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PZ 12-18-2013PLANNING AND ZONING MINUTES December 18, 2013 The Schertz Planning and Zoning Commission convened on December 18, 2013 at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building 44, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ken Greenwald Bert Crawford, Jr. Richard Brand Christian Glombik Michael Dahle William Rumfelt, Alternate Yolanda Suarez, Alternate COMMISSIONERS ABSENT Ernie Evans, Vice - Chairman F11 im 3. El I1 CITY STAFF Brian James, Executive Director Development Michelle Sanchez, Director Development Services Lesa Wood, Senior Planner Bryce Cox, Planner I Patti White, Executive Asst. Development OTHERS PRESENT Dixie Watkins, Dixie Watkins III and Associates George Weron, KFW Engineers Chris Price, Schertz 1518 Ltd. Mr. Richmond called the meeting to order at 6:01 P.M. Mr. Richmond seated Ms. Suarez as a voting member. HEARING OF RESIDENTS No one spoke. CONSENT AGENDA A. Minutes for November 20, 2013 Regular Meeting. Mr. Greenwald moved to approve the consent agenda as presented. Mr. Crawford seconded the motion. Vote was 6 -0 -1 with Mr. Dahle abstaining. Motion carried. • 1' _ `•' A. Public hearing, presentation and discussion on subdivision design by Dixie Watkins. Mr. James stated that Mr. Watkins is the developer of a potential project, and will give the Commission background on what goes into the process of lot width, lot size and the development perspective. Mr. Watkins, who has 25 years experience as an architect /planner, presented this item by stating that he has been working with Denton Development Company on Nortex Farms with Minutes Planning and Zoning Commission December 18, 2013 Page I ol'4 the following conceptual points: • This is a one -of -a -kind family owned property of 667 acres uniquely positioned with prime IH 35 frontage on its western edge and beautiful farmland rolling off to the east. • To pursue the optimum development potential of this land, is not to simply "drape" a typical suburban land plan over it. • Instead, this property's overall planning goal should be to better create a sense of place and maintain the landscape's heritage by maximizing contiguous open space and dynamic planning its neighborhoods. • Nortex Farms has the advantage of being next to a park facility, and contains ponds, water sheds, and topography enabling a conceptual master plan with open space and recreation development concepts. Mr. Richmond opened the Public Hearing at 6:22 P.M. There being no one to speak, Mr. Richmond closed the Public Hearing at 6:23 P.M. Mr. Rumfelt asked if the location is next to Northcliffe. Mr. Watkins answered yes and showed the location on the map. Mr. Dahle asked if a portion of the property is located in Cibolo. Mr. Watkins answered yes, and the discussion has been to have the center line of a collector street as the proposed boundary line. Mr. James stated that the boundary line is what makes sense and it will be discussed with Cibolo to adjust city limit boundaries. Mr. Dahle stated that other subdivisions in our city also are in both Cibolo and Schertz. Mr. James stated yes, and Staff will be working with Cibolo. Mr. James also stated that this project is in 2 counties, Coma] and Guadalupe, and 2 school districts, and the plan envisions multi - family and commercial in Coma] ISD and single family in SCUCISD. Mr. Braud stated that he likes the plan and would like to minimize the breaks of the streets. Mr. Watkins stated that he is using natural breaks and ridges to align streets. Mr. Brand asked what type of commercial would be along IH 35. Mr. Watkins stated that they envision lifestyle retail, general business with an even mix. Mr. Dahle asked what the estimate is for single family homes. Mr. Watkins answered that this project is still a work -in- progress, but there could be 1,400 to 1,600 single family homes. Mr. Dahle stated that he likes the concept which has a nice layout with wide boulevards, but he has a concern with the ponds and detention. Mr. Watkins stated that a storm water manager will need to look at the project. Mr. Dahle stated that this needs to be maintained to TCEQ standards. Mr. Watkins agreed. Mr. Weron, engineer for the project, stated that they will be doing bores for the streets and the home building process complying with code to ensure that foundations do not have issues. Ms. Wood stated that Staff has added a new part to the plat process which includes requiring acknowledgement that TCEQ has received and reviewed the plans before Staff brings a plat to the Commission for approval. Mr. James stated that Staff will come back at the next meeting to discuss issues on street parking with a goal of what we are trying to do with various solutions. Discussion followed between Mr. Watkins, Staff and the Commission. B. Public hearing, presentation and discussion on the second amendment to the Crossvine PDD. Mr. James stated that this presentation is an update on the Crossvine project which is under construction, and the developer will present information on the next module. Mr. Price, the developer for Crossvine, stated that he took over the project in 2011, and reinvented the concept Minutes Planning and Zoning Commission December 18, 2013 Page 2 of 4 which was adopted by the City in 2012. The conceptual master plan was divided into 3 modules as follows: • The I" module was adopted in 2012 by City Council. The first homes should be up in March or April, and the amenity center will be delivered in mid - summer. Module I is traditional housing with 50, 60 and 80 foot lots. Module 2 speaks to the Gateway model looking at a commercial pod at FM 1518 and Lower Seguin Road. Module 3 has a church, medical office, assisted living and independent care, and diverse housing stock with over 12 miles of connectivity of sidewalks and trails. • Module 2 has been broken into Module 2A and Module 213 because of technical issues north of Lower Seguin which will be dealt with at a later date. This area is seen as a 40,000 square foot commercial parcel at FM 1518 and Lower Seguin Road with a restaurant, book store, coffee shop, dry cleaner; we do not anticipate any big box store in that area. This commercial area would be buffered by the existing Sedona subdivision and an attached residential area of single family to multifamily homes. Garden /patio homes would extend to the south, and the entire plan will be refined by the market. • Tract 5 was in the original PDD and was dropped out at the last minute because of the AICUZ and Randolph has not signed off on it. Tract 7 is not in the City limits right now, and they anticipate an annexation in the next year. Tract 3 is a small portion in the AICUZ and they are dropping it out. Tract 4 and Tract 2 are being worked with the landowners. • Tree mitigation complies with the UDC as there is nothing to mitigate. • Still working on language for commercial areas on what is and is not acceptable. • Working with Staff on signage changes. Mr. Richmond opened the Public Hearing at 7:15 P.M. Robert Brockman, 1000 Ethel Road, asked Mr. Price where the 121 lots are located. Mr. Price showed the location on the map. Mr. Richmond closed the Public Hearing at 7:17 P.M. Mr. Dahle asked about the purchase of the additional properties. Mr. Price stated that there is a combination of owning and leasing and depends on the negotiations with the owners. Mr. Rumfelt asked if Tract 7 is known as the old golf course. Mr. Price answered yes and it is known as the Carmack. Mr. Brand stated that in the August PDD there was more commercial shown at Lower Seguin and on this plan there is multi - family. Mr. Price stated that the original plan had too much commercial, but they have the ability to expand the commercial by 35% due to the market demand. Mr. Dahle asked if there is an ability to increase the commercial for a single building by this size. Mr. Price stated that talks with commercial brokers are focused on the I10 corridor, and though it is a possibility he doesn't see it happening because a single building doesn't really fit in this area. Mr. Richmond stated that the commercial issue is a concern and the City should address what we do want and don't want and get an agreement. Mr. Dahle suggested looking at the limitations for a single tenant. Mr. Price stated that they will work with Staff to address these issues. Mr. Brand asked if the PDD can be tailored in places for commercial development. Mr. James stated yes and we need to look at the concerns if the use doesn't fit the concept. It is important now to balance the uses and look at what is appropriate today and 10 years from now. Discussion followed between Mr. Price, Staff and the Commission. Minutes Planning and Zoning Commission December 18, 2013 Page 3 of 4 6. REQUESTS AND ANNOUNCEMENTS A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. Mr. Dahle asked about the timeline to discuss septic tanks. Mr. James stated that this would be discussed at the 2 "d meeting in January. B. Requests by Commissioners to Staff for information. • Ms. Suarez asked if Staff can continue the discussion on her question at the last meeting on hazardous uses. C. Announcements by Commissioners. • None. D. Announcements by City Staff. • Ms. Sanchez stated that Staff was handing out the monthly report from January through September, a copy of the activity report, the 2014 Master Calendar, and a copy of the amendment to the UDC on Landmark property. • The next P &Z meeting will be January 8, 2014. • Ms. Sanchez stated that the City Secretary is working on updating Municode. • Mr. James stated that he has contacted the Texas APA asking for a copy of their presentations from the APA Conference and will continue to follow up. • Mr. James stated that Gail Douglas, Library Director, who has worked for the City for 30+ years, is retiring; please wish her well when you see her. • Ms. Wood stated that the UDC revisions of 2 new articles are being prepared and sent in a packet or via email within the next couple of weeks. ADJOURNMENT OF THE REGULAR MEETING The meeting adjourned at 7:50 P.M. ry % Chairman, Planning and Zoning Commission Recording Secretary, City of Schertz Minutes Planning and Zoning Commission December 18, 2013 Page 4 of 4