| PLANNING AND ZONING COMMISSION MEETING: 10/25/2023 Agenda Item 5 A |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | |
| CASE: | PLPP20230248 |
| SUBJECT: | PLPP20230248 - Consider and act upon a request for approval of a preliminary plat for the Schertz Station Subdivision, approximately 75 acres of land generally located to the southeast of the IH-35 and Cibolo Valley Drive intersection. Parcel ID 68313, City of Schertz, Guadalupe County, Texas. |
GENERAL INFORMATION:
Owner: SAN ANTONIO 1 LTD PRTNRSHP
Applicant: Amy Noble, P.E. Kimley-Horn and Associates Inc.
Applicant: Amy Noble, P.E. Kimley-Horn and Associates Inc.
APPLICATION SUBMITTAL DATE:
| Date: | Application Submittal Type: |
| 10/20/2023 | Preliminary Plat |
ITEM SUMMARY:
The site is currently zoned Planned Development District (PDD). The zoning ordinance number is 22-S-44 and was approved by City Council on December 6, 2022. The proposed development will adhere to the City's General Business (GB) District and Apartment/Multi-Family Residential (R-4) District standards and requirements as dictated by the Unified Development Code and PDD.
Per the PDD the property is divided into four (4) different areas to include Commercial, Retail, and Multi-Family. The applicant is proposing to preliminary plat approximately 75 acres of land establishing a total of thirteen (13) lots.
Per the PDD the property is divided into four (4) different areas to include Commercial, Retail, and Multi-Family. The applicant is proposing to preliminary plat approximately 75 acres of land establishing a total of thirteen (13) lots.
- Area I: The portion of the property along IH 35 and Cibolo Valley Drive and made up of 9 lots, Lot 1 through Lot 9 and is proposed to develop as Commercial / Retail.
- Area II: The portion of the property is located in the center of the 75 acres, immediately behind Area I, identified as Lot 10, is proposed to develop as Commercial / Retail.
- Area III: South of Area II, consists of Lot 11 and Lot 13 and is proposed to develop as Multi-Family. Within Area III, the proposed PDD standards stipulate a maximum density of 12 units per acre. At this time the applicant is proposing a total of 318 units (build to rent) with 11 units per acre.
- Area IV: Immediately adjacent to the intersection of Cibolo Valley Drive and Old Wiederstein, is identified as Lot 12, is proposed to develop as Commercial / Retail.
GENERAL LOCATION AND SITE DESCRIPTION:
The property is generally located to the southeast of the IH-35 and Cibolo Valley Dive intersection.
ACCESS AND CIRCULATION:
The property is eligible to have a maximum of 3 access points along the interstate highway 35 frontage per TXDOT. The property is currently proposing two main entrances from IH-35 that will connect to a 50ft public right of way within the property.
In conformance with the Master Thoroughfare Plan, a public street extension is proposed from the intersection of Cibolo Valley Drive and Ripps-Kreusler Road, this will be another access point to the property.The Ripps-Kreusler extension has a temporary dead-end that may be extended in the future. This proposed dead-end is a roundabout that has been reviewed with no objection by the Engineering and Fire Department.
In conformance with the Master Thoroughfare Plan, a public street extension is proposed from the intersection of Cibolo Valley Drive and Ripps-Kreusler Road, this will be another access point to the property.The Ripps-Kreusler extension has a temporary dead-end that may be extended in the future. This proposed dead-end is a roundabout that has been reviewed with no objection by the Engineering and Fire Department.
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 the tree mitigation fees will be reviewed with the development of the site.
PUBLIC SERVICES:
The proposed development will be serviced by the City of Schertz for water and sewer, Cibolo Creek Municipal Authority (CCMA) for sewer, CPS, CenterPoint Energy and AT&T.
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 multiple lines ranging from a 8inch, 10inch, and 12inch water line. Water mains of different sizes will be stubbed out to provide service for other development in the area.
Sewer: The property will be serviced by the City of Schertz through a 8inch and a 12inch sewer line. Sewer mains of different sizes will be stubbed out to provide service for other development in the area.
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 in accordance with the City of Schertz Standards.
Road Improvements: The Ripps-Kreusler extension is classified in the Master Thoroughfare Plan as a residential collector and construction will meet City of Schertz standards. The applicant requested a modification to the Ripps-Kreusler dead-end street limit to allow for it to exceed 500 feet in length from the intersection with Cibolo Valley Drive. In accordance with Sec. 21.14.1 E. the request was reviewed and approved by the City Engineer so that the proposed public street extension can be established as shown on the preliminary plat to be in conformance with the City Master Thoroughfare Plan.
The Schertz Station Subdivision will provide a 50' right-of-way through Area I, connecting from the IH 35 frontage road to the Ripps-Kreusler extension near the intersection with Cibolo Valley Drive. This is indicated by the "86' wide ROW' on the exhibit and construction will include curb, gutter, and sidewalk.
Water: The property will be serviced by the City of Schertz through multiple lines ranging from a 8inch, 10inch, and 12inch water line. Water mains of different sizes will be stubbed out to provide service for other development in the area.
Sewer: The property will be serviced by the City of Schertz through a 8inch and a 12inch sewer line. Sewer mains of different sizes will be stubbed out to provide service for other development in the area.
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 in accordance with the City of Schertz Standards.
Road Improvements: The Ripps-Kreusler extension is classified in the Master Thoroughfare Plan as a residential collector and construction will meet City of Schertz standards. The applicant requested a modification to the Ripps-Kreusler dead-end street limit to allow for it to exceed 500 feet in length from the intersection with Cibolo Valley Drive. In accordance with Sec. 21.14.1 E. the request was reviewed and approved by the City Engineer so that the proposed public street extension can be established as shown on the preliminary plat to be in conformance with the City Master Thoroughfare Plan.
The Schertz Station Subdivision will provide a 50' right-of-way through Area I, connecting from the IH 35 frontage road to the Ripps-Kreusler extension near the intersection with Cibolo Valley Drive. This is indicated by the "86' wide ROW' on the exhibit and construction will include curb, gutter, and sidewalk.
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.
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
| Planning Department Recommendation | |
| X | Approve as submitted |
| Approve with conditions* | |
| Denial |
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.