Download PZ 06-24-2015 AGENDA with associated documents[Icon]

SCHERTZ PLANNING & ZONING COMMISSION
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 would want to be treated
Work together cooperatively as a team
AGENDA
Wednesday, June 24, 2015 at 6:00 p.m.
1.
CALL TO ORDER / ROLL CALL
2.
RECOGNITION/OATH OF APPOINTED COMMISSIONERS
3.
ELECTION OF CHAIRMAN AND VICE CHAIRMAN
4.
HEARING OF RESIDENTS
5.
WORKSHOP/DISCUSSION:
Public hearing, presentation and discussion on proposed amendments to UDC, Sec. 21.9.5 Exterior
A.
Construction and Design Standards.
6.
ITEMS FOR INDIVIDUAL CONSIDERATION:
A.
PC2015-015
Consider and act upon a request for approval of a preliminary plat of Rhine Valley Unit 2, an
approximately 16 acre tract of land situated in the Miles S. Bennett Survey No. 75, Abstract No.
61, County Block 5057, the Julian Diaz Survey No. 66, Abstract No. 187, County Block 5059, and
the William Bracken Survey No. 74, Abstract No. 43, County Block 5056, City of Schertz, Bexar
County, Texas, generally located on Lower Seguin Road 3,000 feet east of the intersection of
Lower Seguin Road and FM 1518.
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.
B.
PC2015-018
Consider and act upon a request for approval of a preliminary plat of The Reserve at Schertz II,
Unit 3, an approximately 19 acre tract of land situated in the S. B. Lewis Survey No. 317, Abstract
No. 443, and the Antonio Zamora Survey No. 36, Abstract No. 82 City of Schertz, Bexar County,
Planning & Zoning
June 24, 2015
Page 1 of 2
Texas, generally located on Graytown Road 1,500 feet south east of the intersection of Boenig
Drive and Graytown Road.
7.
8.
REQUESTS AND ANNOUNCEMENTS:
Requests by Commissioners to place items on a future Planning and Zoning Agenda.
A.
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 Plans were submitted to the
Planning and Zoning Department between June 6, 2015 and June 18, 2015.
1. Windy Meadow Subdivision Unit 1, Lot 14, Block 2 (153 Windy Meadows Drive)
- Site Plan- Proposed: 6,000 square foot office building
2. Schertz 15 Acre Industrial Site Subdivision, Lot 1, Block 1 (9850 Doerr Lane)
Amended Site Plan – Proposed: 213,864 square foot office/warehouse
3. Schertz 3009 Subdivision II, Lot 2, Block 1 (289 FM 3009) Amended Site Plan –
Proposed: 9,947 square foot retail and restaurant
4. Legacy at Forest Ridge, Lot 4, Block 2 (5001 Schertz Parkway) Site Plan
Proposed: 11,535 square foot childcare and school
ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Patti White, Executive Assistant Development, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on
the official bulletin boards on this the 19th day of June, 2015 at 1:00 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.
Patti White
_______________________
Patti White, Executive Assistant Development
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 _______________, 2015.
____________________________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
June 24, 2015
Page 2 of 2
PLANNING AND ZONING COMMISSION MEETING: June 24, 2015
Workshop/ Discussion Agenda Item – 5A
TO:
Planning and Zoning Commission
PREPARED BY:
Bryce Cox, Planner
CASE:
ZC2014-006 – UDC Sec.21.9.5 Exterior Construction and Design Standards – UDC
Amendment
SUBJECT:
Public hearing, presentation and discussion on proposed amendments to UDC, Sec.
21.9.5 Exterior Construction and Design Standards.
BACKGROUND:
Workshop discussion on at the June 10, 2015 Planning and Zoning Commission Meeting. Commission
requested photograph examples of material percentages.
As stated in the UDC, City Council from time to time may make amendments, change or modify text to any
portion of the UDC to establish and maintain sound stable and desirable development. It is generally
considered good practice to periodically review and update the development regulations due to changing
conditions, community goals and State and Federal regulations.
UDC Sec. 21.9.5 Exterior Construction and Design Standards was identified as a section in need of revision. To
assist with the revision to UDC Sec. 21.9.5 Exterior Construction and Design Standards, Planning Staff created
a focus group. The Design Standards Focus Group was comprised of various architects, engineers,
developers, and City Boards including Board of Adjustments, Schertz Economic Development Board, and
Planning and Zoning Commission. Through brainstorming, guided discussions and a photo survey, the focus
group diagnosed problems with the current design standards, identified the aspects which promote quality
development, and developed the following goals for the new design standards:
•
•
•
Clear language- easy to understand and interpret
Categorized by building type or what the building is used for
Encourages creativity and innovation with sustainable materials
GENERAL INFORMATION:
Planning Staff drafted this amendment based on the recommendations and input from the Design Standards
Focus Group. The revised design standards have been organized based on the intended use of the building.
There are five building use categories; Industrial, Commercial, Office/Public, Multi-Family, and Single-Family
Residential. This allows for specific standards to be appropriately applied to different building types.
There are three design elements that were identified as contributing most to aesthetical appearance:
1. Building materials;
2. Glazing- amounts of windows and doors;
3. Articulations – vertical and horizontal breaks in the rhythm of a building.
These three elements are regulated under the current design standards as well. The proposed amendment
continues to regulate these elements, but also provides additional flexibility to encourage innovation and
promote quality development.
This amendment was sent on June 1, 2015 for review and comments to all the members of the focus group. At
the time of this report no objections have been received. This amendment is currently under review by the City
Attorney.
PROPOSED AMENDMENTS:
Materials:
The current design standards require all Multi-Family and Non-Residential buildings to have a front façade of
100% masonry material, and each of remaining facades must be comprised of a minimum of 75% masonry
materials. Masonry materials is defined as brick, stone, stucco, cementatious fiberboard, split face concrete
masonry units, concrete with an aggregate finish and faux stone or brick.
The proposed amendment provides flexible options for industrial, commercial, office/public and multi-family
building types by allowing accent materials to be used on the front façade. Additionally for industrial and multifamily buildings the amendment provides an alternative of a 100% masonry front façade and a cumulative
percentage of the entire building as masonry materials. The proposed amendment also specifies which
masonry materials can be used on each of the building types. This allows for creativity and innovation in
material usage while promoting quality development through the use of aesthetically appropriate materials for
the various building types.
Glazing:
The current design standards require the front façade of commercial buildings to be comprised of 30% windows
and doors that provide visibility into the building. Additionally the current design standards requires the front
façade of industrial buildings in M-1 and M-2 zoning districts to be comprised of 15% windows and doors that
provide visibility into the building. The current requirement does not provide any flexibility for distributing the
required glazing around the building.
The proposed amendment provides flexible glazing options for industrial, commercial and office/public building
types by allowing the applicant to choose a set percentage of the front façade to be comprised of windows and
doors or, to use a higher percentage of windows and doors that will be spread around the building. Additionally
the proposed amendment clearly defines what side of the building is considered the front and provides
additional requirements and options for buildings which front on two or more streets.
Articulations:
The current design standards require vertical and horizontal articulations on all walls which are longer than
twice the walls height. The depth of the articulation is a percentage of the wall’s height. Additionally if a
horizontal articulation is required, the length of the new plane created by the articulation must be at least 25%
of the walls length. The current requirement is very wordy and lacks clarity in its language.
2
The proposed amendment provides clear language as to when articulations are needed and sets a minimum
articulation depth of two feet (2’) instead of a variable percentage. Additionally the proposed amendment
provides articulation criteria specific to each building type (industrial, commercial, office/public and multi-family)
which allows for flexibility and aesthetics that cater to the specific building type. The proposed amendment
regulates the building facades which are most visible to the public, allowing for synergy between the building
form, function and aesthetics.
Additional Changes:
Building Expansions– The amendment proposes to make building expansions which cumulatively increase the
gross floor area more than 25% of the original building area, comply with the design standards. This will allow
existing older buildings which would like to make a small expansion be able to maintain the original building
aesthetics.
Single Family Residential Materials- The proposed amendment removes split face CMU from the list of
approved masonry materials for a single-family residential dwelling.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed amendment achieves all the goals created by the Design Standards Focus Group and will
provide flexibility in building design while maintaining high standards of development. Staff will be
recommending approval of the amendment to the Unified Development Code (UDC), Sec.21.9.5 – Exterior
Construction and Design Standards at the June 24, 2015 Planning and Zoning Commission meeting.
Attachments:
UDC Sec.21.9.5 – Exterior Construction and Design Standards (UDC 11-S-15)
UDC Sec.21.9.5 – Exterior Construction and Design Standards (Proposed Draft)
3
Sec. 21.9.5 Exterior Construction and Design Standards
A. Intent
It is the intent of these design criteria to provide guidelines for new construction in order to provide
an aesthetically pleasing appearance as well as ensure sound construction quality.
B. Applicability
The provisions of this section are deemed to be minimum standards and shall be applicable to the
following:
1. All new buildings within the corporate limits of the City; and
2. Building expansions which cumulatively increase the gross floor area more than 25% of the
original building area.
C. Industrial Buildings
1. Applicability
This section shall apply to buildings with an industrial use.
2. Exterior Building Materials
Buildings must comply with one of the following:
a) At least 80% of each wall (excluding windows and doors) shall be finished in one or more of
the following materials:
• Brick
• Stone
• Faux brick or stone
• Concrete tiltwall
• Split face CMU
• Stucco
• Tile
Or
b) 100% of the front façade (façade adjacent to or facing a public street) and a total of 75% of
the entire building (excluding windows and doors) shall be finished in one or more of the
following materials:
• Brick
• Stone
• Faux brick or stone
• Concrete tiltwall
• Split face CMU
• Stucco
• Tile
3. Glazing
All buildings must comply with one of the following:
a) At least 15% of the front facade (façade adjacent to or facing a public street) shall be
comprised of windows or glass doors. For buildings that are adjacent to or face two or more
Rev. 6-5-2015
1
public streets at least 15% of each façade adjacent to or facing a public street shall be
comprised of windows or glass doors. For buildings that are not adjacent to or face a public
street, but instead face or front a private drive, the facade that faces or fronts on the private
drive that provides for primary access shall be considered as the front facade;
Or
b) Windows and doors may be spread around the building, the minimum amount of required
windows or glass doors is calculated as 30% of the front façade (façade adjacent to or facing
a public street). For buildings that are adjacent to or facing two or more public streets the
minimum amount of required windows or glass doors is calculated as 20% of the total area
of the façades adjacent to or facing public streets.
4. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 100 linear
feet, which is adjacent to or facing a public street.
(1) The depth of the articulation or offset shall be a minimum of two feet (2’). Articulations
or offsets can be of varying depth as long as the minimum two feet (2’) is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
b) Vertical articulations or elevation changes are required on all walls and should be designed
to screen rooftop equipment.
(1) The height of the articulation or elevation change shall be a minimum of two feet (2’).
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2’) is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
5. Roof Treatments
Façade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
D. Commercial Buildings
1. Applicability
This section shall apply to buildings with a commercial use.
2. Exterior Building Materials
Buildings must comply with the following:
a) At least 80% of each wall (excluding windows and doors) shall be finished in one or more of
the following primary materials:
• Brick
• Stone
• Faux brick or stone
• Tile
• Stuccob
Rev. 6-5-2015
2
•
•
Concrete tiltwallc
Split face CMUc.
b) Stucco may be used in conjunction with one of the other approved primary materials.
Stucco cannot be used for more than 50% of each façade.
c) Concrete tiltwall and split face CMU may be used in conjunction with one of the other
approved primary materials. Concrete tiltwall and split face CMU cannot be used for more
than 30% of each façade.
3. Glazing
All buildings must comply with one of the following:
a) At least 30% of the front façade (façade adjacent to or facing a public street) shall be
comprised of windows or glass doors. For buildings that are adjacent to or face two or more
public streets at least 30% of each façade adjacent to or facing a public street shall be
comprised of windows or glass doors. For buildings that are not adjacent to or face a public
street, but instead face or front a private drive, the facade that faces or fronts on the private
drive that provides for primary access shall be considered as the front facade;
Or
b) Windows and doors may be spread around the building, the minimum amount of required
windows or glass doors is calculated as 60% of the front façade (façade adjacent to or facing
a public street). For buildings that are adjacent to or facing two or more public streets the
minimum amount of required windows or glass doors is calculated as 50% of the total area
of the façades adjacent to or facing public streets.
4. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 30 linear
feet, which is adjacent to or facing a public street, or adjacent to or facing a side lot line of
the property.
(1) The depth of the articulation or offset shall be a minimum of two feet (2’). Articulations
or offsets can be of varying depth as long as the minimum two feet (2’) is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
b) Vertical articulations or elevation changes are required on all walls and should be designed
to screen rooftop equipment.
(1) The height of the articulation or elevation change shall be a minimum of two feet (2’).
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2’) is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
5. Roof Treatments
Façade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
Rev. 6-5-2015
3
E. Office/Public Buildings
1. Applicability
This section shall apply to buildings with a professional office or public use.
2. Exterior Building Materials
Buildings must comply with the following:
a) At least 75% of each wall (excluding windows and doors) shall be finished in one or more of
the following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
• Stucco
• Concrete tiltwallb
• Split face CMUb
b) Concrete tiltwall and split face CMU may be used in conjunction with one of the other
approved primary materials. Concrete tiltwall and split face CMU cannot be used for more
than 30% of each façade.
3. Glazing
All buildings must comply with one of the following:
a) At least 25% of the front façade (façade adjacent to or facing a public street) shall be
comprised of windows or glass doors. For buildings that are adjacent to or face two or more
public streets at least 20% of each façade adjacent to or facing a public street shall be
comprised of windows or glass doors. For buildings that are not adjacent to or face a public
street, but instead face or front a private drive, the facade that faces or fronts on the private
drive that provides for primary access shall be considered as the front facade;
Or
b) Windows and doors may be spread around the building, the minimum amount of required
windows or glass doors is calculated as 50% of the front façade (façade adjacent to or facing
a public street). For buildings that are adjacent to or facing two or more public streets the
minimum amount of required windows or glass doors is calculated as 40% of the total area
of the façades adjacent to or facing public streets.
4. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 50 linear
feet.
(1) The depth of the articulation or offset shall be a minimum of two feet (2’). Articulations
or offsets can be of varying depth as long as the minimum two feet (2’) is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
Rev. 6-5-2015
4
b) Vertical articulations or elevation changes are required on all walls and should be designed
to screen rooftop equipment.
(1) The height of the articulation or elevation change shall be a minimum of two feet (2’).
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2’) is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
5. Roof Treatments
Façade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
F. Multi-Family Buildings
1. Applicability
This section shall apply to buildings with a Multifamily Use.
2. Exterior Building Materials
Buildings must comply with one of the following:
a) At least 80% of each wall (excluding windows and doors) shall be finished in one or more of
the following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
Or
b) 100% of the front façade (façade adjacent to or facing a public street) and a total of 60% of
the entire building (excluding windows and doors) shall be finished in one or more of the
following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
3. Articulation and architectural features
a) Horizontal articulations or offsets are required on any wall greater in length than 10 linear
feet.
(1) The depth of the articulation or offset shall be a minimum of two feet (2’). Articulations
or offsets can be of varying depth as long as the minimum two feet (2’) is met.
(2) The length of the new plane created by the articulation or offset shall be a minimum of
20% of the total length of the entire wall.
b) Vertical articulations or elevation changes are required on all walls and should be designed
to screen rooftop equipment.
Rev. 6-5-2015
5
(1) The height of the articulation or elevation change shall be a minimum of two feet (2’).
Articulations or elevation changes can be of varying depth as long as the minimum two
feet (2’) is met.
(2) The length of the new plane created by the articulation or elevation change shall be a
minimum of 20% of the total length of the entire wall.
4. Roof Treatments
Façade articulations shall provide for vertical and horizontal screening of air conditioning units
and all mechanical equipment located on rooftops. The minimum height of the screening shall
be equal to the height of the tallest rooftop equipment.
G. Single- Family Residential
1. Exterior Building Materials
Buildings must comply with the following:
a) At least 80% of the entire building façade (excluding windows and doors) shall be finished in
one or more of the following materials:
• Brick
• Stone
• Faux brick or stone
• Tile
• Concrete tiltwall
• Stucco
• Cementatious Fiberboard
Rev. 6-5-2015
6
PLANNING AND ZONING COMMISSION MEETING: June 24, 2015
Agenda Item 6A
TO:
Planning and Zoning Commission
PREPARED BY:
Bryce Cox, Planner
CASE:
PC2015-015 Rhine Valley Subdivision Unit 2– Preliminary Plat
SUBJECT:
Consider and act upon a request for approval of a preliminary plat of Rhine Valley Unit
2, an approximately 16 acre tract of land situated in the Miles S. Bennett Survey No.
75, Abstract No. 61, County Block 5057, the Julian Diaz Survey No. 66, Abstract No.
187, County Block 5059, and the William Bracken Survey No. 74, Abstract No. 43,
County Block 5056, City of Schertz, Bexar County, Texas, generally located on Lower
Seguin Road 3,000 feet east of the intersection of Lower Seguin Road and FM 1518.
GENERAL INFORMATION:
Owner/Applicant: Fred Development, LLC, Gordon Hartman
Project Engineer: KFW Engineers, George Weron, P.E.
APPLICATION SUBMITTAL DATE:
April 13, 2015
June 1, 2015
June 15, 2015
(Original Application)
(Revised Submittal)
(Revised Submittal)
ITEM SUMMARY: The applicant is proposing to preliminary plat approximately 16 acres of land establishing 70
single family residential lots. Forty-seven (47) of the lots in this unit will be SF 50 lots with a minimum size of
6,000 square feet and the remaining twenty three (23) lots will be SF 45 with a minimum size of 5,400 square
feet as dictated by the Rhine Valley PDD (Ordinance 13-S-37).
Typical Lot Dimensions
Code
Area Square Feet
“SF 45”
5,400
“SF 50”
6,000
Width (ft.)
45
50
Depth (ft.)
120
120
The site is zoned Planned Development District (PDD). This final plat was reviewed using the Rhine Valley
PDD (Ordinance 13-S-37) and the UDC, Ordinance 11-S-15, as amended.
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is currently undeveloped and
generally located on Lower Seguin Road 3,000 feet east of the intersection of Lower Seguin Road and FM
1518.
ACCESS AND CIRCULATION: The UDC, Article 14, requires that all residential subdivisions have a minimum
of two (2) locations accessing existing public streets. This development is designed to have two (2) points of
access via Lower Seguin Road and Saverne Way which was constructed with Unit 1.
TREE MITIGATION AND PRESERVATION: 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 this site has not protected or heritage trees. The tree affidavit has been verified by
the Parks and Community Services department.
PARKS: A five (5) acre public park was dedicated with Unit 1 of this subdivision which meets the parkland
dedication requirements for this subdivision. The parkland improvements are being constructed in two (2)
phases. Phase I of the improvements is currently under construction and includes a parking lot, gazebo, BBQ
pits and playground. Phase II of the improvements will be constructed prior to recording the final plat for the
next unit and will include soccer fields and multi-purpose ball fields, a sports court and walking trail.
PUBLIC SERVICES: The site is serviced by Schertz water and sewer, CPS, AT&T, and Time Warner Cable.
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
development agreement. The civil construction plans must be reviewed and approved by the Public Works and
Engineering Departments prior to approval of the final plat.
Water and Sewer: This site will be serviced through 8” water lines and 8” sewer lines that will be extended
throughout the subdivision and stubbed for future development.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with the Storm Water regulations. A preliminary drainage report has been reviewed and approved by the City
Engineer.
Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along Lower Seguin Road and on both sides of
the street throughout the subdivision. All sidewalks are designed to meet the City of Schertz specifications.
Additional Design Criteria: The subject property is affected by the additional design requirements imposed by
the PDD Design Standards along Lower Seguin Road to include landscaping buffers and screening. A 6’
masonry fence will be constructed along Lower Seguin Road prior to recording the final plat.
Road Improvements: All streets will be developed to City of Schertz specifications. Construction plans for all
public improvements will be submitted and approved by Public Works and Engineering prior to approval of the
final plat.
STAFF ANALYSIS AND RECOMMENDATION:
The preliminary plat is consistent with applicable requirements for the property, ordinances and regulations. It
has been reviewed with no objections by the City Engineer, Public Works, Parks, Inspections, and Fire. Staff
recommends approval.
2
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 (Maps)
Exhibit
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4
RHINE VALLEY
SUBDIVISION
UNIT 2
<all other values>
60' Expansion
86' Expansion
120' Expansion
Abandon
1"
6"
18"
Schertz Gravity
Neighboring Gravity
U
Hydrant
Highways
60' Proposed
86' Proposed
120' Proposed
Other Cities
2"
8"
20"
Schertz Pressure
Private Pressure
!
P
Manholes
Major Roads
60' Extension
86' Extension
120' Extension
Future TXDOT
3"
10"
24"
Highway
4"
12"
30"
16"
36"
Minor Roads
1 Inch = 200 Feet
200' Buffer
0
100
200
400
600
800
Feet
LIMIT
S
Z
RT S
HE IT
SC Y LIM
T
CI
LEGEND
Y
CIT
R.
ER
T
Z
E
Y
SC
H
RA
RB
CO
NOTES:
KEY NOTES
D
TT
SITE
R
WE
IN
GU
SE
LO
TZ
ER
TY
CI
RD
F.I.R. =
FOUND 1/2" IRON ROD
S.I.R. =
SET 1/2" IRON ROD WITH BLUE
CAP STAMPED "KFW SURVEYING"
R.O.W. =
ITS
LIM
10' G.E.T.TV. EASEMENT
2
15' DRAINAGE EASEMENT
3
VARIABLE WIDTH R.O.W DEDICATION
TO CITY OF SHERTZ (0.0268 AC.)
4
VARIABLE WIDTH LANDSCAPE
EASEMENT
40' DRAINAGE, AND G.E.T.TV.E.
EASEMENT
(VOL. 9677, PGS. 166-170)
40' DRAINAGE EASEMENT
(VOL. 9677, PGS. 166-170)
10' G.E.T.TV. EASEMENT
(VOL. 16923, PG. 1548)
FM
ESMT =
EASEMENT
O.P.R. =
OFFICIAL PUBLIC RECORDS
5
VARIABLE WIDTH LANDSCAPE &
G.E.T.TV. EASEMENT
GAS, ELECTRIC, TELEPHONE,
CABLE T.V., EASEMENT
6
VARIABLE WIDTH CLEAR VISION
EASEMENT
7
10' CLEAR VISION EASEMENT
8
5' WALL MAINTENANCE EASEMENT
G.E.T.TV.E. =
H
SC
RIGHT-OF-WAY
1
B. S. L. =
5' G.E.T.TV. EASEMENT
(VOL. 16923, PG. 1548)
20' REAR
SETBACK
20' REAR
SETBACK
5' SIDE
SETBACK
(15' SIDE
SETBACK
ADJACENT TO
STREET R.O.W.)
5' SIDE SETBACK
(15' SIDE SETBACK
ADJACENT TO
STREET R.O.W.)
5' SIDE
SETBACK
(15' SIDE
SETBACK
ADJACENT TO
STREET R.O.W.)
1.
NO STRUCTURE, FENCES, WALLS OR OTHER OBSTRUCTIONS THAT IMPEDE DRAINAGE SHALL
BE PLACED WITHIN THE LIMITS OF THE DRAINAGE EASEMENTS SHOWN ON THIS PLAT. NO
LANDSCAPING OR OTHER TYPE OF MODIFICATIONS, WHICH ALTER THE CROSS-SECTIONS OF
THE DRAINAGE EASEMENTS, AS APPROVED, SHALL BE ALLOWED WITHOUT THE APPROVAL OF
THE DIRECTOR OF PUBLIC WORKS. THE CITY OF SCHERTZ SHALL HAVE THE RIGHT OF INGRESS
AND EGRESS OVER GRANTOR'S ADJACENT PROPERTY TO REMOVE ANY IMPEDING
OBSTRUCTIONS PLACED WITHIN THE LIMITS OF SAID DRAINAGE EASEMENTS AND TO MAKE ANY
MODIFICATIONS OR IMPROVEMENTS WITHIN SAID DRAINAGE EASEMENTS. ALL SAID DRAINAGE
EASEMENTS WITHIN SAID LOTS SHALL BE PRIVATELY MAINTAINED BY PROPERTY OWNERS.
2.
SELLING A PORTION OF THIS ADDITION BY METES AND BOUNDS IS A VIOLATION OF CITY
ORDINANCE AND STATE LAW AND IS SUBJECT TO FINES AND WITHHOLDING OF UTILITIES AND
BUILDING PERMITS.
3.
ALL OPEN SPACE, COMMON AREAS, GREENBELTS, DRAINAGE EASEMENTS OR OTHER AREAS
IDENTIFIED AS PRIVATE SHALL BE THE RESPONSIBILITY OF THE OWNER OR OWNERS
SUCCESSORS AND / OR ASSIGNS.
5' SIDE SETBACK
(15' SIDE SETBACK
ADJACENT TO
STREET R.O.W.)
120'
TYP.
120'
TYP.
25' FRONT
BUILDING
SETBACK
20' FRONT
BUILDING
SETBACK
BUILDING SETBACK LINE
15
18
50' TYP.
9
16' SANITARY SEWER EASEMENT
NOT TO SCALE
NOT TO SCALE
N.T.S.
10' ELEC., GAS,
TELE., & CA. T.V.
EASEMENT
45' TYP.
10' ELEC., GAS,
TELE., & CA. T.V.
EASEMENT
4.
TWO POINTS OF ACCESS SHALL BE MAINTAINED AT ALL TIMES.
5.
THIS PLAT CONSISTS OF 70 BUILDABLE LOTS, 47 SF 50 LOTS AND 23 SF 45 LOTS.
6.
ACCORDING TO FEMA FLOOD INSURANCE RATE MAP 315 OF 785, COMMUNITY PANEL NO.
48029C0315F, DATED SEPTEMBER 29, 2010. THE SUBJECT PROPERTY IS NOT WITHIN THE
100-YR FLOODPLAIN.
7.
LANDSCAPE AND WALL EASEMENTS WILL BE MAINTAINED AND IRRIGATED BY THE HOME
OWNERS ASSOCIATION.
8.
LOT 2, BLOCK 16; LOT 7, BLOCK 13; LOT 17, BLOCK 13; LOT 1, BLOCK 22; LOT 13, BLOCK 21 ARE
THE RESPONSIBILITY OF THE DEVELOPER OR ITS SUCCESSORS AND/OR ASSIGNS.
9.
PROPERTY BEING PLATTED IS CURRENTLY ZONED PDD.
10.
THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION
PURPOSES
AND DO NOT SET THE ALIGNMENT. ALIGNMENT IS DETERMINED AT TIME OF FINAL
PLAT.
11.
ALL LOTS ARE TO BE UTILITY SERVICED FROM THE FRONT OF THE LOTS ADJACENT TO THE
STREET.
12.
WALL MAINTENANCE EASEMENT WILL BE MAINTAINED BY THE HOMEOWNER'S ASSOCIATION.
THE PLACEMENT OF OBSTRUCTIONS, FENCES AND/OR PERMANENT STRUCTURES BY THE LOT
OWNER SHALL BE PROHIBITED WITHIN SAID EASEMENT.
SURVEYOR NOTES:
1.
1/2" DIAMETER REBAR WITH A BLUE PLASTIC CAP STAMPED "KFW SURVEYING" SET AT ALL
CORNERS UNLESS NOTED OTHERWISE.
2.
BEARINGS ARE BASED ON THE STATE PLANE COORDINATE SYSTEM ESTABLISHED FOR THE
TEXAS SOUTH CENTRAL ZONE, NORTH AMERICAN DATUM (NAD) OF 1983.
3.
THE COORDINATES SHOWN HEREON ARE GRID WITH A COMBINED SCALE FACTOR OF
1.00017.
4.
REFERENCED PROPERTY IS IN ZONE X, AREAS DETERMINED TO BE OUTSIDE THE 0.2%
ANUAL CHANCE FLOODPLAIN AS SCALED FROM FEMA FLOOD MAP 315 OF 785, COMMUNITY
PANEL NO. 48029C0315F, DATED SEPTEMBER 29, 2010.
5.
THE ELEVATIONS FOR THIS SURVEY ARE BASED ON NAVD88 (GEOID09).
GRID:
N= 13739164.40
E= 2211014.57
EXIST. 14'
G.E.T.TV.E.
0'
C.P.S. NOTES:
5.
ROOF OVERHANGS ARE ALLOWED WITHIN FIVE (5) FOOT WIDE ELECTRIC AND GAS
EASEMENTS WHEN ONLY UNDERGROUND ELECTRIC AND GAS FACILITIES ARE PROPOSED
OR EXISTING WITHIN THOSE FIVE (5) FOOT WIDE EASEMENTS.
CLEAR VISION EASEMENTS MUST BE FREE OF VISUAL OBSTRUCTIONS (E.G. STRUCTURES, WALLS,
FENCES, AND VEGETATION), WHICH ARE HIGHER THAN THREE (3) FEET AND LOWER THAN EIGHT (8)
FEET ABOVE THE PAVEMENT AS PER THE AMERICAN ASSOCIATION OF STATE HIGHWAY AND
TRANSPORTATION OFFICIALS (ASSHTO) POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND
STREETS, OR LATEST REVISION THEREOF.
'L
DR AND
AI SC
NA A
GE PE
EA BU
SE FF
ME ER
NT
_________________________________________________________.
AGENT FOR CIBOLO CREEK MUNICIPAL AUTHORITY
I, THE UNDERSIGNED, CITY ENGINEER OF THE CITY OF SCHERTZ, TEXAS HEREBY
CERTIFY THAT THIS SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS OF THE
SUBDIVISION REGULATIONS OF THE CITY AS TO WHICH THIS APPROVAL IS REQUIRED.
.
30
THIS PLAT DOES NOT AMEND, ALTER, RELEASE OR OTHERWISE AFFECT ANY EXISTING
ELECTRIC, GAS, WATER, SEWER, DRAINAGE, TELEPHONE, CABLE EASEMENTS OR ANY
OTHER EASEMENTS FOR UTILITIES UNLESS THE CHANGES TO SUCH EASEMENTS ARE
DESCRIBED BELOW:
CONCRETE DRIVEWAY APPROACHES AND STEPS ARE ALLOWED WITHIN THE FIVE (5)
FOOT WIDE ELECTRIC AND GAS EASEMENTS WHEN LOTS ARE SERVED ONLY BY REAR
LOT UNDERGROUND ELECTRIC AND GAS FACILITIES.
200'
THIS PROPOSED DEVELOPMENT HAS BEEN REVIEWED AND APPROVED BY THE CIBOLO CREEK
MUNCIPAL AUTHORITY (C.C.M.A.) FOR WASTEWATER TREATMENT PLANT CAPACITY AND
EASEMENTS. ALL FEES DUE FOR IMPACT TO THE SYSTEM AT THE TIME OF CONNECTION WILL BE
CALCULATED AT SUBMITTAL OF BUILDING PERMIT APPLICATION.
ANY CPS MONETARY LOSS RESULTING FROM MODIFICATIONS REQUIRED OF CPS
EQUIPMENT, LOCATED WITHIN SAID EASEMENT, DUE TO GRADE CHANGES OR GROUND
ELEVATION ALTERATIONS SHALL BE CHARGED TO THE PERSON OR PERSONS DEEMED
RESPONSIBLE FOR SAID GRADE CHANGES OR GROUND ELEVATION ALTERATION.
4.
150'
CLEAR VISION NOTE:
&
3.
EXISTING
8"
WATER LI
NE
EXISTING
8"
SEWER LI
NE
CITY PUBLIC SERVICE BOARD IS HEREBY DEDICATED THE EASEMENTS AND
RIGHTS-OF-WAY FOR ELECTRIC AND GAS DISTRIBUTION AND SERVICE FACILITIES IN THE
AREAS DESIGNATED ON THIS PLAT AS "ELECTRIC EASEMENT," "GAS EASEMENT,"
"ANCHOR EASEMENT," "SERVICE EASEMENT,"
"OVERHANG EASEMENT," "UTILITY
EASEMENT," AND "TRANSFORMER EASEMENT" FOR THE PURPOSE OF INSTALLING,
CONSTRUCTING,
RECONSTRUCTING,
MAINTAINING,
REMOVING,
INSPECTING,
PATROLLING, AND ERECTING POLES, HANGING OR BURYING WIRES, CABLES, CONDUITS,
PIPELINES OR TRANSFORMERS, EACH WITH ITS NECESSARY APPURTENANCES
TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS OVER GRANTOR'S ADJACENT
LAND, THE RIGHT TO RELOCATE SAID FACILITIES WITHIN SAID EASEMENT AND
RIGHT-OF-WAY AREAS, AND THE RIGHT TO REMOVE FROM SAID LANDS ALL TREES OR
PARTS THEREOF, OR OTHER OBSTRUCTIONS WHICH ENDANGER OR MAY INTERFERE
WITH THE EFFICIENCY OF SAID LINES OR APPURTENANCES THERETO. IT IS AGREED AND
UNDERSTOOD THAT NO BUILDINGS, CONCRETE SLABS, OR WALLS WILL BE PLACED
WITHIN SAID EASEMENT AREA.
CH
A
12 EL 15
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2.
100'
CITY ENGINEER
MI
1.
50'
THIS PLAT OF THE
HAS BEEN
SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING AND ZONING
COMMISSION OF THE CITY OF SCHERTZ, TEXAS AND IS HEREBY
APPROVED BY SUCH COMMISSION.
14' G.E.T.TV.E.
COUNTY OF BEXAR
DATED THIS
THIS THE _________ DAY OF __________.
_____________________________________.
OWNER: FRED DEVELOPMENT, LLC.
1202 W. BITTERS, BLDG 1 SUITE 1200
SAN ANTONIO, TX 78216
PHONE: 210-490-1798
FAX: 210-493-2811
GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS
A..D. ______.
DAY OF ____________
.
LOT 7, BLOCK 13
PRIVATE OPEN SPACE AND
VARIABLE WIDTH DRAINAGE
EASEMENT
.
BY:
.
SECRETARY
STATE OF TEXAS
COUNTY OF BEXAR
I,
COUNTY CLERK OF SAID COUNTY, DO
HEREBY CERTIFY THAT THIS PLAT WAS FILED FOR RECORD IN MY OFFICE, ON THE
14' G.E.T.TV.E.
DAY OF
RECORDED THE
A.D.
AT
DAY OF
A.D.
BEXAR COUNTY IN BOOK/VOLUME
M. AND DULY
AT
M. IN THE RECORDS OF
PAGE
.
IN TESTIMONY WHEREOF, WITNESS MY HAND AND OFFICIAL SEAL OF OFFICE,
THIS
DAY OF
A.D.
.
COUNTY CLERK, BEXAR COUNTY,TEXAS
BY:
, DEPUTY
BEXAR COUNTY TEXAS
DETAIL "B"
SEE PAGE 2 OF 2
STATE OF TEXAS
COUNTY OF BEXAR
I THE UNDERSIGNED, A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF
TEXAS, HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS
BEEN GIVEN TO THIS PLAT.
.
REGISTERED PROFESSIONAL ENGINEER
_______________________, P.E.
KFW ENGINEERS
STATE OF TEXAS
COUNTY OF BEXAR
I HEREBY CERTIFY THAT THE ABOVE PLAT CONFORMS TO THE MINIMUM
STANDARDS SET FORTH BY THE TEXAS BOARD OF PROFESSIONAL LAND
SURVEYING ACCORDING TO AN ACTUAL SURVEY MADE ON THE GROUND.
.
TERESA A. SEIDEL
REGISTERED PROFESSIONAL LAND SURVEYOR NO. 5672
KFW SURVEYING, LLC
14603 HUEBNER RD. BLDG. 40
SAN ANTONIO, TEXAS 78230
PHONE: 210-979-8444
FAX: 210-979-8441
FIRM LICENSE NO. 10122300
19.50 ACRES
JOY LEE RITTIMAN
12740 LOWER SEGUIN RD
SCHERTZ, TX 78154
R.)
(VOL. 15243, PG. 1106 D.P.
ZONING: R-A & DVL
NOTARY PUBLIC
.
CHAIRPERSON
19.47 ACRES
SUE N. FLUITT
12610 LOWER SEGUIN RD
SCHERTZ, TX 78154
(VOL. 8472, PG. 1941 D.P.R.)
ZONING: R-A & DVL
BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY
APPEARED
, KNOWN TO ME TO BE THE PERSON
WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND
ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND
CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED.
A.D. 20
BY:
DETAIL "A"
SEE PAGE 2 OF 2
STATE OF TEXAS
COUNTY OF BEXAR
DAY OF
VARIABLE WIDTH WATER TRANSMISSION
LINE AND RIGHT-OF-WAY EASEMENT
(VOL. 9899 PG. 559)
2.00 ACRES
SALVADOR P. ALVAREZ
12610 LOWER SEGUIN RD
SCHERTZ, TX 78154
(VOL. 12023, PG. 647 D.P.R.)
ZONING: R-A & PRE
I, (WE) THE OWNER(S) OF THE LAND SHOWN ON THIS PLAT, AND DESIGNATED
HEREIN AS THE RHINE VALLEY SUBDIVISION UNIT 2 OF SCHERTZ, TEXAS AND
WHOSE NAME IS SUBSCRIBED HERETO, HEREBY DEDICATE FOR THE USE OF THE
PUBLIC FOREVER ALL STREETS, ALLEYS, PARKS, WATER COURSES, DRAINS,
EASEMENTS, AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND
CONSIDERATION THEREIN EXPRESSED.
RHINE VALLEY SUBDIVISION UNIT 2
A 15.2988 ACRE TRACT OF LAND IN THE CITY OF SCHERTZ, BEXAR
COUNTY, TEXAS OUT OF THE MILES S. BENNETT SURVEY NO. 75,
ABSTRACT NO. 61, COUNTY BLOCK 5057, THE JULIAN DIAZ SURVEY
NO. 66, ABSTRACT NO. 187, COUNTY BLOCK 5059 AND THE WILLIAM
BRACKEN SURVEY NO. 74, ABSTRACT NO. 43, COUNTY BLOCK 5056,
BEXAR COUNTY, TEXAS AND BEING OUT OF A 137.51 ACRE TRACT
OF LAND CONVEYED TO FRED DEVELOPMENT, LLC OF RECORD IN
VOLUME 15711 PAGE 1407 OF THE OFFICIAL PUBLIC RECORDS OF
BEXAR COUNTY, TEXAS.
14' G.E.T.TV.E.
30' LANDSCAPE BUFFER
& DRAINAGE EASEMENT
VARIABLE WIDTH WATER TRANSMISSION
LINE AND RIGHT-OF-WAY EASEMENT
(VOL. 9899 PG. 559)
REMAINDER OF
110.58 ACRES
MILTON & BILLIE FRIESENHAHN
(VOL. 15867, PGS. 1756 O.P.R.)
ZONING: R-A & DVL
GRID:
N= 13740091.50
E= 2211891.96
Date: Jun 15, 2015, 12:13pm User ID: HHernandez
File: P:\205\14\08\Design\Civil\Plat\PL2051408-PRELIM.dwg
LIMIT
S
Z
RT S
HE IT
SC Y LIM
T
CI
LEGEND
R.
ER
T
Z
Y
CIT
TD
Y
SC
H
RA
R
CO
NOTES:
KEY NOTES
T
BE
SITE
R
WE
IN
GU
SE
LO
TZ
ER
TY
CI
RD
2
15' DRAINAGE EASEMENT
S.I.R. =
SET 1/2" IRON ROD WITH BLUE
CAP STAMPED "KFW SURVEYING"
3
VARIABLE WIDTH R.O.W DEDICATION
TO CITY OF SHERTZ (0.0268 AC.)
RIGHT-OF-WAY
4
VARIABLE WIDTH LANDSCAPE
EASEMENT
40' DRAINAGE, AND G.E.T.TV.E.
EASEMENT
(VOL. 9677, PGS. 166-170)
40' DRAINAGE EASEMENT
(VOL. 9677, PGS. 166-170)
FM
ESMT =
EASEMENT
O.P.R. =
OFFICIAL PUBLIC RECORDS
5
VARIABLE WIDTH LANDSCAPE &
G.E.T.TV. EASEMENT
GAS, ELECTRIC, TELEPHONE,
CABLE T.V., EASEMENT
6
VARIABLE WIDTH CLEAR VISION
EASEMENT
7
10' CLEAR VISION EASEMENT
8
5' WALL MAINTENANCE EASEMENT
B. S. L. =
1.
NO STRUCTURE, FENCES, WALLS OR OTHER OBSTRUCTIONS THAT IMPEDE DRAINAGE SHALL
BE PLACED WITHIN THE LIMITS OF THE DRAINAGE EASEMENTS SHOWN ON THIS PLAT. NO
LANDSCAPING OR OTHER TYPE OF MODIFICATIONS, WHICH ALTER THE CROSS-SECTIONS OF
THE DRAINAGE EASEMENTS, AS APPROVED, SHALL BE ALLOWED WITHOUT THE APPROVAL OF
THE DIRECTOR OF PUBLIC WORKS. THE CITY OF SCHERTZ SHALL HAVE THE RIGHT OF INGRESS
AND EGRESS OVER GRANTOR'S ADJACENT PROPERTY TO REMOVE ANY IMPEDING
OBSTRUCTIONS PLACED WITHIN THE LIMITS OF SAID DRAINAGE EASEMENTS AND TO MAKE ANY
MODIFICATIONS OR IMPROVEMENTS WITHIN SAID DRAINAGE EASEMENTS. ALL SAID DRAINAGE
EASEMENTS WITHIN SAID LOTS SHALL BE PRIVATELY MAINTAINED BY PROPERTY OWNERS.
2.
SELLING A PORTION OF THIS ADDITION BY METES AND BOUNDS IS A VIOLATION OF CITY
ORDINANCE AND STATE LAW AND IS SUBJECT TO FINES AND WITHHOLDING OF UTILITIES AND
BUILDING PERMITS.
3.
ALL OPEN SPACE, COMMON AREAS, GREENBELTS, DRAINAGE EASEMENTS OR OTHER AREAS
IDENTIFIED AS PRIVATE SHALL BE THE RESPONSIBILITY OF THE OWNER OR OWNERS
SUCCESSORS AND / OR ASSIGNS.
10' G.E.T.TV. EASEMENT
(VOL. 16923, PG. 1548)
FOUND 1/2" IRON ROD
G.E.T.TV.E. =
H
SC
10' G.E.T.TV. EASEMENT
F.I.R. =
R.O.W. =
ITS
LIM
1
5' G.E.T.TV. EASEMENT
(VOL. 16923, PG. 1548)
BUILDING SETBACK LINE
18
15
9
4.
TWO POINTS OF ACCESS SHALL BE MAINTAINED AT ALL TIMES.
5.
THIS PLAT CONSISTS OF 70 BUILDABLE LOTS, 47 SF 50 LOTS AND 23 SF 45 LOTS.
6.
ACCORDING TO FEMA FLOOD INSURANCE RATE MAP 315 OF 785, COMMUNITY PANEL NO.
48029C0315F, DATED SEPTEMBER 29, 2010. THE SUBJECT PROPERTY IS NOT WITHIN THE
100-YR FLOODPLAIN.
7.
LANDSCAPE AND WALL EASEMENTS WILL BE MAINTAINED AND IRRIGATED BY THE HOME
OWNERS ASSOCIATION.
8.
LOT 2, BLOCK 16; LOT 7, BLOCK 13; LOT 17, BLOCK 13; LOT 1, BLOCK 22; LOT 13, BLOCK 21 ARE
THE RESPONSIBILITY OF THE DEVELOPER OR ITS SUCCESSORS AND/OR ASSIGNS.
9.
PROPERTY BEING PLATTED IS CURRENTLY ZONED PDD.
10.
THE THOROUGHFARE ALIGNMENTS SHOWN ON THIS EXHIBIT ARE FOR ILLUSTRATION
PURPOSES
AND DO NOT SET THE ALIGNMENT. ALIGNMENT IS DETERMINED AT TIME OF FINAL
PLAT.
11.
ALL LOTS ARE TO BE UTILITY SERVICED FROM THE FRONT OF THE LOTS ADJACENT TO THE
STREET.
12.
WALL MAINTENANCE EASEMENT WILL BE MAINTAINED BY THE HOMEOWNER'S ASSOCIATION.
THE PLACEMENT OF OBSTRUCTIONS, FENCES AND/OR PERMANENT STRUCTURES BY THE LOT
OWNER SHALL BE PROHIBITED WITHIN SAID EASEMENT.
16' SANITARY SEWER EASEMENT
THE COORDINATES SHOWN HEREON ARE GRID WITH A COMBINED SCALE FACTOR OF
1.00017.
4.
REFERENCED PROPERTY IS IN ZONE X, AREAS DETERMINED TO BE OUTSIDE THE 0.2%
ANUAL CHANCE FLOODPLAIN AS SCALED FROM FEMA FLOOD MAP 315 OF 785, COMMUNITY
PANEL NO. 48029C0315F, DATED SEPTEMBER 29, 2010.
LOT 13
BLK 23
LOT 12
BLK 23
CE
T VIN
1
S
BEARINGS ARE BASED ON THE STATE PLANE COORDINATE SYSTEM ESTABLISHED FOR THE
TEXAS SOUTH CENTRAL ZONE, NORTH AMERICAN DATUM (NAD) OF 1983.
3.
5.
30' LANDSCAPE BUFFER
AND DRAINAGE EASEMENT
LOT 11
BLK 23
4
8
VARIABLE WIDTH LANDSCAPE
AND DRAINAGE EASEMENT
LOT 2
BLK 16
L7
2.
1/2" DIAMETER REBAR WITH A BLUE PLASTIC CAP STAMPED "KFW SURVEYING" SET AT ALL
CORNERS UNLESS NOTED OTHERWISE.
LOT 2, BLK 16
13
.78
'
1.
.S.L.
15' B
LOT 10
BLK 23
SURVEYOR NOTES:
A
NT W
Y
N.T.S.
23.8
THE ELEVATIONS FOR THIS SURVEY ARE BASED ON NAVD88 (GEOID09).
S.I.R.
6'
.46''
56
14' G.E.T.TV.E.
C.P.S. NOTES:
4.
CONCRETE DRIVEWAY APPROACHES AND STEPS ARE ALLOWED WITHIN THE FIVE (5)
FOOT WIDE ELECTRIC AND GAS EASEMENTS WHEN LOTS ARE SERVED ONLY BY REAR
LOT UNDERGROUND ELECTRIC AND GAS FACILITIES.
5.
ROOF OVERHANGS ARE ALLOWED WITHIN FIVE (5) FOOT WIDE ELECTRIC AND GAS
EASEMENTS WHEN ONLY UNDERGROUND ELECTRIC AND GAS FACILITIES ARE PROPOSED
OR EXISTING WITHIN THOSE FIVE (5) FOOT WIDE EASEMENTS.
ENT
ST. VINC
4
VARIABLE WIDTH WATER TRANSMISSION
LINE AND RIGHT-OF-WAY EASEMENT
(VOL. 9899 PG. 559)
.
15' B.S.L
LOT 1
BLK 20
LOT 1
BLK 22
THIS PLAT DOES NOT AMEND, ALTER, RELEASE OR OTHERWISE AFFECT ANY EXISTING
ELECTRIC, GAS, WATER, SEWER, DRAINAGE, TELEPHONE, CABLE EASEMENTS OR ANY
OTHER EASEMENTS FOR UTILITIES UNLESS THE CHANGES TO SUCH EASEMENTS ARE
DESCRIBED BELOW:
F.I.R.
AD
LOW
IN RO
EGU
ER S
CLEAR VISION NOTE:
CLEAR VISION EASEMENTS MUST BE FREE OF VISUAL OBSTRUCTIONS (E.G. STRUCTURES, WALLS,
FENCES, AND VEGETATION), WHICH ARE HIGHER THAN THREE (3) FEET AND LOWER THAN EIGHT (8)
FEET ABOVE THE PAVEMENT AS PER THE AMERICAN ASSOCIATION OF STATE HIGHWAY AND
TRANSPORTATION OFFICIALS (ASSHTO) POLICY ON GEOMETRIC DESIGN OF HIGHWAYS AND
STREETS, OR LATEST REVISION THEREOF.
THIS PROPOSED DEVELOPMENT HAS BEEN REVIEWED AND APPROVED BY THE CIBOLO CREEK
MUNCIPAL AUTHORITY (C.C.M.A.) FOR WASTEWATER TREATMENT PLANT CAPACITY AND
EASEMENTS. ALL FEES DUE FOR IMPACT TO THE SYSTEM AT THE TIME OF CONNECTION WILL BE
CALCULATED AT SUBMITTAL OF BUILDING PERMIT APPLICATION.
ROAD
3.
ANY CPS MONETARY LOSS RESULTING FROM MODIFICATIONS REQUIRED OF CPS
EQUIPMENT, LOCATED WITHIN SAID EASEMENT, DUE TO GRADE CHANGES OR GROUND
ELEVATION ALTERATIONS SHALL BE CHARGED TO THE PERSON OR PERSONS DEEMED
RESPONSIBLE FOR SAID GRADE CHANGES OR GROUND ELEVATION ALTERATION.
S.I.R.
6
3
SEGUIN
2.
CITY PUBLIC SERVICE BOARD IS HEREBY DEDICATED THE EASEMENTS AND
RIGHTS-OF-WAY FOR ELECTRIC AND GAS DISTRIBUTION AND SERVICE FACILITIES IN THE
AREAS DESIGNATED ON THIS PLAT AS "ELECTRIC EASEMENT," "GAS EASEMENT,"
"ANCHOR EASEMENT," "SERVICE EASEMENT,"
"OVERHANG EASEMENT," "UTILITY
EASEMENT," AND "TRANSFORMER EASEMENT" FOR THE PURPOSE OF INSTALLING,
CONSTRUCTING,
RECONSTRUCTING,
MAINTAINING,
REMOVING,
INSPECTING,
PATROLLING, AND ERECTING POLES, HANGING OR BURYING WIRES, CABLES, CONDUITS,
PIPELINES OR TRANSFORMERS, EACH WITH ITS NECESSARY APPURTENANCES
TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS OVER GRANTOR'S ADJACENT
LAND, THE RIGHT TO RELOCATE SAID FACILITIES WITHIN SAID EASEMENT AND
RIGHT-OF-WAY AREAS, AND THE RIGHT TO REMOVE FROM SAID LANDS ALL TREES OR
PARTS THEREOF, OR OTHER OBSTRUCTIONS WHICH ENDANGER OR MAY INTERFERE
WITH THE EFFICIENCY OF SAID LINES OR APPURTENANCES THERETO. IT IS AGREED AND
UNDERSTOOD THAT NO BUILDINGS, CONCRETE SLABS, OR WALLS WILL BE PLACED
WITHIN SAID EASEMENT AREA.
LOWER
1.
S.I.R.
VARIABLE WIDTH WATER TRANSMISSION
LINE AND RIGHT-OF-WAY EASEMENT
(VOL. 9899 PG. 559)
1
WAY
DETAIL "A"
SCALE: 1" = 50'
_________________________________________________________.
AGENT FOR CIBOLO CREEK MUNICIPAL AUTHORITY
I, THE UNDERSIGNED, CITY ENGINEER OF THE CITY OF SCHERTZ, TEXAS HEREBY
CERTIFY THAT THIS SUBDIVISION PLAT CONFORMS TO ALL REQUIREMENTS OF THE
SUBDIVISION REGULATIONS OF THE CITY AS TO WHICH THIS APPROVAL IS REQUIRED.
.
CITY ENGINEER
8
LOT 2
BLK 20
14' G.E.T.TV.E.
THIS PLAT OF THE
HAS BEEN
SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING AND ZONING
COMMISSION OF THE CITY OF SCHERTZ, TEXAS AND IS HEREBY
APPROVED BY SUCH COMMISSION.
COUNTY OF BEXAR
I, (WE) THE OWNER(S) OF THE LAND SHOWN ON THIS PLAT, AND DESIGNATED
HEREIN AS THE RHINE VALLEY SUBDIVISION UNIT 2 OF SCHERTZ, TEXAS AND
WHOSE NAME IS SUBSCRIBED HERETO, HEREBY DEDICATE FOR THE USE OF THE
PUBLIC FOREVER ALL STREETS, ALLEYS, PARKS, WATER COURSES, DRAINS,
EASEMENTS, AND PUBLIC PLACES THEREON SHOWN FOR THE PURPOSE AND
CONSIDERATION THEREIN EXPRESSED.
DETAIL "B"
DATED THIS
DAY OF
A.D. 20
.
SCALE: 1" = 50'
BY:
.
CHAIRPERSON
BY:
.
SECRETARY
THIS THE _________ DAY OF __________.
STATE OF TEXAS
COUNTY OF BEXAR
_____________________________________.
OWNER: FRED DEVELOPMENT, LLC.
1202 W. BITTERS, BLDG 1 SUITE 1200
SAN ANTONIO, TX 78216
PHONE: 210-490-1798
FAX: 210-493-2811
I,
COUNTY CLERK OF SAID COUNTY, DO
HEREBY CERTIFY THAT THIS PLAT WAS FILED FOR RECORD IN MY OFFICE, ON THE
DAY OF
RECORDED THE
STATE OF TEXAS
COUNTY OF BEXAR
A.D.
AT
DAY OF
A.D.
BEXAR COUNTY IN BOOK/VOLUME
BEFORE ME, THE UNDERSIGNED AUTHORITY ON THIS DAY PERSONALLY
APPEARED
, KNOWN TO ME TO BE THE PERSON
WHOSE NAME IS SUBSCRIBED TO THE FOREGOING INSTRUMENT, AND
ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSES AND
CONSIDERATIONS THEREIN EXPRESSED AND IN THE CAPACITY THEREIN STATED.
GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS
A..D. ______.
DAY OF ____________
M. AND DULY
AT
M. IN THE RECORDS OF
PAGE
.
IN TESTIMONY WHEREOF, WITNESS MY HAND AND OFFICIAL SEAL OF OFFICE,
THIS
DAY OF
A.D.
.
COUNTY CLERK, BEXAR COUNTY,TEXAS
BY:
, DEPUTY
.
NOTARY PUBLIC
BEXAR COUNTY TEXAS
STATE OF TEXAS
COUNTY OF BEXAR
I THE UNDERSIGNED, A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF
TEXAS, HEREBY CERTIFY THAT PROPER ENGINEERING CONSIDERATION HAS
BEEN GIVEN TO THIS PLAT.
.
REGISTERED PROFESSIONAL ENGINEER
_______________________, P.E.
KFW ENGINEERS
STATE OF TEXAS
COUNTY OF BEXAR
I HEREBY CERTIFY THAT THE ABOVE PLAT CONFORMS TO THE MINIMUM
STANDARDS SET FORTH BY THE TEXAS BOARD OF PROFESSIONAL LAND
SURVEYING ACCORDING TO AN ACTUAL SURVEY MADE ON THE GROUND.
.
TERESA A. SEIDEL
REGISTERED PROFESSIONAL LAND SURVEYOR NO. 5672
KFW SURVEYING, LLC
14603 HUEBNER RD. BLDG. 40
SAN ANTONIO, TEXAS 78230
PHONE: 210-979-8444
FAX: 210-979-8441
FIRM LICENSE NO. 10122300
RHINE VALLEY SUBDIVISION UNIT 2
A 15.2988 ACRE TRACT OF LAND IN THE CITY OF SCHERTZ, BEXAR
COUNTY, TEXAS OUT OF THE MILES S. BENNETT SURVEY NO. 75,
ABSTRACT NO. 61, COUNTY BLOCK 5057, THE JULIAN DIAZ SURVEY
NO. 66, ABSTRACT NO. 187, COUNTY BLOCK 5059 AND THE WILLIAM
BRACKEN SURVEY NO. 74, ABSTRACT NO. 43, COUNTY BLOCK 5056,
BEXAR COUNTY, TEXAS AND BEING OUT OF A 137.51 ACRE TRACT
OF LAND CONVEYED TO FRED DEVELOPMENT, LLC OF RECORD IN
VOLUME 15711 PAGE 1407 OF THE OFFICIAL PUBLIC RECORDS OF
BEXAR COUNTY, TEXAS.
Date: Jun 15, 2015, 12:13pm User ID: HHernandez
File: P:\205\14\08\Design\Civil\Plat\PL2051408-PRELIM.dwg
PLANNING AND ZONING COMMISSION MEETING: June 24, 2015
Agenda Item 6B
TO:
Planning and Zoning Commission
PREPARED BY:
Bryce Cox, Planner
CASE:
PC2015-018 The Reserve at Schertz II, Unit 3 – Preliminary Plat
SUBJECT:
Consider and act upon a request for approval of a preliminary plat of The Reserve at
Schertz II, Unit 3, an approximately 19 acre tract of land situated in the S. B. Lewis
Survey No. 317, Abstract No. 443, and the Antonio Zamora Survey No. 36, Abstract
No. 82 City of Schertz, Bexar County, Texas, generally located on Graytown Road
1,500 feet south east of the intersection of Boenig Drive and Graytown Road.
GENERAL INFORMATION:
Owner/Developer/Applicant: Triple H Development, LLC, Harry Hausman, Developer
Project Engineer: Briones Engineers, Andy Rodriquez, Project Manager
APPLICATION SUBMITTAL DATE:
May 11, 2015
June 2, 2015
June 15, 2015
(Original Application)
(Revised Submittal)
(Revised Submittal)
ITEM SUMMARY: The applicant is proposing to preliminary plat approximately 19 acres of land establishing 23
single family residential lots with a minimum lot size of 21,780 square feet and 25’ building setbacks on all sides
dictated by the zoning district. The site is zoned Residential Agriculture (RA).
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is currently undeveloped and is
located on Graytown Road 1,500 feet south east of the intersection of Boenig Drive and Graytown Road,
adjacent to The Reserve at Schertz Unit 1.
ACCESS AND CIRCULATION: The UDC, Article 14, requires that all residential subdivisions have a minimum
of two (2) locations accessing existing public streets. This development is designed to have two (2) points of
access via Graytown Road and Ivy Jet which was constructed with Unit 1 of The Reserve at Schertz.
TREE MITIGATION AND PRESERVATION: 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 this site has not protected or heritage trees. The tree affidavit has been verified by
the Parks and Community Services department.
PARKS: There is no parkland being proposed with this subdivision. The Parks, Recreation and Community
Services Department has determined that a fee-in lieu of parkland dedication in the amount of $1000 per
dwelling unit will be paid by the Developer prior to recording of the final plat. This application was reviewed
under UDC, Ordinance 11-S-15.
PUBLIC SERVICES: The site is serviced by Schertz water, SARA, CPS, AT&T, and Time Warner Cable.
PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed
prior to recording of the final plat of each Unit per UDC, Section 21.4.15., unless otherwise specified in an
approved development agreement. The civil construction plans must be reviewed and approved by the Public
Works and Engineering Departments prior to approval of the final plat.
Water and Sewer: This site is serviced through 8” water lines and 8” sewer lines that will be extended
throughout the subdivision and stubbed out for future sewer extension. Sewer service will be provided by the
San Antonio River Authority (SARA) who holds the certificate of Convenience and Necessity (CCN) for this site.
Water service will be provided by the City of Schertz.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with the Storm Water regulations. A preliminary drainage report has been reviewed and approved by the City
Engineer. The subdivision will be providing onsite detention.
Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along Graytown Road and on both sides of the
street throughout the subdivision. All sidewalks will be designed to meet the City of Schertz specifications.
Additional Design Criteria: The subject property is affected by the additional design requirements of the UDC,
Section 21.14.3. along Graytown Road to include landscaping buffers and screening. An 8’ masonry screening
wall will be constructed along the side of Graytown Road for the length of the subdivision prior to the recording
of the final plat. Two landscape buffer lots (Lot 16, Block 15 and Lot 37, Block 18) adjacent to Graytown Road
have been provided with this plat.
Road Improvements: The streets within the subdivision will be constructed according to City of Schertz
specifications. Construction plans for all public improvements will be submitted and approved by Public Works
and Engineering prior to approval of the final plat.
STAFF ANALYSIS AND RECOMMENDATION: The preliminary plat has been reviewed with no objections by
the City Engineer, Public Works, Parks, Inspections, Fire and Police. The plat is consistent with all applicable
zoning requirements, ordinances, and regulations. Staff recommends approval of the preliminary plat.
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 (Map)
Plat Exhibit
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