PZ 06-10-2020 AGENDA with associated documentsMEETING AGENDA
Planning & Zoning Commission
REGULAR SESSION PLANNING & ZONING COMMISSION
June 10, 2020
HAL BALDWIN MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
The Planning and o f Commission i t hold the regularly scheduled mee at
6:00p. m., Wednesday, June 10, 2020, at the City Council Chambers. In lieu of attending
the meeting in e°so , residents will have the opportunity to watch the meeting via live
stream on the City's You Tube Channel.
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3. HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person
should fill out the Speaker's register prior to the meeting. Presentations should be limited to no more than three
(3) minutes. Discussion by the Commission of any item not on the agenda shall be limited to statements of
specific factual information given in response to any inquiry, a recitation of existing policy in response to an
inquiry, and /or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of
Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have
registered.
4. WORKSHOP AND DISCUSSION:
Planning & Zoning June 10, 2020 Page 1 of 3
A. Workshop, Presentation, and Discussion related to the JBSA Joint Land Use Study /
Compatible Use Plan Update.
5. CONSENT AGENDA:
A. Minutes for the May 27, 2020 Regular Meeting.
6. PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats
within this agenda. The public hearing will be opened to receive a report from staff, the applicant, the adjoining
property owners affected by the applicant's request, and any other interested persons. Upon completion, the
public hearing will be closed. The Commission will discuss and consider the application, and may request
additional information from staff or the applicant, if required. After deliberation, the Commission is asked to
consider and act upon the following requests and make a recommendation to the City Council if necessary.
A. ZC2020 -004 Hold a public hearing, consider and make a recommendation on a request to rezone
approximately 0.5 acres of land from Single - Family Residential District (R -2) to General
Business District (GB), located at 603 Main Street, City of Sehertz,
Guadalupe County, Texas.
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A. PC2020 -012 Consider and act upon a request for approval of a preliminary plat of the QT
4032 Subdivision, an approximately 16 acre tract of land located at the northwest corner of the
intersection between IH -35 and Schwab Road, City of Schertz, Bexar County, Texas, also
known as 23953 IH -35 N.
8. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda
B. Announcements by Commissioners
• City and community events attended and to be attended
• Continuing education events attended and to be attended
C. Announcements by City Staff.
• City and community events attended and to be attended.
• NEW SITE PLAN APPLICATIONS: There were no new site plan applications
submitted to the Planning and Community Development Department between May 23,
2020 and June 5, 2020.
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Planning & Zoning June 10, 2020 Page 2 of 3
CERTIFICATION
I, Emily Delgado, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the
official bulletin boards on this the 5th day of June, 2020 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.
Emily Delgado
Emily Delgado, Senior Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission
was removed from the official bulletin board on day of , 2020.
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 Planning and Zoning Commission 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.
Planning & Zoning June 10, 2020 Page 3 of 3
•
TO: Planning and Zoning Commission
PREPARED BY: Emily Delgado, Senior Planner
SUBJECT: Minutes for the May 27, 2020 Regular Meeting.
Attachments
Minutes for the May 27, 2020 Regular Meeting
DRAFT
PLANNING AND ZONING MINUTES
May 27, 2020
The Schertz Planning and Zoning Commission convened on May 27, 2020 at 6:00 p.m. at
the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz,
Texas.
Present: Glen Outlaw, Chairman; Ernie Evans, Vice Chairman; Richard Braud, Commissioner;
Ricky Haynes, Commissioner; Ken Greenwald, Commissioner; Gordon Rae,
Commissioner; Earl Platt, Commissioner
Absent: LaDonna Bacon, Commissioner
City Brian James, Assistant City Manager; Charles Kelm, Assistant City Manager; Lesa
Staff: Wood, Director of Planning & Community Development; Kathy Woodlee, City Engineer;
Emily Delgado, Senior Planner; Nick Koplyay, Planner; Daniel Santee, City Attorney
Chairman Mr. Outlaw called the meeting to order at 6:00 P.M.
2. SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Platt was seated as the alternate.
This time is set aside for any person who wishes to address the
Planning and Zoning Commission. Each person should fill out the
Speaker's register prior to the meeting. Presentations should be
limited to no more than three (3) minutes. Discussion by the
Commission of any item not on the agenda shall be limited to
statements of specific factual information given in response to any
inquiry, a recitation of existing policy in response to an inquiry, and /or
a proposal to place the item on a future agenda. The presiding officer,
during the Hearing of Residents portion of the agenda, will call on
those persons who have signed up to speak in the order they have
registered.
There were no residents who spoke.
4. CONSENT AGENDA:
A. Minutes for the May 13, 2020 Regular Meeting.
There was a brief discussion.
Motioned by Commissioner Gordon Rae to approve the minutes for
the May 13, 2020, regular meeting with a correction related to
Chairman Outlaw, seconded by Commissioner Richard Braud
Vote: 7 - 0 Passed
B. PC2020-01 0 Consider and act up on a request for approval of the
final plat of the Rhine Valley Subdivision Unit 5, an approximately 15
acre tract, consisting of 65 single- family residential lots, generally
located approximately 650 feet east of the intersection of Alsatian
Way and Mulhouse Drive, Bexar County, Texas.
There was no discussion.
Motioned by Commissioner Ken Greenwald to approve
PC2020-01 0, seconded by Commissioner Gordon Rae
Vote: 7 - 0 Passed
5. PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing
related to zone change requests and replats within this agenda. The
public hearing will be opened to receive a report from staff, the
applicant, the adjoining property owners affected by the applicant's
request, and any other interested persons. Upon completion, the
public hearing will be closed. The Commission will discuss and
consider the application, and may request additional information from
staff or the applicant, if required. After deliberation, the Commission is
asked to consider and act upon the following requests and make a
recommendation to the City Council if necessary.
A. ZC2020-003 Hold a public hearing, consider and make a
recommendation on a request to rezone approximately 0.5 acres of
land from Single-Family Residential District (R-2) to Main Street
Mixed Use District (MSMU), located at 619 Main Street, City of
Schertz, Guadalupe County, Texas.
Mr. Outlaw opened the Public Hearing at 6:10 P.M.
No one spoke.
Mr. Outlaw closed the Public Hearing at 6:11 P.M.
There was a lengthy discussion.
Motioned by Commissioner Ricky Haynes to recommendation of
approval to City Council, seconded by Commissioner Ken
Greenwald
Vote: 7 - 0 Passed
6. ITEMS FOR INDIVIDUAL CONSIDERATION:
A. PC2020-009 Consider and act upon a request for approval of a
preliminary plat of The Parklands Subdivision Unit
213, an approximately 7.5 acre tract of land situated in the John Noyes
Survey No. 259, Abstract No. 253, and the Carrol M. Gahogan, Jr.
Survey No. 25, Abstract No. 142, City of Schertz, Guadalupe County,
Texas, generally located approximately 3,000 feet southeast of the
intersection between Eckhardt Road and Parklands Way.
There was a brief discussion.
Motioned by Commissioner Earl Platt to approve PC2020-009,
seconded by Commissioner Richard Braud
Vote: 7 - 0 Passed
B. WA2020 -003 Consider and act upon a request for approval of a
public wastewater system connection waiver for the Valvoline Express
Care Subdivision, an approximately 3 acre tract of land generally
located at 1650 feet south of the intersection between IH-35 and FM
1103, City of Schertz, Guadalupe County, Texas, also known as 5648
FM 1103.
There was a lengthy discussion.
Motioned by Commissioner Gordon Rae to approve WA2020-003,
seconded by Commissioner Ken Greenwald
Vote: 7 - 0 Passed
C. PC2020-008 Consider and act upon a request for approval of a
preliminary plat of the Valvoline Express Care Subdivision, an
approximately 3 acre tract of land generally located at 1650 feet south
of the intersection between I H-35 and FM 1103, City of Schertz,
Guadalupe County, Texas, also known as 5648 FM 1103.
There was no discussion.
Motioned by Commissioner Earl Platt to approve PC2020-008,
seconded by Commissioner Ken Greenwald
Vote: 7 - 0 Passed
7. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and
Zoning Agenda
There were no requests by Commissioners.
B. Announcements by Commissioners
* City and community events attended and to be attended
*Continuing education events attended and to be attended
There were no announcements by Commissioners.
13
C. Announcements by City Staff.
• City and community events attended and to be attended.
• NEW SITE PLAN APPLICATIONS: There were no new site plan
applications submitted to the Planning and Community
Development Department between May 9, 2020 and May 22,
2020.
There were no announcements by City Staff.
ADJOURNMENT OF THE REGULAR MEETING
Chairman Mr. Outlaw adjourned the regular meeting at 6:58 P.M.
Chairman, Planning and Zoning Commission Recording Secretary, City of Schertz
TO: Planning and Zoning Commission
PREPARED Nick Ko 1 a Planner
BY: p Y Y�
CASE: ZC2020 -004
SUBJECT: ZC2020 -004 Hold a public hearing, consider and make a recommendation on a request to
rezone approximately 0.5 acres of land from Single - Family Residential District (R -2) to
General Business District (GB), located at 603 Main Street, City of Schertz,
Guadalupe County, Texas.
Owner /Applicant: PKM Ventures, LLC, Nick Marquez
APPLICATION SUBMITTAL DATE:
Date Application Type
May 29, 2020 Original Application
PUBLIC NOTICE:
Twenty -four (24) public hearing notices were mailed to surrounding property owners within two hundred
(200) feet of the subject property on May 29, 2020 with a public hearing notice to be published in the
"San Antonio Express" prior to the City Council public hearing. At the time of this staff report one (1)
response in favor of the zoning request has been received.
ITEM SUMMARY:
The applicant is proposing to rezone approximately 0.5 acres of land from Single Family Residential
District (R -2) to General Business District (GB) in order to redevelop the property as a restaurant. The
property is located at 603 Main Street and is currently developed with one residential structure and an
accessory detached garage.
LAND USES AND ZONING:
Adjacent Properties:
West Randolph Avenue Right -Of -Way
PROPOSED ZONING:
The applicant is proposing to rezone approximately 0.5 acres of land from Single Family Residential
District (R -2) to General Business District (GB).
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The Sector Plan amendment to the Comprehensive Land Use Plan designates the subject property as part
of Historic Downtown Schertz. The objective for Historic Downtown Schertz is to leverage the City's
history and heritage to create a unique destination with local independent businesses, while encouraging
the use of existing buildings. While the Main Street Mixed -Use District (MSMU) is traditionally used in
order to aid the transition of Main Street into the historic downtown envisioned in the Comprehensive
Plan, the MSMU zoning district does not support the restaurant land use. This is primarily due to the
reduced parking requirements for the properties zoned MSMU, and the potential problems that could
arise if a restaurant only has two allotted parking spaces on a physically constrained lot. The applicant will
be required to comply with all parking regulations in the UDC through the construction of parking spaces
on -site and/or the potential utilization of off -site parking. Even though the proposed zoning application is
to change the subject property to the General Business District (GB) instead of the Main Street Mixed
Use District (MSMU), the proposed zone change is in conformance with the Comprehensive Plan by
promoting the goals of Historic Downtown Schertz: the newly developed restaurant will be a local,
independent business unique to Schertz and the applicant will be taking advantage of existing
infrastructure by repurposing the house on -site to develop the restaurant.
• Comprehensive Plan Goals and Objectives: The proposed zone change to Main Street Mixed Use
District (MSMU) is in conformance with the Comprehensive Plan, because the new zoning district
will allow the subject property to accomplish the goals set out for Historic Downtown. Schertz.
• 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 minimal impact on
public services, such as schools, fire, police, parks and sanitation services.
• Compatibility with Exiting and Potential Adjacent Land Uses: The subject property is currently
surrounded by single- family dwellings and right -of -way; however, all three of the other corners at
the intersection between Main Street and Randolph Avenue are zoned GB and used for commercial
purposes, so the proposed zone change to GB is compatible with the commercial properties on this
corner and that span along the vast majority of Main Street. The applicant will also have to
handle the applicable parking regulations in the UDC, so the proposed zone change should have a
minimal impact on surrounding properties.
The Comprehensive Land Use Plan identifies this area as Historic Downtown Schertz which is intended to
leverage the City's history and heritage to create a unique destination with local independent businesses,
while encouraging the use of existing buildings. The applicant's proposed zone change to General
Business District (GB) and plan to repurpose the existing house into a restaurant is compatible with the
above outlined goals. The proposed zone change should also have a minimal impact on the adjacent
properties around the intersection of Randolph Avenue and Main Street since the area is already primarily
used for commercial purposes.
Therefore, staff is recommending approval of the zone change to General Business District (GB) at 603
Main. Street as submitted.
Planning Department Recommendation
The Planning and Zoning Commission is making a recommendation to City Council on the proposed
zoning application. When considering a zoning application, the Commission should consult the approval
criteria within UDC Section 21.5.4 D.
Attachments
Aerial Map
Public Hearing Notice Map
Public Hearing Notice Response
Zoning Exhibit
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Sincerely,
Nick Koplyay
Planner
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TO: Planning and Zoning Commission
PREPARED Nick Ko 1 a Planner
BY: p Y Y�
CASE: PC2020 -012
SUBJECT: PC2020 -012 Consider and act upon a request for approval of a preliminary plat of the QT
4032 Subdivision, an approximately 16 acre tract of land located at the northwest corner
of the intersection between IH -35 and Schwab Road, City of Schertz, Bexar County,
Texas, also known as 23953 IH -35 N.
GENERAL INFORMATION:
Owners: QuikTrip Corporation, Matthew Miller & San Antonio One Ltd. Partnership, Charles Forbes
Applicant: QuikTrip Corporation, JD Dudley
Project Engineer: Kimley -Horn, Aaron Parenica
APPLICATION SUBMITTAL DATE:
Date: Application Submittal Type:
May 26, 2020 Original Application
ITEM SUMMARY:
The applicant is proposing to preliminary plat approximately 16 acres of land into three (3) commercial
lots in order to develop a convenience store with gas pumps on Lot 1, Block 2. A Specific Use Permit and
associated Site Plan was approved for a convenience store with gas pumps on the subject property by City
Council on October 22, 2019.
GENERAL LOCATION AND SITE DESCRIPTION:
The subject property is currently undeveloped and is located at the northwest corner of the intersection
between IH -35 and Schwab Road, also known as 23953 IH -35 N.
ACCESS AND CIRCULATION:
The site will be accessible through the IH -35 frontage road, Schwab Road, and Baugh Lane. The site also
has a variable width access easement that will allow for inter - connectivity between the three commercial
lots and extends to the western site boundary along the IH -35 frontage road to connect to future
development.
The applicant will be responsible for complying with Unified Development Code (UDC), Section 21.9.9
Tree Preservation and Mitigation, and they have submitted a signed tree affidavit indicating the subject
property has no Protected or Heritage Class trees.
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The site will be serviced by City of Schertz water and sewer, Cibolo Creek Municipal Authority, New
Braunfels Utilities, CenterPoint Energy, Spectrum, and AT &T.
PUBLIC IMPROVEMENTS:
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.
Water: The site will be serviced by a 12" water line that will be extended throughout the subdivision and
stubbed for future development.
Sewer: The site will be serviced by a 8" wastewater line that will be extended throughout the subdivision
and stubbed for future development.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for
compliance with the Storm Water regulations. A Stormwater Management Plan has been reviewed and
approved by the City Engineer, which includes a 48" proposed stormwater line connecting to drainage
facilities along Schwab Road to service the subject property.
Sidewalks, Hike and Bike Trails: Sidewalks are required along all public streets, and they will be
designed to meet City of Schertz specifications.
Road Improvements: The Schertz Master Thoroughfare Plan identifies Schwab Road as a Principal
Arterial Roadway with a 200 foot right -of -way corridor. The applicant is required to dedicate 35 feet of
right -of -way with this preliminary plat. The required dedication with this application, in additional to the
future right -of -way available on the east side of Schwab Road, will be more than enough to accommodate
the 200 foot corridor for future Schwab Road improvements.
A Traffic Impact Analysis (TIA) was performed in accordance with the City's requirements, and was
approved by both the City of Schertz Engineering Department and the Texas Department of
Transportation (TxDOT). The developer will be constructing additional lanes and some center medians in
Schwab Road between Baugh Lane and the IH -35 frontage road to mitigate the effects of the anticipated
traffic levels associated with the proposed development. Without these improvements, the Schwab Rd and
IH -35 intersection would become congested and not function at an acceptable level of service. A traffic
signal warrant analysis was also performed for the intersection, but the intersection does not warrant a
traffic signal at this time.
STAFF ANALYSIS AND RECOMMENDATION:
The proposed preliminary plat is consistent with applicable requirements for the property, ordinances and
regulations. The plat has been reviewed with no objections by the Engineering, Public Works, and Fire
* While the Commission can impose conditions; conditions should only be imposed to meet requirements
of the UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION:
The Planning and Zoning Commission is the final approval authority of the proposed preliminary plat. In
considering final action on a preliminary plat, the Commission should consider the criteria within UDC,
Section 21.12.8 D.
Attachments
Aerial. Map
Preliminary Plat Exhibit