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11-25-2003 PLANNING AND ZONING MINUTES NOVEMBER 25, 2003 eThe Schertz Planning and Zoning Commission convened on November 25, 2003 at 6:30 p.m. in the Community Center Conference Room, 1400 Schertz Parkway, Schertz, Texas. PLANNING & ZONING COMMISSION David Richmond, Chairman Ernie Evans, Vice Chairman Joyce Briscoe Clovis Haddock Gary Wallace Ken Greenwald, ex-officio CITY STAFF Amy Madison, Community Development Director Misty Nichols, Planning Technician Jonette Ellis, Planning Technician Leonard Truitt, Building Official COMMISSIONERS ABSENT Keith Van Dine, Secretary William Sommers OTHERS PRESENT Robert Brockman, 4505 Grand Forest Kerry Koehler, W.F. Castella & Associates James Harden, Jr., 483 McBride Bridge James Harden, Sr., 16940 IH 35 N Ron Wileut, 10571 Gulfdale Mark Neville, 2553 Jackson Keller Tony Olfers, 1035 Central Parkway North John White, 1035 Central Parkway North Larry Aiken, Austin, Texas e1. Call to Order/Roll Call Chairman Richmond called the meeting to order at 6:30 p.m. 2. Citizen Input other than Agenda Items Mr. Brockman informed the Commission that he would have to leave the meeting at 7:00 p.m. in order to attend the SCUC Independent School District's meeting. Ms. Madison reminded the Commission and the audience of the Festival of Angels and Christmas in the Park scheduled for December 5th and 6th and invited everyone to attend the events. 3. Board of Adjustment Actions: The Board of Adjustment will meet on December 8, 2003 to act on the request from Frances Keresztury. 4. Discuss and take appropriate action on approval of the September 9, 2003 Planning and Zoning minutes. Ms. Madison stated that she had not reviewed the minutes prior to the agenda being posted and that they were not ready for the Commission's approval. She did state that staff is working to bring the minutes up to date. e Minutes Planning and Zoning Commission November 25, 2003 Page 1 of5 e e e 5. SUP39-03 Discussion regarding a request for a Specific Use Permit to place a manufactured home on property zoned General Business (GB) for employee based housing. The tract is located at the intersection of IH 35 and Plaza Drive and contains 0.410:!: acres. The request is to call for a Public Hearing. Applicant: James Harden Ms. Madison reviewed staff comments and stated the applicant is requesting a manufactured home to be placed on his property to allow employees to live adjacent to the business. Mr. James Harden, Jr. reviewed the status of the work program for legal aliens. He stated that the employees do not have a motor vehicle license and allowing them to live next to the property would provide them access to not only work, but within walking distance of the grocery store and other amenities. Mr. James Harden, Sr. stated that a work permit would be supplied by INS for the workers. Following review and discussion regarding specific use permits being allowed for rental property, Mr. Wallace moved to schedule a public hearing for January 13, 2004 and asked staff to review the requirements for the issuance of specific use permits. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 6. PC589-03 Discuss and take appropriate action on a request for site plan approval of Schertz Industrial Park, Block 2, Lot 7. The request is for one industrial lot on 1.54:t acres located on Bell North Drive with 10,000 square feet of office/warehouse space. Applicant: J.M. Properties Ms. Madison reviewed staff comments with the Commission. Mr. Evans voiced concerns that the signage was not shown on the site plan. Mr. Richmond stated that it is written in the note section that building signage shall be installed after occupancy. Ms. Madison stated that this is a spec building and the occupant will be required to apply for a sign permit. If the signage does not meet the Unified Development Code requirements, then it would be forwarded to the Commission for their consideration and action. Discussion continued regarding signage on site plans and staff stated that site plans had been approved without signage in the past. The Commission requested an example. Ms. Nichols left the meeting to obtain the necessary documentation. Mr. Wallace moved to table this item until staff returned. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. Ms. Briscoe then moved to table agenda item 7 until staff returned. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. Upon Ms. Nichols return, Mr. Wallace moved to remove agenda item 6 from the table. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. Minutes Planning and Zoning Commission November 25, 2003 Page 2 of5 . The Commission reviewed a previously approved site plan that did not have signage. Following review and discussion, Mr. Haddock moved to approve the request. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. 7. PC590-03 Discuss and take appropriate action on a request for site plan approval of Schertz Industrial Park, Block 1, Lot 16. The request is for one industrial lot on 1.94:t acres located on Bell North Drive with 20,400 square feet of professional office/retail space. Applicant: J.M. Properties Mr. Wallace moved to remove this item from the table. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. Ms. Madison reviewed staff comments stating that the existing monument sign had been approved earlier this year by a former staff member. Following review, Mr. Haddock moved to approve the request. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. 8. PC596-03 Discuss and take appropriate action on a request for a preliminary plat approval of the Parkway Village Subdivision. The 2.447::!: acre tract is located on Schertz Parkway, south of Live Oak Road. Applicant: Larry Hunt . Ms. Madison reviewed staff comments stating that the site plan for this property was approved by the Commission July 22,2003. Ms. Madison also stated that the applicant was not present. Mr. Evans inquired about the I-foot non-access easement across the front of the property not allowing for a driveway access and noted that the name of the railroad was incorrect. Following review and discussion, Mr. Wallace moved to approve the request subject to the following: 1. Remove non-access easement at the driveway opening. 2. Change "Southern" Pacific Railway to "Union" Pacific Railway. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 9. PC601-03 Discuss and take appropriate action on a request for preliminary plat approval of Legacy Oaks Apartments. The 13.752:!: acre tract is located at Schertz Parkway and Legacy Oaks Parkway, approximately 760 feet south of IH 35. Applicant: Legacy General Construction Ms. Madison reviewed staff comments and stated that the Commission approved the site plan at their November 13, 2003 meeting. She also stated that tree mitigation would be addressed at the time of final platting. . Mr. Evans inquired about the drainage and asked that the City Engineer review the drainage easement and that the applicant indicate where the water is going. Discussion also included a center island along Legacy Oaks Parkway. Ms. Madison stated the island would be irrigated and maintained by the City. Minutes Planning and Zoning Commission November 25, 2003 Page 3 of5 Following discussion, Mr. Haddock moved to approve the preliminary plat. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. . 10. PC595-03 Discuss and take appropriate action on a request for site plan approval of Schertz Business Park, Block 1, Lot 14 a.k.a. 132 Commercial Place. The 0.919:t acre tract provides for a 9,041.20 square foot office/warehouse facility. Applicant: Forum Construction Ms. Madison reviewed staff comments and stated that the applicant will be required to construct an eight- foot solid fence adjacent to the residential zoned property. Mr. Evans stated that there was not a note stating the property is within the Air Installation Compatible Use Zone (AICUZ) and that the applicant has not addressed signage. Mr. Ron Wileut stated that he is aware of the AICUZ requirements and signage will be forthcoming once the building is leased or purchased. Following review and discussion, Mr. Wallace moved to approve the site plan subject to: 1. Adding a note: This property lies in the Air Installation Compatible Use Zone (AICUZ). Any building construction within this zone will require a Specific Use Permit as outlined in Article V of the City of Schertz Unified Development Code. 2. Adding a note: Signage shall be installed after occupancy and will be in compliance with all related codes and ordinances. Mr. Haddock seconded the motion. Voting Aye: Mr. Richmond, Mr. Haddock, Ms. Briscoe and Mr. Wallace. Voting Nay: Mr. Evans. Motion carried. . 11. PC594-03 Discuss and take appropriate action on a request for preliminary plat approval of Northcliffe II, Unit 3 and a replat of Northcliffe II, Unit 1. The 18.281:!: acre tract is situated near the intersection of Orth Avenue and Cherry Tree Drive and contains 61 single family Residential-5 (R-5) lots. The replat is a reconfiguration of a drainage easement. Applicant: W.F. Castella & Associates, Inc. Ms. Madison reviewed staff comments and stated that the southern boundary of this phase abuts the City of Cibolo and the any connection onto Whisper Path will require approval from the City of Schertz. The 60- foot drainage easement will be dedicated and maintained by the City. The preliminary plat also shows a lift station to service 214 lots. Following discussion, Mr. Wallace moved to approve the request. Mr. Haddock seconded the motion. Motion carried. Vote unanimous. 12. New Development for discussion only: a. Silber Subdivision: Master Plan and preliminary plat Ms. Madison reviewed staff comments stating the property is currently zoned Residential-2 (R-2), but the applicant would like to request a R-S/R-6 mix. The master plan shows 312 Residential-S lots on 63.9 acres to be constructed in three phases. The property is adjacent to the FEMA drainage project and Mr. . Minutes Planning and Zoning Commission November 25, 2003 Page 4 of 5 . Aiken addressed drainage issues. Mr. Aiken also stated that all lots adjacent to existing developed lots would be required to be a single story home. Mr. Aiken also stated that he would be requesting General Business along Schertz Parkway. The Commission stated that they would be more receptive to a Neighborhood Services zoning. Mr. Evans voiced concerns on the location of the entrance to the subdivision off of Schertz Parkway and suggested a traffic impact analysis (TIA). Mr. Aiken agreed that a TIA might be required and also suggested he would consider participating in the cost of a future traffic light at Live Oak Road and Schertz Parkway. Discussion only. No action taken. 13. Items by Commissioners and City Staff Ms. Madison: Stated that the Public Improvement District (PID) Board has been appointed and construction plans are being engineered. Mr. Wallace: Asked that staffbe more thorough in reviewing plans, and not bring forward plans that do not meet Unified Development Code requirements. Mr. Wallace also stated that he did not receive notice of a site tour due to the notice not being delivered by mail prior to the date of the tour. Chairman Richmond: Asked staff to provide a zoning map with the Air Installation Compatible Use Zone (AICUZ) shown. He also asked staff to place the Green Valley Elementary School on the next agenda to discuss the fencing requirements. 14. Adjournment. . There being no further business, Ms. Briscoe moved to adjourn the meeting at 9:40 p.m. Mr. Wallace seconded the motion. Motion carried. Vote unanimous. I . I ... rtCMtJ ~~-L Chairman, Planning and Zoning Commission . Minutes Planning and Zoning Commission November 25, 2003 Page 5 of5