Loading...
12-12-1995 k PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission convened in regr,lar session on Tuesday, December 12, 1995 at 7:00 p.m. in the Municipal Complex Conference Room, 1400 Schertz Parkway, Schertz, Texas. Those present were as follows: PLANNING & ZONING COMMISSION CITY STAFF PIA JARMAN, CHAIRWOMAN STEVE SIMONSON, DAVID RICHMOND, VICE-CHAIRMAN ASST. CITY MANAGER MERWIN WILLMAN, SECRETARY DENISE GRANGER, TONY MORENO PLANNING SECRETARY ERNIE EVANS GARY WALLACE KEN GREENWALD, COUNCILMAN MEMBERS ABSENT OTHERS PRESENT KEITH VAN DINE (WORK RELATED) Ernie & Debbie Freeland 1504 Red Cedar Cove Joe Veytia, Veytia Partners Ltd. Mike Chauret, Peco Construction Klaus Weiswurn, ITM, Inc. Jacqueline Nolan, • Remax Abe Gonzales, S G & A Engineers Alex Pena Rayco ~1 CALL TO ORDER Chairwoman Pia Jarman called the December 12, 1995 regular meeting to order at 7:00 p.m. #2 APPROVAL OF MINUTES: Regular Session November 28, 1995. Merwin Willman moved to approve the November 28, 1995 Regular Session minutes. Tony Moreno seconded the motion which carried as follows:. AYES: Pia Jarman, Merwin Willman, Ernie Evans, Tony Moreno. NAYS: None ABSTENTION: David Richmond, Gary Wallace (Absent at said meeting) r #3 CITIZENS' INPUT OTHER THAN AGENDA ITEMS: There were none. #4 CONSIDER AND TAKE APPROPRIATE ACTION: The Zoning Extension for 8.61 Acres on Elbel and Schertz Parkway. (Original Request from Joe Veytia) Steve Simonson stated that there is no input at this time. This is a request for a second extension for the zoning of this property. Pia Jarman mentioned that the first extension request from Mr. Veytia expired November 23, 1995. zoning. Joe Veytia commented that the original zoning of the property was NS (Neighborhood Service). It was rezoned to R-4 Apartment/Multi- Family. Several applications have been made for financing for the multi-family residential through private sources. The private sources at this time feel it is a little bit too early to do multi-family at this location. For that reason an application has been made to the HUD/FHA program which is a non-rent, non-income restricted apartment financing program. It takes about 6 months more possibly for their decision, so it is requested the zoning for this property be extended another 6 months. There are three steps in the process with the HUD program. Joe Veytia stated he felt the zoning on this property should stay R-4 as there would be no use for the NS. Pia Jarman asked about the three step process. Joe Veytia advised that the first step is to perform a market study which is submitted and the government agency determines if you have enough market in demand to warrant a further consideration. The second step is to do a site plan that the agency feels would be warranted. At the point that the site plan is approved, you have a guarantee that the loan is acknowledged. You also have to submit construction plans that meet the approval of the local jurisdiction. Once this has happened then we will be making applications to the City for a site plan approval and other requirements by the City. Ernie Evans asked if Joe Veytia can project when the site plan may be ready to come before the Commission? Joe Veytia stated this is the Federal Government that is doing the process. It takes anywhere from a year to a year and a half. Hopefully at this point we are within a 6 month period. Steve Simonson mentioned that the Commission can extend as long and as many times as they wish. Merwin Willman commented that working with the Federal Government takes time and Merwin feels that the property should stay with the R-4 zoning. David Richmond moved to extend the request from Joe Veytia for 8.61 acres on Elbel Road and Schertz Parkway for another six (6) months -2- to allow Mr. Veytia to pursue both public and private financing options. Merwin Willman seconded the motion which carried with a unanimous vote. #5 CONSIDER AND MAKE RECOMMENDATION: Request from Ron Wood, 1504 Red Cedar Cove to construct a U-Shaped Driveway. (BOA #68) Steve Simonson stated as he mentioned in the Commissioners' notes in the past the staff has made judgements about single driveways or double driveways based upon lot size, traffic patterns, etc. Since this pattern is continuing outside of Greenshire Oaks into the rest of Greenshire and depending on the shape of the lot there may be more requests for this type of driveway. There needs to be some type of recommendation of minimum lot width or frontage decided upon by the BOA as guidelines to follow. Most of the double cuts are in the 75' - 80' lot size. Steve's concern is if someone were to come in that lives on a cul-de-sac with a 66' lot wanting also a large curb cut. Steve stated he would like the Commission to make a recommendation to the BOA for some standards to follow particularly on lot width. Also where the driveways would be allowed. Merwin Willman requested that the paragraph out of the code of ordinances on curb cuts for driveways-residental property be read aloud. Steve Simonson read Sec 16-35 in the code of ordinance. "Curb cuts for residential driveway aprons shall be not less than ten (10) feet in width, and not more than twelve (12) feet in width for a single driveway apron, nor more than twenty-four (24) feet in width for a double driveway apron. Curb cuts will be permitted only for driveway aprons providing access to a garage, carport or handstand. Not more than one curb cut will be permitted for each residential parcel of land". (Ord. No. 255, s 5, 4-13-72). Steve Simonson stated that in the past with the various shapes of lots and the widths two curb cuts were allowed but again knowing, what the ordinance states, it would be good for the official bodies of the City e.i. the Planning and Zoning or BOA to make some type of ruling for this type of action. One of the rationales could be on a short street, large lot and not a high speed road such cuts could be allowed. Merwin Willman commented that this type of request on curb cuts is handled by the City Council and the City Manager. This would be a new area for the Planning and Zoning Commission if we were to have to make the decision. Pia Jarman reiterated that tonight the Commission is making a recommendation to the BOA and the request will be treated as a variance. Steve Simonson advised that is correct and to give some guidelines for BOA to follow. Steve stated that he would like to request to the City Council the next time there is a change to the -3- Code of Ordinance that they so state to the effect on this section that, there be some exceptions depending on the lot size and location etc. Merwin Willman mentioned there should be some type of limitation on the frontage. Tony commented that could be done by limiting the width of the lot. Ernie Freeland advised that they have a two car garage on one side with a driveway going up to it. Taking off of that, going to the other side of the lot in front of the house, there will be a single wide driveway that would make a U-shape drive in the front. David Richmond stated that there are a couple of circular drives out in Greenshire Oaks. David is not a fan for a lot of concrete. With a lot of concrete this limits the green area in the front of the property. The houses that have the double cuts in Greenshire Oaks are on corner lots and addresses a different matter because of the way the house is on the lot. This is an interesting one as it is in the middle of the street with on going construction with houses being built on that side in five of the six lots. David stated he would have a lot of concern on changing the ordinance. To permit this he would feel alot better addressing this type of request by accepting and dealing with the variances as proposed. With the number of 80' lots that are in the already platted Greenshire and the potential for more in the unplatted areas, we could open ourselves on the size of the lot with slot more for this type of request. David would like this type of request to be handled on a special case and evaluate each one as it merits. Steve Simonson commented that he has no problem with each request coming before the Commission for control purposes. Pia Jarman commented that if the requests are to be handled case by case as a variance, what if two neighbors want one. And one comes in and says "he has one I want one too." Will the Commission go ahead and approve it? Tony Moreno stated that with this variance we are saying that this particular size lot can take the cut. If someone else would like to have this type of cut and has the same size lot, how could we not give the variance. Even if it was the whole street that wanted double cuts? Gary Wallace questioned the relevance of the traffic flow which was mentioned along with frontage. Steve Simonson advised if this property was fronting on a very traveled through road, it would be a different situation. You would have a vehicle exiting at two points in a given lot and it would be a guessing game. Ina side street of this nature where there is a potential for very small amounts of traffic, it is a different situation. Merwin Willman moved to recommend for approval this request from Ron Wood, 1504 Red Cedar Cove to construct a U-shaped driveway to -4- the BOA and request that the BOA send comments back to the Planning and Zoning Commission on what they consider as a recommendation on this type of request. Tony Moreno seconded the motion which carried as follows: AYES: Merwin Willman, Tony Moreno, Gary Wallace NAYS: Pia Jarman, David Richmond, Ernie Evans ABSTENTION: None. Pia Jarman advised that there is a tie and the Commission will need to think about the request and rephrase as there are only six (6) members present. The Commission had a few minutes to review. David Richmond asked if this house is being built for some prospective owners? Ernie Freeland advised that he is the owner. Mr. Wood could not make the meeting. Debbie Freeland stated that they are planning very extensive landscaping in front of the house so that it is very beautiful. "This will be our home." David Freeland mentioned that he disagrees with the Commission that U-shaped driveways are not attractive. U-shaped driveways are very attractive with the proper foliage out front. Gary Wallace commented that even with the flow of traffic you would be facing the flow of traffic and not backing out. Debbie Freeland advised that the other three houses that are being built currently have only the single driveway. They are already under construction. "We would be the only U-shaped driveway. On that street there are only 2 more lots left that are empty." Merwin Willman moved to recommend approval for the request from Ron Wood, 1504 Red Cedar Cove to construct a U-shaped driveway to the BOA and request for the BOA for their comments on how this type of request should be handled and such comments be returned to the Planning and Zoning Commission. Tony Moreno seconded the motion which carried as follows: AYES: Pia Jarman, David Richmond, Merwin Willman, Gary Wallace, Tony Moreno. NAYS: None. ABSTENTION: Ernie Evans. ~6 CONSIDER AND TARE APPROPRIATE ACTION: Request from Peco Construction for ITM, Inc. for Site Plan Approval (PC #251-95) Steve Simonson stated attached to the site plan is a copy of the Tri-County Business Park plat showing the location of this lot. The white lot adjacent is the Keebler building. There also is a location map showing where the building will be, even though it is not on the site plan. There are the notes showing where the lights will be and the sign will be on the building. Peco Construction is -5- r the same people that built Alamo Holly. Steve Simonson showed a copy of the building. It will be brick with glass block frontage, all masonry. Steve Simonson advised this a platted existing lot with all the utilities in place so the only requirement is a site plan and they will furnish the construction plans to the inspection department. Merwin Willman advised that there is no indication for handicap parking; the waste container is not noted. Is the covered parking for the employees? Mike Chauret stated that the handicap parking is in front of the building, the waste container is in the back and the covered parking is for the employees. The building set back is 60' and there will be nice landscaping. Ken Greenwald asked what type of machine shop will this be? Klaus Weiswurn stated it is a precision machine shop, custom equipment. Tony Moreno moved to approve the site plan from Peco Construction for ITM, Inc. Gary Wallace seconded the motion which carried as follows: AYES: Tony Moreno, Gary Wallace NAYS: Pia Jarman, David Richmond, Merwin Willman, Ernie Evans. ABSTENTION: None. Merwin Willman stated the reason he has voted "no" is because the Commission agreed a few meetings back that a final plat would have to be complete before it would be approved. Klaus Weiswurn asked if the Commission would accept the final plat if he put in diagrams of the handicap and trash receptacle locations and dated it on the plat now and then brought a revised one in for the record. Klaus Weiswurn advised that there are contracts that have to be met and having to wait until the next meeting will be too long of a time and that they were not aware of the above. The Chair approved on the spot corrections provided that the corrected final plat be submitted to City Staff. Mr. Weiswurn made the necessary corrections, dated and initialed Steve Simonson's copy. This corrected copy was shown to all the Commissioners. Tony Moreno moved to approve the site plan as corrected from Peco Construction for ITM, Inc. Gary Wallace seconded the motion which carried with a unanimous vote. #7 CONSIDER AND TAKE APPROPRIATE ACTION: Request from S G & A, For Remax Subdivision. (PC #252-95) A. Preliminary and Final Plat Approval -6- B. Site Plan A. Preliminary and Final Plat Approval: Steve Simonson stated that this lot is adjacent to the La Pasadita in front of the IH 35 access road, in front of Mobile Villa the three lots that were never platted. All utilities are in, the 100 year flood plan which is stated, the location map is shown and the statement from CPS. Pia Jarman advised that the date for the flood plain is correct but the letter should be "D" not "C". Merwin Willman commented on item "n" on the check list primary control points or description of control points to which all dimensions, angels, bearings, block numbers and similar data shall be referred. Where is the control point? Steve Simonson stated what is shown is a square lot showing the dimensions, the degrees and measurements. They have not put metes and bounds which are not required when it is done in this fashion. The streets and ROW's are already established. Pia Jarman questioned the specifications required on a final plat. Steve Simonson advised the owners' signature is not on the plat at this time but on the final plat it will be there. Merwin Willman moved to approve the request from S G & A for Remax Subdivision for the preliminary plat. David Richmond seconded the motion which carried with a unanimous vote. The final plat lacked many of the necessary items on the checklist. Merwin Willman moved to disapprove the final plat for Remax Subdivision. Ernie Evans seconded the motion which carried with a unanimous vote. B. Site Plan: Steve Simonson stated there is a copy of the site plan and the proposed sign. This site plan shows where the exterior lighting will be located, the dumpster location, and the handicap parking are all clearly marked. The ingress and egress being on Cabana, Irolia, and IH 35 frontage. This is a two story building and Alex Pena has brought a pictorial depiction of the proposed building for everyone's view. The size of the sign is well within our requirements. Gary Wallace asked if there is anticipation of any antagonisur from the mobile home park? Steve Simonson advised that the Commission would not be contacted but the City Manager or Steve probably would. This is fully authorized by our ordinance. They do have to have a wooden fence separating it from the mobile home park, which -7- is clearly marked on the site plan. Merwin Willman asked why the handicap parking is not in front of the building? Abe Gonzales advised this is how the design was made. The handicap parking is only two spaces from the front door. There will a concrete ramp and all the specifications follow the ordinance where the parking spots are located. David Richmond commented that this is an excellent site plan and he appreciates the drawing. It is a very well designed building and a very good addition to the City. Ernie Evans asked when we approve the site plan, are we also approving the sign? Steve Simonson advised-that yes the sign is part of the request. Merwin Willman moved to approve the request from S G & A for Remax Subdivision for the site plan including the sign. Ernie Evans seconded the motion which carried with a unanimous vote. ~8 CONSIDER AND DISCUSS: Future Growth Steve Simonson passed out information on the current state laws on annexation. Steve Simonson mentioned the information states how much of a percentage can be annexed. If there are no curb and gutters or things that are not another part of your City you do not have to bring that part up to City standards. We do have to provide the major services such as Fire, Police, and EMS, and taking care of the roads, signage. You have to start taking care of the area within 60 days. You also must have a service plan and you can not take anything away that they may already have. Ernie Evans questioned the percentage of area in section "B" and how much can you carry over from year to year. Steve Simonson advised he would have to check with the engineers on what percentage is in section "B". You can carry over as much as you want but you can not go past 30~ of your total square mileage. The Commission discused at this time what areas they felt should be annexed first, second, third etc. Pia Jarman, Ernie Evans, and Merwin Willman will provide the recommendation to the City Council for the new year 1996. #9 GENERAL DISCUSSION: Pia Jarman: Pia Jarman welcomed Gary Wallace to the Commission. Pia Jarman mentioned with a new Commissioner on board, it is a good -g- time to remind ourselves the importance of the minutes. There are times we go back and reread something we did or said two years ago, thinking we remember something and it is not there. That is a little too long to wait. So if we read the minutes right away and if there is something missing bring it to our attention so it can be included. The minutes belong to the Planning and Zoning Commission. Everyone is requested to especially read the sections of the minutes where they have spoken. Pia Jarman wished everyone a very Merry Christmas and a Happy and safe holiday. Tonv Moreno• Tony Moreno stated he had no comments. Garv Wallace• Gary Wallace stated he had no comments. Ernie Evans• Ernie Evans stated he had no comments. Merwin Willman• Merwin Willman commented on the letter from Lee Boswell requesting the City dedicate either a building, street or something in remembrance of Bob Andrews. Merwin felt that a recommendation should be made to the Council on Bob Andrews behalf. Pia Jarman stated that the Commission could think about this and at the meeting in January come up with an idea and at that time make a recommendation to City Council. David Richmond: David Richmond wished everyone a very Merry Christmas and a safe holiday. Councilman Ken Greenwald: Ken Greenwald wished everyone a Happy Holiday and welcomed Gary Wallace. Also everyone uses acronyms but you need to spell things out every once in awhile. Pia Jarman agreed, saying "Yes, say Board of Adjustment instead of just BOA." Steve Simonson: Steve Simonson mentioned that Gary Wallace had taken the tour. On the tour there was a problem with a flat tire and Gary started to help change the tire when a couple of the City workers happened to pass by and changed the tire. "Gary is a real trooper." -9- Steve Simonson stated in Live Oak Hills there is another group Four Star Group, trying to get money from people. They have no address just a P.O.Box. Steve Simonson advised there is some discussion from citizens in Lone Oak about the water that is accumulating on FM 78 at the entrance. The highway department has been notified and they have advised that when FM 78 is widened then they will fix the flooding. Steve Simonson commented that the citizens in Shermerville and the Post Office are working on making that whole area a Schertz post office box number area. Steve Simonson passed out information on the proposed routes and options for the new transmission lines for GVEC and CPS power lines from the Live Oak Hills substation. Steve wished everyone a Merry Christmas and Happy Holidays. #10 ADJOURNMENT: Gary Wallace moved to adjourn the meeting. Tony Moreno seconded the motion, which carried with a unanimous vote. Chairwoman Pia Jarman adjourned the meeting at 9:00 p.m. The next regularly scheduled meeting is January 1996. Chairw man, Planning and Zoning Commission A TEST: P1 nning S retary / City of Schertz, Texas -10-