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PLANNING AND ZONING MINUTES
The Schertz Planning and Zoning Commission convened in regular
session on Tuesday, January 14, 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
CITY STAFF
ERNIE EVANS, CHAIRMAN
DAVID RICHMOND, VICE-CHAIRMAN
MERWIN WILLMAN, SECRETARY
TONY MORENO
GARY WALLACE
KEITH VAN DINE
KEN GREENWALD, COUNCILMAN
STEVE SIMONSON,
ASST. CITY MANAGER
DENISE GRANGER,
PLANNING SECRETARY
MEMBERS ABSENT
PIA JARMAN (OUT OF TOWN)
OTHERS PRESENT
Sam Bledsoe,
MBC Engineers
Kyle Smith,
Byrn Associates
Jim Sagebiel,
County Judge
John Krauss,
Pape Dawson
Jim Wolverton,
Byrn Associates
Jeff Engelke,
MHI Plantation Homes
Steve Kramer,
Durnford Subdivision
John Durnford
Dave Allen,
MBC Engineers
#1 CALL TO ORDER
Chairman Ernie Evans called the January 14, 1997 regular meeting to
order at 7:00 p.m.
#2 APPROVAL OF MINUTES:
Regular Session December 10, 1996.
Gary Wallace moved to approve the Regular Session minutes of
December 10, 1996. Keith Van Dine seconded the motion which
carried with a unanimous vote.
#3 STATUS OF FINAL PLATS:
Chairman Ernie Evans stated the Durnford Subdivision final plat was
signed in the month of December.
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. #4 CITIZENS' INPUT OTHER THAN AGENDA ITEMS:
There were none.
#S CONSIDER AND TAKE APPROPRIATE ACTION: Request from MBC
Engineers for the Preliminary Plat Approval for
Greenshire Unit 7. (PC #296-97)
Steve Simonson stated this plat is part of the overall Master
which was approved by the Planning and Zoning Commission.
parkland fees have not been paid but will need to be paid by
final plat approval. The only item in question was possibly a
foot non-access easement for lots 1, 13, 14, and 30.
Plan
The
the
one
Merwin Willman stated lots 25 and 26 should also have the
non-access easement.
Steve Simonson stated lot 26 could go either way. This is just a
suggestion. It is not mandatory for the Planning and Zoning
Commission. The lots are set so that they are facing the 80' point
with the driveways. There have been some strange requests at
times.
Sam Bledsoe stated the lots are set up so they are built by the 80'
x 120' with the frontage being on the 80'.
. Merwin Willman asked why the two cul-de-sacs, instead of aU-shaped
street? Sam Beldsoe stated this is a good selling item with
cul-de-sacs and the builders prefer the cul-de-sacs. The overall
layout is usually the choice of the developer.
Merwin Willman said on lots 13, 14, 45 and 46 on Valencia Lane
there is a widening of the road. Is there going to be an island at
this point? Sam Bledsoe stated that, yes, there would be an island
at this point and also an island on Hickory Lane, and Valencia Lane
in the cul-de-sacs.
Merwin Willman stated the property line on FM 3009 is showing
one foot non-access easement. There is going to be a brick
along there. Is the non-access easement really necessary in
particular area?
the
wall
this
Steve Simonson stated this was required on Unit 4.
Merwin Willman asked about the
using the street as drainage?
with a culvert under Valencia
the run off.
drainage on Valencia coming down and
Sam Bledsoe stated this to be true
with the grades being set to handle
.
David Richmond stated the north boundary line of this property,
which borders the United Methodist Church, shows the edge of the
asphalt of the parking lot butting the backs of the lots with no
fence, so there is no delineation of the property line. Given that
the developer in Units 4 and 6 is not requiring the builders to
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of their purchase, this leaves
of these lots to flow right with
concern about the delineation of
the
the
the
include a fence as part
possibility of the back
parking lot. Is there any
parking lot in this area?
Sam Bledsoe stated he is almost sure that there is going to be a
fence put in this area. The only place that there would not be a
fence is where it backs up to the drain. All the common areas that
are backed up to have fences.
Ernie Evans stated on the plat it states two different FEMA
statements; Limits of revised FEMA 100 year flood plain (ultimate
development), and limits of FEMA 100 year flood plain (Panel No.
380269 0015 D).
Sam Bledsoe stated there is a FEMA study going on right now in this
area. It has not worked its way through to FEMA as of yet to
reflect the study. This study goes all the way to Dietz Creek. It
takes about six months to have the final FEMA authorization with
the maps reflecting the new study.
Steve Simonson stated this will not be a problem. This is an on
going study. Houses can be put on the lots as long as they are
built one foot above the existing line. The recommendation is,
unless they can get outside of the existing line, that they do not
build on these lots until FEMA has accepted the new study. There
was a similar situation in Dove Meadows next to the creek. Unless
they can come in with the foot print plan for the outside of the
current plan Steve would suggest that we hold these lots out until
the approval from FEMA. Under the flood plain ordinance, if they
build one foot above the flood plain and are not effecting the
floodway they are legal. Steve suggests that we hold out on lots
42 - 48 until the flood plain study is completed and accepted.
Ernie Evans asked how they determined what trees would be saved in
this area?
Sam Bledsoe stated there is an extensive lay-out with a lot of the
alignments of the streets being shifted to save the trees. There
is a center line run down the street to locate all of the trees and
then the street configuration is adjusted to save as many trees as
possible. This is the reason for the islands and also the bulge in
the street on Valencia.
Merwin Willman stated the developers now-a-days have done a really
good job in saving trees.
Merwin Willman asked on Valencia Drive, is there 90ing to be a low
water crossing across the street? Sam Bledsoe stated there is
going to be a culvert under Valencia to carry the water. There is
a natural drain that is being left to run into the culvert and
across the road. It has been designed to carryall of the water
underneath. It is 3' X 7' pre cast with a concrete head wall.
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Merwin Willman moved to approve the preliminary plat request
submitted by MBC Engineers for Greenshire Unit 7 contingent upon
the following to be shown on the final plat; the islands to be
shown on Hickory Lane, and Valencia Lane cul-de-sacs and lots 13,
14, 45 and 46 on Valencia Lane; on lots 1, 13, 14, 25, 26 and 30
the one foot non-access easement; fence along the property by the
Methodist Church; lots 42 - 48 not to be constructed until the
FEMA map has been approved. Gary Wallace seconded the motion which
carried with a unanimous vote.
#6 CONSIDER AND TAKE APPROPRIATE ACTION: Request from steve
Kramer, for the Site Plan Approval for the
Durnford Subdivision. (PC #292-96A)
Steve Simonson stated this is a very good site plan.
location is shown, lighting will be on the building
handicap spacing is adequate.
The
and
sign
the
David Richmond
signage being
requirements.
going to be.
stated the only question is the note about the
in compliance with the City of Schertz code
This does not really tell what kind of a sign it is
John Durnford stated it would be a raised, sign in between two
wooden posts.
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Steve Kramer stated the sign at this time has not been determined
but they will comply with the sign ordinance. It will probably be
some type of monument sign. The reason it was done this way, is it
has not been determined on what type of sign it will be.
Merwin Willman moved to approve the site plan request submitted by
Steve Kramer for the Durnford Subdivision. Keith Van Dine seconded
the motion which carried with a unanimous vote.
#7 CONSIDER AND TAKE APPROPRIATE ACTION: Request from SCI
Development Services Final Plat Approval for
the Vacate and Replat of Lots 3 and 4 in Unit
1, and Lots 5 and 6 in Unit 2, Tri-County
Business Park. (PC #291-96)
(Disapproved 12/10/96)
Steve Simonson stated this was disapproved because of the lack of
signatures. The signatures are now on the final plat.
Gary Wallace moved to approve the Final Plat request submitted by
SCI Development Services for the Vacate and Replat of lots 3 and 4
in Unit 1, and lots 5 and 6 in Unit 2, Tri-County Business Park.
Tony Moreno seconded the motion which carried with a unanimous
vote.
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#8
CONSIDER AND TAKE APPROPRIATE ACTION: Request from MBC
Engineers for the Final Plat Approval for HEB.
(PC #191-96A)
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Steve Simonson stated they now have put some type of indication on
the drainage easement down to the Forest Ridge Subdivision main
entrance.
Merwin Willman asked if the road that runs behind the Diamond
Shamrock and McDonald's will be an open road?
Dave Allen stated at this time the road is not going to be open or
connected with HEB. This could change as HEB does own the
property.
Merwin Willman moved to approve the final plat request submitted by
MBC Engineers for HEB. Keith Van Dine seconded the motion which
carried with a unanimous vote.
#9 CONSIDER AND TAKE APPROPRIATE ACTION: Request from MBC
Engineers for the Preliminary Plat Approval for
the Corridor Loop Road. (PC #297-97)
Steve Simonson stated there are several items that need to be
corrected on this plat. The flood plain statement will need to be
corrected it should be "C" and not "D". They will need to show the
sewer or water easement that runs across the area, and there also
is a CPS electrical easement that will need to be located and
noted. The reason for the road is to be able to get to the back of
the property.
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David Richmond stated he can see the need given for the road by the
unplatted acreage. A concern of David's is the increase in
ingresses and egresses on FM 3009 and on the access road going down
the hill to get onto IH 35. This seems to have the possibility to
create some difficult turns as well as exiting on the loop road
which could create some accidents.
Steve Simonson stated this will be a city street with stop signs
and a name.
Dave Allen stated they have been in contact with TXDOT
study that was given is that the road is outside of the
zone for the entry ramp. It will be north of the ramp.
also be islands on this road used for signage.
and the
clearance
There will
Merwin Willman moved to approve the preliminary plat request
submitted by MBC Engineers for the Corridor Loop Road contingent
upon the following; the flood plain statement to be corrected;
islands and signage to be noted; and the sewer and CPS easements
to be noted. Tony Moreno seconded the motion which carried with a
unanimous vote.
#10
CONSIDER AND TAKE APPROPRIATE ACTION: Request from Byrn
Associates, for the Preliminary Plat Approval
for Guadalupe County Substation. (PC #298-97)
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Steve Simonson stated "In the notes to you all I mentioned there is
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a drainage area that the City has taken care of that does not
belong to the City. After doing alot of research we came up with a
simple solution of putting it on the plat as a ROWand it will
become the City's". Also there is a sewer line that runs at an
angle across this property this information is being researched
also. The block number will need to be added. There are two
different notes as far as the flood plain, as someone put a scale
to the flood plain map and a scale to the property and came up with
an approximate from the FEMA map. When the elevations were done,
they came up with approximations on the flood plain elevations.
Steve asked if this is the final line that the County is going to
stand by with the approximate flood plain elevations?
Judge Jim Sagebiel stated that in talking with Mr. Kester, the
architect "yes" "we feel this is the elevations we will go by after
looking at the studies and making the adjustments in moving the
building out of the flood plain and having only the parking lot
effected by the flood plain".
Steve Simonson stated the elevations that are going to be used will
need to be noted on the plat so we will know what is being used.
Being that this is the first property to be developed in this area
the surrounding properties will be affected. There also is a 16'
drainage easement coming down from Greenfield Village which is an
existing drainage easement that was never deeded to the City as a
ROW.
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Merwin Willman moved to approve the preliminary plat request
submitted by Byrn Associates for the Guadalupe County Substation
contingent upon the following; block number, show the existing
sewer easement, the existing street ROW on Elbel, and the flood
plain elevations. David Richmond seconded the motion which carried
with a unanimous vote.
#11 CONSIDER AND TAKE APPROPRIATE ACTION: Request from MHI for
the Approval to relocate a Sign for Plantation
Homes. (PC #296-97A)
Steve Simonson stated that Plantation Homes had several signs up at
Woodland Oaks Drive and Greenshire that were never approved and
were told to remove them until such time the signs are approved.
Merwin Willman stated the current sign at the entrance seems to be
sufficient as it shows all the developers in Greenshire. A sign
being placed across from the entrance for Plantation Development by
Wild Cherry would be a good idea until the construction is
completed.
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Ernie Evans stated there are two requests. The first request is to
relocate a sign at the northeast corner of Woodland Oaks Drive and
FM 3009 to the northwest corner of Woodland Oaks Drive and FM 3009.
Looking at the map on page two, the northeast corner to the
northwest corner is just across the street from Woodland Oaks
Drive.
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Jeff Engelke stated the reason to relocate this sign is because
there is a new section being developed by the developer and they
have put up a brick fence which would have made our sign non
visible from FM 3009. Instead of moving the sign into the City ROW
easement we are requesting the sign be relocated across the street
to the northwest side behind the brick fence, if the left over
portion of Greenshire were to be developed.
Merwin Willman stated there is a big sign
Greenshire with all of the developers names,
or three more names. This sign at the
sufficient indicating all the builders who are
place a sign may be needed is across Woodland
Cherry, if the land owner will approve of this.
at the entrance
there is room for
entrance should
building. The
Oaks Drive by
of
two
be
only
Wild
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David Richmond stated if we were to go back to an original
discussion we decided on a single sign at the entrance portraying
all of the building. This was a Buffington request to put up a
sign. It was determined if we approve a sign for every house being
built in this area we could have several 4 X 8 signs in this area.
It was agreed that only on the entrance sign would the builders be
able to advertise. David agrees with Merwin; a sign opposite the
entrance to the Meadows at Wild Cherry would be a good place to
have a sign because of the road. Merwin mentioned that Buffington
does have a sign in this area. It is not appropriate for us to
carry this down Woodland Oaks other than the one opposite Wild
Cherry as it is getting far back into the area. The problem with
the sign out on FM 3009 is that there is a sign at the entrance for
everyone to use. To maintain an orderly presence in there is why
we asked for a sign to be designed for the entrance. All of the
builders agreed to this to prevent proliferation of signs all along
FM 3009 onto Woodland Oaks and signage should be restricted.
Gary Wallace moved to disapprove the request from MHI to relocate a
sign at FM 3009 and Woodland Oaks entrance for Plantation Homes.
Keith Van Dine seconded the motion which carried with a unanimous
vote.
#12 CONSIDER AND TAKE APPROPRIATE ACTION: Request from MHI for
the Approval of Two Additional Signs for
Plantation Homes. (PC #295-97B)
Ernie Evans stated this is a request to place a sign at Woodland
Oaks Drive and Wild Cherry which was discussed previously, and the
other sign would be at Woodland Oaks Drive and Bent Tree.
Merwin Willman moved to approve a sign to be located on the
westside of Woodland Oaks Drive across from the Wild Cherry
intersection and disapprove the request for the location of a sign
on the eastside of Woodland Oaks Drive between FM 3009 and Bent
Tree, requested from MHI for Plantation Homes. Gary Wallace
seconded the motion which carried with a unanimous vote.
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#13
GENERAL DISCUSSION:
Tony Moreno:
Tony Moreno stated he has no comments.
Keith Van Dine:
Keith Van Dine stated he hoped everyone had a good holiday.
Gary Wallace:
Gary Wallace stated he has no comments.
Merwin Willman:
Merwin Willman stated he has no comments.
David Richmond:
David Richmond stated he noticed in the Herald last week, the
picture of the ground breaking for Randolph Brooks. Do we have any
idea when they will begin construction? Steve Simonson stated in
February as the plans have been submitted.
Councilman Ken Greenwald:
Councilman Ken Greenwald stated the public hearing for the FM 78
project was canceled last night due to the weather. At this time
they do not know when it will be rescheduled.
Councilman Ken Greenwald stated in talking with Kerry Sweatt, the
overtime that was needed for this past week end due to the weather
is really going to impact the City.
Councilman Ken Greenwald reminded Ernie when action is taken for an
item on the agenda, if he could please mention to the public that a
letter will follow on what has happened so they can be aware of the
procedure and as a courtesy. Steve stated he would follow through
in mentioning what to expect.
Steve Simonson:
Steve Simonson stated he attended the TIF meeting to represent the
Planning and Zoning Commission to try and give them an idea on how
the Commission feels about Schertz Parkway's future development.
During the discussion many items where thrown around and between
Steve and Mark Marquez, they decided to come up with a draft for
everyone to make comments and suggestions before a joint meeting.
Steve handed out a paper of thoughts and items. If the Commission
could come up with some thoughts for the joint meeting. Hopefully,
within the first quarter, maybe in March, having a joint meeting
with the TIF to go over ideas for the future of Schertz Parkway.
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Merwin Willman stated he would like to see rezoning of the GB done
before the joint meeting.
Ernie stated
any comments,
meeting.
there is time for everyone to look at the draft
additions, deletions will be discussed at the
and
next
Ernie Evans:
Ernie Evans stated there was a letter in our packets in the FYI
section for Cliff Johnson, also if it is the group's consensus if
we could please cancel the comp plan meeting for next Tuesday
January 21, 1997 until February 4, 1997. Ernie will be out of
town.
Ernie Evans
Commission
from John
semiannual
present as
Chair.
stated the next meeting for the Planning and Zoning
January 28th will begin at 6:30 p.m. with a briefing
Bierschwale on the Capital Recovery Waste/Waster
review committee meeting. Also Ernie will not be
he will be out of town, so David will take over as
#14 ADJOURNMENT:
Keith Van Dine moved to adjourn the meeting. Gary Wallace seconded
the motion, which carried with a unanimous vote.
Chairman Ernie Evans adjourned the meeting at 8:50 p.m.
The next regularly scheduled meeting is January 28, 1997.
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Chairman,
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Commission
ATTEST:
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Panning secFefa:ry ::
City of Schertz, Texas
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SCHERTZ WATER/WASTEWATER
IMPACT FEE ADVISORY BOARD
The Schertz Water/Wastewater Impact Fee Advisory Board convened in
a Semi-Annual Review on Tuesday January 28, 1997 at 6:30 p.m. in
the Bob Andrews Municipal Complex Conference Room, 1400 Schertz
Parkway, Schertz, Texas. Those present were as follows:
IMPACT FEE ADVISORY BOARD
CITY STAFF
ERNIE EVANS, CHAIRMAN
DAVID RICHMOND, VICE-CHAIRMAN
MERWIN WILLMAN, SECRETARY
PIA JARMAN
TONY MORENO (LATE)
KEN GREENWALD, COUNCILMAN
STEVE SIMONSON,
ASST. CITY MANAGER
DENISE GRANGER,
PLANNING SECRETARY
MEMBERS ABSENT
OTHERS PRESENT
LEE BOSWELL (WORK RELATED)
KEITH VAN DINE (WORK RELATED)
GARY WALLACE (OUT OF TOWN)
John Bierschwale,
P/W Director
Sam Willoughby,
Asst. P/W
Director
#1 CALL TO ORDER
Chairman Ernie Evans called the January 28, 1997 Schertz
Water/Wasterwater Impact Fee Advisory Borad to order at 6:35 p.m.
#2
CONSIDER AND MAKE RECOMMENDATION: Request from
Bierschwale, Public Works Director, on
Wastewater Semi-Annual Review Report.
John
Water/
John Bierschwale handed out a summary of the last six months.
Since the last meeting in June there have been 294 connections
added which brings the total water connections up to approximately
5,143 accounts. On the wastewater system there have been 285
connections with approximately 4,207 accounts. This is basically
the activity on how many new accounts have come in. The City is
still having a rapid growth. For the size City we are, we are
moving quite drastically. The action that was taken to City
Council and the action that City Council took allowed the developer
to make pre-payments and in one day $403,150.00 was collected on
water and $112,577.00 for wastewater. This gave a combined total
of $515,727.00. This worked out really well with the developers
coming in and being able to pre-pay.
are under
line that
to Covers
plan to
a good
John Bierschwale stated the current projects that
construction are the IH 35 12" water line. This is the
runs from FM 1103 to the rest stop. It crosses IH 35
Cove. This is a GUADCO account. This is in the master
Eckert Road and all the way back down. This project was
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project for the City as the Texas Highway Department is involved
with this and has paid 65% so this left capital recovery paying
only 34% of the project.
John
which
TXDOT
both
sewer
Bierschwale stated the other project is the wastewater line
was budgeted last year but is just now under construction.
will be paying 94% of this project. This will be picking up,
rest stops going back to the fall-out line to New Braunfels
line.
John Bierschwale said the last project is the Lower Seguin Road
water extension. The Engineering service was completed and only
material will be purchased. This will be an in-house project.
This project will consist of the upgrading of the existing 2" water
line to an 8" line water line.
John Bierschwale stated under the 1996-1997 project status: the
Ware Seguin Road 12" water line extension, and Pfeil Road upgrade
from 6" to 8" are still pending design. Once they are approved
there will be a recommendation back to Mr. Sweatt and then the
process will begin. The capital recovery on the Pfiel Road upgrade
will be paying 50% and the Water maintenance will be paying 50%
remaining. Capital Recovery cannot fund the whole project as there
are some existing customers. This will allow for IH 10 to get
prepared for development.
.
John Bierschale stated the secondary water source program is under
contract for study and recommendations from City Council. This is
what has been happening in the last six months. The Public Works
Department staff recommends no changes to either water or
wastewater impact fees, at this time. Hopefully in June there will
be some changes as we are hoping for a secondary water source. We
are hoping to have three or four sources of secondary water source
for the City.
John Bierschwale would like the Impact Fee Advisory Board to
recommend to City Council that no changes be made at this point.
Merwin Willman asked if there is a water line on FM 1518. John
stated "yes" this is the second project. There is a 6" line that
runs all the way to IH 10. There is a 12" from Dr. Poss' old
office to the creek to the intersection of FM 78 to the
intersection of Lower Seguin Road and FM 1518. This is where the
FM 1518 project will be tieing onto. Once this phase is finished
on the 12" on Ware Seguin Road there will be a jump line put in.
Steve Simonson stated this is a very good and complete report and
the Advisory Board should make recommendation and accept it.
.
John Bierschwale stated before the next meeting a prior member from
the ETJ GUADCO MUD #2 will be present to make some input.
Merwin Willman moved to approve and forward to City
Semi-Annual Review of the Water/Wastewater Impact
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Council the
Fee Program
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submitted by John Bierschwale. David Richmond seconded the motion
which carried with a unanimous vote.
#3 ADJOURNMENT:
The meeting was adjourned at 6:55 p.m.
ATTEST:
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Planning sec;etary . 0
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Chairman, Planning a d Zoning Commission
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