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10-13-1987 PLANNING AND ZONING MINDTES The Schertz Planning and Zoning Commission convened in a regular session on Tuesday, October 13, 1987 at 7:00 P.M. in the Municipal Complex Conference Room, 1400 Schertz Parkway. Those present were as follows: PLANNING AND ZONING COMMISSION OTHERS PRESENT BOB ANDREWS, CHAIRMAN FLOYD MCKEE TY BRISGILL, VICE-CHAIRMAN SUE MCKEE KEITH VAN DINE, SECRETARY DAVE 'JACKSON MERWIN WILLMAN JOHN WILKERSON RANDY GROSSMAN DON DECKER MARY MARSH KEN GREENWALD, COUNCILMAN CITY STAFF STEVE SIMONSON, ASST. CITY MANAGER NORMA ALTHOUSE, RECORDING SECRETARY #1 CALL TO ORDER Chairman Andrews called the meeting to order at 7:00 P.M. #2 CONSIDER AND MAKE RECOMMENDATION: Chairman and Vice- Chairman for Planning and Zoning Commission Chairman Andrews reminded the Commission members to take notice of the fact that a recommendation for approval of the renewal of two-year terms for Bob Andrews, Randy Grossman and Mary Marsh had been sent to City Council. At this time Chairman Andrews asked for any discussion about or. nominations for a Chairman and Vice-Chairman for the Commission. Merwin Willman made a motion to recommend to City Council approval of the appointment of Bob Andrews as Chairman and Ty Brisgill as Vice-Chairman of the Planning and Zoning Commission. Mary Marsh seconded the motion and the vote was as follows: AYES: K. Van Dine, M. Willman, R. Grossman, M. Marsh NAYS: None ABSTENTIONS: B. Andrews, T. Brisgill Motion carried. #3 APPROVAL OF MINOTES: Regular Session September 22, 1987 - Mary Marsh commented that on Page 2, Item #3, Lines 18, 19 and 20 where it says and said the extension of Dimrock would take a six-inch rise and that's not what they did - it takes a two foot rise instead" she thinks that wording indicates a two foot rise was definitely established and she thought the conversation indicated that's what was accomplished, but was not definitely established as a requirement, and that's what Mr. Brinkerhoff was questioning. Ty Brisgill pointed out that statement is only expressing Mr. Brinkerhoff's opinion because he (Mr. Brinkerhoff) - thinks it looks like it takes a two foot. rise. - Mary Marsh also commented that on Page 3, Paragraph 3, Lines 3, 4, and= 5 where it says that all forms and/or framing used for the drain have been thrown in the manhole and they will be the first things to float out" she feels "and cause a major obstruction" should be added to the end of the statement. Chairman Andrews indicated "and cause a major obstruction" could be added to the end of the statement for clarification. Chairman Andrews remarked that on Page 1, Item #2, Paragraph 2, last sentence, if in fact that is what he said, that is not what he meant. Mr. Andrews said "when an item is tabled, it is tabled until something further is submitted on it" should be changed to read "when an item is tabled, it is tabled for an action to be taken at a specified time". Ty Brisgill made a motion to approve the minutes, as amended, for the Regular Session September 22, 1987. Merwin Willman seconded the motion and the vote was unanimous in favor. Motion carried. #4 CITIZENS' INPOT OTHER THAN AGENDA ITEMS There was none. #5 CONSIDER AND TARE APPROPRIATE ACTION: Terminate or Extend Preliminary Plat Approval - Shouse Nursing Home There was no one at the meeting to represent Shouse Nursing Home. Chairman Andrews read part of the letter sent to Elaine Shouse where it says the preliminary plat was originally approved in September, 1983 and approval extended twice - once in September, 1985 and again in October, 1986. Mr. Andrews noted that the last time Elaine Shouse was here she had informed the Commission she was working with a large nursing home and without their cooperation on this project there would be no Shouse Nursing Home. Steve Simonson reported there had been no communication from Elaine Shouse on this item. -2- Mary Marsh asked where the Shouse Nursing Home was proposed to be located and Chairman Andrews replied in the Northcliffe area. Merwin Willman made a motion to terminate approval of the preliminary plat for Shouse Nursing Home in accordance with the Subdivision Ordinance, ARTICLE II, Section 16.3 b. which reads: A final plat of an approved preliminary plat or a portion thereof shall be submitted to the Commission within six months of the date of approval of preliminary plat, otherwise the approval of the Commission shall become null and void, unless an extension of time is applied for and granted by the Commission". (Mr. Willman also pointed out there is a new Subdivision Ordinance containing some changes since the original preliminary plat was approved.? Ty Brisgill seconded the motion and the vote was unanimous in favor. Motion carried. ~6 CONSIDER AND TAKE APPROPRIATE ACTION: Terminate or Extend Preliminary Plat Approval - Schaefer Village, Units I and II Don Decker was at the meeting to represent Schaefer Village, Units I and II. Mr. Decker said the project had secured financing and one of the partners refused to sign, so he is looking into another source of financing and, hopefully, things will work out this time. Mr. Decker also said if they do not choose to go with a Mobile Home Park as planned, they will probably turn it into a regular subdivision. When asked about some kind of time frame, Don Decker said he will know at the end of 90 days whether or not the project will go or will die and asked the Commission to extend the preliminary plat approval for at least that length of time. Keith Van Dine asked if we could give a 90 day extension and Chairman Andrews replied yes we can. Chairman Andrews informed Don Decker the Mobile Home Ordinance had been revised since the preliminary plat was originally approved and suggested Mr. Decker pick up a copy of the new ordinance. Randy Grossman made a motion to extend approval for the preliminary plat for Schaefer Village, Units I and II for a period of 90 days with the stipulation that if no further action to extend the plat approval is initiated before the end of the 90 days, the approval will automatically terminate. Mary Marsh seconded the motion and the vote was unanimous in favor. Motion carried. -3- #7 CONSIDER AND TAKE APPROPRIATE ACTION: Floyd McKee - Request for Variance to Sign Ordinance for RV Park on IH-35 Floyd and Sue McKee were at the meeting to represent this request. Chairman Andrews informed Floyd McKee the City has a regular form for sign variance requests they require be filled out and asked Mr. McKee if he has one of those forms. Floyd McKee replied he did not have one of the forms. Merwin Willman remarked there is no indication in Mr. McKee's correspondence as-to exactly what kind or how much of a variance he is requesting. Chairman Andrews said, in looking over Mr. McKee's letter, he came up with three variance requests: (1) the flagpole height, (2> the size of_the flag, and (3? the 300 watt spotlight. Chairman Andrews asked Floyd McKee if he had checked with Randolph Air Force Base about the spotlight and Mr. McKee replied no he had not, but foresees nothing that could cause a problem with the base. Floyd McKee informed the Commission they are putting in a first class R.V. park next to Bishop's Center on IH-35. Mr. McKee said they had just completed the construction of 600 yards of cedar fence to obstruct from view some of those things that might be considered unsightly. Mr. McKee went on to say the flags are necessary at the height he is requesting in order for R.V. people coming from the north to see them in time to cut off at the FM 2252 exit. Mr. McKee said the next exit after FM 2252 is at the Stop-N-Go where it is impossible for an R.V. to make a turn north, the next one after that is Selma and they don't usually get people to come back once they get to Selma, and the next exit after that is San Antonio and when they get that far, then they've lost them for sure. Mr. McKee said the height is necessary so the flags can be seen over the top of Bishop's Center. He also pointed out that the flags at Northcliffe are higher and that the West Point Pepperell building near New Braunfels has flags and they present a beautiful sight. Mr. McKee said he feels the impression and good feeling the the flags create is beneficial to growth. Mr. McKee said they would like to put one-inch black iron letters denoting "Stone Creek R.V. Park" on the wh~.te brick fence at the entrance. Floyd McKee stated they had spent a year and half studying this project and feel they can capture a lot of business and encourage people to spend their money in the immediate area. -4- Ty Brisgill said at first he thought the 70' height for the flag poles was excessive, but after investigating the matter and _taking into consideration the type entrance Mr. McKee has to the R . V . Park to .which he needs to draw attention, he thinks 70' is justified. Mary Marsh commented a nice R.V. Park nearby would not only be good but also convenient for those who are visiting people in our area, thus saving them a trip across San Antonio in order to find a place to park their R.V.'s. Randy Grossman asked Floyd McKee how many vehicles he could accommodate. Mr. McKee said upon completion of the first phase he expects to accommodate 100 vehicles and in the second phase of completion they should have plenty of room. Mr. McKee was quick to point out they have 40 acres and are using only 12 of them and the rest will be a greenbelt type of area. Randy Grossman asked Floyd McKee what kind of accommodations he will provide and Mr. McKee replied there will be an office, a store, a coffee shop, a sundeck and Jacuzzi, laundry rooms, a recreation building, and an adequate storage area. Randy Grossman asked Floyd McKee if he lives on the property now and Mr. McKee replied no, there is a residence being built there and either a resident or manager will be on hand at all times. Chairman Andrews again brought up the subject of checking with ` Randolph Air Force Base in regard to the planned use of the 300 watt spotlight. Mr. McKee once again stated he did not see a problem since the spotlight will shine straight up to the flagpole. Merwin Willman reiterated the fact that Mr. McKee's request does not stipulate exactly how much of a variance he wants, and that we do have a form to be filled for the purpose of providing that information. Chairman Andrews informed Mr. McKee he needs to fill out the form indicating what variances are needed and also why he cannot comply with the Sign Ordinance. Randy Grossman asked Floyd McKee when he estimated the first phase would be built and Mr. McKee replied around January 15, 1988. Steve Simonson informed the Commission the only variances Mr. McKee would need would be one on the size of the flag and one on the height of the flagpole. Mary Marsh made a motion to table the request from Floyd McKee for a variance to the Sign Ordinance until the next regularly scheduled meeting in order to give Mr. McKee an opportunity to fill out the appropriate form. -5- At this time Mr. McKee interrupted to ask if he could go ahead and get everyone's opinion, either approval or disapproval, so in case they ask for another variance, it wouldn't have to be on the agenda. Mr. McKee was informed another request for a variance would have to be on the agenda regardless of the outcome of the current request. Merwin Willman seconded the motion and the vote was unanimous in favor. Motion carried. #8 CONSIDER AND TARE APPROPRIATE ACTION: Melvin F. Golla - • Request to Place Mobile Home on His Property off FM 1518 There was no one at the meeting to represent this request. There was some discussion on the exact location of Mr. Golla's property and it was pinpointed as being across the street from the Carmac Golf Course on FM 1518 between FM 78 and IH-10. Chairman Andrews expressed concern about the present septic system being able to handle the addition of a mobile home to it and whether or not it would meet state standards. Steve Simonson informed the Commission he had specifically asked Mr. Golla to attend the meeting or have someone representing him attend the meeting and provide information about the size of the septic system. Mr. Simonson further stated Mr. Golla had indicated he would have someone representing the request attend and so Mr. Simonson had told Mr. Golla he would put his request on this agenda. Steve Simonson said, at this time, he has no answers for the Commission about the septic system. Ty Brisgill made a motion to table the request from Melvin F. Golla to place a mobile home on his property on FM 1518 until the next regularly scheduled meeting in order to give Mr. Golla adequate time to provide sufficient information about his septic system to the Planning and Zoning Commission. Keith Van Dine seconded the motion and the vote was unanimous in favor. Motion carried. #9 CONSIDER AND TARE APPROPRIATE ACTION: John Wilkerson - Request on Behalf of Payless at 9Q0 Jack Hays Blvd. for Variance to Sign Ordinance John Wilkerson was at the meeting to represent this request. John Wilkerson said what they are asking for is to do away with the current lower sign and put up a taller one. Mr. Wilkerson went on to say Payless feels like they are losing business because of the lower sign and also that Lone Star right across the road had been allowed to put up a taller sign. -6- Chairman Andrews pointed out to John Wilkerson that Lone Star is not right across the road, it is approximately one-half mile up the road. Mr. Andrews also noted that on the form for the variance request, the space asking for the reason for the variance had not been filled in. Chairman Andrews told John Wilkerson that after reading the request, he had made several trips along Jack Hays Boulevard trying to determine whether or not a higher sign really could be seen better. Mr. Andrews concluded that because of the 30' Realty World sign that's there when you come off of FM 78 toward Payless and because of the curve in the housing area, around which you can see nothing, when you're coming from the direction of IH-35 toward Payless, in~his opinion the present sign can be seen better. Merwin Willman suggested this request be postponed until the final plans for the widening of Jack Hays Boulevard are decided upon. Mr. Willman said according to the plans Steve Simonson now has, the Highway Department will be taking 50 feet off Jack Hays Boulevard and also off Elbel Road both of which will effect Payless. Mr. Willman also said there should be a public hearing on this within the next month. Steve Simonson had the plans with him and showed them to the Commission and to John Wilkerson. Chairman Andrews asked if there was any Staff input and Steve Simonson said the Staff feels doing something to the sign right now may be premature. Randy Grossman asked the width of the Payless property and Steve Simonson replied it is 158' across by 190' deep. Merwin Willman made a motion to postpone the request from John Wilkerson on behalf of Payless at 900 Jack Hays Boulevard for a variance to the Sign Ordinance until more definite information is received as to the widening of Jack Hays Boulevard. Chairman Andrews, saying if postponed, this could be an open item on the agenda for six months, eight months, possibly a year, asked if it wouldn't be more advisable to go ahead and disapprove the request because of the information on the widening of Jack Hays Boulevard. Mr. Andrews said at that time Planning and Zoning would need a different request from Payless because it's not going to look anything like it does now anyway. Merwin Willman changed his motion to say disapprove the request from John Wilkerson on behalf of Payless at 900 Jack Hays Boulevard for a variance to the Sign Ordinance because of information received on the widening of Jack Hays Boulevard. Ty Brisgill seconded the motion. -7- Randy Grossman asked do we, regardless of the widening of the road, want to tackle this head on or do we want to delay it. Discussion among the other Commission members seemed to indicate it should-be disapproved until the plans for widening Jack Hays Boulevard are settled. Steve Simonson said he is awaiting a call from Dale Stein of the State Highway Department for more definite information, but he is almost positive a public hearing on this will be held within the next month. Randy Grossman said he feels like we're side-stepping the issue. Chairman Andrews noted he still feels it would be more prudent to wait for definite information from the Highway Department. Keith Van Dine reminded Chairman Andrews a motion had been made and seconded. Chairman Andrews asked for a vote and it was unanimous in favor of disapproving the request. Motion carried. Chairman Andrews informed John Wilkerson he has the right to appeal the Commission's decision to City Council if he so desires. X10 CONSIDER AND MARE RECOMMENDATION: Changes to Sign Ordinance Regarding Portable or Mobile Signs Randy Grossman had written up a proposal on portable or mobile signs and the Commission members had each received a copy in their package. Instead of businesses being issued a temporary permit for their portable signs for a total of 90 days consecutively, Randy Grossman suggests they be issued a permit still for a total of 90 days, but it can be either consecutively or can be for two 45 day periods nonconsecutively in any twelve month time frame. Mr. Grossman is also suggesting the definite amount of the permit fees be eliminated and the ordinance read "See Schedule of Fees" to conform with other ordinances in regard to permit fees. Chairman Andrews asked who was going to keep track of the amount of days a business has it's portable sign on display. Randy Grossman replied it should be no problem because the permits are dated and are kept on record. Randy Grossman made a motion to recommend to City Council approval of changes, as written, to the Sign Ordinance regarding portable or mobile signs. Ty Brisgill seconded the motion and the vote was unanimous in favor. Motion carried. X11 GENERAL DISCQSSION Mary Marsh reported that the Oak Forest Community Council had a meeting and because they had said they would take the lead in -8- educating the public about the projects along Jack Hays Boulevard, they want to know if they can have an information .session with Steve Simonson as the spokesman and then draw up some leaflets prior to the public hearing. Mrs. Marsh said she was sure they would have a number of questions they would like to ask about the widening of Jack Hays Boulevard. Steve Simonson told Mary Marsh he would like to ask Mr. Gilmore and get the Council's blessing on this first. Ken Greenwald commented the problem is there is nobody from the City that would have the answers right now to the questions the group may ask about the widening of Jack Hays Boulevard. Mary Marsh also said she would be agreeable to putting out a newsletter, an idea she had mentioned previously, if it isn't possible to have an information session before the public hearing. . Randy Grossman remarked the idea of a newsletter always brings up questions about whose going to publish it and whose going to withstand the cost for it. Ken Greenwald said, in his opinion, it would be best to wait until the Staff has more detailed information from the Highway Department, then write up a newsletter and encourage the people to attend the public hearing. Steve Simonson concurred with the fact that they need to get more definitive information from Dale Stein of the Highway Department. Chairman Andrews noted that there are lots of people who live in Schertz, not only those along Jack Hays Boulevard, who will be effected by the widening of the road. Mr. Andrews suggested the Oak Forest Community Council get hold of the various Neighborhood Watch Program heads throughout the City and make them a point of contact for exchanging information. Steve Simonson commented that since there's a possibility within the next two years that along with the Schertz Parkway, also IH- 35, Jack Hays Boulevard, and FM 78 will have some sort of construction on them, he thought a concerned citizens' committee for transportation might be a good idea. Keith Van Dine asked what zoning the Council had approved for Lower Seguin Road from the east flight line to the City boundaries on the west and Ken Greenwald replied it was zoned Residential/Agriculture as requested by Wayne Hofferichter and some other concerned citizens in the area. Keith Van Dine said the Bexar County Appraisal District has been telling people in his area that if their land is zoned for commercial use, even though they are farming the land, it will be taxed as commercial. Mr. Van Dine said one of the people he knows is going to court over the matter. -9- Randy Grossman brought several matters before the Commission: (1) Asked Ken Greenwald if he found out anything about the City of Schertz sign on FM 78 and Mr. Greenwald said he had checked with both GVEC and the Schertz Business Club and neither wants to take responsibility for it. Mr. Grossman said, in his opinion, it should come down. Ken Greenwald said if it comes out of City funds, they will either redo it or tear it down. • (2) Asked what the thoughts are on getting signs like the one at Samuel Clemens with a message board to keep the citizenry informed. Mary Marsh commented she though that was a good idea. Chairman Andrews asked who will fund the project. Mary Marsh suggested maybe it should be put in next year's budget. (3) Remarked that he thought the City was missing out on a way to make some money. Mr. Grossman went on to say the City says it has enough water for 50,000 people but only has a population of 12,000 residents and asked why the City isn't selling water to it's neighbors. 4 Steve Simonson said the City has made overtures to some of it's neighbors, but so far everyone wants to be their own utility district. Ken Greenwald informed Randy Grossman you just can't install water lines in someone else's service area. Keith Van Dine said he has a little problem with the City selling water to other cities when there are people in his area, who are in our own City, without water. Ken Greenwald also pointed out you have~to reserve a certain amount of water for future residential and commercial development and also for the City's fire rating. (4 ) Asked if there was a way to harness some of the money from Floyd McKee's R.V. park into the City of Schertz - maybe a handout at the R.V. park listing all the services available in Schertz. It was suggested the Schertz Business Club might be able to help with providing a handout. (5) Asked if the Commission members thought Selma would ever be a part of Universal City. The opinion of most of the Commission was that probably it would not. -10- Merwin Willman brought up the following matters: (1) Asked Steve Simonson if Buddy Jackson was correct when he said the forms and framing used for the drain had been thrown in the manhole at the cul-de-sac of Dimrock and Starlight Lane. Steve Simonson replied Mr. Jackson was correct. (2) Asked if an agenda has been approved for the joint meeting of City Council and Planning and Zoning. Ken Greenwald said it was on the City Council's agenda for tomorrow night. (3) Asked if name tags had been ordered for the new Commission members and was informed by Steve Simonson they had been ordered. (4) Told the Commission members if they look over the copies of the American Planning Association`s article on comprehensive planning they will see there is a lot of work involved in working up a comprehensive plan for a city, and noted the City Plan for Schertz needs to be updated. Ken Greenwald brought up the following matters: (1) Informed the Commission he had recently spent two and one- half days in Fort Worth at a TML Convention. Mr. Greenwald said all the speakers indicated the big oil days for Texas are over and the economy needs to diversify. (2) Said some of the other things he learned at the convention were that the two biggest exports of the United States are scrap paper and scrap steel , that there is a 27% drop-out rate in the high schools, and that the three major things a company looks for when considering locating in a particular city are the infrastructure, access to major thoroughfares, and educational facilities, not only public and private, but also closeness and availability of universities to provide advanced education for their executives. (3) Said there are lot of things that need to be done in the next couple of years, one of them being they (TML) need to form a committee on taxation to look into state income tax versus other means of taxation. Keith Van Dine asked if anyone ever mentioned horse race betting or a lottery and Merwin Willman said he believes the horse race betting issue is on the November 2nd ballot. Mr. Greenwald encouraged them to read up on all the propositions that will be on the ballot. Mr. Greenwald also said one thing they would like to suggest to the committee is an elimination of the duplication of paper work, especially in the water and police departments. (4) One other thing Ken Greenwald mentioned was that the citizens need to decide what level of service they want from a City because that level of service is directly related to the amount of taxes they have to pay. -11- Steve Simonson remarked that the City of Schertz does a lot in the way of services, for example RACAP (Randolph Area Christian Assistance Program) which dispenses food for those in need, and CVADAC (Cibolo Valley Alcohol and Drug Abuse Council) which tries to help those with drug and/or alcohol problems. Mr. Simonson estimated there are probably 15 meetings a week in Schertz dealing with families having problems with alcohol and drug abuse and all these meetings are manned by volunteers. Chairman Andrews commented the Lion's Club had raised $8300.00 to implement a program into the elementary school to help teach the - kids to "Just Say No". Mr. Andrews said he also believes there are a lot of services such as this going on in Schertz that people may not realize are there. Randy Grossman remarked maybe this is another case of not getting the word out and then asked what. it would take to get a "hot line" in Schertz for these programs. Steve Simonson said for the most part those people that need the services know where to find them, they are run by volunteers on a low-key basis and information is spread by word-of-mouth. Mr. Simonson said, in his opinion, they prefer to keep a low profile. Steve Simonson also observed that he didn't know if people were aware of it or not, but many of our Councilmen sit in on these types of organizations as volunteers. Ty Brisgill brought up the following matters: (1) Do we have an ordinance that deals with parking cars on the sidewalk? (Steve Simonson said he would check into it.) (2) Does Dr. Harborth's business on FM 78 (Lone Oak Plaza) have ramps for the handicapped? (Steve Simonson said he would check on this also.) (3) Has anything been done about all the trash that was dumped at the end of Dimrock? (Steve Simonson said he will talk to Tom Flores about it.) (4) Said he didn't know what Planning and Zoning was going to do about the vacancy on the Commission, but he would be gone for both meetings in November. At this time Mary Marsh said she would also be gone in November. Chairman Andrews asked how many applicants there are for the vacancy and Steve Simonson told him there are currently two applicants. Mr. Andrews asked to have the consideration of the applicants to fill the vacancy placed on the agenda of the next regularly scheduled meeting. -12- Chairman Andrews had the following items to bring before the Commission: (1) Said there is a truck trailer that has been parked at the Pic-N-Pac for about four days now. (Mary Marsh said this problem exists up by Oak Forest also.) (2) Observed there are a lot of cars and campers at the old Starlite Theater and asked what kind of business the guy has there. (Steve Simonson said the gentleman has an auto detailing business.> In direct relation to this, Chairman Andrews asked what the final outcome of the Board of Adjustment hearing was with Hoover Edwards regarding the trailer on the property and Ken Greenwald said Mr. Edwards was told he could keep the trailer on the proper-ty but could not bring others in, and he would have to get his hook-ups inspected. (3) Noted that the last two issues of the Zoning Report have been devoted to articles on housing for the aged, said he didn't think we have anything in our ordinance covering this, and asked that a discussion on housing for the aged be placed on the agenda for the next regularly scheduled meeting. (4 ) Said the state pulled up the bandit signs Monday along Jack Hays Boulevard. (Steve Simonson said he had talked with someone from the state, questioning why they pulled them, and- is now waiting for an answer.) #12 ADJOIIRNMENT Chairman Andrews adjourned the meeting at 9:03 P.M. The next regularly scheduled meeting is October 27, 1987. -13-