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PZ 3-22-2017PLANNING AND ZONING MINUTES March 22, 2017 The Schertz Planning and Zoning Commission convened on March 22, 2017 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice Chairman Michael Dahle Richard Braud Glen Outlaw Ken Greenwald Christian Glombik COMMISSIONERS ABSENT 1. CALL TO ORDER/ROLL CALL: CITY STAFF Lesa Wood, Director of Planning & Community Dev. Tiffany Danhof, Executive Administrative Assistant Bryce Cox, Senior Planner Emily Grobe, Planner Channary Gould, Planner Daniel Santee, City Attorney OTHERS PRESENT Glenn Synnott Arturo Camacho Harry Hausman Andy Rodriguez Mr. Richmond called the meeting to order at 6 :03 p.m. 2. HEARING OF RESIDENTS: There were no residents who spoke. 3. CONSENT AGENDA: A. Minutes for the March 8, 2017 regular meeting. B. PC2017 -012 Consider and act upon a request for approval of a final plat for Randolph Commercial Park Subdivision, Lot 15, Block 1, an approximately one (1) acre tract of land generally located on Lower Seguin Road approximately 1800 feet northeast of the intersection of Lower Seguin Road and Loop 1604, City of Schertz, Bexar County, Texas, Mr. Dahle motioned to approve the consent agenda and Mr. Braud seconded the motion. The vote was 7 -0. Motion carried. Minutes Planning and Zoning Commission March 22, 2017 Page 1 of 6 4. PUBLIC HEARING: A. ZC2017 -001' Hold a public hearing, consider and make a recommendation to City Council on a proposal to rezone approximately 4 acres of land generally located at the intersection of IH 35 Frontage Road and Covers Cove, from General Business District (GB) to Planned Development District (PDD). Ms. Grobe presented the City initiated rezone of approximately 4 acres of land from General Business District (GB) to Planned Development District (PDD). The subject area currently has eight (8) single family residences, two (2) vacant / undeveloped properties, one (1) lift station lot, and a portion of one 16' wide drainage lot. Ms. Grobe indicated the subject area is generally located at the intersection of IH 35 Frontage Road and Covers Cove extending into the subdivision approximately 700 feet. The properties involved are The Fairways at Scenic Hills Unit 3B block 15: lots 22 -25, block 17: lots 4 -6, 27, a portion of lot 28, a 16' wide drainage right -of -way, and Northcliffe 1 lots 1 -3. The subject properties are designed to be residential lots with the exception of the lift station lot and the drainage lot. Ms. Grobe indicated that it was unclear as to why the zoning was never changed for these lots, and staff recommended approval of a rezone to PDD in order to allow the lots to be used for single family residential. Mr. Evans asked for clarification on why staff recommended rezoning to PDD. Ms. Grobe replied that given the inability to rezone to R -6, PDD was the best option to allow for the existing lots to be in conformance with the UDC and restrict the land use to single family residential. Mr. Richmond opened the public hearing at 6:12 p.m. Thomas Mailhiot — 6038 Covers Cove — asked why the city is recommending to rezone the area from General Business district to Planned Development District instead of R6 like his property is zoned. Mr. Mailhiot also had questions about what uses would be permitted. Ms. Grobe and Mr. James discussed the rezoning behind the PDD zoning and identified the land uses that would be permitted in the PDD zoning district. Mr. Richmond closed the public hearing at 6:23 p.m. Mr. Dahle indicated that this is the right thing to do for the residents in this location. Mr. Braud had a question regarding who owns the lift station. Ms. Grobe indicated that the land is owned by the Fairway's HOA. Mr. Dahle motioned to forward a recommendation of approval of this rezone to City Council. Mr. Glombik seconded the motion. The vote was 7 -0. Motion carried. B. ZC2017 -002 Hold a public hearing, consider and act on an amendment to the Schertz Comprehensive Land Plan and Future Land Use Plan to change the land use designation of properties generally located in the area from IH -10 to approximately 2,000 feet north of Lower Seguin Road between FM 1518 and the western boundary of the City limits to the "Air Installation Impact" land use designation. Minutes Planning and Zoning Commission March 22, 2017 Page 2 of 6 Mr. James presented a proposal to amend the Comprehensive Plan and Future Land Use Plan to change the land use designation to "Air Installation Impact" in order to mitigate conflicts between the existing Future Land Use Plan and the Joint Base San Antonio Randolph Joint Land Use Study. Mr. James described in more detail the amendment to the City's Comprehensive Plan and Future Land Use Plan. The proposal is to amend the description for "Air Installation Impact" to read "This area is located within close proximity of JSA Randolph. Land Use compatibility is a key consideration both for the impact land uses may have on base operations and in how base operations may impact land uses. Land Uses will be significantly impacted by development standards that restrict light, noise, dust, density and height. Determinations as to appropriate land uses shall be based primarily on the 2015 JBSA Randolph JLUS. ". Additionally the Future Land Use Map will be modified for the area south of JBSA Randolph within the Accident Potential Zones (APZ) and between the zones to "Air Installation Impact ". Mr. James explained the Future Land Use Plan area being amended is generally located north from 114- 10 to approximately 2,000 feet north of Lower Seguin Road between FM 1518 and the western boundary of the City Limits. Mr. James indicated the proposed amendments to the Comprehensive Land Plan and Future Land Use Plan are consistent with the goals and objectives of the Comprehensive Land Plan. Staff recommends approval of the proposed amendments to the Comprehensive Land Plan and Future Land Use Plan. Mr. Richmond opened the public hearing at 6:46 p.m. Clark McChesney- 7018 Hallie Hts. — Indicated that he was in support of the amendment for all unplanted properties, and requested that all platted properties be grandfathered to the pre -2015 JLUS study. Mr. McChesney expressed concern that the proposed designation would have a negative impact on the existing neighborhood and effect resale value. His concern is to make sure that there will be a clear description on the changes and to make sure the residents understand the item being proposed. Mr. McChesney indicated that he applaud the City of Schertz for working with the Air Force on the concerns on the approach. Stacy Padgett- 12120 Ware Seguin Rd. — Had concerns about what is going to happen with existing residents, and if this amendment will effect property values. Glen Ristow- 11965 Ware Seguin Rd. — Expressed concerns and opposition about lower densities of 1 unit per 10 acres. Mr. Ristow indicated that public airports have the same population density issues and explained that he has a larger track property and is concerned about how he will be effected if this item passes. Bobby Greaves- 8510 Greaves Lane — Owns a large tract of land and is concerned this will have a large impact on the value of the tract. Loretta Strub— 6265 Pfeil Rd. - Owns a large tract of land and is concerned this will have a negative 'impact on the value of the tract and the reduced density is not reasonable. Sharon Holland- 599 Wayward Pass — Supports any improvements to FM1518, and expressed concerns regarding traffic on FM 1518. Ms. Holland requested additional traffic lanes and stoplights be added to FM 1518. Minutes Planning and Zoning Commission March 22, 2017 Page 3 of 6 Steve Rutlerd- 10440 Ivy Flower- Wanted clarification on if current residents are going to be grandfathered in, and would like the agenda not to pass until zoning is confirmed first. John Bierschwale- 11409 Ware Seguin Rd. — Mr. Bierschwale indicated concern with the reduction in units per acre and felt it was unreasonable, asked if current residents will be grandfathered in, and would like to see the rezoning occur concurrent with the comprehensive land plan amendment. W. Bierschwale also asked if granny homes would be permitted. Herman Harlohs- 11564 Ware Seguin Rd. — Expressed concern on number of units per acre and indicated that a proposal of 1 unit to 20 acres is unreasonable. Mr. Harlohs asked if he will still be able to use the land for agriculture and add new sheds for animals. Mr. Harlohs also expressed his concern about traffic in the area. Lt. Colonel Bliss- 12th Flying Training Wing — Thanked the City of Schertz for working with the Air Force to address the increase in development in this area. Lt. Colonel Bliss also provided additional detail on the 2015 JBSA Randolph JLUS. Ray Walker- 6545 Pfeil Rd. — He is in the planning stages of building a home and wanted clarification on if the property will be grandfathered in. Jeremy Noll- 6925 Pfeil Rd. — Asked why in the APZ 1 area there is a section not colored in, why the Air Impact Installation area was not wider to the east and west, and why the APZ on north of Randolph AFB was not be included in this amendment. Charles Padgett- 1212 Ware Seguin Rd. — Concerned about when there will more clarification on who or what will be grandfathered in. Mr. Richmond closed the public hearing at 7:13 p.m. Mr. James addressed concerns regarding traffic, development of current resident's properties, planning strategies if the item is approved and passes on the next step of rezoning, and indicated that if approved he will be meeting with the different stake holder groups %2 acre lots, 3 -4 acre lots, and large tract property owners to try to find the best solutions for each group. Mr. Richmond allowed for additional follow up questions. The questions generally concerned future density restrictions, existing homes on smaller lots, and what additional restrictions would be placed on properties in the area. Mr. James responded to the questions and emphasized that this item is not a rezoning and does not add restrictions to property. Mr. James had a small discussion with commissioners in regards to concerns with densities (unit per acre), bird strike and other operational issues for the Air Force, and the APZ zones concerning possible incidents if the density stayed at 2 units per acre. Mr. Dahle motioned to forward a recommendation of approval of the amendment to City Council. Mr. Braud seconded the motion. The vote was 6 -1, Mr. Glombik — voted nay, motion carried. Minutes Planning and Zoning Commission March 22, 2017 Page 4 of 6 5. ITEMS FOR INDIVIDUAL CONSIDERATION: A. WA2017 -002 Consider and act upon a request for approval of a waiver regarding Rough Proportionality on roadway construction related to the proposed preliminary plat for The Reserve at Schertz I1, Unit 4, an approximately 29 acre tract of land generally located 900 feet northeast of the Graytown Road and Boenig Drive intersection, City of Schertz, Bexar County. (Tabled March 8, 2017) Mrs. Gould presented a request for a waiver to public infrastructure improvements, based on rough proportionality. The waiver request is associated with the preliminary plat for Unit 4 of The Reserve at Schertz II, which is approximately 103 acres and is zoned Residential Agriculture (RA). The entire Reserve at Schertz 1I master plan includes four (4) phases with a total of 126 single family residential lots. Homes in Units 1 and 2 have already been constructed, and the public infrastructure improvements associated with Unit 3 are currently under construction. Unit 4 is comprised of 29 single family residential lots. The applicant is requesting a waiver pursuant to Section 21.12.15, from Section 21.4.15.E.1 regarding the construction of public infrastructure improvements associated with The Reserve at Schertz H subdivision. The waiver request was first presented to the Commission on March 8, 2017 at which time it was tabled due to an identified discrepancy between the waiver request letter and the rough proportionality worksheet that was submitted by the applicant. Mrs. Gould and the applicant explained to the Commission the revisions that were made to the letter and the rough proportionality worksheet to address the previous inconsistency. Staff recommended approval of the waiver request'for The Reserve at Schertz H subdivision, Unit 4 based on the updated calculations provided by the applicant for rough proportionality. Mr. Greenwald motioned to take the item off the table. Mr. Evans seconded the motion. The vote was 7 -0, motion carried and the item was taken off table for discussion. Mr. Outlaw thanked the applicant for the correction on the rough proportionality worksheet. Mr. Outlaw indicated the wording had changed and wanted to clarify that these are the same items as were previously presented. Andy Rodriguez, Applicant, clarified that the improvements are the same and they updated the estimated cost of construction. Mr. Outlaw motioned to approve the item. Mr. Glombik seconded the motion. The vote was 7- 0, motion carried. 6. REQUESTS AND ANNOUNCEMENTS: A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. Mr. Glombik asked where the next APA conference will be located. Mrs. Wood answered that it would be held in Frisco, Texas. B. Announcements by Commissioners • City and community events attended and to be attended • Continuing education events attended and to be attended Minutes Planning and Zoning Commission March 22, 2017 Page 5 of 6 Mr. Richmond announced that he is not seeking reappointment to the Planning & Zoning Commission. Mr. Dahle thanked Mr. Richmond on his service. 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 March 6, 2017 and March 17, 2017: 1) Verde Enterprise Business Park Unit IOB, Lot 4, Block 12 (5700 Schertz Pkwy) Site Plan- proposed four industrial buildings totaling 101,940 sq. ft. developed in two phases 2) Homestead Unit IA Lot 901, Block 3 Amending Site Plan- proposed amenity center to include a fitness area, pool, and outdoor pavilion Monthly Financial Report — February Minutes from the January 11, 2017 CIAC meeting as approved in Resolution 17 -R -14 Mrs. Gould presented the site plan for Verde Enterprise unit I OB. Mrs. Grobe presented the site plan for the Homestead Amenities Center. Mr. Cox announced the February monthly financial report and January 11, 2017 CIAC meeting minutes. 7. ADJOURNMENT OF THE REGULAR MEETING: The meeting adjourned at 8:31 P.M. Chairman, Planning and Zoning Commission Minutes Planning and Zoning Commission March 22, 2017 Page 6 of 6 Recording�`Secretary, City of Schertz