02-25-1997
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PLANNING AND ZONING MINUTES
and Zoning Commission convened in
February 25, 1997 at 7:00 p.m.
Andrews Conference Room, 1400
Those present were as follows:
regular
in the
Schertz
The Schertz Planning
session on Tuesday,
Municipal Complex Bob
Parkway, Schertz, Texas.
PLANNING & ZONING COMMISSION
CITY STAFF
ERNIE EVANS, CHAIRMAN
DAVID RICHMOND, VICE-CHAIRMAN
MERWIN WILLMAN, SECRETARY
PIA JARMAN
GARY WALLACE
KEITH VAN DINE
TONY MORENO
KEN GREENWALD, COUNCILMAN
STEVE SIMONSON,
ASST. CITY MANAGER
DENISE GRANGER,
PLANNING SECRETARY
MEMBERS ABSENT
OTHERS PRESENT
Leonard Truitt,
Building Official
Ferdinand Girard,
Girard Signs
Jeff Kester,
Kester & Associates
#1 CALL TO ORDER
Chairman Ernie Evans called the February 25, 1997 regular meeting
to order at 7:00 p.m.
#2 APPROVAL OF MINUTES:
Regular Session February 11, 1997.
Pia Jarman moved to approve the Regular Session minutes of February
11, 1997. Tony Moreno seconded the motion which carried with a
unanimous vote.
#3 STATUS OF FINAL PLATS:
Chairman Ernie Evans stated there were none at this time.
#4 CITIZENS' INPUT OTHER THAN AGENDA ITEMS:
There were none.
#5 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Jeff
Kester for Site Plan Approval for the Guadalupe
County substation. (PC #298-97A)
Steve Simonson stated there also are letters accompanying the site
plan for revisions concerning the removal of the condensers from
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the west side to the east side, the masonry screening on the west
side being replaced with landscape screening, and also the lighting
has changed which is outlined in a letter dated February 18, 1997.
The other corrections that were previously outlined have been
corrected and shown. On item #19 the berm sign will be 4' X 6"
tall.
Pia Jarman asked if
condensers that the
Evans stated there
building which is
showing three boxes
that are identified
building.
the letters HVC stand for the air conditioner
letter refers to. Steve stated "yes". Ernie
should be two pads on the west side of the
where all the parking will be. The diagram
will be moved to the east side. The lights
in item #36 on poles will now be on the
Ernie Evans stated on page 1 of 3 which starts the landscaping,
buffering shrubs were asked for even though it is not actually
identified. The type is on the lower right hand corner.
Pia Jarman moved to approve the request for the Site Plan for the
Guadalupe County Substation as submitted by Jeff Kester. Keith Van
Dine seconded the motion which carried with a unanimous vote.
#6
CONSIDER AND TAKE APPROPRIATE ACTION: Request from Girard
Sign for a Variance to the Sign Ordinance for
Carolina Crossing. (PC #302-97)
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Steve Simonson stated this is a request for two off premise signs
for Carolina Crossing: with one being on Roy Richard Drive and the
corner of Savannah Drive; the other one being at the entrance of
Schertz Parkway and IH 35 on the Harden property. There is a
letter from Mr. Harden stating he is in favor of the sign. This
is a request that we have not received from any other developer.
Carolina Crossing has development signs on their property on
Schertz Parkway.
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Steve Simonson stated we are having a tremendous proliferation of
signs that it is becoming extremely hard to keep up with them
because of all the developers within this area. We are having a
serious problem with the bandit signs. Steve stated he has sent
out a letter on behalf of the City of Schertz Planning and Zoning
Commission stating that these are the rules that all developers
have to go by. It appears that most, if not all, are not complying
with the ordinance, with signs going up where they are not supposed
to be. The signs are only allowed on Roy Richard Drive and Schertz
Parkway with no signs being permitted on cross roads. A letter was
sent out to every developer to reiterate what the priorities are
and what is authorized and not authorized. If this continues, it
will be brought forth to the Planning and Zoning Commission to
revoke any authorization for bandit signs. There also have been
some developers putting up signs on skids that are not authorized
anywhere. They have been talked to by the Inspection Department.
Steve apologized to the chairman for taking so much time on bandit
signs, but it is taking so much of the inspection department's time
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to go and pick up these signs. They have enough to do to make sure
the housing is going right, industrial buildings, schools etc.
There is no need to have signs where they are not supposed to be.
Ernie Evans stated he agrees with Steve. Ernie would prefer to see
the inspectors doing their job of inspecting buildings etc. and
not having to pick up signs. If there is a builder who is not
following the ordinance, then take the privilege away from the
builder.
Pia Jarman stated according to the letter they are not requesting
bandit signs. Steve stated "no" one sign is 8 X 8 and one is 4 X
8. These are development off premise, off site signs.
David Richmond stated he has a problem because it will be a
precedent putting the 4 X 8 sign on FM 3009 for development that is
mainly accessible off of Schertz Parkway. If we begin to do this
for one we are going to get requests for all. With the signs on IH
35 and the bandit signs and the knowledge that people have with
where the subdivisions are located, another sign would not be
appropriate.
Merwin Willman stated he agrees with Dave and Steve. In realizing
that advertisement is important for developers, we also need to
think about the City. In the way it is growing, there are signs at
the entrances to the city that will be requested. There needs to
be a better way than big signs allover town.
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Ernie Evans believed that a few meetings ago, this was discussed on
signs for Woodland Oaks and the sign was turned down.
Merwin Willman stated this issue needs to be discussed
thoroughly. Merwin understands what the developers want but
need to look at it from the City's side. We don't want
entrances to our City cluttered up with signs.
very
we
the
Pia Jarman stated from an advertising point of view, and she has
worked in advertising in her life, when you have an absolute
clutter of signs it is a self-defeating thing, as no one sees any
one particular sign. People see a whole lot of signs. From the
advertising point of view it is not a good idea. There must be
some other way to do better advertisement than planting a bunch of
signs.
Tony Moreno stated the developers have taken steps in
highway sign outside of San Antonio before you get
Parkway, which is an excellent sign.
getting a
to Schertz
Councilman Ken Greenwald stated maybe the Commission should look at
trading off. Either one off premise sign or bandit signs.
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Keith
for a
Van Dine moved to deny the request submitted by Girard
Variance to the Sign Ordinance for Carolina Crossing.
Sign
Pia
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. Jarman seconded the motion which carried with a unanimous vote.
#7 CONSIDER AND TAKE APPROPRIATE ACTION: Request from city
of Schertz Inspection Department to Reconsider
the Bandit Signs on FM 3009 for Scott Felder.
(PC #220-97A)
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Chairman Ernie Evans stated there was a document received this
afternoon on February 25 @ 4:18 p.m. addressed to the Planning and
Zoning Commission from Kelly Leach, Sales Manager, Scott Felder
Homes, requesting postponement of their appearance before this
Committee concerning signage on and along FM 3009. Ernie quoted
"Please move us to the March 11th meeting, we have just been made
aware of problems with signage and tonight's meeting. Thank you."
Ernie Evans stated the first issue should be if we will postpone
their request until another agenda, or deal with it tonight.
Merwin Willman stated he would like to hear what the inspector has
to say on how long there has been a problem, as the developers are
stating they were just made aware of it.
Tony Moreno also wanted to know how long the inspection department
has dealt with this builder.
Leonard Truitt stated there have been four or five contacts with
men at Scott Felder's construction trailer at the site in Cibolo.
Each time a different person was spoken to. Each time the
inspection department was told it would be taken care of, but the
following week the inspectors were pulling up more signs. This has
all been done verbally. The way it is handled is "usually we go
into the site advising them we have their signs that we picked up.
We speak with the individuals at that time, also we advise them of
the current policy on bandit signs and what they were approved
for." A sales agent was spoken to today as there were signs out.
He acted very surprised and our inspector informed him of the
meeting this evening.
Steve Simonson stated it appears the people that Leonard has been
talking to have not passed on the information to the appropriate
authority above. Leonard has brought the Commission a problem that
is not a problem with just Scott Felder. However, Scott Felder is
the worst and this is the reason the letter was sent out by Steve
on bandit signs.
Pia Jarman stated with Mr. Truitt and
pulling up the signs, this is telling
we take the signs away from them.
builders contract out for the signs
signs means nothing to them.
his colleagues going out and
the developers also because
Steve mentioned that the
to be put up so losing the
Leonard Truitt stated in talking with the sales agents involved
with all the development, there is usually one person (sign
contractor) that takes care of all the development signs for one
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city. There was a comment brought to Leonard as a suggestion, that
there be no bandit signs in the City, that there be a sign at each
end of Schertz Parkway and FM 3009 with each builder's name
displayed on it.
Ernie Evans stated the real issue is: should we hear out this item
now or postpone further discussion?
Merwin Willman stated Leonard brought up a good point on having one
sign at the entrance to the City so the issue on bandit signs
should be looked at very closely, to see if the Commission feels it
should be changed.
Pia Jarman stated if we are going to come to a decision tonight on
this bandit sign issue, then postpone the Scott Felder item until
the next meeting. If we are not going to come to a decision on
bandit signs, then we need to table the agenda item. Tabling has
no specific date, we can say "until a decision has been made."
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Ernie Evans stated he can only go on the input based upon the City
inspection department's findings. The inpectors have on a number
of occasions talked with the site managers, and Ernie does not care
how many times the site managers have changed, that is the
builders' problem. If the company cannot deal with the problem and
it creates a problem for the City, then Ernie is ready to solve the
problem. We should give them a chance however, to come before the
Commission so we can hear their side. If they do not show up for
the next meeting then the Commission can make a decision.
Keith Van Dine stated if
in the middle of the
postponed it to set it up
right" with Keith. Why
to talk, we can listen.
we postpone this and then change "horses
stream" so to speak, it looks like we
in a different way, and this doesn't "sit
not deal with it now, and if they come in
Merwin Willman mentioned if we come up with a change to the
ordinance, it will be a few months as it has to go through the
process of a public hearing and all the legal steps.
Pia Jarman stated all she was bringing up was the wording of
"postpone" versus "tabling" which according to Robert's involves
different technicalities.
Ernie Evans stated the letter received should be taken as a
withdrawal from the agenda until the next meeting.
David Richmond stated how can they (Scott Felder) make a request to
withdraw when the request was made by the City.
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Ernie Evans
postpone or
discussion on
meeting, when
appearance.
stated if it were his decision he probably would not
withdraw the request. The Commission has now had a
the issue, so why not table it until the next
it can be handled with or without the builder's
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Pia Jarman moved to table the request submitted from the city of
Schertz Inspection Department to reconsider the Scott Felder Bandit
Signs on FM 3009 until the next regular meeting. Tony Moreno
seconded the motion which carried with a unanimous vote.
#8 CONSIDER AND DISCUSS: Future Development of Schertz Parkway.
Ernie Evans stated this is an agenda item that the Commission felt
should be discussed before its joint meeting with the TIF on March
13th at 7:00 p.m. The Commission left off at the last meeting on
how we all feel and what we all want to go forward to the TIF for
the future development of Schertz Parkway. Schertz Parkway
development has been discussed during developments of Carolina
Crossing, Ashley Place and during the Comp Plan meetings. Schertz
Parkway needs to be looked at a different way than it was
envisioned ten years ago. How do we foresee it for the future?
There are three or four different plans on the board of what mayor
may not happen to Schertz Parkway's future development. The
Commission needs to come to a consensus on what we would like to
convince the TIF for the development of Schertz Parkway. Ten years
ago the plan for the development of Schertz Parkway was probably
the best thing for Schertz Parkway but times have changed. Schertz
Parkway should not be another FM 3009. Schertz Parkway does not
seem the one feasible to become a link to 1-10.
Pia Jarman quoted a line from Alfred Lord Tennyson, which starts
"The old order changes yielding place to new. "The gist is that as
human beings with brains, if we cannot change our thinking because
times have changed, then we are no better than sheep". The thing
is, this was a competely different place 10 or 20 years ago. Now
we have a lot of generation difference with the people that have
moved; in a difference in what they want. It behooves us to keep
the only thing we have that might set us apart from just any old
city. So Pia says "preserve the Schertz Parkway" keep it the way
it is. The way that people enjoy it and talk about the lovely
parkway. The possibility of FM 3009 extending to 1-10 was
mentioned as being too costly. However, it will affect only a
portion of Lone Oak, not the whole subdivision. If we have to have
an alternate route that goes from IH 35 to 1-10 the right thing for
the City needs to be done.
Merwin Willman stated FM 3009 would not affect Lone Oak only on the
one side. In mentioning leaving Schertz Parkway the way it is, do
you mean a two lane road?
Pia Jarman stated what she meant was to preserve as much of the
green area as possible. It could be a three or four lane but still
preserving the green area atmosphere.
Ernie Evans stated he would like it to be presented to the TIF
people that we don't extend Schertz Parkway beyond a three lane
road. The remaining area that is left, if Schertz Parkway becomes
a three lane road, could be turned into hiking, biking trails etc.
with greenery outside of the fences that butt Carolina Crossing,
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from Live Oak Road to the power lines in Live Oak Hills, and the
greenbelt then to join what Forest Ridge Development is going to be
required to put in.
Ernie Evans stated in the surveys that have been received so far
the comments are about moving into a city with the openness,
country feeling, greenery, and space. If we take those things away
then we are going to have a city with no open space. It seems to
be a more appropriate use to take the three lanes and use the left
over space for recreational type of land use.
Merwin Willman asked what the road size would be. steve Simonson
stated two 12' and the middle turn lane a 14' wide, if the road is
going to be a three lane roadway. There is 86' of ROW.
After some discussion the Commission agreed to put this item again
for discussion on the next agenda before the meeting with the TIF.
The Commission also agreed that Schertz Parkway should be a three
lane road with the remaining property being hiking, biking trials,
etc., viewing it as a part of the whole preservation plan.
#9 GENERAL DISCUSSION:
Tony Moreno:
Tony Moreno stated he would like to suggest that the Commission
subscribe to the New Urban News letter.
Pia Jarman stated the Commission was asked about two years ago to
review all of the periodicals that we receive, and we decided which
ones to keep and which ones to delete. This maybe a good time for
the Commission to do such a review again.
Keith Van Dine:
Kieth Van Dine stated he had no comments.
Gary Wallace:
Gary Wallace stated he had no comments.
Pia Jarman:
Pia Jarman appologized to the Commission, and to the Chairman, in
particular, for what she did the last time. This Commission had
agreed at one time to not approve final plats unless it had
everything necessary on it. In 1994 Pia was part of the Commission
that had approved the plats for Northcliffe. Pia thought since
this was something that was already approved, it would be
"grandfathered." That issue aside, the Commission had decided as a
procedural matter not to approve the final plat unless everything
was correct. It was fine to approve the preliminary plat with
contingencies but not the final.
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Ernie Evans stated no apology is necessary but Ernie appreciates
it. Ernie reminded everyone that as far as he is concerned, he
does not want to see a final plat approved that has problems in it.
As chair he has to remember contingencies when the mylars are
brought in to be signed by him and the Secretary often months after
our meetings, if such final plats are approved.
Ernie Evans stated the same thing applies to the master plans
the site plans. These two documents are in the file forever,
the rest of the City to work with as it is developed. The
thing should apply to master plans and site plans as all
contingencies put in the minutes are not on the blueline.
and
for
same
the
Merwin Willman:
Merwin Willman stated on Sunday on Live Oak Road there were bandit
signs for "Acclaim" and "Ashley Place." In thinking of the bandit
sign business, Steve has sent out a letter which Merwin was going
to suggest. If you were to look at the ordinance as a stranger,
you would not know what the requirement is for bandit signs. If
you go to the section on signs you also can not locate it. It is
talked about in the overlay district section of the UDC. This is
an item that Merwin is going to discuss with Steve as it should be
in the sign section of the UDC relating to bandit signs.
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Gary Wallace asked what if we outlaw them. Merwin said if they
become "outlawed" then we won't have to worry about them.
David Richmond stated he would like to see the one sign concept
with all the builders listed.
Merwin Willman stated this is something we should discuss and put
in the UDC. Merwin said he felt someone should pay a fine for
putting up the signs and having to have someone take them down.
Ernie Evans stated the issue on the bandit signs should be an
official agenda item and the Commissioners need to come to a
consensus on bandit signs as it is not going to get any better. It
is going to get worse. This issue is in front of us, so let's deal
with it. The Commission agreed to have this item on the next
agenda for bandit/development signs.
Ernie Evans asked Leonard if he would put in writing any other
suggestions on signs for the Commission to discuss.
Merwin Willman stated he would like to have a listing of the
developers whose bandit signs have been approved.
Merwin Willman mentioned at the next meeting he will have a
of the the traffic impact analysis for the Commission.
written up but he would like to get together with Steve
other ideas he may have.
draft
It is
on any
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Merwin Willman stated some time ago the Commission decided on a new
procedure for selecting new members. This item was never approved
for the SOP. Pia stated this was something that was internal, a
detail of the SOP that the Commission as a whole agreed upon.
Merwin stated it has to be approved officially. Ernie stated in a
general discussion there was a consensus to approve. This happened
before Ernie was sworn in as chair. Merwin stated if it is not in
the SOP for everyone to have then it is no good. Pia mentioned not
everyone has a copy of the SOP. Gary stated he has not gotten the
SOP Ernie stated he has a partial one. Merwin asked why everyone
doesn't have one. Pia stated she did not know, she did receive one
when she was selected for the Commission. Merwin stated he guessed
it was time for him to resign. Merwin stated there is terminology
being used that he does not understand. Ernie stated it maybe that
we have not followed the SOP or a standard procedure as we have
brought people aboard the last year or so. Merwin stated the SOP
for selecrting a new member was written up. He thought Pia had
"invented" the procedure. Pia stated David had suggested it, Pia
just wrote it as an "addendum" to the SOP. Merwin stated when
changes are made they need to go in the SOP. Ernie stated Pia and
he were going through the SOP last fall. Ernie stated maybe the
SOP needs to be rebuilt.
David Richmond:
David Richmond stated he had no comments. HEB is moving right
along.
Councilman Ken Greenwald:
Councilman Ken Greenwald stated there is a bond issue tentatively
set for August. This is only allowed four times a year at an
approved election date. If we get enough people to serve on the
committee with ideas, we hope to go forward in August; if not, it
will have to be the November time frame. There are a lot of issues
on it. There maybe some that people don't want, who knows. Anyone
who has been around the municipal complex will notice we are
completely out of room: especially the fire department, and SAFES.
SAFES at this time is putting in a mobile home. The ball field
complex had 534 children last year with an excess of over 600 this
year. There were games starting as late at 9:00 p.m. on a school
night. People have been asked to serve on this bond committee. If
you can, please do so. It will be greatly appreciated. What can
we afford and what do we really need are the issues.
Steve Simonson:
issues
items
items
is a
Steve Simonson stated over a period of time, we talked about
that we want to fix or add to the UDC. If anyone has any
that they want looked at, we need to move on some of these
and get them into the UDC without letting them go. There
problem in particular on parking lots.
Steve Simonson stated the UDC has to have a public hearing so we
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need to get everything together as one package. Any items on the
UDC should be brought up to Steve, and he and Merwin will work on
them to get the process going at the earliest opportunity.
Ernie Evans:
Ernie Evans reminded the Commission that March 11th will be our
next meeting. On March 13th is the joint TIF meeting and on March
18th is a Comp Plan Committee meeting. The town meetings have been
set for April 15th and May 14th. There will be an article in the
April newsletter from the Mayor to let the citizens know of the
meetings.
Ernie Evans stated the TXDOT meeting was very interesting as were
the maps on the wall and the comments from the public.
Ernie Evans asked if the comp plan could meet on March 4th to make
up for the meeting that had to be canceled in February. This was
not a problem and Denise will check to see if the Fire Chief and
Juan could attend the March 4th meeting.
*10 ADJOURNMENT:
David Richmond moved to adjourn the meeting. Keith Van Dine
seconded the motion, which carried with a unanimous vote.
. Chairman Ernie Evans adjourned the meeting at 9:00 p.m.
The next regularly scheduled meeting is March 11, 1997.
[..~~~
Chairman, Planning and
Commission
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ATTEST:
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hJU'l.AuL'"IJ \~( lI"..,'Y\fy2A-- "
Planning Secr~tary
City of Schertz, Texas
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PLANNING AND ZONING MINUTES
The Schertz Planning and Zoning Commission conducted a public
hearing on Tuesday, March 11, 1997 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
ERNIE EVANS, CHAIRMAN
MERWIN WILLMAN, SECRETARY
PIA JARMAN
GARY WALLACE
KEITH VAN DINE
TONY MORENO
KEN GREENWALD, COUNCILMAN
MEMBERS ABSENT
DAVID RICHMOND, VICE-CHAIRMAN (Vac)
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CITY STAFF
STEVE SIMONSON,
ASST. CITY MANAGER
DENISE GRANGER,
PLANNING SECRETARY
OTHERS PRESENT
Kelly Leach,
Scott Felder Homes
Lois Sarantakis,
Pulte Homes
Carlos Farias,
Veytia Partners
Leon Jones,
1301 Chestnut Drive
Joe Veytia,
Veytia Partners
Gary Thompson,
Sprint Cell Tower
Wade Hutson,
Sprint Cell Tower
Greg San Marco,
McCrary & Associates
Er Campos
Ben Coward, Flagship
Oliver Nelson,
Manor Realty
Jeff Engelke, Plantation
Leonard Truitt,
Bldg. Official
Paul Denham,
W.F. Castella
Julia Wilkie,
713 Wooded Trail
Paul Tralmer,
1133 Lauran Park Drive
Randy Sorrell,
Ransor, Inc.
Tim Pruski,