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PZ 08-12-2015PLANNING AND ZONING MINUTES August 12, 2015 A Special Joint Meeting was held by the Planning and Zoning Commission on August 12, 2015 at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice - Chairman Ken Greenwald Bert Crawford, Jr. Richard Braud Christian Glombik COMMISSIONERS ABSENT Michael Dahle CITY STAFF Brian James, Executive Director Development Lesa Wood, Senior Planner Bryce Cox, Planner I Patti White, Executive Asst. Development OTHERS PRESENT ECONOMIC DEVELOPMENT TRAFFIC SAFETY ADVISORY CORPORATION MEMBERS PRESENT: COMMISSION MEMBERS PRESENT: Paul Macaluso Mark Davis Larry Franklin Richard Dziewit 1. CALL TO ORDER — SPECIAL JOINT MEETING (PLANNING AND ZONING COMMISSION, ECONOMIC DEVELOPMENT CORPORATION AND TRAFFIC SAFETY ADVISORY COMMISSION). P &Z Chairman Mr. Richmond called the Special Joint Meeting to order at 6:01 P.M. TSAC Member Mr. Davis called the Special Joint Meeting to order at 6:02 P.M. EDC Member Mr. Macaluso called the Special Joint Meeting to order at 6:04 P.M. 2. PUBLIC HEARING, DISCUSSION AND UPDATE ON THE LONE STAR RAIL FUNDING AGREEMENT. Mr. James introduced Joe Black, Rail Director for the Lone Star Rail District and Joe Lessard, Senior Planning Director with Knudson, LP working with Lone Star Rail, who both gave a presentation including the following points: • Strategic Considerations • How Does the LSRRP Effort Fill a Central Texas Need? • Environmental Process • Proposed San Antonio Area LSTAR Stations • LSTAR Local Funding • Station Locations area in Schertz • Location Selection Criteria • Lone Star Regional Rail Project Local Funding Support — Operations and Maintenance Focus • Economic Development/Community Planning Issues • LSTAR Operations and Maintenance Costs (O &M) -Local Funding Targets Minutes Special Joint Meeting August 12, 2015 Page 1 of 7 • Economic Impact Est. & Proposed TIRZ Participation • Economic Impact Est. & Schei tz Participation • LSTAR Split Service Station Concept • LSTAR Local Funding Concepts • Project Timeline — Lone Star Regional Rail Project • Next Steps - Local funding Agreement adopted by end of Sept. 2015 Mr. Richmond opened the Public Hearing at 6:40 P.M. • Steve White, 805 Main Street, spoke on the timeline for the TIRZ and who is establishing the boundary. Mr. James stated that the gray area on the map is the boundary of the proposed TIRZ, and the challenge is to set an early collection window to capture the current value of the base and development drives revenue. Mr. Richmond closed the Public Hearing at 6:40 P.M. Mr. Dziewit asked about the timing in building roads and access, and if the starting date is 2016 how does the development of this area affect the timing. Mr. James stated that we have a window to get the station ready. Mr. Lessard stated that it will be actually 2 -3 years to build it once the infrastructure is in place, and some portions may be ready before other areas. Discussion continued between the Commission, Economic Development Corporation, Traffic Safety Advisory Commission, Mr. Black, Mr. Lessard and Staff. 3. ADJOURNMENT OF THE SPECIAL JOINT MEETING. P &Z Chairman Mr. Richmond adjourned the Special Joint Meeting at 7:35 P.M. TSAC Member Mr. Davis adjourned the Special Joint Meeting at 7:35 P.M. EDC Member Mr. Macaluso adjourned the Special Joint Meeting at 7:36 P.M. Chairman Richmond called for a five minute recess before the regular Planning and Zoning meeting. 1. CALL TO ORDER OF THE REGULAR PLANNING AND ZONING COMMISSION MEETING. Mr. Richmond called the Regular Planning and Zoning meeting to order at 7:42 P.M. 2. ELECTION OF CHAIRMAN AND VICE CHAIRMAN Mr. Richmond stated that since a full Commission is not present, he asked Staff to keep this item on the agenda for the next meeting. 3. HEARING OF RESIDENTS • None. Minutes Special Joint Meeting August 12, 2015 Page 2 of 7 4. CONSENT AGENDA A. Minutes for the July 8, 2015 Regular Meeting. B. Minutes for the July 22, 2015 Regular Meeting. Mr. Greenwald moved to approve the minutes as presented. Mr. Crawford seconded the motion. Vote was 6 -0. Motion carried. 5. PUBLIC HEARING A. ZC2015 -003 Hold a public hearing, consider and make a recommendation to City Council on a request to rezone 13183 IH -10 East, approximately 35 acres of land, from Predevelopment District (PRE) to General Business District (GB). Mr. Cox stated that there is a typo in the staff report and would point out that the request is for GB not GB2. Mr. Cox presented this item by stating that the Applicant is proposing to rezone approximately 35 acres land from Predevelopment District (PRE) to General Business (GB). There were four (4) notices mailed to surrounding property owners on July 29, 2015. At the time of this presentation, two (2) in favor of the request has been received. No responses were received neutral to or opposed to the request. The property is located at 13183 IH 10 East. The site contains three (3) existing buildings and two (2) gas pump canopies. The site has the following existing uses: a convenience store with gas pumps, restaurant, motel, professional office, and automobile repair shop (major). The Sector Plan amendment to the Comprehensive Land Use Plan (CLUP) designates the subject property for Highway Commercial which is intended for regional scale retail and commercial uses that can take advantage of the highway frontage. Highway Commercial areas are located at major highway intersections to maximize access to the region. • Comprehensive Plan Goals and Objectives: The proposed rezoning request is generally in conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed zone change will provide for continued commercial development along IH -10. • Impact of Infrastructure: The proposed rezoning request will have a minimal impact on the existing water and wastewater systems. • Impact of Public Facilities /Services: The proposed rezoning request will have a minimal impact on public services, such as schools, fire, police, parks and sanitation services. • Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by undeveloped land. The requested General Business District (GB) zoning is compatible with the surrounding land uses. The applicant is proposing to rezone the property from the current Predevelopment (PRE) zoning, which is intended as a temporary designation for newly annexed property, to General Business (GB) to allow for the opening of a liquor store in part of the existing building, and for the future development of his property. The General Business District (GB) is intended to provide suitable area for the development of non - residential uses which offer a wide variety of retail and service establishments that are generally oriented toward serving the overall needs of the entire community. It is the opinion of Staff that the General Business District (GB) is the most Minutes Special Joint Meeting August 12, 2015 Page 3 of 7 appropriate zoning district for this tract of land. The existing land uses of convenience store with gas pumps, restaurant, motel, and professional office at this location appear to be appropriate uses for this tract of land due to its location on IH 10. If the rezoning is granted, the land uses of restaurant, motel and professional office will be considered existing conforming uses, and the land uses of automobile repair shop (major) and convenience store with gas pumps will be considered existing nonconforming uses subject to the restrictions identified in UDC Article 7 Nonconforming Uses, Lots and Structures. Staff recommends approval of the rezoning application as submitted. Mr. Richmond opened the Public Hearing at 7:49 P.M. • Edward Campos, Plat Processing Services, stated that he was there if anyone had any questions. Mr. Richmond closed the Public Hearing at 7:50 P.M. Mr. Greenwald asked where the package store fit in. Mr. Cox stated that it is permitted in GB. Mr. Crawford asked if there is no issue with drainage and sewer. Mr. Cox stated that this property is not platted, and when they develop, Staff will evaluate the public infrastructure. Mr. Braud asked if there are plans to come in for a SUP or remain in non - compliance. Mr. Cox stated that the current non - conforming use can continue as long as they don't expand it. Mr. Crawford moved to forward to City Council with a recommendation for approval. Mr. Braud seconded the motion. Vote was 6 -0. Motion carried. B. ZC2015 -004 Hold a public hearing, consider and make a recommendation to City Council on a request to rezone 807 Main Street, approximately 0.25 acres of land, from Single- Family Residential District -2 (R -2) to Main Street Mixed Use District (MSMU). Ms. Wood presented this item by stating that the Applicant is proposing to rezone approximately .25 acres land from Single - Family Residential District -2 (R -2) to Main Street Mixed Use District (MSMU). The property is located at 807 Main Street. The site has an existing 2,500 square foot building that is currently vacant. The Sector Plan amendment to the Comprehensive Land Use Plan (CLUP) designates the subject property as part of Historic Downtown Schertz. The objectives for Historic Downtown Schertz are to leverage Schertz's history and heritage to create a unique destination with local independent businesses, encouraging the use of existing buildings. The Main Street Mixed -Use District (MSMU) was created to help achieve these objectives. The Main Street Mixed -Use District (MSMU) is intended to provide a base zoning district to the area along Main Street. In light of the history of the area and variety of land uses that exist, this zoning district allows for both single - family residential uses and low intensity commercial uses. Reduced setbacks and parking requirements are provided as part of this district due to physical constraints. • Comprehensive Plan Goals and Objectives: The proposed rezoning request is generally in conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed zone change will provide for either single family or low intensity commercial occupancy at 807 Main Street. • Impact of Infrastructure: The proposed rezoning request should have a minimal impact on the existing water and wastewater systems. • Impact of Public Facilities /Services: The proposed rezoning request will have a no impact on public services, such as schools, fire, police, parks and sanitation services. Minutes Special Joint Meeting August 12, 2015 Page 4 of 7 • Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by commercial, multi - family and single family land uses. The Main Street Mixed -Use District (MSMU) will allow for either low intensity commercial or single - family residential. The Comprehensive Land Use Plan identifies this area as Historic Downtown Schertz which is intended to leverage Schertz's history and heritage to create a unique destination with local independent businesses, encouraging the use of existing buildings. The rezoning request appears to have a minimal impact on the public infrastructure, facilities or services and is consistent with the Comprehensive Land Use Plan and compatible with the surrounding land uses. The property was originally built as a single family residence and was later converted into a commercial structure which most recently was occupied by a florist shop. The public hearing notice will be published in "The Daily Commercial Recorder" and the "Herald" for the August 25, 2015 City Council Meeting. There were fifteen (15) notices mailed to surrounding property owners on July 29, 2015. At the time of this meeting, two (2) responses have been received, one response was neutral and one response in favor. Staff recommends approval of the rezoning application as submitted. Ms. Wood distributed copies of the Main Street Mixed Use District to the Commission. Mr. Richmond opened the Public Hearing at 7:57 P.M. There being no one who spoke, Mr. Richmond closed the Public Hearing at 7:58 P.M. Mr. Greenwald said that this property has sat vacant for a long period, and he would like to see something move into it. Mr. Richmond stated that given the Commission's interest in the Main Street Mixed Use District, this rezoning request is a good first step for others to follow. Mr. Glombik moved to forward to City Council with a recommendation for approval. Mr. Braud seconded the motion. Vote was 6 -0. Motion carried. 6. WORKSHOP/DISCUSSION A. Presentation and discussion on requirements to build a single family home on a large tract of land. Mr. James stated that several months ago Commissioner Dahle brought up this question of the process required to build a single family home on a large tract of land. You may remember where an applicant came in to rezone and subdivide a property in several steps which required considerable time. The Commission questioned what we can do to streamline the process and the impact of doing so. Mr. James gave the following presentation: Requirements to Build a Single Family Home on a Large Tract of Land • Potential major requirements applicable to constructing a single family home • Zoning — only the R districts (A -7), MH, MP and GH districts allow for construction of a single family detached dwelling • A rezoning is required for other districts. • City Zoning fees — 0 to 2 acres $650, 2+ to 5 acres $1,000 • This is in addition to costs associated with preparing required documents. • A zoning case can take 3 months for approval Minutes Special Joint Meeting August 12, 2015 Page 5 of 7 • Platting — Section 21.4.16 of the UDC stipulates as a requirement for approval of a building permit that a final plat of the property has been recorded in the appropriate County plat records. • The application fee for a plat is approximately $3,500 in addition to the costs to have a plat prepared. • Platting triggers the requirement to construct public improvement — ROW and easement Dedication, construction of streets, sidewalks, water lines, sewer lines (or septic waiver) and potentially drainage improvements. • A plat can take 3 months for approval and public improvements must be constructed to file. • Building Permit — as with all houses a building permit is required. • Water and sewer meters trigger impact fees. In summary: • Zoning • Platting • Building Permit Options: • Zoning — Amend UDC to allow single family homes in the PRE district. • To allow homes in commercial districts could have significant negative impacts — allowing residences where the land use plan conflicts or where they would be incompatible with surrounding uses • Could waive /reduce zoning fees • Platting — Amend UDC to not require platting for single family homes on properties over a certain size. • This may require the City to have to pay more to acquire ROW and easement later and to fully fund infrastructure costs • May create issues with homes built in floodplain or over easements unless a survey is required. Structures may be built in conflict (over future setback, or on top of future ROW /Easements). • May require next property owner upstream of a sewer line, downstream from a waterline or further down a road segment to bear those costs. Mr. James stated that Staff wants to get a feel for making this process easier and is looking for feedback from the Commission. Mr. Glombik stated that the process is not broken, but the cost is the issue. Mr. Evans stated that there is not a county that doesn't require platting, and he could support a reduction in fees but not a change in the platting process. Mr. Crawford stated that he agrees with Mr. Glombik and Mr. Evans, and if the City wants to have control, Staff should consider a fee structure much less. Discussion continued between the Commission and Staff. Mr. James stated that he is hearing that we need to look at the fees and not give up our platting. Staff will come back in a few weeks and discuss this process again. REQUESTS AND ANNOUNCEMENTS A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. Minutes Special Joint Meeting August 12, 2015 Page 6 of 7 8. • Mr. Crawford asked when the Thoroughfare Plan will be set up. Mr. James stated that the JLUS has some significant changes for the land south of Randolph, and we are on pause while they figure out what to do. • Mr. Crawford asked about the meeting with GBASA regarding building codes. Mr. James stated that they have talked about getting a list on the codes that GBASA has issues with. B. Announcements by Commissioners. • None. C. Announcements by City Staff. • Ms. Wood stated that AACOG is having a P &Z workshop on August 28, and if anyone is interested in this workshop, please contact Staff. • Ms. Wood stated that she brought everyone a copy of the architectural standards approved by Council. ADJOURNMENT OF THE REGULAR MEETING The meeting adjourned at 8:47P.M. P Chairman, Planning and Zoning Commission Minutes Special Joint Meeting August 12, 2015 Page 7 of 7 Recording Secretary, City of Schertz