01-27-1998 PLANNING AND ZONING MINUTES
The Schertz Planning and Zoning Commission convened in regular session on Tuesday, January
27, 1998 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 Steve Simonson,
David Richmond, Vice-Chairman Asst. City Manager
Pia Jarman, Secretary Mary Ybarra,
Gary Wallace Planning Secretary
Tony Moreno
Keith Van Dine
Joyce Briscoe
Ken Greenwald, Councilman,
ex-officio
Members Absent Others Present
Ernie Evans (work related) Sam Bledsoe,
MBC Engineers
Paul Denham,
WFC Engineers
Mike Cude,
Cude Engineers
Meghan Smith
1312 Circle Oak
Dan Wachdorf,
2633 Hidden Grove
Cliff Sands,
2661 Cotton King
Greg San Marco,
Don McCrary,
Don McCrary & Associates
Tra Womack,
104 River Valley
Ollie Burkett,
120 Lincoln
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#1 Call to Order: Vice-Chairman David Richmond called the January 27, 1998
regular meeting to order at 7:00 p.m.
#2 Approval of Minutes: Regular session of December 9, 1997 and Public Hearing
Session of January 13, 1998.
David Richmond asked if there were corrections to the regular session of December 9, 1997.
Joyce Briscoe stated that on page 2 -second paragraph under item 4, it should read "take" and
not "taking". On page 4 -last paragraph the addition of "for example" and a question mark at the
end of the statement. Page 6 -first paragraph in the statement made by Mr. Long add a period
after "auto paint" and continue the statement with "he has no employees". In paragraph six the
addition of "of "after approval.
Gary Wallace moved to approve the minutes of the December 9, 1997 regular session of the
Planning and Zoning Commission as corrected. Joyce Briscoe seconded the motion which
carried as follows:
Ayes: Joyce Briscoe, Pia Jarman, David Richmond, Gary Wallace, Tony Moreno.
Abstention: Keith Van Dine (absent at said meeting)
David Richmond asked for corrections to the January 13, 1998 Public Hearing of the Planning
and Zoning Commission.
Pia Jarman asked if in the first page "Mike Domgrad" shouldn't read "Mike Domgard"? David
Richmond stated that is correct. On Page 3 the last paragraph Mike Domgrad should be twice
spelled correctly as Mike Domgard. In the last sentence of the same paragraph change the word
"understand" to "understanding". In page 4 -third paragraph Pia asked the recording secretary to
review the tape because in the statement made by Mr. Alderhold about "Mr. Gauntt's lot"
something is missing or the statement is incorrect. The statement should state "Mr. Alderhold
stated that the plat he has is different from what is being presented tonight". In the same
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paragraph change the word "logic" to "logical". In page 5- second paragraph last sentence add
the word "derogatory". There are some typos that Pia will give the recording secretary so the
changes can be made.
Pia Jarman moved to approve the minutes of the January 13, 1998 Public Hearing of the
Planning and Zoning Commission as corrected. Keith Van Dine seconded the motion which
carried unanimously.
Pia Jazman stated that the minutes of January 13, 1998 should read Public Hearing and Regulaz
Session.
#3 Status Of Final Plats:
There were none to report.
#4 Status of BOA Actions:
Pia Jarman stated that on January 26, 1998 the BOA met on Mr. Longs request for a special
exception to the zoning ordinance to use two buildings on Lot 3, block 20 in Freeway Manor
Subdivision for the purpose of storing paint for his personal use and not for on site customer
usage. For the proviso here stated and because storage wazehouse is listed in the "GB" general
business category of permissible land use, Article 4, Section 5 of the UDC, Planning and Zoning
forwarded the request to the Board of Adjustment, recommending approval. The BOA voted 3
(three) ayes in favor and 1 (one) nay in opposition to approve. Since four concumng votes aze
necessary to authorize a variation from the terms of the zoning ordinance the motion did not
carry. Mr. Longs request was denied.
Gary Wallace asked, "What is the rationale for the nay vote?" Pia Jarman stated that the (1) one
nay vote in her opinion was a very weak one. The individual thought it would set a precedent but
anything that is forwarded to the BOA is setting a precedent. Gary asked, "so there was no logic
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other than it would set a precedent?" Pia commented that another reason was that maybe mud
would be tracked onto IH 35 if the area gets muddy.
Pia Jarman added that the BOA needs to take a look at how the procedures are written. If the
BOA would have had five voting members perhaps the vote would have been a 4 to 1 vote. It is
the same in Planning and Zoning; the commission needs to have a concurring vote in certain
important issues. Getting 4 votes out of 7 is easier than 4 votes out of 5 especially now that the
board is missing one member.
#5 Citizens' Input Other Than Agenda Items:
There were none.
#6 Consider and Take Appropriate Action: Request from 3009 Partners Ltd. for Final
Plat Approval of Forest Ridge Subdivision Unit 2. (PC #347-97).
Steve Simonson stated the property owner's signature and the flood plain information is correct
on the plat. The plat follows the master plan that has been previously approved. An attached
copy is also submitted showing the cul-de-sac lots setback distances that are required. This plat
has everything that is required for final plat approval.
David Richmond asked if there is further information on the power line easement? Steve
Simonson stated the easement is going forward but no new information. Mr. Sanditen has
consulted his legal counsel and knows his options in the situation.
Tony Moreno asked about the cul-de-sac setback addendum information provided. Are the
setbacks going to be filed with the plat? Steve Simonson commented no, it's just a courtesy
showing the building setbacks because the cul-de-sac is showing less distance than 50' width.
Tony commented so what is provided to the Commission is a simply a courtesy and is not
information that is required. Steve responded this is true, but if the information is requested by
the chair of the Planning and Zoning Commission, and it was, then the developer has to comply.
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Pia Jarman moved that the Commission approve the final plat of Forest Ridge Subdivision Unit 2
as submitted by 3009 Partners Ltd. Joyce Briscoe seconded the motion which carried
unanimously.
#7 Consider And Take Appropriate Action: Request from Don McCrary & Associates
for Final Piat Approval of Gleeson Subdivision (Vestal Subdivision}. (PC #346-97}
Steve Simonson stated that the plat does not show that Lot 1 block 2 is owned by Walter Vestal.
Mr. Vestal awns all the land adjacent to the subdivision; but, the area that is being platted is an
unplatted area which is separate from the Vestal Subdivision and it should show the property
owner, volume and page information. Mr. Simonson stated that the city's ordinance requires this
information to be labeled.
Gary Wallace moved to disapprove the request from Don McCrary & Associates for final plat
approval of Gleeson Subdivision due to failure to identify the owners of the adjoining land. Pia
seconded the motion which carried unanimously.
Keith Van Dine asked if the Commission disapproved the request what is the time frame the
request can be resubmitted? Steve Simonson stated the request could be submitted at the next
meeting.
#8 Consider And Take Appropriate Action: Request from Continental Homes of S.A. for
Final Plat Approval of Carolina Crossing Subdivision, Unit 3. (PC #329-97)
Steve Simonson stated this is a plat that the Commission approved previously. What was missing
was the 50' building setback along Scherta Parkway that is added to the plat. Parkland fees have
been paid and owners have signed the plat. Therefore, it is our recommendation that the
Commission approve the plat.
Pia Jarman stated that the statement used by the Commission to sign the plat should read
"Planning and Zoning Commission." Zoning is eliminated from the statement. David Richmond
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stated the Commission is combined in Schertz and it should read in that manner. Steve Simonson
stated that the correct wording will be on the plat to be recorded.
Gary Wallace moved that the Commission approve the final plat for Carolina Crossing
Subdivision Unit 3 as submitted by Continental Homes of S.A., as corrected. Keith Van Dine
and Pia Jarman seconded the motion which carried unanimously.
#9 Consider And Take Appropriate Action: Request from M.W. Cude Engineers, L.L.C.
for Preliminary/Final Replat Approval of Lots 62 and 63 in Woodland Oaks Subdivision Unit
6A. (PC #355-98)
Steve Simonson stated that this is a request from GVEC for an electrical easement. The same
request was made before in 1996, (PC #293-96) but it was withdrawn because the two property
owners would not sign the plat. GVEC has worked it out with the landowners, and they have
agreed to allow the easement through their lots 62 and 63. This request does not require a public
hearing because it is not changing the configuration of the lots.
David Richmond stated that "zoning" is omitted on the signature block. Steve Simonson stated
that is happening because the San Antonio Planning Commission is one department. The City of
Schertz has a combined Commission.
Joyce Briscoe moved to approve the request from M.W. Cude Engineers, L.L.C. for
Preliminary/Final Replat of Lots 62 and 63 in Woodland Oaks Subdivision Unit 6A., as
corrected. Pia Jarman seconded the motion which carried unanimously.
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#10 Consider and Take Appropriate Action: Request from Don McCrary & Associates
for Site Plan Approval of AER Manufacturing, Tri-County Business & Industrial Park. (PC
#355-98).
Steve Simonson stated that this site plan shows a warehouse building of 19,OOQ sq.ft. The
landscaping is shown; there is also an extensive set of notes explaining the lighting and
everything they have.
Gary Wallace asked, "what is the difference between a dumpster and a trash compactor?" Does it
require fencing? Steve Simonson stated it depends on where the compactor is located and how it
will be used.
Greg San Marco stated that the compactor is located in an unloading and loading area. There is a
concrete wall and shrubbery that will screen the compactor. The sign is on the building. Steve
Simonson stated this is an excellent site plan.
David Richmond asked what is the height of the concrete wall. Steve Simonson stated it is 8',
same as the fence.
Pia Jarman asked what kind of business is it? Greg San Marco stated the business is the
manufacturing of auto parts.
Joyce Briscoe asked, "how many employees are projected?" Greg San Marco stated he did not
know. "The owner intended to be here this evening, but he got on the wrong flight. He asked me
to apologize to the Commission."
Keith Van Dine moved to approve the request from Don McCrary & Associates for site plan
approval of AER Manufacturing, Tri-County Business & Industrial Park. Gary Wallace
seconded the motion which carried unanimously.
Ken Greenwald asked when will the business be up and running. Greg San Marco commented
the spring or summer of 1998.
#11 Consider and Take Appropriate Action: Request from Don McCrary & Associates
for Preliminary Plat Approval of Burkett Subdivision on Live Oak Road. (PC #357-98}.
Steve Simonson stated this is a preliminary plat for an R-2 area off of Live Oak Road between
FM 3009 and Schertz Parkway. There are several areas that need to be addressed. The ROW of
Live Oak Road needs to be shown. The ROW of the road into the subdivision also needs to be
shown. The landowners to the rear and west of the subdivision need to be shown. Steve
suggested that lots 1 and 18 be shown with a 1-foot non-access easement. A statement is needed
to show that parkland fees have been paid. Steve added that the area is zoned R-2 and the lot
sizes exceed the R-2 zoning space requirement, so there is no need for a zoning issue. This is
strictly a platting issue.
Steve Simonson added that there are two other items that need to be addressed. A name for the
road, and there is a single entrance. The Subdivision is small, and the cul-de-sac is not too deep
not to be authorized by the City's UDC, but the Commission would need to make this a proviso
in the final plat -that the Commission is allowing a single entrance. Since subdivisions require
ingress -egress.
Gary Wallace asked if this would require a variance? Steve Simonson stated yes. This type of
request has been granted where you have a relatively small subdivision. In this case there would
not be a problem.
Gary Wallace asked where is the property relative to the Church property? Steve Simonson
stated the Church property is further east on top of the hill. This property is west as you come
down closer to Mr. Bindseil's property fence. The vicinity map shows the location of the
property.
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Pia Jarman stated that the Commission had dealt with a request at a previous meeting dealing
with the depth of 500' for a street. Steve Simonson stated S00' is the depth authorized in the
UDC. The street depth for this plat is less than 500'. The depth toward the back of the cul-de-sac
is 401.915' from the entrance. Pia Jarman commented, "then the lots are x1170'. Steve stated this
is true.
Pia Jarman moved to approve the preliminary plat of the Burkett Subdivision on Live Oak Road
as submitted by Don McCrary & Associates contingent upon the following:
1. Inclusion of ROW on Live Oak Road
2. Adjacent owners north and west of the subdivision
3. 1' non access easement on lots 1 and 18
4. Statement of Parkland fees note
5. ROW of road into the subdivision
6. Name of road.
Gary Wallace seconded the motion which carried unanimously.
#12 Consider and Take Appropriate Action: Request from Don McCrary & Associates
for Final Vacate/Replat Approval of Genuine Parts Subdivision (PC #352-98)
Steve Simonson stated that at the previous meeting the Commission requested the utility
easement be brought across the back of both lots in the area that is vacated; this is a permanent
construction and utility easement. In lots 11 and 10 the utility easement is present, but the
construction easement is not shown. In the notes under the area that is being vacated it states the
20' construction easement is vacated. The landowners have signed the plat.
Gary Wallace moved to approve the final vacate/replat of Genuine Parts subdivision as requested
by Don McCrary & Associates. Pia Jarman seconded the motion which carried unanimously.
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#13 Consider and Take Appropriate Action: Request from Tra Womack for Site Plan
Approval of Houston Stafford Electric-San Antonio Division, Doerr Lane. (PC # 358-98).
Steve Simonson stated that the construction site is close to the Union Pacific Railroad and across
the street from Intsel Steel. Steve commented that there is an attachment letter stating the
proposed street landscaping and what plants are to be used in the area such as; 4-b Crape
Myrtle's, 10-12 Indian Hawthorns, St.Augustine grass, etc. St. Augustine grass is not authorized,
but we'll make that known to the developer. The handicap parking is shown. The dumpster is
missing, and he doesn't know if it is needed at the site or not. Tra Womack stated a dumpster is
planned toward the back of the building.
Steve Simonson added that the lighting and sign is shown. The sign will be on the building. One
more thing, the lot has not been platted. Mr. Womack has a letter from Sam Parnes stating that
Mr. Womack is in the process of purchasing the land and has his authority to come before the
Commission on behalf of the current owner of the property. Mr. Parnes also enclosed a copy of
the exact size of the lot to be platted for the Commission's information.
Tony Moreno asked, if the platting is shortly forth coming? Steve Simonson stated yes, that is his
understanding.
David Richmond asked, "How soon is the purchase to take place?" Mr. Womack stated on the
10~' of February.
Gary Wallace asked, "If the city is satisfied with the site plan as far as the landscaping is
concerned?" Gary realizes the area is not as prominent as the business area.
Steve Simonson stated if it is agreeable to the Commission the city can work with the landscape
information provided. This would not be acceptable on IH 35, but in the area that is being
proposed, the city has something to work with.
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Keith Van Dine moved to approve the request from Tra Womack for Site Plan Approval of
Houston Stafford Electric- San Antonio Division, Doerr Lane. Gary Wallace seconded the
motion which carried unanimously.
#14 General Discussion:
Tony Moreno:
Tony stated he is familiar with the request from AER Manufacturing. AER Mfg. is a re-
manufacturer of automotive engines and parts headquarters in Carrollton, Texas. The Company
was started in the 1940's and has grown to over 500 employees, and has sales excess of $100
million. AER has contracts with Ford Motor Company, General Motors Corporation, and Nissan
Motor Company to supply them automotive engines for use in warranty replacement and
aftermath sales. The Company is expected to have 300 employees. This recycling is a clean
remanufacture of engines. AER also sells remanufactured engines and parts to all the Ford and
Lincoln-Mercury dealers throughout Texas. The original concept for the formation of AER was
to recycle old automotive engines and parts into completely remanufactured products of
extremely high quality. This recycling continues today and is the lifeblood of AER.
Ken Greenwald stated the business is going to have a problem hiring people. There is a shortage
of electricians.
Joyce Briscoe commented that the high school needs to offer electrical trade classes. She does
not understand why the school is not on top of all the new development taking place in the city.
Joyce commented that about 2/3 of the students do not go on to a four- year college. She feels we
are doing an in
justice to our children.
Steve stated if the school would work in conjunction with the San Antonio College system the
city could have an extension institute in the area. The facilities are available and could handle
some of St. Philips' trades. St. Philip's College has one of the better reputations in South Texas
in turning out workers who know what is expected when they walk on the job.
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Ken Greenwald stated that not enough electricians can be hired; we are in competition with the
airport, San Marcos. Retirees are hired, but they only work 6 months out of the year to keep their
social security benefits.
The Commissioners further discussed other options in the surrounding areas; Converse,
Universal City etc. about plans for Community Colleges in their areas. Tony Moreno commented
that folks are willing to donate property, 20 or 30 acres. Ken stated that may be true, but the
Alamo Community College District is all in Bexar County.
Gary Wallace commented that he thought Universal City would have taken the opportunity to
utilitize the old Wal-Mart building. Ken Greenwald stated it would cost too much to renovate.
Tony stated that a community college requires so many acres; even if someone donates a
building, it needs to include the required acreage needed for the facility and expansion.
Steve stated that regardless of the situation, there are colleges in the area that our schools can
work with to enhance the abilities of children to have good paying jobs.
Keith Van Dine:
Keith commented that the water line is moving right along.
Gary Wallace:
Gary commented he is disappointed in the BOA's decision in the request from Jim Long. He felt
that finally the request could be brought to rest. Now, the request will likely be brought back to
city staff with a lawyer.
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Joyce Briscoe:
Joyce stated she is on a school committee to look at growth for our high school and recommend
to the board whether or not another school is needed. She has a feeling that the spurt of
residential housing will go for another 2- 5 years and level out. She read that Boerne has
controlled its growth by rezoning some of the land so development would not have such an
impact on the schools in their area. Schertz might look into rezoning some property in order to
control growth. She is new on the Commission and thought it is a good idea.
Pia Jarman:
Pia asked Steve about the joint meeting with City Council and when it is planned? Steve stated
that the Council would like to set up a meeting in February or March. Pia stated she wanted to
request the following agenda items; annexation, discussion of the sign ordinance. Steve
commented that the Commission needs to come up with ideas and so does the Council; from
these ideas an agenda can be put together.
Pia commented on her thoughts in the Board of Adjustment action. She felt the BOA had grown
up, but she has changed her mind after the meeting and the action the BOA made.
David Richmond:
David mentioned another agenda item that can be discussed in the joint meeting is the widening
of FM 78, traffic, impact statements, and FM 3009.
David mentioned he noticed that the Schertz Bank "monument" is going up at the bank's corner
on the access road. This huge sign will be interesting to see.
David mentioned that comments in the P & Z and City Council public hearings on the Lancaster
request by both Mr. Mike Domgard and Mr. Alderhold, attorney for Pat Gauntt, presented an
excellent opportunity. David talked with Mr. Domgard after the City Council Public Hearing
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about rezoning property adjacent to his east The whole area, along Green Valley Road from FM
3009 to the Guadalupe county line is potentially a problem because of the nature of existing
construction in the subdivisions presently in place. What is also bothersome is the area behind
Mr. Domgard's Subdivision, across Green Valley Road from Greenshire and some of Oak Forest
that is zoned R-5. Potentially this offers more of a problem than what we have encountered with
Mr. Lancaster's request.
David asked if the Commission could ask for an agenda item to consider rezoning of that piece
of property and have a public hearing. Steve Simonson stated the Commission could do so.
David commented that the area is pretty much open and the potential for high density
development is considerable. This is an opportunity to further control high density, subdivisions.
He suggested that it could help future city growth by rezoning that area from R-5 to R-1 in
keeping with all other zoning in the area.
Steve Simonson stated that he has received a formal request from Mr. Gauntt for the rezoning of
the area to be added to the agenda for the next meeting. The area is not only R-5, it is also office
and professional and R-4 -multi-family.
Steve stated that the Planning and Zoning Commission is authorized in undeveloped land to take
another look at prior zoning and request conformance based on the economics and other changes.
David previously discussed this proposal with Ernie Evans and believes P&Z needs this item to
be on the next meeting's agenda. The Commissioners were in agreement. Steve will place the P
& Z rezoning request on the agenda.
Ken Greenwald:
Ken commented that anyone could come in and request any area to be rezoned.
Ken commented on the trash problem along FM 3009 and Schertz Parkway. Mr. Sweatt is
getting a briefing together for the newsletter on what is planned. The city is waiting to get
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authorization from the State to do the pick up. The city might have to provide the bags for the
clean up. The city is also asking the HOA if they would like to contribute.
Ken commented on the problems school districts are having. Comal County is the 3~ fasting
growing district in the State. Comal ISD is adding 300 to 500 students a year. Two new schools
were opened the first part of this year and the day they opened they were over crowded.
Ken commented that last Friday, City Council, Police Chief, City Attorney and the City Manager
had a tour of Randolph. The City Manager (Kerry Sweatt) had a chance to ride in a T-37.
Steve Simonson:
Steve commented the FM 78 ROW project in ongoing. The project has some new developments
that the city is not aware of. One landowner will not return our letters, an egress and ingress was
uncovered in the Palms Apartments that no one was aware of, not even the tax department.
There are a total of 20 parcels that are affected by the ROW project. One piece of property has
been purchased.
Another project that is planned for discussion on Friday January 30, 1998 will be the ROW for
Lower Seguin Road.
David asked if there is a restricted period of time for state funds to be obligated and used for
construction.
Steve Simonson stated "some degree." The MPO controls the funds and if TXDOT agrees,
money can be maneuvered. The project is still in the 1998 fiscal year, which means construction
will start in calendar year 1998. Construction will likely start sometime in the fall. The City will
not lose the money obligated.
#15 Adjournment:
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Keith Van Dine moved to adjourn the meeting. Gary Wallace seconded the motion. The meeting
adjourned at 8:35 p.m.
Vice-Chairman, Planning and Zoning Commission
ATTEST:
Planning Secretary, City of Schertz
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