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08-23-1994 PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission conducted a public . hearing on Tuesday, August 23, 1994 at 7:00 p.m, in .the Municipal Complex Council Chambers,' 1400 •Schertz Parkway,' _ . ~ ~ Schertz, :Texas... Those present. were as ~fo~llows: ~ ~ . • PLANNING & ZONING COMMISSION OTHERS PRESENT BOB ANDREWS, CHAIRMAN RUSS HUTCHINS MERWIN WILLMAN, SECRETARY DEBORAH GRIFFIN KEITH VAN DINE JOE VEYTIA DAVID RICHMOND HERB QUIROGA TONY MORENO DON MCCRARY PIA JARMAN LLOYD COOK COUNCILMAN KEN GREENWALD EVELYN NILAND DON MARTIN MEMBERS ABSENT MAGGIE.PENA BARBARA STANHOPE GEORGE VICK, VICE-CHAIRMAN JAMES BINDSEIL CHRIS STEWART CITY STAFF PHILLIP DOYAL CHARLES BAUMANN ``S" STEVE SIMONSON, MARY MOSS ASST. CITY MANAGER PAUL RASPAND NORMA ALTHOUSE, DARLENE EVANS RECORDING SECRETARY ROBERT KING MARK MARQUEZ, LELAND MADDOX ADMINISTRATIVE ASST. JACK UPS DARWIN PEEK #1 CALL TO ORDER Chairman Andrews called the meeting to order at 7:00 p.m. Mr. Andrews explained the procedures to be followed at the public hearing, expressed his appreciation for the crowd that was in attendance and noted the City Council's public hearing on these same items will be held September 6, 1994. #2 PUBLIC HEARING: 1. To Receive Citizen Input on the Proposal by Cottage Lifestvles, Inc. to Rezone 14.57 Acres from R-2 (Single-Family Dwelling District} to R-4 (Apartment/Multi-Family Dwelling District) (Zoning Change #112), Chairman Andrews asked for Staff input. Steve Simonson reported that. nine (9) letters had been sent to property owners within 200' and none were returned either for or against the rezoning.. Mr. Simonson then pointed out the location of the proposed rezoning on the aerial map. Deborah Griffin and Russell Hutchins, representing Cottage Lifestyles, Inc., distributed handouts to those in the audience. Russell Hutchins informed everyone they are a Minnesota based company. They plan to build single-story rental dwelling units (clusters of fourplexes forming twelveplexes) for senior citizens which resemble family . residences. These units are.designed~for independent living.- ~ They will consist of a mix of one, two and three bedroom units renting from $355 per month up to $600 per month. If a resident needs live-in assistance, such as a nurse, the extra bedroom can be used for that. The age of applicants for these units must be 55 years and older. Mr. Hutchins acknowledged there has been some misinformation spread around saying they are low-income housing, but that's not true. They are not associated with the Housing Authority. Mr. Hutchins further stated the units will be built of material used in Texas, there will be greenspace and there will be exercise pathways. The estimated cost to build the units is 6.6 million dollars and they will add approximately $100,000 to the City's tax base. Deborah Griffin added to this that the density is 9.8 units per acre. Lloyd Cook of 2737 Cotton King inquired who will maintain the grounds and was told that even though the residents can do seasonal planning such as gardens, there will be an on-site employee for maintenance of the area. Deborah Griffin reported Cottage Lifestyles, Inc. has managed 1500 units, mostly in the midwest. Their average resident is a senior citizen with an income anywhere from $16,000 up to $22,000. They promote independent living for as long as possible. Some of the amenities offered are meal delivery, transportation and a wellness program. Ms. Griffin pointed out that under the Fair Housing Act, they cannot discriminate against a Section 8 applicant who meets all the qualifications. Deborah Griffin also stressed this is all Cottage Lifestyles, Inc. does and the turnover is almost nonexistent.- Chairman Andrews asked if the residents can have children living with them and Russell Hutchins replied they cannot. As a matter of fact, there is a two week limit for visiting grandchildren. Evelyn Niland of 1.033 E. Live Oak Road commented she had gotten a list of references from the City of other Cottage Lifestyles, Inc. locations, but when she called several, she cowl-dn't find any that-had been built yet. Deborah Griffin _ requested Mrs. Niland leave her name and address with her and she will see that she. gets a list of those already up and running. - _ Don Martin of 1016 Jasper Hill Lane asked about restrictions and wanted to know if someone could put up a 27' high satellite -2- dish. Deborah Griffin told Mr. Martin the residents would have to be in compliance with City of Schertz regulations. Chairman Andrews noted that would probably be in the covenants. Russell Hutchins interjected there will be deed restrictions so the quiet enjoyment o.f the~prbperty~won't be violated. ~ They . will lbok at covenants~~ of. areas in proximity .to .their .~praperty: - Maggie Pena, property owner at 1037 E. Live Oak Road, wanted to know if the buildings will conform to the types of homes in the surrounding area and was assured by Russell Hutchins they will - the buildings will be of brick structure. Mrs. Pena then inquired what the buffer will be from other properties and Russell Hutchins, saying he doesn't know for sure, estimated it to be anywhere from 75 to 100 feet. Steve Simonson reminded Mrs. Pena there will be a road between these dwelling units and other properties. Chris Stewart of 3600 Whitefield Square asked when construction .-....will start on these units and when it will be completed. Russell Hutchins estimated a starting date of November, 1994 completing sometime late in May, 1995. Mr. Stewart then asked where the residents will park and was told they will have garages. Russell Hutchins indicated there will also be some public parking spaces. Maggie Pena asked if there will be on-site security and Russell Hutchins answered they have done that in some areas, but it appears to him that it may not be needed in Schertz. He would have to investigate further. Chris Stewart inquired how to go about putting in an application for someone to reside there and Deborah Griffin explained that process to him. Barbara Stanhope of 704 Pecan questioned where they get their potential residents (from the Housing Authority list?) and Deborah Griffin advised they advertise in the local community. As part of their tax credit requirement, they agree to consider citizens on the Housing Authority list. James Bindseil of 749 Maske Road questioned drainage and also the number of outlets from the complex. Russell Hutchins replied there will be one outlet, as of now, and as far as the drainage goes, he is positive the Planning and Zoning Commission and the City Engineer will see to it that they comply with all regulations. Chairman Andrews stated those things will be approved at the time the construction plans are reviewed. Mark Marquez inquired about the long-term financing and the stability of the rates. Russell Hutchins told Mr. Marquez they have a fixed 9$ rate. Mr. Marquez then asked about the -3- rent - how fixed is it. Deborah Griffin indicated it can be raised every year. Maggie Pena asked what constitutes an R-4 zoning classification and Chairman Andrews replied R-4 is an apartment/multi-family dwelling district. . Phillip Doyal of 861 Maske Road expressed the desire to see some assurance the developer won't tear down his fence and trash his property like the developer of Woodland Oaks did. Chairman Andrews advised Mr. Doyal he needs to contact the City Inspector, the Planning and Zoning Commission doesn't control that. Russell Hutchins emphasized to Mr. Doyal that their company hires professionals. Darwin Peek of 853 Maske Road reported he shares a post with this property. He had trouble with the developers of Woodland Oaks and is considering suing them. Mr. Peek told Russell Hutchins he hopes he realizes there is a big canyon (hole) in this property. Mr. Hutchins indicated he is aware of that. Mr.. ..Peek then inquired if the road between Maske and Schertz Parkway and FM 3009 is still in the City's Master Road Plan and Steve Simonson answered yes it is. Darwin Peek, referring to a public hearing where he had requested a zoning change to some of his property in order to build apartments and felt he was almost lynched by the crowd, requested an explanation from the City as to why for his request they went beyond the required number of feet in notifying property owners, but apparently did not do that for this one. Steve Simonson said he would check into it. Evelyn Niland admitted she has no objections to this development, but she does intend to check out the references. Mrs. Niland indicated she does object, however, to this being rezoned to R-4 and then this developer not coming in. Maggie Pena inquired where the water and sewer lines will be and Chairman Andrews answered that will be determined by the design Engineer. Russell Hutchins advised they will be spending about $60,000 to have the water and sewer lines extended from Schertz Parkway and E. Live Oak Road. David Richmond asked when Cottage Lifestyles, Inc.'s first project was :completed and was told by Deborah Griffin in 1987. Ms. Griffin remarked she could tell them how many have been completed and how many are under construction, but she does not have that information with her: Mr. Richmond them inquired if the manager will be an on-site tenant and if there will be a community. center. Deborah Griffin answered yes to both questions.. -4- Darwin Peek wondered if Russell Hutchins was aware there is an 8" high pressure gas line going through the middle of the property and Mr. Hutchins said he was aware of that. There being no further questions or. discussion, the public. hearing for Item 1 was clos.ed.. ~ ~ ~ _ ~ ~ , . 2. To Receive Citizen Input on the Proposal by Veytia Partners, Ltd. to Rezone 8.61 Acres from NS (Neighborhood Services) to R-4 (Apartment/Multi-Family Dwelling District) (Zoning Change #113) Chairman Andrews asked for Staff update. Steve Simonson reported that nine (9) letters had been sent to property owners within 200 feet and none had been returned either in favor of or against the proposed rezoning. Mr. Simonson then pointed out the location of the proposed rezoning on the aerial map. Chairman Andrews mentioned that when the Sycamore Creek .Apartments were built, this property (which is next to them) was rezoned, but Sycamore Creek stopped building and since that time, the City has rezoned the property. Joe Veytia, representing Veytia Partners, Ltd. explained that his proposal is to put apartments on the property. There is a need for apartments in Schertz, the retail growth in Schertz is up along IH-35, so a Neighborhood Services zoning for this property is not viable, and these will be normal market rate apartments which will have security measures included. The apartments he plans to build will be two-story and perhaps three-story units. There being no questions or further discussion, the public hearing for Item 2 was closed. 3a. To Receive Citizen Input on the Proposal by Ravco, Ltd. to Rezone 50.6 Acres on the West Side of Schertz Parkway from GB (General Business) and R-2 (Single-Family Dwelling District) to R-6 (Single-Family Dwelling District). (Zoning Change #114) (1) Variance from Typical Lot Size of 60' x 100' to Proposed Typical Lots of 55', 60' and 65' by 120' in Depth (2) Variance from Side Yard .Setback Requirement of 7' and 8' to 5' Side Yard Setback on One Side Only of the Lot with a Minimum 15` Separation Between All Buildings (3) Variance to Landscaped Buffer. Along Schertz Parkway from 20' to 10' - Chairman Andrews commented the reason for. several of the variance requests is to give them some latitude which will -5- enable them to save trees. Mr. Andrews than asked for Staff input. Steve Simonson reported eight-nine (89).letters had been sent out, three (3} returned undeliverable, two (2) in favor and four (4) opposed. Mr.. Simonson then pointed out the location.. of the proposed rezoning on the aerial map. Herb Quiroga, representing Rayco, Ltd., noting they are addressing only the west side right now, explained they have plans for a total of 155 acres located between Woodland Oaks and Savannah Square. This particular 50 acres on the west side is gorgeous and they are trying to save as many trees as possible. Mr. Quiroga made several other points: . (a) Rayco is bullish on Schertz Parkway; (b) both sides will have a mandatory homeowners association (Rayco will manage it to start, but when 3/4 of the lots are sold, the neighborhood will take over the management of the association) ; (c) they are building their Classic Series of homes which range from the mid $80,000's up to $1.10,000; (d) their designers are coming up with new exteriors; (e) their homes are not small homes, they are 40' wide and the lots on the west side will be 55', 60', and 65' in width; (f) the City's ordinance calls for R-6 lots to be 60' x 100' and Rayco's will all be a minimum of 120'~in depth; and, (g) Schertz Parkway can handle the traffic. James Bindseil of 749 Maske Road asked if this will be putting more drainage into Dietz Creek. Steve Simonson explained briefly where Mr. Bindseil's question is coming from regarding drainage into Dietz Creek, but assured him that everything has to meet the drainage standards or it cannot be built. Charles Baumann of 3713 Hull Street asked what is permitted in an area zoned General Business and Chairman Andrews answered with the examples of a hotel/motel and a gas station. Steve Simonson- pointed out it is the most open-ended business zoning before you get to manufacturing. Mr. Baumann then questioned-- - if all of this area of Schertz Parkway is _ zoned General Business and Chairman Andrews informed h-im~it's the first 50:0 feet on each side. - There was a brief discussion about Savannah .Square with Mr. Baumann saying he had heard that if the person buying the lot -6- wanted to keep the trees, then they had to pay more money. Chairman Andrews and Herb Quiroga both agreed that a premium _ price may be put on larger lots, corner lots and lots with large trees or a significant number of trees. Chris Stewart of . 2600 Whitefield, a Rayco homeowner~.and employee of Rayco _ (superintendent in charge of construction) .:.guaranteed Mr.. ' ~ Baumann ~ it'.is~ riot Rayco`'s ~policy~ to destroy~~t`rees and they wih~ ~ - not cut down a tree to lower the premium of a lot. Mr. Baumann had one final question and that was whether or not any of the homes would have detached garages. Herb Quiroga indicated that some of the plans call for a detached garage. David Richmond asked if all the Classic Series homes are 40' wide and was told they are. Mr. Richmond then stated he understands they are considering houses wider than 40' and Herb Quiroga verified that by saying they are in the process of coming up with some new plans. Mr. Richmond, saying he likes the increased depth, expressed ..some concern about 55' wide lots and asked if they couldn't build on all 60' and 65';wide lots. Herb Quiroga answered the 55' wide lots, along with the 60' and 65' wide lots, gives them more variety and flexibility. There being no more questions or further discussion, the public hearing for Item 3a. was closed. 3b. To Receive Citizen Input on the Proposal by Ravco, Ltd. to Rezone 105.2 Acres on the East Side of Schertz Parkway from GB (General Business) and R-2 (Single-Family Dwelling District) to R-6 (Single-Family Dwelling District). (Zoning Change #114) (1) Variance from Typical Lot Size of 60' x 100' to Proposed Typical Lot Size of 55' by 120' in Depth (2) Variance from Side Yard Setback Requirement of 7' and 8' to 5' Side Yard Setback. on One Side Only of the Lot with a Minimum 15' Separation Between All Buildings (3) Variance to Landscaped Buffer Along Schertz Parkway from 20' to 10' Herb Quiroga pointed out a few things regarding the east side of Schertz Parkway: (a) there will be a common entrance Apposite the other side; (b) they will build the same Classic `Series; (c) the majority of the lots will be 55' wide because there are no trees, some lots may be larger; -7- (d) if the wider one-story house works well on the west side, they will sell it on this side; (e) there will be a 3 to 4 acre open space area; and, (f) there. will be a second entrance off FM 3009. Mary Moss of 321 Maple asked where the Classic Series ranks as far as Rayco homes and Herb Quiroga answered it is a 3rd level home - the Homestead Series is the top level. Mrs. Moss then asked if there is a mandatory homeowners association and was told there is. Mrs. Moss's last question was if the homes are all brick and Herb Quiroga replied they are three-sided brick with the fourth side being either wood, vinyl or stucco, or a mix thereof. Paul Raspand and Darlene Evans, both representing Kinzell Enterprises, had questions. Mr. Raspand asked when Rayco expects to complete this project and was told in approximately 4 years. Ms. Evans asked about the utility locations and about entrances and exits and Herb Quiroga pointed these out to her on the conceptual Master Plan. 3~~ Robert King of 2700 Kline spoke regarding the request for a variance to the 20' buffer. Mr. King feels Schertz Parkway is beautiful and the 20' buffer should remain intact. FM 3009 used to be beautiful, but it is not anymore. There being no more questions or further discussion, the public hearing for Item 3b. was closed. #3 ADJOURNMENT OF PUBLIC HEARING Chairman Andrews adjourned the public hearing for all the above items at 8:30 p.m. The Schertz Planning and Zoning Commission convened in a regular session, after the public hearing, in the Municipal Complex conference room, 1400 Schertz Parkway, Schertz, Texas. #4 CALL TO ORDER Chairman Andrews called the meeting to order at 8:42 p.m. #5 APPROVAL OF MINUTES: Regular Session August 9, 1994 Pia Jarman moved to approve the minutes for the regular session August 9, 1994. Tony Moreno seconded the motion which carried with a unanimous vote. #6 CITIZENS' INPUT OTHER THAN AGENDA ITEMS There was none. -8- #7 CONSIDER AND MARE RECOMMENDATION: Request from Leland Maddox, 800 Mitchell, for a Special Exception Allowing Him to Install a Carport in His Back Yard (BOA #57) Leland Maddox was at the meeting to represent this request. Chairman Andrews reminded the Commission this request had come before them previously and then was tabled and eventually disapproved because Mr. Maddox was not present and the Commission had questions for him they needed answered. Mr. Maddox apologized to the Commission saying he had been on vacation in Alaska and he had not understood that he was to be present when his request was considered. .Chairman Andrews asked for Staff input and Steve Simonson reported there is a 12' alley, maintained by the City, to the rear of Mr. Maddox's property. Mr. Maddox was asked if there is a gas line in the alley and replied no, the gas line is in the front. Mervin Willman mentioned there are telephone lines in the alley .and Leland Maddox acknowledged that's correct, but they are underground and would not be disturbed. Mr. Willman then asked if there is also cable and Mr. Maddox answered in the affirmative. Since there are no curb cuts off Colony, Chairman Andrews asked Leland Maddox how he gets his recreational vehicle into his back yard and Mr. Maddox replied he goes all the way across the church parking lot. Mervin Willman, expressing the opinion it was not intended for the alley to be used as a street otherwise it would have been paved, moved to recommend disapproval of this request to the Board of Adjustment. Leland Maddox asked to speak at this time. Mr. Maddox pointed out he has lived where he is for many years and has used the alley for approximately 19 years. He moves his recreational vehicle in and out about 3 or 4 times a year and is not disturbing anything. His request is for an 18" side yard setback variance allowing him to build a 25' x 20' carport in his back yard and that's what he thinks the Commission should consider tonight. His neighbor has no qualms about him building the carport and the water from the roof will drain on his own property. - Mervin Willman's motion died for lack of a second. _ .After a brief discussion about how many houses back onto the - alley, Tony Moreno moved to recommend approval to the~Board of Adjustment of the request from Leland Maddox, 800 Mitchell, for an 18" variance to the side yard setback allowing him to build -9- a carport in his back yard. This approval is contingent on Mr. Maddox working out an agreement with Southwestern Bell and with Paragon Cable regarding use of the alley. Pia Jarman seconded the motion which carried with the following votes: . AYES: B. Andrews, K. Van Dine, D. Richmond, ~T. Moreno, . P. Jarman ~ ' NAYS: M. Willman ABSTENTIONS: None #8 CONSIDER AND TARE APPROPRIATE ACTION: Site Plan Approval- Ramada Inn Limited (PC #206-94/B) Jack Ups was at the meeting to represent this request. Chairman Andrews asked for Staff input and Steve Simonson informed the Commission this is a straightforward request for Site Plan approval. The only things he has questions about are the signs. Mr. Simonson went on to say the free-standing sign meets the requirements of our ordinance. The combination sign (directional/message) is 15' too high, but they are willing to discuss it. - Mr. Simonson mentioned they show the pavement going out to the easement, the sewer line will be moved and upgraded, they show the handicapped parking and show the lighting. They need to show the waste containers and how they will be concealed. Chairman Andrews asked Jack Ups if he has had any conversations with Texaco or Jack-in-the-Box about a proposed landscaped monument sign where everyone along the strip would be listed and Mr. Ups replied he has not. Merwin Willman asked how high the Texaco message board sign was approved for and Steve Simonson replied 10'. Mr. Willman recommended staying the same height for the Ramada directional/message sign. Merwin Willman then mentioned that on the Site Plan it shows a rear entrance. Is that safe? Chairman Andrews observed they must not be reading the Site Plan the same way because most of them have a back way out. Mr. Andrews asked if they are continuing the easement and Steve Simonson answered it will be continued down through this development. David Richmond inquired as to the number of units this Ramada Inn will :have and Jack Ups replied it will be a two-story building with 61 units. Mr. Richmond asked if it -will have a restaurant and was told it will not. Mr. Richmond then asked if it will have a fence and Jack Ups replied no it will not, it will be open. -10- is A Merwin Willman moved to approve the Site Plan for Ramada Inn Limited contingent on them showing the location of the trash _ containers and how they plan to conceal them and contingent also on them showing the location of the second (message/directional) sign which was authorized for only 10'.in . height.. Tony Moreno seGOnded~.the motion which .carried with a a . unanimous. vote ~ ~ ~ ~ ~ ~9 CONSIDER AND TARE APPROPRIATE ACTION: Final Plat Approval- Star II Subdivision (PC #216-94/B) Chairman Andrews asked for Staff update. Steve Simonson related this plat shows how the 25' easement will access all these properties along this strip. Anew sewer line will be put in, according to correct standards, the whole length of the easement. Merwin Willman moved to approve the Final Plat for Star II Subdivision. Keith Van Dine seconded the motion which carried with a unanimous vote. , Merwin Willman remarked that the size of the monument sign for Texaco was not mentioned in the minutes of the last meeting. Steve Simonson stated if the size is not on the recording of the meeting, he will send a letter to Texaco and also include it in the minutes of the August 9, 1994 meeting. #10 CONSIDER AND TARE APPROPRIATE ACTION: Meeting Regarding the Creation of an Enterprise Zone Chairman Andrews asked for Staff input and Steve" Simonson reminded the Commission the Enterprise Zone does not affect anything they're doing. Mark Marquez is here this evening to brief the Commission on the upcoming meeting. T Mr. Marquez informed the Commission they .are invited to the meeting this Thursday, August 25th to be held at 7:00 p.m. in the conference room of the Municipal Complex. The Enterprise , Zone is another economic development tool. It is driven by the low to moderate income population. The Texas Department of Commerce targets these zones for new business. ~ f Mr. Marquez further noted the State will pay an employer up to $2,000 per employee in the low to moderate income level. There - is a $5,000 fee and the Economic Development Foundation will pay that, not the City. Forbes will absorb the cost to create the zone. - #11 CONSIDER AND MARE RECOMMENDATION: ZC #112. - David Richmond commented Cottage Lifestyles, Inc. is a young - company and we need a lot more information. We need mo=e a details about what they're building. We need to know what they have up and running. -11- Merwin Willman pointed out all they're asking for is rezoning, but David Richmond insisted their inability to answer some questions puts the rezoning in suspect. Mr. Willman told David Richmond you can't expect them to know some of these things - they will be covered when you come to the platting process. Chairman Andrews stressed that what the Commission . needs .~~.o decide now is whether ~ or not they wou]:d rezone ~ that particular tract of land for that type of development. Steve Simonson advised that Mr. Sweatt had called a lot of people, City Managers and others, where Cottage Lifestyles, Inc. has developed and the answers he got were very favorable. Many of their units are rented out before they're built. Chairman Andrews told the Commission to consider if the City of Schertz would benefit from that type of development in that area. They can make the rezoning contingent on a senior citizen complex or similar business going in there. Steve Simonson alluded to the fact that all multi-family and .commercial businesses are required to submit a Site Plan and construction plans and meet all the required regulations for drainage before they build. Keith Van Dine observed that the presentation they gave was very general, but that's what it's supposed to be. Merwin Willman moved to recommend approval to City Council of the request from G. Russell Hutchins, on behalf of Cottage Lifestyles, Inc., to rezone 14.57 Acres from R-2 (Single-Family Dwelling District) to R-4 (Apartment/Multi-Family Dwelling District). This approval is contingent on construction beginning within six (6) months of the final zoning change and is further restricted to Cottage Lifestyles, Inc. for a senior citizen single-story complex. Tony Moreno seconded the motion which carried with a unanimous vote. #12 CONSIDER AND MARE RECOMMENDATION: ZC #113 Steve Simonson informed the Commission the reason they saw firemen at the public hearing was they wanted to find out if Joe Veytia was going to put a sprinkler system in the apartments because we don't have the necessary equipment for three-story units. Mr. Simonson implied he has been told that Joe Veytia will put a sprinkler system in the entire complex. - ,One other point brought up by Steve Simonson was that Veytia Partners, Ltd. knows up front they have to extend Westchester Drive out to Elbel Road and they have agreed to do that. - - - David. Richmond moved to recommend approval to City Council of _ the request from Veytia Partners,-Ltd. to rezone an 8.61 acres tract of land from NS (Neighborhood Services) to R-4 (Apartment/Multi-Family Dwelling District). This approval is -12- contingent on construction starting within six (6) months of the final zoning change. Keith Van Dine seconded the motion which carried with a unanimous vote. X13 CONSIDER AND MAKE RECOMMENDATION: ZC #114 . ~ West Side Rezoning ~ ~ ~ . David Richmond acknowledged he still has reservations about 55' wide lots. He understands Rayco has a well-thought out justification and effort to save trees, but we want less density. Even though their houses are only 40' wide, that just means we would wind up with more green area. The same holds true on the 20' landscape buffer. The 20' was put in there initially to maintain the aesthetics of the area and approving anything less than the 20' would set a precedent. Mr. Richmond indicated his suggestion is to stick with the 20' landscape buffer and not approve any 55' wide lots. Pia Jarman liked the entrance landscaping, but also expressed a .desire to stay with the 20'landscape buffer. Mrs. Jarman asked what happens if a gas station goes in along Schertz Parkway. Won't they be required to adhere to the 20' landscaped buffer? Merwin Willman pointed out that in the Schertz Parkway District amendment to the Zoning Ordinance (92-5-12) we say consideration for reduction of the landscape buffer will be given to a business if they put their parking lot in the rear. There is already a 20' buffer and a 50' building setback which won't change. Chairman Andrews also brought up the-fact that the depths of the lots abutting Schertz Parkway will be 140'. A vote was taken on the rezoning request before the requested variances were discussed. Merwin Willman moved to recommend approval to City Council of the request from Rayco, Ltd. to rezone 50.6 acres on the-west side of Schertz Parkway from GB (General Business) and R-2 (Single-Family Dwelling District) to R-6 (Single-Family Dwelling District. ,Tony Moreno seconded the motion which carried with a unanimous vote. West Side Variances (1) Variance from typical lot size of 60' x 100' to proposed. typical lots of 55', 60' and 65' by 120' in depth. David Richmond once again expressed concern about 55' wide lots and how many there will be. Steve Simonson admitted you won't know that until they come in-with a plat. Mr. Richmond then mentioned that in their variance request they use the word "tlrp:ical" lot_ size and "typical" is not an appropriate word. Steve Simonson then -told the Commission that for their information, Savannah Square and Woodland Oaks also have 6600 square. foot lots, so the size lots Rayco is preparing are -13- typical of the area. _ Tony Moreno observed it sounds like Rayco will build whatever the market bears. Steve Simonson noted it is customer driven. Along this line, Chairman Andrews mentioned he had lunch with people from Buffington Homes and U.S. Homes and asked them what size lots are selling and they told him 60' x 120' lots are their best sellers. David Richmond moved to approve lots of 60' and 65' in width by 120' in depth. Steve Simonson commented that doesn't require a variance. The motion died for lack of a second. Councilman Ken Greenwald suggested the possibility of approving one-third of each lot width. After some discussion on this, Tony Moreno moved to recommend approval to City Council of the variance request from a typical lot size of 60' x 100' to proposed typical lots of 55', 60' and 65' by 120' in depth with the stipulation that no more than 30~ of the total lots on the west side be 55' x 120'. Pia Jarman seconded the motion which carried with a unanimous vote. (2) Variance from side yard setback requirement of 7' and 8' to 5' side yard setback on one side only of the lot with a minimum 15' separation between all buildings. Merwin Willman moved to recommend approval to City Council of a variance to the side yard setback requirement of 7' and 8' to a 5' side yard setback on one side only of the lot with a minimum 15' separation between all buildings. Tony Moreno seconded the motion which carried with a unanimous vote. (3) Variance to landscaped buffer along Schertz Parkway from 20' to 10'. David Richmond moved to recommend disapproval to City Council of the request to reduce the landscaped buffer along Schertz Parkway from 20' down to 10' because this is the first developer and to approve it would set a precedent, and it is not in the best interest of the City and of the Parkway. Pia Jarman seconded the motion which did not carry due to the following vote: AYES: D. Richmond, P. Jarman - NAYS: B. Andrews, M. Willman, K. Van Dine, T. Moreno ABSTENTIONS: None Keith Van Dire reviewed what Merwin Willman had said earlier about it being in the ordinance that the City will. consider reducing the ,landscaped buffer for businesses who provide parking in back of their property. Steve Simonson reminded the Commission there will be a masonry wall the entire length of Schertz Parkway and then landscaping. -I4- As a matter of fact, there will be the wall, then 10' of landscaping, then 12' of open space, and then the curb. At this time, Mr. Simonson brought up the sidewalks and told the Commission if they insist on them, then they have to come to, an. ..agreement. Most normally, sidewalks ..are on .the .City's right-of-way, but they haven't ~ addressed ~ sidewalks along. Schertz Parkway yet. Tony Moreno observed that this variance gives more back yard to folks. Steve Simonson agreed with that and advised you won't have the same problem here as along FM 3009. Chairman Andrews admitted it would be more economical, as far as water usage goes, to maintain 10' versus 20'. Keith Van Dine wondered who's responsible for maintenance if the homeowners association changes. Steve Simonson told Mr. Van :Dine it is still the homeowners association's responsibility. All new plats specify that very thing. Chairman Andrews stressed that a "mandatory" homeowners association is the key. Tony Moreno moved to ,recommend approval to City Council of a variance to the landscaped buffer along Schertz Parkway from 20' down to 10' with the understanding there will be a masonry or brick, minimum 6' wall, facing Schertz Parkway. Keith Van Dine seconded the motion which carried with the following votes: AYES: B. Andrews, M. Willman, K. Van Dine, D. Richmond, T. Moreno NAYS: P. Jarman ABSTENTIONS: None East Side Rezoning Merwin Willman mcved to recommend approval to City Council of the request from Rayco, Ltd. to rezone 105.2 acres. on the east side of Schertz Parkway from GB (General Business) and R-2 (Single-Family Dwelling District) to R-6 (Single-Family Dwelling District). Keith Van Dine seconded the motion which carried with a unanimous vote. East Side Variances (1) Variance from typical lot size:of 60' x 120' to proposed typical lot size of 55' x 120' in depth. David Richmond admitted to having a real problem with that _ request. ,His feeling was that all the lots will be 55' wide and there are 105 acres which means a lot of small lots. Following discussion among the Commissioners about the variance request, it was felt a similar recommendation as the one made for the west side should be made rather than the one being -15- requested. David Richmond moved to recommend approval to City . Council of a variance from the typical lot size of 60' x 120' to a lot size of 55', 60' and 65' by 120' in depth with the stipulation that no more than 30~ of the total lots on the east side be 55' x 120'. Tony Moreno seconded the motion which carried with a unanimous vote. (2) Variance from side yard setback requirement of 7' and 8' to 5' side yard setback on one side only of the lot with a minimum 15' separation between all buildings. Tony Moreno moved to recommend approval to City Council of a variance from the side yard setback requirement of 7' and 8' to a 5' side yard setback on one side only of the lot with a minimum 15' separation between all buildings. Keith Van Dine seconded the motion which carried with a unanimous vote. (3) Variance to landscaped buffer along Schertz Parkway from 20' to 10'. Tony Moreno moved to recommend approval to City Council of a variance to the landscaped buffer along Schertz Parkway from 20' down to 10' with the understanding there will be a masonry or brick, minimum 6' wall, facing Schertz Parkway. Keith Van Dine seconded the motion which carried with a unanimous vote. #14 GENERAL DISCUSSION David Richmond: Asked Steve Simonson if he's heard anything from HEB and Mr. Simonson replied that, unofficially, they are promising to build in early 1995. Tonv Moreno• Commented he thought this was a fruitful evening.- Merwin Willman• (a) Related that behind Ken's Trading Post they have filled in with some dirt. It looks like they're changing the floodplain. Steve Simonson. said he would check on it. (b) Told Steve Simonson there's a realty office beside Quality Outlets with a big v-shaped sign. It seems like we're getting a lot of illegal signs. Steve Simonson said he would check into it. - - Councilman Greenwald: - - Announced that for anyone who missed it, the Knights of Columbus had a very nice grand opening. It's a beautiful building. -16- Chairman Andrews: _ (a) Advised that at the corner of FM 1518 and Pecan there are four big 4 x 4's in the ground. Steve Simonson said he would check into it. (b) Noted there are several Commissioners who said they would not be at the next meeting, so please let us know because we need a quorum. $15 ADJOURNMENT Chairman Andrews adjourned the meeting at 10:20 p.m. The next regularly scheduled meeting is September 13, 1994. -17-