PZ 06-14-2023 AGENDA with associated documents
MEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
June 14, 2023
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
CITY OF SCHERTZ CORE VALUES
Do the right thing
Do the best you can
Treat others the way you want to be treated
Work cooperatively as a team
AGENDA
WEDNESDAY, JUNE 14, 2023 at 6:00 p.m.
The Planning and Zoning Commission will hold the regularly scheduled meeting at 6:00p.m., Wednesday, June 14, 2023, at the City
Council Chambers. In lieu of attending the meeting in person, residents will have the opportunity to watch the meeting via live stream
on the City's YouTube Channel.
1.CALL TO ORDER
2.SEAT ALTERNATE TO ACT IF REQUIRED
3.HEARING OF RESIDENTS
Residents who choose to watch the meeting via live stream, but who would like to participate in
Hearing of Residents, should email their comments to the Planning Division, at planning@schertz.com
by 5:00p.m. on T uesday, June 13, 2023, so that the Planning Division may read the public comments
into the record under the hearing of residents. In the body of the email please include your name, your
address, phone number, agenda item number if applicable or subject of discussion, and your
comments.
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.
4.CONSENT AGENDA:
A.Minutes for the May 24, 2023, Regular Meeting.
B.PLFP20230140 - Consider and act upon a request for approval of a final plat for the Carmel Ranch
Subdivision, an approximately 40 acre tract of land located approximately 4,000 feet east of the
intersection of Lower Seguin Road and FM 1518, City of Schertz, Bexar County.
5.PUBLIC HEARING:
Planning & Zoning June 14, 2023 Page 1 of 3
5.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.PLPDD20230093–Hold a public hearing, consider, and make a recommendation on a request to rezone
approximately 25 acres of land from Pre-Development District (PRE) to Planned Development District
(PDD), generally located approximately 2,200 feet southeast of the intersection of Country Club
Boulevard and IH-35 access road, also known as a portion Comal County Property Identification
Number 377261 and Guadalupe County Property Identification 63833, City of Schertz, Comal County
and Guadalupe County, Texas.
6.ITEMS FOR INDIVIDUAL CONSIDERATION:
A.PLPPP20230073 - Consider and act upon a request for approval of a preliminary plat of the FM 1518
Schertz Multifamily Apartments, approximately 15 acres of land generally located 2,200 feet southeast
of the intersection of Lower Seguin Road and FM 1518, Parcel ID 309999, 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.
8.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
9.ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Samuel Haas, Senior 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 June, 2023 at 45:00 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.
Samuel Haas
Samuel Haas, Senior 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 _______________, 2023. _______________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
Planning & Zoning June 14, 2023 Page 2 of 3
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 14, 2023 Page 3 of 3
PLANNING AND ZONING COMMISSION MEETING: 06/14/2023
Agenda Item 4 A
TO:Planning and Zoning Commission
PREPARED BY:Tiffany Danhof, Administrative Assistant
SUBJECT:Minutes for the May 24, 2023, Regular Meeting.
Attachments
Draft Minutes for the May 24, 2023 Regular Meeting
D R A F T
PLANNING AND ZONING MINUTES
May 24, 2023
The Schertz Planning and Zoning Commission convened on May 24, 2023 at 5:30 p.m. at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
Present: Glen Outlaw, Chairman; Richard Braud, Commissioner; Gordon Rae, Commissioner;
Roderick Hector, Commissioner; John Carbon, Commissioner
Absent: Ernie Evans, Vice Chairman; Judy Goldick, Commissioner; Tamara Brown,
Commissioner; Patrick McMaster, Commissioner
Staff
present:
Brian James, Deputy City Manager; Lesa Wood, Director of Planning & Community
Development; Emily Delgado, Planning Manager; Samuel Haas, Senior Planner; Ameriz
Gamez, Planner; Daisy Marquez, Planner; Tiffany Danhof, Administrative Assistant
1.CALL TO ORDER
Chairman Mr. Outlaw called the meeting to order at 5:30 P.M.
2.SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Carbon was seated as an alternate.
3.HEARING OF RESIDENTS
Residents who choose to watch the meeting via live stream, but who would like to participate in Hearing of Residents,
should email their comments to the Planning Division, at planning@schertz.com by 5:00p.m. on Tuesday, May 23, 2023,
so that the Planning Division may read the public comments into the record under the hearing of residents. In the body of
the email please include your name, your address, phone number, agenda item number if applicable or subject of
discussion, and your comments.
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.
No one spoke.
4.WORKSHOP AND DISCUSSION:
A.Comprehensive Plan Advisory Committee Meeting #1
Shad Comeaux from Freese and Nichols provided a presentation and discussion.
B.Workshop on new electronic voting system.
B.Workshop on new electronic voting system.
Mrs. Delgado provided a presentation.
5.CONSENT AGENDA:
A.Minutes for the May 10, 2023, Regular Meeting.
Motioned by Commissioner Gordon Rae to approve, seconded by Commissioner
Roderick Hector
Vote: 5 - 0 Passed
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.PLUDC20230133 - Hold a public hearing, workshop and discussion and possible action
to make a recommendation on amendments to Part III of the Schertz Code of
Ordinances, Unified Development Code (UDC) to Article 8, Section 21.8.4 - Home
Occupations
Mr. Haas provided a presentation.
Mr. Outlaw opened the public hearing at 6:49 P.M.
No one spoke.
Mr. Outlaw closed the public hearing at 6:49 P.M.
No action was taken.
B.PLUDC20230134 - Hold a public hearing, workshop and discussion and possible action
to make a recommendation on amendments to Part III of the Schertz Code of
Ordinances, Unified Development Code (UDC) to Article 5, Section 21.8.5 Permitted
Use Table, and Article 16 Definitions.
Mr. Haas provided a presentation.
Mr. Outlaw opened the public hearing at 7:16 P.M.
No one spoke.
Mr. Outlaw closed the public hearing at 7:16 P.M.
Motioned by Commissioner Richard Braud to recommend approval to the City
Council with the condition that a Specific Use Permit is allowed within the Public Use
district PUB., seconded by Commissioner Gordon Rae
Vote: 5 - 0 Passed
7.REQUESTS AND ANNOUNCEMENTS:
A.Requests by Commissioners to place items on a future Planning and Zoning Agenda
There were no requests by Commissioners.
B.Announcements by Commissioners
City and community events attended and to be attended
Continuing education events attended and to be attended
There were announcements by Mr. Carbon.
C.Announcements by City Staff.
City and community events attended and to be attended.
There were no announcements by City staff.
8.INFORMATION AVAILABLE IN THE PLANNING AND ZONING COMMISSION
PACKETS- NO DISCUSSION TO OCCUR
A.Current Projects and City Council Status Update
9.ADJOURNMENT OF THE REGULAR MEETING
Chairman Mr. Outlaw adjourned the regular meeting at 7:21 P.M.
____________________________________
Chairman, Planning and Zoning Commission
______________________________
Recording Secretary, City of Schertz
PLANNING AND ZONING COMMISSION MEETING: 06/14/2023
Agenda Item 4 B
TO:Planning and Zoning Commission
PREPARED
BY:Samuel Haas, Senior Planner
CASE:PLFP20230140
SUBJECT:PLFP20230140 - Consider and act upon a request for approval of a final plat for the Carmel Ranch Subdivision, an
approximately 40 acre tract of land located approximately 4,000 feet east of the intersection of Lower Seguin Road and FM
1518, City of Schertz, Bexar County.
GENERAL INFORMATION:
Owner: Meritage Homes of Texas, LLC.
Applicant: Donald McCroskey/ MTR Engineers
APPLICATION SUBMITTAL DATE:
Date: Application Submittal Type:
05/30/23 Final Plat
ITEM SUMMARY:
The applicant is requesting to final plat approximately 40 acres of land in order to establish 127 single - family
residential lots. The property was zoned as Planned Development District (PDD) in May 2021, specifically as the
Carmel Ranch Subdivision, Ord. #21 -S -14. The property will consist of three (3) minimum size lots of as
illustrated in the table below:
Classification Lot Size (sq.ft.)Min. Width Min. Depth
SF - 55 6,875 55 125
SF - 60 7,200 60 120
SF - 70 8,400 70 120
The development will have a private park/open space as well as walkways that will provide links between the park
areas, open spaces, and play scapes.
GENERAL LOCATION AND SITE DESCRIPTION:
The subject property is located approximately 4,000 feet east of the intersection of Lower Seguin Road and FM
1518. It is also located across Lower Seguin Road from the Rhine Valley Subdivision and the proposed Saddlebrook
Ranch Subdivision.
ACCESS AND CIRCULATION:
The proposed Carmel Ranch Subdivision will have two points of access onto Lower Seguin Road. The first point of
access will be from Carmel Ranch and the other will be from Quail Crest.
TREE MITIGATION AND PRESERVATION:
The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree
Preservation and Mitigation. They have submitted a signed tree affidavit indicating that the subject property will
involve the removal of Protected and Heritage Trees. Therefore, the applicant will have tree mitigation fees to be
paid for the Carmel Ranch Subdivision prior to any removal.
PUBLIC SERVICES:
This subdivision will be serviced by the City of Schertz for water and sewer CCMA for sewer treatment, as well as
CPS, AT&T, and Spectrum.
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 improvement agreement.
Water: The property will be serviced by the City of Schertz through an 8-inch water line.
Sewer: The subdivision will be serviced by the addition of a new lift station that the Saddlebrook Ranch
Subdivision is constructing. The Carmel Ranch Subdivision will be extending a 8-inch sewer main from the
proposed Saddlebrook Lift Station along Lower Seguin Road and throughout the subdivision. The sewer will be
collected by the City of Schertz and treated by the Cibolo Creek Municipal Authority (CCMA).
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with Stormwater regulations. A Stormwater Management Plan has been reviewed and approved by the City
Engineer.
Sidewalks, Hike and Bike Trails: The subdivision will be constructing a meandering variable width shared -use
pathway, minimum ten (10') feet wide that will be located within the 50 -foot landscape buffer along the south side
of Lower Seguin Road. The sidewalk constructed along Lower Seguin Road will be required to meet the City of
Schertz specifications. The development will be creating meandering trails throughout the subdivision to provide
connectivity and will be constructed at a minimum width of five (5') feet wide.
Road Improvements: The subdivision is located on Lower Seguin Road, which under the Master Thoroughfare Plan
is classified as a Secondary Arterial, (90' ROW), which is two lanes of traffic divided by a median. The subdivision
is dedicating 15' of right of way along their entire frontage on Lower Seguin Road. The Carmel Ranch Subdivision
is required to improve Lower Seguin Road along their frontage.
STAFF ANALYSIS AND RECOMMENDATION:
The final plat is consistent with the applicable requirements set forth in the PDD, ordinances, and regulations. The
final plat has been reviewed with no objections by the Fire, Engineering, Planning, and Public Works Departments.
Therefore, staff is recommending approval of the Carmel Ranch Subdivision Final Plat as presented.
Planning Department Recommendation
X Approve as submitted
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission is the final approval authority of the proposed final plat. In considering final
action on a final plat, the Commission should consider the criteria within UDC, Section 21.12.9.D.
Attachments
Aerial Exhibit
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TBPELS: ENGINEERING F-5297/SURVEYING: F-10131500
12770 CIMARRON PATH, SUITE 100
SAN ANTONIO, TEXAS 78249
TEL: (210) 698-5051 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
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COMMISSION.
DATED THIS DAY OF , A.D.
BY
SECRETARY
BY
CHAIRMAN
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LOT DESIGNATION LOT WIDTH (MIN.)NUMBER OF LOTS
SF 55 55 60
SF 60 60 47
SF 70 70 20
TOTAL:127
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DATE OF PREPARATION: MARCH 23, 2022
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TBPELS: ENGINEERING F-5297/SURVEYING: F-10131500
12770 CIMARRON PATH, SUITE 100
SAN ANTONIO, TEXAS 78249
TEL: (210) 698-5051 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
MATCHLINE "A" SEE SHEET 1 OF 4
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THIS PLAT OF HAS BEEN SUBMITTED TO AND CONSIDERED BY THE
CITY PLANNING & ZONING COMMISSION OF THE CITY OF SCHERTZ, TEXAS AND IS HEREBY APPROVED BY SUCH
COMMISSION.
DATED THIS DAY OF , A.D.
BY
SECRETARY
BY
CHAIRMAN
INDEX MAP
SHEET 1 OF 4
SHEET 2 OF 4SHEET 3 OF 4
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LOT DESIGNATION LOT WIDTH (MIN.)NUMBER OF LOTS
SF 55 55 60
SF 60 60 47
SF 70 70 20
TOTAL:127
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TBPELS: ENGINEERING F-5297/SURVEYING: F-10131500
12770 CIMARRON PATH, SUITE 100
SAN ANTONIO, TEXAS 78249
TEL: (210) 698-5051 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
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THIS PLAT OF HAS BEEN SUBMITTED TO AND CONSIDERED BY THE
CITY PLANNING & ZONING COMMISSION OF THE CITY OF SCHERTZ, TEXAS AND IS HEREBY APPROVED BY SUCH
COMMISSION.
DATED THIS DAY OF , A.D.
BY
SECRETARY
BY
CHAIRMAN
INDEX MAP
SHEET 1 OF 4
SHEET 2 OF 4SHEET 3 OF 4
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LOT DESIGNATION LOT WIDTH (MIN.)NUMBER OF LOTS
SF 55 55 60
SF 60 60 47
SF 70 70 20
TOTAL:127
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DATE OF PREPARATION: MARCH 23, 2022
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TBPELS: ENGINEERING F-5297/SURVEYING: F-10131500
12770 CIMARRON PATH, SUITE 100
SAN ANTONIO, TEXAS 78249
TEL: (210) 698-5051 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
CA
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THIS PLAT OF HAS BEEN SUBMITTED TO AND CONSIDERED BY THE
CITY PLANNING & ZONING COMMISSION OF THE CITY OF SCHERTZ, TEXAS AND IS HEREBY APPROVED BY SUCH
COMMISSION.
DATED THIS DAY OF , A.D.
BY
SECRETARY
BY
CHAIRMAN
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LOT DESIGNATION LOT WIDTH (MIN.)NUMBER OF LOTS
SF 55 55 60
SF 60 60 47
SF 70 70 20
TOTAL:127
PLANNING AND ZONING COMMISSION MEETING: 06/14/2023
Agenda Item 5 A
TO:Planning and Zoning Commission
PREPARED
BY:Emily Delgado, Planning Manager
CASE:PLPDD20230093
SUBJECT:PLPDD20230093–Hold a public hearing, consider, and make a recommendation on a request to rezone approximately 25
acres of land from Pre-Development District (PRE) to Planned Development District (PDD), generally located approximately
2,200 feet southeast of the intersection of Country Club Boulevard and IH-35 access road, also known as a portion Comal
County Property Identification Number 377261 and Guadalupe County Property Identification 63833, City of Schertz, Comal
County and Guadalupe County, Texas.
GENERAL INFORMATION:
Owner / Applicant: HABI Land, LLC / Eugenio Murillo
APPLICATION SUBMITTAL DATE:
Date Application Type
May 4, 2023 Zone Change Application
PUBLIC NOTICE:
One hundred seventeen (117) public hearing notices were mailed to the surrounding property owners on June 1,
2023, with a public hearing notice to be published in the "San Antonio Express" prior to the City Council public
hearing. At the time of this report (June 9, 2023 at 4:00pm) staff has received seven (7) responses opposed, one (1)
response in favor, and zero neutral to the proposed rezoning request. In addition to the mailed notice, three Public
Hearing Notice signs were placed on the property on June 2, 2023.
ITEM SUMMARY:
The applicant is proposing to rezone approximately 25 acres of land from Pre-Development District (PRE) to
Planned Development District (PDD) with a base zoning of Two-Family Residential District (R-3).
The proposed development will be a gated community with no more than 170 units. These units will be spread
across eighty-five (85) duplexes. Each unit is proposed to be between 1,300 square feet and 1,400 square feet and
will feature three bedrooms, 2.5 baths, an eat-in kitchen, two living rooms, a laundry room, covered back patio,
private yard, and a two-car garage. The proposed development would be maintained by the HOA and is proposed to
have 7.24 acres of green space and amenities to include multiple private parks and public walking trail contingent
upon approval with LCRA to develop within the easement.
LAND USES AND ZONING:
Zoning Land Use
Existing Pre-Development District (PRE)Undeveloped / Previous Golf Course
Proposed Planned Development District (PDD)Duplex Residential
Adjacent Properties:
Zoning Land Use
North Single-Family Residential (R-6)Single Family Residential / The Fairways at Scenic Hills Unit 2
South Single-Family Residential (R-6)Single Family Residential / Scenic Hills Community Phase I
East Right-of-Way Columbia Drive
West Right-of-Way County Club Blvd
PROPOSED ZONING:
The applicant is proposing to rezone approximately 25 acres of land from Pre-Development District (PRE) to
Planned Development District (PDD) with a base zoning of Two-Family Residential District (R-3).
Proposed Concept:
The proposed development will be a gated community with no more than 170 units. These units will be spread
across eighty-five (85) duplexes. Each unit is proposed to be between 1,300 square feet and 1,400 square feet and
will feature three bedrooms, 2.5 baths, an eat-in kitchen, two living rooms, a laundry room, covered back patio,
private yard, and a two-car garage.
The PDD Design Standards propose to conform with the Two-Family Residential District (R-3) zoning with
modifications to the minimum lot area, lot width and depth as shown in the table below.
Classification Minimum Lot Size Minimum Yard Setback
Area Square Footage Width Ft.Depth Ft. Front Ft.Side Ft.Rear Ft.
Two-Family Residential District (R-3)
Per the Unified Development Code
9,000 75 120 25 10 20
Proposed Two-Family Residential (R-3),
Per The Villas at Bluebonnet Ridge PDD
5,655 65 87 25 10, 0*20
*Each lot will have a 10-foot side setback on one side and a zero-lot line setback on the opposite side (corner lots
will maintain 15-foot side setback).
Parks and Amenities:
The proposed PDD plans to incorporate 7.31 acres of green space and amenities. This would include a pavilion,
playground for the community, a concrete walking path. Additionally, a mail center is proposed with a covered
pavilion, and additional parking access. There is also a proposed 0.56 acre fenced-in private dog park, a 1.95 acre
private picnic / trail / community garden area, and a 4.01 acre public walking trail contingent upon approval with
LCRA to develop within the easement.
Fire Suppression and Fire Walls:
Per the proposed PDD Design Standards due to the proposed reduced side yard setbacks, each duplex within The
Villas at Bluebonnet Ridge will require all A/C condensers to be in the rear yard, and exterior sidewalls will be at
least a minimum of a 1-hour fire rated, including any projections. Additionally, the proposed PDD clarifies that no
structures, including sheds, will be permitted within the side yard setbacks, this includes fencing which will be in
line with rear wall of the home.
Parking:
Per the City of Schertz Unified Development Code, duplexes have a required parking ratio of two (2) spaces per
unit. The proposed The Villas at Bluebonnet Ridge has 170 units which would require 340 off-street parking spaces.
However, Per the proposed The Villas at Bluebonnet Ridge PDD Design Standards there are 772 proposed parking
space across the development, including a total of 4 spaces per unit (2 within the driveway and an additional two in
the garage), an additional 16 parking spaces split between the interior parks and mail station and an additional 76
spaces available on the street to use as overflow and guest parking.
HOA and Maintenance Proposed:
The proposed The Villas at Bluebonnet Ridge will be a gated community with an HOA established. The entire
development both inside and outside the gates to include irrigation will be maintained by the HOA's maintenance
crew. This includes maintenance of all common areas to include all proposed crushed granite walking trails,
concrete pathways, neighborhood amenities and multi-use paths, all the front yards, side yards, and backyards of the
duplexes. A 6-foot wood privacy fence will be installed along the boundary with The Fairways at Scenic Hills
neighborhood.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and the Northern Schertz Sector
Plan, designates this subject property as Single-Family Residential.
Comprehensive Plan Goals and Objectives: The land use designation of Single-Family Residential is
intended to utilize a traditional neighborhood design that includes a mixture of residential uses, as well as
limited commercial development to support the daily activities of the development. The proposed duplex
residential would be considered the mixture of residential uses that is desired within the Comprehensive Land
Use Plan.
Impact of Infrastructure: The property will be serviced by the City of Schertz for water and sewer through
8-inch lines. If the zone change is approved, during the following development process the public
infrastructure and improvements will be reviewed.
Impact of Public Facilities/Services: The proposed zone change should have minimal impact to the public
services, such as schools, fire, police and parks. A public hearing notice was mailed to the Board of Trustees
for both Comal ISD and SCUC ISD on June 1, 2023.
Compatibility with Existing and Potential Adjacent Land Uses: The property is surrounded by single family
residential neighborhoods and right of way. The Comprehensive Land Use Plan designation of Single-Family
Residential is designed to provide a mixture of housing options. The proposed rezoning to Planned
Development District (PDD) with a base zoning of Two-Family Residential (R-3) is compatible with the
existing and potential adjacent land uses due to the proposed differing residential type.
STAFF ANALYSIS AND RECOMMENDATION:
In 2022 the applicant submitted a zone change request to a Planned Development District (PDD) with a base
zoning of Apartment/ Multi-Family Residential (R4). That proposal included approximately 220 units to be
developed as fourplexes. On September 27, 2022 the City Council was unable to obtain the super majority needed
for the approval of that zone change application, which ultimately lead to the application being denied. During the
discussion at the September 27, 2022 City Council meeting there were concerns with the proposed density.
Based on the previous City Council feedback the developer made changes and proposed a different PDD to address
the concerns presented at the September 27th meeting. At the January 25, 2023 Planning and Zoning Commission
meeting and the February 28, 2023 City Council meeting the proposed PDD design concept was present with a base
zoning of Townhome District. That proposal was for a maximum of fifty-one (51) buildings consisting of no more
than 198 units. Ultimately, at the April 25, 2023 City Council meeting the project was unable to obtain the required
super majority for approval at the final reading and the item failed and the zone change request was denied.
The Schertz Sector Plan for Northern Schertz designates the subject property as Single-Family Residential. The
Single-Family Residential land use designation encourages the mixture of various residential type development as
well as maintaining a walkable neighborhood feel. The proposed rezoning to Planned Development District (PDD),
with a base zoning of Two-Family Residential (R-3) does conform to the Comprehensive Land Use Plan
designation as it would provide a needed mixture of housing type to Schertz. The current proposed The Villas at
Bluebonnet Ridge PDD provides a reduction in density from the previous two proposal. By proposing no more than
170 units spread across 85 duplexes, it is both a reduction in overall unit density but also a different product type
than what was previously proposed. This reduction in density was identified as being desirable by City Council.
Additionally, the proposal of duplexes does conform with the Schertz Sector Plan by providing for a type of
residential housing that currently does not exist in the area.
Additionally, the current proposal accommodates an area for the dedication and construction of the walking trail
within the overhead electrical easement, contingent upon LCRA approval, which was desired by staff and City
Council has expressed the importance of trails to be constructed with developments at the January 10, 2023 City
Council meeting. This proposed trail is identified on the Schertz Transportation Plan-Trails Network and would
ultimately be part of the "Great Northern Trail".
The Planning Division, Engineering Department, Public Works Department and Fire Department have all reviewed
The Planning Division, Engineering Department, Public Works Department and Fire Department have all reviewed
the proposed The Villas at Bluebonnet Ridge Planned Development District design standards with no objections to
the proposed. Staff recommends approval of the proposed zone change to Planned Development District (PDD) as
presented.
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 making a recommendation to City Council on the proposed zoning
application. In considering action on a zoning application, the Commission should consider the criteria within
UDC Article 5, Section, 21.5.4 D.
Attachments
Aerial Exhibit of Subject Property
Public Hearing Notice Map
The Villas at Bluebonnet Ridge Planned Development District Design Standards
Public Hearing Responses as of June 9, 2023 at 4:00pm
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Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community41 Inch = 200 FeetTHE VILLAS ATBLUEBONNET RIDGE(PLPDD20230093)0 200 400 600 800100Feet
<all other values>
Freeway
Principal Arterial
Planned Principal Arterial
Secondary Arterial
Planned Secondary Arterial
Secondary Rural Arterial
Planned Secondary Rural Arterial
Residential Collector
Planned Residential Collector
Commercial Collector B
Planned Commercial Collector B
Commercial Collector A
Planned Commercial Collector A
<all other values>
Highways
Major Roads
Minor Roads
Other Cities
1"
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3"
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6"
8"
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16"
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24"
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36"
Schertz Gravity
Schertz Pressure
Neighboring Gravity
Private Pressure
200' Buffer
Schertz Municipal Boundary
County Boundaries
U Hydrant
!P Manholes
GUADALUPE COUNTY
34548 - COUNTRY CLUB BLVD34755 - 5301 COUNTRY CLUB BLVD34799 - 3522 FOXBRIAR LN34800 - 3521 WIMBLEDON DR34801 - 3517 WIMBLEDON DR40588 - 3628 ELM CT40589 - 3624 ELM CT40590 - 3620 ELM CT40591 - 3604 ELM CT40592 - 3601 ELM CT40593 - 3701 HUNTERS GLEN40594 - 3705 HUNTERS GLEN40595 - 3709 HUNTERS GLEN40596 - 3713 HUNTERS GLEN40597 - 3717 HUNTERS GLEN40598 - 3721 HUNTERS GLEN40599 - 3725 HUNTERS GLEN40600 - 3729 HUNTERS GLEN40601 - 3733 HUNTERS GLEN40602 - 3737 HUNTERS GLEN40603 - 3741 HUNTERS GLEN40604 - 3745 HUNTERS GLEN40605 - 3749 HUNTERS GLEN40606 - 3753 HUNTERS GLEN40607 - 3757 HUNTERS GLEN40608 - 3925 PECAN CT40609 - 3921 PECAN CT40610 - 3917 PECAN CT40611 - 3913 PECAN CT40612 - 3912 PECAN CT40613 - 3908 PECAN CT40614 - 3904 PECAN CT40615 - 3900 PECAN CT40616 - 4025 CYPRESS CT40617 - 4021 CYPRESS CT40618 - 4017 CYPRESS CT40619 - 4013 CYPRESS CT40620 - 4012 CYPRESS CT40621 - 4008 CYPRESS CT40622 - 4004 CYPRESS CT40623 - 4000 CYPRESS CT40625 - GREENRIDGE40626 - CHERRYHURST40627 - 3617 ELM CT40628 - 3613 ELM CT40629 - 3609 ELM CT40717 - 3748 HUNTERS GLEN40718 - 3744 HUNTERS GLEN40720 - 3740 HUNTERS GLEN40721 - 3736 HUNTERS GLEN40722 - 3732 HUNTERS GLEN40723 - 3728 HUNTERS GLEN40724 - 3724 HUNTERS GLEN40725 - 3720 HUNTERS GLEN40726 - 3716 HUNTERS GLEN40727 - 3712 HUNTERS GLEN40751 - GREENRIDGE63833 - COUNTRY CLUB BLVD63835 - 5301 COUNTRY CLUB BLVD63838 - COUNTRY CLUB BLVD115719 - 6117 PORTCHESTER115720 - 6113 PORTCHESTER115721 - 6109 PORTCHESTER115722 - 6105 PORTCHESTER115723 - 6101 PORTCHESTER115724 - 6100 PORTCHESTER115725 - 6104 PORTCHESTER115726 - 6108 PORTCHESTER116735 - 6113 MERION WAY116736 - 6109 MERION WAY116737 - 6105 MERION WAY116738 - 6101 MERION WAY116739 - 6100 MERION WAY116740 - 6104 MERION WAY116741 - 6108 MERION WAY116742 - 6112 MERION WAY117158 - 3683 PEBBLE BEACH117159 - 3679 PEBBLE BEACH117160 - 3675 PEBBLE BEACH117161 - 3669 PEBBLE BEACH117162 - 3672 PEBBLE BEACH117163 - 3674 PEBBLE BEACH117164 - 3678 PEBBLE BEACH117165 - 3684 PEBBLE BEACH117423 - 3700 COLUMBIA117424 - 5709 TUCKATOE117425 - 5705 TUCKATOE117426 - 5701 TUCKATOE117427 - 5700 TUCKATOE117428 - 5704 TUCKATOE117429 - 5708 TUCKATOE117430 - 5712 TUCKATOE117431 - 3714 COLUMBIA117432 - 3718 COLUMBIA117433 - 3722 COLUMBIA117434 - 3726 COLUMBIA117435 - 3730 COLUMBIA117436 - 5709 PELICAN HILLS117437 - 5705 PELICAN HILLS117438 - 5700 PELICAN HILLS117439 - 5704 PELICAN HLS
COMAL COUNTY
75381 - 5301 COUNTRY CLUB BLVD108306 - 3807 PEBBLE BEACH108307 - 3811 PEBBLE BEACH108331 - 3808 PEBBLE BEACH121896 - 5301 COUNTRY CLUB BLVD121897 - 3779 COLUMBIA121907 - 3739 COLUMBIA121908 - 3735 COLUMBIA121909 - 3731 COLUMBIA121910 - 3727 COLUMBIA121911 - 3721 COLUMBIA121912 - 3717 COLUMBIA121913 - 3713 COLUMBIA121927 - 5704 PELICAN HLS121928 - 5708 PELICAN HILLS121929 - 5709 MAHOGANY BAY121930 - 5705 MAHOGANY BAY121931 - 5701 MAHOGANY BAY121932 - 5700 MAHOGANY BAY121933 - 5704 MAHOGANY BAY121934 - 5708 MAHOGANY BAY121935 - 3800 COLUMBIA121936 - 3804 COLUMBIA377261 - COLUMBIA
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0 400 800 1,200200Feet
City of SchertzThe Villas at Bluebonnet Ridge(PLPDD20230093)
Project Area
200' Buffer
County Boundaries
Last Update: May 24, 2023
“The City of Schertz provides this Geographic Information System product "as is" without any express or implied warranty of any kindincluding but not limited to the implied warranties of merchantability and fitness for a particular purpose. In no event shall The City of Schertzbe liable for any special, indirect or consequential damages or any damages whatsoever arising out of or in connection with the use of orperformance of these materials. Information published in this product could include technical inaccuracies or typographical errors. Periodicalchanges may be made and information may be added to the information herein. The City of Schertz may make improvements and/or changes in the product(s) described herein at any time.”
City of Schertz GIS Department gis@schertz.com
1
The Villas at
Bluebonnet Ridge
A PLANNED DEVELOPMENT DISTRICT
City of Schertz
May 2023
Table of Contents
1. Planned Development District ----------------- 2
2. PDD Purpose and Intent ------------------------- 2
3. The Property ---------------------------------------- 2-3
4. Parks and Amenities ------------------------------ 3
5. Two Family Residential District ---------------- 4
6. Homeowners Association and
Maintenance ---------------------------------------- 4-5
7. Architectural Review Comitee ----------------- 5
8. Site Design Standards ---------------------------- 5
9. Fire Walls -------------------------------------------- 5-6
10. Parking ----------------------------------------------- 6
11. Amendments to the Planned
Development District (PDD) -------------------- 6
Exhibits
A. Meets and Bounds Description
B. The Villas at Bluebonnet Ridge
C. Zoning Exhibit
D. Amenities, Parks, Entry, Mail Station
E. Parking Exhibit Per Unit
May 2023
Habi Land, LLC.
Authored by: Eugenio Murillo
2
The Villas at Bluebonnet Ridge
170 Unit Development on 24.1784 Acres
Planned Development District. Understanding there may be circumstances in which a
development might not be able to adhere to the strict regulations and design standards
set forth in the Schertz Unified Development Code (UDC), the UDC established Article 5,
and Section 21.5.10, a Planned Development District (PDD), as an alternative approach
to conventional land development.
The City of Schertz Unified Development Code as amended will govern development of
the property, except for the following statements.
PDD Purpose and Intent. The purpose of PDD regulations is to encourage and promote
more creative, innovative, and imaginative land development than would be possible
under the regulations found in a typical zoning district. The intent is to allow substantial
flexibility in planning, design, and development standards in exchange for greater land
values and amenities. Enhanced parkland and open space, preservation of natural
resources, pedestrian friendly environment, and deviation from the typical traffic
patterns are all a result of this allowed flexibility. It is this intrinsic flexibility, in the form
of relief from the normal zoning ordinances, design standards, land use densities, and
subdivision regulations, that allows for the definition of uses, densities and standards
that will permit the alternative planning associated with a PDD and this development
known as The Villas at Bluebonnet Ridge.
The Property. The location of the subject property is directly west of the Scenic Hills
Neighborhood and directly east of The Fairways at Scenic Hills as described on Exhibit A.
The current condition of the property creates a unique opportunity for development.
The approximately 24.1784-acre site was previously known as part of the Northcliffe
Golf Club.
The property is bound by Country Club Boulevard to the south, Columbia Drive to the
North, and existing single-family neighborhoods to the east and west.
3
Analysis of the property via phase 1 ESA reports, geotechnical reports, and bore samples
do not reveal any physical constraints, potential health, or safety hazards. Further
evaluation of the tract by the Developer’s engineers has confirmed utilities are available
and the property’s demands can be served.
The Villas at Bluebonnet Ridge (Exhibit B) is proposed. Such amenities will include both
passive and active areas, as well as concrete pathways and crushed granite walking trails.
Multi-purposed walkways and sidewalks will provide links between park areas, open
spaces, resident units, and amenities. Amenities provided and shown on Exhibit D will
include playscapes, picnic tables, and a neighborhood pavilion. All of which promote a
safe and pedestrian friendly environment and overall livable community. Also, Exhibit D
will depict the entry gate and landscaping features.
Our current concept plan consists of a gated community with no more than 170 units.
These units will be spread across 85 duplexes. Each unit will be between 1,300 sf and
1,400 sf. Every unit will feature 3 bedrooms, 2.5 baths, an eat in kitchen, two living
rooms, a laundry room, a covered back patio, a private yard, and a two-car garage. This
proposed community will be managed and maintained by The Villas at Bluebonnet Ridge
“HOA”. The community is designed to enhance the overall neighborhood standards by
incorporating 7.31 acres of green space and amenities. This includes multiple Private
Parks public walking trail contingent upon approval with LCRA to develop within the
easement. All of which are outlined in the overall site plan Exhibit B and Exhibit D.
Parks & Amenities. The development’s interior private park and amenities as shown on
0.50 acres, are designed to house a pavilion for birthday parties & special events, a
playground for the community, and a concrete walking path. The mail center is designed
with a covered pavilion, and additional parking access will be provided on 0.29 acres. In
addition to the previously mentioned improvements, the development will also feature
a 0.56 acre fenced in private dog park, a 1.95-acre private Picnic/Trail/Community
Garden area, and a 4.01 Acre public walking trail contingent upon approval with LCRA to
develop within the easement. All the above is shown on Exhibit B and Exhibit D
4
Two-Family Residential District. The intent of the development is to conform with the
Two-Family Residential District (R-3) zoning district but to modify the lot width and
depth as follows. Each lot is comprised of at least 5,655 sf with a minimum depth of 87-
feet. Each lot will have a width of at least 65 feet. There will be 85 lots in total. Each area,
as shown and identified on Exhibit B.
Each lot will have a 10-foot side setback on one side and a zero-lot line setback on the
opposite side (the 6 corner lots within the development will maintain 15-foot side
setback). Each lot will have a 25-foot front setback, and a 20-foot rear setback per the
table below. Where residential lots have double frontage, running from one street to
another, no access from the rear of the property will be permitted to the street. Only
one access point will be permitted from a residential lot, so long as the access is from
the front of the lot. All lots with double frontage within that block will have the same
restriction and orientation as the lot on either side.
Table 21.5.7.A DIMENSIONAL REQUIREMENTS
RESIDENTIAL ZONING DISTRICTS
Minimum Lot Size and
Dimensions
Minimum Yard Setback (Ft) Miscellaneous Lot
Requirements
Code Zoning District Area
Sq. Ft.
Width
Ft.
Depth
Ft.
Front
Ft.
Side
Ft.
Rear
Ft.
Minimum
Off-Street
Parking
Spaces
Max
Height
Ft.
Max
Imperv
Cover
Key
R-3
Per UDC
Two-Family
Residential
District
9000 75 120 25 10 20 2 35 60% h,j,k,l,
m,o
R-3 (PDD) Two-Family
Residential
District (PDD)
5655 65 87 25 10, 0 20 2 35 75% h,j,k,l,
m
Key:
h. Corner lot shall have minimum 15-foot yard setback from street right-of-way.
j. Site Plan approval required.
k. Swimming pools count toward the maximum impervious cover limitations, unless the swimming pool is equipped with a
water overflow device appropriate for such pool, and only if it drains into any pervious surface, in which case the water
surface shall be excluded.
l. No variances may be permitted to exceed the maximum impervious cover limitations
m. Refer to Article 14, section 21.14.3 for additional design requirements
o. Side yard setback of 7.5 ft. for R-1, R-2, R-3, R-6, R-7, and MHS continues in effect for all subdivisions vested on the date of
adoption of Ordinance No. 11-S-15. → (Not to be used for The Villas at Bluebonnet Ridge)
Homeowners Association & Maintenance. This development will be gated, and a
Homeowners Association (HOA) will be established. The entire development both inside
and outside of the gates to include irrigation will be maintained by the HOA’s
maintenance crew. This is to include the maintenance of common areas, all front yards,
5
side yards, and back yards. The HOA’s maintenance crew will have access to all back
yards via side gates. The HOA will have master keyed locks to allow for access to maintain
each unit’s backyard. A 6-foot wood fence will be installed along the boundary with The
Fairways at Scenic Hills neighborhood. Crushed granite walking trails, concrete
pathways, neighborhood amenities, and multi-use paths within the development’s
common areas will all be maintained by “The Villas at Bluebonnet Ridge HOA” as well.
Architectural Review Committee. The Developer will establish an Architectural Review
Committee (ARC) which will be responsible for reviewing and approving construction
plans for all residential construction within The Villas at Bluebonnet Ridge. The ARC will
consist of members appointed by the Developer until all the property within the Villas
at Bluebonnet Ridge has been transferred to an independent third-party purchaser or to
the HOA.
Construction of residential and community amenities within the Villas at Bluebonnet
Ridge shall first be submitted to the ARC for approval and to verify compliance with the
terms, conditions, and obligations of the PDD and deed restrictions. The ARC shall review
such contemplated construction and shall, if approved, provide verification in a form
acceptable to the City by which the ARC verifies that the plan for the contemplated
construction complies with the PDD and associated guidelines.
Site Design Standards. With the exemption of lot sizes, this proposed development
conforms to the UDC for orderly and unified development of streets, utilities,
neighborhood design, public land and facilities. Streets, gates, and lighting will be
maintained by the HOA. All public utilities will be maintained by the city with easements
to be recorded for access and maintenance as detailed in the utility plan provided to the
city.
Fire Walls. Due to the reduced side yard setbacks, each Duplex within The Villas at
Bluebonnet Ridge, will require all A/C condensers to be in the rear yard, and exterior
sidewalls will be at least a minimum of a 1-hour fire rated. No structures, including sheds,
will be permitted within the side yard setbacks. Fencing shall be in line with rear wall of
6
the home. The fire rating shall extend the full length of both side walls and include any
projections, it will be the acceptable fire rated standard per code.
Parking. According to UDC Section 21.10.4, each 3-bedroom unit within this
development is required to have 2 off street parking spaces. As noted, and shown in
Exhibit E, each 3 -bedroom unit has two driveway parking spaces in addition to two
garage parking space for a total of 4 spaces per unit. In addition to the 680 off street
parking spaces allocated across the development, there are an additional 16 parking
spaces split between the interior parks and mail station and an additional 76 spaces
available on street to use as overflow and guest parking. Total parking spaces available
are 772.
Amendments to the Planned Development District (PDD). Any significant future
changes from the established Dimensional Requirements for the approved PDD, which
alter the concept of the PDD or increase the density, will cause the plan to be re-
submitted for approval by the Planning & Zoning Commission and the City Council,
including a new public hearing with applicable fees. Minor changes which do not change
the concept or intent of the development shall be approved or denied administratively.
Exhibit A
Meets and Bounds Description
Exhibit B
The Villas at Bluebonnet Ridge
The Vias
Exhibit C
Zoning Exhibit
COMAL COUN
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GUADALUPE C
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35
ZONE CHANGE EXHIBIT
ZONE CHANGE EXHIBIT
Exhibit D
Amenities, Parks, Entry, Mail
Station
Exhibit E
Parking Exhibit Per Unit
EXHIBIT "E"
ARTICLE 10. PARKING STANDARDS
Sec. 21.10.2. General provisions.
A.Required off-street parking in residential districts shall be provided on the same
site, lot or tract as the main use for which the parking is provided.
B. Required off-street parking in nonresidential districts may be located on thesame site, lot or tract as the main use for which the parking is provided or on a
site, lot or tract located within the same zoning district and within 150 feet of
the main use.
E. All driveways and all required off-street parking spaces shall be on a paved
concrete or asphalt surface. All drive approaches shall be of paved concrete.
I.Residential curb cuts.
1.Straight driveways. Curb cuts for residential driveway aprons shall be not less
than ten feet (10') in width, and not more than twelve feet (12') in width for
a single driveway apron nor more than twenty-four feet (24') in width for adouble driveway apron. Curb cuts will be permitted only for driveway aprons
providing access to a garage, carport or hardstand. Not more than one curb
cut will be permitted for each residential parcel of land except as follows for
circular driveways.
Sec. 21.10.3. Size of space.
A. Each standard off-street surface parking space shall measure not less than ten
feet by 20 feet, exclusive of access drives and aisles, and shall be of usable shape
and condition.
D. Each standard parking space located in a parking garage shall measure not less
than ten feet by eighteen feet (10' x 18'), exclusive of access drives or aisles.
Xero Escape
Zero Lot Line
42
'
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0
"
20
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"
25
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87
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65'-0"
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10
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EXHIBIT "E"
ARTICLE 10. PARKING STANDARDS
Sec. 21.10.2. General provisions.
A.Required off-street parking in residential districts shall be provided on the same
site, lot or tract as the main use for which the parking is provided.
B. Required off-street parking in nonresidential districts may be located on thesame site, lot or tract as the main use for which the parking is provided or on a
site, lot or tract located within the same zoning district and within 150 feet of
the main use.
E. All driveways and all required off-street parking spaces shall be on a paved
concrete or asphalt surface. All drive approaches shall be of paved concrete.
I.Residential curb cuts.
1.Straight driveways. Curb cuts for residential driveway aprons shall be not less
than ten feet (10') in width, and not more than twelve feet (12') in width for
a single driveway apron nor more than twenty-four feet (24') in width for adouble driveway apron. Curb cuts will be permitted only for driveway aprons
providing access to a garage, carport or hardstand. Not more than one curb
cut will be permitted for each residential parcel of land except as follows for
circular driveways.
Sec. 21.10.3. Size of space.
A. Each standard off-street surface parking space shall measure not less than ten
feet by 20 feet, exclusive of access drives and aisles, and shall be of usable shape
and condition.
D. Each standard parking space located in a parking garage shall measure not less
than ten feet by eighteen feet (10' x 18'), exclusive of access drives or aisles.
Xero Escape
Zero Lot Line
23'-0"
1
Emily Delgado
From:David Lerma <g132311@yahoo.com>
Sent:Tuesday, June 6, 2023 11:28 PM
To:planning@schertz.com
Subject:PLANNED DEVELOPMENT DISTRICT REZONE PROTEST
Hello Mrs. Delgado, I am opposed to the rezoning related to PLPDD20230093. My Name
is- David Lerma. Address- 5700 Tuckatoe. I graduated from Samuel Clemens High School
and have lived in Schertz for the past 40 years. Schertz always advertises that they have
parks and trails. I am very disappointed that the City of Schertz have not purchased the
property and make it into a park and trails for the citizens of Schertz that live in this
area. Schertz could and should buy the property and do the right thing and make it into a
park with trails.
Regards,
David Lerma
PLANNING AND ZONING COMMISSION MEETING: 06/14/2023
Agenda Item 6 A
TO:Planning and Zoning Commission
PREPARED
BY:Ameriz Gamez, Planner
CASE:PLPP20230073
SUBJECT:PLPPP20230073 - Consider and act upon a request for approval of a preliminary plat of the FM 1518 Schertz Multifamily
Apartments, approximately 15 acres of land generally located 2,200 feet southeast of the intersection of Lower Seguin Road
and FM 1518, Parcel ID 309999, City of Schertz, Bexar County, Texas.
GENERAL INFORMATION:
Owner: Karen L. Dahle
Applicant: Alejandro Jimenez
APPLICATION SUBMITTAL DATE:
Date: Application Submittal Type:
06/01/2023 Preliminary Plat
ITEM SUMMARY:
The applicant is proposing to preliminary plat approximately 15 acres of land establishing a 300 unit multifamily
apartment complex that will consist of 8 apartment building, a Clubhouse, and a Maintenance/Laundry building.
The site is currently zoned Planned Development District (PDD). The zoning ordinance number is 22-S-41 and was
approved by City Council on September 14, 2022. The Proposed development will adhere to the City's "R-4"
Apartment/Multi-family Residential District standards requirements as dictated by the Unified Development Code
and PDD.
GENERAL LOCATION AND SITE DESCRIPTION:
The property is generally located approximately 2,200 feet southeast of the intersection of Lower Seguin Road and
FM 1518. The property is across FM 1518 from the intersection of Long Leaf Parkway and 1518.
ACCESS AND CIRCULATION:
The property will have two access points, the first will be the main entrance from FM 1518 and second will be
emergency access that goes from FM 1518 to the adjacent property to the east through a 26-foot wide emergency
access easement.
TREE MITIGATION AND PRESERVATION:
The applicant will be responsible for complying with the Unified Development Code (UDC), Section 21.9.9 Tree
Preservation and Mitigation. The property will be removing protected and/or heritage trees and tree mitigation fees
will be reviewed with the development of the site.
PUBLIC SERVICES:
The proposed FM 1518 Mulitfamily Apartments will be serviced by City of Schertz for water and sewer, Cibolo
Creek Municipal Authority (CCMA) for sewer, CPS, Spectrum, and AT&T.
PUBLIC IMPROVEMENTS:
All public improvements required for this subdivision are required to be installed prior to recording of the final plat
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 improvement agreement.
Water: The property will be serviced by the City of Schertz through a 12inch water line and will be stubbed for
future development.
Sewer: The property will be serviced by the City of Schertz through a 12inch sewer line. It will be treated by
CCMA.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with stormwater regulations. A Stormwater Management Plan has been reviewed and approved by the City
Engineer.
Sidewalks: Sidewalks will be constructed along FM 1518 in accordance with the City of Schertz standards.
Road Improvements: The subject property is adjacent to FM 1518 which is identified on the City of Schertz Master
Thoroughfare Plan as a Principal Arterial, with a 120'-130' of Right of Way. Due to the property being adjacent to
FM 1518 TxDot has reviewed the plat exhibit and provided a letter of no objection to the proposed plat. Included
within the proposed preliminary plat is a 0.07 acre variable width Right of Way dedication along a portion of the
subject property adjacent to FM 1518.
STAFF ANALYSIS AND RECOMMENDATION:
The preliminary plat is consistent with the applicable requirements, ordinances, and regulations for this property. It
has been reviewed with no objections by the Engineering, Public Works, Fire, and Planning Departments.
Therefore, staff recommends approval of the preliminary plat as proposed.
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 21.12.8 D.
Attachments
Aerial Exhibit of Subject Property
F.M. 1518 Schertz Multifamily Apartments Preliminary Plat Exhibit
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Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community41 Inch = 250 FeetFM 1518 SCHERTZMULTIFAMILY APARTMENTS(PLPP20230073)0 250 500125Feet
<all other values>
Freeway
Principal Arterial
Planned Principal Arterial
Secondary Arterial
Planned Secondary Arterial
Secondary Rural Arterial
Planned Secondary Rural Arterial
Residential Collector
Planned Residential Collector
Commercial Collector B
Planned Commercial Collector B
Commercial Collector A
Planned Commercial Collector A
<all other values>
Highways
Major Roads
Minor Roads
Other Cities
1", 1 1/2"
2", 2 1/2"
3"
4"
6"
8"
10"
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16"
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County Boundaries
4
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EXISTING 12" WATER MAIN
PROPOSED 12"
PUBLIC SEWER MAIN
LOT 1
BLOCK 1
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SEE DETAIL "A"
THIS SHEET
3
TBPELS: ENGINEERING F-5297/SURVEYING: F-10131500
12770 CIMARRON PATH, SUITE 100
TEL: (210) 698-5051
SAN ANTONIO, TEXAS 78249 FAX: (210) 698-5085
Moy Tarin Ramirez Engineers, LLC
Engineers
Surveyors
Planners
DATE OF PREPARATION: June 9, 2023
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““
DETAIL "A"
PROPOSED 12"
PUBLIC SEWER MAIN
PLANNING AND ZONING COMMISSION MEETING: 06/14/2023
Agenda Item 8 A
SUBJECT
Current Projects and City Council Status Update
DEVELOPMENT INFORMATION
The following is being provided for information purposes only so that the Planning and Zoning Commission is
aware of the current status of new site plan applications, status of applications heard by the Commission and
recommended for final action by the City Council, and the status of administratively approved applications.
NEW SITE PLAN APPLICATIONS:
There were no new site plan applications submitted to the Planning and Community Development
Department between May 20, 2023 and June 9, 2023.
CITY COUNCIL RESULTS: The following development applications were
recommended for final action to the City Council:
Ord. 23-S-10 – Conduct a public hearing and consideration and/or action on a request to rezone
approximately 1 acre of land from Single-Family Residential District (R-1) to Neighborhood Services
District (NS), located approximately 600 feet south of the intersection of FM 3009 and Live Oak Road, also
known as Guadalupe County Property Identification Number 67544, City of Schertz, Guadalupe County,
Texas.
Recommended for approval at the April 12, 2023 P&Z Meeting (5-0)
Approved at first reading at the May 9, 2023 CC Meeting (7-0)
Approved at final reading at the May 23, 2023 CC Meeting (5-0)
Ord. 23-S-12 - Conduct a public hearing and consideration and/or action on a Specific Use Permit to allow a
convenience store with gas pumps on approximately 4.2 acres of land, located at the intersection of North
Graytown Road & IH 10, address: 11185 IH 10 E, City of Schertz, Bexar County, Texas, property ID:
619232.
Recommended for approval at the May 10, 2023 P&Z Meeting (7-0)
Approved at first reading at the June 6, 2023 CC Meeting (7-0)
Scheduled for final reading at the June 20, 2023 CC Meeting
Ord. 23-S-13 Conduct a public hearing and consideration and/or action on amendments to Part III of the
Schertz Code of Ordinances, Unified Development Code (UDC) to Article 5, Section 21.8.5 Permitted Use
Table, and Article 16 Definitions
Recommended for approval at the May 24, 2023 P&Z meeting (5-0)
Tentatively scheduled for first reading at the July 11, 2023 CC Meeting
ADMINISTRATIVELY APPROVED PROJECTS:
The following development application was administratively approved between May 20, 2023 and June 9,
2023.
Schertz Wastewater Lift Station Lot 1, Block 1 (72 Bubbling Springs Road)
Site Plan for a proposed lift station