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08-12-2003 PLANNING AND ZONING MINUTES AUGUST 12,2003 . The Schertz Planning and Zoning Commission convened on August 12,2003 at 6:30 p.m. at the Community Center, 1400 Schertz Parkway, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice-Chairman Joyce Briscoe Gary Wallace Clovis Haddock Keith Van Dine (entered at 6:37 p.m.) William Sommers Ken Greenwald, ex-officio CITY STAFF Amy Madison, Community Development Director Misty Nichols, Planning Technician Jonette Ellis, Administrative Assistant Mark Marquez, City Manager COMMISSIONERS ABSENT None OTHERS PRESENT Robert Brockman, 4505 Grand Forest Richard Gonzales, 4700 W. Sam Houston Pkwy Brian Cassidy, 100 Congress, Austin Mark Nevel, 2553 Jackson Keller Steve Braha, 306 Ridge Bluff . 1. Call to OrderIRoll Call Chairman Richmond called the meeting to order at 6:30 p.m. 2. Board of Adjustment Actions: The Board of Adjustment will meet August 25, 2003. 3. Approval of the Minutes: Consider and take action on approval of the July 22, 2003 minutes from the Planning and Zoning meeting. Due to corrections being required, Mr. Wallace moved to table the minutes of the July 22, 2003 Planning and Zoning meeting. Ms. Briscoe seconded the motion. Motion carried. Vote unanimous. 4. Citizen Input other than Agenda Items There was no citizen input. 5. Discuss and take appropriate action on the Comprehensive Land Plan's Thoroughfare Master Plan as it pertains to Green Valley Road and other Collector Streets within the City of Schertz and establish a review committee. . Ms. Madison reviewed staff comments with the Commission and stated that upon reviewing the current right-of-way for Green Valley Road, staff discovered that Green Valley Road had not been considered as Minutes Planning and Zoning Commission August 12, 2003 Page I of6 a collector on the City's Thoroughfare Plan and that the right-of-way for Green Valley Road varies from 49-feet to 65-feet. The Comprehensive Land Plan provides for amendments procedures that include an annual review of the plan and review of proposed amendments. Ms. Madison recommended establishing a committee comprised of two Planning and Zoning Commissioners, two TSAC (Transportation and Safety Advisory Committee) members and two members from City Staff. She also pointed out that surrounding cities have not provided for thoroughfares to align with the City's thoroughfare plan. . Chairman Richmond agreed that the future thoroughfare plan in the Comprehensive Land Plan was fast- tracked and needed review. Mr. Evans thought that the right-of-way for Green Valley Road had been acquired, but Chairman Richmond stated that there were some areas still needing to be acquired by the City. He also stated that the drainage was built at two-thirds (2/3) the width needed. Chairman Richmond then declared that the Commission needs to ensure Green Valley Road is expanded. Ms. Madison stated that staff has been reviewing Planning and Zoning and City Council minutes where Green Valley Road was discussed and once the research has been completed, staff will bring them forward for the Commission's review. Chairman Richmond suggested this be placed on a future Unified Development Code meeting agenda. Mr. VanDine voiced concerns about the widening of ill 10 and stated that the proposed widening could wipe out his business and the existing service roads. Ms. Madison stated that she would contact the Metropolitan Planning Organization (MPO) to acquire information on any thoroughfare development affecting Schertz. She also suggested asking a representative from the Austin-San Antonio Corridor Council to attend a meeting to discuss future roads. . Ms. Madison asked for volunteers to serve on the committee to review the Comprehensive Land Plan, and Mr. Haddock and Chairman Richmond volunteered. 6. PC557 -03 Discuss and take appropriate action on a request for a preliminary plat of Arroyo Verde Commercial. The request is for two commercial lots situated on 4.89:1: acres on the northwest corner of FM 3009 and Green Valley Road. Applicant: V.B.P. Management Co., Inc. Ms. Madison reviewed staff comments and stated that the corner parcel is not a part of this request due to the sales transaction not being completed. Utilities had been placed on the property without permission and the County (current owner) is working with GVEC and Southwestern Bell to remove them. She also stated that the out parcel would be platted at a later date. Mr. Evans asked why the checklist was not completed and Ms. Madison stated the plans meet the requirements, but the boxes had not been checked. Staff has prepared a new development manual, which includes new applications and new checklists. Ms. Nichols had used the new checklist when reviewing the preliminary plat and had not included it in the packet. Mr. Wallace asked if the final plat will have an attached checklist and Ms. Madison said yes. . Mr. Evans asked the applicant about drainage and the future of the lot behind the site. Mr. Steve Braha Agenda Planning & Zoning Commission August 12,2003 Page 2 of 6 stated that drainage will flow into the lot at the rear of this property and that this land is in the flood plain and will not be developed. . Following review and discussion, Mr. Haddock moved to approve the request. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. 7. PC578-03 Discuss and take appropriate action on a request for site plan approval of the Arroyo Verde Commercial, Block 2, Lot C (The Oaks at Green Valley). The property is located at the northwest corner of FM 3009 and Green Valley Road and shows three buildings containing 31,088 square feet of retail space on 5.4:!: acres. The request also includes a variance for an exception to the FM 3009 Overlay District as it pertains to perimeter tree requirement. Applicant: U.B.P. Management Co., Inc. Ms. Madison reviewed staff comments and stated that this item previously had been disapproved by the Commission at their July 22, 2003 meeting due to the signage not meeting the requirements for the FM 3009 Overlay District. The Commission also instructed the applicant to perform a detailed traffic impact analysis (TIA) on Green Valley Road that included traffic from the elementary school. The applicant has revised the site plan to comply with the sign regulations, and staff provided a TIA for the elementary school. The analysis for both TIA's states that the peak hour trips would be 590. The Unified Development Code states that when peak hour trips exceed 1,000, a comprehensive study will be conducted. Based on the peak hour trips, staff cannot justify a more detailed study. . Mr. Wallace stated that he would like one 4-inch tree every 20-feet along FM 3009. Ms. Briscoe asked if a tree well denotes that a tree will be saved. Mr. Mark Nevel stated that all trees are shown on the site plan and that particular tree well was placed in error. Ms. Briscoe also stated that she'd like to see more existing trees in the parking lot. Mr. Nevel stated that this piece of property has been very difficult to work with due to the number of trees and the elevation. Chairman Richmond voiced concerns about the trees along PM 3009 and asked if they would be spaced evenly or clumped together. Mr. Braha stated the request is to clump the trees for better visibility to the site. Chairman Richmond said that a 4-inch tree would not reach maturity for many years and would not obstruct the view. Mr. Braha stated that visibility is the key to the success of the site and he has worked with staff to save a great number of trees. The clumping of trees became an issue and Ms. Madison stated that the variance is for the number of trees required along PM 3009, not where they are placed. The Commission stated that the intent of the FM 3009 Overlay District landscape requirements is to have the trees along FM 3009 spaced evenly along the right-of-way. Ms. Madison said that putting the trees spaced evenly didn't look as aesthetically pleasing. The elevation of the property should be considered when detennining the placement of the trees. Discussion of the interpretation of the Unified Development Code standards for placement of required trees continued. Mr. Haddock stated that this is a unique site and that the developer should be commended for the number of trees that have been saved. Mr. Haddock felt this site plan is a reasonable proposal. . Following discussion, Mr. Haddock moved to approve the request. Chairman Richmond asked that discussion continue on another issue prior to a second of the motion. Agenda Planning & Zoning Commission August 12,2003 Page 3 of 6 Chairman Richmond voiced concern about the right-of-way issues at Green Valley Road and stated the road needs to be widened. He stated that the Commission assumed that the right-of-way had been acquired, but in fact hadn't. Mr. Marquez stated that staff has been reviewing the plats for dedicated right-of-way, but some documents have not been found. He stated the City couldn't tell where the actual right-of-way starts or ends. He also stated the United Methodist Church had not been platted and if right- of-way could be acquired at that site, the road could be straightened. Mr. Evans stated that the church had platted the property and that the plat should be on file with the City and County. Ms. Nichols stated that the City has no record of a plat for the church. Mr. Evans gave staff information to help guide them to the document. . Mr. Kermit Harborth was present and stated that he has already provided the City with right-of-way for Green Valley Road and asked that any additional right-of-way be acquired from the church. Following discussion, Mr. Wallace seconded the motion. Voting aye: Mr. Haddock, Mr. Wallace, Mr. Van Dine and Mr. Sommers. Voting Nay: Ms. Briscoe, Mr. Evans and Chairman Richmond. Motion carried. 8 PC585-03 Discuss and take appropriate action on a request for site plan approval of Nextel Communication Tower. The property is located at 11481 FM 1518 on 0.08::1: acres and shows a 120-foot monopole. The property is zoned General Business (GB) Applicant: Nextel of Texas, Inc. Ms. Madison reviewed staff comments and stated that the applicant is requesting a 120-foot . telecommunications tower. Staff has requested the applicant provide an approval letter from FAA regarding height limitation near Randolph Air Force Base (RAFB). The tower is designed to collapse upon itself. Mr. Evans stated that the checklist was not completed and that the site plan was not attached. He said that he had to call city staff to get directions to the site due to the vicinity map not showing exactly where the property is located. He also requested a letter from FAA and noted a light needs to be installed on top of the tower. Mr. Richard Gonzales stated that he would comply with the request for a light at the top of the tower. Mr. Wallace stated that the checklist has not been completely filled out. Staff stated that some items do not apply to the request. Mr. Wallace asked that those items be marked "not applicable" (N/A). Mr. Wallace asked the applicant if he had received approval from RAFB, and Mr. Gonzales stated that he has not communicated with RAFB, but with the FAA. Mr. Brian Cassidy asked the Commission if their approval would be based on the comments from RAFB, and expressed concern that the Unified Development Code doesn't specify that approval must be received from RAFB. Mr. Evans stated to the applicant that the Commission has a responsibility to protect the Air Installation Compatible Use Zone (AICUZ) and that a letter from RAFB will be taken into consideration. Mr. Evans also said that the Commission would not impede the aircraft that fly in and out of that facility. Mr. Evans stated the Commission would not conduct a public hearihg until a letter has been received from . RAFB. Agenda Planning & Zoning Commission August 12,2003 Page 4 of 6 . Chairman Richmond asked the applicant if they ever built anything other than a monopole and the applicant responded yes, but felt they don't work. Chairman Richmond and the Commission suggested the applicant redesign the site plan to camouflage the tower and to use the Verizon tower as a model. The Commission stated that towers are a visible eyesore, and they would like all communication towers to be camouflaged. Mr. Evans suggested the applicant read an article in the November 2002 Planning magazine for examples. Following review, Mr. Van Dine moved to approve the request. Mr. Haddock seconded the motion. Voting Aye: Chairman Richmond, Mr. Haddock, Mr. Wallace, Ms. Briscoe, Mr. Van Dine and Mr. Sommers. Voting Nay: Mr. Evans. Motion carried. 9. SUP34-03 Discuss and call for a Public Hearing for a Specific Use Permit for a telecommunications tower located at 11481 FM 1518. Applicant: Nextel of Texas, Inc. Following brief discussion, Mr. Sommers moved to call a public hearing. Ms. Briscoe amended the motion to include that the applicant provides a letter from RAFB showing their approval. Mr. VanDine seconded the motion. Motion carried. Vote unanimous. . Ms. Nichols stated that her office still needs labels with the name/address of the adjacent property owners for public hearing notification. If the applicant can provide the labels to the city by next week (8/19/03), the public hearing can be held on September 9,2003. If not, the public hearing would be delayed. 10. Items by Commissioners and City Staff a. Removal of trees Ms. Madison: gave an update on the tree removal at E1be1 Road and FM 3009 and stated the removal was necessary to widen the drainage channel to 200-feet, plus raise the elevation of the surrounding property adjacent to the channel to 4 to 5 feet. Ms. Briscoe stated the tree removal generated a lot of negative comments from the community. Councilman Greenwald stated that he doesn't want to see any trees removed, but installing the drainage channel takes a lot of land out of the flood plain. Mr. Marquez: stated that staff is currently reviewing old ordinances which need to be updated or repealed for City Council's consideration. Mr. Haddock: had no comments. Mr. Wallace: stated that he had asked staff to place an item on the agenda for discussion at the last two meetings. Ms. Madison stated that she understood that the item could be placed on the Unified Development Code meeting agenda. . Ms. Briscoe: asked staff to provide sandwiches from Subway for the Unified Development Code meeting. Agenda Planning & Zoning Commission August 12,2003 Page 5 of 6 Mr. Van Dine: asked that staff provide to the Commission the completed applications and checklists. He also stated that he would not be able to attend the Unified Development Code meeting scheduled for August 14,2003. . Mr. Sommers: asked staff to remove the bandit sign at the entrance of the Deer Haven Subdivision. He also said that he was alarmed that the final plat for the Methodist Church had not been filed and asked that staff review. He voiced concern about the Arroyo Verde site plan and stated that it's an open invitation for an accident. Mr. Sommers also stated he will vote against the final plat for Arroyo Verde if the corner right-of-way issues have not been resolved. Councilman Greenwald: stated that City Council is currently working on budget. Mr. Evans: asked when was the deadline for submitting registration for the AP A Conference and staff stated September 3, 2003. The Commission was asked to fill out their registration form and submit it to staff at the next meeting. He also asked staff to investigate a sign on northbound IH 35 for a used car lot. Chairman Richmond: stated his disappointment at granting an extension to the Pulte sign located at the entrance to the Forest Ridge Subdivision and suggested staff monitor these signs more closely. He also asked staff to investigate a "fly-a-way" sign at Va1vo1ine. Chairman Richmond passed out the real estate section of the San Antonio News Express showing an article on the history of manufactured homes. Ms. Madison stated that the City does have zoning for manufacturing homes. She said that modular homes were different. Modular homes must meet all building codes and manufactured homes only meet HUD codes. 11. Adjournment. . There being no further business, Mr. Van Dine moved to adjourn the meeting at 8:15 p.m. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. fd~ JJ~J. Chairman, Planning and Zoning Commission ~\, I f , \ . Agenda Planning & Zoning Commission August 12,2003 Page 6 of 6