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12-14-1993 PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission convened in a Regular Session on Tuesday, December 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 COMMI55ION OTHERS PRESENT BOB ANDREWS, CHAIRMAN SALAH DIAB GEORGE VICK, VICE-CHAIRMAN PAUL BALEY MERWIN WILLMAN, SECRETARY LEONARD LITTLE DAVID RICHMOND LINDA LITTLE TONY MORENO ROGER MEDINA PIA JARMAN KEN GREENWALD, COUNCILMAN CITY STAFF MEMBERS ABSENT STEVE SIMONSON, ASST. CITY MANAGER KEITH VAN DINE NORMA ALTHOUSE, RECORDING SECRETARY ~1 CALL TO ORDER Chairman Andrews called the meeting to order at 7:00 P.M. ~2 APPROVAL OF MINUTES: Regular Session November 23, 1993 Merwin Willman made a motion to approve the minutes for the Regular Session November 23, 1993. David Richmond 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: Preliminary and Final Plat Approval - Wendy's Subdivision, Unit 30 (PC #203-93) Salah Diab and Paul Baley were at the meeting to represent Wendy's. Chairman Andrews asked for input. Steve Simonson informed the,Commission the plat has been to all the appropriate agencies such as Public Works and the City Engineer. There is water and sewer r~adily available to the property, the area is relatively flat and considered no problem, they have already obtained the State highway permits, and they have their service foundation elements presented to us and all the plans we need. Merwin Willman asked what happens to the Park-N-Ride. Steve Simonson explained the area is being cut down considerably; but the highway department has no problem with that. It was not an official Park-N-Ride. Councilman Greenwald asked about the CPS statement on the plat and was. told by Steve Simonson CPS requires a statement on any plat where it supplies utilities. Merwin Willman inquired if Bexar County on the mylar will be changed to Guadalupe County and Steve Simonson replied yes it will. Merwin Willman made a motion to approve the preliminary and final plat for Wendy's Subdivision, Unit 30. Tony Moreno seconded the motion and the vote was unanimous in favor. Motion carried. #5 CONSIDER AND TAKE APPROPRIATE ACTION: Site Plan Approval and 25' Sign Height Variance Approval- Wendy's Subdivision (PC #203-A-93) Steve Simonson related he and Mr. Diab had been working off misinformation about the size of the sign. The proposed sign is 272 square feet instead of 233 square feet as he had mentioned in the package. The 272 square feet is the standard sign size for Wendy's. In addition, they would like a smaller (120 square feet) size sign at the 25' level of the same pole. These two variances would be in addition to the request for a 25' height variance. Mr. Simonson went on to say 75' is consistent with other signs in the area and then mentioned that McDonald's sign meets the ordinance requirements as far as number of square feet allowed, but we didn't count the arches in that. Merwin Willman asked why two signs on the same pole and Steve Simonson explained the top sign is considered the highway traffic grabber and the bottom sign is for the local driver. George Vick acknowledged he has seen this type of thing at other fast food locations. David Richmond questioned the need for another. sign at the 25' level. Salah Diab stated it is the desire of Wendy's to .have both signs, but they will do without if that is the wish :of the City of Schertz. Also, they would like to use the 272 square foot sign because it is one that is already made. It was originally for someone else, but they used a bigger one. David Richmond asked if alI the signs up there are 75' and Steve Simonson replied all (McDonald's, Jack-in-the Box, Diamond Shamrock) but Stop-N-Go because they used the existing -2- .a= sign from Country Corner. Chairman Andrews reported that the large Wendy's sign without the girl measures 271.8 square feet. The smaller sign they wanted at the 25' level measures 120 square feet counting the girl. Mr. Andrews then inquired what D/F flex faces means. Paul Baley indicated it is a fabric (a canvas-like material) that stretches over the sign, neon lights are behind it and they reflect through it. It is a fabric that only needs to be replaced on an average of every 10-12 years.' Chairman Andrews then questioned if both signs will be lighted and was told ,they will be. David Richmond made a motion to approve the large sign, as stated at 272 square feet, and seeing it is larger than the 250 square foot requirements of the ordinance, to disapprove the lower sign at 25' as unnecessary. Chairman Andrews inquired if the motion also includes approval of the request for the. 25' variance to the sign height and David Richmond replied yes it does. Mervin Willman seconded the motion and the vote was unanimous in favor. Motion carried. Mervin Willman then reminded Chairman Andrews that the Site Plan needs to be approved. Chairman Andrews asked the Commission for questions about the Site Plan. Mervin Willman inquired about the location of the handicap ,parking spaces observing they appear to be farther away than usual from the entrance. Salah Diab explained that the entrance is at an angle off FM 3009 which would make it more difficult for the handicapped to get out, and Wendy's tries to keep handicap parking spaces out of the traffic lane. This plan has worked well in other Wendy's locations and meets the approval of the State handicap authority. Chairman Andrews asked, and it was confirmed by Mr. Diab, that there are four handicap parking spaces. Mervin Willman mentioned he sees no indication of where the lighting will be in the parking lot. Paul Baley stated the contractor he uses has neat and special computer software which feeds all the information on the sites and the computer gives the exact location of the light standards and the amount of wattage, height, etc. This -3- particular contractor has done all the Wendy's for the last six years. Mr. Baley told the Commission he can get the lighting details for.them.as an addendum, if needed. Steve Simonson pointed out the pictures of the parking lot show the standard lighting fixtures and that's why he didn't insist on lighting details. Merwin Willman then noted that we have Site Plan requirements and if we are not going to use them, then we should either eliminate them from the ordinance or change them. Mr. Willman also mentioned the fact there are no landscaping details and that is a requirement for Site Plan approval. Salah Diab~ admitted this was an oversight on his part and he will be glad to provide the details of the lighting of the parking lot and the landscaping later, if the Commission wants to approve the Site Plan with contingencies. Merwin Willman commented the RV parking area is nice, but if the possibility existed to have pull-through parking for the RV's, he sure would like to see it. Tony Moreno wondered if the owner has a certain amount of time to provide the addenda required to meet the Site Plan requirements, and Steve Simonson advised it can be whatever length of time is approved by the Commission. Tony Moreno made a motion to approve the Site Plan for Wendy's Subdivision contingent upon the lighting and landscaping details being provided to the City within five (5) working days. Merwin Willman seconded the motion and the vote was unanimous in favor. Motion carried. #6 CONSIDER AND MAKE RECOMMENDATION: Request from Leonard Little, 508 Curtiss, fora Side Yard Setback Special Exception and an Accessory Building Special Exception to the Zoning Ordinance Chairman Andrews asked for input. Steve Simonson noted the Accessory Building Special Exception should be scratched - it is a request for only a Side Yard Setback special exception. Mr. Simonson went on to say_it is a straightforward request.: Mr. Little wants to build two portable carports on either side of his residence. Chairman Andrews mentioned the pictures submitted by Leonard Little which had been passed around. George Vick inquired how close the Little's are to the neighbor -4- and Mrs•. Little replied they share driveways. They share the entrance off the street and then it splits. George Vick and Chairman Andrews both stated the property line is not shown on the drawing. Leonard Little related the carport would be 2' from the fence on one side and 4' from the property line on the other side. Merwin Willman asked if it's still a duplex and was told by Mr. Little it is not. Mr. Willman verified that this request is for two portable carports and Leonard Little said that's correct. Chairman Andrews questioned if there's a curb cut and Merwin Willman advised there is. Tony Moreno wanted to know the reaction of the neighbors and Leonard Little said the neighbors like it. Merwin Willman asked why it's called a portable carport and Mr. Little replied because he built it and it can be moved. Tony Moreno questioned how it's affixed to the ground and Mr. Little answered by angle iron and mobile home anchors. Chairman Andrews asked if there is further input from the Staff, but Steve Simonson replied there is not. Chairman Andrews, referring to the measurements, noted 15' on one side and 17' on the other, concluding that apparently the house is not in the middle of the lot. George Vick asked why they need two carports. Leonard Little replied they have three cars and the purpose it to keep the sap and bird droppings off the cars. Mr. Little also added that he thinks the carports beautify and uplift the appearance of Curtiss Ave. Merwin Willman stressed that if the Commission had seen these two houses before Mr. Little remodeled, they would understand what he is .saying about the appearance. David Richmond made a motion to forward this request to the Board of Adjustment indicating the Commission recommends approval of the request. and also asking that it be scheduled for a -Board of Adjustment hearing. Pia Jarman seconded the motion and the vote was as follows: AYES: M. Willman, D. Richmond, T. Moreno, P. Jarman NAYS: G. Vick ABSTENTIONS: B. Andrews Motion carried. -5- #7 CONSIDER AND TAKE APPROPRIATE ACTION: Preliminary Plat Approval - Dove Meadows, Unit II Roger Medina was at the meeting to represent this request. Chairman Andrews asked for Staff input. Steve Simonson informed the Commission this plat follows the Master Plan. The second sheet shows roads, but no lots. The roads are being put in so they can go ahead with construction of the Community/Recreation Center and this also gives the subdivision a second exit out of there. Several items which should be on the plat are missing: (1) the 5' contours, (2) the 1' non-access easement at Dietz and Borgfeld, (3) the Homeowners Association statement, and (4) the common areas. Mr. Simonson further stated this plat has been before the Public Works Department and Ford Engineering and neither have serious objections to it. Tony Moreno inquired if the Homeowners Association statement is required on each separate unit of the subdivision and was told by Steve Simonson it is. Steve Simonson pointed out that some of the lots are extremely large and no common areas are shown. Merwin Willman observed that the Master Plan shows walkways and there are none on this plat. Roger Medina explained this plat is a computer generated layout. If you look at the Master Plan it shows greenbelt area adjacent to the drain and 'it is not going to be part of the drain, it has to fall on their property. They are working with a landscape architect, the one who is doing the park area in the subdivision. Mr. Medina further stated there are some problems with this computer generated layout. The size of the lots have to be tweaked, the greenbelt areas need to be put in, and they are planning to put in jogging trails. They have been talking with .the telephone company and have given them an easement along the gas line. They will also be putting in a crossing or bridge, have dedicated some right-of-way alo;nq Dietz Road for widening, and have given the various:utility;companies the easements to bring in their utilities. They also have to pull their. cul-de-sacs further back and provide areas much like they did in Unit I where they gave public access areas. - Mr. Medina advised the final plat will refine this preliminary plat with all the amenities. Tony Moreno wanted to make sure none of the amenities are in the drainage right-of-way and Roger Medina assured Mr. Medina -6- they are not and they will be the responsibility of the Homeowners Association. Mr. Moreno then pointed out that the graphic arrow is wrong and Roger Medina admitted it is not rotated properly. Chairman Andrews mentioned ten lots where he can foresee a problem --Block 6, Lots 1 through 5 and Block 7, Lots 1 through 5. The last 50' of the lot is a gas line easement and the purchaser needs to be made aware he can't build on that portion of his lot. Roger Medina remarked there has to be an annotation on the plat that if the homebuilder builds his property line fence clear back to the rear property line, then that portion of the fence that goes along or across the easement has to be a removable section. On Crimson Cove they have to have driveways on both sides of the street for utility access. Mr. Medina admitted these are things they have to take care of before construction starts. Chairman Andrews once again mentioned the ten lots and that the purchaser needs to be fully aware of the 50' easement. Roger Medina felt things like that can be taken care of in the restrictive covenants. Chairman Andrews listed things so far that are missing on the plat: (1) the 5' contours, (2) the 1' non-access easement, (3) the common areas, (4) the Homeowners Association statement, and (5) the identification of pipeline easements. Merwin Willman wondered why the water/sewer lines are not shown and Roger Medina advised those are usually identified in the construction plans. Steve Simonson contended the water/sewer lines are never shown on any plat. Roger Medina told the Commission the preliminary plat, as they see it tonight, is being submitted to the various utility agencies. Those agencies will determine the best route for them to take and send the engineering firm documentation as to where they require easements. Merwin Willman then brought up the street names and pointed out the ordinance requires prior approval of street names by the Commission and by the Post Office. . Roger Medina thought the street names had been on the list Jim Box gave them- and submitted to the Post Office, but Merwin Willman stressed we had a list for Unit I but not for Unit II. Chairman Andrews told Roger Medina they need to submit street names to the Commission before they are submitted to the Post -7- Office. Chairman Andrews asked Roger Medina how long he thinks it will be before they bring in the final plat with all the corrections and Mr. Medina estimated anywhere from 30 to 45 days. George Vick made a motion to approve the preliminary plat for Dove Meadows, Unit II contingent upon the 5' contours being shown, the 1' non-access easement on both Borgfeld Road and Dietz Road being shown, the Homeowners Association statement being added, the common areas and walking/jogging paths being shown, and the street names being submitted to the Commission for approval. Tony Moreno seconded the motion and the vote was unanimous in favor. Motion carried. #8 CONSIDER AND TARE APPROPRIATE ACTION: Revocation of Final Plat for Sagemont Subdivision, Unit 1 (PC #120-85) There was no one present to represent this request. Steve Simonson informed the Commission he had spoken with Sam Parnes of Morton Homes and they consider Sagemont a dead subdivision, feel it should revert back to raw land, and have no objections to the final plat being revoked. Merwin Willman made a motion to revoke approval of the Master Plan and the final plat for Sagemont Subdivision, Unit 1. George Vick seconded the motion and the vote was unanimous in favor. Motion carried. #9 CONSIDER AND TARE APPROPRIATE ACTION: Discussion on Public Hearing Notification Process for the Renaming of Live Oak Blvd. Steve Simonson declared that since nobody lives there, he hates to send out numerous letters and waste money notifying property owners. No one will face the road even if the name is changed. The ordinance, however, doesn't state anyone has to live there, so that's why he's bringing this before the Commission for a waiver of the notification process. After a brief discussion, Merwin Willman made a motion to waive the notification of property owners for a public hearing on the renaming of Live Oak Blvd. George Vick inquired if a notice shouldn't-be put in the paper to preclude any challenges and Steve Simonson assured Mr. Vick a notice will be published in the paper because of holding: a public hearing. " The .stipulation that a notice of .the public hearing be published in the newspaper was added to the motion. -8- :Tony Moreno seconded the motion and the vote was unanimous in 'favor. Motion carried. #10 CONSIDER AND TAKE APPROPRIATE ACTION: Cancellation of P&Z Meeting for December 28, 1993 The consensus of the Commission was to cancel the P&Z meeting ;for December 28, 1993. $11 GENERAL DISCUSSION David Richmond: Kiddingly ask if the Highway Department is contributing to a fund for those who lose the front ends of their cars or get rear-ended because of road construction. Steve Simonson told Mr. Richmond he would have to speak to the Highway Department about that. Tonv Moreno• Wished everyone a Happy Christmas and a Merry New Year. Pia Jarman• Inquired if the Commission wasn't asked, sometime back, to review the publications they receive. Steve Simonson answered yes they were and he would like to have discussion of those publications placed on the next agenda. Mr. Simonson went on to say education is an important part of a Commissioner's job, but some of the publications we receive are redundant and if the Commission agrees, we won't renew them next year. Merwin Willman: Remarked we have checklists and an item on one of the checklists is location of existing and proposed utility lines and easements. Do you feel that item should be eliminated? Maybe we should review our checklists. Steve Simonson said the key here is that existing utility lines have to be shown on the plat. Nir. Simonson indicated that what he said about not showing=the utility water/sewer lines is that traditionally we never show them because they are all in 'the street right-of-way and all in the construction plans. There was discussion about what is and what is not shown on plats and whether or not - that's in conflict with -the checklists. Steve Simonson indicated he would like to have the review of the checklists on the next agenda if it's okay with the -9- Commission. The Commission had no objection and Chairman Andrews requested that .item be placed on the next agenda. As a side note, Merwin Willman related he has the checklists _ set up as addendum A of the UDC. George Vick• (a) Referred to all the Christmas lights saying how great they look. (b) Noticed sold signs on Schertz Parkway and wondered if the property~is just changing hands or someone is actually planning to build. Steve Simonson remarked it is just a change of hands. Steve Simonson: (a) Reported a project timetable for FM 78: Public hearing - spring of 1994 Right-of-way map finished - winter of 1994 Right-of-way purchase time frame - 1995-96 Possible construction start time - 1997 at the earliest, probably 1998 Mr. Simonson reminded the Commission construction on FM 3009 didn't start until 1993, but the public hearing was held back in 1986. Steve Simonson explained there will be five lanes coming from. RAFB down to three lanes. There will be five lanes coming around Cibolo up to FM 3009 crunched down to three. Tony Moreno wondered if all this will be built and/or adequate when the high speed rail goes through and Steve Simonson replied at the rate we're going, if we do not have an alternate road across Cibolo Creek, between IH-35 and FM 78, the day they finish the five lane road it will be choked. Tony Moreno observed that the other right-of-way monster will be coming through and Steve Simonson told Mr. Moreno not to hold his breath. Tony Moreno asked what happens, though, if it does. come through. Steve Simonson explained the right-of-way wouldn't come from FM 78, it would-come from the other side. You would wipe. out downtown Schertz Main Street. Steve Simonson reminded the Commission the situation they need to look at is that in long-range planning, the powers that be in San Antonio always show Kitty Hawk Road coming across Cibolo Creek and connecting into Schertz. Exactly where and with what road is another question. They only look at Bexar County and a -10- i F 9 little blip called Schertz-Cibolo. (b) Advised he has a meeting tomorrow with representatives of U.S. Homes who are talking a lot of new homes in the Scenic Hills section of Northcliff. Mr. Simonson then mentioned Deer Creek in Cibolo and other construction: going on in the area. Chairman Andrews asked what the latest is on Woodland Oaks. Did the bond come through? Steve Simonson replied it has not and we won't give them permission to start construction until we get the bond. Chairman Andrews: (a) Observed it has been a beautiful year and extended best wishes to everyone. Before adjournment, George Vick asked everyone if they had read that Houston voted down zoning. #12 ADJOURNMENT Chairman Andrews adjourned the meeting at 8:30 p.m. The next scheduled meeting is January 11, 1994. On this date the Planning and Zoning's public hearing on the renaming of Live Oak Blvd. will be held. -11-