| PLANNING AND ZONING COMMISSION MEETING: 06/14/2023 Agenda Item 4 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | |
| 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
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:
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.
| 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.
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.
* 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 final plat. In considering final action on a final plat, the Commission should consider the criteria within UDC, Section 21.12.9.D.