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01-27-2004 PLANNING AND ZONING MINUTES JANUARY 27, 2004 .The Schertz Planning and Zoning Commission convened on January 27,2004 at 6:31 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 Joyce Briscoe Clovis Haddock Gary Wallace Ken Greenwald, ex-officio CITY STAFF Amy Madison, Community Development Director Misty Nichols, Planning Technician Jonette Ellis, Planning Technician COMMISSIONERS ABSENT William Sommers OTHERS PRESENT Robert Brockman, 4505 Grand Forest Matt Johnson, Pape-Dawson Engineering Henry Christopher Bob Ellingson 1. Call to Order/Roll Call Chairman Richmond called the meeting to order at 6:30 p.m. e. Citizen Input other than Agenda Items Mr. Brockman voiced concerns for the entrance/exit signs at Schertz Medical Center on FM 3009. Staff advised Mr. Brockman that they would investigate. 3. Community Services Department: Discussion on current activities Ms. Gail Douglas, Schertz Director of Community Services, briefed the Commission on the organization and services her department provides. The department oversees library services, parks and recreation programs and the mowing of right-of-ways. 4. Board of Adjustment Actions: There is no action to report for the Board of Adjustment. 5. PC615-03 Discuss and take appropriate action on a request for site plan approval of Wal-Mart Supercenter Subdivision, Block 1, Lot 7, located at the northeast quadrant of FM 3009 and IH 35. The 27.75-r. acre tract shows one business containing 203,007 square feet of retail space. The request also includes a variance for signs. The property is zoned General Business (GB) and Manufacturing District-Light (M-1). Applicant: Wal-Mart Stores, Inc. . Minutes Planning and Zoning Commission January 27,2004 Page I of7 Ms. Madison reviewed staff comments and stated that the site plan is to develop Lot 7, Block 1 only. The plan shows a 203,007 square foot facility on 27.75-r. acres. The property is zoned GB (to a depth of 750- . feet along IH 35 frontage) and M-1, with the majority of the building being in the GB district. The applicant is proposing to construct Time Trail Road with a traffic signal being installed at the Time Trai1/FM 3009 intersection. The police and fire departments have recommended this signal be operational prior to the facility opening. The application also includes a variance for additional signage. TYPE ALLOWED PROPOSED Wall Sign 10% of the building face up to 50 1,159.71 square feet square feet, which ever is less Free Standing Sign lon-premise not to exceed 120 square 2 on-premise signs at 195 square feet feet Billboard Sign Not permitted 1 billboard sign at 672 square feet She also noted that the proposed landscape exceeds the Unified Development Code requirements. Mr. Richmond suggested the variance for the signage should have been a separate action item on the agenda and Ms. Madison stated that the Commission could act on the site plan and variance separately. Mr. Johnson reviewed the site plan and stated that there would be a shared driveway between Lot 6 and the area designated for the gas station. Mr. Johnson also stated that the landscaping included placement oftrees within the parking lot area. Mr. Evans voiced concerns about the location of the fuel station and stated that it could create a traffic . problem. Mr. Johnson stated there would be a traffic signal at Time Trail with a designated turn lane. Mr. Evans also voiced concerns about the detention pond area, and Mr. Johnson stated that the benn will be raised 6-feet along IH 35 and will be 10-feet deep to retain the water. The area will be screened with trees and a wrought iron fence. Mr. Wallace inquired about the topography, and Mr. Johnson stated that the elevation change was 30-feet across the property, but the plans show the parking lot area to have a 3-percent slope. Mr. Johnson reviewed the sign variance and the location and size of signs. The Commission voiced concerns about the location and size of the billboard sign and lube express sign. The Commission requested the applicant consider placing one sign at the entrance off of IH 35 directing traffic to the facility and the tire/lube area. The Commission agreed that the tenant sign on FM 3009 and the wall signs were within the standards for a project this size. Following review and discussion, Mr. Wallace moved to table the variance for signage in order for the applicant to review the Commission's suggestions. Ms. Briscoe seconded the motion. Motion carried. Vote unanimous. Following additional discussion, Mr. Haddock moved to approve the request. Ms. Briscoe seconded the motion. With additional discussion, Mr. Haddock moved to amend his motion to exclude signage from the site plan and approve the site plan only. Ms. Briscoe seconded the motion. Voting Aye: Mr. Richmond, Mr. Evans, Mr. Haddock, Ms. Briscoe and Mr. Wallace. Abstaining: Mr. Van Dine. Motion . carried. Minutes Planning and Zoning Commission January 27,2004 Page 2 of7 6. PC612-03 Discuss and take appropriate action on a request for master plan approval of Schertz Forest Subdivision, located at the southwest corner FM 1518 and Ware Seguin Road. The 200.459-r. acre tract shows 61 residential lots and two commercial lots. The request includes variances for curb and sidewalk requirements. The property is zoned Residential/Agricultural (R-A). Applicant: Henry W. Christopher, Jr. . Ms. Madison reviewed staff comments and stated that the Planning and Zoning Commission visited this site on November 18,2003. The property is currently zoned RA. The master plan shows 61 single family lots and two proposed commercial lots along FM 1518. These two lots will need to be rezoned if the applicant develops it as commercial property. A portion of this property is in the Air Installation Compatible Use Zone (AICUZ) and a portion is in the Flood Plain. The applicant is also requesting two vanances: 1. To eliminate the curb and gutter and allow the use of 3-inch rollover and half-inch header curb. 2. To eliminate sidewalks. Mr. Christopher and Mr. Ellingson reviewed the project and stated that they are attempting to purchase the adjacent property near Pfeil Road to be dedicated and used as parkland and a future tIre substation. The purchase of this property would allow the City to realign Pfeil Road where it intersects into Ware Seguin Road. Mr. Van Dine stated that Ware Seguin Road would be required to be improved, and Mr. Ellingson stated that the road would be constructed with Unit 3. Mr. Evans reminded the applicant that lots within the Air Installation Compatible Use Zone (AICUZ) would require a specific use pennit if any buildings were located within the zone. Mr. Evans also noted . that he would like that notation on the plat. Mr. Wallace inquired about the rollover curbs and no sidewalks, and Ms. Madison stated that in a rural area such as this it would have a nice drive-up appeal. She also mentioned that the Public Works Department had approved the design. Following review and discussion, Mr. Wallace moved to approve the Master Plan with the following vanances: 1. To eliminate the curb and gutter and allow the use of 3-inch rollover and half-inch header curb. 2. To eliminate sidewalks. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 7. PC596-03 Discuss and take appropriate action on a request for a final plat approval of the Parkway Village Subdivision. The 2.447-r. acre tract is located on Schertz Parkway, south of Live Oak Road. Applicant: Larry Hunt Ms. Madison reviewed staff comments and stated that the Planning and Zoning Commission approved the preliminary plat on November 25, 2003 with changes that included providing for an entrance and correction in spelling. It was noted that corrections have been made. . Following review, Mr. Wallace moved to approve the request. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. Minutes Planning and Zoning Commission January 27, 2004 Page 3 of7 8. . SV13-04 Discuss and take appropriate action on a request for a sign variance to Diamond J's Amusement, 500 Schertz Parkway. Applicant: Diamond J's Amusement Center, Inc. Ms. Madison reviewed staff comments and stated that the applicant is requesting a variance for a 65.88 square foot sign, which exceeds the 50-foot maximum by 15.88 square feet. The applicant wants to place an existing sign on the building from a previous location. Ms. Briscoe stated that the size of the sign was acceptable due to the distance the building sits from Schertz Parkway. Following review and discussion, Mr. Haddock moved to approve the request. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. 9. SV12-03 Discuss and take appropriate action on a request for a sign variance to BG's Catering. 602 N. Main Street. Applicant: Emma Watson Ms. Madison reviewed staff comments and stated that the applicant is requesting a variance for a 64 square foot sign, which exceeds the 30-foot maximum by 34 square feet. This is an existing grand- fathered sign that the new owner would like to use. . Mr. Evans voiced concerns that this sign is too large for Main Street and that this would be the time to make changes. Mr. Richmond suggested that a monument sign would be more appropriate. Since the applicant was not in attendance for the meeting to address the concerns from the Commission, Ms. Briscoe moved to table the request until the next Planning and Zoning meeting. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 10. ZC2004-02 Discuss and call for a Public Hearing to rezone 41.418-r. acres of land out of the Genobera Malpaz Survey No. 67, Abstract No. 221, in the City of Schertz, Guadalupe County, Texas from Neighborhood Services (NS) and Apartment/Multi-Family Dwelling District-4 (R-4) to Residential-2 District (R-2). Applicant: City of Schertz Ms. Madison reviewed staff comments and stated that the Planning and Zoning Commission requested this item be brought up for discussion to revert the property back to its original zoning due to no development occurring on the property. Following review and discussion, Ms. Briscoe moved to call the public hearing on February 10, 2004. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 11. ZC2004-01 Discussion regarding amending Article III (Zoning Districts and Map), Article IV, Section 5 (Permissible Uses - Land Uses), Article VI, Section 7 and Table VI-A and B (Density & . Minutes Planning and Zoning Commission January 27,2004 Page 4 of7 Dimensions) and Article XI, Section 20 (Platting) of the Unified Development Code. Applicant: City of Schertz . Ms. Madison reviewed staff comments and noted the following changes for discussion: ARTICLE I: GENERAL PROVISIONS No significant changes. The article was simply a re-write for clarity and has previously been reviewed by City Council. ARTICLE III: ZONING DISTRICTS AND MAPS Section 1.1, added the Symbol R-7 and District Name, Single-Family Residential District. Section 1.2, second sentence includes R-7 as a zoned subdivision. Added Single-Family Residential District (R-7) as Section 2.8 and revised the numbering to reflect one more section (i.e. Sections 2.1 thru 2.11). Section 2.8, added the following text: "Comprised of single-family detached residential dwellings on a minimum lot size of 6,600 square feet, together with the schools, churches, and parks necessary to create basic neighborhood units. The District is intended to be developed using the more contemporary building styles and allowing those dwellings to be constructed on relatively small lots." ARTICLE IV: PERMISSIBLE USES Section 5: Land Uses, added the following: . SINGLE-F AMIL Y DWELLING DISTRICT (R-7) One-Family Dwelling Detached Church Day Nursery/Kindergarten Country Club Park/Playground/Similar Public Site Public Recreation Center Schools New and Unlisted Uses as Provided By Article IV, Section 4 SUP SITE PLAN REQ REQ Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes(a) Section 5: Land Uses, added uses to NEIGHBORHOOD SERVICES DISTRICT (NS): SUP SITE PLAN No Yes No Yes No Yes Convenience Store Shoe Repair Day Nursery ARTICLE VI: DENSITY AND DIMENSIONAL REQUIREMENTS Section 7. 2: Location of Structures, remove the following paragraph: Manufactured homes constructed on or after June 15, 1976 are permitted on individua110ts in a residential district when the manufactured home is placed on a permanent foundation and the exterior covering and . features are compatible and hannonious with existing structures in the vicinity. Minutes Planning and Zoning Commission January 27,2004 Page 5 of7 The paragraph is too broad and allows Manufactured homes to be placed in any subdivision as long as the foundation was permanent. . Table VI-A: Dimensional Requirements Residential Zoning District Added R-7, Single-Family One, 6.600 sf, 60 width X 110 Depth, 25 front ft, 7.5 internal side front, 20 rear front, 2- off-street parking, 35 maximum height,) Key; Table VI-B: Dimensional Requirements Non-Residential Zoning District: Removed a footnote to prohibit parking, storage or similar use within 25 feet of property line on M-l, Light Manufacturing and M-2, Heavy Manufacturing for rear and side setbacks to non-residential. It is to our advantage to allow parking in these areas to keep them out of the view of the public and to maximize parking on impervious cover that otherwise would not be useab1e without a variance. ARTICLE XI: PLATTING Section 20.12: Half Streets or Adjacent Streets, add the following: Any new development of property that abuts City maintained roads in the City of Schertz or its ETJ shall be assessed a road improvement fee due at the time of final platting. The fee shall be detennined by the City Engineer and shall be based on the tota11inear feet of property that abuts the city road. The fee shall include all costs to complete their fair share of the road, calculated at the time of development. Their fair share shall not exceed 33.3 percent of total construction costs to construct a road to meet City specifications. An escrow account for each road will be developed and maintained by the Planning and Zoning Department until such time that the City of Schertz constructs the road. . Improvements shall include right-of-way dedication, paving, curb and guttering, shoulder improvements and sidewalk as determined by the City of Schertz. Roads included, but not limited to, those listed in "Exhibit 1" of the Schertz Development Manual: Doerr Lane Hubertus Road Friesenhahn Lane Eckhardt Road Schwab Road Wiederstein Road Maske Road Live Oak Road Green Valley Road Borgfeld Road Schaefer Road Lower Seguin Road Ware Seguin Road Pfeil Road Boenig Gray town Road Scenic Lake Drive 60' 60' 60' 60' 60' 86' 60' 60' 60' 60' 60' 60' 86' 60' 60' 60' 60' 42' 42' 42' 42' 42' 48' 42' 42' 42' 42' 42' 42' 48' 42' 42' 42' 42' . Following review and discussion, Mr. Wallace moved to conduct the public hearing on February 10, Minutes Planning and Zoning Commission January 27,2004 Page 6 of7 2004. Ms. Briscoe seconded the motion. Motion carried. Vote unanimous. .2. Discussion regarding zoning in the City of Schertz Ms. Madison asked the Commission to prioritize the top parcels they would like zoned. They are as follows: 1. Parcels along IH 35 frontage road zoned Light Manufacturing (M-l), rezone to General Business (GB) 755-feet from the center line ofIH 35. 2. Create a General Business-2 (GB-2) overlay district for FM 3009 from IH 35 north to Schertz city limits. 3. Areas along Schertz Parkway zoned General Business (GB), which are adjacent to residential, rezone to Neighborhood Services (NS). Mr. Richmond also suggested creating an industria1lbusiness park in the area of IH 10 and asked that staff place this item on a future agenda to call for a public hearing. Discussion only, no action taken. 13. Items by Commissioners and City Staff Ms. Madison: Voiced concerns about activity along IH 10 and the need for an industrial park. She also thanked everyone involved in the marathon event for AT Children's Project. Mr. Wallace: Stated that he would not be available for the February 10, 2004 Planning and Zoning . meeting. Ms. Briscoe: Asked staff to request the property owner clean up the dumping area at Green Valley Road and FM 3009. She stated that the property is very unsightly. Mr. Evans: Stated that Reidel's had closed its doors and is out of business, and he asked that the "out of business" signs be removed. He also asked staff to review a possible new billboard along IH 35, north of the Safesite facility. Councilman Greenwald: Utility work along E1be1 Road has created delays in the drainage project. He also stated that City Council had tabled the Silber zoning request, and had approved the Verizon Specific Use Permit for a five-year tenn limit. Mr. Richmond: Inquired about the fence for Green Valley Elementary School, and Ms. Madison stated that she had met with Dr. Pustka, Superintendent SCUC lSD, and that Dr. Pustka agreed to install the fencing. 14. Adjournment There being no further business, Mr. Van Dine moved to adjourn the meeting at 9:50 p.m. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. .Ch!;'~la~L~t~;~;i~~ Commission Minutes Planning and Zoning Commission January 27,2004 Page 7 of7