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05-27-1986 PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission convened in a regular session on May 27, 1986 at 7:00 P.M. in the Municipal Complex Conference Room. Those present were as follows: PLANNING & ZONING COMMISSION CITY STAFF THOMAS YARLING, CHAIRMAN STEVE SIMONSON, PLANNING COORDINATOR 80B ANDREWS, VICE-CHAIRMAN NORMA ALTHOUSE, RECORDING SECRETARY JAMES HARDEN, SECRETARY MERWIN WILLMAN OTHERS PRESENT TY BRISGILL DAVID ALLEN LEON PARKER, PECAN GROVE M.H. PARK DONALD WILSON DAVID NORTH, PECAN GROVE M.H. PARK KEN GREENWALD, COUNCILMAN BEN BREWER, ASSOCIATED ARCHITECTS #1 CALL TO ORDER Chairman Yarling called the meeting to order at 7:00 P.M. #2 APPROVAL OF MINUTES: Regular Session May 13, 1986 David Allen made a motion to approve the minutes for the regular session May 13, 1986. P1erwin Willman seconded the motion and the vote was unanimous in favor. Motion carried. #3 CITIZENS' INPUT OTHER THAN AGENDA ITEMS There was none. #4 CONSIDER AND TAKE APPROPRIATE ACTION: Associated Architects - Request to Put Entrance Sign at Greenshire Ben Brewer of Riehm, Owensby, Guzman (Associated-Architects) was at the meeting to represent the interests of Greenshire. Each member had received drawings of the proposed entrance sign in their package. Ben Brewer explained that the entrance to Greenshire is on FM 3009 across from the Woodland Oaks entrance nearest to IH 35. Mr. Brewer also briefly described the proposed entrance as being made up of buff-tone brick with some steel strapwork (painted) and the Greenshire logo which is also on a buff-tone background. Mr. Brewer stressed. that one of the goals is to leave as many trees. and as much plant material as possible. Sen Brewer said he was at the meeting to ask approval on the height of the sign as it will be taller than most signs along FM 3009. Mr. Brewer estimated the sign would peak 10' above grade .at the escarpment taper location. James Harden asked how wide the entrance to Greenshire is. Steve Simonson replied it is a 60' entrance - 86' right-of-way. James Harden commented he didn't think there was enough of an approach and Ben Brewer remarked there will be an acceleration/deceleration lane. James Harden then asked why the acceleration/deceleration land is not shown on the drawing. Ben Brewer replied he is positive it is on the drawings now, but was not on the original. There was discussion on the height of the land, the widening of FM 3009 and the possible effect the widening will have on the taper. Chairman Yarling commented that once FM 3009 is widened it should not interfere with the line of vision coming out of Greenshire. -Bob Andrews pointed out that the state law requires you have X number of feet sight line. Steve Simonson remarked the State .Highway Department will have to taper when they widen FM 3009. David Allen asked how high the sign is and Ben Brewer replied 10'. Bob Andrews asked if when FM 3009 is widened and the sidewalk is constructed, then will the fence be in the way. Ben Brewer replied that if a sidewalk is constructed, then the fence should occur on the back side of the property line and they could adjust accordingly. There was further discussion on the size of the sign with Steve Simonson pointing out that without extra height the sign will-not be visible. Chairman Yarling indicated he thinks the proposed sign will be hard to see going 45 m.p.h. along FM 3009. Chairman Yarling asked if the sign is in conformance with the Overlay Ordinance and Steve Simonson replied yes all but the height. David Allen and Merwin Willman both noted that we have nothing exact to work with - all generalities. Other members of the Commission agreed. Bob Andrews wanted it specified as to whether or not Mr. Brewer is asking for a variance. David Allen informed Mr. Brewer his drawing is beautiful, but we have nothing exact or concrete - we don't know what to vary. Ben Brewer said he could come back with the construction documents. James Harden once again stressed that the drawing will be different with the acceleration/deceleration lane. Ty Brisgill commented that the widening of FM 3009 will change the whole complexion of the taper. Mr. Brisgill expressed his concerns for a year from now. David Allen pointed out that one of the purposes: for the Overlay Ordinance is to try and keep the signs along FM 3009 at a low profile. Donald Wilson reminded the Commission that Greenshire needs a sign now rather than having to wait until after the State Highway Department widens FM 3009. Mr. Wilson informed Ben Brewer that the reason-we're so insistent that the taper approach be on the plans and drawings is that some developers, in the past, have (2) said they would include a taper approach and then did not keep their word. Steve Simonson told Ben Brewer there is a public hearing scheduled for June 3, if at that time he could bring in more detailed plans. Mr. Brewer said he would try to bring in more detailed plans with particular attention paid to the acceleration/deceleration land and that he would also try to get a tree inventory. Bob Andrews made a motion to .table .the request from Associated Architects for an entrance sign at Greenshire until June 3,_ 1986 until more detailed plans were available. David Allen seconded the motion and the vote was unanimous in favor. Motion carried. #5 CONSIDER AND MADE RECOMMENDATION: David North - Pecan Grove Mobile Home .Park - Request Consideration of Several Questions Concerning Directives of the Mobile Home Ordinance and the Subdivision Ordinance David North and Leon Parker were at the. meeting to represent Pecan Grove Mobile Home-Park. Chairman Yarling reminded the Commission they had all been given a copy of a letter from the City F1anager to Leon Parker. Chairman Yarling asked if.there was any input from the Staff. Steve Simonson replied the Staff feels we need the 10' setback for safety. David Allen commented Mr. North had .cal led him Sunday and they had taken a drive through the Mobile Home Park and bad talked. Mr. Allen has spoken also with the City Manager, Councilman Sharpe and several other people. David Allen said there are 13 units which have been inspected and signed off that are not in compliance with the ordinance. and there are 22 more units blocked and skirted the same way. Mr. Allen feels there was a misintrepretation of the ordi- Hance and recommends we give them a temporary variance until such time as those units are moved. Bob Andrews remarked that Leon Parker had. also talked with him and a temporary variance was Mr. .Andrews' recommendation. However, Mr. Andrews felt those spaces not in compliance should be specified for identification. David North commented it was his understan-ding from the letter that a variance has been granted for those not in compliance. David Allen questioned whether or.not the City-Staff has the authority to grant a variance. Steve Simonson noted it is a nonconforming use and since it is the fault of the City, it will be corrected in the future. However, Mr. Simonson also felt we need to specify those spaces for identification. David North asked the Commission's permission to throw a few things out to them that effect his business. Chairman Yarling indicated for Mr. North to go ahead since that's why he was here. At this time David North showed some slides of development at Pecan Grove Mobile Home Park. ~3) After the showing of the slides, David North gave a brief presentation in which he pointed out all the good things that had been done at the Mobile Home Park and some of the problems he is experiencing. Mr. North's major problem is adhering to the required 10' setback for Mobile Homes. He asked the Commission for a variance on the Mobile Home Ordinance of Section VII B.2, (Basic Mobile . Home Requirements) a., b. and c. - minimum lot area,. space requirements and open space requirements respectively. One of Mr. North's other problems is with the gas company and not being able to build over the utility easement. Mr: North alleges that a City Staff member told him you could build over an easement. There was some discussion on this. Heated discussion was prompted by some of David North's remarks about the Planning and Zoning Commission "in it's divine wisdom". David North said they need a variance on a., b. and c. as previously mentioned and pointed out .they are private property not interfering with the City. Merwin Willman was quick to inform Mr. North., that although Pecan Grove is private pro- perty, they are in the City and are asking for City services - EMS, fire pro- tection and police protection. Mr. North commented they would like to work things out. on a basis acceptable to all. Bob Andrews pointed out to Mr. North and Mr. Parker that concessions had been made to them previously as far as a 28' safety lane instead of 30' and a low water crossing as opposed to a crossing. Mr.-Andrews further stated that almost a., b. and c, in it's entirety was granted a variance when the Mobile Home Park was origi- nally set up. Steve Simonson remarked that in looking back through all the minutes pertaining to this Mobile Home Park he could find no request fora 10' setback, David Allen asked David North if his main contention was the setback and Mr. North replied yes - he wants the setback from the middle of the street. Bob Andrews advised Mr. North that if we grant a: variance, then we have set a precedence and every person, planning a Mobile Home Park, coming in after this will demand the same consideration. James Harden asked if they were asking for a variance for the whole park and Leon Parker replied yes. Chairman Yarling asked if the gas lines could be put .in the front and Leon Parker replied that was cost prohibitive at this time. Bob Andrews drew a diagram demonstrating the 10' setback and the easement. - Steve Simonson asked if the Commission would like abetter drawing and also if they would like for him to contact EMS, Fire Department and the Police Department for input. Merwin Willman suggested it might be possi-ble to reduce Fear distances between mobile homes to 12' and reduce the front setback: There was further discussion on distance between mobile homes and on setbacks. - Bob Andrews commented there is no requirement for a pressure test on Mobile Homes before turning on the gas such as there is on stick-built homes. Leon Parker informed Mr. Andrews that they have a pressure test done on the mobile homes. (4) Bob Andrews made a motion to table this request from Pecan Grove Mobile Home Park for a variance on the 10' setback until the next meeting on June 3, 1986 at which time we will have feedback from EMS, Fire Department and the Police Department. Leon Parker interrupted to say they have 32 more mobile homes coming in this week which need to be set up and he would like to have confirmation on a 6' setback. Merwin Willman questioned what type of variance we're going to consider. Leon Parker remarked if they could get a front setback of 6' they could live with it. Merwin Willman asked if we're considering reducing the area in the rear and the answer was no. Bob Andrews withdrew his motion for lack of a second. There was further discussion on the size~of the lots, the size .of the mobile homes and exactly what was approved on the final plat. Bob Andrews commented he could not in good conscience approve a-variance without feedback from the appropriate departments. David Allen noted that it is the safety that concerns him. Bob Andrews made a motion to table the request from Pecan Grove Mobile Home Park for a variance on the. 10' setback until the next meeting on June 3., 1986 in order to have time for input from all the appropriate people. David Allen seconded the motion. Mervin Willman interrupted and asked to have clarified exactly what we are asking for. It was determined that included in the motion should be a variance on the front setback from_10' to either 6' or 7'. The vote was unanimous in favor. Motion carried. #6 CONSIDER AND MAKE RECOMMENDATION: Workshop on Schermerville Area David Allen indicated he would like to see a special workshop set up for discussing . zoning on the Schermerville area. Merwin Willman commented the area will take a special type of zoning. Mr. Willman said he had gone through some other. cities' zonings. and made copies for the Com- mission to look over, think about and maybe get some ideas. David Allen noted that the AICUZ will have to betaken into consideration. Ken Greenwald said the AICUZ is considered before any type of zoning. Chairman Yarling asked if we bring it in other than PD do we have to have a public hearing and the answer was yes. David Allen mentioned he would like to have a map of the area and Steve Simonson said he would draw one. After some discussion it was decided to have the workshop for discussion of zoning on Schermerville area on June 17, 1986. (5) #7 GENERAL DISCUSSION .Steve Simonson reminded the Commission of two upcoming meeting dates: (1) Joint Planning & Zoning and City Council meeting about FM 78 (Walter Ehlers will be here)•on Wednesday, May 28, 1986 at 7:00 P.M. and (2) Public Hearing on June 3, 1986 at 7:00 P.M. Ken .Greenwald informed the Commission. that. every business along FM 78 was hand carried a letter about the meeting on May 28. Mr. Greenwald also reminded the Commission about Senior Citizens Appreciation Day on Saturday, May 31, 1986 at 9:00 A.M. at the parish hall and urged their support. Merwin Willman, referring to the comments at the last meeting about attendance or the -lack thereof, said he had put together some comments on the Rules of Procedure -for the Commission to review. Mr. Willman said it could be put on the next agenda if the Chairman so desires. Merwin Willman also gave the Commission copies of a few recommended changes, for their review, on the Zoning Ordinance. Merwin Willman said the episode with Oak Forest served to remind him that many people do .not understand Office and Professional:.,-Genera L: Business and Neighborhood Service Zoning. Mr. Willman added some sections to.these and gave copies to the Commission for their review. Chairman Yarling asked to have the above mentioned-items by Merwin Willman on the agenda for June 10, 1986. Merwin Willman suggested the Commission members read their Zoning News, specifically the article on law suits over flood issues. James Harden aksed•if-anyone had read an article in the paper about some work going to be done on the railroad bridge on FM 78. Steve Simonson replied he had read it, . but he understood it was in Converse, not Schertz. Ty Brisgill asked if anything had been decided about enforcement of the Overlay Ordinance as far as signs along FM: 3009 .on the weekends. Ken Greenwald said it had been decided at the City Council Workshop to have an Inspector work for two hours (on random Saturdays at least once a month) to help enforce the Overlay Ordinance. Ty Brisgill also made reference to a fru~itstand that was operating and also to a resident on Eli Whitney, trying to sell his house, having banners up. Mr. Brisgill was informed the City Staff was aware of these matters.: Ty Brisgill also questioned Steve Simonson about the front setback for homes in Woodland Oaks,.specifically on Dimrock, and Mr. Simonson clarified the matter for him. Bob Andrews commented we-have made a mistake .in givi-ng permission for Thistle Creek to put up bandit signs. Mr. Andrews would like for us to remove this permission and suggested this be put on the agenda. Chairman Yarling asked for this to be put on the agenda for June 3, 1986. (6) Bob Andrews informed the 'Commission that on. June 21, 1986 Realty World is having a garage sale with the proceeds going to .SAFES. Mr. Andrews urged support. David Allen brought. up three items for future consideration: (1) Speed limits in the City not uniform - in some residential areas 20 m.p.h. and in others 30 m.p.h. (2) Main Street and First Street -.:very dangerous intersection. Can we make a 4-Way Stop? . (3) What gives City Staff any authority to grant a variance? Chairman Yarling reminded the Commission again about the meeting on Wednesday, May 28, 1986. There is a Public Hearing scheduled for June 3, 1986. The next regularly scheduled meeting is June 10, 1986. #8 ADJOURNMENT Chairman Yarling adjourned the meeting at 9:44 P.M.