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07-11-2004 PLANNING AND ZONING MINUTES JULY 13, 2004 eThe Schertz Planning and Zoning Commission convened on July 13, 2004 at 6:30 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chainnan Ernie Evans, Vice Chairman Keith Van Dine, Secretary Clovis Haddock Joyce Briscoe Ken Greenwald, ex-officio CITY STAFF Misty Nichols, Planning Technician Jonette Ellis, Planning Technician Tom Eaton, Code Enforcement Officer Leonard Truitt, Building Official COMMISSIONERS ABSENT Gary Wallace William Sommers OTHERS PRESENT Robert Brockman, 4505 Grand Forest Lewis Westerman, Barshop & 01es Bill VandenBosch, Barshop & 01es Danny Watson, Barshop & 01es Oscar Riddle, 1895 Harbach Marcus N eundorf David Adelman Rudy Winkler Ed McNew Larry Aiken Jim Hardy . 1. Call to Order/Roll Call Chairman Richmond called the meeting to order at 6:32 p.m. PUBLIC HEARING 2. ZC2004-007 Public Hearing on a request to rezone 655.5-r. acres from Pre-Development (PD) to Residential/Agricultural (RA). The tract is situated in the Pedro San Miguel Survey No. 256, the J.F. Zepeda Survey No. 257 and the C.M. Gahagan Survey No. 258, in the City of Schertz, Comal and Guadalupe counties. Applicant: City of Schertz Ms. Nichols reviewed staff comments and stated that on December 23, 2003 City Council annexed this parcel of land, which placed this property in a Pre-Development (PD) zoning district. The request is to zone the property to Residential/Agricultural (RA). Nineteen notices were mailed out and one was returned undeliverable. . Mr. Brockman inquired about where the property was located. He was shown a map indicating the area. Minutes Planning and Zoning Commission July 13,2004 Page I of7 3. . SUP2004-014 - CANCELLED - RESCHEDULED FOR JULY 27, 2004 Public Hearing for a specific use permit for Block 36, Lots 47-49, Aviation Heights (505 Winburn Avenue). The request is to allow for the operation of a business in a Residential-2 (R-2) District. Applicant: Colleen Crain Chairman Richmond stated that this public hearing was cancelled due to notification procedures and would be conducted on July 27,2004 at 6:30 p.m. 4. CLOSE PUBLIC HEARINGS There being no one else to speak, Chairman Richmond closed the public hearings. 5. Reconvene into Regular Session Chairman Richmond reconvened the meeting into regular session at 6:35 p.m. 6. Citizen Input other than Agenda Items Mr. Brockman inquired if the clock on the wall was correct because it seemed to be a little fast. Mr. Richmond stated his watch read the same time as the clock on the wall. 7. Code Enforcement Issues . Mr. Eaton reviewed the June 2004 code enforcement report. The Commission voiced their gratitude for the removal of signs (126), but voiced their concerns for the following signs: 1. Container sign along IH 35. Will it be painted? 2. Eagle Homes sign on FM 78 at FM 3009. 3. Bracken Village signage at FM 3009 and railroad tracts at northern city limits. 4. Lutheran church sign on Schertz Parkway. Mr. Truitt informed the Commission that he would follow-up on these items. 8. Board of Adjustment Actions: The Board of Adjustment met on July 6, 2004 at 6:00 p.m. and approved a variance for Wilshire Homes. 9. Discuss and take appropriate action on approval of the minutes for the December 9, 2003 and June 22, 2004 Planning and Zoning meetings. Following review, Mr. Haddock moved to approve the minutes of the December 9, 2003 Planning and Zoning meeting. Mr. Van Dine seconded the motion. Voting Aye: Mr. Richmond, Mr. Evans, Mr. Haddock and Mr. Van Dine. Abstaining: Ms. Briscoe. Motion carried. Following additional review, Ms. Briscoe moved to approve the minutes of the June 22, 2004 Planning . and Zoning meeting. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. Minutes Planning and Zoning Commission July 13,2004 Page 2 of 7 10. ZC2004-007 Discuss and take appropriate action on a request to rezone 655.5-r. acres from Pre- Development (PD) to Residential/Agricultural (RA). The tract is situated in the Pedro San Miguel Survey No. 256, the J.F. Zepeda Survey No. 257 and the C.M. Gahagan Survey No. 258, in the City of Schertz, Comal and Guadalupe counties. Applicant: City of Schertz . Mr. Evans inquired if the property extended to IH 35, and Ms. Nichols stated no, but the property adjacent to IH 35 is currently zoned General Business. Mr. Evans also asked why staff was recommending an RA zoning classification, and Councilman Greenwald stated that the land is currently being used as residential/agricultural and that there are several working ranches on the property. There being no further comments, Mr. Haddock moved to forward this item to City Council with a recommendation for approval. Ms. Briscoe seconded the motion. Motion carried. Vote unanimous. 11. PC2004-028 Discuss and take appropriate action on a request for site plan approval of the Schertz Industrial Park, Block 1, Lots 1 and 2. The 1.93-r. acre tract is located at the northeast corner of Bell North Drive and Doerr Lane. The property is zoned Light Manufacturing (M-l). Applicant: OBR Metal Fab, Inc. Ms. Nichols reviewed staff comments and stated that the 1.93 acre tract shows an 11,982 square foot facility to house the office and warehouse for Texas Curb Cut. The applicant has been informed that the property will be required to be rep1atted. The site plan meets the requirements of the Unified . Development Code. Ms. Briscoe stated she was pleased to see the cluster of trees and asked if it would be irrigated. Ms. Nichols stated that the site plan notes that the landscape areas will be irrigated. Mr. Evans asked why the trees were clumped together, and Mr. Riddle stated to keep them out of the easements. Mr. Evans also inquired about signage, and Mr. Riddle stated that the dimensions and design of the sign were still to be determined. Following review and discussion, Mr. Haddock moved to approve the request. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 12. PC2004-026 Discuss and take appropriate action on a request for preliminary plat approval of the Hampton Inn Corridor Subdivision. The 2.642-r. acre tract is located at the southeast quadrant of IH 35 frontage road and Corridor Loop Road. The property is zoned General Business (GB). Applicant: Corridor Hotel, L TD Ms. Nichols reviewed staff comments and stated that the 2.642 acre tract provides for an ingress/egress private easement for access off of the IH 35 frontage road and a 16-foot water easement to service the property. The plat meets the requirement of the Unified Development Code. Mr. Evans inquired if the PID road would intersect with this private road, and Councilman Greenwald . stated that they would not intersect. Mr. Evans also voiced concerns for the drainage issues and the natural flow of water onto the adjacent property. Mr. Vandenbosch reviewed the drainage design. Minutes Planning and Zoning Commission July 13, 2004 Page 3 of7 Following review, Mr. Van Dine moved to approve the request. Ms. Briscoe seconded the motion. . Motion carried. Vote unanimous. 13. PC2004-031 Discuss and take appropriate action on a request for site plan approval of the Hampton Inn Corridor Subdivision, Block 1, Lot 2. The 2.322-r. acre tract is located at the southeast quadrant of IH 35 frontage road and Corridor Loop Road and shows a 56,495 square foot, 4-story hotel. Applicant: Corridor Hotel, L TD Ms. Nichols reviewed staff comments and stated that the 2.322 acre site is for a four-story, 98 room, 101,154 square foot Hampton Inn & Suites on IH 35 just east of FM 3009 and Corridor Loop. The amenities include a swimming pool, meeting room, exercise room, business center and extensive landscaping. The 25-foot private access easement will service the property and remaining property owned by Barshop & 01es. The fire marshal has approved the 24-foot drive around the facility in lieu of the required 25-foot drive. Signage has yet to be determined and will be submitted for separate approval. Mr. Evans voiced concerns regarding the future access to the adjacent lot. Mr. Vandenbosch stated that the property would likely have access to Corridor Loop and the private access road. Mr. Richmond complimented the applicant on an excellent landscape plan. Following review and discussion, Mr. Haddock moved to approve the request. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. w. PC2004-029 Discuss and take appropriate action on a request for preliminary plat approval of the Norcon Subdivision. The 1.170-r. acre tract is located on the IH 35 South frontage road, east of FM 1103 and contains 2 lots. The property is zoned General Business (GB). Applicant: L.G. Norville Ms. Nichols reviewed staff comments and stated that the 1.170 acre tract shows two commercial lots fronting IH 35, east of FM 1103. The plat meets the Unified Development Code requirements, but the applicant was asked to add a note on the final plat noting that no structure will be placed on the property line to allow for access. Mr. Neundorf agreed to place that item on the final plat. Following review and discussion, Ms. Briscoe moved to approve the request subject to the additional statement being added noting that no structures will be placed on the property line. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 15. PC2004-030 Discuss and take appropriate action on a request for site plan approval of the Norcon Subdivision. The 1.170-r. acre tract is located on the IH 35 South frontage road, east of FM 1103 and contains 2 lots. The property is zoned General Business (GB). Applicant: L.G. Norville Ms. Nichols reviewed staff comments and stated that the plan shows two office/warehouse facilities . containing 17,800 square feet of space. The site plan indicates a 40 square foot wall sign without illumination, which is within the requirement ofthe sign ordinance. She also stated that the plan meets the Minutes Planning and Zoning Commission July 13, 2004 Page 4 of7 Unified Development Code requirements. . Mr. Richmond asked about the existing billboard adjacent to the property and if it would be a visual problem to the site; Mr. Neundorf stated that it would not. Mr. Evans voiced concerns that sign details were not submitted with the site plan, and Mr. Neundorf stated that the exact details had not been determined. Following review and discussion, Mr. Haddock moved to approve the request. Mr. Van Dine seconded the motion. Voting Aye: Mr. Richmond, Mr. Haddock, Mr. Van Dine and Ms. Briscoe. Voting Nay: Mr. Evans. Motion carried. 16. PC2004-032 Discuss and take appropriate action on a request for master plan approval of the Cross County Business Park. The 59.13-r. acre tract is located at the northwest corner of Doerr Lane and Tri- County Parkway. The property is zoned Light Manufacturing (M-l). Applicant: Cross & Company Ms. Nichols reviewed staff comments and stated that the Planning and Zoning Commission visited the site on June 30, 2004. The plan proposes four office/warehouse facilities totaling 920,000 square feet. The parking required would be well over 920 automobile spaces. As discussed at the site visit, semi and trailer parking have a greater demand than auto parking. The applicant has proposed that any additional parking may be obtained on the 5.46 acre tract adjacent to the site. The applicant also proposes to extend Associates Drive. . Mr. Brockman inquired about the parking ordinance with regards to tractor/trailer parking spaces. Mr. Evans stated that the Unified Development Code currently does not outline tractor/trailer parking for large warehouse facilities, and that many times these large warehouses have little to no employees. The Planning and Zoning Commission and staff are reviewing how to calculate the necessary parking. Mr. Evans also voiced concerns for the drainage issues currently in this area and wanted the applicant to be aware that a drainage plan would be required. Mr. Adelman stated that his engineers are currently working on the drainage issues. Mr. Haddock asked if their intentions are to own the building or sell it, and Mr. Adelman stated they plan on being a long-term owner. Following review and discussion, Mr. Haddock moved to approve the request. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 17. SUP2004-015 Discuss and take appropriate action to call for a Public Hearing on a request for a Specific Use Permit for the Nell Deane Subdivision, Block 3, Lot 7 to allow for an office/warehouse facility to be located in the Air Installation Compatible Use Zone (AICUZ). The property is zoned General Business (GB). Applicant: RFW, Inc. Ms. Nichols reviewed staff comments and stated that the site is located in the AICUZ and requires a . specific use pennit. The applicant shows a 4,800 square foot facility on the 0.5304 acre tract for an office/warehouse facility. Ms. Nichols also stated that Mr. Winkler was present. Minutes Planning and Zoning Commission July 13, 2004 Page 5 of7 Following review, Mr. Haddock moved to call for a public hearing to be conducted August 10,2004. Mr. . Van Dine seconded the motion. Motion carried. Vote unanimous. IS. ZC2004-00S Discuss and take appropriate action to call for a Public Hearing on a request to rezone I1.S67-r. acres from General Business (GB) to Residential-5 (R-5). The property is located at the northwest quadrant of Schertz Parkway and Live Oak Road. Applicant: Hardy & Company, Inc. Ms. Nichols reviewed staff comments and stated that the applicant is requesting R-S zoning. The surrounding property is zoned R-5 to the west and R-2 to the north. At a previous meeting, the Commission asked the applicant to consider the newly adopted R-7 district. Mr. Evans voiced his concerns regarding the flooding that occurs on this property and requested a drainage study be conducted. Mr. McNew stated that the drainage would flow from the north side of the property to the drainage swell adjacent to Schertz Parkway into the FEMA drainage ditch. Mr. Richmond stated his concerns for zoning the property from GB to R-S. He suggested that the applicant reconsider and leave at least a corner for commercial development. Mr. Aiken stated that it was not economically feasible for the property to remain commercial due to the current market driving force calling for residential development. Following review and discussion, Mr. Haddock moved to call for a public hearing to be conducted August . 10, 2004. Mr. Van Dine seconded the motion. Motion carried. Vote unanimous. 19. PC2004-027 Discuss and take appropriate action on a request for master plan approval of the Bindseil Farms Additions. The 2S.5S-r. acre tract is located at the northwest quadrant of Schertz Parkway and Live Oak Road and contains 142 single family lots developed at R-5 standards. Applicant: Hardy & Company, Inc. Ms. Nichols reviewed staff comments and stated that the 28.S8 acre tract is subject to approval of zoning the 11.867 acres to R-S. The plan shows 142 R-5 lots with the entire tract currently in the floodplain. Once the FEMA drainage ditch is completed, a Letter of Map Revision (LOMR) will take the property out of the floodplain. The tract is serviced by one point of access until the second phase and when the property to the north develops. Staff recommends the applicant work with surrounding property owners and provide a master plan for the entire area for drainage and circulation issues. Staff has informed the applicant that a median cut on Schertz Parkway will not be granted. Mr. Evans voiced his concerns for the flooding on this property and noted that the plan indicates that home slabs shall be a minimum of I-foot above 100 year floodplain. Mr. Evans stated that he would not approve a plat until the LOMR was completed. He also asked the applicant to note that the 30-foot pipeline easement would be maintained by the homeowners association and that no fencing will be placed on the easement. Mr. Hardy agreed to the additions. . Mr. Richmond stated that the Ackennan tract was zoned GB and R-2 and inquired how the tract would be developed. Ms. Nichols stated that nothing had been submitted or reviewed by the Planning Department Minutes Planning and Zoning Commission July 13, 2004 Page 6 of 7 for the Ackennan tract. . Ms. Briscoe asked about the stacking distance for the Live Oak Road extension to Schertz Parkway, and Mr. McNew stated there would be enough distance for approximately 12 cars. Mr. Evans also stated that the entrance from Schertz Parkway may need a right turn lane and asked the applicant consider the option. Ms. Briscoe agreed stating the intersection already is a problem. Following discussion Mr. Van Dine moved to approve the request. The motion died due to a lack of a second. Discussion continued with Mr. Evans stating the site has outstanding issues: drainage, one point of access, traffic (the need for a TIA), lack of an overview of the whole area and an approved LOMR. Mr. Truitt reminded the Commission that this was a Master Plan. A concept of the development, not a plat. Mr. Bierschwa1e confirmed with the Commission that Ford Engineering is currently working on the LOMR to be submitted to FEMA. Following discussion, Mr. Van Dine moved to approve the request subject to: 1. Conducting a public hearing and approval of rezoning the property to Residential-5. 2. Receipt of a Letter of Map Revision (LOMR) from FEMA. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 20. Items by Commissioners and City Staff Ms. Nichols: Informed the Commission that Ms. Madison would be on vacation until July 19,2004. . Ms. Briscoe: Voiced concerns that City Council had approved the LED sign for Clemens High School and asked for Council's direction. Councilman Greenwald stated he would provide a letter from City Council recommending Planning and Zoning's consideration of a LED sign that is motionless. Mr. Evans: Asked Mr. Truitt to investigate a house under construction along IH 35, just west of Pfeil Road, that is being built in the General Business (GB) District. Mr. Truitt stated that he would follow up. Councilman Greenwald: Stated that SSLGC would meet on Thursday, July 15th at 10:00 a.m. He also infonned the Commission that the fire sub-station, along IH 35, was let and construction would begin soon. 21. Adjournment There being no further business, Mr. Van Dine moved to adjourn the meeting at 8:35 p.m. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. (0',1,' /C' i. i). / / , . " '. , ,; J, ,"-"_ ' , ~ ,< ^, "" .- u," Ii" \i ~,~ ..- l".v",". v .' '~' "Jv Chairman, Planning and Zoning Commission . Minutes Planning and Zoning Commission July 13, 2004 Page 7 of7