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12-14-2016PLANNING AND ZONING MINUTES December 14, 2016 The Schertz Planning and Zoning Commission convened on December 14, 2016 at 6:00 p.m. at the Municipal Complex, Council Chambers, 1400 Schertz Parkway Building 44, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ken Greenwald Michael Dahle Christian Glombik Richard Braud COMMISSIONERS ABSENT Ernie Evans, Vice Chairman Bert Crawford, Jr. 1. 2. 3. CALL TO ORDER/ROLL CALL: CITY STAFF Brian James, Executive Director of Development Lesa Wood, Director of Planning & Community Dev. Tiffany Danhof, Executive Administrative Assistant Bryce Cox, Senior Planner Emily Grobe, Planner Channary Gould, Planner Daniel Santee, City Attorney OTHERS PRESENT Kyle Kinateder, Executive Director of Economic Development Frank G. Hill, Gary Hill Engineering LLC John Keck, La Salle Partners Mark Hill, Ford Engineering David M. Peveto, Trustee Odie Bernal, GE Reaves Engineering, Inc. Chris Price, Schertz 1518, Ltd. Jesse Malone, Malone/Wheeler Engineering Jesse Balser, ILF N -T Owner, LP George Weron, KFW Engineering & Surveying D. Scott Dye P.E., Dye Enterprises John LaRo, Coursen - Koehler Engineering Alan D. Lindskog, Civil Engineering Consultants Mr. Richmond called the meeting to order at 6:02 p.m. PRESENTATIONS: A. Presentation and discussion on Sales/Use Tax Benefits from Internet Sales (K. Kinateder) Kyle Kinateder, Executive Director of Economic Development made a presentation about the Sales/Use Tax Benefits from Internet Sales. Mr. Kinateder explained how the City's Economic Development Corporation manages a portion of sales tax that is used for economic development and how the funds could be used to increase development in the City based on laws that govern how we are able to use the funds. We are a community over 20,000 in population so the City focuses on primary projects that bring in new jobs and new money that can then circulate in our community. Mr. Kinateder discussed the difference between sales and use tax and mentioned the Amazon fulfillment facility in northern Schertz with the sales tax sharing agreement between the City and Amazon. HEARING OF RESIDENTS: Minutes Planning and Zoning Commission December 14, 2016 Page 1 of 9 No one spoke at this time. 4. CONSENT AGENDA: A. Minutes for the September 14, 2016 regular meeting. B. PC2016 -057 Consider and act upon a request for approval of a final plat, of the Castilla Subdivision, an approximately 12.356 acres of land generally located 8,320 feet west of FM1518. The property is specifically described as 12.356 acres out of the S.B. Lewis Survey No. 317, Abstract No. 433, City of Schertz, Bexar County. C. PC2016 -062 Consider and act upon a request for approval of a final plat of Cypress Point Subdivision, Unit 4. The property is approximately a 19 acre tract of land situated in the C.M. Gahagan Jr. Survey No. 258, Abstract No. 142, Guadalupe County and Abstract No. 182, Comal County, City of Schertz, Texas and located on Eckhardt Road approximately 1,000 feet south of Froboese Lane. Mr. Dahle moved to approve the Consent Agenda. Mr. Brand seconded the motion. The vote was unanimous, 5 -0. Motion carried. 5. PUBLIC HEARING: A. PC2016 -055 Hold a public hearing, consider and act upon a request for approval of a replat of Lot 52 of the Mobile Villa Estates Unit 1 Subdivision. The property consists of approximately 1 acre of land and is situated in the Toribo Herrera Survey No. 68 and Abstract 153, Guadalupe County, Schertz, Texas; generally located on the southeast corner of the intersection of IH 35 and Cabana Drive Emily Grobe, Planner, presented that the applicant is proposing to replat Lot 52, of the Mobile Villa Estates Unit 1 Subdivision, and the unplatted 0.508 acre adjacent property into a total of one (1) buildable commercial lot, Lot 64 of the Mobile Villa Estates Unit 1 Subdivision. Nineteen (19) public hearing notices were mailed to surrounding property owners on November 23, 2016 with a public hearing notice published in "The Daily Commercial Recorder" on November 28, 2016 and the "Herald" on November 30, 2016. At the time of this staff report one (1) opposition response, and two (2) in favor of responses has been received. The city staff analysis and recommendation of the proposed replat is consistent with all applicable zoning requirements for the property, ordinances, and regulations of the City. It has been reviewed with no objections by the City Engineer, Public Works, Parks, Inspections, and Fire. Staff recommends approval of the proposed replat.- She commented that the applicant is present. Minutes Planning and Zoning Commission December 14, 2016 Page 2 of 9 Mr. Richmond opened the public hearing at 6:20 p.m. Pat Wilson, 5313 Cabana Dr., had a question about the mailed notice exhibit. Ms. Grobe explained that the 200 foot buffer referenced on the mailed notice refers to properties with the area that is required to receive mailed notice of the public hearing. Jane Neville, 5218 Cabana Dr., indicated concern on traffic flow going through the neighborhood, and was concerned about safety of residents, and about crime. Patrick Montgomery, 5218 Cabana Dr., indicated concern on property value, environment issues, and if there will be a new barrier between the commercial /residential. He also, expressed concerns about integrity of the neighborhood, and traffic & flooding. Mike Strange, 5306 Cabana Dr., inquired about speed bumps to slow speeds of cars because of the children in the community. Expressed concern about flooding issues because of existing drainage problems in the vicinity of the project site. Mr. Richmond closed the public hearing at 6:30 p.m. Emily Grobe, Planner, explained that the agenda item is a replat only. Billy Blake, Applicant, indicated that the traffic coming to the property will have one way in on Cabana Dr. and exit on IH 35. He also explained that landscaping and a masonry wall would be constructed, impervious cover, vehicle count on property during hours opened, no vehicles parked outside afterhours, and meets all TxDOT requirements. Mr. Richmond mentioned that this site has already been rezoned. Ms. Grobe added that the property had been rezoned to General Business. Mr. Dahle moved to approve this item. Mr. Glombik seconded the motion. The vote was unanimous, 5 -0. Motion carried. B. ZC2016 -010 Hold a public hearing, consider and act upon a request to rezone approximately 375 acres of land generally located west of the intersection of Lower Seguin Road and FM 1518 intersection, City of Schertz, Bexar County, Texas, from Planned Development District (PDD) to Planned Development District (PDD). Minutes Planning and Zoning Commission December 14, 2016 Page 3 of 9 Channary Gould, Planner, presented the request for a rezone of the project site from PDD to PDD. She explained that the developer is requesting amendments to The Crossvine PDD. The changes being proposed are to allow for a new garden home configuration located west of FM 1518 and south of Lower Seguin Road. The new garden home configuration is referred to as GH(3) and is approximately 15 acres. One - hundred and forty one (14 1) surrounding property owners were notified by mail on December 1, 2016. At the time of this staff report five (5) responses were received. Four (4) were in opposition of the request and one (1) was neutral to the request. The replies have been included as an attachment to this staff report for your reference. The rezoning request appears to have minimal impact on the public infrastructure, facilities or services. Staff recommends approval of the amendment to The Crossvine PDD as proposed. She indicated that the applicant is present. Chris Price, applicant, made a presentation explaining the concept behind the garden home products, and how they came up with the third option for the garden home configuration. Mr. Richmond opened the public hearing at 6:48 p.m. Charles Hanke, 3124 Pencil Cholla, asked questions about FM1518 and plans for the increase of traffic. Nathan Goetsch, 3136 Pencil Cholla, expressed concerns about sewage capacity issues, drainage issues, and how the garden homes would impact the existing issues. Rosemary Hendrix, 3017 Turquoise, expressed concerns about an increase in number of accidents along FM 1518 and sewer issues. Chase Atwell, 11913 Spoke Hollow, expressed concerns regarding sufficient lighting in the community. He mentioned that each cul -de -sac has one street light. Celina Blair, 9327 Winding Bloom, asked if there was going to be parking allowed on Trellis Walk, the main thoroughfare. Reagan Rawley, 7993 Trainer Hale Rd., asked about what is the timing of the project, and concerns regarding the sewage capacity. Mr. Richmond closed the public hearing at 6:58 p.m. Channary Gould, Planner, explained that TxDOT has plans in the future to improve traffic concerns regarding FM1518, sewage capacity was increased with a second train that will be installed, which was recently approved by City Council, and the developer is planning on improving the lighting. Chris Price, applicant, explained in more detail regarding that there will be more lighting at the entrances, more parking on Trellis Walk, and the developer donated a 20 -foot right of way for the expansion of FM1518 to TXDOT. The commission had a discussion regarding flooding concerns and planned improvements along FM1518 including the funds that will be dedicated for the improvements. Minutes Planning and Zoning Commission December 14, 2016 Page 4 of 9 Mr. Greenwald moved to recommend to City Council approval of this item. Mr. Braud seconded the motion. The vote was 4 -0 and Mr. Dahle abstained. Motion carried. C. ZC2016 -011 Hold a public hearing, consider and act upon a request to rezone from Planned Development District (PDD) zoning to Planned Development District (PDD) zoning. The property is more specifically described as a 433.43 tract of land out of the J.F. Zepeda Survey No. 257, Abstract 685; J.F. Zepeda Survey No. 257, Abstract 471; C.M. Gahagan Survey No. 258, Abstract 182; C.M. Gahagan Survey No. 258, Abstract 142; P. San Miguel Survey No. 256; Abstract 227; and State Abstract Tate 2, City of Schertz, Comal County and Guadalupe County, Texas, generally located on IH -35 Frontage Road approximately 350 ft. east of the intersection of IH- 35 Frontage Road and Covers Cove. Channary Gould, Planner, presented the rezone request. She explained the applicant is proposing to rezone approximately 434 acres of land generally located on IH -35 Frontage Road approximately 350 ft. east of the intersection of IH -35 Frontage Road and Covers Cove. Currently, all 434 acres are zoned Planned Development District (PDD). The applicant is requesting to amend the current PDD to incorporate modifications related to signage and to formally change the project name from "NorTex Farms Planned Development District" to "Homestead Planned Development District ". The project will consist of commercial, multi- family residential, townhome, and single family residential uses along with public parkland. One - hundred and thirty eight (13 8) public hearing notices were mailed to surrounding property owners within two hundred (200) feet of the subject property on November 23, 2016. At the time of this staff report, 3 responses have been received. Two responses were opposed to the project and one was neutral to the request. No specific comments were provided, an additional response was provided after agenda packets were created. The rezoning request appears to have a minimal impact on the public infrastructure, facilities or sei vices and the plan has incorporated curvilinear streets, view corridors, and a network of interconnected parks and open space to include hike and bike trails. Staff recommends approval of the rezone request as proposed. She indicated that the applicant is present. Matt Mathews, applicant, gave a presentation explaining the Homestead Community signage proposal. The presentation included a general overview of the Homestead development spanning across City of Schertz and City of Cibolo and identified the proposed signage locations. Mr. Richmond opened the public hearing at 7:22 p.m. Armando Cruz, 6070 Covers Cove, asked questions regarding Schwab Road, the underpass and if TxDOT plans to cut the entrance for Covers Cove for easier access. Rene Moon, 3009 Beaver Creek, asked about what would divide the proposed commercial component of Homestead from adjacent existing homes. She expressed concerns related to capacity for sewage, electrical, and traffic control. Jan Long, 6073 Covers Cove, asked about whether there were plans for another exit along FM 1103 and Schwab Road. Marls Lemans, 6034 Covers Cove, had a question on why the commercial section is so large. Minutes Planning and Zoning Commission December 14, 2016 Page 5 of 9 Mr. Richmond closed the public hearing at 7:30 p.m. Channary Gould, Planner, and Matt Mathews, Applicant, addressed questions regarding entrance, frontage road, traffic impacts, utility concerns, and screening between commercial /residential. The commissioner had a discussion regarding traffic impact and signage. Mr. Glombik moved to recommend to City Council approval this item. Mr. Dahle seconded the motion. The vote was unanimous, 5 -0. Motion carried. D. ZC2016 -012 Hold a public hearing, consider and make a recommendation to City Council about a request to rezone approximately 3 acres of land generally located at the Southwest side of FM 3009 at the intersection of Green Valley Road, from Single - Family Residential, (R -1) to Neighborhood Services (NS). The property is specifically described as Lot 1, Blk 1 of the Cal Stone Subdivision, recorded in Volume: 5, Page 16413, Plat Records of Guadalupe County and 1.070 acres of unplatted land out of the Torribio Herrera Survey No. 68, Abstract No. 153. Emily Grobe, Planner, presented the proposed zoning request. She explained that the applicant is proposing to rezone approximately 3 acres of land from Single - Family Residential, (R -1) to Neighborhood Services (NS). The property is generally located directly southwest of the intersection of FM 3009 and Green Valley Road. The purpose of the requested rezone is to create a commercial lot. Nineteen (19) public hearing notices were mailed to surrounding property owners on November 22, 2016 with public hearing notices to be published in "The Daily Commercial Recorder" and the "Herald" prior to the City Council public hearing. At the time of this staff report seven (7) opposition responses and one (1) in favor response from the applicant have been received. Written opposition has been received by more than 20% of property owners within the notification boundary, thus at least three - fourths of the City Council must approve the project. The proposed zoning of Neighborhood Services would provide an appropriate, compatible use to the adjacent residential and already existing neighborhood service and commercial. Additionally, the proposed Neighborhood Services zone provides the opportunity for limited service and retail uses to more conveniently accommodate the needs of the nearby residential uses. Staff recommends approval of the rezone request. She noted that the applicant is present. Scott Dye, Applicant, gave a presentation explaining if the proposed rezoning request gets approved the property would be developed as a medical office. Mr. Richmond opened the public hearing at 7:56 p.m. Toni Hans, 2821 Ashley Oak, had a question regarding the number of allowed parking spaces. She mentioned that there is a lot of overflow parking along Ashley Oak due to lack of parking for Kellum medical. Mr. Richmond commented that the project being acted on is a rezone request. Kenneth Hans, 2821 Ashley Oak, expressed concerns with parking along Ashley Oak. Minutes Planning and Zoning Commission December 14, 2016 Page 6 of 9 Linda Ethridge, 2825 Ashley Oak, asked about the difference between Neighborhood Services and commercial. She also asked whether there would be a required barrier between existing residential and the proposed zone. Mr. Richmond responded by informing Ms. Ethridge that an 8 -foot masonry wall is required. Ben Ethridge, 2825 Ashley Oak expressed concerns about access to other properties adjacent to the project site. Calvin Stone, 1308 Circle Oak Dr. (Owner), explained the reasoning for selling the property and the rezoning request. Mr. Richmond closed the public hearing at 8:10 p.m. Ms. Grobe provided an explanation about the Neighborhood Services zone district and talked about buffering requirements, including the requirement for a masonry wall. Ms. Grobe mentioned that the width of the driveway that leads to the residence is 30 -feet. The commissioner had a small discussion regarding the rezoning requests in general and how FM3009 has changed over time. Mr. Greenwald moved to approve this item. Mr. Dahle seconded the motion. The vote was unanimous, 5 -0. Motion carried. E. ZC2016 -013 Hold a public hearing, consider and act upon a request to rezone approximately 88.85 acres of land from Planned Development District (PDD) to Planned Development District (PDD). The property is more specifically described as 88.85 acres of land situated in the Eligio Gortari Survey No. 2, Abstract No. 5, County Block 5193, City of Schertz, Bexar County, Texas, generally located approximately 1,375 feet southeast of the intersection of FM 1518 and Trainer Hale Road. Minutes Planning and Zoning Commission December 14, 2016 Page 7 of 9 Channary Gould, Planner, presented the rezone request. She explained the applicant is proposing to rezone approximately 90 acres of land generally located on FM 1518 approximately 1,375 southeast of the intersection of FM 1518 and Trainer Hale Road. Currently, all 90 acres are zoned Planned Development District (PDD). The rezone request is to amend the current PDD to revise the minimum lot depth requirement and the method of measuring lot depths for irregular lots, lots fronting cul -de -sacs or knuckled and /or curved streets. Sixteen (16) public hearing notices were mailed to surrounding property owners on November 30, 2016 with a public hearing notice to be published in "The Daily Commercial Recorder " and the "Herald" prior to the City Council public hearing. At the time of this staff report one (1) response was received in favor of the request. The requested rezone does not alter the previously approved single family residential use with proposed parkland dedication, thus the requested rezone is consistent with the Comprehensive Land Use Plan and the Schertz Sector Plan. Staff recommends approval of the requested rezone as proposed. She noted that the applicant is present. Mr. John LaRo, the project engineer, explained the purpose of the amendment and noted that there are no changes to the total number of lots proposed with the original Hallies Cove PDD. Mr. Richmond open the public hearing at 8:25 p.m. No one spoke at the public hearing, Mr. Richmond closed the public hearing at 8:26 p.m. The Commission and City staff had a small discussion regarding the minimum lot size and dimensional requirements for the Hallies Cove subdivision. Mr. Dahle moved to approve this item. Mr. Glombik seconded the motion. The vote was unanimous, 5 -0. Motion carried. 6. ITEMS FOR INDIVIDUAL CONSIDERATION: A. PC2016 -053 Consider and act upon a request for approval of a preliminary plat, of the Rose Garden Elementary Replacement, approximately 25 acres of land generally located 130 feet south east of the intersection of FM 1518 and Schaefer Road. The property is specifically described as 24.46 acres out of the M.S. Bennett Survey No. 75, Abstract No. 61, County Block No. 5057, City of Schertz, Bexar County. Channary Gould, Planner, presented the proposed preliminary plat of 24.46 acres into one (1) lot. The subject property includes parcels that are zoned General Business (GB), Pre - Development (PRE), and Single- Family Residential Agricultural (R -A). The proposed preliminary plat is consistent with applicable requirements for the property, ordinances and regulations. The proposed subdivision is comprised of multiple parcels and the owner is proposing to create one lot in order to construct an elementary school. The property is predominantly vacant and undeveloped. Staff recommends approval of the preliminary plat. She noted that the applicant is present. Alan Lindskog, Project Engineer, discussed drainage associated with the project, waterline improvements, turn lanes to separate buses from parent pick -up and drop -off. Minutes Planning and Zoning Commission December 14, 2016 Page 8 of 9 The Commission had a brief discussion regarding the plat. Mr. Greenwald moved to approve this item. Mr. Glombik seconded the motion. The vote was unanimous, 5 -0. Motion carried. 7. REQUESTS AND ANNOUNCEMENTS: A. Requests by Commissioners to place items on a future Planning and Zoning Agenda. Mr. Dahle requested to notify commissioners for new rezoning requests. Mr. Dahle also suggested considering signage on property for rezone requests. Mr. Richmond requested to keep a running list of items requested by the Commission in the past 12 months. B. Announcements by Commissioners • City and community events attended and to be attended • Continuing education events attended and to be attended Mr. Richmond congratulated Mr. Crawford for being elected to City Council. C. Announcements by City Staff. • City Staff Update • City and community events attended and to be attended. • NEW SITE PLAN APPLICATIONS: The following site plans were submitted to the Planning and Zoning Department between October 22, 2016 and December 9, 2016. 1) Mobile Villa Estates 1 (17160 IH 35) Site plan — proposed: 3,683 sq. ft. automobile repairs and services, minor 2) Platform Warehouse Suites (7637 FM 3009) Site plan — proposed: 87,300 sq. ft. (8 buildings) office / warehouses 3) Doerr Lane Subdivision (9943 Doerr Lane) • Site plan —proposed: 35,200 sq. ft. site expansion (two buildings) Bryce Cox, Senior Planner, updated the commissioners on upcoming site plan applications, and congratulated Emily Grobe and Channary Gould for passing the certified floodplain manager certification exam. 8. ADJOURNMENT OF THE REGULAR MEE' Them ti /adjourned a :46 P.M. y Z Chairman, Planning and Zoning Commission Minutes Planning and Zoning Commission December 14, 2016 Page 9 of 9