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02-24-2004 PLANNING AND ZONING MINUTES FEBRUARY 24, 2004 .The Schertz Planning and Zoning Commission convened on February 24, 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 Chairman Keith Van Dine, Secretary (entered at 6:40 p.m.) Joyce Briscoe William Sommers 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 None OTHERS PRESENT Robert Brockman, 4505 Grand Forest Robin Tutschke, 17460 IH 35 N Susan Schaez1er, 19349 Old Wiederstein Dan Schaez1er, 19349 Old Wiederstein Lincoln Coderre, 19094 Old Wiederstein Rick McNealy, 12540 Country Parkway Erica Jucknies, Continental Homes Matt Johnson, Pape-Dawson Engineers Larry Aiken, Austin, Texas . 1. Call to Order/Roll Call Chairman Richmond called the meeting to order at 6:31 p.m. 2. Citizen Input other than Agenda Items Ms. Robin Tutschke asked the Commission to re-address the following issues: a) Main Street Overlay District b) FM 3009 Overlay District c) Updating the UDC d) Getting the minutes updated Chairman Richmond agreed with Ms. Tutschke and told the audience that all these items were top priority with the Commission and Staff. He stated that Staff is juggling many issues and the review of the UDC was being completed chapter by chapter. Ms. Madison stated that the Commission had recently revised their priority list with the top three issues being: 1) M-l zoning along IH 35 frontage 2) GB-2 on FM 3009 from IH 35 to city limits and 3) GB zoning adjacent to residential to NS. She also stated that the Commission had recently recommended approval to City Council on amending Articles I, III, IV, VI and XI of the UDC. Ms. Madison informed . the Commission that the department is down one staff member and the interview process is underway. Minutes Planning and Zoning Commission February 24, 2004 Page 1 of7 She stated that the minutes were top priority for the department. Mr. Brockman addressed the Commission and stated that everyone was doing a great job. . 3. Board of Adjustment Actions: The Board of Adjustment will meet on March 8, 2004 on the Jeffrey Rehling variance request. 4. Approval of the Minutes: Consider and take action on approval of the minutes from the November 13, 2003 Planning and Zoning meeting. Following review, Mr. Haddock moved to approve the minutes of the November 13, 2003 Planning and Zoning meeting. Mr. Wallace seconded the Motion. Vote unanimous. Motion carried. S. SV2004-002 Discuss and take appropriate action on a request for a variance to Unified Development Code, Article IX (Signs) for Wal-Mart Supercenter Subdivision, Block 1, Lot 7, located at the northeast quadrant of FM 3009 and IH 35. Applicant: Wal-Mart Stores, Inc. Ms. Madison reviewed staff comments stating the applicant is requesting the following: Item Allowed by UDC Requested by Applicant Variance Required . Wall Sign 100 sq. ft. or 10% of frontage 10% of frontage = 2,772 sq. ft. 2,363.71 sq. ft. Yes Free 1 sign is allowed at 2S0 sq. ft. 2 Signs Standing SO-foot maximum height a) 672 square feet; SO-foot high Yes Sign on b) 32 square feet; 20-foot high Premise Anchor 1 sign for every SO,OOO sq. ft. of 1 Sign at SOO square feet; SO-foot Business shopping center at 200 sq. ft. each high No SO-foot maximum height Ms. Madison also stated that the anchor business sign would be located at FM 3009 and Time Trail, and that future development on the outparce1s would be required to place their signs on this sign. Mr. Matt Johnson, representing Wa1-Mart, presented the revised sign plan. He stated that Wa1-Mart wants to be a good neighbor and that the signs are necessary for directional and visibility issues. Mr. Richmond agreed that Wa1-Mart will impact the community in a positive way, but suggested the use of the multi-tenant sign, as shown on FM 3009, to advertise the tire/lube center. Mr. Wallace stated that the Commission's goal is to remove all billboard signs along IH 3S. . Ms. Briscoe stated that a questionnaire was presented to the Schertz citizens a few years ago and they overwhelmingly stated that there were too many signs. Ms. Briscoe believes the Commission should be more mindful of its citizens. Minutes Planning and Zoning Commission February 24, 2004 Page 2 of7 . Mr. Haddock stated that he didn't have a problem with the tenant sign on FM 3009, but all signs should be placed where they are most functional. Mr. Evans suggested the use of a second anchor sign along IH 35 and eliminate the billboard and directional sign. Mr. Richmond stated that the Commission was in general agreement that the wall sign and anchor sign would be acceptable, but the billboard and directional sign would need to be re-addressed. Mr. Evans suggested tabling the request for the applicant to revise the plan. Mr. Johnson asked the Commission to deny the whole request. Following review, Mr. Wallace moved to disapprove the request. Ms. Briscoe seconded the Motion. Vote unanimous. Motion carried. Agenda item 6 was moved to the end of the agenda due to the applicant not being present. 7. PC2004-004 Discuss and take appropriate action on a request for a preliminary plat of the Savannah Bluff Subdivision, Unit 1. The 23.530:1: acre tract contains 64 single family lots. The property is located on Savannah Drive adjacent to Paschal Elementary School. The property is zoned R-2. Applicant: Rosin-Johnson, Inc. . Ms. Madison reviewed staff comments and stated that the applicant needs to address a correction to the rear building setback along Lots 1-24, Block 3. Mr. Wallace asked the applicant ifthere would be signage and Mr. John Tinner stated there would not be slgnage. Mr. Richmond asked the applicant if Savannah Drive would just stub-out and if tree mitigation has been discussed. The applicant stated that there would be a turn around at the end Savannah Drive that would allow for traffic to turn around and that he was aware of the tree mitigation. Mr. Evans inquired about the private parkland within the nO-foot right-of-way easement and the applicant stated that the private park would be maintained by the homeowners association. Mr. Evans stated that it needed to be noted on the plat. Mr. Richmond stated that it needed to be noted that an 8-foot fence would be placed at the rear of the lots adjacent to the school. Following review and discussion, Mr. Haddock moved to approve the request subject to the following notes being added to the plat: a) Eight foot wood fencing will be placed at the rear of Lots 1-8 of Block 2. b) A turn around will be provided at the end of Savannah Drive. c) Private park will be maintained by the homeowners association . Minutes Planning and Zoning Commission February 24, 2004 Page 3 of7 d) Park fees will be assessed at $225.00 per lot. e) Tree mitigation will be assessed. Mr. Wallace seconded the Motion. Vote unanimous. Motion carried. . 8. PC2004-0003 Discuss and take appropriate action on a request for a preliminary plat of Schertz Forest, Unit 1. The 32.131:1: acre tract contains 13 single family lots. The property is located on Ware-Seguin Road, west of FM 1518. The property is zoned RA. Applicant: CEC Engineering Ms. Madison reviewed staff comments and stated that Ware-Seguin Road would not be built until the third phase of the project. She stated this project would not generate high volumes of traffic along Ware- Seguin Road. Mr. Evans asked for a clarification of the 14- foot easement on Lot 5, Block 1. Mr. Bob Ellingson stated that this is an existing easement along the current roadway alignment, but will be needed along the side of the property once the road is realigned. Mr. Van Dine voiced concerns that Ware-Seguin Road would not be constructed until the third phase and suggested that there be language to enforce the construction of the roadway. Following review, Mr. Wallace moved to approve the request subject to the following language being added to the notes: a) To ensure the future development and construction of Ware-Seguin Road and interior roadway, an escrow fund or bond shall be established prior to construction of Unit Three. Mr. Van Dine seconded the Motion. Vote unanimous. Motion carried. . 9. PC2004-006 Discuss and take appropriate action on a request for a replat of Tri-County Business and Industrial Park, Unit 3 Block 5: Lots 8, 9, 14, 16, 17, 18 and 26 to establish Block 5, Lot 28. The tract contains 14.45 acres and is located on Assembly Circle. Applicant: Pape-Dawson Engineers Ms. Madison reviewed staff comments and stated that the rep1at is to move a 16- foot utility easement. Following review, Mr. Haddock moved to approve the request. Ms. Briscoe seconded the Motion. Vote unanimous. Motion carried. 10. PC2004-002 Discuss and take appropriate action on a request for a preliminary plat of Belmont Park Subdivision, Unit 1. The 41.97-r. acre tract contains 113 single family lots and 4 lots for park space. The tract is located on Old Wiederstein Road approximately 5,000-feet east of Cibolo Valley Drive (a.k.a. Wiederstein Road). The property is zoned R-5. Applicant: Vickery & Associates Ms. Madison reviewed staff comments and stated that there would be one point of access off of Old Wiederstein Road, but the applicant was providing an oversized intersection that would provide adequate access. She did note that a second point of access off of IH 35 would be required prior to the development of Unit 2. Ms. Madison also stated that the applicant had agreed to provide a one inch . Minutes Planning and Zoning Commission February 24, 2004 Page 4 of7 . floating overlay along Old Wiederstein Road from the beginning of the development to the intersection of Cibo1o Valley Drive. An interloca1 agreement with Guadalupe County provides for the construction standards along Old Wiederstein Road to be built at the City's standards. Ms. Madison addressed a letter from Larry Timmerman, County Road Administrator for Guadalupe County and stated there is no evidence to show that there are safety issues per the original TIA conducted by Vickery & Associates. The City Engineer is reviewing the report for safety considerations. Ms. Susan Schaez1er addressed the letter from the County's road administrator and stated if the City of Schertz wishes to develop the roadway, they would have to buy-out at least seven property owners. She also voiced concerns for the trees that would have to be removed without being mitigated that are in the 30-foot right-of-way easement. Mr. Don Schaez1er voiced the following concerns: a) The plan does not provide access to IH 35 as it was shown on the Master Plan and should provide a second point of access. b) Excessive construction traffic would be on Old Wiederstein Road. c) The location of the forced main appears to be on his property. d) Destroying trees that are in the right-of-way. Mr. Lincoln Coderre stated that the traffic along Old Wiederstein Road is already extremely bad with heavy trucks. He suggested that construction traffic be diverted to enter the property along IH 35. Mr. Coderre did state that he would not provide right-of-way for the expansion of Old Wiederstein Road. Ms. Briscoe asked staff to provide a copy of the interloca1 agreement with the County. . Ms. Madison stated that the applicant first became aware of the County's letter today and that there had been no discussion with County representatives that alluded to their comments voiced in the letter. Mr. Richmond and Mr. Wallace both agreed that the Master Plan suggested that the development would start with a collector off of IH 35. Mr. Rick McNealy stated that utilities for the project require the development's first phase to be off Old Wiederstein Road. Mr. Evans inquired about the tree mitigation and Ms. Madison stated the fees would be collected at the time of final plat. Following additional discussion, Ms. Erica Jucknies stated that Continental Homes would provide a "haul road" off of IH 35 for all construction traffic to enter the site. It was agreed that the only construction traffic allowed on Old Wiederstein Road would be for the construction of the utilities along Old Wiederstein Road and the road improvements. Mr. Richmond also stated there should be a note on the plat stating construction of the collector road will be completed prior to Unit 2 being accepted. Following additional discussion, Mr. Haddock moved to approve the request subject to the additional note stating: a) To ensure the future development and construction of the collector road, an escrow fund or bond shall be established prior to construction of Unit 2. Mr. Wallace seconded the Motion. Voting Aye: Mr. Richmond, Mr. Evans, Mr. Haddock, Ms. Briscoe . Minutes Planning and Zoning Commission February 24, 2004 Page 5 of7 and Mr. Wallace. Voting Nay: Mr. Van Dine. Mr. Sommers abstained from voting. Motion carried. .. PC606-03 Discuss and take appropriate action on a request for final plat approval of the Silver Thorn Subdivision, Unit One. The 28.407:1: acre tract contains 128 single-family lots. The property is located on Schertz Parkway approximately 200-feet south of Live Oak Road. The property is zoned R-5. Applicant: Don McCrary & Associates Ms. Madison reviewed staff comments and stated that the applicant is also requesting a variance to allow the cul-de-sac to be a length of 635-feet and that the following items needed to be addressed: a) Correction of the number oflots on page one. b) Provide a list of street names for staff/county/post office review and approval. Mr. Evans asked if the cul-de-sac would be permanent and if the lots were buildable. Ms. Nichols stated that the City Engineer had reviewed the plat and that the lots met the minimum requirements. Mr. Evans also stated that there was a misspelled word. Mr. Larry Aiken stated that he has made attempts to purchase the Kramer property and that the owner has chosen not to sell their property at this time. He did state that Ms. Kramer was agreeable to the land swap. . Following review and discussion, Mr. Haddock moved to approve the request subject to: a) Correction of the number oflots being 128. b) Provide a list of street names for staff/county/post office review and approval. c) Correction of the spelling of "length" in the variance notes section. Mr. Van Dine seconded the Motion. Voting Aye: Mr. Richmond, Mr. Haddock, Mr. Van Dine, Ms. Briscoe, Mr. Wallace and Mr. Sommers. Voting Nay: Mr. Evans. Motion carried. 11. Discuss and take appropriate action on approval of 2004 Planning and Zoning meeting dates. Following review and discussion, Mr. Van Dine moved to amend the Planning and Zoning meeting calendar to reflect the following: a) November 23,2004 and December 28,2004 shall be noted as "tentative" dates. b) October 26,2004 meeting to be moved to October 25,2004. Mr. Sommers seconded the Motion. Vote unanimous. Motion carried. 12. Discussion regarding location of an industrial park along the IH 10 corridor. The Commission reviewed the areas along the IH 10 corridor to potentially provide for an industrial park in the area. Ms. Madison stated that San Antonio River Authority is working to provide sewer to the area. Water is currently available. Access along IH 10, Graytown, Scenic Lake Drive, FM 1604 and FM 1518 were reviewed. Ms. Madison also stated that the Comprehensive Land Plan Committee (CLP) was in the process of reviewing the land plan and the master thoroughfare plan. It was suggested the Commission tour the area. Mr. Richmond asked that this item be placed on the March 9th and 23rd meeting dates for further discussion. . Minutes Planning and Zoning Commission February 24, 2004 Page 6 of7 13. Items by Commissioners and City Staff . Ms. Madison: Reviewed with the Commission the presentation she made to the Metropolitan Planning Organization (MPO) regarding infrastructure development in the northeast quadrant. Mr. Haddock: Stated that the IH 10 area needs the Commission's immediate action. Ms. Briscoe: Asked that the minutes be brought up to date. Mr. Van Dine: Requested that staff provide him a copy of the interloca1 agreement with Guadalupe County. Ms. Madison stated she would provide the entire Commission with a copy. Councilman Greenwald: Stated that City Council was planning a strategic planning session to be held possibly March 23rd_24th. Chairman Richmond: Asked that the record reflect that the Commission is available to the City Council for any joint workshop. He also asked staff to provide a current activity report. 14. Adjournment There being no further business, Ms. Briscoe moved to adjourn the meeting at 9:47 p.m. Mr. Haddock seconded the Motion. Vote unanimous. Motion carried. 0wJ J? ~~l. . Chairman, Planning and Zoning Commission /~ I / / /' :~/' . Minutes Planning and Zoning Commission February 24, 2004 Page 7 of7