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03-22-1994 PLANNING AND ZONING MINUTES The -Schertz Planning and Zoning Commission convened in Regular Session on Tuesday,March' 22, 1994 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 SAM BLEDSOE GEORGE VICK, VICE-CHAIRMAN BRAD GALO MERWIN WILLMAN, SECRETARY JIM GIBLER KEITH VAN DINE JIM BECK DAVID RICHMOND ED PIERSON TONY MORENO BOB POND PIA JARMAN BETSY POND KEN GREENWALD, COUNCILMAN RAY SWANN BRIAN FENNEMEIER CITY STAFF CHARLES JANELL ' JOSH MORAN STEVE SIMONSON, HAL STOCKTON ASST. CITY MANAGER RALPH RODRIGUEZ NORMA ALTHOUSE, DIANA FAIRS RECORDING SECRETARY #1 CALL TO ORDER Chairman Andrews called the meeting to order at 7:00 P.M. #2 APPROVAL OF MINUTES: Regular Session March 8, 1994 Pia Jarman pointed out that on page 6, first paragraph, next to last sentence, the word in should be changed to is. Merwin Willman made a motion to approve the minutes, as corrected, for the Regular Session March 8, 1994, Pia Jarman seconded the motion and the vote was unanimous in favor. Motion carried. David Richmond commented he thinks the list of names under OTHERS PRESENT doesn't reflect the large crowd that was present because everyone didn't sign in when the meeting had to be moved to the Council Chambers. #3 CITIZENS' ~ INPUT OTIiER THAN AGENDA- ITEMS There was none. #4 CONSIDER AND TARE APPROPRIATE ACTION: Final Plat Approval of the Vacate and Replat of a Portion of .Northcliffe Estates Model Home. Park and the Subdivision 'Plat of The Fairways at Scenic Hills, Unit 1 (PC #205-94-A/B} Tabled March 8,.1994 There was no one at the meeting to represent this request. Chairman Andrews asked for an update. Steve Simonson informed the Commission he had spoken with Alan Lindskog who said there is nothing further to report at this time. Mr. Simonson recommended disapproval of the request saying he had informed Mr. .Lindskog about the action the Commission would have to take since this request was on the agenda the .last time and was tabled. They may come in later with an amended plat. Merwin Willman made a motion to disapprove the final plat of the vacate and replat of a portion of Northcliffe Estates Model Home Park and the subdivision plat of The Fairways at Scenic Hills, Unit 1 (PC #205-94-A/B). George Vick seconded the motion and the vote was unanimous in favor. Motion carried. #5 CONSIDER AND TARE APPROPRIATE ACTION: Revocation of Original Master Plan for Greenshire (originally approved April 22, 1986) (PC #123-86) Chairman Andrews reminded the Commission this had been discussed at the last meeting. There. being no further comments or questions, Merwin Willman • -made a motion to revoke approval of the origina-1 Master Plan for Greenshire, originally approved April 22, 1986. Tony Moreno seconded the motion and the vote was unanimous in favor. Motion carried. #6 CONSIDER AND TARE APPROPRIATE ACTION: Request from MBC Engineers for Approval of the Master Plan for Greenshire (PC #208-94) Sam Bledsoe, Brad Galo, Diana Fairs, Hal Stockton and Ralph Rodriguez were at the meeting to represent this request. _ Chairman Andrews asked for-Staff input. Steve .Simonson informed the Commission they have,. in their packages, his comments to them and the letter from Sam Bledsoe. One thing to keep in mind is they are willing to dedicate the greenbelt as parkland, but we can only accept that as 50$ of -2- the parkland requirement. Chairman Andrews inquired if they dedicate that greenbelt as parkland, won't the City have to maintain it. -Steve Simonson suggested the idea of accepting the parkland and .dedicating it to the Homeowners Association. The residents of Greenshire Oaks would like to keep the greenbelt in its natural state. David Richmond, indicating he has some concerns about the Master Plan, asked if they are going to hear from the engineers. Sam Bledsoe spoke at this time and outlined the following points regarding the Master Plan for Greenshire: (a) the lots in the treed area will be 80' x 120'; (b) the lots to the back of the subdivision where there are no trees will be 60' x 120'; (c) there will be a brick fence along FM 3009; (d) the previous entryway will be incorporated; (e) the deed restrictions will require houses facing Greenshire Drive to have a minimum of 2000 square feet; (f) the front lots backing up to FM 3009 will have extra depth; (g) variances will be required from time to time to accommodate trees; and, (h) the greenbelt area will be dedicated as a park. Mr. Bledsoe then mentioned he had brought some_ experts with him to answer questions and they have pictures with them of houses of a type similar to what is expected to be built in the area. This is in an effort to try and help alleviate the concerns' of the current residents of Greenshire Oaks about who the builder will be. Josh Moran, a resident of Greenshire Oaks, mentioned that FM 3009 is .being widened to a five lane highway and even if there's a brick fence, wondered if anyone would really want to live in a house .closer to FM 3009. Perhaps there should also be a buffer. Mr. Moran related there had been an accident just recently where a car went through the fence and hit the corner of a house on Cyrus McCormick. Mr. Moran also expressed .concern about there being only one access. (Woodland Oaks Drive) to and from the subdivision. -3- Chairman Andrews ,pointed out Green Valley Road provides a second access and Mr. Moran wondered if the intent is to widen Green Valley Road. ..Betsy Pond of 3013 Bent.Tree Drive voiced concern about increased traffic on Woodland Oaks Drive. In response to both citizens, Chairman Andrews stated again that Green Valley Road provides a second means of access and noted that it will eventually have to be upgraded. Mr. Andrews then mentioned that Woodland Oaks Drive has a 60' right-of-way. Harry McMillan, currently having a house built in Greenshire, .asked how many houses are planned for the subdivision and Sam Bledsoe replied there are 502 lots. Mr. McMillan then asked if there are any plans to widen Woodland Oaks Drive. Chairman Andrews explained once more that Woodland Oaks Drive has a 60' right-of-way and there are no plans to widen it. Mr. McMillan, saying additional traffic on Woodland Oaks Drive is a valid concern, asked Chairman Andrews if he and the Commission are ready to accept that a 60' right-of-way will be sufficient. Mr. Andrews replied yes they are - 500 homes on a 60' right-of-way is done everywhere with no problem. David Richmond emphasized that still the vast majority of the lots are 60' x 120'. Mr. Richmond also pointed out that even though the houses facing Greenshire Drive have a minimum 2000 square foot restriction, the lots are considerably smaller on that side than they are on the Greenshire Oaks side. Whether there are trees or no trees is immaterial, what is wanted is a continued reflection of Greenshire Oaks. Mr. Richmond went on -to say it is a disservice to the present state o-f the area to put 500 homes in that part of the 200 acres that can be built on. His wishes are similar to those of the City of Schertz and that is to mirror the image of what is already there. Mr. Richmond revealed he would like to see 80' x 140' lots. That would be lessening the number of homes, but it would also lessen the density which would also reduce the traffic. Mr. Richmond finished by asking what the major` concern of the developer is that he feels he needs to downsize the lots.. - Sam- Bledsoe implied that the Commission should look at the- economics of the situation on the developer's part., Chairman Andrews interrupted to ask if they're trying to tell us that an 80' x 140' lot is unmarketable and won't sell and was told no, it's a purely economic matter. -4- At this time Diana Fairs, representing Hallmark Properties, passed around the pictures of ,the houses, previously mentioned by Sam Bledsoe, for everyone to observe. The houses in the - pictures are all. on 55' to 80' lots. It was noted that Hallmark deals only with duality end builders. Pia Jarman, affirming these are all very lovely looking homes, pointed out that when you build on smaller lots, you are going to be closer to your neighbors. If you are going to sell the uniqueness of the area, but are going to cram large houses on small lots, the houses will be shoulder to shoulder with two or more cars per family and she doesn't think they're talking about the same concept. Greenshire is a part of the City you cannot find elsewhere and it's exclusivity and beauty should be preserved. Diana Fairs noted they have always tried to maintain the aesthetics and preserve the trees and asked the Commission to keep in mind that Schertz's setbacks are larger than San Antonio's. Ms. Fairs then introduced HaI Stockton, Sales Manager for Japhet Homes, and Ralph Rodriguez, Vice-President of Hallmark Properties. Mr. Stockton told the Commission they are the marketers for Hallmark Properties. They are weighing profit with community needs, and the economics are not there for larger lots. They build two ways - (a) speculative homes and (b) production homes consisting of 15 to 20 different floor plans. Even though they are a production builder, they will also customize if the price can be .agreed upon. Harry McMillan, after looking at the pictures, asked if all the lots were 60' and was told 55' and 60'. Mr. McMillan then wondered what the square footage and the cost of the houses would be on those built on the 80' x 120' lots and the 60' x 120' lots. Ralph Rodriguez replied he does not know the pricing of the houses, but he would estimate the square footage to be anywhere from 2200 to 3000 square feet. .David Richmond asked Mr. Stockton and Mr. Rodriguez if they see any reason why this neighborhood could not support all 80' lots and was told it's all relative. to cost. Chairman Andrews, commenting we can't concern ourselves :to just the money point, said we-need to get back into perspective. Our concerns should be the trees; the type of houses, and the lots and whether or not this Master Plan provides us the means to have what we want as far as trees, houses and lots. Greenshire is a defined area. It is not the Dominion,-but it is exclusive and we're trying to preserve that quality. -5- Ralph Rodriguez assured the Commission their aim is to preserve and enhance the neighborhood.'-They are not coming in as a spoiler. Hal Stockton reminded the Commission they're talking about a long-term project, perhaps 6 or 7 years. There will not be 502 houses built by December 1, 1994. David Richmond made several points. If the lots are larger, there are less homes. If the approximately 100' frontage is left as a natural buffer and there is a brick fence where the median strip ends, traffic will not see the homes and the homes will not see the traffic. Mr. Richmond mentioned again his dissatisfaction with 60' lots and stressed that conformance to the larger lot sizes would be more desirable. Merwin Willman asked what the minimum larger lot size is that the developer would accept and was informed by Diana Fairs 80' x 120', but added it really hurts the developer not to have any 60' lots. There was more discussion on lot sizes and on economics. David Richmond added that our competition is not being lost to .San Antonio, but rather to Forest Waters and to Garden Ridge. Ed Pierson of 2904 Bent Tree Drive brought out two of his concerns. First of all, those lots facing each other on any given street should be of equal size and quality. Secondly, there is not sufficient ingress/egress from the subdivision because Green Valley Road floods. Mr. Pierson thought Green - Valley Road was a County road. - Chairman Andrews stated Green Valley Road is a City of Schertz Road. It has a 60' right-of-way and as growth occurs, it will become necessary to upgrade it. Some of the drainage has been temporarily alleviated by trenching. . Steve Simonson added the City is aware of the problems and there are plans to upgrade the road within two years. Merwin Willman suggested they get back to the Master Plan. If we're looking at a minimum of 80' x 120' size lots, then maybe some of them could be bigger. We need to decide on a size. i Chairman Andrews shared Mr. Willman's feelings and commented they need to say to the developer we can accept lots no smaller a than (whatever size is agreed upon). Steve Simonson questioned if there will be any transition or will they all stay the same. Brad Galo of Anchor Lnternational spoke up and emphasized they are not planning on putting in tract homes. Mr. Galo also reiterated Diana Fairs statement that the builder needs 60' -6- .lots for flexibility. Chairman Andrews reviewed the options: (a) a minimum of 80' x 120' lots throughout .the entire subdivision; or, (b) 80' x 120' lots up front and facing Greenshire Drive and comparable lots throughout the rest of the subdivision, downsizing as they go toward the back. David Richmond suggested (a) a buffer along FM 3009 so the houses don't back right up to the highway; (b) lots in the treed area backing up to FM 3009 be 80' plus x 120' plus;. (c) those houses that face Greenshire Drive be the same size as those across from them;. and, (d) some graduation/transition to the 60' x 120' lots so there's a better blend overall with the current 54 homes already there. Merwin Willman cautioned David Richmond he's getting into specifics and that should be done on the plat. We need to concentrate on the Master Plan Chairman Andrews disagreed with Mr. Willman and commented we need these specifics for the Master Plan. David Richmond agreed also and said if we approve the smaller lots, that's what we'll see and then we'll have to hassle over the plat. Steve Simonson advised that the City of Schertz setbacks are bigger than San Antonio's, so the houses won't be as close together. Mr. Galo declared that those lots backing up to FM 3009 may be as large as 80' x 150', those facing Greenshire Drive will be 80' x 120' and the rest will be a variable of 60' x 120'. . Chairman Andrews asked the Commission if they cauld live with that. David Richmond still didn't like it because there's no transition from the 80' x 120' foot lots to the 60' x 120' lots, but all the other Commissioners indicated they could live with it. There was further discussion on the buffer area. -Merwin Willman .noted the parkland situation still has to be _ .settled. Is it going. to be a City park or a private park? Steve Simonson mentioned once again that if it's dedicated to Greenshire, they want to keep it in its natural state. If it's dedicated to the Homeowners. Association as a private park, the .City can consider that only 50~ of the parkland requirement. The other 50~ would. have to be cash in lieu of land. Mr. _7_ Simonson suggested the developer keep the greenbelt as part of the parkland dedication and. then pay~the other 50~ as cash in lieu of land. Pia Jarman wanted it clarified who pays the 50~ and Steve Simonson assured her it's the developer. Merwin Willman remarked that in regard to the Homeowners Association, Greenshire Oaks will have to become a part of it. -Steve Simonson commented they will have to address that when it's time to review the plat. Merwin Willman pointed out the frontage which is now zoned Neighborhood Services will have to be rezoned. Also, Greenshire Unit 1 is Woodland Oaks Drive and Greenshire Drive, so the first unit of the proposed subdivision will have to be Unit 2. Mervin Willman made a motion to approve the request from MBC Engineers for approval of the Master Plan for Greenshire with the following amendments: (a) lots facing Greenshire Drive be a minimum of 80' x 120'; and, (b) lots adjacent to FM 3009 must be deeper than 120' to provide a larger buffer area. Keith Van Dine 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. _ #7 GENERAL DISCUSSION Mervin Willman• (a) Asked if the final plat for Dove Meadows, Unit 2 has been submitted yet and was told by Steve Simonson it has not. (b) Questioned .the status of the naine~change for a section of. FM 78 to John E. Peterson Parkway. Steve Simonson indicated the Post Office has not given us their answer yet. Steve Simonson• Informed the Commission that on E. Live Oak.Road there are two families who own large lots - the Pena's and the Niland's. They have children married to each other who have sold their -8- house with. no place to go for a while. They are putting up a modular home between the lots~for their children. There's room and it's legal. They don't have to plat it because they are not selling them a lot. Councilman Greenwald: Informed everyone this Saturday is the opening day of baseball. BVYA is planning what they call a spring valley extravaganza. There will even be a parade. Before adjournment, Steve Simonson told the Commission that the drawing on display is the xeriscape educational park in Dove Meadows, Unit 1. #8 ADJOURNMENT Chairman Andrews adjourned the meeting at 8:50 p.m. The next regularly scheduled meeting is April 12, 1994. -9-