PZ 06-24-2015PLANNING AND ZONING MINUTES
June 24, 2015
The Schertz Planning and Zoning Commission convened on June 24, 2015 at the Municipal
Complex, Council Chambers, 1400 Schertz Parkway Building #4, Schertz, Texas.
PLANNING & ZONING COMMISSION
David Richmond, Chairman
Ernie Evans, Vice - Chairman
Ken Greenwald
Bert Crawford, Jr.
Christian Glombik
Michael Dahle
COMMISSIONERS ABSENT
Richard Brand
1. CALL TO ORDER/ROLL CALL
CITY STAFF
Michelle Sanchez, Permit Expeditor
Lesa Wood, Senior Planner
Bryce Cox, Planner I
Patti White, Executive Asst. Development
OTHERS PRESENT
Nick Reynolds, KFW Engineers
Mr. Richmond called the meeting to order at 6:00 P.M.
2. RECOGNITION /OATH OF APPOINTED COMMISSIONERS
Ms. Wood congratulated Mr. Brand, Mr. Richmond, and Mr. Glombik for their reappointment to
the Commission. Ms. Wood issued the oath of office to Mr. Richmond and Mr. Glombik as Mr.
Braud is absent tonight.
Mr. Greenwald arrived at 6:03 P.M.
3. ELECTION OF CHAIRMAN AND VICE CHAIRMAN
Mr. Richmond stated that it would be appropriate to have the election when a full Commission is
in attendance and seated. Mr. Dahle motioned to wait until the next meeting in July for the
election. Mr. Crawford seconded the motion. Vote was 6 -0. Motion carried.
4. HEARING OF RESIDENTS
• None.
5. WORKSHOP/DISCUSSION
A. Public Hearing, presentation and discussion on proposed amendments to UDC, Sec.
21.9.5 Exterior Construction and Design Standards. .
Mr. Cox presented this item by stating that he was continuing the Workshop discussion held at the
June 10, 2015 Planning and Zoning Commission Meeting, and has some definitions and
photograph examples of material percentages.
Definition:
Fiber Cement Siding - A manufactured, fiber- reinforcing product made with inorganic hydraulic or
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calcium silicate binder formed by chemical reaction and reinforced with organic or inorganic
nonasbestos fibers, or both. Additives that enhance manufacturing or product performance are
permitted. Fiber cement siding products have either smooth or textured faces and are intended for
exterior wall and related applications. Mr. Cox showed the Commission several pictures of Fiber
Cement Siding products. This definition could be adopted if the Commission would like. Mr.
Cox showed the Commission photos on smooth vs. split CMU (Concrete Masonry Unit), and
smooth CMU has been removed from all categories. Mr. Cox showed the Commission photos of
elevations on multifamily properties and Staff is recommending 80% for each wall.
Ms. Wood stated that at the last Commission meeting, Mr. Richmond brought up concerns on solar
panels. Staff has contacted CPS, GVEC and other companies who install solar panels. The
placement must be on the south side of the roof. These panels are engineered for the roofs and
dispersed over the roof area. GVEC stated that the solar panels are engineered and certified. Ms.
Wood did talk to City Inspectors and the only requirement is in the Building Code. Ms. Wood has
a call in to the City Attorney to check if the City can regulate solar panels. Staff feels that this
could be addressed in Article 8 Special uses or a building code amendment.
Mr. Richmond opened the Public Hearing at 6:23 P.M.
• Robert Brockman, 1000 Elbel Road, spoke on hardiplank.
Mr. Richmond closed the Public Hearing at 6:24 P.M.
Mr. Crawford asked about clarifying with GVEC if there is a difference for new residential vs. an
existing building for installing solar panels. Ms. Wood stated the GVEC contact would get more
information to Staff, and she will follow -up if she doesn't hear back. Staff is looking at the
electrical code and the fire code for any limitations. Mr. Greenwald stated that the Texas
Legislature changed some rules on solar panels. Ms. Wood stated the information in the property
code indicated that HOA's cannot prohibit solar panels, but they can regulate them somewhat;
Staff is looking into that information. Ms. Wood stated that GVEC is checking on roof weight
limitations, and whether the installation is certified by an engineer. Mr. Dahle stated that there are
two types — the solar panels on the roof, and a newer type integrated into shingles; we will need to
check how we can regulate them. Mr. Cox stated that the Commission would see this one more
time before taking action on this item.
Discussion continued between Staff and the Commission.
6. ITEMS FOR INDIVIDUAL CONSIDERATION
A. PC2015 -015 Rhine Valley Subdivision Unit 2— Preliminary Plat
Consider and act upon a request for approval of a preliminary plat of Rhine Valley Unit 2,
an approximately 16 acre tract of land situated in the Miles S. Bennett Survey No. 75,
Abstract No. 61, County Block 5057, the Julian Diaz Survey No. 66, Abstract No. 187,
County Block 5059, and the William Bracken Survey No. 74, Abstract No. 43, County Block
5056, City of Schertz, Bexar County, Texas, generally located on Lower Seguin Road 3,000
feet east of the intersection of Lower Seguin Road and FM 1518
Mr. Cox presented this item by stating that the Applicant is proposing to preliminary plat
approximately 16 acres of land establishing 70 single family residential lots. Forty -seven (47) of
the lots in this unit will be SF 50 lots with a minimum size of 6,000 square feet and the remaining
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twenty three (23) lots will be SF 45 with a minimum size of 5,400 square feet as dictated by the
Rhine Valley PDD (Ordinance 13- 5 -37).
T ` ical
Lof Dimensions , ':
Code
Area Square Feet
Width
ft.
Depth (ft.)
"SF 45"
5,400
45
120
"SF 50"
65000
50
120
The subject property is currently undeveloped and generally located on Lower Seguin Road 3,000
feet east of the intersection of Lower Seguin Road and FM 1518. This development is designed to
have two (2) points of access via Lower Seguin Road and Saverne Way which was constructed
with Unit 1. 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 this site has no protected or heritage trees. The tree affidavit has been
verified by the Parks and Community Services department. A five (5) acre public park was
dedicated with Unit 1 of this subdivision which meets the parkland dedication requirements for this
subdivision. The parkland improvements are being constructed in two (2) phases. Phase I of the
improvements is currently under construction and includes a parking lot, gazebo, BBQ pits and
playground. Phase II of the improvements will be constructed prior to recording the final plat for
the next unit, and will include soccer fields and multi- putpose ball fields, a sports court and
walking trail. The site is serviced by Schertz water and sewer, CPS, AT &T, and Time Warner
Cable. 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. A preliminary drainage report has
been reviewed and approved by the City Engineer. Sidewalks will be constructed along Lower
Seguin Road and on both sides of the street throughout the subdivision. All sidewalks are designed
to meet the City of Schertz specifications.
The subject property is affected by the additional design requirements imposed by the PDD Design
Standards along Lower Seguin Road to include landscaping buffers and screening. A 6' masonry
fence will be constructed along Lower Seguin Road prior to recording the final 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 recommends approval.
Mr. Richmond asked if a chart with the lot sizes and the number of lots by unit could be placed on
the plat. Mr. Reynolds, representing the Applicant, stated that he would look at preparing a chart
with the units and the number of each for the previous units. Ms. Wood stated that she has a
concern about putting this information on a recorded plat, but would ask the Applicant to prepare a
separate paper to give to the Commission. Mr. Dahle asked if there are 60 foot lots in some of the
other units. Ms. Wood stated yes, that is correct. Mr. Cox stated that a copy of the MDP could go
into the Commissioner's packets. Mr. Richmond asked if the size of the font could be increased
under the lot detail on the plat. Ms. Wood stated that Staff would work with the Applicant.
Mr. Dahle motioned to approve the item as presented. Mr. Crawford seconded the motion. Vote
was 6 -0. Motion carried.
B. PC2015 -018 The Reserve at Schertz II, Unit 3 — Preliminary Plat
Consider and act upon a request for approval of a preliminary plat of The Reserve at
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Schertz II, Unit 3, an approximately 19 acre tract of land situated in the S. B. Lewis Survey
No. 317, Abstract No. 443, and the Antonio Zamora Survey No. 36, Abstract No. 82 City of
Schertz, Bexar County, Texas, generally located on Graytown Road 1,500 feet south east of
the intersection of Boenig Drive and Graytown Road.
Mr. Cox presented this item by stating that the Applicant is proposing to preliminary plat
approximately 19 acres of land establishing 23 single family residential lots with a minimum lot
size of 21,780 square feet and 25' building setbacks on all sides dictated by the zoning district. The
site is zoned Residential Agriculture (RA), and is located on Graytown Road 1,500 feet south east
of the intersection of Boenig Drive and Graytown Road, adjacent to The Reserve at Schertz Unit 1.
This development is designed to have two (2) points of access via Graytown Road and Ivy Jet
which was constructed with Unit 1 of The Reserve at Schertz. The applicant has submitted a tree
affidavit which indicates that this site has no protected or heritage trees. The tree affidavit has been
verified by the Parks and Community Services department. There is no parkland being proposed
with this subdivision. The Parks, Recreation and Community Services Department has determined
that a fee -in lieu of parkland dedication in the amount of $1000 per dwelling unit will be paid by
the Developer prior to recording the final plat. The site is serviced by Schertz water, SARA, CPS,
AT &T, and Time Warner Cable. This site is serviced through 8" water lines and 8" sewer lines
that will be extended throughout the subdivision and stubbed out for future sewer extension. Sewer
service will be provided by the San Antonio River Authority (SARA) who holds the certificate of
Convenience and Necessity (CCN) for this site. Water service will be provided by the City of
Schertz. The applicant is responsible for- all drainage associated with the subject property, and for
compliance with the Storm Water regulations. A preliminary drainage report has been reviewed
and approved by the City Engineer. The subdivision will be providing onsite detention. Sidewalks
will be constructed along Graytown Road and on both sides of the street throughout the
subdivision. All sidewalks will be designed to meet the City of Schertz specifications. The subject
property is affected by the additional design requirements of the UDC, Section 21.14.3. along
Graytown Road to include landscaping buffers and screening. An 8' masonry screening wall will
be constructed along the side of Graytown Road for the length of the subdivision prior to recording
the final plat. Two landscape buffer lots (Lot 16, Block 15 and Lot 37, Block 18) adjacent to
Graytown Road have been provided with this plat. The streets within the subdivision will be
constructed according to City of Schertz specifications. Construction plans for all public
improvements will be submitted and approved by Public Works and Engineering prior to approval
of the final plat. Mr. Richmond expressed concern about adding a non - vehicle access easement
along Lot 15, Block 15, and Lot 36, Block 18; this has been addressed with the Applicant and they
have agreed to add this easement.
Staff recommends approval of the preliminary plat with the condition to add a non - vehicle access
easement along Lot 15, Block 15 and Lot 36, Block 18.
Mr. Greenwald motioned to approve the item as presented with the conditions on Block 15 and
Block 36. Ms. Wood stated to be correct it should be Lot 15 and Lot 36. Mr. Greenwald amended
his motion. Mr. Crawford seconded the motion. Vote was 6 -0. Motion carried.
7. REQUESTS AND ANNOUNCEMENTS
A. Requests by Commissioners to place items on a future Planning and Zoning Agenda.
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• None.
B. Announcements by Commissioners.
• Mr. Dahle stated that the Bond Committee has finished up their work and made
recommendations to City Council.
C. Announcements by City Staff.
• Ms. Sanchez stated that City offices would be closed on Friday, July Yd in observance
of Independence Day and the next meeting would be July 81h
• Ms. Wood announced the following site plan applications were received between June
6, 2015 and June 18, 2015:
• Windy Meadow Subdivision Unit 1, Lot 14, Block 2 (153 Windy Meadows Drive) -
Site Plan- Proposed: 6,000 square foot office building
• Schertz 15 Acre Industrial Site Subdivision, Lot 1, Block 1 (9850 Doerr Lane)
Amended Site Plan — Proposed: 213,864 square foot office /warehouse
• Schertz 3009 Subdivision 1I, Lot 2, Block 1 (289 FM 3009) Amended Site Plan
Proposed: 9,947 square foot retail and restaurant
• Legacy at Forest Ridge, Lot 4, Block 2 (5001 Schertz Parkway) Site Plan Proposed:
11,535 square foot childcare and school
ADJOURNMENT OF THE REGULAR MEETING
The meeting adjourned at 7:15 P.M.
d
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Chairman, Planning and Zoning Commission
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Recording Secretary, City of Schertz