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06-10-1997 e e . PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission convened in regular session on Tuesday, June 10, 1997 at 7:00 p.m. in the Municipal Complex Bob Andrews Conference Room, 1400 Schertz Parkway, Schertz, Texas. Those present were as follows: PLANNING & ZONING COMMISSION CITY STAFF ERNIE EVANS, CHAIRMAN DAVID RICHMOND, VICE-CHAIRMAN MERWIN WILLMAN, SECRETARY PIA JARMAN GARY WALLACE KEITH VAN DINE TONY MORENO KEN GREENWALD, COUNCILMAN STEVE SIMONSON, ASST. CITY MANAGER MARY YBARRA, PLANNING SECRETARY MEMBERS ABSENT OTHERS PRESENT Paul John Darly John Don McCrary, Greg San Marco, McCrary & Associates John Caldwell, Alidade Group . # 1 CALL TO ORDER Chairman Ernie Evans called the June 10, 1997 regular meeting to order at 7:06 p.m. #2 APPROVAL OF MINUTES: Regular Session May 27, 1997 Chairman Evans stated there were some corrections to the Minutes:on page two add a phrase, page four add two sentences and some minor typing errors. Pia Jarman moved to approve the May 27, 1997 Regular Session Minutes as amended. Tony Moreno seconded the motion which carried as follows: AYES: Ernie Evans, David Richmond, Merwin Willman, Pia Jarman, Gary Wallace, Tony Moreno. ABSENTENTIONS: Keith Van Dine (Absent at said meeting). #3 CITIZENS' INPUT OTHER THAN AGENDA ITEMS: . There were none. -1- e e #4 STATUS OF PLATS: ~ Ernie Evans stated no final plats were signed since the last report. Ernie Evans introduced Mary Ybarra as the new recording secretary to the commission. #5 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Paul John for a Specific Use Permit for additional residential use in a GB District District. Ernie Evans asked Steve Simonson for staff input. Steve Simonson pointed out that Mr. John was present to answer any questions relevant to the request, tabled at the last P & Z meeting. Chairman Evans called for a motion to take the item off the table for discussion. Pia Jarman moved that item 5 be taken off the table. Gary Wallace seconded the motion, which carried with a unanimous vote. Ernie Evans asked if the tanks on the property are actually on property, because the original map does not show tanks on property. It was pointed out by Darly John that the tanks sit feet within the property line and that they are grain bins. the the 40 . David Richmond asked what was a "temporary" period of time, expressing concern to additional residences in the General Business area. Darly John explained that his family owned property in Selma on which they hoped to develop some type of residential facility, hopefully ,in three years. Merwin Willman asked whether a separate septic tank would be needed. It was pointed out that a separate septic system is required for the mobile home. A discussion by the Commission on changes in rules on septic tank requirements followed. Councilman Greenwald informed the Messrs. John that because of recent changes, they should contact the County for requirements. They were further advised that the Inspection Dept and county health dept would handle the septic tank issue. Ernie Evans stated that if approval were granted, he felt time lines should be imposed by the Commission. If at the end of this time limit plans were not completed, Mr. John would have to appear before the Commission for an extension or the mobile home would have to be moved. ~ Merwin Willmam moved to forward the Specific Use Permit request from Paul F. John to City Council with the Commission's recommendaion for approval with the stipulation that a limit of three years be imposed on such approval. Keith Van Dine seconded the motion which carried with a unanimous vote. -2- e e #6 CONSIDER AND MAKE RECOMMENDATION: Request from Don McCrary & Associates for Preliminary Plat approval of Berry Creek Unit 2. . Steve Simonson stated that of the items requested previously by the Commission, two separate documents were presented. Document one showing the actual plat, showing numbering of lots and all other corrections as requested. Document two showing cul-de-sac and odd shaped building lots with width of lots. Ernie Evans asked if the documents were to be filed together. Steve Simonson said the document stating cul-de-sac and numbering with width of lots by unit is for information only. The legal document is the actual plat, which when filed, will show the park dedication. Chairman Evans stated a table or spread sheet indicating the breakdown of lots by percentage of required size frontage was not submitted as requested. Chairman Evans pointed out that the plat shows all lots are "60' or greater unless noted below on Block 3". Looking at all these lots, the width of lots are bigger at the setback line. Lot 11, block 1, has greater than 60' and can not see how it could have 17' of curve data. There was a correction of greater then 55 but not 60' this would eliminate the problem. . David Richmond stated that looking at the minutes from the last meeting, the Commission had asked for a breakdown per unit showing a percentage of lots and their size per unit. If lots were 62.5 instead of 60' there would be a loss of one or two lots overall. Ernie Evans commented the Commission liked the concept of the lots being larger than 60', but we still needed the breakdown. Steve 60' lots would Simonson commented a ratio of 30 percent, not to exceed below on the overall lots was what the Commission agreed on. If all are at 57.5 that would fall under the ratio. The Master plan have to then show the real percentage. Ernie Evans requested on and numbered. was completed. stated that the numbering of islands were added as the plat on note #7. Islands are now shown as lots Radius was one of the requests and appears that this Steve Simonson stated that all changes were made as requested, except the breakdown of lots. David Richmond moved to disapprove the request from Don McCrary & Associates for Preliminary Plat Approval Berry Creek Unit 2, until such time as the breakdown of Unit 1 and Unit 2 can be shown on the plat to determine that no more than 30 percent of lots are less than or 60' frontage. Pia Jarman seconded the motion which failed as follows: . -3- e e AYES: Ernie Evans, David Richmond, Pia Jarman. . OPPOSED: Wallace. Merwin Willman, Keith Van Dine, Tony Moreno, Gary Merwin Willman stated that this was only a preliminary plat and we can request the information in the final plat. Then if information is not given then we can disapprove. Keith Van Dine, Tony Moreno were in agreement. Pia Jarman asked was Merwin Willman requesting a restatement of motion recommending approval of the plat? Merwin Willman was stating his opinion that it was only a preliminary plat and not to hold up the request any longer. David Richmond added that if information was not included in the preliminary plat and the data did not meet the requirements of 30 percent until the final, we are bound to disapprove the final plat: then the process would be held up anyway. Keith Van Dine was in aggeement with Merwin Willman that the final plat is to show all the information the Commission is requesting. Pia Jarman added that however, if the final does not meet expectations, the Commission would have to review the final plat once again. Merwin Willman moved to approve the Preliminary Plat Berry Creek Unit 2, with stipulation that the information on the breakdown of 30 percent of lots be presented with the final plat. The motion was seconded by Keith Van Dine. The motion carried unanimously. . '7 CONSIDER AND MAKE RECOMMENDATION: Request from John Caldwell for Preliminary Plat Approval of Alidade Subdivision. Steve Simonson stated the agenda item #7 should read Request from John Caldwell for Preliminary Pla-t "Approval" of Alidade Subdivision. Steve Simonson commented that the plat did not have a name, and the names of the additions are not on the preliminary plat. Flood plain data is incorrect. The true document should read 00005 C 9-30-92. The telephone information is not shown. Merwin Willman stated this should be a re-plat not just a platting due to the area having been platted in 79, and it has been filed as "Beacon Circle East Subdivision Unit 1". This should be a re-plat because there will be a road and the name will change. Ernie Evans agreed but added that if there is a road change, it should be shown as a lot block. It was commented that the road will be a public right of way. Ernie Evans called attention to the arrows representing a 20 foot water easement in Vol. 4 page 123 plat. The arrow on the bottom side coming from the word "easement" goes to one set of dotted lines and arrow on the other side coming from the parent volume goes to another line. This is only defining the lines. . -4- e e ~ Steve Simonson commented that the plat on file is identical to this plat. The only difference is a 24 foot sanitary sewer usage that crosses the property to this road. This plat should be are-plat and if approved as a preliminary plat, it should be brought back with the stipulation that it would be a "vacate and replat". Discussed as a preliminary plat it needed a few changes: to show street names, property owners, flood plain, telephone information and the name of the subdivision. Steve Simonson commented there was little wrong with plat and that only the road was being platted not the property. Merwin Willman moved to disapprove the preliminary plat Alidade Subdivision and recommended it be resubmitted as a and replat. The motion was seconded by Gary Wallace. carried unanimously. of the vacate Motion #8 CONSIDER AND DISCUSS: Suggestion for Rezoning of Schertz Parkway from Merwin Willman. Ernie Evans issue of the informed us underground. out if power stated that looking back through the records, on the power required down the side of Schertz Parkway, GVEC that at some point the power lines will be going In discussing this with the engineers, Ernie found goes underground, GVEC will ask for a 16' easement. . Merwin Willman commented this has nothing to do with the rezoning and will come later. Ernie Evans commented this would be relevant in considering the depth and footage of the property. GVEC will have the right of way and will have to remove trees in order to place power lines underground. The depth of the property has to be considered. There is 260 feet from the curve of Schertz Parkway to the property line of the property that abuts the first street (being the south side) when leaving Schertz Parkway to the first street, Dell. Merwin Willman stated that he considered this area as undeveloped land when figuring what he had in mind. This figure of 150 feet is only an estimate and if approved the figures will have to be definite. Ernie Evans stated that the recommendation to rezone Live Oak Hills back to Live Oak Road and both sides of Schertz Parkway from GB to NS is the right suggestion, he also suggested changing the 150' to 260'. In looking at the depth of the property and talking with the Public Works Director and city inspectors, if the depth is cut at 260 the depth is sufficient for things to go back off the road to control the easement and access. With this depth the road would be able to be brought down into this area behind the neighborhood services functions. If the street is developed it will have access to the neighborhood services from the rear. ~ -5- e e Gary Wallace commented he thought the objective of 500 feet was more land then a business would need. He asked how did 260' and 150' come about as he was unfamiliar with either idea. . Ernie Evans commented that with 260 it would give the depth needed for parking, to maintain our easements and give GVEC potential easement that are not present today in our plans. Merwin Willman commented NS businesses are not large usually a depth of 100 to 150 depth is sufficient. require larger depth. places and GB would Gary Wallace inquired that are we going to make businesses buy more land that what is needed which will discourage business. Steve Simonson pointed out that for example in looking at Nacogdoches, the building set back is 200 feet. Some of the development is 100 foot depth lots, which leaves blank areas with some of the area not needed. The discussion of 100 feet with nothing larger than 200 feet, in looking at the history of this road, it is a NS area. Nacogdoches does not have a greenbelt requirement, setback requirement, etc. like the area in question. These things we require can add more space. Gary Wallace commented if this easement can be in the right of way then we will have the area to accommodate it. . Ernie Evans commented that there is a 10 feet easement on the side of Schertz Parkway that belongs to the city and an existing water line is in that easement; and GVEC will not put underground power in that right of way. Gary Wallace asked how wide was the right of way? If we use lanes and an island we will not use all of the right of leaving room for a bike path. Is there any reason that easement be in that area? four way, the Steve Simonson stated there are all kinds of options on the side in which you don't have utilities like poles, waterlines. The east side is a virgin side from Maske Rd. Merwin Willman commented that you will never see underground electric. Merwin Willman had no objections to increasing the depth. We should however consider NS do not need large areas of land. . Ernie Evans commented that he had discussed this with Johnny Bierschwale and Leonard Truitt. The depth from the curve out to the street has been checked because it might be a potential access to the property that is behind it. We do not have plans today, that incorporate anything that is behind that property, whether it is GB or NS. We need to be aware that there is still Schertz property behind there. We need to have options open to us. -6- e e Steve Simonson stated that the Road Master Plan has some ability to hold that greenbelt depth if developed. . Merwin Willman commented the overlay has restrictions but there can be compromise to the greenbelt distance. The greenbelt can be developed over the easement. Ernie Evans commented that the 10' easement on Schertz Parkway is the water line. The zoning is residential. There are no cut outs for streets to go into the residential section. There would be no way to access the residential area. Merwin Willman stated that if the residential would develop before the business area then a right of way would have to be brought through the business area. A curve cut has to be given. Ernie Evans asked if we need to continue in our discussion or do we need to hold this over and bring it back. Steve Simonson commented a dimension map for the rezoning is needed unless a blanket rezoning of a specific depth would be needed. Merwin Willman stated the City Council is interested on the zoning along the Schertz Parkway. It will be forwarded for approval as a concept to the council and discussed in their workshop. Item needs to be continued. . Pia Jarman commented the Commission was in agreement to Merwin's proposal. The only contention is the 150 ft. Ernie Evans commented that is for consideration. He believes the document is very good and Commissioner's feedback on this proposal. Nothing is final. he ask for the David moved to submit proposal of Parkway to City Council requesting date. Keith Van Dine seconded unanimously. rezoning GB to NS along Schertz comments at the earlist possible the motion. Motion carried 19 CONSIDER AND DISCUSS: Article submitted by Mr. Sweatt concerning Gated Communities. Steve Simonson commented the article was than "gated communites" stopping growth. the greenbelt effect around Portland. Comments concerining the article. on walled cities (rather The Article is based on Mr. Sweatt would like Gary Wallace stated this was not a greenbelt, it is just a limit on how far development can go. . Pia Jarman commented it was a good idea and that it was in part the Commission's idea with the annexation plan submitted to City Council - so we could have land to control. The Article actually is not about stopping growth, if building is to take place you will have to build inside certain limits, talking about density issues. -7- . . . e e The idea is that every time you keep moving out the boundaries, something dies inside the city. In larger cities the moving out has caused rotting of the inner city. What is important, for us is that planning this "wall" goes back to the 70's: What they are seeing today was in planning for 20 to 40 years. In our Compo Plan thinking about 20 years from today is extremely important. The walled city of the article, Portland became the model for the 90's, granted they are facing their own problems. Merwin Willman stated it was a good idea for a down town area. We have done more or less along the same line with zoning. We control development by zoning and will continue with the annexation plan. Ernie Evans stated he had two questions. The question to Steve Simonson is: What is Mr. Sweatt interest in the article or our opinions of the article. The article represents items that we have tried to talk about in our Compo Plans, in terms of the open space or green space. The preservation thereof, rather than the wall to wall people development. Once you build around this land, basically once you build, you are out of it unless you go outside the area. Steve Simonson commented he did not know. The Commission was in agreement on controlling the growth of the development. The consensus was that we have done a good job on open space/greenbelt areas so far. Merwin Willman stated it was a good idea but not for Schertz. 110 CONSIDER AND DISCUSS: Discuss addition to Master Road plan map as submitted by Jack Rowan. Steve Simonson stated that Jack Rowan is the broker of the property on the corner of 3009 and Live Oak Rd. The first 6 acres were sold, the remaining 15 acres, is being considered as a medical center or various other things. No plans have been submitted. The idea is to run a road down to his northern property line, bascially down the middle of the property that borders it and that would split the land. The zoning map shows where the school property was. Basically he is asking us to consider some kind of road, starting at the corner of his property to Maske Rd. and connecting to Cotton King. Cotton King is a stub out. Ernie Evans commented on taking the corner property and going straight back on his property line and what would it do for the property line of the two or three houses and that exsist on the other side? Steve Simonson commented that this consideration. only for request was -8- . . ~ e e After the Commission discussed impact on traffic, the dimensions of the proposed road, abutting properties etc., David Richmond moved that the Master Road Plan does not need to be changed. Gary Wallace seconded the motion. Motion carried unanimously. 111 GENERAL DISCUSSION: Keith stop have being tower Van Dine stated customer comments were made to signs on Schertz Parkway. It was a scenic drive taken another route because of the stop signs. how two stop signs can change some things. On issue, he noticed some work being done. him on the and now they The point the water Gary Wallace commented about the double wide trailer on the IH 35 real estate office property: is it a construction trailer or the special design model we were shown? It is a construction trailer. Pia Jarman mentioned the Veytia propertry Parkway Gardens. Is the foundation of the building to close to the road? She could not remember whether the buiding set back was 20' or 25'. It will be checked. Merwin Willman: Annexation of Forbes on IH 35 has been approved by Council. When is the next Public Hearing? It was stated that scheduling of the meeting is being done. Also, do not mail a copy of the agenda to him. Pia Jarman, Ken Greenwald, David Richmond, Gary Wallace also do not need a copy of the agenda mailed to them. David Richmond: Woody's to be a good sign put in? It was stated the sign otherwise. Sign needs to sign, is it coming down and is there going Its a free standing sign on grade level. can be used unless the Commission says look good or it will have to come down. In regard to the Dentist office on 3009: the frontage is in disarry. Steve Simonson said the dentist is doing all the work himself, the money has apparently run out. It will be cleaned up. On the opening of HEB: it was a good turn out. Business is good apparently and it is a job well done. Ken Greenwald: As far as Annexation is concerned. it is on hold until we can resolve the water problem. He gave the Commission an update on the legistation on water. The City is still looking at some options. Transferring water down FM 78 is out because there is no R.O.W. left. The crucial issue is water, Garden Ridge, Live Oak, Universal City all are faced with the water issue. -9- . . . e e Steve Simonson: letters have been sent out to the ATM site. Buffington Homes time has expired and letter has been sent out. On the Veytig Group, the Master Plan had not been approved but the preliminary plat has been approved. If this expires, they will have to start from the beginning. Ernie Evans stated the next Compo Plan meeting is June 17, 1997. P & Z meeting is June 24, 1997. BOA has not been scheduled. #12 ADJOURNMENT: Pia Jarman moved to adjourn the meeting. David Richmond seconded the motion, which carried with a unanimous vote. Chairman Ernie Evans adjourned the meeting at 9:12 p.m. ATTEST: -10-