PZ 11-20-2013PLANNING AND ZONING MINUTES
November 20, 2013
The Schertz Planning and Zoning Commission convened on November 20, 2013 at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & ZONING COMMISSION CITY STAFF
David Richmond, Chairman Brian James, Executive Director Development
Ernie Evans, Vice - Chairman Michelle Sanchez, Director Development Services
Ken Greenwald
Bert Crawford, Jr.
Richard Brand
Christian Glombik
William Rumfelt, Alternate
Yolanda Suarez, Alternate
COMMISSIONERS ABSENT
Michael Dahle
2.
3.
Lesa Wood, Senior Planner
Bryce Cox, Planner I
Larry Busch, Jr., Engineer in Training
Patti White, Executive Asst. Development
OTHERS PRESENT
Mr. Richmond called the meeting to order at 6:00 P.M.
SEAT ALTERNATE TO ACT IF REQUIRED
Mr. Richmond seated Mr. Rlunfelt as a voting member.
HEARING OF RESIDENTS
No one spoke.
4. CONSENT AGENDA
A. Minutes for September 11, 2013, September 25, 2013 and October 9, 2013 Regular Meetings.
B. PC2013 -049 Riata Subdivision, Unit 4A - Final Plat
Consider and act upon a request for approval of the final plat of the Riata Subdivision, Unit 4A
establishing 39 single family residential lots. The 8.588± acre tract of land is generally located on
Fairlawn Avenue approximately 600 feet north of Old Wiederstein Road. The property is zoned
Single Family Residential District (R -7).
C. PC2013 -046 Rhine Valley Subdivision Unit 1— Final Plat
Consider and act upon a request for approval of a final plat of the Rhine Valley Subdivision, Unit 1
establishing 138 single family residential lots. The 60.98+ acre tract of land is generally located
2,200 feet east of the intersection of F.M 1518 and Lower Seguin Road. The property is zoned
Planned Development District (PDD).
Minutes
Planning and Zoning Commission
November 20, 2013
Page 1 of 4
Mr. Brand moved to approve the consent agenda as presented. Mr. Greenwald seconded the
motion. Vote was 7 -0. Motion carried.
5. WORKSHIP / DISCUSSION
A. Presentation and discussion on residential lot size and width.
Mr. James presented the same item that he presented to City Council in October 2013 and
discussed the following points on Residential Lot (and street) Width:
• Density - Number of units per acre. Generally, in calculating the density of a single family
residential development, gross density is most often stated. This calculation does not
exclude area to be dedicated as streets, drainage ROW, easements, open space, etc.
• Lot Width - The distance of line (drawn perpendicular to the lot depth line) connecting the
side lot lines at the building setback line or a point no farther than thirty -five (35') feet
from the front lot line.
• Lot Depth - The distance of a line connecting the midpoints of the front and rear lot lines,
which line shall be at right angle to the front lot or radial to a curved lot line.
• On August 17, 2010 Council amended the UDC regarding the R -6 & R -7 Districts. With
the approval of Ordinance 10 -S -24, the R -6 and R -7 zoning districts will no longer be
granted. This Ordinance does not impact properties currently zoned R -6 and R -7.
• Generally the larger the minimum required lot size, the lower the resulting density.
• The most efficient way to lay out a subdivision is a grid pattern.
• A less efficient way to lay out a subdivision is in a curvilinear street pattern.
• Grid vs. Curvilinear — Pros and Cons (from the City's perspective).
• Grid — Efficient; Multiple routes through neighborhood; Greater connectivity to
adjacent properties; Straight streets may encourage speeding; Monotonous
• Curvilinear - Allows for a variety of views; More dead end streets (cul -de- sacs); A
greater variety of lot size and shape; May have less connectivity
• For new zoning cases we require at least R -2 zoning.
• What about this is important to us?
• Are they all equally important?
• Can some of these factors be offset by design?
• Something to consider — Require or encourage subdivision layout design features.
• We could go with a carrot approach — increase the "normal" minimum lot size (R -1 9,600
square feet 80' x 120'), but allow a variety with a minimum set at R -2 with design
requirements.
• Be careful we still provide housing choices for everyone.
• Do we want to create a true "garden home" district? Not simply a smaller lot single family
zoning district?
• R -A Single Family Residential Agriculture - Minimum lot size is 21,780 square feet (1/2
acre) but no minimum lot width.
• Street widths - Right -of -Way (ROW) vs. Pavement width.
• Right -of -Way (ROW) vs. Pavement width.
• Work with the Planning and Zoning Commission to formulate recommendations.
Mr. Crawford asked about garden homes. Mr. Richmond stated that there are garden homes in
Minutes
Planning and Zoning Commission
November 20, 2013
Page 2 of 4
Schertz and a demand for them. Mr. James stated that this presentation is to facilitate a discussion
with Planning and Zoning Commissioners. We'll talk over the next few meetings on where we are
on this subject, and Staff will poll the building community to make a more informed decision.
Discussion followed between Mr. James and the Commission.
B. Commissioners' discussion on presentations from the American Planning Association, Texas
Chapter Annual Conference. (requested by R. Brand)
Mr. Richmond stated that Staff determined that the APA Conference presentations are not
available on that web site yet. Mr. Brand stated that the discussion would be more meaningful to
have the presentations. Mr. James stated that the Texas APA staff stated that it tales a while to get
the presentations online. Mr. Brand suggested to table this item until they are available. Mr.
James suggested that the Commission send their list of presentations to Patti White and it would be
added on the agenda when the presentations are available.
6. REQUESTS AND ANNOUNCEMENTS
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda,
Mr. Crawford asked if we would come back with some of the concepts of subdivision
design and other items discussed tonight. Mr. James stated that yes, Staff would come
back with these items.
B. Requests by Commissioners to Staff for information.
• Mr. Rumfelt asked about someone hanging signs on Old Wiederstein. Mr. ,Tames stated
that this is located in Cibolo.
• Mr. Rumfelt stated that when the Commission looked at Rhine Valley there was
concern on Lower Seguin Road. Mr. Busch then stated there was going to be work
done there; could we get an update. Mr. Busch now stated that the same contractor who
is doing work on Lower Seguin is doing Ware Seguin now. They are concentrating on
Ware Seguin as a priority; in the next couple of weeks, that contractor will be working
on driveways and regrading the ditches, and City will come in and overlay the road.
• Mr. Rumfelt asked Mr. James if he or Mr. Richmond can add an item to the budget. Mr.
James stated that only City Council can add to the budget. The process is that
department heads propose items and present to Finance and Executive Management; he
would like to involve the Boards and Commissions. Mr. Rumfelt stated that his concern
is the audio system in City Council Chambers. Mr. James indicated that Staff is aware,
and he will get a status update.
• Mr. Brand asked if the UDC is moving to a new format, and what is the status. Ms.
Wood will ask the City Secretary and discuss with Mr. James regarding status.
Minutes
Planning and Zoning Commission
November 20, 2013
Page 3 of 4
Mr. Brand asked if there is any status on the Main Street project. Mr. James stated that
he hopes to make some progress in December on this project. Mr. Brand would like to
ask for a workshop for the entire area regarding floodplain on what residents can and
cannot do. Mr. James stated that he would ask Mr. Hooks, Floodplain Manager, to give
the Commission an update.
Ms. Suarez asked about residential properties such as Parklands abutting a private
business handling fuel and what safeguards the City can require. Mr. James stated that
the business in question is long- standing, and that City growth will present conflicts
with properties such as contractors yards and agricultural, etc. Ms. Suarez asked for a
response to the business in question. Mr. James stated that Staff is aware of the current
use, and the person has a right to continue the operation that he has on the property in
compliance with state regulations.
C. Announcements by Commissioners.
• None.
D. Announcements by City Staff.
Ms. Sanchez stated that Mr. Greenwald has asked about a Code of Ethics. Staff did
check into this, and Mr. Harris has drafted a Code of Ethics which has been forwarded
to the HR Director for presentation to City Council.
Ms. Sanchez stated that 2 site plans were received on HEB and Enterprise Industrial
Park.
Ms. Wood gave a brief update on the submitted HEB site plan, which is a preliminary
exhibit and not approved. HEB is proposing a 53,000 square foot expansion. HEB is
making changes to this plan such as parking adjustments. HEB will be moving the
pharmacy and changes to the entrance off FM 3009.
ADJOURNMENT OF THE REGULAR MEETING
The me ti adjourned at J7:35 P.M.
'0 �1r+V �'V Ywr�V'
Chairman, Planning and Zoning Commission
Minutes
Planning and Zoning Commission
November 20, 2013
Page 4 of 4
Recording Secretary, City of Schertz