEL. LANE, SIGNAL, ETC. FOR ANY ACCESS AUTHORIZED AGENT, DEDICATES TO THE PUBLIC, EXCEPT AREAS IDENTIFIED AS PRIVATE, FOREVER ALL STREETS, ALLEYS, PARKS, WATERCOURSES, DRAINS, BENCHMARK #r<1 — COTTON SPINDLE IN ASPHALT, ELEV = 781.31. FRONTING A STATE MAINTAINED ROADWAY SHALL BE THE EASEMENTS AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND BENCHMARK #b2 — COTTON SPINDLE IN ASPHALT, ELEV = 787.46 RESPONSIBILITY OF THE DEVELOPER /OWNER. CONSIDERATION THEREIN EXPRESSED. 2. PROPERTY CORNERS ARE 1/2" IRON RODS UNLESS NOTED CASA VERDE FARMS, INC. OTHERWISE. 12065 BULVERDE ROAD 3. BEARINGS ARE BASED ON THE NORTH AMERICAN DATUM OF 1983 .' f 2,554 TO HUBERTUS ROAD ,' RALPH MARCANTONIO SAN ANTONIO, TEXAS 78217 (210) 654 -7665 (NA201 1), EPOCH 2010.00 FROM THE TEXAS COORDINATE SYSTEM ` V (5 ACRES ) ESTABLISHED FOR THE SOUTH CENTRAL ZONE. DOC #201006028952 \ 4. A PORTION ADDITION METES 3 �� COMMERCIAL OWNER: DIED CROWLEY SELLING OF THIS BY AND BOUNDS IS A VIOLATION OF CITY ORDINANCE AND STATE LAW AND IS 13 \ FOUND 1/2" IRON ROD ZONE: M1 "{ SUBJECT TO FINES AND WITHHOLDING OF UTILITIES AND BUILDING PERMITS. . " °° 10" E.G.T & CABLE TV EASEMENT FOUND �` y S 30025 °03" E 867.67" 1 /2» IRON ROD` 5. ALL OPEN SPACE, COMMON AREAS, GREENBELTS, DRAINAGE - - "01 , R I` " � STATE OF TEXAS EASEMENT OR OTHER AREAS IDENTIFIED AS PRIVATE SHALL BE THE RESPONSIBILITY OF THE OWNER OR OWNERS SUCCESSORS ��� �'"`�`�" �, \ � � " ��� �� �, 1�..'� �a, 1� r °" COMAL ISD COUNTY OF COMAL ( 20.1 ACRES) BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY APPEARED AND /OR ASSIGNS. IS APPROVED BY THE CITY. DOC #201006024478 f -------------- - - - - -- _ KNOWN TO ME TO BE THE PERSON 6. THERE IS ONE (1) BUILDABLE LOT.�>� i� r` \r\2 ° f, COMMERCIAL R INSTRUMENT, D HTHE FOREGOING OFOR 7. ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL °` F / Z BM #1 -7 31.31 4 y\ > °` ° ZONE: GB2 / ACKNOWLEDGED DGED TO ME THAT NED EXECUTED SAME THE POSES AND CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED. 48091 C0440F, DATED SEPTEMBER 2, 2009 FOR COMAL COUNTY, V � `m Aw TEXAS AND INCORPORATED AREAS, THIS TRACT IS LOCATED IN ZONE X UNSHADED AND IS NOT WITHIN THE 100 �\� � O 0%4 �' o ��,w �, GIVEN UNDER MY HAND AND SEAL OF OFFICE (UNSHADED) —YEAR d r + FLOODPLAIN. THIS —__ DAY OF __—_—_— , A.D. 20_—_ 8. EXISTING ZONING: M -1, MANUFACTURING (LIGHT). LOT 1, BLOCK 1 � a NOTARY PUBLIC �X�gCW �,, 7791 F.M.482 COMAL COUNTY, TEXAS R,0 W �r ( 9.622 ACRES) I ,J MY COMMISSION EXPIRES:-----� �o� ENGINEERING CO., INC. �� o 123 ALTGELT AVENUE L SAN ANTONIO, � �� � '4z �� r t � , �b0 TEXAS 78201 � rite � � PH. (210) 73 " ' FAX 734 CID "`�4� N Jr �, (210) -64081 TBPE FIRM NO. F1901 S .. 1. \ ` JOB NO.: 17 -003 DATE: 06 -14 -2017 CASA VERDE FARMS BM #2-78T46 FOUND 1/2» IRON ROD, N 3 ° alt" o 0' ....... �" FOUND 1/2" IRON ROD SUBDIVISION PLAT _ STAMPED REEVES DALTON H. WALLCE LOT 1, BLOCK 1 �. (20 ACRES) DOC #200306019230 `\ UNDEVELOPED COMMERCIAL A 9.622 ACRE TRACT OF LAND RECORDED IN VOL. 69, PG. 295 IN THE OFFICIAL PUBLIC RECORDS OF COMAL COUNTY, TEXAS, IN THE RAFAEL GARZA SURVEY NO. 98, STATE OF TEXAS COUNTY OF BEXAR ZONE: M1 ABSTRACT 175, IN THE CITY OF SCHERTZ, COMAL COUNTY, TEXAS. I, THE UNDERSIGNED, A REGISTERED PROFESSIONAL LAND SURVEYOR IN THE STATE OF TEXAS, HEREBY CERTIFY THAT THIS PLAT IS TRUE AND CORRECT AND WAS PREPARED FROM AN ACTUAL SURVEY OF STATE OF TEXAS THE PROPERTY MADE UNDER MY SUPERVISION ON THE GROUND BY GIBBONS SURVEYING & MAPPING, INC. THIS PLAT OF CASA VERDE FARMS HAS BEEN SUBMITTED TO AND CONSIDERED BY THE THIS PLAT HAS BEEN REVIEWED AND APPROVED BY THE GREEN VALLEY SPECIAL UTILITY COUNTY OF COMAL CITY PLANNING AND ZONING COMMISSION OF THE CITY OF SCHERTZ, TEXAS, AND IS DISTRICT (GVSUD) FOR ALL WATER SYSTEMS. I, COUNTY CLERK OF COMAL COUNTY, DO HEREBY HEREBY APPROVED BY SUCH COMMISSION. DATED: THIS THE DAY OF YEAR A.D. 20 GREEN VALLEY SPECIAL UTILITY DISTRICT (GVSUD) CERTIFY THAT THIS PLAT WAS FILED FOR RECORD IN MY OFFICE, ON THE DAY LICENSED PROFESSIONAL LAND SURVEYOR NO. 4716 OF A.D. 20 AT M. AND DULY RECORDED THE GARY GIBBONS GIBBONS SURVEYING & MAPPING, INC. DAY OF A.D. 20 AT M. IN THE 150 EAST RHAPSODY DRIVE, SAN ANTONIO TEXAS 78216 BY: (210) 366 -4600 CHAIRPERSON RECORDS OF OF COMAL COUNTY, IN AGENT FOR GREEN VALLEY SPECIAL UTILITY DISTRICT BOOK /DOC # ON PAGE IN TESTIMONY WHEREOF, WITNESS STATE OF TEXAS BY. SECRETARY MY HAND AND OFFICIAL SEAL OF OFFICE, THIS DAY OF COUNTY OF BEXAR A.D. 20 I, THE UNDERSIGNED, CITY ENGINEER OF THE CITY OF I, THE UNDERSIGNED, A REGISTERED PROFESSIONAL ENGINEER IN THE STATE SCHERTZ, TEXAS HEREBY CERTIFY THAT THIS OF TEXAS, HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS BEEN GIVEN THIS PLAT. OF THE SUBDIVISION REGULATIONS OF THE CITY AS TO WHICH THIS APPROVAL IS REQUIRED. COUNTY CLERK, COMAL COUNTY, TEXAS REGISTERED PROFESSIONAL ENGINEER NO. 44379 CITY ENGINEER MICHAEL M. SLAY, P.E. BY: DEPUTY 3 m a N N U M O O r N 0 2