| PLANNING AND ZONING COMMISSION MEETING: 06/05/2024 Agenda Item 6 B |
| TO: | Planning and Zoning Commission |
| PREPARED BY: | |
| CASE: | {ud_fi1} |
| SUBJECT: | PLPP20240008 - Consider and act upon a request for approval of a preliminary plat for the Schertz Storage Center Subdivision, approximately 7.8 acres of land generally located 2,800 feet to the east of the IH-35 and FM 2252 intersection, also known as Comal County Parcel ID 73256, City of Schertz, Comal County, Texas. |
GENERAL INFORMATION:
Owner: SATX DEVELOPMENT LLC
Applicant: Robert Garza, Bain Medina Bain, Inc.
Applicant: Robert Garza, Bain Medina Bain, Inc.
APPLICATION SUBMITTAL DATE:
| Date: | Application Submittal Type: |
| 1/10/2024 | Preliminary Plat |
ITEM SUMMARY:
The applicant is requesting to preliminary plat approximately 7.8 acres of land in order to establish one lot. The subject property is currently zoned General Business District (GB) and Manufacturing - Light District (M-1).
UDC Section 21.3.3.B.2.h states that when an applicant is requesting a waiver to the requirements in Article 12, the request must be heard by the Planning and Zoning Commission. The preliminary plat is also being heard by the Planning and Zoning Commission as staff has determined that due to the discretionary nature of this application, it is best practice for this item to be heard by the appointed body of the Planning and Zoning Commission.
UDC Section 21.3.3.B.2.h states that when an applicant is requesting a waiver to the requirements in Article 12, the request must be heard by the Planning and Zoning Commission. The preliminary plat is also being heard by the Planning and Zoning Commission as staff has determined that due to the discretionary nature of this application, it is best practice for this item to be heard by the appointed body of the Planning and Zoning Commission.
GENERAL LOCATION AND SITE DESCRIPTION:
The property is undeveloped and located approximately 2,800-feet east of the intersection of IH-35 and FM 2252.
ACCESS AND CIRCULATION:
The property currently has frontage along IH-35 and FM 482. The property is eligible for 2 access points, 1 at either frontage. According to the Master Thoroughfare Plan, FM 482 is a Principal Arterial.
Cross access easements have been provided at the frontage of both IH-35 and FM 482.
Cross access easements have been provided at the frontage of both IH-35 and FM 482.
TREE MITIGATION AND PRESERVATION:
The applicant is intending to remove trees and will be responsible for complying with Unified Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. Tree preservation and mitigation will be evaluated with the final plat and any subsequent applications.
PUBLIC SERVICES:
The site will be serviced by the City of Schertz for sewer, Green Valley Special Utility District for water, and CPS. The applicant has requested a waiver to not connect to the public sanitary sewer system. If the waiver is granted, the site will be serviced by an on-site sewer facility (OSSF), which would be reviewed and permitted with Comal County.
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 Green Valley Special Utility District for water. Water lines run along the frontage of FM 282, IH-35 and a 12-inch water line runs along the eastern subject property line.
Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer. The closest possible sewer is over 1,000-feet away and on the other side of IH-35 and is owned by the City of Schertz. Topography and the property's current sewer shed make connection unreasonable at this time. Once public infrastructure has been extended to the area through the future "Town Creek Line", the subdivision will be required to connect to the sanitary sewer system in accordance with Section 90-78 of the Code of Ordinances. If the sewer waiver request is approved, the property will be able to install an on-site sewer facility (OSSF) permitted by Comal County.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with Stormwater regulations. A preliminary drainage report has been reviewed and approved by the City Engineer.
Sidewalks, Hike and Bike Trails: The property will be required to construct a sidewalk along FM 482 and will be required to meet the specifications of the City of Schertz.
Road Improvements: No road improvements are currently being proposed. The applicant is dedicating 25-feet of Right of Way along the frontage of FM 482 to the City of Schertz. FM 482 is classified as a Principal Arterial with 120-feet of Right of Way. A no objection letter has been received from TXDOT in regard to the plat.
Water: The property will be serviced by Green Valley Special Utility District for water. Water lines run along the frontage of FM 282, IH-35 and a 12-inch water line runs along the eastern subject property line.
Sewer: The applicant has provided a waiver request to the requirement to extend public sanitary sewer. The closest possible sewer is over 1,000-feet away and on the other side of IH-35 and is owned by the City of Schertz. Topography and the property's current sewer shed make connection unreasonable at this time. Once public infrastructure has been extended to the area through the future "Town Creek Line", the subdivision will be required to connect to the sanitary sewer system in accordance with Section 90-78 of the Code of Ordinances. If the sewer waiver request is approved, the property will be able to install an on-site sewer facility (OSSF) permitted by Comal County.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance with Stormwater regulations. A preliminary drainage report has been reviewed and approved by the City Engineer.
Sidewalks, Hike and Bike Trails: The property will be required to construct a sidewalk along FM 482 and will be required to meet the specifications of the City of Schertz.
Road Improvements: No road improvements are currently being proposed. The applicant is dedicating 25-feet of Right of Way along the frontage of FM 482 to the City of Schertz. FM 482 is classified as a Principal Arterial with 120-feet of Right of Way. A no objection letter has been received from TXDOT in regard to the plat.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed preliminary plat is generally consistent with the applicable requirements for the property, ordinances, and regulations, The plat has been reviewed with no objections by the Engineering, Fire, and Planning Departments. Staff recommends approval of PLPP20240008.
* 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.