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PZ 06-26-2013PLANNING ANI~ ZOllTII®'G MINUTES 3une 26, 2013 The Schertz Planning and Zoning Commission convened on June 26, 2013 at the Municipal Complex, Council Chambers, 1400 Scheitz Parkway Building #4, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ken Greenwald Bert Crawford, Jr. Richard Braud Michael Dahle Christian Glombilc William Rumfelt, Alternate Yolanda Suarez, Alternate CITY STAFF Brian James, Executive Director Development Michelle Sanchez, Director Development Services Lesa Wood, Senior Planner Larry Busch, Jr., Engineer in Training Patti White, Exec. Asst. Development Services COIVIMISSIONER5 ASSENT Ernie Evans, Vice~Chairman 1. CALL TO ORI)ER/ROLL CALL OTHERS PRESENT Mark Hill, Ford Engineering Aaron Parenica, Busy+Partners Steven Brown, Jones & Carter, Inc. Brian Gray, Harkleroad Gray Development Serv. Mr. Richmond called the meeting to order at 6:00 P.M. 2. SEAT ALTERNATE TO ACT II+' REQUIREII Mr. Richmond seated Ms. Suarez as a voting member. 3. HEARING OF RESIDENTS ® Vertner Toliver, 853 Water Oalc, spoke on the Wynter I-Tills subdivision plat. ® Dolores Gt-tierz-ez Toepperwein and Mercedes Lazano, 10102 Dos Cerros, spoke on the Wynter Hills subdivision. 4. ITEMS FOI2INI)IVIIIUAL CONSIDERATION A. Minutes for May 22, 2013 Regular 1Vleetie~g Mi°. Greenwald moved to approve this item as presented. Mr. Dahle seconded the motion. Vote was 7-0. Motion carried. I$. PC2013-013 Consider and act upon a request for approval of an amended master plan of the Cypress Point Subdivision consisting of 87.73 S± acres, 1 ocated approximately 600 feet west of the intersection of Eckhardt Road and the IH 35 Frontage Road. Minutes Planning and Zoning, Commission Junc 26, 2013 Page I of 9 Ms. Wood presented this item by stating that the subdivision master plan for the subject property was originally approved by the Plamting and Zoning Commission on January 28, 2003 as the Tanglewood Park Subdivision. On August 23, 2005 a final plat for Tanglewood Park, Unit ]was approved by the Commission and the developer began construction of the infrastructure; however, midway through, construction ceased. On .iuly 6, 2010, the subject property was rezoned to General Business; R-7 for Units 1 and 2; and R-6 for Units 3 and 4 and the subdivision name was changed to Cypress Point Subdivision. The Master Plan was amended and approved by the Planning and Zoning Commission on September 8, 2010, the final plat for Unit 1 was approved on October 27, 2010, and construction of the public infrastructure resumed. The infrasttucture for Unit 1 of the subdivision is complete except for the improvement on Eckhardt Road. The Commission approved a waiver to the subdivision ordinance on April 4, 2012 to allow the plat to be fled and building permits issued with the condition that the developer agree to complete the improvements according to a subdivision improvement agreement which has been executed. The applicant is proposing to amend the master plan for the subject property. The property is 87.'735+_ acres of land zoned Single Family Residential District-6 (R-b) and Single Family Residential District-7 (R-7). The subdivision will develop in four (4) units establishing 281 single family residential lots. 10.503 acres of public parkland has been dedicated with Unit 1 of this subdivision. The developer has indicated a desire to construct improvements to the parkland and is working with the Parks, Recreation and Community Services Director on the design of the parkland improvements. However, the developer may elect to make a cash payment-in-lieu of development in the amount of $650 per dwelling unit prior to recording of the final plat for each Unit. This application was reviewed under UDC, Ordinance 11-5-15. There are two cul-de-sacs within this subdivision located in Unit 1, and based on UDC, Sec. 21..14.1 the size of a ctrl-de-sac street may be modified upon approval by the Fire Chief and City Engineer. The cul-de-sacs in Unit 1 located on Devonwood Street and Stanwood Street have a ROW diameter of 100' (50' radius) and a pavement diameter of 90' which was approved and constructed prior to the adoption of the larger cul-de-sacs. This master plan amendment identifies that the cul-de-sac ROW diameter in Units 2, 3, and 4 is 120' (60' radius) which provides 100' diameter of pavement as approved by the Public Works and Fire Department to accommodate for public utilities and fire truck maneuverability. The allowance of the ROW diameter of l00' (50' radius) in Unit 1 was approved prior to the adoption of the current UDC requirements. With this master plan amendment the applicant has updated the following: ~ Realigned streets. ® Added a cul-de-sac to Unit 2 and Unit 4. ® Relocated the street connection at Eckhardt Road in Unit 3. Staff recommends approval of the amended master plan. Mr. Dahle asked if the developer is maintaining the same number of residence units compared to the previously approved plan. Ms. Wood answet•ed that they Dave reduced it by a couple of residences. Mr. Brand asked about the General Business zoning. Ms. Wood stated that it is on the frontage and part of the original subdivision. Mr. Crawford asked if the drainage requirements have been met. Ms. Wood stated that they have satisfied our requirements. Mr, Greenwald stated Minutes Planning and Zoning Commission .dune 26, 2013 Page 2 of 9 that there is a drainage problem above them and wants to make the developer aware of that. Mr. Dahle moved to approve this agenda item. Mr. Glombik seconded the motion. Vote was 7-0. Motion carried. C. PC2013-014 Consider and act upon a request for approval of preliminary plat of the Cypress Point Subdivision, Unit 2 consisting of 15.386-~ acres, located approximately 600 feet west of the intersection of Eckhardt Road and the ILI 35 Frontage Road. Ms. Wood presented this item by stating that it is for a preliminary plat for Unit 2. The applicant is proposing to preliminary plat 15.386+ acres of land establishing 56 single family residential lots. Unit 2 will consist of eighteen (18) residential lots zoned Single Family Residential District-6 {R- 6) with a minimum lot size of 7,200 square feet and thirty-eight {38) residential lots zoned Single Family Residential District-7 (R-7) with a minimum lot size of 6,600 square feet. Side yard setbacks are established at ten feet (10'}. 10.503 acres of public parkland has been dedicated with Unit 1 of this subdivision. The developer has indicated a desire to construct improvements to the parkland and is working with the Parks, Recreation and Community Services Director on the design of the parkland improvements. However9 the developer may elect to make a cash payment-in-lieu of development in the amount of $650 per dwelling unit prior to recording of the final plat. This application was reviewed under UDC, Ordinance 1 1-5-15. All public improvements required for this subdivision are required to be installed prior to recording of the final plat of each Unit per UDC, Section 21.4.15., unless otherwise specified in an approved development agreement. The construction plans must be reviewed and approved by the Public Works and Engineering Departments prior to approval of the final plat. All streets will be developed to City of Schertz specifications. An approximately 15' variable width ROW dedication has been provided for expansion along Eckhardt Road. Construction plans for all public improvements will be submitted and approved by Public Worlcs and Engineering prior to approval of the final plat. Staff recommends approval of the preliminary plat. Mr. Hill, ford Engineering, stated that they are working with the City regarding transition of road width from the Master Plan to get the lots to fit. Mr. Dahle asked if on Froboese Lane they would be setting aside right of way. Mr. Hill answered that they are constructing the road. Mr. Rumfelt asked far clarification on the number of lots as the Staff Report in the packets stated that there will be 40 residential lots. Ms. Wood stated that there are 3$ single family lots zoned R7 with 1 detention and 1 landscape lot totaling 40 lots. Discussion followed between the Staff and the Commission. Mr. Glombik moved to accept the item as presented. Mr, Crawford seconded the motion. Vote was 7-0. Motion carried. Minutes Planning and Zoning Commission .Tune 26, 2013 Page 3 of 9 I). PC2013-017 Consider and act upon a request for approval of a preliminary plat of the Ripps Subdivision consisting of 151.069+ acres, located at the southwest corner of the FM 3009 and Ripps-Kruesler Road. Ms. Woad presented this item by stating that the applicant is proposing to preliminary plat 151.069+ acres of land establishing 6 buildable lots. The subject property is zoned General Business (GB} and Single Family Residential District-1 (R-1). The subject property is currently located on the southwest corner of FM 3009 and Ripps-Krueslez• Road. It is encumbered by a GVEC easement, LCRA easement, waterline easement and an area located within the 100 year floodplain. Currently, the subject property is one lot and takes access via FM 3009 and Ripps-Kruesler Road. This plat is proposing to extend both Wiederstein Road and Baptist Health Drive through the property as designated by the Master Thoroughfare Plan (MTP). The extension of Baptist Health Drive will provide a noz-th and south collector street (60' ROW} and Wiederstein Road will provide an east and west arterial (86' ROW) which will provide cross connectivity and future access to al[ of the subject property and adjacent properties. TxDot has reviewed dle plat for access and drainage with no objections. The subject property will be allowed one {1} access point along FM 3009 between lots 3 and 4 based on the overall platted frontage, and the remaining access will be by the public street located between Lot S and Lot 6 which is the extension of Wiederstein Road. The applicant has provided a 1' non-access easement along FM 3009 to comply with the requirement. A tree survey is required to be submitted at the time of final plat at which time mitigation fees will be determined. At this time the Owner has not designated parkland on the subject property, and at this time there are no plans for development of the residentially zoned property. 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 construction plans must be reviewed and approved by the Public Works and Engineering Departments prior to final plat approval. Sidewalks will be constructed along both sides of the street throughout the subdivision. All sidewalks are designed to meet the City of Schertz specifications. The MTP identifies the extension of Wiederstein Road as an 8b' ROW and the extension of Baptist Health Drive as a 60' ROW which has been shown on the preliminary plat. All streets will be developed to City of Schertz specifications. Construction plans for all public improvements will be submitted and approved by Public Woz•!cs and Engineering prior to approval of the final plat. The proposed preliminary plat is consistent with applicable requirements for -the property, ordinances and regulations. Staff recommends conditional approva] of the preliminary plat with the following condition: ® To show the shared access easement between Lots 3 and 4 consistent with TxDOT's Minutes i'ianning and Zoning Commission Tune 26, 2013 Page 4 of 9 approved access point along FM 3009. Mr. Dahle asked about the floodplain map and if it is the most recent ~xlap. Mr. Parencia, Busy+Partners, stated that the most recent DFIRM map is represented on this property. Mr. Rumfelt asked about extending Ripps-Kruesler Road to'/a of the way to Cibolo Valley Drive. Mr. Parencia answered yes, that it is based on the Major Thoroughfare Flan and the extension would need to be coordinated with the City of Cibolo. Mt•. Rumfelt asked if the frontage is General Business zoning. Mr. Parencia answered that there are only 2 lots proposed at the corner, and that there is na rnaster site plan as of yet for the whole property. Mr. Crawford asked about the drainage and 100 year Floodplain. Mr. Parencia answered that the development of the first 2 lots which are not in the floodplain won't have any effect; however, when the rest of the property is developed that will have to be addressed. Discussion followed between the Staff and the Commission. Mr. Dahle moved to accept the item as presented. Mr. Greenwald seconded the motion. Vote was 7-0. Motion carried. E. PC2013-019 Consider and act upon a request for approval of a preliminary plat of the Wynter Hill Subdivision consisting of 26.210+ acres, located off Oak Run approximately 750 feet north of live Oal< Road. Ms. Wood presented the item by stating that the applicant is proposing to preliminary plat 26.210± acres of land establishing 60 single family residential lots with a minimum lot size of 9,600 square feet. The site is zoned Single Family Residential District-1 (R-l ). The subject property is currently undeveloped and located off Oak Run approximately 750 feet north of Live Oak Road. The property contains an existing 15' waterline and a 33' drainage easement along the south side of the property, as well as, a 30' pipeline easement at the tear of Lots 1 thru S, Block 2 on the southeast corner of the property. 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 Oak Rttn Street through the Mesa Oaks Subdivision and via Water Oalc Street tl~rough The Reserve at Mesa Oaks Subdivision. The applicant has submitted a Tree affidavit which indicates that no protected or heritage trees will be removed from the site. A tree survey is required to he submitted at the time of final plat. The developer has elected to pay a fee in-lieu of parkland dedication and development. A fee in the amount of $1000 per dwelling unit must be paid by the developer 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 development agreement. The construction plans must be reviewed and approved by the Public Works and Cngineering Departments prior to final plat approval. All streets will be developed to City of Sehertz specifications. MiRUtes Planning and Zoning Commission June 26, 2013 Page 5 of 9 The plat identifies a pipeline easement exists at the rear of Lots I thru 8, Black 2 on the southeast corner of the property. The applicant has indicated that the pipeline easement has been vacated and documents are filed by separate instrument with the Guadalupe County Clerlt's office. Staf1• has requested a copy of the recorded documents be submitted with the final plat application- Staff recommends approval of the preliminary plat. Ms. Suarez asked for Staff to clarify where the planned street would go into Woodland Oaks and the time. Ms. Wood answered that when public infrastructure is approved as part of the final plat the applicant would have to build their portion of Cotton King and the City will decide how they wilE handle the other portion. Mr. Dahle asked about the four different dates of submittals. Ms. Wood answered that Staff went bacEc and forth with the Applicant to take care of any issues. Mr. Dahle asked about the onsite detention and what will happen in the 100 year flaodplain. Ms. Wood answered that the drainage has been reviewed. Mr. Brown also answered that it has been reviewed by erTgineering. Mr. Gray stated that the Mesa Oaks owners association, Jeff• Bradley, sent a letter stating that they would like to see the access limited to Cotton King. Discussion followed between Staff, Applicant and the Commission. Mr. Greenwald moved to accept the item as presented. Mr. Crawfor°d seconded the motion. Vote was 7-0. Motion carried. 5. PUBLIC HEARING A. Hold a public hearing, consider, and make a recommendation to the City Council to amend the Unified Development Code {UDC) associated with the North and South Schertz Sector Plan; and the Historic Downtown Schertz Plan (Gateway Plan}. Mr. James presented the item 6y stating that Staff has provided the Commission with a draft of UDC Article 5 and the first page of At-ticle 16 reflecting the changes that would be made if the proposed amendment is approved. Staff proposes that when this item goes to City Council we will slot in the changes with an Ordinance to adopt the changes on Article 5 because we don't want to undo any other change done before. The proposed changes to Article 5 create an additional base zoning district, the AD -Agricultural District; three new Planned Development Districts - Agricultrn-al Conservation Planned Development District (ACPDD), Estate Neighborhood Planned Development District {ENPDD}, and the Mixed Used Planned Development District (MUPDD) along with development standards far each; and a set of design overlay districts Campus Commercial Overlay District, Highway Commercial Overlay District, Industrial Overlay District, and Downtown Overlay District along with associated development regulations. The change to Article 16 is the addition of a definition for an Accessory Dwelling Unit {an allowed use within the AD - Agricultural District). Staff recommends approval of the amendments to the UDC to include the recotntnended proposed changes to reflect the updated character zone designations in the North and South Schertz Sector Plan. Mr. James stated that Staff would come back in August or September to rezone properties with the Minutes Planning and Znning Con~nlission ,Tune 2G, 2UI3 Page C of 9 overlay districts. Mr. Richmond opened the Public Hearing at 7:14 P.M. No one spoke. Mr. Richmond closed the Public Hearing at 7:15 P.M Mr. Brand asked about the dimensional requirements on the agricultural district which are 5 acre lots; is the 25' setback a standard minimum? Mr. James answered that it is a standard. Mr. Crawford asked about how a property owner would request a waiver. Mr. James answered that you would have to go to Board of Adjustment and request a variance due to a hardship. Mr. Dahle asked about the primary dwelling structure vs. accessory structures and how we determine which is primary and accessory. Mr. James answered that the primary is the largest dwelling in the residential zoning, but if in anon-residential, Staff would look at the use. Mr. Brand asked about permitted uses for the agricultural district. Mr. James answered what we have in the current district and the feedback on the Gateway plan. Discussion continued between Staff and the Commission Mr- James stated with the Commission's approval and recommendation tonight to City Council, this item would be scheduled for the Jttly 9t~' Council meeting to consider the Comprehensive Land Plan amendment and the UDC changes. Then in August, Staff will come back to the Commission about rezoning properties with the overlay districts. Mr. Dahle moved to forward the amendment as presented to City Council with recommendation for approval. Mr. Greenwald seconded the motion. Vote was 7-0. M. otion carried. G. W®I2I~SIJi®P / I~ISCUSSI®I~1 A. Discussion and public hearing on amendments to the Unified Development Code (UDC) associated with Article 1 1, Signs & Advertising Devices. Ms. Sanchez presented this item by stating that there were several changes proposed by Staff, business owners and sign contractors for this Article. Staff had input from business owners at Chamber roundtable business meetings, and held a sign contractor meeting in April with input on standard industry rnanufactLn•ers. This is the first draft. Staff will have another meeting with business owners, and come back to the Commission with a recommendation anticipated sometime in August. The focus of this workshop is off premise bandit signs, real estate signs, wall signs, industrial districts and monument signs. Mr. Richmond opened the Public Hearing at 7:47 P.M. No one spo!<e. Mr. Richmond closed the Public Hearing at 7:48 P.M. Ms. Sanchez reviewed the following changed sections in the draft article: ® General Requirements {clarification) ® Exempted Signs (Holiday signs and Real Estate signs) ® Prohibited Signs (Reader Boards, Bandit signs, Roof signs, Inflatable signs, Streamers, Pendants, Balloons, and Wind Signs) Minutes Planning and Zoning Commission Tune 26, 20D Page 7 ot'9 ® General Sign Provisions (Wind and Dead Load requirements and Minimum Setback) ® Wall Signs (Maximum Area Table has been changed) ® Freestanding Ground Signs (Wind and Dead Load requirements, Maximum Height and Maximum Area Tables have been changed) ~ Monument Signs {clarification on wind load} ® Mttlti-tenant Signs (clarification on wind load, Maximum Height Table has been changed} ® Electronic Signs (clarification on Maximum Area) Temporary Signs {Maximum Area and Maxitxtum Height Tables Dave been changed, Time Limitations, Feather Flags) Real Estate Signs (clarification on Applicability and Maximum Area} + Menu Boards (clarification on Maxitrtum Area, NLtmber of Signs, and Location Restrictions) ® Licenses (clarification on License Required and Licenses Sign Contractors holding an electric license] ® Definitions of signs Discussion followed between Staff and the Commission. Ms. Sanchez stated that Staff will review suggested changes with the Sign Contractors and Business Owners, and plan on bringing the draft back to the Commission again in August for a recommendation to City Council. 7. REQUESTS AND ANNOUNCEMENTS A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. ® Mr. Brand asked if a summary spreadsheet of projects with ready to expire projects (3 months) to be highlighted could be provided to the Commission. ® Mr. Dahle stated that he had a conversation with Mr. James prior to tonight's meeting about the Subcommittee meeting and how to deal with the water rights issues. The consensus was that we let Staff amend the checklist that the developers use, and we do not need to take any for~rtal action. Mr. Richmond asked if there were at~y objections and there were none. B. I~ecluests by Commissioners to Staff for inforgreation. ® Mr. Dahle noted that there was a sign installed at The Crossvine location on FM 1518 and asked if anyone latew if there would be a groundbreaking soon. Ms. Wood answered that they are scheduled to start working on the amenity center in 4~6 months. C. Announcements by Commissioners. ® None D. Annauncements by City Staff. Minutes Planning and Zoning Commission .[unc 26, 20 [ 3 ('age 8 of 9 -- --r E Ill ~!"S+i". M. 1 x' _ _ ` ~- .. -I - - -xrs. __._ _ n ~ -~ ~Jl _ f _ ~ ., ~,. _ _.