PZ 10-09-2013 AGENDA and Associated DocumentsSCHERTZ PLANNING & ZONING COMMISSION
MUNICIPAL COMPLEX COUNCIL CHAMBERS
1400 SCHERTZ PARKWAY BUILDING #4
SCHERTZ, TEXAS 78154
1. CALL TO ORDER / ROLL CALL
2. SEAT ALTERNATE TO ACT IF REQUIRED
3. HEARING OF RESIDENTS
This time is set aside for any person who wishes to address the Planning and Zoning Commission. Each person should fill out the Speaker's
register prior to the meeting. Presentations should be limited to no more than three (3) minutes. Discussion by the Commission of any item
not on the agenda shall be limited to statements of specific factual information given in response to any inquiry, a recitation of existing
policy in response to an inquiry, and /or a proposal to place the item on a future agenda. The presiding officer, during the Hearing of
Residents portion of the agenda, will call on those persons who have signed up to speak in the order they have registered.
4. PUBLIC HEARING:
The Planning and Zoning Commission will hold a public hearing related to zone change requests and replats within this agenda. The public
hearing will be opened to receive a report from staff, the applicant, the adjoining property owners affected by the applicant's request, and
any other interested persons. Upon completion, the public hearing will be closed. The Commission will discuss and consider the
application, and may request additional information from staff or the applicant, if required. After deliberation, the Commission is asked to
consider and act upon the following requests and make a recommendation to the City Council if necessary.
A. ZC2013 -011
Hold a public hearing and consider and act upon a request by Keith Sanders to rezone
approximately 7.57 acres of land from General Business (GB) to General Business — 2 (GB -2).
The property is more specifically described as a portion of Lot 2R, Block 1 of the Sanders
Subdivision, City of Schertz; Guadalupe County, Texas and located at 200 FM 3009.
B. SUP2013 -002
Hold a public hearing and consider and act upon a request by Keith Sanders for a Specific Use
Permit to allow RV Storage & Mini - Warehouse /Public Storage on approximately 7.57 acres of
land. The property is more specifically described as a portion of Lot 2R, Block 1 of the Sanders
Subdivision, City of Schertz; Guadalupe County, Texas and located at 200 FM 3009.
C. ZC2013 -013
Hold a public hearing and consider and act upon a request by Petroleum Wholesale to rezone
approximately 3.99 acres of land from Predevelopment District (PRE) to General Business — 2
(GB -2). The property is more specifically described as Lot 11, Block 200 of the M & W Travel
Subdivision; Bexar County, Texas and located at 14425 IH 10 East.
D. SUP2013 -003
Hold a public hearing and consider and act upon a request by Petroleum Wholesale for a Specific
Use Permit to allow a convenience store with gas pumps on approximately 3.99 acres of land from
Planning & Zoning October 9, 2013 Page 1 of 2
Predevelopment District (PRE) to General Business — 2 (GB -2). The property is more specifically
described as Lot 11, Block 200 of the M & W Travel Subdivision; Bexar County, Texas and
located at 14425 IH 10 East.
5. ITEMS FOR INDIVIDUAL CONSIDERATION:
A. PC2013 -033
Consider and act upon a request for approval of a preliminary plat of the Rhine Valley Subdivision
Unit 1 consisting of 60.98+ acres, located generally 2,200 + feet east of the intersection of F.M
1518 and Lower Seguin Road.
6. REQUESTS AND ANNOUNCEMENTS:
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
B. Requests by Commissioners to Staff for information.
C. Announcements by Commissioners.
City and community events attended and to be attended
Continuing education events attended and to be attended
D. Announcements by City Staff.
City and community events attended and to be attended.
Monthly report for Planning.
NEW SITE PLAN APPLICATIONS: The following site plan was submitted to the
Planning and Zoning Division between September 23, 2013 and October 1, 2013.
1. 152 Windy Meadows Drive
2. City of Schertz Skate Park
7. ADJOURNMENT OF THE REGULAR MEETING
CERTIFICATION
I, Lesa Wood, Senior Planner, of the City of Schertz, Texas, do hereby certify that the above agenda was posted on the official
bulletin boards on this the 4th day of October, 2013 at 11:00 a.m., which is a place readily accessible to the public at all times and that
said notice was posted in accordance with chapter 551, Texas Government Code.
Les�cvWoo&
Lesa Wood, Senior Planner
I certify that the attached notice and agenda of items to be considered by the Schertz Planning & Zoning Commission was
removed from the official bulletin board on day of '2013.
title:
This facility is accessible in accordance with the Americans with Disabilities Act. Handicapped parking spaces are available. If you
require special assistance or have a request for sign interpretative services or other services please call 619 -1030 at least 24 hours in
advance of meeting.
Planning & Zoning Page 2 of 2
October 9, 2013
TO: Planning and Zoning Commission
THROUGH: Michelle Sanchez, Director of Development Services
PREPARED BY: Lesa Wood, Planner I
CASE: ZC2013 -011 Sanders Subdivision -Zoning
SUBJECT: Hold a public hearing and consider and make a recommendation on a request by
Keith Sanders to rezone approximately 7.57 acres of land from General Business
(GB) to General Business — 2 (GB -2). The property is more specifically described as a
portion of Lot 2R, Block 1 of the Sanders Subdivision, City of Schertz; Guadalupe
County, Texas and located at 200 FM 3009.
GENERAL INFORMATION:
Owner /Applicant: Keith Sanders
Project Engineer: Don McCrary and Associated, Sammy Flores
APPLICATION SUBMITTAL DATE:
June 6, 2013
August 2, 2013
September 27, 2013
(Original Application)
(Revised Submittal)
(Revised Submittal)
PUBLIC NOTICE: The public hearing notice was published in "The Dai /y Commercial Recorder"and the
"Hera /d "for the October 22, 2013 City Council Meeting. There were 9 notices mailed to surrounding property
owners on September 27, 2013.
OPPOSITION TO OR SUPPORT OF THE REQUEST: As of this staff report no responses were received in
favor or opposed to the request.
ITEM SUMMARY: The applicant is proposing to rezone approximately 7.5 acres of an 32.881 acre tract of land
generally located at 200 FM 3009 from General Business (GB) to General Business — 2 (GB -2). The portion of
the land requested for rezoning in currently undeveloped. The approximately 33 acre tract contains an existing
RV Storage and Mini Storage /Public Warehouse.
LAND USES AND ZONING:
Zoning Land Use
Existing General Business District (GB) Undeveloped /Mini Warehouse /RV ;
Proposed General Business District — 2 (GB -2) RV Storage /Mini Warehouse /Public
Adjacent Properties:
PLATTING STATUS: The subject property is currently unplatted.
CONFORMANCE WITH THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the
subject property for Parks and Open Space which is defined in the Comprehensive Land Plan as areas of
public parks, outdoor recreated areas, gold courses, undeveloped reserves /greenways, and floodways.
• Comprehensive Plan Goals and Objectives: The proposed rezoning request is not consistent with the
goals and objectives of the Comprehensive Plan. In particular, the proposed zone change conflicts with
the Future Land Use map.
• Impact of Infrastructure: The proposed rezoning request should have a minimal impact on the existing
water and wastewater systems. The site is adjacent to FM 3009 which is designated as a 120' right -of-
way on the master thoroughfare plan.
• Impact of Public Facilities /Services: The proposed rezoning request should have a minimal impact on
public services, such as schools, fire, police, parks and sanitation services.
• Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently
surrounded by undeveloped property or existing commercial businesses which are currently zoned
General Business. The rezoning request is compatible with the existing land use of the existing A -OK
Storage Facility.
STAFF ANALYSIS AND RECOMMENDATION:
The Comprehensive Land Use Plan identified this area as Parks and Open Space to provide for public parks
and outdoor recreation areas. The rezoning request appears to have a minimal impact on the public
infrastructure, facilities or services.
The application is proposing to rezone the property from the current GB (General Business) District to GB -2
(General Business 2 District) with a Specific Use Permit (SUP) to the expand the existing A -OK storage facility,
which includes the relocation the RV open parking area currently adjacent to FM 3009 to the rear of the
property. The new open parking area proposed at the rear of the property will be required to be meet city
standards. The existing open parking area on FM 3009, once relocated to the rear of the property, will require
establishment of grass.
Staff recommends approval of the zoning request based on moving the open parking area to from GB (General
Business) to GB -2 (General Business 2) with the condition that a Specific Use Permit for RV Storage & Mini
Warehouse /Public Storage be approved for a period of 5 years, after which time the RV Storage & Mini
Warehouse /Public Storage use will become a non - conforming use. The General Business District— 2 (GB -2) is
2
Zoning
Land Use
North
General Business District (GB)
Undeveloped
.......
South
..t.... ........ ........ ........ ........ ........ ........ ........
General Business District (GB)
........ ........ ........ ................
Railroad /Retail
East
..... ........ ........ ........
General Business District GB
(
.......
Undevelo ed
West
- - - - -- -- -- - - - -- - - - -- -- ---- - - - - -- - -- ---- - - - - -- - -- --
General Business District (GB)
- -- -- -- -
Retail
PLATTING STATUS: The subject property is currently unplatted.
CONFORMANCE WITH THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the
subject property for Parks and Open Space which is defined in the Comprehensive Land Plan as areas of
public parks, outdoor recreated areas, gold courses, undeveloped reserves /greenways, and floodways.
• Comprehensive Plan Goals and Objectives: The proposed rezoning request is not consistent with the
goals and objectives of the Comprehensive Plan. In particular, the proposed zone change conflicts with
the Future Land Use map.
• Impact of Infrastructure: The proposed rezoning request should have a minimal impact on the existing
water and wastewater systems. The site is adjacent to FM 3009 which is designated as a 120' right -of-
way on the master thoroughfare plan.
• Impact of Public Facilities /Services: The proposed rezoning request should have a minimal impact on
public services, such as schools, fire, police, parks and sanitation services.
• Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently
surrounded by undeveloped property or existing commercial businesses which are currently zoned
General Business. The rezoning request is compatible with the existing land use of the existing A -OK
Storage Facility.
STAFF ANALYSIS AND RECOMMENDATION:
The Comprehensive Land Use Plan identified this area as Parks and Open Space to provide for public parks
and outdoor recreation areas. The rezoning request appears to have a minimal impact on the public
infrastructure, facilities or services.
The application is proposing to rezone the property from the current GB (General Business) District to GB -2
(General Business 2 District) with a Specific Use Permit (SUP) to the expand the existing A -OK storage facility,
which includes the relocation the RV open parking area currently adjacent to FM 3009 to the rear of the
property. The new open parking area proposed at the rear of the property will be required to be meet city
standards. The existing open parking area on FM 3009, once relocated to the rear of the property, will require
establishment of grass.
Staff recommends approval of the zoning request based on moving the open parking area to from GB (General
Business) to GB -2 (General Business 2) with the condition that a Specific Use Permit for RV Storage & Mini
Warehouse /Public Storage be approved for a period of 5 years, after which time the RV Storage & Mini
Warehouse /Public Storage use will become a non - conforming use. The General Business District— 2 (GB -2) is
2
intended to provide suitable areas for non - residential and light industrial development that offer a wide variety of
retail and service establishments.
Planning Department Recommendation
Approve as submitted
X
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a
recommendation to City Council on the propose zoning application. In considering action on a zoning
application, the Commission should consider the criteria within UDC, Section 21.5.4 D.
Attachments:
Aerial (Maps)
Property owner responses
Exhibit
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TO: Planning and Zoning Commission
THROUGH: Michelle Sanchez, Director of Development Services
PREPARED BY: Lesa Wood, Planner I
CASE: SUP2013 -002 Sanders Subdivision — Specific Use Permit
SUBJECT: Hold a public hearing and consider and make a recommendation on a request by
Keith Sanders for a Specific Use Permit to allow RV Storage & Mini - Warehouse /Public
Storage on approximately 7.57 acres of land. The property is more specifically
described as a portion of Lot 2R, Block 1 of the Sanders Subdivision, City of Schertz;
Guadalupe County, Texas and located at 200 FM 3009.
GENERAL INFORMATION:
Owner /Applicant: Keith Sanders
Project Engineer: Don McCrary and Associated, Sammy Flores
APPLICATION SUBMITTAL DATE:
June 6, 2013
August 2, 2013
September 27, 2013
(Original Application)
(Revised Submittal)
(Revised Submittal)
PUBLIC NOTICE: The public hearing notice was published in "The Dai /y Commercial Recorder"and the
"Hera /d "for the October 22, 2013 City Council Meeting. There were 9 notices mailed to surrounding property
owners on September 27, 2013.
OPPOSITION TO OR SUPPORT OF THE REQUEST: As of this staff report no responses were received in
favor or opposed to the request.
ITEM SUMMARY: The applicant is requesting a Specific Use Permit to allow for RV Storage & Mini -
Warehouse /Public Storage on approximately 7.57 acres of land to expand the existing A -OK storage facility and
relocate the RV open parking area currently adjacent to FM 3009 to the rear of the property. The facility is
located on a portion of Lot 2R, Block 1 of the Sanders Subdivision.
LAND USES AND ZONING:
Zoning Land Use
Existing General Business District (GB) Undeveloped /Mini Warehouse /RV ;
Proposed General Business District — 2 (GB -2) RV Storage /Mini Warehouse /Public
Adjacent Properties:
CONDITIONS OF THE REQUESTED SPECIFIC USE PERMIT: The proposed RV storage and Mini -
Warehouse /Public Storage will be subject to provisions of the Unified Development Code.
The project involves expansion of the existing A -OK storage facility to include the relocation of the RV open
parking area currently adjacent to FM 3009 to the rear of the property; and to construct additional enclosed
storage buildings and covered parking structures approved by a site plan dated May 2006. The approved site
plan requires that the driving surface be constructed of concrete or asphalt, which staff reiterated is the
minimum requirement.
The new open parking area proposed at the rear of the property will be required to be chip seal, concrete or
asphalt. Using only base or gravel material as the final parking surface will not be authorized. The existing
open parking area, once relocated to the rear of the property, will have to be planted with grass to better the
appearance of the property along FM 3009.
Staff recommends that the Specific Use permit be approved for a period of 5 years, after which time the use will
become a non - conforming use. This will restrict any future expansion of the use, but business will be allowed
to remain in operation unless the use ceases for a period beyond 6 months. Screening of the site for the new
parking area will be installed in accordance with the UDC.
IMPACT ON EXISTING ADJACENT DEVELOPMENT:
The subject property is directly adjacent to a Mini - Warehouse /Public Storage (A -OK Storage), Landfill, and the
Union Pacific Railroad. This property and the adjacent properties are zoned General Business for non-
residential development that offer a wide variety of retail and service establishments and the expansion of the
facility will not have a negative impact on the adjacent properties. The relocation of the RV Storage to the rear
of the site will provide for potential development along FM 3009 and locating the RV Storage to the rear of the
site will make the RV storage less visible from FM 3009.
STAFF ANALYSIS AND RECOMMENDATION:
Staff recommends approval of the Specific Use Permit with condition that a Specific Use Permit for RV Storage
& Mini Warehouse /Public Storage be approved for a period of 5 years, after which time the use will become a
non - conforming use.
The Specific Use Permit is approved for a period of 5 years, after which time the use will
become a non - conforming use.
Require a chip seal, concrete or asphalt as the final parking surface at the new open parking
area.
• Omit the requirement for screening of the open parking area if it can be shown that the area
will be screened by the railroad and not visible from FM 78.
2
Zoning
Land Use
North
General Business District (GB)
Undeveloped
.......
South
..t.... ........ ........ ........ ........ ........ ........ ........
General Business District (GB)
........ ........ ........ ................
Railroad /Retail
East
..... ........ ........ ........
General Business District GB
(
.......
Undevelo ed
West
- - - - -- -- -- - - - -- - - - -- -- ---- - - - - -- - -- ---- - - - - -- - -- --
General Business District (GB)
- -- -- -- -
Retail
CONDITIONS OF THE REQUESTED SPECIFIC USE PERMIT: The proposed RV storage and Mini -
Warehouse /Public Storage will be subject to provisions of the Unified Development Code.
The project involves expansion of the existing A -OK storage facility to include the relocation of the RV open
parking area currently adjacent to FM 3009 to the rear of the property; and to construct additional enclosed
storage buildings and covered parking structures approved by a site plan dated May 2006. The approved site
plan requires that the driving surface be constructed of concrete or asphalt, which staff reiterated is the
minimum requirement.
The new open parking area proposed at the rear of the property will be required to be chip seal, concrete or
asphalt. Using only base or gravel material as the final parking surface will not be authorized. The existing
open parking area, once relocated to the rear of the property, will have to be planted with grass to better the
appearance of the property along FM 3009.
Staff recommends that the Specific Use permit be approved for a period of 5 years, after which time the use will
become a non - conforming use. This will restrict any future expansion of the use, but business will be allowed
to remain in operation unless the use ceases for a period beyond 6 months. Screening of the site for the new
parking area will be installed in accordance with the UDC.
IMPACT ON EXISTING ADJACENT DEVELOPMENT:
The subject property is directly adjacent to a Mini - Warehouse /Public Storage (A -OK Storage), Landfill, and the
Union Pacific Railroad. This property and the adjacent properties are zoned General Business for non-
residential development that offer a wide variety of retail and service establishments and the expansion of the
facility will not have a negative impact on the adjacent properties. The relocation of the RV Storage to the rear
of the site will provide for potential development along FM 3009 and locating the RV Storage to the rear of the
site will make the RV storage less visible from FM 3009.
STAFF ANALYSIS AND RECOMMENDATION:
Staff recommends approval of the Specific Use Permit with condition that a Specific Use Permit for RV Storage
& Mini Warehouse /Public Storage be approved for a period of 5 years, after which time the use will become a
non - conforming use.
The Specific Use Permit is approved for a period of 5 years, after which time the use will
become a non - conforming use.
Require a chip seal, concrete or asphalt as the final parking surface at the new open parking
area.
• Omit the requirement for screening of the open parking area if it can be shown that the area
will be screened by the railroad and not visible from FM 78.
2
• Remove the gravel from the existing open parking area and plant the area with grass to better
the appearance of the property.
Planning Department Recommendation
Approve as submitted
X
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a
recommendation to City Council on the propose zoning application. In considering action on a Specific Use
Permit application, the Commission should consider the criteria within UDC, Section 21.5.11 D.
Attachments:
Aerial (Maps)
Exhibit
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TO: Planning and Zoning Commission
THROUGH: Michelle Sanchez, Director of Development Services
PREPARED BY: Lesa Wood, Planner I
CASE: ZC2013 -013 M & W Travel Subdivision - Zoning
SUBJECT: Hold a public hearing and consider and make a recommendation on a request by
Petroleum Wholesale to rezone approximately 3.99 acres of land from
Predevelopment District (PRE) to General Business — 2 (GB -2). The property is more
specifically described as Lot 11, Block 200 of the M & W Travel Subdivision; Bexar
County, Texas and located at 14425 1 10 East.
GENERAL INFORMATION:
Owner: Petroleum Wholesale, John Cook
Applicant: icant: Mirador Group, Inc., Todd Blitzer
Project Engineer: KLove, Engineering, Jaime Noriega
APPLICATION SUBMITTAL DATE:
July 15, 2013
September 24, 2013
September 27, 2013
(Original Application)
(Revised Submittal)
(Revised Submittal)
PUBLIC NOTICE: The public hearing notice was published in "The Dai /y Commercial Recorder"and the
"Herald "for the October 22, 2013 City Council Meeting. There were 6 notices mailed to surrounding property
owners on September 27, 2013.
OPPOSITION TO OR SUPPORT OF THE REQUEST: As of this staff report no responses were received in
favor or opposed to the request.
ITEM SUMMARY: The applicant is proposing to rezone approximately 3.99 acres land from Predevelopment
District (PRE) to General Business — 2 (GB -2). The property is located at 14425 IH 10 East and more
specifically described as Lot 11, Block 200 of the M & W Travel Subdivision. The site has an existing 5,600
square foot convenience store with gas pumps and a 4,700 storage building. This property was annexed on
July 20, 2010 by Ordinance 10 -A -20.
LAND USES AND ZONING:
PLATTING STATUS: The subject property is currently platted.
Land Use
Convenience Store with Gas pum
Convenience Store with Gas pum
Land Use
Rehabilitation Facility /Residential
IH 10 Frontage Road
Undeveloped---------------------------------------------
Commercial /Residential
CONFORMANCE WITH THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the
subject property for Agricultural Residential which is defined in the Comprehensive Land Plan as intended to
preserve the rural /agriculture state to include large lot residential and some related commercial uses permitted
such as: landscaping business, metal workshop, farmers market, convenience store, etc.
• Comprehensive Plan Goals and Objectives: The proposed rezoning request is generally in
conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed
zone change provides a neighborhood service for surrounding residential.
• Impact of Infrastructure: The proposed rezoning request should have no minimal impact on the existing
water and wastewater systems.
• Impact of Public Facilities /Services: The proposed rezoning request will have a no impact on public
services, such as schools, fire, police, parks and sanitation services.
• Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently
surrounded by undeveloped, residential or existing commercial businesses. The Convenience Store
with gas pumps is an existing use on the site.
STAFF ANALYSIS AND RECOMMENDATION: The Comprehensive Land Use Plan identifies this area as
Agricultural Residential to provide for large acre lots and includes ancillary uses to the neighborhood such as a
convenience store and agriculture related commercial. The rezoning request appears to have a minimal impact
on the public infrastructure, facilities or services and is consistent with the Comprehensive Land Plan as it
relates to the Future Land Use Map.
The applicant is proposing to rezone the property from the current PRE zoning, which is intended as a
temporary designation for newly annexed property, to General Business — 2 to allow for an expansion of their
existing 5,600 square foot building. The General Business District — 2 (GB -2) is intended to provide suitable
areas for non - residential and light industrial development that offer a wide variety of retail and service
establishments. The existing use of Convenience Store with gas pumps at this location appears to be an
appropriate use for this tract of land due to its location on I 10. However, after reviewing the potential uses
2
Zoning
Existing 1
Predevelopment District (PRE
Proposed :General
Business District — 2
Adjacent Properties:
Zoning
North
Predevelopment District (PRE
South
Predevelopment District (PRE
East
Predevelopment (PRE
West
Predevelopment District (PRE
PLATTING STATUS: The subject property is currently platted.
Land Use
Convenience Store with Gas pum
Convenience Store with Gas pum
Land Use
Rehabilitation Facility /Residential
IH 10 Frontage Road
Undeveloped---------------------------------------------
Commercial /Residential
CONFORMANCE WITH THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the
subject property for Agricultural Residential which is defined in the Comprehensive Land Plan as intended to
preserve the rural /agriculture state to include large lot residential and some related commercial uses permitted
such as: landscaping business, metal workshop, farmers market, convenience store, etc.
• Comprehensive Plan Goals and Objectives: The proposed rezoning request is generally in
conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed
zone change provides a neighborhood service for surrounding residential.
• Impact of Infrastructure: The proposed rezoning request should have no minimal impact on the existing
water and wastewater systems.
• Impact of Public Facilities /Services: The proposed rezoning request will have a no impact on public
services, such as schools, fire, police, parks and sanitation services.
• Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently
surrounded by undeveloped, residential or existing commercial businesses. The Convenience Store
with gas pumps is an existing use on the site.
STAFF ANALYSIS AND RECOMMENDATION: The Comprehensive Land Use Plan identifies this area as
Agricultural Residential to provide for large acre lots and includes ancillary uses to the neighborhood such as a
convenience store and agriculture related commercial. The rezoning request appears to have a minimal impact
on the public infrastructure, facilities or services and is consistent with the Comprehensive Land Plan as it
relates to the Future Land Use Map.
The applicant is proposing to rezone the property from the current PRE zoning, which is intended as a
temporary designation for newly annexed property, to General Business — 2 to allow for an expansion of their
existing 5,600 square foot building. The General Business District — 2 (GB -2) is intended to provide suitable
areas for non - residential and light industrial development that offer a wide variety of retail and service
establishments. The existing use of Convenience Store with gas pumps at this location appears to be an
appropriate use for this tract of land due to its location on I 10. However, after reviewing the potential uses
2
allowed in GB -2 district staff has concerns with the uses of general manufacturing, industrial uses and truck
sales /heavy equipment that are permitted uses in the GB -2 district.
Staff recommends that the applicant consider changing the zoning request to a more restrictive zoning of
General Business (GB) which allows for the uses being requested by the applicant with a Specific Use Permit.
Planning Department Recommendation
Approve as submitted
X
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a
recommendation to City Council on the propose zoning application. In considering action on a zoning
application, the Commission should consider the criteria within UDC, Section 21.5.4 D.
Attachments:
Aerial (Maps)
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TO: Planning and Zoning Commission
THROUGH: Michelle Sanchez, Director of Development Services
PREPARED BY: Lesa Wood, Planner I
CASE: SUP2013 -003 M & W Travel Subdivision — Specific Use Permit
SUBJECT: Hold a public hearing and consider and make a recommendation on a request by
Petroleum Wholesale for a Specific Use Permit to allow a convenience store with gas
pumps on approximately 3.99 acres of land. The property is more specifically
described as Lot 11, Block 200 of the M & W Travel Subdivision; Bexar County, Texas
and located at 14425 1 10 East.
GENERAL INFORMATION:
Owner: Petroleum Wholesale, John Cook
Applicant: icant: Mirador Group, Inc., Todd Blitzer
Project Engineer: KLove, Engineering, Jaime Noriega
APPLICATION SUBMITTAL DATE
July 15, 2013
September 24, 2013
September 27, 2013
(Original Application)
(Revised Submittal)
(Revised Submittal)
PUBLIC NOTICE: The public hearing notice was published in "The Dai /y Commercial Recorder"and the
"Herald "for the October 22, 2013 City Council Meeting. There were 6 notices mailed to surrounding property
owners on September 27, 2013.
OPPOSITION TO OR SUPPORT OF THE REQUEST: As of this staff report no responses were received in
favor or opposed to the request.
ITEM SUMMARY: The applicant is requesting a Specific Use Permit to allow a Convenience Store with gas
pumps on approximately 3.99 acres land located at 14425 IH 10 East and more specifically described as Lot
11, Block 200 of the M & W Travel Subdivision. The site has an existing 5,600 square foot convenience store
with gas pumps and a 4,700 storage building. This property was annexed on July 20, 2010 by
Ordinance 10 -A -20 the convenience store with gas pumps was in existence at the time of annexation.
LAND USES:
Adjacent Pro
North . Pre
South Pre
East Pre
West Pre
Zoning
ment District (PRE
ment District (PRE
nt District (PRE
nt District (PRE
Land Use
Rehabilitation Facility/ Residential
IH 10 Frontage Road
Undeveloped
Commercial /Residential
CONDITIONS OF THE REQUESTED SPECIFIC USE PERMIT: The proposed convenience store with gas
pumps will be subject to provision of the Unified Development Code (Ordinance 11 -S -15, as amended). The
applicant is proposing to expand their existing building by approximately 3,000 square feet.
IMPACT ON EXISTING ADJACENT DEVELOPMENT: The subject property is adjacent to residential and a
rehabilitation facility (H.O.W Foundation) to the North; residential and Commercial to the west; Interstate 10 to
the South; and an undeveloped tract to the east. This property and the adjacent properties are zoned PRE
since being annexed in 2010. Additionally, the comprehensive land plan identifies this site as agricultural
residential which allows for ancillary uses to residential which includes a convenience store.
STAFF ANALYSIS AND RECOMMENDATION:
Staff recommends approval of the Specific Use Permit to allow a Convenience Store with gas pumps based on
its conformance with the comprehensive land plan.
Planning Department Recommendation
X
Approve as submitted
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the
UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is making a
recommendation to City Council on the propose zoning application. In considering action on a Specific Use
Permit application, the Commission should consider the criteria within UDC, Section 21.5.11 D.
Attachments:
Aerial (Maps)
Exhibit
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TO: Planning and Zoning Commission
THROUGH: Michelle Sanchez, Director of Development Services
PREPARED BY: Bryce Cox, Planner I
CASE: PC2013 -033 Rhine Valley Subdivision Unit 1 — Preliminary Plat
SUBJECT: Consider and act upon a request for approval of a preliminary plat of the Rhine Valley
Subdivision Unit 1 consisting of 60.98+ acres, located generally 2,200 ±feet east of
the intersection of F.M 1518 and Lower Seguin Road.
GENERAL INFORMATION:
Owner /Applicant: Fred Development, LLC, Gordon Hartman
Project Engineer: KFW Engineers, George Weron, P.E.
APPLICATION SUBMITTAL DATE:
July 15, 2013
September 16, 2013
September 26, 2013
October 1, 2013
(Original Application)
(Revised Submittal)
(Revised Submittal)
(Revised Submittal)
ITEM SUMMARY: The applicant is proposing to preliminary plat 60.98+ acres of land establishing 138 single
family residential lots of three (3) different minimum sizes: 5,400 square feet, 6,000 square feet, and 7,200
square feet as dictated by the Rhine Valley PDD.
T,...a.:Qt. D�meri�n
......... .........
........ ........
........ ........
......... ........
Code Area Square Feet
Width (ft.)
Depth (ft.)
"A„ 7,200
60
120
"B" 6,000
50
120
5,400
45
120
The preliminary plat shows 52 lots that are 7,200 square feet or greater, 41 lots that are between 6,000 and
7,200 square feet, and 45 lots that are between 5,400 and 6,000 square feet. The proposed preliminary plat
has a unit density of 2.29 dwellings per acre. The site is zoned Planned Development District (PDD). This
preliminary plat was reviewed using the Rhine Valley PDD and the City of Schertz Unified Development Code
as amended (Ordinance 11- S -15).
GENERAL LOCATION AND SITE DESCRIPTION: The subject property is currently undeveloped and located
generally 2,200 ±feet east of the intersection of FM 1518 and Lower Seguin Road.
ACCESS AND CIRCULATION: The UDC, Article 14, requires that all residential subdivisions have a minimum
of two (2) locations accessing existing public streets. This development is designed to have two (2) points of
access via Lower Seguin Road and Ray Corbett Drive.
TREE MITIGATION AND PRESERVATION: The applicant will be responsible for complying with Unified
Development Code (UDC), Section 21.9.9 Tree Preservation and Mitigation. The applicant has submitted a
Tree affidavit which indicates that protected or heritage trees will be removed from the site. A tree survey has
been submitted and is currently under review by City staff.
PARKS: A 5 acre public park is being dedicated for this subdivision. This parkland dedication and the proposed
improvements have been recommended for acceptance by the Director of Community Services and the Parks
Advisory Board. The Planning and Zoning Commission recommended acceptance of this park with the approval
of the Rhine Valley PDD and Master Plan. Parkland improvements must be completed prior to recording the
final plat per UDC section 21.9.10.G Park Development.
PUBLIC SERVICES: The site is serviced by Schertz water and sewer, CPS, AT &T, and Time Warner Cable.
PUBLIC IMPROVEMENTS: All public improvements required for this subdivision are required to be installed
prior to recording of the final plat per UDC, Section 21.4.15., unless otherwise specified in an approved
development agreement. The civil construction plans have been reviewed by the Public Works and Engineering
Departments.
Water and Sewer: This site will be serviced through 8" water lines and 8" sewer lines that will be extended
throughout the subdivision and stubbed for future development.
Drainage: The applicant is responsible for all drainage associated with the subject property, and for compliance
with the Storm Water regulations. Drainage report has been reviewed by the City Engineer. The subdivision
will provide onsite detention.
Sidewalks, Hike and Bike Trails: Sidewalks will be constructed along both sides of the street throughout the
subdivision and along Ray Corbett Drive and Lower Seguin Road. A meandering, all weather, hike and bike trail
will be constructed within the parkland area. All sidewalks are designed to meet the City of Schertz
specifications.
Road Improvements: All streets will be developed to City of Schertz specifications. Unit 1 is located adjacent
to Ray Corbett Drive. The Applicant will be extending Ray Corbett Drive (60' ROW) approximately 443 linear
feet to provide an access point to the subdivision. Improvements to Lower Seguin Road will be constructed in
accordance with City standards, along the length of the proposed plat. Construction plans for all public
improvements will be submitted and approved by Public Works and Engineering prior to approval of the final
plat.
STAFF ANALYSIS AND RECOMMENDATION:
The preliminary plat is consistent with applicable requirements for the property, ordinances and regulations. It
has been reviewed with no objects by the City Engineer, Public Works, Parks, Inspections, and Fire. Staff
recommends approval.
2
Planning Department Recommendation
X
Approve as submitted
Approve with conditions*
Denial
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC.
COMMISSIONERS CRITERIA FOR CONSIDERATION: The Planning and Zoning Commission is the final
approval authority of the proposed preliminary plat. In considering final action on a preliminary plat, the
Commission should consider the criteria within UDC, Section 21.12.8 D.
Attachments:
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