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02-13-1996 . . . . . PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission convened in session on Tuesday, February 13, 1996 at 7:00 p.m. Municipal Complex Conference Room, 1400 Schertz Parkway, Texas. Those present were as follows: regular in the Schertz, PLANNING & ZONING COMMISSION CITY STAFF PIA JARMAN, CHAIRWOMAN DAVID RICHMOND, VICE-CHAIRMAN MERWIN WILLMAN, SECRETARY TONY MORENO KEITH VAN DINE GARY WALLACE KEN GREENWALD, COUNCILMAN STEVE SIMONSON, ASST. CITY MANAGER DENISE GRANGER, PLANNING SECRETARY MEMBERS ABSENT OTHERS PRESENT ERNIE EVANS (WORK RELATED) David Matlock, Aspen Homes Timothy Pruski, Aspen Homes Steven Hanan, Aspen Homes Victor & Darrel Knodel Knodel Motors Randy Burch, Burch Roofing Richard Reiss 11 CALL TO ORDER Chairwoman Pia Jarman called the February 13, 1996 regular meeting to order at 7:00 p.m. 12 APPROVAL OF MINUTES: Regular Session January 23, 1996. Merwin Willman moved to approve the January 23, 1996 Session minutes. Gary Wallace seconded the motion which with a unanimous vote. Regular carried 13 CITIZENS' INPUT OTHER THAN AGENDA ITEMS: There were none. 14 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Arby's for a variance to the Sign Ordinance for search lights for the grand opening March 29-31. (PC #249-95A) - . . Steve Simonson mentioned that this type of request had authorized in the past. Pia Jarman asked if Randolph Air Force Base has given their consent for the search lights because of the aircraft operations? Merwin Willman commented on the letter from Arby's stating the designation of the store as Garden Ridge, however, Arby's is in Schertz. If Arby's could please be notified of this. Steve Simonson asked if Arby's gets authorization from RAFB that the search lights will not interfere with the aircraft, is the Commission going to approve the lights? Pia Jarman stated as long as the lights are going to be for the grand opening only, she personally does not have a problem with the request. Tony Moreno moved to approve the request from Arby's for a variance to the Sign Ordinance for search lights for the grand opening March 29-31, contingent upon clearance from RAFB and the correction of Arby's location. Keith Van Dine seconded the motion which carried as follows: AYES: Tony Moreno, Gary Wallace, David Richmond, and Keith Van Dine. Pia Jarman, and Merwin Willman. . NAYS: 15 CONSIDER AND MAKE RECOMMENDATION: Request from Victor and Darrel Knodel to rezone .0335 acres between Irolia and Plaza Drives and IH 35 from NS (Neighborhood Services) to GB (General Business). (ZC #126-96) Steve Simonson stated the Knodel's have a current business selling used cars on Randolph Blvd. They would like to put in a small used car lot at this location. The lot next to it has a monopole sign. The reason for the request is the land is now Neighborhood Services (NS) and this type of zoning does not allow any type of outside sales. This is the reason to rezone from NS to GB (General Business). . David Richmond expressed that after seeing the elegant building and site planes submitted by ReMax, which will enhance the frontage road, and in keeping with the Commission's attempts to encourage developers to create similar arrangements around FM 3009 and IH 35 including landscaping, changing the zoning to accommodate a used car lot would cause him grave concerns. Although there are reasonably good looking used car lots in the surrounding areas, this area may not be the ideal location, considering what the Commission has asked of developers previously prior to approving their site plans. -2- e e . Merwin Willman stated the area was zoned Neighborhood Services (NS) to keep businesses compatible with the residential area. It appears that more residential could be developed in this area. Tony Moreno asked what the plans are for developing the lot, such as the building, how many vehicles, how the lot will be paved. And will this be a lot where vehicles will be fixed up? Victor Knodel advised the lot will have a portable, attractive office building. There will be a privacy fence along the side of the residences, the lot will be asphalted, there will only be about 30 cars. All the maintenance done on vehicles is done at another location on Randolph Blvd. The lot will be strictly a show and sales lot. Darrel Knodel stated it will be a very neat and clean lot. They have made many improvements on the lot on Randolph Blvd. with the neighbors being very pleased. Tony Moreno asked, as far as the code is concerned is there a square footage per car allowed on the lot? If the lot is full, then cars coming to the business would have to park on the street. Victor Knodel commented that there would be enough room in the lot for parking but, yes, they could park on the street. . Steve Simonson advised there is no limit to the number of cars. In the current zoning ordinance for General Business (GB) there are no front, back or side yard setbacks. The only requirement is that a privacy fence be put in between the business and the residence. Merwin Willman stated there are some conditions that have to be met before this request can go before the City Council for Public Hearings. As outlined in Article XXIII, 2, paragraph 2.2.2. Pia Jarman read item #3 on the checklist on such conditions. 1. The requested change is in keeping with the Comprehensive Plan adopted by City Council. 2. There have been environmental and/or economical changes which warrant a change since its original zoning. 3. Granting of the request would not create an incompatible use different from the surrounding property, or show favor to the property under consideration for rezoning. (Spot Zoning) . Pia Jarman informed that the surrounding property is The property under consideration is now currently in Services, which is in the Comprehensive Plan. residential. Neighborhood Steve Simonson advised it is not specified in the Comprehensive -3- . . . e e Plan other than to refer to the zoning ordinance. In this case the zoning ordinance takes precedence. Spot zoning is zoning to something totally incompatible to what land uses are around the area. In looking at the zoning map the whole IH 35 corridor is totally General Business. This is from City limits to City limits which is about 7 1/2 miles on both sides of the road. The area in front of this subdivision, however, was down zoned so a car lot or paint body shop would not be allowed. What is being requested is a GB zoning which allows used car lots. However if you approve the rezoning the property could be resold and be used for any type of GB. If this request was for a Specific Use Permit then it would still need a public hearing but they would have to have permits renewed every year for this type of business. Keith Van Dine asked if this zoning is changed to GB could anything go in there? Steve Simonson agreed that is true. Gary Wallace moved to disapprove the request from Victor and Darrel Knodel to rezone .0335 acres between Irolia and Plaza Drives and IH 35 from NS (Neighborhood Services) to GB (General Business) on the basis it does not meet the requirements #2 and #3 as outlined in Article XXIII, Section 2, Paragraph 2.2.2. Keith Van Dine seconded the motion which carried with a unanimous vote. 16 CONSIDER AND MAKE RECOMMENDATION: Request from Robert R. Burch, to rezone .0354 acres on First and Church Streets from R-2 (Single Family Dwelling District) to R-3 (Two Family Dwelling District) . (ZC #125-96) Steve that porch have Simonson stated this will be a is large enough to handle this. can not be in the 25' building to be moved back. The side yard lot the will two family duplex on a As shown on the picture setback. The building set backs are 10'. Pia Jarman asked if the lot size would be 75 X 100. Merwin Willman advised that would be correct. Gary Wallace asked what else is in the immediate area. Steve Simonson stated single family older homes, this being the older section of Schertz. There are various size lots with 2 houses on one lot. This area was developed before any building codes were established. This request would not be totally incompatible with what is in the area. In putting the building in this area the codes will still have to be met and a certificate of occupancy be obtained. Pia Jarman asked Randy Burch what would be behind the proposed duplex with all of the property that is shown vacant? Randy Burch he wants make more 78 which advised this will be the back yard. Randy Burch stated to move the duplex that is on his business property to room for parking for his business with the widening of FM is to take place in 1997. There will be a fence put up -4- e e . around the rest of the property. Gary Wallace mentioned he is not familiar with the area. If you put in a duplex that states "rental" in an older established neighborhood where the homeowners are probably elderly people that have owned the homes forever, " would this bother me, if I were a homeowner?" Councilman Ken Greenwald advised Gary Wallace in this area quite a few of the homes in this area are rentals. This area was built long before Schertz be came a city. Gary Wallace mentioned knowing this information changes how he would feel. Steve Simonson commented that one of the homes in this area probably goes back to the turn of the century. Most of the other homes were built in the 40's with mother-in-law houses on the same lot. There are two houses on one sewer line. This is not an established neighborhood that is being developed now-a-days. Tony Moreno moved to forward the request from Robert R. Burch to rezone .0354 acres on First and Church Streets from R-2 (Single Family Dwelling District) to R-3 (Two Family Dwelling District) to City Council to schedule public hearings. David Richmond seconded the motion which carried with a unamious vote. . Merwin Willman informed Mr. Burch that he will need two off street parking spaces per dwelling unit. 17 CONSIDER AND MAKE RECOMMENDATION: Request from Continental Homes (Aspen Homes) to rezone 105.389 acres from GB (General Business), R-2 (Single Family Dwelling District) and R-1 (Single Family Dwelling District) to R-6 (Single Family Dwelling District). (ZC #127-96) Steve Simonson stated this is a straight forward request with this being part of the gated community area that was mentioned before. They have provided a Master Plan which is the next item on the agenda. This is a request to change the zoning on the property to a straight R-6 zoning which is authorized. There are two pad sites that will remain GB (General Business) current zoning at the entrance of Savannah Drive as it comes forward to Schertz Parkway. The zoning issue is a different item than the Master Plan. The current zoning along Schertz Parkway is GB, the remainder of the area is R-2 except the area behind Deer Haven which includes Fawn and Antler Drives. This is about 5 acres across the back of Fawn and Antler. This would be about 91.3' deep all the way across the back which is zoned R-1. That R-1 was done for Deer Haven some time in the past because of the fear that Fawn and Antler Drives would become Savannah type roadways. . This was a worry of the residents in Deer Haven, that any future development behind this subdivision would want to utilize two roads -5- . . . e e as through streets. Part of the fear was caused by the school's insistence upon getting some type of connection in the area for the buses. In past experience Planning and Zoning has agreed as these roads are not compatible for uses for through traffic. The roads have plenty of right-of-way but they are rural roadways. In the current R-1 Subdivision with the requirements for curbs and streets, they are not compatible for through use. This is an R-1 requirement behind Deer Haven that has to be addressed as part of this rezoning request. Basically R-1 requirement has two connotations to it. "One we don't want the roads and we don't want something that is not totally compatible next to my residence." In the Master Plan a 60' green belt is shown behind Deer Haven. All of this will have to be addressed. If the Commission does authorize this type of change of zoning, the Commission still has the authority in the Master Plan to insist on green belts, larger lots, or anything the Commission feels would be adequate for the area. This issue will not affect the area behind Savannah Square, it will be the area behind Deer Haven that will be affected. Pia Jarman mentioned in the current ordinance R-1 is 9600 feet (80X 120), R-2 is 7500 square feet (75 x 100), and R-6 square feet (60 X 100). With the Master Plan proposing to all of the big size lots to R-6 is quite a change. square is 6000 go from Gary Wallace asked if a gated community requires a R-6? Steve Simonson advised no. Gary Wallace commented then a gated community could be an R-1 and still be gated. Steve Simonson agreed. David Richmond asked what the percentage was of the combination lot sizes that were approved for Ashley Place. Steve Simonson stated no more than 30% at 55' wide with the remainder being 60' or 65' wide with 120' deep. Pia Jarman mentioned the reason for the width being different at 55' was they had the depth of 120' instead of 100'. Steve Simonson stated if R-6 zoning is approved every lot will have to be 60' x 100'. David Richmond commented that was his point with all the lots being this size. David Richmond stated going with the R-6 totally, we would accept a less deep lot than was approved for Ashley Place. Steve Simonson advised in the zoning this can be discussed. With the Master Plan available, there are a lot of questions that will need to be discussed with this piece of property. Platting and the question of a gated community will be discussed later. The main question at this time is the stipulation on what size lots will be allowed. If the Commission were to allow something similar to what was given in Ashley Place, and Woodland Oaks you would be allowing about a 30% mix. This would be approximately no more than 30 to 33% of the lots being 55 X 120 with the remainder being 60 X 120 or larger. This could be a part of the zoning change. This will need to be in the motion as a contingency for the R-6 zoning. If it is not -6- . . . e e clearly stated now as a caveat which is allowed in zoning changes the whole subdivision could be 60 X 100. Pia Jarman clarified that if the rezoning were to pass as a R-6 without any stipulation, each lot need not be more than 6,000 square feet or 60 X 100 in accordance with current ordinances. Unless as Steve Simonson advised, it is stipulated in the zoning change that all the lots be 120' deep. Steve Simonson stated this is a recommendation to City Council to schedule for public hearings. At the time of the public hearing is the time that a recommendation be given to the City Council with any stipulations the Commission may have. All the stipulations would be discussed in the public hearing. Tony Moreno moved to forward the request from Continental Homes (Aspen Homes) to rezone 105.389 acres from GB (General Business), R-2 (Single Family Dwelling District) and R-1 (Single Family Dwelling District) to R-6 (Single Family Dwelling District) to City Council to schedule Public Hearings. Keith Van Dine seconded the motion which carried with a unanimous vote. f8 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Continental Homes (Aspen Homes) for Master Plan for Aspen Homes Subdivision. (PC #254-96) Steve Simonson stated that because this is labeled a gated community with a gated entry, one of the questions we had in the UDC has already been relayed to Continental Homes. Their representatives are fully aware and were ahead of us as they have already brought in a capital expenditures budget that we will work on together, as well as the other documents if the rezoning is approved. A lot of the questions that were discussed about the gated communities are addressed by this group. Although we cannot use the UDC yet, they have provided the Commission with the questions that the Commission had on gated communities. Once they have started the process of developing, they will be held accountable to the ordinances as they currently exist, not the UDC which will not be in place for sometime. However, the group is willing to co-operate with the City in addressing the issues of the gated community. Pia Jarman questioned the note on the Master Plan below Residential Development Schedule, the minimum lot width is stated as 55' what is the depth of the lots? David Matlock stated the lots would by 120' in depth. Pia Jarman mentioned that it also states that 158 of the lots will be 55', with Ashley Place not more than 30% of the lots were designated to be 55'. It states there are 442 lots. At 30% that would be 132.6 lots. Steve Simonson stated this would be about 35% of the lots the way it is figured. Pia Jarman mentioned this is about 25.4 lots over the 30%. David Matlock stated that this average is due to the fact that a very expensive road needs to be put in Savannah Drive which is very -7- e e . beneficial Parkway. make it see the relates Parkway. to the City. This road will go from FM 3009 to Schertz One of the reasons for the density as indicated is to feasible to put this size of a roadway in. The reason you 30% going over is so we can get the densities needed as it to the cost of putting in Savannah Drive to Schertz Pia Jarman mentioned if she is correct that area is a very wooded area. David Matlock agreed that "yes" this is a very wooded area but the developer does like trees and tries to save as many as possible. The more trees that are saved helps the value of the houses. David Matlock subdivisions communities. Commissioners 120' with a varied. mentioned to the Commission they have in the San Antonio area with four of them being Mr. Matlock expressed the wish that see how the others are developed. The lots are lot of the trees being saved and with the lots eight gated the 55' X being Merwin Willman asked in Unit 4 of this subdivision exiting on to Schertz Parkway, would that be an exit only? David Matlock advised it would be an exit only, but gated. . Pia Jarman asked if the walls would be all masonary? David Matlock stated facing Schertz Parkway yes but onto Savannah Drive there will be masonary columns with wooded fencing, with landscaping on the outside of the walls. Merwin Willman asked if it would not be cheaper in the long run to have a masonary wall in place of the wooden fencing? David Matlock advised that the fencing would be treated and it is cheaper to have the fencing. Gary Wallace asked what price range the homes are. David Matlock stated in the same price range as Ashley Place. Basically affordable starter homes. Pia Jarman commented with a gated community with all the fees that they are going to have to pay the corporation thinks in terms of affordable starters? David Matlock advised that at Bandera and Mainland "The Crossing" is one gated community where the price range starts in the 70's. This is a very successful subdivision. Merwin Willman asked what the width of the green area behind Deer Haven is? David Matlock advised that would be 60'. Keith Van Dine asked if the green area would be open to Deer Haven and Aspen Homes? David Matlock stated this would be fenced on the back side of Aspen Homes but it would be open to Deer Haven. . David Steve Aspen Richmond asked about the current size of the green area. Simonson stated it is 5 acres. Steve Simonson mentioned that Homes had asked what they should do in this area and Steve -8- . . . e e advised them to either put in R-1 homes or some type of green space. Based upon prior experience Steve didn't feel they would be allowed straight lots across the back. The group solution is to put in over an acre of green space. Two concerns were that Aspen homes would be compatible in size and price range with Savannah Square and the streets would not be connected behind Deer Haven. David Richmond mentioned his concern would be if he lived in one of the houses in the last lots, 60'and less in depth is not very much based on the size of the houses located on Antler and Fawn versus the sizes of houses that Aspen will be building with potentially an eight foot wood fence behind them. The rationale of not wanting to keep these lots R-l is understandable because if they were R-1 lots Aspen Homes would have to build larger homes on them. David Richmond wonders if the proposed green space is adequate enough. David Richmond suggested the residents of Deer Haven may feel short changed. Steve Simonson again mentioned the size of the lots that are shown are not too much smaller. If you were to add the green space depth to those lots they would be identical to the lots in Savannah Square that it would be backing up to. Savannah Square has R-1 lots all against that area but they are 60' wide X 140' with the drainage ditch. Steve Hanan stated they are proposing to leave the 60' behind Deer Haven natural with a fence 60' away that would taper down at the corners. Gary Wallace pointed out that the green area would be the distance from home plate to pitcher's mound, 60 feet 6 inches, which isn't very far. Pia Jarman asked if there was any way, with the 30% precedent, to be fair to the other developers as far as the 55' X 120' lots are concerned. Could this be discussed and agreed upon now? David Matlock stated it is a different type of situation from that of the other developers, because of the fact that they are going to have to put a large road from Savannah Drive to Schertz Parkway which is going to cost. Timothy Pruski stated the lots behind Savannah Drive will be left at 130' depth to have the homes a little bit away from the thoroughfare. Even though the lots may be smaller in width they have been compensated in other areas. Merwin Willman stated he could go along with such a trade off, the road for additional lots. Steve Simonson stated in doing this the lots could be incorporated making the lots all R-1 and putting a fence right up against Deer Haven. What they are proposing instead is there will be some space with the 60' green space. David Richmond commented on this proposal being such a large neighborhood with starter homes. This continues to focus Schertz on that type of housing with the mix of homes rapidly going towards -9- . . . e e the smaller starter homes. Because there are no developers coming in to build in a middle to high price range. At some point David feels that we should be concerned with this due to the size of the developments that are coming in. With Ashley Place, Dove Meadows and now Aspen Homes these are three significant 500 homes per development and we have not had another developer come in to make the mix go away from the starter homes. This maybe an economic concern but it also needs to be an economic concern from the City's standpoint. We need residentially to maintain a reasonable mix of new housing to attract a mix of residents to form our future economic base. This is not saying you can not have a small house on a large lot. There seems to be no developments coming into Schertz other than those with smaller starter homes. David Matlock stated they build from $58,000 to $150.00 homes. At this time this is what the market is selling in this area. This will not go on the ground all at one time. The first 26 acres on the south side of Savannah Drive will be developed and move through the subdivision as needed. The market may change and they will go with the market. There are no mixes in their other subdivisions. There is no other subdivision of this size in the area from here to Austin. The lots will be 55' to 60' wide lots with the houses being 45' wide with alot of space and trees. The average square foot for the homes will be 1800 to 1900. David Matlock requested the Commission go to Stage Coach Run Subdivision. The lots there are 55' with a lot of trees and space. Tony Moreno moved to approve the request from Continental Homes (Aspen Homes) for the Master Plan for Aspen Homes Subdivision contingent upon the public hearings for the rezoning request, and the Master Plan will include the depth of the lots and will include the percentage of the mix. Keith Van Dine seconded the motion which carried as follows: AYES: Tony Moreno, Keith Van Dine, Merwin Willman. NAYS: Pia Jarman, David Richmond, Gary Wallace. ABSTENTIONS: None. The results was a tie with three ayes and three nays. Pia Jarman asked if there is a rephrasing of the motion. Gary Wallace stated the reason he objected is if the other builders have to follow the 30% he feels this builder should also. Pia Jarman mentioned the reason given is that the have not had to put in an expensive road as Aspen to do. In the contract it will be so specified. said until the street is finished not a single lot other developers Homes is having Steve Simonson will be opened. Steve Simonson commented that yes they are having to put in a large street even though Woodland Oaks Drive is a large street they are having to go from FM 3009 to Schertz Parkway. The difference in cost of a 30' street compared to a 44' wide street due to the load -10- . . . e e factor. street. There is a huge difference in cost for such a through Merwin Willman advised that in the Master Plan for the City it has been in the making for FM 3009 and Savannah Drive go to Schertz Parkway. Pia Jarman commented the reason she voted against the Master Plan is: On the one hand the City is trying landscaping, working to preserve the environment, keeping green space, and then going from larger to smaller natural areas Pia stated bothers her. She is not against development as such but the down sizing of such area zoning. Steve Simonson advised that Savannah Square and Woodland Oaks do have a mix anywhere from R-6 lots to larger than R-2 and lots even as small as garden homes. The whole back end of Savannah Square is 50 X 100. This was part of a PUD and the reason the PUD has been eliminated from the new UDC book as this is not what developers where doing. David Richmond stated he agreed with Gary Wallace on the percentage mix of lots He understands the street issue but this does not seem like a fair trade off. The other concern is getting the rezoning from R-1, R-2, and GB to R-6, down sizing all of our residential property. There needs to be a look at the future development. The development of Greenshire has been going as fast as the developer would like it to go. There is obviously a demand in the City for some degree of housing other than the housing that has gone into Dove Meadows, Ashley Place and now Aspen Homes. To continue to improve potential subdivisions of this size which is maybe economically sound from the developers' stand point but David's question is if this is economically sound from the City's stand point. Maybe with roof tops we will be able to get the HEB but with roof tops we will eventually be a City with a mass of one particular size and value of property. Catering to what the City will attract now, the City may lose out on attracting anyone else, as there won't be any other levels of houses being built. David Richmond asked if there is any reason why we could not revisit the Master Plan proposed, pending the outcome of the Public Hearing. Or pending the outcome of the Public Hearing, the developer may provide a different Master Plan with the information gained from the area residents' preferances of what kind development they would like to see along Schertz Parkway. We are trying to do what is best for the City which is what is good for is residents. Merwin Willman asked David Richmond if the homes that should now be built in the City should be at least $100,000 and up, 2,000 square feet or better? David thinks forth Richmond mentioned that is not what he is saying. it is not unreasonable to suggest to a developer with a proposal of this size, and the size of Ashely -11- David coming Place, . . . e e that it could be a mix of properties over a large acreage. Merwin Willman asked what kind of mix is David suggesting? David Richmond stated not just 55' and 60' lots but a mix like in Greenshire ranging from 80 x 120 to 60 X 120, so it gives the developer the opportunity to market from custom homes on down. The $100,000.00+ homes gives the City the opportunity the have varied clientele as it does the developer. Basically, the developer here is going with a single clientele. There is nothing wrong with this clientele, it would be good to have a mix. David Richmond moved to table the request from Continental Homes (Aspen Homes) for Master Plan approval for Aspen Homes Subdivision, pending the outcome of the Public Hearings March 12 and 19th for the rezoning. Merwin Willman seconded the motion which carried as follows: AYES: Pia Jarman, David Richmond, Gary Wallace, and Merwin Willman. Tony Moreno, and Keith Van Dine. NAYS: 19 CONSIDER AND DISCUSS: Schertz Parkway Future Development. Steve Simonson stated he would like to make a recommendation to the Commission to consider the possibility of a concept change to Schertz Parkway. It would be a good time to have a joint meeting with the Schertz Parkway Foundation who hold the money for Schertz Parkway. This joint meeting would be to discuss the change in concept for Schertz Parkway. Instead of another 5 lane slab coming in off of IH 35 to do something different. This road is not designed as a through road. This road goes by a residential, school and public area. The road does have a weight restriction on it and now is the time before anything is done, and with the continuing request for residential development in this area, we should consider changing the concept of how the road is developed in the future, from a 5 lane slab to a 3 lane wide road with a separated biking, hiking, walking path that is landscaped on Schertz Parkway. It has been talked about many times in this City that this is "virgin territory" and we have the opportunity to do something different at this time. In Ashley Place, Greenshire Oaks, and Greenshire Unit 3, there are islands and trees left. If you were to drive Woodland Oaks Drive and Schertz Parkway at this time you will see some really nice oak trees. If this road were to get widened, these trees are going to be taken away. Now is the opportunity to propose something really different and have a beautiful entrance into the City. The Schertz Parkway Foundation is the group that oversees the development of Schertz Parkway and is responsible for the funds coming in for the Tax Increment Financing Zone. Not having the funds to expand this road, a tax increment financing zone was established to designate an area. There is an ordinance that all the taxing entities agree to this with the City, School and County. The area is 1,000 feet wide from the center line of Schertz Parkway -12- . . . e e on both sides from IH 35 to Lookout Road. There is a base for the tax with all the entities getting the same tax base today. Whenever there is any development in that area any tax income from that area within the 1,000 feet on both sides, raises the first 75% or a percentage will go into this zone and be set aside for nothing but the widening of the road, lights, water, sewer etc. Mark Marquez, the City Economic Development Coordinator, is in charge with citizens of the City who are appointed by the City Council. This body believes that Schertz Parkway will be a five lane road, so now is the time to have a meeting for general discussion. There was a time that this body was going to ask GVEC to place all lines underground, if they have the money for this. In the future all that is foreseen for this area is residential. Schertz Parkway has the opportunity to serve two purposes: to carry the traffic to and fro but also to accommodate the change in the life styles of the citizens. The younger and other people in the City that would like to bike, hike and jog etc. There are two streets in Schertz that are wide enough that was designated years ago for no parking: Randolph Blvd. and Oak Street. These two streets are striped for walking and biking. With Schertz Parkway this gives us the opportunity to build something that is going to look nice and distinctive and still have a 3 lane wide road coming in. Gary Wallace commented with Ashley Place and more residential areas going into this area, he feels that a 5 lane road is needed to get the people in and out. This does not seem to be the road to be walking jogging etc. Steve Simonson mentioned there are people all the time walking and jogging etc. on Schertz Parkway at this time. Merwin Willman stated Schertz Parkway was zoned General Business in in 1990 or 1991 with hopes for a mix of development, with residential in the back and General Business in the front. The plans have not been realized in such a way. There is going to be mostly residential and no businesses. There should be another look at this and the road; as changes need to be made to preclude all the requests for residential to be residential so there won't be all the rezoning. Merwin handed out to the Commissioners copies of two letters used during the past as background information. Steve Simonson advised that the General Business zoning that was put on Schertz Parkway was not done by the Planning and Zoning Commission. This was done by a suggestion from the developers that put in the road. They sat in and helped write the ordinance. All the developers that helped write the ordinance are no longer in business. Pia Jarman thanked Merwin Willman for the information and asked everyone to review it so that at a later date this will be on the agenda. Steve Simonson said he could have the engineers run off a -13- . . . e e conceptual drawing of what Schertz Parkway would look like with walking, jogging trails and landscaping. Steve Simonson mentioned in the Public Hearing for the Commission to realize no matter what the mix is, they must maintain the 15' between homes, as there is no variance to this. David Richmond asked the question since the Master Plan proposal has been tabled, if at the Public Hearing the subject comes up from the residents as to what the developer is proposing to do there, do we acknowledge what is proposed. Steve Simonson advised, yes, that as a tentative proposal the Master Plan can be shown, as it has not been acted upon. Pia Jarman mentioned at the next meeting we hope to review a video from the APA on Comprehensive Planning. 110 GENERAL DISCUSSION: Chairwoman Pia Jarman: Chairwoman Pia Jarman mentioned in the packets there is a new Planning and Zoning Commission roster which was updated by Denise; one side being the official one, the other a telephone reference. Tony Moreno: Tony Moreno stated he had no comments. Keith Van Dine: Keith Van Dine commented the meeting was very interesting. This evening it was a learning experience. What Keith learned from the meeting was that maybe we need to think about coming up with agenda items when it hinges on prior items. There was a lengthy discussion on the Master Plan which was putting the cart before the horse, as the zoning change has to come before the Master Plan. There is going to have to be input from the citizens before a meaningful discussion can be made. This should be done on a step by step basis. Keith mentioned his frustration as we were going around and around with no decision being made as all the processes had not been dealt with first. David Richmond mentioned this was a learning experience for Commission and the developer now has an understanding how Commission feels and what changes they would like. He felt was a good time to include the Master Plan. the the this Gary Wallace commented that we need to be responsive t,o the public. If they have submitted a request because of time pushing them and they need to have things moving, we need to be responsive to them. Steve Simonson advised the Commission approved the Master Plan for -14- . . . e - Ashley Place at the same time as the rezoning. There was nothing to look at as it was only a rezoning request. This is basically the same idea. This is not the plat. It is just a general outline. Keith would that this. Dine stated he does not like to see items tabled. them to be handled and move on. There may be a may have to be tabled but Keith does not agree Van like items He time with Gary Wallace: Gary Wallace stated he had no comments. Merwin Willman: Merwin on the time. Willman asked if Don McCrary has submitted the information 30% for Ashley Place? Steve Simonson stated not at this Merwin Willman questioned if the recommendation to name the conference room after Bob Andrews has been addressed by the Council? Councilman Ken Greenwald advised it is on the agenda. Merwin Willman asked how the SOP was coming along. Pia Jarman advised that she is still in the process of rewriting as there are parts that need to be eliminated and parts that need to be added. Merwin Willman stated at our last meeting we had a request from a citizen from Greenshire on a swimming pool variance. He had to pay Southwestern Bell $150.00 for a letter. Is there some way we can get around this so our citizens don't have to pay this kind of money for just a letter? Steve Simonson stated this is a normal standard letter with the fee being the required charge. Unless you are a franchisee like the City then as an individual you are required to pay the fee. Merwin Corner week. Willman mentioned there is a trailer at North Bishop's advertising drivers for hire. It has been there for over a Steve Simonson advised he would check into it. David Richmond: David Richmond commented on the article in the Herald News on HEB for the City. The one encouraging aspect is someone is willing to talk about the HEB in print. This follows along with the article that was in the Express News. Regardless of the time period, it is a positive article that the City will indeed be getting a HEB within 18 to 24 months. David Richmond are permanent. stay, because sight distance. asked if the newly placed stop signs at Bent Tree Steve Simonson advised that the stop signs are to of the curve in the road, which causes a limited -15- e e . Councilman Ken Greenwald: Councilman Ken Greenwald advised the BVYA basketball ceremonies will be held this Saturday at 10 a.m. The baseball/softball season is getting under way with 532 children already registered as of last Thursday. This is about 95% Schertz residents. Anyone out of Schertz has to pay a higher cost but this does not keep them from registering. Councilman Ken Greenwald stated if anyone is interested the new fire truck will be in front of City Hall tomorrow night. This is a very nice, very well built fire truck with the cost being $155,000.00. Mr. Sweatt was able to get money through a lawsuit with Southwestern Bell. The fire truck was bought cash without a bond issue. Councilman Ken Greenwald mentioned the issue of Bob Andrews' memorial will be on the workshop agenda tomorrow night. Steve Simonson: Steve Simonson advised that in the UDC on shopping center and signs, it states uniformity. The lawyers have advised us to this, as the City could get sued. In the new copy of the UDC will be omitted. At this time Steve is going through the UDC the lawyers and about half way to completion. mall omit this with . Steve Simonson stated the Census Buerau under counted. now come up with a new formula and the only citizens undercounted were Blacks, Asians and Indians. They that have were 112 ADJOURNMENT: Gary Wallace moved to adjourn the meeting. Keith Van Dine seconded the motion, which carried with a unanimous vote. Chairwoman Pia Jarman adjourned the meeting at 9:41 p.m. The next regularly scheduled meeting is February 27, 1996. _~ _ ~-'--r' \ C C,{ _ 'i Ctr-'v\",w' A /\ Chairwo~an, Planning and Zoning Commission J ~,. . ATTEST: ~- ~-; 'l./\ \,\..,~L- ;~J\ {l -', 'iy,'l/'- Planning S~cretary : City of Schertz, Texas -16-