08-24-1999
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PLANNING & ZONING MINUTES
The Schertz Planning and Zoning Commission convened In Regular Session on
Tuesday August 24, 1999, at 7:00 p.m. in the Municipal Complex Bob Andrews
Conference Room, 1400 Schertz Parkway, Schertz, Texas. Those present were as
follows:
PLANNING & ZONING COMMISSION
CITY STAFF
Ernie Evans, Chairman
David Richmond, Vice-Chairman
Tony Moreno
Gary Wallace
George Maxfield
Joyce Briscoe
Ken Greenwald, ex-officio
Steve Simonson,
Asst. City Manager!
Planning Coordinator
Mary Ybarra, Planning &
Recording Secretary
Commissioners Absent
Others Present
Keith Van Dine (work related)
Joyce Briscoe (late arrival)
Ed McNew,
Don McCrary,
Don McCrary & Associates
Keith Parton,
Don Thigpen,
ProLogis Dev. Services
Sam Bledsoe,
Robert Copeland, Jr.
MBC Engineers,
Mike Lackary,
M. McDough,
Walgreen
#1 Call to Order:
Chairman Evans called the August 24, 1999 meeting to order.
#2
Approval of Minutes:
Regular session of August 10, 1999.
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Chairman Evans asked if there are any correction or additions to the minutes of August
10, 1999?
With no corrections or additions, a motion was made by Tony Moreno seconded by
Gary Wallace to approve the minutes of August 10, 1999 as written. With a vote being
called, the motion was as follows:
Ayes: Ernie Evans, David Richmond, Tony Moreno and Gary Wallace.
Abstained: George Maxfield (absent at said meeting).
#3 Status of Final Plats:
There were none.
#4 BOA Actions:
The BOA has not met and there will no report.
#5 Citizen's Input Other Than Agenda Items:
There were none.
#6 Consider and Take Appropriate Action: Request from Pulte Homes of
Texas, L.P. for Final Plat Approval of Arroyo Verde Subdivision Unit 2.
Ernie Evans stated that the above agenda item was tabled at the last meeting and
would have to be taken off the table for discussion. At this time, a motion was made by
Gary Wallace and seconded by Tony Moreno to untable the request from Pulte Homes
of Texas, L.P. for Final Plat approval of Arroyo Verde Subdivision. With a vote being
called, the motion was approved.
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Steve Simonson stated that as per the Commissions request the Oak Forest
Homeowners Association (HOA) was contacted to discussion a possible change by the
HOA to their preference to the gated emergency access at Golden Oak to become a
through street due to the growth behind Oak Forest and Oak Trails and the possibility of
a signal light at the entrance to Savannah Drive and Arroyo Verde. In discussion with
the Homeowners Association the president, Joe Politza conducted a poll of the
residents and reported that the gate at Golden Oak was to remain closed, as it was
master planned. Gated emergency access only, no direct access between the two
subdivisions.
Steve Simonson reported that corrections to the plat such as the property owner, lot
number given to the island, and street has been widen to 15' around the island as
required. These are the three major corrections that were needed for the final plat.
David Richmond commented that the following statement is a suggestion to the
. possibility of leaving a ROW wide enough to accommodate a future street, given that
the situation today is considerably different to 5 to 15 years from now, to allow a through
street between the two lots. Steve Simonson commented that would be asking the
developer to build a full city street that would be gated. Mr. Richmond stated that it
would be more like an easement to allow the proper street width ROW. This easement
would allow for future development, at a later date when the Cibolo development, traffic
patterns, stop light and other things come in to play, the city might look the wiser. Tony
Moreno commented that a question he had for the developer would be "do the lots lend
themselves to the easement?" The lots don't seem large enough to allow an easement,
which means an adjustment of lots. Steve Simonson commented if the easement were
allowed it would mean losing a lot, and he mentioned that the emergency gate was
approved on the master plan and its what the developer has based the dollar figures for
cost of the development.
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David Richmond stated that in his opinion it's not the bottom line (money) when it
comes to the developer verses what the City would need in the future, lose of one lot is
not significant in his opinion.
Steve Simonson stated that if the ROW were placed, at one point in time the City would
have to build the road and another issue, the owners of the land have maintained the
land could be a problem. From the City's point of view who would maintain the 20'
easement on each side. If this easement was allowed, you'd have an easement that
belongs to the City, as it stand now the 20' access easement belongs to the
homeowners association.
Ernie Evans stated that David Richmond has a valid point in terms of the future,
however it was not master planned that way and perhaps that is one of the things the
Commission needs to take into consideration. To quick to approve master plans without
asking some hard questions such as does the master plan fit into the overall structure
. when it comes to roads etc.
With no further discussion, a motion was made by Tony Moreno and seconded by Gary
Wallace to approve the request from Pulte Homes of Texas, L.P. for Final Plat Approval
of Arroyo Verde Subdivision Unit 2. With a vote being called, the motion was approved.
#7 Consider and Take Appropriate Action:
Final Plat approval of A-AAA Storage Subdivision,
Park.
Request from MBC Engineers for
Tri-County Business & Industrial
Steve Simonson stated that the plat has been corrected as requested, the property
owners are indicated on lots 6 & 8, flood plain information is correct, as a result of lot
#11 already existing the lot number has changed to lot 13. All required information is
correct on the plat submitted.
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With no further discussion, a motion was made by Tony Moreno and seconded by Gary
Wallace to approve the request from MBC Engineers for Final Plat approval of A-AAA
Storage Subdivision, Tri-County Business & Industrial Park. With a vote being called,
the motion was approved.
#8 Consider and Take Appropriate Action: Request from 3009 Partners, Ltd.
for Preliminary Plat approval of Forest Ridge Subdivision Unit 4.
Steve Simonson stated that this unit is the fourth out of five units planned for the
subdivision. Mr. Simonson stated that the question of the continuation of Wiederstein
Road would need to be addressed by the Commission before final platting of the last
unit. Mr. Simonson reminded everyone of Mr. Saniten statements, that he would have
monies by final platting for the road (Wiederstein) continuation. Before the final plat is
submitted this issue would need to be addressed. As for the plat Unit 4 before the
Commission all required items are indicated.
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Tony Moreno asked could it be assumed that the estate lots are planned for Unit 5, and
was advised no. Steve Simonson stated that Mr. Saniten at the moment is involved in a
lawsuit with the electric purveyors, which are taking an additional 110' across the length
of the property. If you add it to the 80' from CPS, it is a total of 190' that would
disappear. When the master plan was submitted the City showed an 80' easement
through the property of which 17 acres was for a greenbelt and Wiederstein Road would
run just out side the easement. With the taking of 110' by LCRA the situation has
changed, obviously the economic has changed because part of the new easement goes
over the top of the estate lots. These would be the items of discussion before the final
platting of the last unit. Unit 4 has all the required items listed; however the Commission
needs to insure that these items are addressed before the submittal of Unit 5.
Steve Simonson stated that a letter would be sent out to Mr. Saniten in regard to the
Commissions discussion on the Wiederstein Road issue and what was previously
. discussed at the time the master plan was submitted.
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With no further discussion, a motion was made by Tony Moreno and seconded by David
Richmond to approve the request 3009 Partners, Ltd. for Preliminary Plat approval of
Forest Ridge Subdivision Unit 4. With a vote being called, the motion was approved.
Ernie Evans asked if platting fees have been paid, Steve Simonson replied, yes.
#9 Consider and Take Appropriate Action: Request from ProLogis
Development Services for Site Plan approval of ProLogis Warehouse/Office Complex,
Tri-County Business & Industrial Park.
Steve Simonson stated that the development is fairly large and is submitted in three
sheets; sign is shown and is basically a monument sign, tree affidavit stating no trees
would be removed. The required parking is shown, chain link fence on the left will be
gated, the right side of the property will not, dumpster is shown with screening.
References to (lighting) the 30' high poles, wall pack lighting that will be used around
. the building. The exiUentrance driveways are indicated along with the handi-cap and
warehouse parking. These items are indicated on the first sheet.
Ernie Evans asked if the development was cutting two accesses on FM 3009? Mr.
Simonson replied yes, because of the building having two sides of access. Mr.
Simonson explained that the development would have to get ROW access approval for
FM 3009 from the TXDOT.
Ernie Evans voiced concern with the entry that is along an entry at Corridor Parkway. It
does not make much sense to have these two entries 66' from each other, especially on
FM 3009 with 55-MPH traffic.
Steve Simonson explained that the second sheet is indicating the landscape planned for
the development. Notes indicating plant list, plant legend, and the number of trees
proposed for planting far exceeds the City requirements. The development is using a
. combination of landscaping that compliments the surrounding area. The ProLogis
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development will be a nice addition to the 3009 Corridor. The development is a large
complex with 160,000 sq.ft of offices at the corners with the rest of the complex as
warehouse usage.
Ernie Evans reiterated his concern for the access exit at Corridor Parkway.
Keith Parton representing ProLogis explained that the final approval of the access exit
would be from TXDOT. At the present time, it's in the permit process. Mr. Parton
explained that until final approval from TXDOT is received whether it is allowed are not,
he can't say whether both accesses would be used. Ernie Evans asked why were two
accesses needed? Mr. Parton replied that the development has access on both sides
into the complex in order to have customers enter off FM3009 and Guad-Coma. Office
building would be at these two accesses.
George Maxfield suggested swinging the access 90 degrees. Mr. Parton explained that
. the grades are pretty steep in that area. Again, Mr. Parton reiterated that the access
would need approval from TXDOT.
Gary Wallace asked what if approval was not given by TXDOT? Mr. Parton stated that if
approval were not given the access would be eliminated and access to both corners
would be from the one FM 3009 entry. Actually the existing radius will be changed it will
be widen to provide a little more turning arch. Trucks accessing the entries would be 53
footer rigs.
Ernie Evans stated that he has voiced his concerns on this issue and realizes that this is
an issue because FM3009 is a state highway. However, the Commission has fought to
get in turn lanes to help get traffic on and off and move traffic off the central line of fire.
David Richmond suggested that a central location on Corridor Parkway feeding both
corners and eliminating both of the 35' access and a wider entry off of Corridor Parkway
. would be a better solution.
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Tony Moreno commented that there would be mingling of different traffic (cars, trucks)
using one entrance and feels the Commission would be attributing to the congestion, by
having the other entrance, it would separate the traffic coming in or out. The type
business is different and the traffic would be different than what the traffic is at the
corner of IH35 and FM3009.
With no further discussion, a motion was made by Tony Moreno and seconded by Gary
Wallace to approve the request from ProLogis Development Services for Site Plan
approval of ProLogis Warehouse/Office Complex, Tri-County Business & Industrial
Park. With a vote being called, the vote was as follows:
Ayes: David Richmond, Gary Wallace, Tony Moreno and George Maxfield.
Opposed: Joyce Briscoe and Ernie Evans.
. #10 Consider and Take Appropriate Action: Request from Don McCrary &
Associates for Tree Plan, Walgreen, Savannah Drive/FM 3009.
Steve Simonson explained that the tree plan before the Commission is only for
discussion only. The plan has labeled three areas, sections 1,2 and 3, which indicate
what trees would be left in these areas, however the trees are not shown but those are
the trees that would be left. One question that was not asked, are there any other trees
less than 8" that would be left in sections 1,2 and 3? Each section indicates the trees,
and location. The plan also indicates that the trees along the freestanding sign would
need to be removed.
At this time, Mr. Simonson turned it over to Mr. McCrary representing Walgreens tree
plan. Mr. McCrary stated that the site proposed for the Wallgreens is very unique, in
that it has so many nice trees. Our staff worked to make it as efficient as possible to
arrive at a plan so we could go forward. Mr. McCrary explained that the plan shows
. what the development is dealing with and what is concerned and obviously would like
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any suggestions, comments and guides from the Commission to arrive at a plan that
would be in accordance with the City's requirements. Mr. McCrary stated that working
together with the developer and everyone concerned, they have been able to preserve
approximately 50% of the heritage trees. Most of the trees at the center of the lot are
the larger trees. Landscape areas have been designated between the site and the
residence behind the site, which would be left natural. Approximately 80 trees would
remain in that strip.
Tony Moreno commented that with this impervious cover, there is only so much that can
be done with the trees that are there. It was mentioned that the site has over 600 trees
and remarkably over half the trees have been saved. If you discount what is in the
footprint of the building, the site is saving 50%. If the footprint is not discounted then the
saving is 29%. Both percentages are more than what is required. The objective is to
save as many trees as possible and we are sensitive to having a nice development and
realize the trees are an asset.
Gary Wallace asked that in review of the tree plan in discussion, is the developer
prepared to mitigate on all the trees.
Steve Simonson explained that the calculation on the mitigation amounts is not correct
in view of the disagreement on which trees were counted. Steve explained that there
would have to be an accounting of the trees which is part of the mitigation.
After discussion among the Commission is was agreed that if the developers would
follow the consensus of the City's Tree Mitigation/Preservation procedures the
Commission would welcome the development of the Walgreen facility.
Mr. McCrary thanked the Commission for their comments and suggestions.
#11 General Discussion:
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Tony Moreno:
Tony had no comments.
Gary Wallace:
Gary had no comments.
Joyce Briscoe:
Joyce stated that she would like a leave of absence from the Board of Adjustment for
approximately 3 months. A church project will be keeping her busy and will not be able
to attend the meetings. She asked if anyone would volunteer to represent the Planning
and Zoning Department at the BOA meetings. George Maxfield stated he would be
. happy to take over for the 3-month absence.
GeorQe Maxfield:
George asked what is going on with the Cibolo housing development?
Ken Greenwald:
Ken mentioned that Cibolo was told on Thursday that Green Valley Supply could not
service the development because of undersized water lines. Cibolo requests for
annexation is scheduled by the end of the month.
Ken commented that the Winn's building has been removed, for a parking lot for anyone
conducting business in the area. The FM 78 project is scheduled to begin construction
. next month.
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Ken commented that city council is in budget sessions and the master planning for the
comprehensive plan would not be cut. There are projects throughout the city, such as
repairs to streets that have been approved.
David Richmond:
David commented that he would like to see what can be done to beautify FM 78 or what
plans can be made to see that benches, lighting etc. are planned before construction
commences. Let's not address these issues after the fact. Steve Simonson mentioned
that he is working with a landscape committee to see that these issues are addressed.
The City has a parkland fund that could be used just for this purpose.
Steve Simonson:
Steve mentioned that the Cibolo development is not finalized however, nothing will stop
the development. Oak Forest residents have gotten wind of the development and there
is talk of a proposed road connecting to Wiederstein Road, which would create a road
from the subdivision.
Steve mentioned that the Business Appreciation Dinner is scheduled for Oct. 12, 1999,
Planning and Zoning scheduled meeting date. He suggests that for that one week the
meeting could be held on Thursday in order for the Commissioners to attend the dinner.
The Commission has not attended due to the dinner being held on meeting days. The
Commissioners were in agreement that the meeting be changed this week to Thursday,
Oct. 14, 1999.
Ernie Evans:
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Ernie mentioned that construction of IH35 in the New Braunfels area is to take from two
to five years to complete.
Ernie Evans commented his concern to the ProLogis development and believes there is
another way to deal with the entrance and feels there will be major problems.
#12 Adjournment:
David Richmond moved to adjourn the meeting. George Maxfield seconded the motion.
The meeting adjourned at 8:45 p.m.
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Chairman, Planning & Zoning Cg'mmission
ATTEST:
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