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PZ 7-13-2016PLANNING AND ZONING MINUTES July 13, 2016 The Schertz Planning and Zoning Commission convened on July 13, 2016 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 Christian Glombik Richard Braud Bert Crawford, Jr. Ken Greenwald Michael Dahle CITY STAFF Brian James, Executive Director of Development Lesa Wood, Director of Planning and Community Development Tiffany Danhof, Executive Administrative Assistant Bryce Cox, Senior Planner Emily Grobe, Planner Channary Gould, Planner Daniel Santee, City Attorney COMMISSIONERS ABSENT OTHERS PRESENT Donna Rickenbacker, Marque Real Estate Consultants Kim Murphy, RA Schertz Development, LP Chris Weigand, Big Red Dog Corbin Barker, Endura Advisory Group 1. CALL TO ORDER/ROLL CALL Mr. Richmond called the meeting to order at 6:03 P.M. 2. 3. 4. HEARING OF RESIDENTS None. CONSENT AGENDA A. Minutes for July May 11, 2016 regular meeting. B. PC22014- 035 -EXT Consider and act upon a request for approval for a time extension for the final plat of Cypress Point Subdivision Unit 4, an approximately 19 acre tract, consisting of 73 single family residential lots, one drainage lot, and one landscape lot, generally located on Eckhardt Road approximately 1,000 feet south of Froboese Lane. Mr. Crawford moved to approve the consent agenda. Mr. Dahle seconded the motion. The vote was unanimous, 7 -0. Motion carried. PUBLIC HEARING A. ZC2016 -002 Hold a public hearing, consider and make a recommendation to City Council about a request to rezone approximately 11 acres of land generally 125 feet south of the intersection of FM 3009 and Wiederstein Road, from Single - Family Residential District -1 (R -1) to Planned Minutes Planning and Zoning Commission July 13, 2016 Page 1 of 7 Development District (PDD). The property is specifically described as 10.689 acres out of the Toribio Herrera Survey No. 68, City of Schertz, Guadalupe County, Texas. Mr. Cox presented the applicant's request to rezone approximately 11 acres of land from Single - Family Residential District -1 (R -1) to Planned Development District. The property is generally located 125 feet south of the intersection of FM 3009 and Wiederstein Road. Twenty -three (23) public hearing notices were mailed to surrounding property owners on June 30, 2016 with a public hearing notice to be published in "The Daily Commercial Recorder" and the "Herald" prior to the City Council public hearing. At the time of this staff report a total of 4 responses have been received in favor of the request, 1 neutral to the request and 405 opposed to the request, which includes a petition with 400 unique individual signatures. Of the 23 property owners within the 200 -foot boundary that received the notices, staff received 1 neutral, 3 in favor, and 12 opposed responses to the request. The proposal consists of two portions, a commercial portion with a proposed base zoning of GB adjacent to FM 3009 with a modification to eliminate 21 permitted land uses from the development standards. The second portion is proposed as multi - family with a base zoning district of Apartment/Multi- Family Residential District (R4) with some amendments to decrease the lot width, maximum allowable height and restrict the maximum number of units to 96. Mr. Cox mentioned that the PDD request has design standards which were included in the packet that was provided to the Commission. The proposed design standards include a landscape buffer, masonry fencing between the multifamily lot and the neighboring single family residential district to the west of the project site, and the Bexar County Dark Sky ordinance. Mr. Cox provided an overview of existing surrounding development. Mr. Cox commented that it is the opinion of Staff that this area is appropriately zoned as Single - Family Residential District -1 (R -1) which is supported by the "Single- Family Residential" land use characteristic designation from the Comprehensive Land Plan. Staff recommends denial of this rezoning request. Donna Rickenbacker, with the development team, presented the proposed mixed use Planned Development, with a PowerPoint that included exhibits of the proposed site plan and design features, such as parkland dedication, masonry fencing, landscape buffers, the two base districts proposed, and elements of the multi- family proposal. Ms. Rickenbacker mentioned the proposed neighborhood commercial uses fronting FM 3009 and low density mixed - income rental housing community consisting of 1, 2, and 3 bedroom units. The name of the proposed site would be The Preserve at Wiederstein. Ms. Rickenbacker's presentation covered the following topics: • Units and rents, including the tax credit process • Communication and workshops that the applicant conducted with neighbors • Changes the applicant made after listening to the community • Concerns on traffic, property values, and schools • The property management policies that will apply on criminal background checks, leases, visitors, unannounced visits, and replacement reserves • Support letters • Why affordable housing is proposed • Land use and Planned Development District request • Why the Preserve at Wiederstein is good for Schertz Minutes Planning and Zoning Commission July 13, 2016 Page 2 of 7 Mr. Richmond explained how the public hearing process will occur and called the public hearing at 6:44 P.M. PUBLIC HEARING William Pickard/937 Blue Forest Drive — Opposed • Mentioned the similarities between Avanti Canyon and The Preserve at Wiederstein. Expressed concerns about impact on surrounding neighborhoods, incompatibility with surrounding neighborhood, traffic, schools, rezoning, and changing the Comprehensive Land Plan. Steve Marquart/4620 Flagstone Drive — Opposed • Commented on concerns with property value, changing the economic and demographic characteristics. Mentioned investors and tax credits and impact on the project's property values over time after the investor sells their ownership share. Expressed concern with the project's ability to keep property maintenance up over time after ownership changes. Thomas Deering /4312 Deep Spring Pass — Opposed • Concerned with property value, safety /security, the increase in population density with the proposed project, and quality of life. Kenny Zuercher /964 Blue Forest — Opposed • Concerned with quality of life, elimination of existing viewshed, traffic, natural resources, and water runoff. Mentioned there are other more suitable locations for the proposed project. Patty Zimora /1222 Borgfeld — In Favor • Commented that she was the property manager of Merritt Lakeside Senior Living Center. She mentioned that there is a high need for more of these types of projects in Schertz, particularly the affordability component. She mentioned that the Merritt Lakeside Senior Living Center is full and has a ten to fifteen year waiting list. Sherry Denter /1222 Borgfeld — In Favor • Commented that she works as a volunteer for the Merritt Lakeside Senior Living Center. She mentioned that there are no problems with the residents at Merritt Lakeside. She expressed that Schertz is a military community and there is a need to provide for military and seniors and that there is currently a 10 -15 year waiting list. She mentioned income ranges of military personnel and that there is no on -base military housing for Randolph Air Force Base so there is a need to provide housing for local military. George Parker /4517 Ridge Canyon Drive - Opposed • Concerned about selection of the site and impact on existing resources, including trees. He expressed concern about changing the Comprehensive Land Plan, and had questions for the applicant regarding income rates, and asked if the property management will maintain the proposed park, or will this be the City's responsibility? Minutes Planning and Zoning Commission July 13, 2016 Page 3 of 7 He also asked about the studies that were cited by the applicant and about the tax subsidy component of the project. Pat Wilson /1222 Borgfeld — In Favor • Explained how she loves living in Merritt Senior Living Center and how much of a' need there is for projects like this. Billy Wilson/ 1222 Borgfeld — In Favor • Explained how he loves living in Merritt Senior Living Center and how much of a need there is for projects like this due to changing circumstances. Kim Murphy/ Senior Vice President of Royal American Development — In Favor • She mentioned that Royal American manages over 18,000 units, 200+ apartment properties. She explained how her company sets aside reserves to ensure amenities and proper maintenance of property is provided for. She also explained the review process for residents to qualify for housing. Jeff Womack/2944 Mineral Springs — Opposed • Expressed concerns about rezoning and the proposed changes to the Comprehensive Land Plan, commented about low income housing and that City of Schertz currently has Sebastian, which is an affordable housing community. He mentioned that Randolph Air Force Base does have base housing, and expressed concern about residents that will be living on the property and tree removal associated with the proposed project. Shirley Taylor /1112 Fawn Drive —.Opposed • Mentioned the petition that was signed by residents that oppose the project and expressed concern about the proposal to change the zoning and Comprehensive Land Plan. George Antuna /3636 Woodlawn Farms — Opposed • Requested that the Commission does not change the Comprehensive Land Plan and mentioned the amount of time and effort put into preparing the Comprehensive Land Plan. Lavell Martello /1222 Borgfeld — In Favor • Commented about the need for affordable housing in Schertz for seniors and low income. Ted Duigon/1112 Antler Drive — Opposed • Expressed concerns about the size of the detention pond proposed with the project. Shawn Palmer /4629 Red Rock Pass — Opposed • Mentioned that while the property owner has the right to sell property, or a request rezone, residents and citizens also have a right to oppose the project. He mentioned that he is concerned that the statistics the developer provided from other communities are not applicable to Schertz. He commented that the limited units are for affordable living, and that they are not designated for seniors or special needs. Concerned about Minutes Planning and Zoning Commission July 13, 2016 Page 4 of 7 Forest Ridge serving as a buffer for the proposed project and tax credits over the span of required affordability term. Jon Long /6073 Covers Cove — Opposed • Expressed concerns about security, maintenance /upkeep of property, and problems with apartments. Al Burnett/ 4713 Windy Ridge Trail — Opposed • Expressed concerns about proposed change to Comprehensive Land Plan, traffic on FM3009, school overcrowding, and infrastructure of Schertz and ability to take on more high density properties. Mike Boyd /905 Blue Forrest Drive — Opposed • Expressed concerns about the maintenance and upkeep of apartment properties over time. Ed Trafton/924 Blue Forest Drive — Opposed • Expressed concerns about assurance of security checks, traffic conditions, and accidents, appropriateness of location for this proposed project. Chris Weigand /5710 Hausman Road #115 — In Favor • Commented that he is with Big Red Dog Engineering, on behalf of the owner. He addressed some issues raised, including drainage. He mentioned that the project has to comply with drainage related local and state requirements. Debbie Kyrouac /941 Forest Ridge Parkway --Opposed • Expressed concerns about capacity of existing schools and daycares, only amenity for proposed project's residents would be a pool, so outside amenities would be needed for kids. Concerned about safety issues. Jon Rowe /1109 Fawn Drive — Opposed • Expressed concerns about compatibility of proposed apartment project and existing trees. Cynthia Miller/ 1112 Borgfeld Road — In Favor • Commented that she feels the City needs to have more senior living /affordable living in the community. Barbara Gonzalez/1012 Antler Drive — Opposed • Commented that she and her husband did research on the applicant and explained the communications they had with representatives from other apartment communities managed by Royal American. She expressed concerns with potential, crime, security, and safety associated with apartments. Leah Halbideer /1113 Fawn Drive - Opposed • Expressed concerns with wildlife at the property including the deer, tree removal, and drainage issues. Minutes Planning and Zoning Commission July 13, 2016 Page 5 of 7 Charles Fraser /4628 Silverton Drive —.Opposed • Expressed concerns about property maintenance over time and who the future owners will be when the property is sold by investors after the State's 15 -year obligation is met. Stephanie Bishop /1516 Bench Trail — Opposed • Expressed concerns about safety issues and impact on traffic and commuting. She read a review that she found online for an apartment community managed by Royal American. Steve Dobson/ 4508 Grand Forest Drive — Opposed • Expressed concerns about crime, impact of project on existing infrastructure, traffic concerns, and conditions of the proposed apartment project over time. Ed Lafferty /1125 Fawn Drive — Opposed • Expressed concerns about traffic along FM 3009, loss of trees and deer on project site. Norman Froboese /111 Hamton Drive, Seguin — In Favor (property owner ) • Mentioned the need for affordable housing in Schertz, growth is coming to Texas and we need to accept growth. He commented that they received other offers on the property, but they selected this project proposal because they felt it is suitable for the community. Mark Armantroud /956 Blue Forest Drive — Opposed • Expressed concerns with property values being impacted by proposed project. Barbara Gonzalez/1012 Antler Drive — Opposed • Expressed concerns with crime, security, and safety. Mr. Richmond closed the public hearing at 9:00 P.M. Mr. Richmond called for a five minute recess. Mr. Richmond open for discussion with the Commissioners on the dais at 9:09 P.M. Mr. Greenwald requested the applicant answer some the questions that the residents asked during the public hearing. The applicant Donna Rickenbacker answered questions and addressed comments raised during the public hearing. One she noted was regarding who can live in the proposed project. Ms. Rickenbacker clarified that the proposed project would serve individuals and families, including seniors, but that it is also still available to those earning less income. Ms. Rickenbacker explained that those who pass the background check would qualify. She also talked about detention and how the project would improve drainage and flooding issues experienced by some of the neighboring residents. The Commissioners discussed the following topics: the need for affordable housing, the amount of effort and investment involved with preparing the Comprehensive Land Plan, Minutes Planning and Zoning Commission July 13, 2016 Page 6 of 7 S. 7. appropriateness of the proposed project and suitability of location selected, items in PDD related to tree mitigation requirements, location of proposal as it relates to existing surrounding development and changing the Comprehensive Land Plan, appropriateness of project proposal for site selected, previous time and cost involved with developing the Comprehensive Land Plan, and appropriateness of current R -1 zoning for site. Mr. Dahle motioned to recommend to the City Council denial of ZC2016 -002, The Preserve at Wiederstein rezone request. Mr. Crawford seconded the motion. The vote was 6 -0 with one abstention from Mr. Glombilc. Motion carried. REQUESTS AND ANNOUNCEMENTS A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. Mr. Richmond requested to have an overview of the City's Apartment/Multi- Family R -4 zoning district as a discussion item with no action so that the Commission can go over how to deal with future requests of a similar nature. Mr. Evans requested information on the Walmart Tax Credit and support Mr. Richmond on getting an overview on R -4 Multi Family. Mr. Greenwald suggested attendance to watch small children play baseball in the ball fields. B. Announcements by Commissioners City and community events attended and to be attended Continuing education events attended and to be attended None. C. Announcements by City Staff. City and community events attended and to be attended. NEW SITE PLAN APPLICATIONS: There were no new site plans submitted to the Planning and Zoning Department between June 18, 2016 and July 8, 2016. None. ADJOURNMENT OF THE REGULAR MEETING The meeting adjourned at 9:43 P.M. Chairman, Planning and Zoning Commission Minutes Planning and Zoning Commission July 13, 2016 Page 7 of 7 Recording e eta y, City of Sch