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01-11-2005 PLANNING AND ZONING MINUTES JANUARY 11,2005 eThe Schertz Planning and Zoning Commission convened on January 11,2005 at 6:30 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice Chainnan Keith Van Dine, Secretary Gary Wallace Clovis Haddock Roberta Tutschke Ken Greenwald, ex-officio CITY STAFF Amy Madison, Community Development Director Jonette Ellis, Planning Technician Misty Nichols, Planning Technician COMMISSIONERS ABSENT William Sommers OTHERS PRESENT Robert Brockman, 4505 Grand Forest Larry Dublin, Ford Engineering Jim Hardy, McQueeny, TX Larry Aiken, Austin, TX Don McCrary, 323 Breesport Travis Bousquet, CEI Engineers Steve Hanan Matt Chesney Bill Fey, Bury + Partners e 1. Call to Order/Roll Call Chainnan Richmond called the meeting to order at 6:30 p.m. 2. Citizen Input other than Agenda Items There was no one present to speak. 3. Board of Adjustment Actions There were no Board of Adjustment actions at this time. 4. Code Enforcement Issues Ms. Madison reported that Tom Eaton was out ill and reviewed the December 2004 code enforcement report. Discussion only, no action taken. 5. Discuss and take appropriate action to approve the following minutes of the Planning and Zoning Commission: February 10, 2004, May 25, 2004, July 27, 2004, August 10,2004, August 24,2004, September 14, 2004, September 28, 2004, November 9,2004, November 23, 2004, December 14,2004 and December 28, 2004. e Minutes Planning and Zoning Commission January 11,2005 Page I of I . Mr. Haddock inquired about the February 10,2004 minutes regarding a note referencing square footage, and Mr. Richmond stated that he noticed the same statement, but following his research he noted that each residential zoning classification had the same statement. Following review, Mr. Wallace moved to approve the February 10, 2004, May 25,2004, July 27,2004, August 10,2004, August 24,2004, September 14, 2004, September 28,2004, November 9, 2004, November 23,2004, December 14,2004 and December 28,2004 Planning and Zoning minutes. Mr. Van Dine seconded the motion. Voting Aye: Mr. Richmond, Mr. Haddock, Mr. Wallace and Mr. Van Dine. Abstaining: Mr. Evans and Ms. Tutschke. Motion carried. 6. PC2004-066 Discuss and take appropriate action for a site plan for Horseshoe Oaks, Block 1, Lot 43R, O'Reillys Auto Parts Store. The 1.063::!:: acre tract is located 125-feet north of Woodland Oaks Drive on FM 3009. The property is zoned Neighborhood Services (NS). (This item was tabled at the December 28, 2004 meeting.) Applicant: FC Properties One, Ltd. Mr. Wallace moved to remove this item from the table for discussion. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. . Ms. Madison reviewed staff comments and stated that the issues of detention have been reviewed with the City Engineer and it has been added to the site plan and the trees have been noted that will be removed. The applicant is removing 112-inches of trees and adding an additional 69-inches (not including the trees required along FM 3009). The total mitigation fee is $4,186. The applicant also modified his plans to include 24- inches of shrubs to be placed along the parking areas abutting FM 3009. With regards to signage, the applicant has not modified the wall sign request, but has changed the pole sign to a monument sign. The FM 3009 Overlay District pennits one "low profile" type sign not to exceed 18-feet, 7-inches in height and the maximum allowed size not to exceed 90 square feet. The applicant's monument sign meets those requirements and the variance is to place it 7-feet from the property line. The applicant has submitted a letter and elevation of the building showing the wall signs. SIGN UDC REOUEST VARIANCE Logo wall sign Sign Ordinance: 2- wall signs 2 signs and an additional 1 sign 100.5 square feet 117.5 square feet 50 square feet maximum 67 square feet Monument sign FM 3009 Overlay: Prohibits Encroach into the overlay Allow a monument sign to signs within the 50 foot district setback extend into the 50 ft building setback overlay district setback by 43 feet Mr. Bousquet stated that the monument sign would be of earth tones and would be place 7- feet from the property line. He also noted that the sign would be at the top of the slope. Mr. Wallace voiced concerns about visibility problems, and Mr. Bousquet stated that there is 35-feet of stacking available in the driveway. Mr. Richmond voiced concerns about the sign encroaching too close to the road and asked that the sign be consistent with other signs along FM 3009 and asked for the applicant's assurance to uphold the integrity of . the overlay district. Mr. Bousquet promised he would. Minutes Planning and Zoning Commission January II, 2005 Page 2 of2 Mr. Evans inquired about the drainage onto FM 3009, and Ms. Madison stated that the plan has been reviewed and accepted by the City Engineer and TxDOT. . Following review, Mr. Wallace moved to approve the request including the variance for the two wall signs with a combined total of 1 00.5 square feet and the monument sign to encroach 40-feet into the front building setback provided it confonns with existing signage along FM 3009. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 7. Discussion regarding a regional conceptual plan. Ms. Madison reviewed the area between FM 3009 and FM 1518 along Live Oak Road and stated that the area has a potential of over 1,000 homes. She stated that developers are working on not developing in small pockets. She noted that the alignment of Live Oak Road to be extended south ofthe Bindseil property along the FEMA project to COlli1ect with FM 1518 and that it is currently the best plan due to 1) drainage issues, 2) location of traffic signals, 3) right-of-way provided by the developer, and 4) reduces the number of curb-cuts on Schertz Parkway. Ms. Madison also noted that the developer has withdrawn the application for the proposed school site due to City Council's concerns of a school in that immediate area. Ms. Madison also review the most recent traffic counts along Schertz Parkway, Live Oak Road and Maske Road. She stated that current conditions do not warrant a traffic study, but additional development or "trip generators" would need to perfonn a traffic impact analysis. . Discussion also included the Interim City Manager proposing a Road Improvement District (RID) to the City Council to fund the road project. Mr. Richmond asked Mr. Hardy and Mr. Aiken if they were in agreement with the RID, and they stated yes, but they would need to know how much it would cost. Mr. Dublin stated the preliminary projections estimates the cost to the developer could approximately be $1,200 to $1,500 per lot. Mr. Evans asked that the developers provide right-of-way for the existing Live Oak Road for expansion, and asked if Mesa Oaks, Unit 1 had provided right-of-way. Mr. Aiken stated that if additional right-of-way was needed, there is currently a 28-foot landscape buffer along Live Oak Road in Unit 1 that could be provided. Discussion only, no action taken. 8. PC2004-078 Discuss and take appropriate action on final plat approval for the Northcliffe II, Unit 4, Whisper Meadows Subdivision. The 15.996::t acre tract contains 79 single family lots. The property is zoned Residential-5 (R-5). Applicant: 1103 Development Ltd. Ms. Nichols reviewed staff comments and stated that this final plat is the last unit in this 319-lot subdivision. The plan meets the Unified Development Code requirements and staff recommends approval. Mr. Hanan addressed the Commission and stated that the staff comments were incorrect and that Unit 5 is still pending. Ms. Ellis apologized to Mr. Hanan and the Commission for the error. Following review, Mr. Wallace moved to approve the request. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. .9. PC2004-081 Minutes Planning and Zoning Commission January 11,2005 Page 3 of3 . Discuss and take appropriate action on preliminary plat approval for the Medical Office Building Subdivision. The 2.097::t acre tract is located at the southeast corner of Corridor Loop Road and Time Trail Road. The property is zoned General Business (GB). Applicant: Atlee Development Ms. Nichols reviewed staff comments and stated that this proposal was previously located at Forest Ridge and FM 3009. Due to constraints on the property, the business has detennined this location would be best suited for the site. The plan meets the Unified Development Code requirements and staff recommends approval. Mr. Chesney stated that the one-story 20,000 plus square foot facility is the same building at that was previously reviewed by the Commission at the other location. He also noted that many of trees have been saved. Mr. Evans inquired about the egress/ingress easement, and Mr. Chesney stated that adjacent tracts would share it. Following review and discussion, Mr. Wallace moved to approve the request. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 10. PC2004-076 Discuss and take appropriate action on site plan approval for the Medical Office Building. The 2.097::t acre tract shows a proposed 20,168 square foot medical/office building at the southeast corner of Corridor Loop Road and Time Trail Road. The property is zoned General Business (GB) . Applicant: Atlee Development Ms. Nichols reviewed staff comments and stated that the site provides two points of access for the 20,168 square foot office building and cross access to adjacent properties. 75-inches of protected trees will be mitigated at a cost of $3,450. The site plan meets the Unified Development Code requirements and staff recommends approval. Mr. Evans voiced concerns about the lack of curbing for the east side of the parking lot at the property line, and Mr. Chesney explained that the easement is not a street, but an internal driveway for the development. He noted that when the property to the east develops, the parking lot will be extended and each business will share the drive. Following review and discussion, Mr. Van Dine moved to approve the request. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. 11. SV2004-019 Discuss and take appropriate action for a variance to the Unified Development Code, Article IX (Signs) for the Medical Office Building Subdivision. The request is to exceed the maximum size requirement for a monument sign. Applicant: Atlee Development . Ms. Nichols reviewed staff comments and stated that The applicant is requesting a two-sided 86 square foot monument sign, 9- feet high. Minutes Planning and Zoning Commission January II, 2005 Page 4 of 4 SIGN Monument Si n . Mr. Richmond asked if the sign would mirror the Sonterra sign as shown in the exhibit, and Mr. Chesney stated that it would. Ms. Tutschke asked if the monument sign would be their only sign, and Mr. Chesney stated that there would be a wall sign also. Mr. Richmond reminded the Commission that they are only addressing the variance for the monument sign. Mr. Wallace noted that the 24 square foot maximum requirement for a monument sign is too restrictive. Following review and discussion, Mr. Van Dine moved to approve the variance and grant an additiona162 square feet for a monument sign. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 12. PC2004-0S0 Discuss and take appropriate action on preliminary plat approval for the Royal Manufacturing Subdivision. The 14.403::t acre tract is located at the west ofthe intersection of Doerr Lane and Bell North Drive. The property is zoned Manufacturing District - Light (M-l). Applicant: RTW Properties, L.P. Ms. Nichols reviewed staff comments and stated that the 14.403 acre tract provides right-of-way for Doerr Lane. The plan meets the Unified Development Code requirements and staff recommends approval. Mr. Wallace inquired about the depth ofthe pond, and Mr. Fey stated that he was unaware ofthe depth, but noted that the pond is part of the wetlands and will not be disturbed. . Following review and discussion, Mr. Wallace moved to approve the request. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 13. PC2004-079 Discuss and take appropriate action on site plan approval for Royal Manufacturing. The 14.403::t acre tract shows aSS, 700 square foot office/warehouse facility located at the west of the intersection of Doerr Lane and Bell North Drive. The property is zoned Manufacturing District - Light (M-l). Applicant: RTW Properties, L.P. Ms. Nichols reviewed staff comments and stated that the 55,700 square foot office/warehouse facility is to house a processing plant for oils and lubricants. The applicant is requesting a variance to the parking standards by reducing the number of spaces by 34 spaces. He states the maximum number of employees on site will be twenty. Mr. Evans inquired about a symbol not noted in the legend, a circle with a plus sign. Mr. Fey stated that the symbol was a tree and that the legend only notes a circle, and added that he would correct the legend. Mr. Van Dine inquired about the business and functions performed. Ms. Nichols stated that oil and lubricants were packaged at the facility. Following review and discussion, Mr. Haddock moved to approve the request, including a variance to reduce the number of parking spaces by 34. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. .14. PC2004-075 Minutes Planning and Zoning Commission January 11,2005 Page 5 of5 . Discuss and take appropriate action on preliminary plat approval of the Corridor Loop Bypass ROW Dedication. The 1.05::t acre tract shows right-of-way dedication for Ripps-Kreusler Road and Time Trail. Applicant: City of Schertz Ms. Nichols reviewed staff comments and stated that the plat is for the right-of-way for Time Trail and Ripps-Kreusler as a part of the Public Improvement District (PID). Staff recommends approval. Mr. Evans inquired about the sidewalk easement, and Ms. Nichols stated that it is existing pavement already platted and recorded. Following review and discussion, Mr. Wallace moved to approve the request. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 15. PUBLIC HEARING (to be conducted at 7:00 p.m.) to receive citizen comments regarding a proposed City of Schertz Resolution imposing a moratorium on property development in the platted residential subdivision identified as the Live Oak Hills Subdivision. Chainnan Richmond opened the meeting for a public hearing at 7:00 p.m. Ms. Madison stated that this was the second moratorium for the area. She noted that the subdivision has issues that need to be addressed, including: replatting, utility easements, drainage and infrastructure improvements. . Councilman Greenwald noted that Senator Edmund Kuempel is currently working on legislation regarding deed restrictions. Mr. Brockman voiced his concerns that no action was taken during the first moratorium and what was the City hoping to achieve with the second. He stated that the property owners only want to develop on the property they own. Ms. Madison stated that during the first moratorium the City Attorney was looking into state code and doing research to gather facts for the City Council. There being no further business, Chainnan Richmond closed the public hearing at 7 :06 p.m. and reconvened into regular session. 16. Items by Commissioners and City Staff Ms. Nichols: Stated that the post office had inquired about purchasing land and has asked the City for assistance in finding 3 to 4 acres for a 20,000 square foot facility. Mr. Wallace: Stated that it would be a mistake to vacate Maske Road, and Ms. Nichols stated that Interim City Manager, John Bierschwale has stated that it is a dangerous intersection. Mr. Evans: Voiced concerns about a new four-pole billboard sign along IH 35 near the Safesite Storage facility. Ms. Nichols stated that staff would investigate. He also inquired about the zoning for the property located at FM 3009 and Elbel Road. Mr. Richmond stated that he had conversations with Ms. Madison and this item will be addressed by the first of March. . Minutes Planning and Zoning Commission January II, 2005 Page 6 of6 Ms. Tutschke: Asked that the minutes stay up-to-date and that staff revisit their "to-do-list" with regards to extending the overlay districts and adding a Main Street Overlay District. . Councilman Greenwald: Stated that Fire Station #2 has had some delay with regards to working out drainage issues with TxDOT. He stated that the building is 85% complete and that 6 fire and EMS personnel would be placed at that station. He also mentioned that a traffic signal had been placed on FM 78 at the entrance to Randolph Air Force Base. Mr. Richmond: Asked that staff review the sign for Wal-Mart along IH 35 because the poles appear to placed too far apart and he believes the sign will be larger than approved. He also asked staff to begin the zoning process for parcels along Schertz Parkway currently zoned General Business to be rezoned to Neighborhood Services. Mr. Richmond also mentioned that he would miss the next two meetings (January 25th and February 8th) for vacation. 17. Adjournment There being no further business, Mr. Van Dine moved to adjourn the meeting at 8:47 p.m. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. Ii {': /1' , , . . '-.L-L.' (,t': f '\..A-..../\,.. t.~,' - " Chairman, Planning and Zoning Commission Qjrvvrvl . . Minutes Planning and Zoning Commission January II, 2005 Page 7 on