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BOA 02-27-2012BOARD OF ADJUSTMENT MINUTES February 27, 2012 The Schertz Board of Adjustment convened on February 27, 2012 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas. BOARD OF ADJUSTMENT Frank McElroy, Chairman Richard Dziewit, Vice Chairman Earl Hartzog Christopher Montgomery David Reynolds Reginna Agee, Alternate CITY STAFF Lesa Wood, Planner I Michelle Sanchez, Director of Development Services David Harris, Executive Director of Support David Gwin, Executive Director of Schertz Economic Development Corporation BOARD MEMBERS ABSENT Rebekah Inmon, Alternate 1. CALL TO ORDER/ROLL CALL OTHERS PRESENT Clayton Strolle, Pecheco Koch Brett Shirley, Peinado Construction Mr. McElroy called the regular meeting to order at 6:00 pm and recognized members present. 2. RECOGNITION/OATH OF APPOINTED BOARD MEMBERS. Ms. Agee was recognized as the new alternate member of the Board. 3. SEAT ALTERNATE MEMBER TO ACT IF REQUIRED. No action taken. 4. HEARING OF RESIDENTS No citizen comments. 5. MINUTES: A. Minutes for January 23, 2012. Mr. Dziewit moved to approve the minutes with the correction to change Mr. to Ms. in item number 3. Mr. Hartzog seconded the motion. Vote was unanimous. Motion carried. 6. PUBLIC HEARINGS: A. BOA 2012 - 001 6800 Doerr Lane -Caterpillar Hold a public hearing, consider and act upon a variance to Article 10, Section 21.10.4 Schedule of Off-Street Parking requirements to allow a reduction from the required parking of 624 to 475 spaces at 6800 Doerr Lane for the Caterpillar Engine Head Machine Facility. Public hearing opened at 6:05 pm. Ms. Sanchez explained the purpose of the hearing was to consider and act upon a variance to Article 10, Section 21.10.4 Schedule of Off-Street Parking requirements for Lot 1, Block 1 of the Prologis Park Tri Minutes Board of Adjustment February 27, 2012 Page 1 of 3 County Subdivision; which is approximately 54.731 acres of land currently being developed as the Caterpillar Engine Head Machine Facility. The request is to reduce the combined total of 624 required parking spaces to 475 parking spaces for Phases I and II, which will result in a reduction of 149 parking spaces for the proposed Phase II project. The property is zoned Light Manufacturing (M-1) and the Future Land Use plan identifies this area as Industrial/Business Park and Industry, Technology, and Research Development Campus. The facility has a large amount of automated machinery occupying the floor area verses the actual amount of manufacturing working area (approximately 253,811 square foot) and the applicant is providing 375 spaces for that area. The facility will be employing approximately 275 to 300 employees and has three (3) rotating shifts. The current UDC allows for the calculation of 1 space for each 2 employees which results in 150 parking spaces; however the requirement has a specification of "whichever is greater" which would result in the calculation of parking based on the 1 space for each 1,000 sq. ft. of total floor area. No unique conditions or circumstances exist on the property that prevent the applicant from using the property as intended and complying with the minimum requirements of the UDC. However, after review of the current UDC parking standards and the information provided within the Planning Advisory Services -Parking Standards; Staff has proposed changes to the UDC Article 10 - Parking based on several variance requests to the Parking Standards and City Council has agreed to consider revisions to the article. The City's goal and intent is to encourage more industry that is focused on technology and self automation such as that of the Caterpillar Machine Head Facility. These Types of industry uses bring in expensive high dollar equipment, with their operations, and production which provides for sustainable warehouse and manufacturing business. And with self automation, the need for fewer employees/staff and visitors results in the need for fewer parking spaces. Staff visited the site at various shift changes and at no time was the parking lot filled to capacity. In accordance with Section 21.4.3 of the Unified Development Code (UDC) the public hearing notice was published in "The Daily Commercial Recorder" on February 10, 2012 and the "Herald" on February 16, 2012. Notices were sent to property owners within two hundred (200) feet of the subject property on February 9, 2012. Staff recommends approval of this request because the unique operations of Caterpillar Machine Head Facility being largely a self automated operation; and because Phase II will primarily include additional warehouse space and not employee habitable space. Mr. McElroy recognized the following to speak: Clayton Strolle, Pacheco Koch, introduced himself and Brett Shirley, Peinado Construction as the project representatives for the request. He explained the layout of the site and the request for the variance describing the proposed parking layout and ultimate layout of the site. He sited three (3) hardships: 1) City code -the machining industry has become more mechanized which does not require the large numbers of employees as it once did. 2) Public Safety -because the ultimate build out of the location for the additional parking would cause employees to have to walk through the truck area to access the parking lot. 3) CPS Energy Tract -Caterpillar wants to donate 5 acres to CPS Energy to build a substation to serve their building as well as the industrial area surrounding the site and the only place that can accommodate the substation is where the additional parking would go based on future build out. Mr. Strolle then explained the layout of the facility and the expected number of employees to occupy the facility. He commented on the parking statistics based on the actual number of spaces occupied verses unoccupied during the day. There being no one else to speak, the public hearing closed at 6:21 pm. Mr. Montgomery recognized the need for the UDC updates, but questioned why Caterpillar did not wait for the change. Ms. Sanchez explained that it could take several months to make the UDC changes and time is important to the project. Minutes Board of Adjustment February 27, 2012 Page 2 of 3 Mr. McElroy asked if the request will be consistent with the proposed UDC changes to the parking. Ms. Sanchez responded yes. City Council has requested that the UDC article related to parking be reviewed by Staff and the Planning and Zoning Commission for changes. Mr. Dziewit asked if the approval of this variance would set a precedent. Ms. Sanchez responded no. She stated that each case is heard on its own merit and the City Code creates this hardship. Mr. Hartzog questioned the time frame of the complete project and the pedestrian safety in the parking lot. Mr. Strolle explained the parking lot in the front of the building is the employee entrance. Mr. Hartzog suggested that maybe the current parking lot is sufficient for the site. Mr. Strolle had no objections. Mr. Gwin explained that Staff has been working with Caterpillar to ensure that the site is adequately parked now and in the future. The proposal that is being presented is what City Staff feels is adequate. Ms. Sanchez reiterated Mr. Gwin's comments. Mr. Harris explained that the variance request was discussed with Management prior to the meeting and the City does support the request for the reduction of 149 spaces as presented. Ms. Hartzog moved to approve the variance request to reduce the number of parking spaces down to 475 at 6800 Doerr Lane. Mr. Dziewit seconded the motion. Vote was unanimous. Motion carried. 7. REQUESTS AND ANNOUNCEMENT: A. Requests by Members to place items on a future Board of Adjustment Request for Training by the City Attorney. (E. Hartzog) B. Announcements by Members and Council. • City and community events attended and to be attended • Continuing educations events attended and to be attended Mr. Dziewit invited everyone to attend the Wilenchik Walk for Life on March 3, 2012. C. Announcements by City Staff • City and community events attended and to be attended Mr. Harris commented on the following: • Gateway Planning meeting scheduled for March 1, 2012 and Apri19, 2012. 8. ADJOURNMENT Them adjourned at 6:46 P.M. ~~ of A justment Recording Secretary, City of Schertz Minutes Board of Adjustment February 27, 2012 Page 3 of 3