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09-14-1993 PLANNING AND ZONING MINUTES -The Schertz Planning and Zoning Commission convened in a regular session on Tuesday, September 14, 1993 at 7:00 P.M. in the Municipal Complex conference room 1400 Schertz Parkway, Schertz, Texas. Those present were as follows: PLANNING & ZONING COMMISSION OTHERS PRESENT BOB ANDREWS, CHAIRMAN DUANE MOY GEORGE VICK, VICE-CHAIRMAN MIKE CUDE MERWIN WILLMAN, SECRETARY RANDY BURCH KEITH VAN DINE DAVID RICHMOND TONY MORENO PIA JARMAN KEN GREENWALD, COUNCILMAN CITY STAFF STEVE SIMONSON, ASST. CITY MGR. NORMA ALTHOUSE, RECORDING SECY. #1 CALL TO ORDER Chairman Andrews called the meeting to order at 7:00 P.M. #2 APPROVAL OF MINUTES: Regular Session August 24, 1993 Merwin Willman made a motion to approve the minutes for the Regular Session August 24, 1993. George Vick 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 MAKE RECOMMENDATION: Request from Burch Roofing, 116 Wuest St., for an 8' Variance to Sign Height Randy Burch was at the meeting to represent this request. Chairman Andrews asked for any update. Steve Simonson informed the Commission Burch Roofing had not provided a plot plan of the proposed_ sign. The ordinance -authorizes a 40' sign in a General Business area if they're not on an interstate and a 50' sign if they are .on an interstate. Burch wants to .have a 48' sign, therefore the request for a variance . Randy Burch explained that the sign will be up against their building on FM 78, but they need extra height to get above the. building so the sign can be seen coming both ways. Steve Simonson affirmed that the sign will not be in the current right-of-way or where the future right-of-way is scheduled to be once FM 78 is widened. George Vick questioned if 48' will be high enough for the sign to be seen and Randy Burch acknowledged that it will. Tony Moreno. questioned if the sign is measured 6' from the top of the side or the base of the side and Randy Burch replied the bottom, and because of the design of the sign, they have to measure from the apex. Mr. Moreno then asked if it extends past the face of the building on FM 78 and was told by Randy Burch it does not. George Vick observed it will be like setting it on top of the building and Randy Burch commented that's exactly right. At first they wanted to put it on top of the building, but the size of the sign presented too much of an engineering problem. Upon inquiring if the sign will be lit from the frame or if there will be lights, Mr. Moreno was informed by Randy Burch that they plan to have flood lights under the bottom of the sign. Steve Simonson related the sign poses no problem to the AICUZ or the traffic light. Tony Moreno then wondered about access to the sign (can someone climb it?), about maintenance problems, and about any foreseeable changes in advertising. Randy Burch responded by saying they are contracting the installation of the sign (a crane will be used), they don't foresee any maintenance problems, and there should be no advertising changes until such time as the sign is in need of being refaced. Mr. Burch remarked the sign they are using is the old Handy Dan sign. David Richmond commended Randy Burch on their building and stated it's the best improvement along that area of FM 78, in the City of Schertz, in the last 19 years. Mr. Richmond then expressed hope that the rest of the businesses in the strip will follow suit. Randy Burch divulged that they own the rest of the strip and have plans to make. improvements. - - David Richmond, saying he's not a fan of signs or billboards, or anything that detracts from the aesthetics of an area, indicated he cannot see what difference a sign of 48' will make -2- given the trees that are in there. and the elevation of the bridge which obstructs your view when traversing the low water crossing. Randy Burch pointed out they are looking at the long term and feel sure that eventually the bridge and the trees will be gone and therefore won't be a factor any more. David Richmond then suggested looking at the long term by waiting to see what happens before they put up their sign. Randy Burch related they had talked with the Department of Transportation, with Steve Simonson and with the Tax Assessor's office before making plans. They want the advertising and they want people to be familiar enough with their business so that when asked by someone for directions, the person giving the directions can say The place you're looking for is down by Burch Roofing." David Richmond, saying they had done such a good job with their lettering, suggested that putting spotlights on the building will not enable you to see it from a distance, but the building will certainly be the prominent structure along that area. Randy Burch admitted Mr. Richmond was right in that aspect, but you can only see the logos when you're in front of the building, and they want a sign you can see coming and going along FM 78. Merwin Willman asked the height of the building and Randy Burch replied it is 32'. There was then some discussion about the square footage of the sign. The ordinance allows 250 square feet and according to .Chairman Andrews' calculations, the sign is a little over 261 square feet. Steve Simonson advised the Commission that if they want to make it kosher, then the size variance should be granted along with the height variance even though the size variance was not requested. David Richmond questioned if they will have any other advertising in the area and Randy Burch replied nothing of the size of the sign. There is a chance of more lettering on the building. Chairman Andrews then asked Randy Burch where=he obtained the forms he filled out for this request and Mr. Burch reported he had gotten them from the Inspection Department.' ~ " George Vick wanted to-know if the-decision on this request is up to the Commission or does-it go to the Board of Adjustment. Steve Simonson indicated the Commission has the authority to approve or disapprove this request. -3- .Following a suggestion by Chairman. Andrews, Merwin Willman made a motion to approve the request from Burch Roofing, 116 Wuest St., for an 8' variance to the sign height and an 11 square foot variance to the sign size contingent on the following: (a) Burch Roofing must submit a site plan showing the location of the site and the location of the sign in relation to FM 7.8 and to their building; and (b) Burch Roofing must submit the correct paperwork, required by our ordinance, containing the information we need such as the reasons they need the variances, the size of the sign and the location of the sign; Added to the motion was the statement that all this is required so the Commission can verify the sign is, in fact, done in accordance with their recommendation. George Vick seconded the motion and the vote was as follows: AYES: B. Andrews, G. Vick, M. Willman, K. Van Dine, T. Moreno, P. Jarman NAYS: D. Richmond ABSTENTIONS: None Motion carried. #5 CONSIDER AND TARE APPROPRIATE ACTION: Final Plat Approval - Woodland Oaks Subdivision, Unit 5 (PC #194-93) Mike Cude and Duane Moy were at the meeting to represent this request. Chairman Andrews reminded the Commission Steve Simonson put an updated plat at their places this evening. The changes are basically technical changes. Mr. Andrews than asked for any update. Steve Simonson pointed out that the widths of the streets are missing on sheet 2 of 3. Also, on this plat they show Woodland Oaks Drive. stubbing out. at the drainage. ditch. Mr. Simonson noted they have a new: Master Plan for Woodland Oaks and pointed. out a few of the changes. Mr. Simonson then confirmed he had: spoken with Duane Moy earlier in the. day and advised him- the City wants Woodland Oaks Drive built out to the property line. Mr. Simonson further stated everyone. recognizes its`a major - expense to .build the bridge across the drainage structure. The Master Plan shows that Woodland Oaks Drive goes -to their property :line. They .are saying they cannot build the last Section, Section 7, -unless they_ build the bridge. The intention of the developer-at this. time is to build-the bridge when they build the last Section. -4- Tony Moreno remarked this must have to do with access and Steve Simonson acknowledged that's correct. - Merwin Willman reminded the Commission the Master Plan has always shown Woodland Oaks Drive going out to Schertz Parkway and that's why the City wants it built out to the property line. Mike Cude spoke at this time updating the Commission on their progress. Mr. Cude recounted that the greenbelts have been incorporated into the drainage feature and they have been able to save .almost all of the trees by working channels' around them. As a matter of fact, they are spending almost $4,000 per lot because of drainage. Mr. Cude then mentioned that instead of there going to be two more Units, Units 6 and 7, the remaining property will be combined into only one more Unit, that being Unit 6. Merwin Willman asked Mike Cude if he is saying the extension of Woodland Oaks will come in with the Unit 6 plat and Mr. Cude answered that's correct - they will build Unit 5 right up to the property line. Merwin Willman then referred to the street names and commented that one of them, Wooded Trail, is not on the approved list, but he feels sure the Post Office will probably go along with it. Merwin Willman inquired if the utilities in this subdivision are all in front and Chairman Andrews confirmed that to be true. This prompted a discussion about the exact location of the utilities and resulted in the Commission requesting that a drawing of a typical front yard utility easement be shown on the plat. Chairman Andrews expressed concern about the further development of Woodland Oaks after Unit 5, saying he has seen so many developers get to the second phase of a project and determine it costs- too much, so they ultimately decide to sell the rest of their property. Keith Van Dine .had the same concern and noted that if this project dead ends, that may be.the very thing that prevents further development of the Woodland Oaks area. The idea of the developer putting up a surety bond was .mentioned sand George Vick thought that to be a worthwhile consideration. Chairman Andrews explained to Mike Cude- the Commission is looking for.-some type of method whereby the entire amount of money would not have to be paid_out right now, but when they - get to the point when it's necessary to build the bridge, part -5- of the money. will have already been dedicated to- the bridge fund. - _ George Vick asked what the estimated cost of the bridge is and was informed by Steve Simonson it is $100,000. Mr. Simonson then told the Commission whatever they decide, the City will work on it with the developer. George Vick inquired about the number of lots in Unit 5 and Mike Cude indicated there are 87. George Vick then questioned how long it would take to sell that many lots and it was estimated anywhere from eighteen months to two years. Steve Simonson broached another issue concerning Unit 5 -which needs to be settled - that of the parkland dedication. Mike Cude's thinking was that part of the drainage area and/or channel and the bottom of the detention pond could be utilized as parkland. Steve Simonson wasn't sure those areas could be used legitimately as parkland, especially the drainage channel, and mentioned that according to the ordinance, if a development has less than 133 units, they can dedicate money ($225 per unit) instead of parkland. Mike Cude implied they would give that some thought and come up with a decision. Chairman Andrews asked if Unit 5 will belong to the same (mandatory) Homeowners Association as the other four units and Merwin Willman said he would logically think so. Steve Simonson reviewed the three major unresolved issues concerning Woodland Oaks, Unit 5: (1) dedication of parkland, (2) the building of the bridge, and (3) membership in the Homeowners Association. Chairman Andrews asked the Commission if they wish to proceed with or table action on this plat until the questions are answered. Merwin Willman commented he would prefer to table it. Tony Moreno wanted to know if tabling it would interfere with engineering and Mike Cude told Mr. Moreno it would not because they still have to have the construction plans approved. Steve Simonson hinted he is sure something can be worked out about money~for~the bridge, probably a bond, but-he does have a problem with using the drainage channel as parkland. - Chairman Andrews .suggested-:Mike Cude contact the current - Homeowners Association in Woodland Oaks and ask if they can accommodate 87 more homes. - -6- Mervin Willman made a motion. to table action on the request for - final plat approval of Woodland Oaks, Unit 5, until the following items. can be accomplished: (1) Show street widths on sheet 2 of 3; (2) Show typical front yard utility easement drawing on the plat; (3) State Any Homeowners Association requirements on the plat; (4) Finalize requirement for dedication of parkland; and, (5) Establish a method for funding the extension of Woodland Oaks Drive to the property line. Pia Jarman seconded the motion and the vote was unanimous in favor. Motion carried. After the vote, there was a brief discussion on what's going to happen to the water downstream, namely that which flows to the properties of James Bindseil and Malford Ackermann. Mike Cude explained how the channelized drainage and the detention pond have made improvements in the flow of water downstream. Mr. Cude went on to say Maske Road will be accepting flow as it does now, but it has been improved by the building of the detention pond. #6 CONSIDER AND MARE RECOMMENDATION: Renaming of Live Oak Blvd. Chairman Andrews asked Steve Simonson the status of the name change and Mr. Simonson replied all parties are in agreement. Chairman Andrews indicated what needs to be done. is that we formally request a reply, in writing, from Selma and Cibolo .that they approve. of the name change. Once we have received their replies, we will put .the name change on the agenda and get it done. The Commission discussed giving Selma and Cibolo a deadline in which to reply and it was decided to put this item on the October 12, 1993 Planning and Zoning Commission agenda. Keith Van Dine made a motion instructing Steve Simonson to send a letter to the .cities of Selma and Cibolo requesting their formal approval,. in writing, of the proposed name change for Live Oak Blvd. This letter should give them a deadline for returning the reply in time to be on the Planning and Zoning Commission's agenda of October 12, 1993. Tony Moreno seconded the motion and the vote wa_s unanimous in - favor. _-Motion -carried. -7- #7 ITEMS TABLED: Site Plan for Tri-County Business and Industrial Park, Unit 1B (Taco Bell) . Tabled 8-24-93 Chairman Andrews asked for any update. Steve Simonson reported there's a hold on the property - Taco Bell hasn't. bought it yet.. There's a jurisdictional dispute .between franchise groups in San Antonio and San Marcos. As a result no site plan has been submitted. The consensus of the Commission was to leave this item on the table and notify the appropriate representatives of this project it will be scheduled on the next agenda (9-28-93) of the Planning and Zoning Commission. #11 GENERAL DISCUSSION David Richmond: Elaborated on why he made the suggestion to Burch Roofing that he did about taking the long-range approach of waiting to see what happens before putting up their sign and why he voted against them having the sign. Mr. Richmond stressed he does not wish for FM 78 to become another Pat Booker Road. Burch's sign will be a precedent setter and FM 78 is not, after all, IH-35 where you need a line of site so many feet back to be able to see a sign. Keith Van Dine• Asked Steve Simonson if the people .putting in a mobile home on Pfeil Road have gotten all the proper permits from the City. Mr. Simonson said he will check into it. Pia Jarman: Inquired who is in charge of implementing the educational park grant. Steve Simonson advised he is one of three people on the Committee, the others are Gail Douglas and John Bierschwale. Mr. Simonson further stated a professional landscape architect has. volunteered some time to help them set up the park. Mrs. Jarman asked if there's a time frame and Steve Simonson replied that hopefully citizens can start using. the park by next summer. Mrs. Jarman inquired if there will-be a structure at the park and Steve Simonson. replied yes, it will be a xeriscape park - with walking trails and a gazebo and plaques identifying native- - -Texan foliage. Mrs. Jarman then asked if citizens can donate to the park. Mr. Simonson explained. that when landscaping was done at the -8- Municipal Complex several years ago they had a plan .whereby . people could donate money, time, or materials and then have a small plaque put up with their name on it, so he is sure something similar can be worked out for this project. Merwin Willman• (a) Asked the .status of the disannexation from San Antonio of the land off FM 1518 south. Steve Simonson commented the City received a letter from Mayor Wolff saying he had received our letter. (b) Referred to the incident this evening where the wrong form had been submitted by Burch Roofing and said the Commission sets up instructions and procedures to handle certain items, but they seem to fall apart along the way. Mr. Willman also referred to the checklist that we have which should be attached to all plats when they are submitted. Mr. Willman observed that maybe we need to change the procedures so there's more time for the City to review items submitted for the agenda. Chairman Andrews emphasized that an item for the agenda cannot be reviewed and/or staffed completely if it doesn't come in until the Friday before the meeting. Mr. Andrews suggested that perhaps the deadline should be the Wednesday before the meeting, and if something is submitted after the Wednesday deadline, then it will not be scheduled until the agenda for the meeting two weeks later. Mr. Andrews also advocated tabling an item if what is submitted is incomplete. Steve Simonson stated that moving the deadline back is the easiest thing to do. As far as the wrong form for the sign variance,, he apologized- and told the Commission it was his fault, he had not noticed it-was on the wrong form. And then referencing Merwin Willman's comment about a checklist being submitted with the plats, Mr. Simonson said he does provide a checklist with the preliminary plat, but it is the Commission's responsibility to retain that checklist until the final plat is submitted. Councilman Ken Greenwald voiced his thoughts on the process and recommended following the policy that if an item is not staffed, it cannot come before the Commission for consideration. Chairman Andrews, agreeing with Mr. Greenwald'~s idea and taking previous discussion into_consicieration, suggested the - policy be that an item: has to be submitted by Wednesday and has to be staffed or it cannot come before the Commission. -9- Keith Van Dine asked.5teve Simonson, since he knows his. time schedule, to write something up on this and bring it to the next meeting so the Commission can vote on it as a policy. Chairman Andrews requested something be written up on this and it be placed on the agenda of the September 28, 1993 meeting. Georcte Vick Mentioned the incident of a drive-by shooting on Marilyn the other night and said it appears to have been the result of a disagreement between teenagers. Councilman Ken Greenwald: (a) Reported that he, the City Manager and the Mayor were supposed to attend a meeting last week on the high speed rail project, but the meeting was cancelled. (b) Advised that at the last Canyon Regional Water Authority (CRWA) meeting, it was discussed how the high speed rail's location may have an impact on the location of water lines and how if the rail is federally financed, it will cost us. .e The CRWA is plugging right along, the two clarifiers are about 95~ complete and they have started to install plumbing and piping. We still don't know, as far as the City of Schertz, what the new water authority will charge us for our pumps. Steve Simonson: (a) Declared that since the Williamson Subdivision plat was approved, there has been a lot of interest from citizens in the Schaefer Road area about being annexed into the City of Schertz. Mr. Simonson told the Commission they might think about how they would want to zone the area. Mr. Simonson then remarked that, if you look at the map, it would be advisable for Schertz, if they consider annexing the Schaefer Road area, to go all the way down to Lower Seguin Road and encompass the whole thing. It would close up the area and the City wouldn't be taking on a lot of extra responsibility. Merwin Willman asked .if the Gutierrez landfill won't. be using Schaefer Road as an access road to their facility. Steve - Simonson and Councilman Ken Greenwald both admitted they don't think you will ever see the landfill because of all the costly EPA and/or other governmental regulations. _ ~(b) Related there are several areas in_the City being discussed as possible locations for apartments - the Alamo Waste location and the corner of Schertz Parkway and Elbel Road. Chairman -10- Andrews asked if those looking at the location-at the corner of Elbel Road and Schertz Parkway are aware-Westchester Drive has to be extended out. Steve Simonson assured Mr. Andrews he had apprised them of that up front. Mr. Simonson also mentioned Darwin Peek's request for the rezoning of part of his land to accommodate the building of apartments. (c) Asked the Commissioners if they remember Sagemont and said the developers have come back. There is already an approved plat for the first unit off FM 3009, but Mr. Simonson said he suspects they are looking at developing a unit off Schertz Parkway. They will need water and sewer lines. (d) Mentioned there is no new information on Greenshire at this time. Chairman Andrews: (a) Asked Merwin Willman if he's familiar with the APA Journal and Mr. Willman answered that, in his opinion, it's written on a professor's level. Mr. Willman went on to say the APA has an advisory service through which you can borrow videos and books and they will answer questions, but it is expensive. Mr. Willman thought this service would be of more help to the Commission than the APA Journal and is sure there will be some literature on it at the APA conference. (b) Pointed out that the Commissioners had received, in their packages, room confirmations and further information on the conference. #9 ADJOURNMENT Chairman Andrews adjourned the meeting at 9:10 P.M. The next meeting is a public hearing and regular session scheduled for September 28, 1993. -11-