PZ 10-14-2020 AGENDA with associated documentsMEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
October 14, 2020
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
The Planning a nd Zoning Commission will hold the regularly scheduled meeting at
6:00p. m., Wednesday, October 14, 2020, at the City Council Chambers. In lieu of
attending the meeting in person, residents w° l have the opportunity to watch the
meeting 'a live stream on the City's YouTube Channel.
1. CALL TO ORDER
2. SEAT ALTERNATE TO ACT IF REQUIRED
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
specie 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 Fearing of
Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have
registered.
Residents who choose to watch the meeting via live stream, but who would like to participate in the hearing of Residents,
Should email their comments to the Planning Division, at planning z;schertz.com by 5:00p,m. on Tuesda}�, Oetoberl3, 2020, so
that the Planning Division array read the public comments into the record un €.lcr the hearing ca? residents. In the body of tine
eanail please include your name, yntar address, phone number, agenda item number if applicable or stcbject of discussion, and
your cornrnents.
4. PRESENTATION
A. Presentation: Recognition of appreciation for Commission Members — B. Dennis
Planning & Zoning October 14, 2020 Page 1 of 3
5. CONSENT AGENDA:
A. Minutes for the September 23,2020 Regular Meeting.
B. PC2020 -031 Consider and act upon a request for approval of a final plat of the HGV
Investments Subdivision Unit 2, an approximately 20 acre tract of land located at 21799 FM
2252, City of Schertz, Comal County, Texas.
6. PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats
within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining
property owners affected by the applicant's request, and any other interested persons. Upon completion, the
public hearing will be closed. The Commission will discuss and consider the application, and may request
additional information from staff or the applicant, if required. After deliberation, the Commission is asked to
consider and act upon the following requests and make a recommendation to the City Council if necessary.
A. ZC2020 -009 Hold a public hearing, consider and make a recommendation on a request to amend
the Comprehensive Land Use Plan by changing approximately 40 acres of the Future Land Use
Map from the Estate Neighborhood and Agricultural Conservation land use designations to the
Single - Family Residential land use designation, generally located approximately 4,000 feet east
of the intersection between FM 1518 and Lower Seguin Road, also known as Bexar County
Property Identification Numbers 310024 and 310031, City of Schertz, Bexar County, Texas.
7. 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 plan applications were submitted to the Planning
and Community Development Department between September 19, 2020 and October 9, 2020.
• HGV Investments Subdivision Unit 2, Lot 1, Block 1 (21799 FM 2252)
• Site Plan for a 4,266 square foot office / showroom and a 5,546 square foot storage building
• 3009 Horizon Subdivision, Lot 3, Block 2 (6019 FM 3009)
• Site Plan for a 480 square foot drive through coffee shop
8. ADJOURNMENT OF THE REGULAR MEETING
I CERTIFICATION
I, Nick Koplyay, Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official
bulletin boards on this the 9th day of October, 2020 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.
Nick Koplyay
Nick Koplyay, Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission
Planning & Zoning October 14, 2020 Page 2 of 3
was removed from the official bulletin board on day of , 2020.
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 October 14, 2020 Page 3 of 3
•
TO: Planning and Zoning Commission
PREPARED BY: Tiffany Danhof, Executive Assistant
SUBJECT: Minutes for the September 23,2020 Regular Meeting.
Attachments
Draft Minutes for the September 23, 2020 Regular Meeting
D R A F T
PLANNING AND ZONING MINUTES
September 23, 2020
The Schertz Planning and Zoning Commission convened on September 23, 2020 at 6:00
p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4,
Schertz, Texas.
Present: Glen Outlaw, Chairman; Richard Braud, Commissioner; Ricky Haynes, Commissioner;
Gordon Rae, Commissioner; Earl Platt, Commissioner; Jimmy Odom, Commissioner
Absent: Ernie Evans, Vice Chairman; Ken Greenwald, Commissioner
City Brian James, Assistant City Manager; Emily Delgado, Senior Planner; Tiffany Danhof,
Staff: Executive Assistant
Chairman Mr. Outlaw called the meeting to order at 6:00 P.M.
Mr. Odom seated for Mr. Evans.
comments m In
address, the body of the email please include your name, your
number, phone agenda item number if applicable or subject
of discussion, and your comments.
Maggie Titenington - 1730 Schertz Parkway
4. CONSENT AGENDA:
A. Minutes for the September 9, 2020 Regular Meeting.
There was no discussion.
Motioned by Commissioner Gordon Rae to approve minutes for
September 9, 2020 regular meeting, seconded by Commissioner
Ricky Haynes
Vote: 6 - 0 Passed
19 4 vi
'fig •1�E
A. PC2020 -026 Consider and act upon a request for approval of a replat
of Lot 1, Block 1 of the Cal Stone Subdivision, and the adjacent
unplatted property. The property consists of approximately 5 acres of
land and is located at 3581 FM 3009 and 3701 FM 3009, City of
Schertz, Guadalupe County, Texas.
There was a lengthy discussion.
Motioned by Commissioner Ricky Haynes to approve PC2020 -026,
seconded by Commissioner Gordon Rae
Vote: 6 - 0 Passed
6. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and
Zoning Agenda
There were no requests by Commissioners.
7.
B. Announcements by Commissioners
• City and community events attended and to be attended
*Continuing education events attended and to be attended
There were no announcements by Commissioners.
C. Announcements by City Staff.
• City and community events attended and to be attended.
• NEW SITE PLAN APPLICATIONS: The following site plan
applications were submitted to the Planning and Community
Development Department between September 3, 2020 and
September 18, 2020.
• Cal Stone Subdivision Lot 3, Block 1 (3581 FM 3009)
• Site Plan for a 22,944 square foot medical office
• Cal Stone Subdivision Lot 4, Block 1 (3701 FM 3009)
• Site Plan for a 12,000 square foot medical office
There were announcements by City Staff.
ADJOURNMENT OF THE REGULAR MEETING
Chairman Mr. Outlaw adjourned the regular meeting at 6:28 P.M.
Chairman, Planning and Zoning Commission Recording Secretary, City of Schertz
TO: Planning and Zoning Commission
PREPARED Nick Ko 1 a Planner
BY: p Y Y�
CASE: PC2020 -031
SUBJECT: PC2020 -031 Consider and act upon a request for approval of a final plat of the HGV
Investments Subdivision Unit 2, an approximately 20 acre tract of land located at 21.799
FM 2252, City of Schertz, Comal County, Texas.
GENERAL INFORMATION:
Owner: FP Hacienda Properties, LLC
Applicant/Project Engineer: Tom Groll Engineering, PC, Tom. Groll, P.E
Date: Application Submittal Type:
September 29, 2020 Original Application
ITEM SUMMARY:
The applicant is proposing to final plat approximately 20 acres of land into two (2) commercial lots in
order to develop a building materials and lumber store on Lot 1, Block 1 (12.50 acres). There is no plan
for the development of Lot 2, Block 1 (8.0 acres) at this time. The subject property is currently zoned
Manufacturing Light District (M -1).
A preliminary plat and waiver to UDC Sec. 21.1.5.3.13 Wastewater Systems, allowing the applicant to
forego immediate connection to a public wastewater system and utilize an On -Site- Sewage - Facility
(OSSF), for HGV Investments Unit 2 were both approved by the Planning and Zoning Commission at the
October 9, 2019 regular meeting.
GENERAL LOCATION AND SITE DESCRIPTION:
The subject property is currently vacant, undeveloped land located at 21799 FM 2252.
ACCESS AND CIRCULATION:
Both of the lots within the proposed HGV Investments Subdivision Unit 2 will have frontage on FM
2252. The Texas Department of Transportation (TxDOT) has granted one shared access point for the two
lots on FM 2252, which is shown through the proposed 30' joint access easement. This joint access
easement will also allow for cross lot access between the lots for future commercial development.
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
has no Protected or Heritage Class trees.
Iallc3a[W11ofM11to9GA
The site will be serviced by Green Valley Special Utility District (GVSUD), Cibolo Creek Municipal
Authority (CCMA), Charter Spectrum, AT &T, CPS, and Center Point Energy.
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.
Water: The site will be serviced by the Green Valley Special Utility District for water through a 20' Green
Valley SUD Water Easement to be recorded via separate instrument.
Sewer: The site is not currently serviced by a public wastewater system. A waiver to UDC Sec. 21.15.3.13
Wastewater Systems was approved by the Planning and Zoning Commission at the October 9, 2019
regular meeting to allow the applicant to forego immediate connection to the public wastewater system
and serve both lots in Unit 2 with on -site sewage facilities (OSSF). Public wastewater easements are
incorporated into the final plat in order to facilitate the site's connection to the public wastewater system
once available.
Drainage: The applicant is responsible for all drainage associated with the subject property and
compliance with the Storm Water regulations. A final Storm. Water Management Plan was approved by
the City of Schertz Engineering Department.
Sidewalks, Hike and Bike Trails: A 10' multi -use path /sidewalk is required to be constructed along FM
2252 with the development of this property.
Road Improvements: The subject property is located adjacent to FM 2252, a Principal Arterial roadway
according to the Schertz Master Thoroughfare Plan (MTP) and a TxDOT roadway. TxDOT is requiring a
29.2' right -of -way dedication along the property's entire frontage on FM 2252. The Traffic Impact
Analysis (TIA) was not required with this development, so TxDOT will not be requiring any roadway
improvements on FM 2252 at this time.
STAFF ANALYSIS AND RECOMMENDATION:
The final plat is consistent with applicable requirements, ordinances and regulations for the subject
property; therefore, Staff recommends approval of the final plat as submitted.
* 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. 10 D.
Attachments
Aerial Map
Final Plat Exhibit
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t� IS. I A I rnf A
entering in and upon sold Easement, the District will endeavor to restore the land
surface to a useable condition but I's not obligated to restore It to a pre-existing
condition.
CITY EN&INEER DATE
The Easement conveyed herein was obtained or improved through Federal
financial assistance. ThIs'Easement Is subject to the provision of Title VI of the
CENTERPOINT ENER&Y, BY AND THROUC-A4 IT5 C7A!5 UTILITY SYSTEM. 15 ZE5Y Civil Rights Act of- 1%4.. and the regulations issued pursuant thereto for so long
514T-OF-HAY5 FOR 6A5 D15TRIBUTION
DEDICATED EASEMENTS AND RIC as the Easement continues to be used for the some or similar purpose for which
lislFRASTRI)OTURE AND SERVICE FACILITIES IN THE AREAS DE516NATED ON financial assistance was extended or for so long as the Crontee owns it,
THIS PLAT AS "C7A5 EASEMENT" AND "UTILITY EASEMENT" FOR THE PURP05E whichever Is longer.
COUNlY CLERK CERTIFICATION t)F IM4:;TAI 1 INA7 rnWC-i7M1kP'MNA_ Qf=rnW4:;TQ1k'-.T1Nr--'7_ MAINTAININA-i- ;2f=MnV1WA_ I
1 1m;V., ^1W r-^ I KvLLIr4tv =)^11./ mr-meZ71 rc.� I UK= ^FW =CKV IL.,=
FACILITIES TOCSETHER HITH THE RI&HT Of: INGiRE56 AND E6RE-55 OVER
64PANTORS ADJACENT LAND FOR THE PURPOSE OF ACCE551N(5 IT5
INFqRA5TRtr,.--TURE AND SERVICE FACILITIES. CENTERPOINT ENER&Y SHALL FINAL PLAT of
AL50 HAVE 'RE RIGMT TO RELOCATE SAID INFRA51MCT`URE AND 5ERVICE
FACILITIES P41THIN EASEMENT AND RI 611-IT-OF-HAY AREAS, AND THE RIC-MT TO H6V 'U'An'ilt 2
REMOVE FROM5AID AREA LANDS ALL TREES OR PARTS THEREOF, OR OTHER
055TRUCTION5 H410H ENDAN&ERIOR MAY INTERFERE V41TH THE El� I� ICIENCY OF being 20.505 AGRES, Situated -in the, GALVIN P. ABBOT SURVEY,
C7A5 P161RIBUTION. INFRA5TFXCTURE AND5ERVICE FACILITIES. NO 5UILDINC-6..
CONCRETE SLABS, OR KA"5 Y41LL BE PLACED P41THIN EASEMENT AREAS AE35TRAGT 262, Gity of 5chertz, Gomal Gounty, TexaS, embracing all
HITHOUT AN ENCROACHMENT AC-7REEMENT HIM CENTERPOINT ENERGY.
of a called 22.505 Acre tract deScribed in Document No.
201710600c124cf, Property Record5 of Gomal Gounty, TeXC15.
.5TATE OF TEXA5
STATE OF TEXAS
COUNTY OF BELL
COUNTY OF
!xDOJ NO
It THE UNDER516NED ONNER OF THE LAND 5HOM ON TH15 PLAT, AND DE-516NATED H6;;ZEIN AS'
1, THE UNDER5167NED, A REC-715TERED PROFESSIONAL LAND SURVEYOR IN THE STATE OF TEXAS,
1. FOR R.E51DENTAIL DEVELOPMENT DIRECTLY ADJACENT TO STATE RIC-714T OF k4AY, THE DEVELOPER
HACIENDA 51J5DIVI51O`N IN THE CITY OF 5CHERTZ, COMAL COUNTY, TEXAS AND YqHO5E NAME 15
HEREBY CERTIFY, TO THE BEST OF MY KNOk4LED6E AND BELIEF, THAT TH15 PLAT 15 TRUE AND
SHALL BE RESPONSIBLE FOR ADEQUATE 5ET-BACK AND/OR SOUND- ABATEMENT MEASURE-5 FOR.
SUBSCRIBED HERETO, HEREBY DEDICATE � TO7HE USE OF THE PUBLIC. FOREVER ALL STREETS, ALLEYS,
CORRECT, THAT IT PSIA5 EPARED FROM AN ACTUAL SURVEY OF THE PROPERTY MADE UNDER MY
FUTURE NOISE MIT16ATION.
PARKS, HATER 0OUR5E5., DRAINS, EASEMPNT5, AND PUBLIC PLACES THEREON 5HOViN FOR THE
5UPERV15ION ON THE 6ROUND.. AND THAT ALL NECE55ARY SURVEY MONUMENTS ARE CORRECTLY
PURPOSES- AND, CON51DERATION THEREIN EXPRESSED.
5HOY4N THEREON
F
2. Ok4NER/DEVELOPER 15 RESPONSIBLE FOR PREVENTIN(5 ANY ADVERSE IMPACT TO THE EX15TIN65
SYSTEM NITHIN THE HI&Hk4AY RI&HT OF KAY.
0 a a 0
DRAINA65E
%
FP HACIENDA PROPERTIES, LLC, a Texas limited IlabIlitg compang
3. MAXIMUM ACCESS POINTS TO THE STATE HI 6HY4AY!5 FROM TH15 PROPERTY KLL BE RE CvULATED AS
2q-t LO&AN RANCH ROAD
DIRECTED BY "REC7ULATION5 FOR ACCESS DRIVEk4AY5 TO STATE HIC-7HYslAY5". TH15 PROPERTY 15
(5E0R&ETONN,. TEXAS -18628
CHARLES C. LUCKO
ELIC-aLE FOR A MAXIMUM COMBINED TOTAL OF ONE (1) ACCE55 POINT, BASED ON THE OVERALL
(512) 146-5600
4636
PLATTED HI6Hk4AY FRONTA6E OF APPROXIMATELY I I M
4. IF 51DENALK5 ARE REQUIRED BY APPROPRIATE CITY ORDINANCE, A 51DENALK PERMIT MUST BE
SUR\A
-714T OF PqAY. LOCATIONS OF
APPROVED BY TxDOT PRIOR TO CONSTRUCTION KTHIN STATE RIC
5IDENALK5 KTHIN STATE RI&HT Of: KAY SHALL BE AS DIRECTED BY TxD0T.,
DATE 5Uf;Z\
CHARLES 0. LL;::�KO, R.P.L.5. /EYED: JULY 05,2018
5. ANY TRAFFIC CONTROL MEASURES (LEFT-TURN LANE, RIC-7HT-TURN LANE 516NAL, ETC.) FOR ANY
PEDRO ACWADO, MANA&ER
RE615TRATION NO. 4656
-55 FRONTIN65 A STATE MAINTAINED ROADk4AY SHALL BE THE RESPONSIBILITY OF THE
ACCE
DEVELOPER/0k*\ER-
STATE OF TEXA5
COUNTY OF
BEFORE ME,. THE UNDER516NED AUTHORITY, ON TH15 DAY PER50NALLY APPEARED.. ;�RO AC-AJAVOI
STATE OF TEXAS
COUNTY OF TRAV15
C-4ZEEN VALLEY SPECIAL UTILIT"r 015TRICT CERTIFICATE
-70IN& INSTRUMENT, AND
KNOk4N TO ME TO BE THE PERSON "405E NAME IS SUBSCRIBED TO THE FOREC
ACKNONLED(5ED TO ME THAT HE EXECUTED THE5AME,_FOR THE PURPOSES AND CONSIDERATION-
THEREIN STATED, AS MANA C5E FOR, FP HACIENDA PROPERTIES, LLC.
This land development plot has been submitted to and approved by C-7reen Valley Special Utility District
It THE UNDETZ516NED, A REC715TERED PROFESSIONAL ENC-71NEER IN THE STATE OF TEXAS,
for Easements. Upon request of the Customer and payment of the required fees, the District will provide
CERTIFY THAT PROPER ENC71NEERIN& CONSIDERATION HAS BEEN &IVEN TH15 PLAT.
domestic. waterservice to each,lot In this Subdivision, by Agreement with the Developer.
61VEN UNDER MY HAND AND SEAL OF OFFICE TH15 THE DAY OF
2020.
Agent
6reen Valley Special Utility District
NOTAf;ZY PUBLIC, STATE OF TEXAS
I.The City of San Antonio as part of Its electric, gas, water, and wastewater systems - City Public Service
Is hereby dedicated easem n r h -of-v y
Board (01:15 Energy) and San Antonio Hater System (SAN5) e ts and 19 t�s 4a
for utility.. transmission and distribution Infrastructure and service facilities in the areas designated on this plot
THOMAS J. C-ROLL, P.E. CiO4116 DATE
lift
05 "electric, easement," "anchor easement," "service easement," "'overhang easement," "utility easement, gas
easeryient." "transformer easement," "water easement,. ponitarij sewer easement" and/or "recycled water
5205 PRYOR LANE
easement" for the purpose of installing, constructing, reconstructing, maintaining, removing, inspecting, patrolling,
AUSTIN, TEXAS '75154
and erecting utility Infrastructure and service facAlIttes for the reasons described above. CP5 Energy and
TH15 PLAT OF HACIENDA 5MVIV15ION HA5 BEEN SUBMITTED TO AND CONSIDERED BY THE PLANNINC-7
(512) 846-51%
SAH5 sholl also hove the right to relocate sold Infrastructure and service facilities within easement and
AND ZONINC
-7 COMM155ION OF THE CITY OF 50HERTZ, TEXAS, AND 15HEREBY APPROVED BY SUCH
right-of-way areas, together* with the right of ingress and egress over grantor's adjacent lands for the
COMMISSION.
purpose of accessing such infrastructure and service facilities and the right to remove from sold lands all
trees or parts thereof, or other obstructions which endanger or may interfere with the efficiency of water,
sewer, gas, and/or electric infrastructure and service facilities. No buildings, structures, concrete slabs, or
609E& NO�TE5:
walls will be placed within easement areas without an encrocrchment agreement with the respective utility.
BY:
1. BEARING5 CITED HEREON ARE BASED UPON THE TEXAS STATE PLANE COORDINATE SYSTEM,
2. Any CPS Energy or 5A4^6 monetary loss resulting from modifications required of CPS Energy or SAH5
Infrastructure and service facilities, located within sold easements.. due to grade changes or ground elevation
CHAIRMAN DATE
5P5 OBSERVATIONS.
SOUTH CENTRAL ZONE, NAD 55., AS PER C
alterations shall be charged to the person or persons deemed responsible for sold grade changes or ground
elevation alterations.
2. 5ELLINC A PORTION OF TH15 ADDITION BY METES AND BOUND515 A VIOLATION OF CITY
ORDINANCE AND STATE LAP4 AND 15 SUBJECT TO FINES AND AITHHOLDIN& OF UTILITIE5 AND BUILDIN&
3. This plot does not amend, alter, release or otherwise affect any existing electric', gas.. water,, sewer,,
PERMITS.
drainage, telephone, cable tv easements or cry other easements for utilities unless the changes to such
easements are described hereon.
BY:
5. ALL PRIVATE OPEN5PACE.. COMMON AREAS, 6REEN BELTS, DRAINA65E EASEMENTS, OR OTHER
SECRETARY DATE
AREAS IDENTIFIED AS PRIVATE, SHALL BE THE RESPONSIBILITY OF THE, OY4NER OR O"ETZ5
5UGGE55OR5 AND/OR A5516N5.
EASEMENT CERTIFICATE
4. A PORTION OF TH15 SU5VIVI5ION IS 51TUATED VqITHIN ZONE AE, AS SCALED FROM THE 6RAPHIC5
5HOM ON FLOOD INSURANCE RATE MAP (FIRM) 46OqICO42OF, DATED SEPTEMBER 2, 200cf, REV15ED
The Owner of the land shown on this plot and whose name is subscribed hereto, in person or through 0 duly
TO ZONE AE AS PER LETTER OF MAP REVISION (LOMR) DATED AU6U5T 13, 2010.
authorized agent, dedicates to the 6reen Valley Special Utility District of Marion, Texas, its successors and assigns,
a perpetual Easement marked as "Haterline Easement" or "Utility Easement" with the right to erect.. construct,, install,
and lay and thereafter access and use, operate, Inspect, repair, maintain, replace,, upgrade.. parallel and remove
5. ANY DEVELOPMENT SHALL BE IN ACCODANCE KTH FLOODPLAIN ORDINANCE IN EFFECT AT THE
water or Noste-water transmission, collection and/or distribution lines and appurtenances and any other facilities
TIME OF CON5TRUCTION APPLICATION.
5rontors'property, as well as the Cvrontee's current and future system-wide customers,
necessary to serve C
I, THE UNDETZ516NED.. CITY EN61NEER OF THE CITY OF 50HERTZ, TEXAS, THEI;ZEBY CERTIFY THAT TH15
together with the right of Ingress and egress under, over and across 6rantor's adjacent lands and In all streets
SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS OF T`HE SUBDIVISION RE61ULATION5 OF THE CITY
(b. THERE ARE 2 BUILDABLE LOTS 51TUATED IN THE SUBDIVISION.
and byways for the purpose for which the above mentioned rights are granted, including the right to remove from
sold lands al I trees, shrubs, grosses,, pavements, fences, structures, Improvements, or other obstructions which may
AS TO k4HICH TH15 APPROVAL 1 5 REQUIRED.
interfere with the facility or the access thereto. It is agreed and understood that'no building, concrete slab or
-T. A V4AIVER HA5 BEEN (5RANTEV FOR, THE 51JBJECT PROPERTY BY THE PLANNIN& AND ZONIN6
walls P4111 be placed within sold Easement areas. No other utility lines may be� located within 56" parallel to water
-70 IMMEDIATE CONNECTION TO A
COMM155ION TO UDO 5ECTION 21.15.5 NA5TEPqATER SYSTEMS TO FORC
lines.
PUBLIC NA5TENATE-R!5Y5TEM.
yreen Valley 5UV resulting,from modifications required of
Any monetary lose to C
located within sold Easements due to change or SHEET 2 OF 22J
utility equipment grade ground
elevation alterations shall be charged to ther person or persons deemed
resoonsible for sold.cirode chancies or ciround elevation alterations. Won
entering in and upon sold Easement, the District will endeavor to restore the land
surface to a useable condition but I's not obligated to restore It to a pre-existing
condition.
CITY EN&INEER DATE
The Easement conveyed herein was obtained or improved through Federal
financial assistance. ThIs'Easement Is subject to the provision of Title VI of the
CENTERPOINT ENER&Y, BY AND THROUC-A4 IT5 C7A!5 UTILITY SYSTEM. 15 ZE5Y Civil Rights Act of- 1%4.. and the regulations issued pursuant thereto for so long
514T-OF-HAY5 FOR 6A5 D15TRIBUTION
DEDICATED EASEMENTS AND RIC as the Easement continues to be used for the some or similar purpose for which
lislFRASTRI)OTURE AND SERVICE FACILITIES IN THE AREAS DE516NATED ON financial assistance was extended or for so long as the Crontee owns it,
THIS PLAT AS "C7A5 EASEMENT" AND "UTILITY EASEMENT" FOR THE PURP05E whichever Is longer.
COUNlY CLERK CERTIFICATION t)F IM4:;TAI 1 INA7 rnWC-i7M1kP'MNA_ Qf=rnW4:;TQ1k'-.T1Nr--'7_ MAINTAININA-i- ;2f=MnV1WA_ I
1 1m;V., ^1W r-^ I KvLLIr4tv =)^11./ mr-meZ71 rc.� I UK= ^FW =CKV IL.,=
FACILITIES TOCSETHER HITH THE RI&HT Of: INGiRE56 AND E6RE-55 OVER
64PANTORS ADJACENT LAND FOR THE PURPOSE OF ACCE551N(5 IT5
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201710600c124cf, Property Record5 of Gomal Gounty, TeXC15.
TO: Planning and Zoning Commission
PREPARED Nick Koplyay, Planner
BY:
CASE: ZC2020 -009
SUBJECT: ZC2020 -009 Hold a public hearing, consider and make a recommendation on a request to
amend the Comprehensive Land Use Plan by changing approximately 40 acres of the
Future Land Use Map from the Estate Neighborhood and Agricultural Conservation land
use designations to the Single - Family Residential and use designation, generally located
approximately 4,000 feet east of the intersection between FM 1518 and Lower Seguin
Road, also known as Bexar County Property Identification Numbers 310024 and 310031,
City of Schertz, Bexar County, Texas.
GENERAL INFORMATION:
Property Owner: Alfred L. Fluitt
Applicant/Project Engineer: Moy Tarin Ramirez Engineers, LLC / Raymond Tarin
Authorized Agent: Moy Tarin Ramirez Engineers, LLC / Paul Landa
PROPOSED AMENDMENTS
The applicant is requesting to amend the Comprehensive Land Use Plan by changing approximately 40
acres of the Future Land Use Map from the Estate Neighborhood and Agricultural Conservation land use
designations to the Single- Family Residential land use designation.
The Future Land Use Map for the subject area was evaluated as part of the Sector Plan amendment to the
Comprehensive Land Use Plan, adopted by City Council on July 16, 2013. The subject properties are
currently designated under the Mixed Use Neighborhood and Agricultural Conservation future land use
categories. The Estate Neighborhood future land use designation is intended to address residential
development patterns in Southern Schertz by requiring a minimum lot size of 0.5 acres. This leaves two
potential options for redevelopment in the Estate Neighborhood designated areas: R -A zoning with
mandated minimum 0.5 acres per lot, or the ENPDD zoning alternate development option that mandates
an equivalent overall density to the R -A zoning district, while also allowing for residential clustering to
preserve larger open spaces and reduce infrastructure costs. The goal ENPDD zoning alternative
development option is to allow more flexibility in lot size, while requiring quality open space and
neighborhood design under the same overall destiny of the R -A zoning district.
The Agricultural Conservation land use designation is intended to preserve much of South Schertz in a
rural /agricultural state. This area is less attractive for more intense uses due to its distance from the
Interstate and limited street connectivity. Some character - defining elements recommended are mainly
large -lot (5 acre minimum lot size) residential and agricultural uses with some agricultural related
commercial uses being permitted (landscaping business, metal workshop, farmers market, convenience
store, etc., with appropriate design and transition standards).
The applicant is proposing to change the future land use designation of the subject properties to
Single- Family Residential. This proposed future land use designation is intended to be comprised of
primarily conventional detached dwellings. In areas proposed to utilize a traditional neighborhood design
the single- family residential use may include a mix of lot sizes and single - family residential uses, as well
as limited commercial development to support the daily activities of the development. In all single - family
residential use areas, public and semi - public development such as schools and churches are encouraged as
neighborhood focal points.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed development plan that led to the filing of this Comprehensive Land Use Plan involves the
potential construction of approximately 125 single- family residential homes, sized at roughly 60'x120',
which would be commensurate to other subdivisions established in the City's Single- Family Residential
(R -7) zoning district. The proposed subdivision does not fit within the Agricultural Conservation and
Estate Neighborhood future land use designations given the required open space and density minimums
required in the land use categories, therefore the applicant moved forward with this proposed
Comprehensive Plan amendment to reclassify the properties under the Single - Family Residential future
land use designation.
The 2013 Sector Plan Amendment of the Comprehensive Land Use Plan sought to establish future
development objectives that balance the traditionally rural and agricultural identity that has shaped the
character of Southern Schertz with the opportunity for growth as the City continues to develop south of
FM 78. The Schertz City Council has recently approved property owner requested Future Land Use Plan
amendments to allow for development under the single - family residential land use designation, as
opposed to the various, originally planned single- family residential and agricultural land use designations
that regulated development based on additional mixed -use form, density, and/or minimum open space
preservation. Staff agrees with City Council that property owners in Southern Schertz should have
significant influence in the development of the future development goals for Southern Schertz; therefore
Staff defers to City Council regarding their approbation of modifications to the Comprehensive Land Use
Plan in order to allow property owners to developer their properties in accordance with current market
conditions, which in this case promotes the addition of traditional single - family residential developments.
Staff recommends approval of the proposed Comprehensive Land Use Plan amendment.
The final approval of the FY 2020 -21 City of Schertz Budget last month at the September 8, 2020 City
Council Meeting should also be considered when making a recommendation to City Council regarding
this Comprehensive Land Use Plan amendment. The FY2020 -21 Budget, in effect as of October 1, 2020,
allocates funding for a full Comprehensive Land Use Plan amendment, which will involve contributions
from all the City of Schertz stakeholders, including the residents of Southern Schertz. The revamp of the
Comprehensive Land Use Plan will allow us to tailor the future plans for Schertz to the evolving needs of
our residents. The full amendment would enable City Staff to make modifications to the Future Land Use
Map that are the most appropriate for each area within Schertz. For instance, the lack of residential
options for families in Southern Schertz has engendered several development proposals, such as the
plan prompting this Comprehensive Land Use Plan amendment, which focus on the construction of a
variety of housing options through a mix of lot sizes and product types. The upcoming Comprehensive
Plan rework would allow Staff to reconcile these gaps between our future plan, the residents' desires, and
current market conditions, and would be the most appropriate time to modify the plan on an area by area
basis.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission in making a recommendation to City Council on the proposed
Comprehensive Plan Amendment. In considering action on a Comprehensive Plan Amendment, the
Commission should consider the criteria within UDC, Section 21.4.6 D.
Attachments
Aerial. Map
Public Hearing Notice Map
Comprehensive Plan Amendment Request Letter
Comprehensive Plan Amendment Request Letter
Comprehensive Plan (Schertz Sector Plan) - South Schertz Future Land Use Map
ae�
ti
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A � ""' fl,,,
LOWER S
8702 E FM
1518 N
(1103091)
12691 LOWER
SEGUIN RD
(309811)
12610 LOWER
SEGUIN RD
(310024)
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13011 LOWER
SEGUIN RD
(310011)
12740 LOWER a�
SEGUIN RD NF vo
(310031) i„�GGt
12820 LOWER
SEGUIN RD
(310032)
12573 LOWER m
SEGUIN RD
a....,.. .....�.....�...+.........�.
(1314874)
12330 LOWER
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h
SEGUIN (D
3 0 02)
12606 LOWER
SEGUIN RD
�O
(310025)
8702 E FM
1518 N
(1103091)
12691 LOWER
SEGUIN RD
(309811)
12610 LOWER
SEGUIN RD
(310024)
�1S�OSA p�\
13011 LOWER
SEGUIN RD
(310011)
12740 LOWER a�
SEGUIN RD NF vo
(310031) i„�GGt
12820 LOWER
SEGUIN RD
(310032)
August 26,2020
Planning & Community Development Department
Attn.: Lesa Wood, Director Planning &
Community Development Department
City of Schertz 1400 Schertz Parkway
Schertz, Texas 78154
Re: Fluitt Tract Comprehensive Plan
Amendment Request Letter
Dear Ms. Wood:
In connection with the proposed rezoning and development of the Fluitt Tracts, we are
requesting that the City's Future Land Use Plan be amended. The subject property is +/- 39.98 -
Acres and is located at 12610 Lower Sequin Road (See Exhibit "1 ").
The City of Schertz Sector Plan lists the current Land Use for the Subject Property as a mix
of 'Estate Neighborhood' and 'Agricultural Conservation' land use designations. We are
requesting that these land uses be amended to 'Single - Family Residential' (See Exhibit "2 ").
Additionally, the owners of the Subject Property will be submitting annexation and zoning
requests pursuant to their existing Development Agreements with the City.
The proposed rezoning for the Subject Property will be to the 'Planned Development
District'. That application will be filed within the next two weeks. The proposed Planned
Development District will match the Master Plan for the Fluitt Tract Subdivision and will be
submitted at a later time following approval of the Sector Plan revision.
The existing 'Estate Neighborhood' and 'Agricultural Conservation' land use designations
for the Subject Property may have been appropriate in 2013, but seven years later they are not
what is appropriate under today's market and citizen /end -user needs. The 'Agricultural
Conservation' designation effectively prices the average Schertz citizen out of the market.
Additionally, the 'Estate Neighborhood' designation cannot be considered optimal given the
surrounding existing and proposed residential developments in the area.
12770 Cimarron Path, Suite 100 San Antonio, Texas 78249
Phone: (210) 698 -5051 • Fax: (210) 698 -5085
TBPELS: Engineering F -5297 • Surveying F- 10131500
Page 1 of 2
The nearby large single - family residential developments, both existing (Rhine Valley and
Sedona Hills) and proposed (Saddlebrook Ranch), in this area have produced the necessary
infrastructure to support larger density developments. Therefore, making the 'Agricultural
Conservation' and 'Estate Neighborhood' land use designations obsolete.
We believe that this amendment request for the Subject Property is appropriate, and ask
for your support in amending the Future Land Use Plan in this regard.
I appreciate your consideration of our proposed plan amendment. Please do not hesitate
to contact me regarding any questions about the request.
Sincerely,
Moy Tarin Ramirez Engineers, LLC. Ogg
Paul Landa, P.E., CFM PAUL LAND j7
Vice President 00'82" Y
Enclosures: As Stated
12770 Cimarron Path, Suite 100 San Antonio, Texas 78249
Phone: (210) 698 -5051 • Fax: (210) 698 -5085
TBPELS: Engineering F -5297 • Surveying F- 10131500
Page 2 of 2
EXHIBIT 1: LOCATION MAP
EXHIBIT 2: EXISTING COMPREHENSIVE PLAN
�aditional Neighborhoo
Air
Fluitt Tract #1
Saddlebrook Subdivision: Single - Family Residential
Fluitt Tract #2
Current Comprehensive Land Use Plan:
Agricultural Conservation
Proposed Comprehensive Land Use:
Single - Family Residential
30.21 Acres: Agricultural Conservation
w
Current Comprehensive Land Use Plan: onserva ion
Agricultural Conservation and Estate Neighborhood
Proposed Comprehensive Land Use:, �r , �" ? 9.77 Acres Estate Neighborhood
Single-Family Residential
ETJ
EXHIBIT 3: PROPOSED LAND USE
arc
NE
)y
ial
Y
South Schertz Framework Map showing Land Use /Character Areas and
Future Transportation Network
10.1 SouthSchertz Land Useand CharacterAreas
Based on the market assessment, design workshop, stakeholder and staff
input, the following land use /character area descriptions were developed.ln
addition these descriptions form the basis for the proposed amendments to
the Unified Development Code included in Appendix 3 of this document.
A. Agricultural Residential
This land use /character area is intended to preserve much of South
Schertz in a rural /agricultural state. This area is less attractive for more
intense uses due to its distance from the Interstate and limited street
connectivity.Some of the character defining elements recommended
are:
Use Mix: Mainly large lot (5 acre min lot size) residential and
agricultural with some AG related commercial uses to be permitted
(landscaping business, metal workshop, farmers market, convenience
store, etc., with appropriate design and transition standards)
Alternative Development option: Provide incentives for development
of conservation subdivisions within this land use /character area due
to potential for lower infrastructure (streets and utilities) costs and
64
greater preservation of open space associated with clustered
development with the following recommended standards:
— Minimum assembled acreage required to apply for
conservation subdivision zoning (over 30 acres)
— Maintain gross density of 0.2 DU /Ac; but allow varying lot
sizes (no lot size minimum)
— Minimum open space (public or private) or conservation
easement required (70% minimum)
— Open space to be in a natural state or may be used for
agricultural uses
— Preserve rural frontages along Trainer Hale/ Ware Seguin
and Weir Roads with deeper setbacks, trails, and low fence
design standards
Images showing desirable development character within the Agricultural Conservation Land
Use /Character areas
Gross Density
0.8 units /I acre
Possible development outcome using a Conservation Subdivision approach in the
Agricultural Conservation Land Use /Character area
65
B. Commercial Campus
The Campus Commercial land use /character area is intended to
encourage the development of lower intensity commercial and office
uses in the locations between major intersections as a buffer between
the Interstate Highway and adjoining neigh borhoods.Given the
significant linear frontage along IH 10 in South Schertz, there are several
opportunities to accommodate low impact campus development that
takes advantage of the highway frontage and any major environmental
assets (such as creeks, flood plains, steep grades, and significant tree
cover) as an aesthetic amenity on the site.This category could 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.Some of the character defining
elements recommended are:
• Land Use Mix: Mostly office, research, flex office, and supporting
uses, light industrial and assembly uses, educational and other
institutional uses. This category may include some multi family
uses at mid block locations and as a buffer between the highway
and single family neighborhoods only.Generally, multi family
should only be considered in locations that may not be ideally
suited for retail, office, or light industrial uses such as mid block
locations, behind major commercial uses, and on sites with
environmental constraints.ln addition, multi family uses should
be incorporated and /or phased in with other retail and office
uses.
• Building Scale /Height: May vary from low rise to taller office
buildings with scale transitions to adjoining development
• Create an overlay district with standards to implement the
campus commercial design elements:
• Building articulation — Some building articulation required;
simple building and roof forms
• Materials: Allow a range of building materials including but
not limited to articulated tilt wall, masonry, stucco, synthetic
stone, concrete panels, concrete block, cinder block, metal
and tile.
• Building Orientation:
- Buildings shall be set in a campus environment with
landscaping and natural features
- Pedestrian linkages and trails to be provided
- Development to be auto oriented along highway and
service street frontages and pedestrian oriented along
other internal connector streets (hybrid)
..
Emphasis on key linkage streets for more pedestrian
oriented development
• Transitions to adjoining uses:
- Smaller scale garden office and multi family as transitions
to single family
- Buffer /screen loading, unloading and service areas
• Civic /Open Space:
- More natural and unstructured spaces
- Generally private yards (areas within front, side, and rear
setbacks, courtyards, etc.)
• Landscaping:
- Soften highway frontage with landscaping and screening of
surface parking
- Combination of private and public landscaping
- Low impact infrastructure for storm water and water
quality such as bio swales, rain gardens, pervious pavers,
etc.
• Signage: Unified wayfinding program with a palette of
monument and building signs
Images showing desirable development character within the Campus Commercial Land
Use /Character areas
C. Estate Neighborhood
The Estate Neighborhood Land Use /Character area designation is
intended to address residential development patterns within the RA
(Residential Agriculture) zoned property within South Schertz. A
significant amount of the RA zoned properties within South Schertz are
already developed with subdivisions with min. % acre Iots.Some of these
existing neighborhoods areas have a unique and desirable development
quality with large wooded lots and streets.The goal within this Land
Use /Character area is to incentivize an alternative development outcome
with more flexibility in lot size while requiring quality open space and
neighborhood design.
• Base Zoning and Land Use:RA (1/2 acre min lot size) with single
family residential uses only
Al
• Alternative Development option:Estate Neighborhood to
encourage cluster neighborhood with the same overall gross
density with more open space and neighborhood design
standards due to potential for lower infrastructure (streets and
utilities) costs and greater preservation of open space associated
with clustered development.The following are some
recommended elements within this alternative incentive zoning
district:
— Minimum assembled acreage to apply for alternative Estate
Neighborhood Zoning
— Maintain gross density of 2 DU /Ac
— Range of single family detached residential uses (lot sizes
vary; no minimum lot size)
— Minimum 50% open space (public or private) requirement
(with design and location criteria for open space to be
located along rural frontage roads and along creeks /drainage
ways or with agricultural /conservation easements)
— Design criteria for neighborhood streets and residential
buildings based on the specific context of the neighborhood
Images showing desirable development character within the Estate Neighborhood
Land Use /Character areas
D. Highway Commercial
This land use /character area designation is intended for regional scale
retail and commercial uses that can take advantage of the highway
frontage. This land use /character area is located at major highway
intersections to maximize access to the region and adjoining
neighborhoods.Some of the character defining elements recommended
are:
• Land Use Mix: Mostly large format retail with restaurants and
entertainment uses or mid rise office buildings; may include
lodging and related uses.
• Building Scale: generally low rise with some taller office buildings.
.:
• Design Elements:
• Building Articulation:
- Focus on minimizing the impact of a `big box' look by
articulating the building mass horizontally and vertically
- Horizontal and vertical articulation to break up the
building mass
• Building Materials:
- Allow a range of building materials; primarily masonry
(brick, stone, stucco, synthetic stone) for retail /restaurant
and masonry, glass, and more flexible materials for office
buildings (including, but not limited to masonry, curtain
glass, glass block, concrete panels, concrete blocks,
architectural metal, tile, etc.).
• Soften highway frontage with landscaping
• Signage: Larger highway facing monument signs; smaller building
signs along other streets; limit new billboard signs
Images showing desirable development character within the Highway Commercial Land
Use /Character areas
E. Mixed Use Neighborhood Center
This land use /character area designation is intended to accommodate a
higher intensity, walkable, mixed use neighborhood center at the
intersection of FM 1518 and Lower Seguin Road.Such a mixed use node
would anchor adjoining residential neighborhoods in addition to
providing much needed neighborhood commercial services.Some of the
character defining elements recommended are:
• Land Use: Mix of retail, restaurant, office, civic, and multi family
residential uses
• Generally low to medium scale buildings
• Create a PD type mixed use zoning district with the following
elements:
o Require a phased conceptual plan framework over multiple
properties (minimum of 10 acres) based on a market driven
assessment
.•
• Establish a set of key performance criteria for the core Mixed
Use area and transitions including integration with residential
neighborhoods and regional roadways.
• Minimum performance standards for key elements to ensure
walkable mixed use including:
- Building Articulation: Building base is articulated at a
pedestrian rhythm /scale (20' to 30' bay /demarcation
width).Ground floors designed with a high quality
pedestrian realm with active uses at key locations
- Building Materials:
• Higher standards for building materials apply only to
pedestrian oriented streets
• Materials to be masonry or comparable high quality
materials of primary facades of buildings
- Building Orientation:
Buildings built to the edge of the sidewalk establishing
a strong street wall along internal streets with any
parking lots screened along FM 1518 and Lower Seguin
Road
Ground floors of buildings along internal streets to be
of higher quality design
- Civic spaces: plazas, paseos, and squares
- Landscaping: mostly in the public realm (street trees) and
in civic spaces; buffering of surface parking along FM 1518
and Lower Seguin Road.
- Signage: establish a palette of more pedestrian oriented
signs
o Street and Block Standards:
Urban block standards — generally block face dimensions
not to exceed 400' (see table on page 50 based on the ITE
Manual for Context Sensitive Urban Thoroughfares)
Street network should be based on the required and
recommended streets on the framework plan and city's
Thoroughfare Plan
Images showing desirable development character within the Mixed
Use Land Use /Character areas
70