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07-25-2016 BOA Agenda with associated documentsSCHERTZ BOARD OF ADJUSTMENT 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 1. CALL TO ORDER / ROLL CALL 3. PUBLIC HEARING: The Board of Adjustment will hold a public hearing related to variance requests within this agenda. The public hearing will be opened to receive a report from staff, the applicant, and the adjoining property owners affected by the applicant's request, and any other interested persons. Upon completion, the public hearing will be closed. The Board will discuss and consider the application, and may request additional information. from staff or the applicant, if required. After deliberation, the Board will act on the applicant's request. A. BOA2016 -005 Hold a public hearing, consider and act upon a request for a variance to UDC Article 9, Section 21.9.5.C.3 Glazing, in order to permit a decreased amount of windows and glass doors on the facades of a building on an approximately 2 acre tract of land, more specifically described as Lot 12, Block 1 of the Benevest Subdivision, located at 6740 Guada Coma Dr. 4. ANNOUNCEMENTS: A. Announcements by Members • City and community events attended and to be attended • Continuing education events attended and to be attended B. Announcements by City Staff • City and community events attended and to be attended • Continuing education events attended and to be attended 5. ADJOURNMENT OF THE REGULAR MEETING Board of Adjustment July 25, 2016 Page 1 of 2 CERTIFICATION I, Emily Grobe, Planner of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official bulletin boards on this the 22nd day of July, 2016 at 5:00 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. evi&U� c,robe Emily Grobe, Planner I certify that the attached notice and agenda of items to be considered by the Schertz Board of Adjustment was removed from the official bulletin board on day of , 2016. 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 Board of Adjustment 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. Board of Adjustment Page 2 of 2 July 25, 2016 TO: Board of Adjustment 1. . . 17 , W,itlliltT MOVM=I- CASE: BOA 2016 -005 Benevest Lot 12, Blk 1 — Glazing REQUEST: The property owner is requesting a variance to the Unified Development Code (UDC), Section 21.9.5 (C)(3) Glazing- with regard to the percentage of windows and glass doors required on the street facing fagades of the building in order to permit a combined total of eight percent (8 %) of the two street facing facade areas, equal to 334 square feet, to be windows and glass doors. PUBIC NOTICE: The public hearing notice was published in "The Daily Commercial Recorder" on July 7, 2016 and in the "Herald" on July 13, 2016. There were seven (7) notices mailed to surrounding property owners on July 6, 2016. At the time of this staff report zero (0) responses have been received. ITEM SUMMARY: The property owner is proposing to construct an approximately 10,000 square foot office /warehouse building on an approximately 1.55 acre tract of land located at the corner of Campus Drive and Guada Coma Drive. Pursuant to the Unified Development Code (UDC) Article, 9, Section 21.9.5 Exterior Construction and Design Standards the design criteria is to provide guidelines for new construction in order to promote an aesthetically pleasing appearance. The proposed office /warehouse due to property location is viewed as having two front facades, or street facing walls, one on Guada Coma Drive and the other on Campus Drive. The UDC allows for two different options when providing windows on this type of building. Option "A" requires that 15% of each street facing fagade be comprised of windows and glass doors. The applicant is proposing to use option "B" which allows for windows to be spread around the building. The minimum total square footage of windows and glass doors under this option is calculated as 20% of the total area of the facades adjacent to or facing public streets. The applicant is requesting the variance to decrease this minimum amount from 20% to 8% (334 square feet). If the variance is granted the result would be the construction of an approximately 10,000 square foot building with 334 square feet (8% of the street facing facades) of windows and glass doors installed over the entire building facade. SUBJECT PROPERTY GENERAL LOCATION ZONING AND LAND USE: The property is located on the corner of Campus Drive and Guada Come Dr. in the Benevest Subdivision. CRITERIA FOR REVIEW: According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of hardship and grant a variance from the zoning regulations of the UDC, the Board must determine the following: The requested variance does violate the intent of this UDC or its amendments; The UDC, Section 21.9.5 states that the intent of the design criteria is to provide an aesthetically pleasing appearance. The variance does not meet the intent of the UDC because the amount of windows and glass doors proposed is far below the minimums required by the UDC. 2. Special conditions of restricted area, topography or physical features do not exist that are peculiar to the subject parcel of land and are not applicable to other parcels of land in the same zoning district; Although the subject property is located on the corner of an intersection, the property is not influenced by any oppressive conditions that are unique to the land or that prevents the building from being constructed in compliance with the glazing requirements laid out in UDC Section 21.9.5(C)(3). 3. The hardship is in no way the result of the applicant's own actions; or The 2015 UDC amendment to Section 21.9.5 removed the requirement that windows allow for visibility into the building, supporting the use of spandrel glass to create faux windows adds to the aesthetically pleasing appearance. These faux windows could be designed not to provide a window cutout on the inside of the building and be a facade element only. 4. The interpretation of the provisions in this UDC or any amendments thereto would not deprive the applicant of rights commonly enjoyed by other properties in the same zoning district that comply with the same provisions. The enforcement of the exterior construction and design standards to meet the 20% of the total facade of the street facing exteriors does not deprive the applicant of rights that adjacent property owners have. Other parcels currently under development in this area with the same land use and zoning area have complied with this UDC requirement and provided the required windows and glass doors. N Existing Zoning Existing Use Manufacturing Light and General Business -2 Undeveloped SURROUNDING ZONING/LAND USE: Existing Zoning Existing Use North Right -of -Way Campus Drive South Manufacturing Light Undeveloped East General Business — 2 Undeveloped West Riaht-of-wav Guada Coma Drive CRITERIA FOR REVIEW: According to UDC, Article 3, Sections 21.3.4.C, In order to make a finding of hardship and grant a variance from the zoning regulations of the UDC, the Board must determine the following: The requested variance does violate the intent of this UDC or its amendments; The UDC, Section 21.9.5 states that the intent of the design criteria is to provide an aesthetically pleasing appearance. The variance does not meet the intent of the UDC because the amount of windows and glass doors proposed is far below the minimums required by the UDC. 2. Special conditions of restricted area, topography or physical features do not exist that are peculiar to the subject parcel of land and are not applicable to other parcels of land in the same zoning district; Although the subject property is located on the corner of an intersection, the property is not influenced by any oppressive conditions that are unique to the land or that prevents the building from being constructed in compliance with the glazing requirements laid out in UDC Section 21.9.5(C)(3). 3. The hardship is in no way the result of the applicant's own actions; or The 2015 UDC amendment to Section 21.9.5 removed the requirement that windows allow for visibility into the building, supporting the use of spandrel glass to create faux windows adds to the aesthetically pleasing appearance. These faux windows could be designed not to provide a window cutout on the inside of the building and be a facade element only. 4. The interpretation of the provisions in this UDC or any amendments thereto would not deprive the applicant of rights commonly enjoyed by other properties in the same zoning district that comply with the same provisions. The enforcement of the exterior construction and design standards to meet the 20% of the total facade of the street facing exteriors does not deprive the applicant of rights that adjacent property owners have. Other parcels currently under development in this area with the same land use and zoning area have complied with this UDC requirement and provided the required windows and glass doors. N STAFF ANALYSIS STAFF RECOMMENDATION: Staff recommends denial of BOA 2016 -005. The request for a variance does not comply with the approval criteria for granting a variance as presented above. Planning Department Recommendation Approve as submitted Approve with conditions* X Denial * While the Board can impose conditions; conditions should only be imposed to meet requirements of the UDC. Attachments: Aerial location map Public hearing notice map Exhibits -Ism �6 Op�G6 gel �6 1p�`y3� `6 cz -r- z M LO 1!? Q) C) C\1 N� Q J_ SITE SUMMARY TABLE: ZONING: M- 1 &GB-2 PROPOSED USE: OFFICE WAREHOUSE BUILDING AREA (GROSS SQUARE FOOTAGE): 10,000 S.F. BUILDING HEIGHT (FEET AND NUMBER OF STORIES): 24 FEET TALL (1 STORY) SQUARE FOOTAGE AND PERCENTAGE OF IMPERVIOUS SURFACE: 47,881 SF (70.9%) REQUIRED PARKING OFFICE (1,600 SF): 1 PER 250 SF = 6.4 STALLS WAREHOUSE (8,400 SF): 1 PER 1,000 SF = 8.4 STALLS TOTAL PARKING SPACES REQUIRED: 15 INCLUDING ONE HANDICAP TOTAL PARKING SPACES PROVIDED: 17 INCLUDING TWO HANDICAP (1 VAN ACCESSIBLE) JIM MOORE J & J SIMPATICO, LLC 4722 COLLEGE PARK #101 SAN ANTONIO, TX. 78249 PH: 210-497-0050 FAX: 210-655-8143 SURVEYOR: TERESA A. SEIDEL REGISTERED PROFESSIONAL LAND SURVEYOR NO. 5672 KFW SURVEYING, LLC 3421 PAESANOS PKWY SUITE 200, SAN ANTONIO, TEXAS 78240 PHONE: 210-979-8444 FAX: 210-979-0499 FEMA FLOODPLAIN NOTE: ACCORDING TO FLOOD INSURANCE RATE MAP, PANEL NO. 48091 C0485F, DATED SEPTEMBER 2, 2009, IS LOCATED IN ZONE X AND IS NOT WITHIN THE 100-YEAR FLOODPLAIN. LIGHTING NOTE: SITE WILL COMPLY WITH ALL LIGHTING AND GLARE STANDARDS PER APPLICABLE UNIFIED DEVELOPMENT CODE. SIGNAGE NOTE: ALL SIGNS SHALL COMPLY WITH THE UNIFIED DEVELOPMENT CODE AT THE TIME OF SIGN PERMIT. EXISTING WATER AND WASTEWATER STUBS SHALL BE USED IN LIEU OF TYING NEW SERVICES TO THE RESPECTIVE MAINS, AS REQUIRED BY THE CITY OF SCHERTZ ENGINEERING DEPARTMENT. CONTRACTOR SHALL COORDINATE WITH ENGINEERING DEPARTMENT FOR EXACT LOCATION OF STUB-OUTS, IF ANY EXIST. IF NONE ARE LOCATED, NEW SERVICES SHALL BE ALLOWED. 4 ------ 4" WHITE STRIPE, TYP. (ASPHALT PAVEMENT) TYPICAL PARKING SPACES AND PARKING STRIPES NOT-TO-SCALE 30' DRAINAGE EASEMENT (VOLUME 15 PAGE 60-61 D,P.R.) LOT 21, BLOCK 1 TRI-COUNTY 502 SUBDIVISION (DOCUMENT ft 200806004059) INTERCHANGE PARK PARTNERS INC. (M-1 & GB-2 ZONING) (LAND USE: VACANT TRACT) Curve Table Curve # LENGTH RADIUS DELTA CHORD BRG CHORD DIST C1 164A1' 315.00' 029'51'04" N45'48'08"W 162.27' C2 26.54' 17.00' 089'2732" N15'19'07"W 23.93' C3 69.92' 370.00' 013'55'30" N36'1246"E 69.70' Line Table LINE# LENGTH DIRECTION L 32.01 N30 °42'01 "W Fire Department 10.77 N42'47'40"E 39.61 N60'43'04"W COMA pRi C'UppA 0 -r-OFNNAY 60. p IG PROPOSED OVERHEAD—\ ELECTRIC OHE one W WI CO ,9y92` LOT 9, BLOCK 1 BENEVEST SUBDIVISION (VOL. 15, PGS. 60-61) HOOTEN FAMILY TRUST A (M-1 & GB-2 ZONING) (LAND USE: VACANT TRACT) 25' BUILDING SETBACK LINE ­(VOLUME 15 PAGE 60-61 D.P.Rj AND IRRIGATION WATER SERVICES PROPOSED SANITARY SEWER SERVICE —8"sS —8"SS —8"SS --8"SS ---- S"SS-8"SS--8 "SS -----8"ss-8"ss-8"SS-8"SS-8"ss-8"ss----8"SS—B"S� LOCATION MAP NOT TO SCALE • W M M EXISTING FIRE HYDRANT PROPOSED CONCRETE PROPOSED STANDARD CURB EXISTING CURB EXISTING 8" PVC WATER LINE EXISTING 8" PVC SANITARY SEWER & MANHOLES PROPERTY LINE PROPOSED 6" SANITARY SEWER LATERAL PROPOSED 314" DOMESTIC WATER LINE PROPOSED 6" FIRE WATER LINE PROPOSED UNDERGROUND UTILITY LINE NUMBER OF PARKING STALLS PROPOSED OVERHEAD ELECTRIC LINE PROPOSED FIRELANE EXISTING CONCRETE PROPOSED LANDSCAPE AREAS PROPOSED RAMP LEGEND 6"SS 0 3/4"DW 6"FW UGU—UGU—UGU—UGU—UGU—UGU- G OHE—OHE—OHE—OHE—OHE—OHE APPROVAL OF THE CITY OF SCHERTZ This site plan of the has been submitted to and considered by The City of Schertz Development Review Staff, and is hereby approved on this day of 20—. Inspections Division < Planning Division Public Works/Engineering Department Fire Department Parks & Recreation Department APPROVAL OF THE CITY OF SCHERTZ This site plan of the has been submitted to and considered by The City of Schertz Development Review Staff, and is hereby approved on this day of 20—. Inspections Division Planning Division Public Works/Engineering Department Fire Department Parks & Recreation Department LEGAL DESCRIPTION: 6740 GUADA COMA DRIVE BENEVEST SUBDIVISION AMENDING PLAT - LOT 12, BLOCK 1 TOTALING 1.55 ACRES, BEING LOT 12, BLOCK 1 OF THE BENEVEST SUBDIVISION AMENDING PLAT, RECORDED IN DOCUMENT NO. 201606022150 OF THE MAP AND PLAT RECORDS OF COMAL COUNTY, TEXAS, PREVOUSLY BEING ALL OF LOTS 10 & 11, BLOCK 1 OF THE BENEVEST SUBDIVISION, A PLAT OF RECORD IN VOLUME 15, PAGES 60-61 OF THE MAP AND PLAT RECORDS OF COMAL COUNTY, TEXAS. SAID 1.55 ACRES WAS PREVIOUSLY A PORTION OF THE OVERALL 16.746 ACRES SITUATED IN THE TORIBIO HERRERA SURVEY NO. 68, ABSTRACT NO. 205 AND GEORGE M. DOLSON SURVEY NO. 96, ABSTRACT NO. 120, SAME BEING 0.578 ACRES OUT OF LOT 14,0710 ACRES OUT OF LOT 16 AND 15.458 ACRES OUT OF LOT 17, PREVOUSLY RECORDED AS TRI-COUNTY DEVELOPMENT PARK, VOLUME 5, PAGES 82-84, CITY OF SCHERTZ, COMAL COUNTY, TEXAS. REVISED PREPARATION / RESUBMITTAL DATE: JUNE 2016 RFFNPPnr)II('FnFP0A/1A/1ATFPIAI THAT WA.q.qTnPFn ANnlop TPA N.qAIIITTFn F/ F(TPONIrA /I Y A Nn AAA Y I-IA k/F RFFN INA n VFPTFAITI Y Al TFRFn PFI YONI YnNFINAI i4ARnr0PYAAATFRIA1.qRFAPIN(. THE co O LU LO c� ?w O Uft-"ft og J O O C7 Q) �2 0 C x E fA o N< Z JOB NO. 154-12-02 DATE: APRIL, 2016 DRAWN: E.S. CHECKED: C.F. SHEET NUMBER: 1.0 mmm ,T.O. TILT WALL PA 21' -0" A.F.F. DASHED LINE INOICTES SLOPED, BUILT -UP MEMBRANE ROOF (WHITE) ON STEEL BAR JOIST STRUCTURE, RE: STRUC.- RECESSED REVEAL, TYP. PRIME & PAINT, DARK GRA TEXTURE AND PAINT, LIGHT GRAY REINF. CONC. TILT WALL PANEL, RE: STRUC. LIGHT GRAY - PAINTED MAN DOOR(S), TYP. — PRIME a PAINT STL. GUARDRAIL AND HANDRAIL (DARK GRAY) AT CONC. LANDING AND STAIRS, RE: SHEET SP — . "T.O. TILT WALL PA 21' -0" A.F.F. ,",T.O. TILT WALL PA 17' -6" A.F.F. TEXTURE AND PAINT, LIGHT GRAY REINF. CONC. TILT WALL PANEL, RE: STRUC. RECESSED REVEAL, TYP. PRIME e PAINT, DARK GRA LIGHT GRAY - PAINTED OVERHEAD DOOR(S), TYP. PROPOSED LOCATION OF ELEC. GUTTER BOX, PAINT TYP. RE: ELEC. EXTERIOR ELEVAT SCALE: EXTERIOR ELEVAT SCALE: EXTERIOR ELEVAT SCALE: WANNINAMITNE, • T.O. TILT WALL PANEL 25'-D" A.F.F. BACK SIDE OF TILT WALL PANEL, TEXTURE AND PAINT, LIGHT GRAY RE : STRUC. CAST STONE WALL CAP T.O. CAST STONE CAP a 19' -0" A.F.F. CUT STONE VENEER APPLIED TO REINF. CONC. TILT WALL PANEL, TYP. LIGHT GRAY - PAINTED MAN DOOR TO FIRE RISER ROOM CLEAR ANODIZED ALUM. STOREFRONT, W/ SOLAR GRAY TINTED GLASS, BY PPF OR EQUAL LOCATION • LOT12BLOCKI 6740 . COMMA DRIVE SCHERTZ, TX 78154 l wal \I Iota waU area front facade #I - Total waU area front facade #2:: Total front facade waU area - Gazing required spread around building = Gazing s.f. required = Proposed gazing S.f. @ aU facades - SLOPED, BUILT -UP MEMBRANE ROOF (WHITE) ON STEEL BAR JOIST STRUCTURE, RE: STRUC. NOTE: VERIFY QUANITY OF STEPS AND RISERS WITH CIVIL DRAWINGS AT EACH LOCATION, TYP. PRIME & PAINT STL. GUARDRAIL AND HANDRAIL (DARK GRAY) AT CONC. EXTERIOR ELEVATION FRONT FACADE #1 SCALE: .:: 2,500 S.f. 1 .650 S _ f _ 471�U S. T. On% dju S.T. 33A S.f.(Ho) f., CASE NUMBER Description of the variance request: The applicant is requesting a twelve - percent (12 %) variance to Section 21.9.5(C)(3) of the City Code, which requires at least fifteen percent (15 %) of each facade facing a public street, or an area equal to twenty percent (20 %) of the total facade area, to be comprised of windows or glass doors. The Subject Property is located on a corner lot and therefore the proposed building will have two facades facing public streets. The total wall area of the two facades facing public streets is 4,150 square feet, twenty - percent (20 %) of which is 830 square feet of required glass /glazing. The maximum amount of glass /glazing that can be installed on the proposed building is 334 square feet, which is eight percent (8 %) of the total area of the facades adjacent to public streets. The proposed building is a 10,000 square foot warehouse, with the office and entrance oriented towards the main public street, Guada Coma Drive. Glass will be installed to the maximum extent possible — particularly at the exterior of the office area, main entrance, and primary fagade to promote architectural appeal and to meet the purpose and intent of the City Code requirements. However, given the nature of the warehouse operations and the additional glass requirements triggered by being on a corner lot, a variance to the minimum requirements is necessary. 1. Does the requested variance violate the intent of the UDC or deprive the applicant of a right commonly enjoyed by other properties in the same zoning district that comply with the same provision? The requested variance does not violate the intent of the UDC and the failure to approve the variance would deprive the applicant of a right commonly enjoyed by other properties. The variance is requested to allow for the development of a new warehouse in an existing industrial park. A warehouse cannot operate with such a high percentage of glazing being required, as the only practical location for glass /glazing is on the primary fagade (and further limited to the office area, entrance, and higher portions of the building). The requirement imposes a hardship as sunlight, visibility and easy access into a warehouse is impractical, invites crime, and negatively affects the warehouse operations. Due to the type of building, even spandrel glass is impractical, as it requires installation nearly - identical to "normal" glass /windows. The requested variance, if approved, would allow for a building design and operations that are similar to the surrounding buildings in the industrial park. 2. Do special conditions or restricted area, shape, topography, or physical features exist that are irregular to the subject parcel of land and not applicable to other parcels of land in the same zoning districts? Special conditions certainly exist for the Subject Property. The warehouse use, as described above, is unique in that it cannot operate with a high level of glass /glazing that would allow for sunlight and visibility into a high percentage of the building (and spandrel glass in this case must be installed in a manner similar to "normal" glass). Moreover, the glass /glazing is only practical where the office is located, which is a small portion of the building, and on the primary facade. Being situated on a corner lot triggers a higher glass /glazing percentage, but such a warehouse is not conducive to glass /glazing on multiple sides of the building. Moreover, although the building is situated on a corner lot, only the street that the primary fagade faces is a typical public street — the side street is a small cut - through street, and the building is distanced from such street by a large concrete drainage channel, detention area, and several easements. The remainder of the industrial park is fairly uniform in terms of lot size, layout, street frontage, and dimensions; whereas this lot is irregularly- shaped, limited by geographic features (including the large drainage channel), and qualifies as a corner lot without having the normal characteristics of a corner lot. 3. Is the hardship the result of the applicant's own actions or intended for financial interest? The hardship is not the result of the applicant's own actions or intended for financial interest. The hardship is a result of the unique operations for a warehouse and the negative effects of sunlight, visibility, easy- access (versus a concrete wall), and structural vulnerability (both in construction of the building and the interior operations of a warehouse) have on the products and operations inside the building. The unique location and layout of the lot, as well as the unique characteristics of the industrial park and streets on which this lot abuts, create a hardship that goes well beyond financial interest. 4. Would granting this variance be detrimental to the public welfare or injurious to the value of property in the vicinity? Granting the variance will not be detrimental to the public welfare or to the value of property in the vicinity. The glass /glazing requirements were adopted to create a certain architectural style and design, particularly in areas of the City that are highly visible and well - traveled. The Subject Property is located in an industrial park well away from the streets and areas commonly traveled by citizens and visitors to the City. As much glass /glazing as possible will be installed to create an aesthetically - pleasing building that complements the architectural design and look of surrounding buildings. Granting this variance further supports the public welfare and value of nearby properties by avoiding a design that would invite crime and other undesirable behavior. A warehouse in an industrial park — as the other warehouses nearby — should not be a solid concrete structure, but should also not have an excessive amount of glass /glazing on the exterior of the building. Moreover, the use of spandrel glass would compromise the consistent and architectural feel of the business park, and would look "cheap" on the building itself if installed on the outside of the building wall. Conversely, if spandrel glass were installed to be visually appealing and in a manner that supported the design of the overall business park, such spandrel glass would have to be installed in a manner similar to "normal" glass /windows, i.e. cut into the tilt -wall concrete building, and therefore defeat the purpose of the spandrel glass (because of the same safety and operational features of the building /warehouse use). Included with this application please find the following: 1. City of Schertz Development Application 2. Variance Checklist 3. Subdivision Plat 4. Site Plan (in 8.5 x 11 and 11 x 17) 5. Picture of existing warehouse that will be similar to the proposed building 6. Compact disc containing the above items 7. Check for the variance fee of $500 Preparer's Signature: Printed Name: James B. Griffin Date Prepared: June 27, 2016 (revised 7/19/16)