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11-11-1997 n/s . . . e . PLANNING AND ZONING MINUTES The Schertz Planning and Zoning Commission convened in regular session on Tuesday, Nov. 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 CITY STAFF ERNIE EVANS, CHAIRMAN DAVID RICHMOND, VICE-CHAIRMAN PIA JARMAN, SECRETARY GARY WALLACE TONY MORENO KEITH VAN DINE JOYCE BRISCOE KEN GREENWALD, COUNCILMAN, ex-oficio STEVE SIMONSON, ASST. CITY MANAGER MARY YBARRA, PLANNING SECRETARY MEMBERS ABSENT OTHERS PRESENT KEITH VAN DINE Horst T. Bremer, Servpro of N.E. San Antonio Sam Bledsoe, MBC Engineers Gregory Wiatrek, Bob Wunderlich, Wunderlich Builders Inc Robert Staudt, III Hedwig, Kirby, Tx. Janice Staudt, 207 Seguin Rd. #1 CALL TO ORDER: Chairman Evans called the November 11, 1997 regular meeting to order at 7:00 p.m. 12 APPROVAL OF MINUTES: Ernie Evans asked that on the minutes of the regular session of October 28, 1997 Barry Sanditen's name be added to the list of people present; on page 4 add the comments made by Mike Lancaster agreeing to mixed lots in the proposed development; on page 10, paragraph 7 Barry Sanditen's name should appear instead of Sam Bledsoe's. Pia Jarman asked on page 12 paragraph 2 for deletion of the word "which" and adding the word "that" to the comment. -1- e e Gary Wallace corrected. unanimously. moved to approve the minutes of October 28, 1997 as Pia Jarman seconded the motion which carried . Ernie Evans asked for corrections to the October 14, 1997 minutes. With no corrections to the minutes Pia Jarman moved to approve the minutes of the regular session of October 14, 1997 as written. Gary Wallace seconded the motion which carried as follows: Ayes: Ernie Evans, Pia Jarman, Gary Wallace, David Richmond, Tony Moreno. Abstention: Joyce Briscoe (not yet a member at said meeting) #3 STATUS OF FINAL PLATS: There were none. #4 STATUS OF BOA ACTIONS: No actions to report. #5 Citizens' Input other Than Agenda Items: There were none. . #6 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Robert & Denise Staudt, and Janice Staudt for Specific Use Permit for Horse Stables on Ware Seguin Road. (SUP #17-97) Steve Simonson stated this request is a first of this nature. The area has horses, cows and other animals but because they will be running a business of a horse stable, the request was submitted. The Ware Heights Subdivision is next to the property and property owners will be notified. Pia Jarman asked if there is a house next to the property. replied, yes one that is being built. Steve Joyce Briscoe asked what size the residential lots stated the lots are five (5) acre lots. Steve added this is a business venture it will require a Specific order to operate it as such. are. Steve that because Use Permit in Joyce Briscoe asked "What is the anticipated size of the business venture? how many stables?" Joyce asked if these are individually owned horses and if there are plans to give riding lessons. . Robert Staudt stated any number of horses from 8 to 100, depending on the market. Mr. Staudt stated the horses stabled at this location would be individually owned. -2- e e Ken Greenwald asked "what is the acreage?" Steve Simonson stated it is 13.7 acres. . Pia Jarman asked if it will be barbed wire fencing all around. Staudt replied as for now it is, but additional fences will constructed. Mr. be Pia Jarman wondered if a site plan needed to be submitted. "It's one thing to stable 8, it's another to stable 100 horses." Steve Simonson stated on a Specific Use Permit in a rural setting, it's whatever they want. It is hard to identify this proposed venture as a true business. Steve commented that if the Commission wants, it can be put in a form of a motion to forward the request for a public hearing to City Council and if approved, that a site plan be submitted to clarify the traffic pattern and how the outbuildings would be laid out, however, not everything will be built at the same time, so how it would be laid out to accommodate the growth in the future. Ernie Evans stated his concern with the barbed wire fence. Jarman commented these issues can be addressed when the site is submitted. Pia plan Pia Jarman moved that the Commission forward the request from Robert & Denise Staudt and Janice Staudt for Specific Use Permit for Horse Stables on Ware Seguin Road with the proviso that a site plan to accommodate growth accompany such petition. Tony seconded the motion. . Ernie Evans stated he needed clarification to the motion. He asked if the motion is to recommend approval to forward to City Council. Pia Jarman replied yes, she got lost in the verbiage in making the motion. Ernie Evans reiterated the motion adding it be recommended to City Council for approval. Steve Simonson stated that Planning & Zoning reviews site plans. The way the motion is stated City Council will get the site plan. Joyce stated she is the new kid on the block and feels Planning and Zoning needs to see the site plan first. Steve Simonson stated the wording needs to be changed to read, "if approved by City Council, a site plan must be submitted prior to starting construction." Ernie Evans amended the motion with the approval of Pia Jarman making the motion and its second, Tony Moreno, to read "It has been moved to recommend to City Council approval of the request from Robert and Denise Staudt and Janice Staudt for Specific Use Permit for Horse Stables on Ware Seguin Road. If such request is approved by City Council, that a site plan will be submitted to Planning and Zoning prior to the start of construction." Pia Jarman and Tony Moreno accepted the amended motion as read, which carried unanimously. . -3- e e #7 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Roy Richard Jr., 3412 Estates Drive for a Special Exception to the Zoning Ordinance for construction of a swimming pool 3' into the 16' rear yard utility easement. (BOA #98-97) . Steve Simonson stated that an application and plat showing lot 7 being the address of 3412, was enclosed in the packets; as well as letters from Southwestern Bell, GVEC, and Paragon saying they have no problem with the request. From an actual drawing showing the house, pool, and the 16' easement, you can see the encroachment does not include the pool, it is just the out-decking around the pool. Steve Simonson commented that the major people, GVEC and Paragon, have no problem. Steve stated that Mr. Richard had submittted the $150 to receive his official approval letter and will submit the approval letter at the BOA meeting. Ernie Evans stated he had called the Southwestern Bell ROW office and asked if this is a standard "bill of fare" and did not get an answer. Steve Simonson stated "you will not get an answer." Mr. Richard has dealt with Southwestern Bell throughout the whole subdivision and the Commission can see what is written in the "Mickey Mouse letter" and he thinks it is an abomination for the citizens to go through something like this having to pay $150 for someone to go out and tell you "yes the line is here". Steve Simonson stated he could not get any answer either and that Mr. 4It Richard has filed the request in good faith. Ernie Evans stated he is surprised at the letter from Southwestern Bell because of a similar request a few weeks ago, when Southwestern Bell was in that easement and authorization was given with no exchange of money. Steve Simonson stated the Commission and City Staff do not know if that is the case because a letter was provided and we do not know what happen behind the scene. Gary Wallace moved to forward the request from Roy Richard Jr., for a Special Exception to the Zoning Ordinance for construction of a swimming pool 3' into the 16' rear yard utility easement to the BOA, recommending approval. Pia Jarman seconded the motion which carried unanimously. #8 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Wunderlich Builders, Inc. for Site Plan Approval for Lone Star Supply, Inc., Tri-County Business and Industrial Park (PC #348-97) . Steve Simonson stated the request shows no fencing. It shows parking, building dimensions and the future warehousing. The dumpster pad is shown. Where native Texas landscaping will be it is not labeled, but the word xeriscaping with Texas landscaping is used. It shows the monument sign but it does not show what the sign will look like. It is up to the Commission to expect the request as submitted. -4- e e Mr. Wunderlich stated that Mr. Stahl is not present and that Mr. Wiatrek is present, representing Mr. Stahl. At this time he does not have a design of the monument sign but his understanding is that the sign will be a ground sign. . Ernie Evans stated that on page number C-1 it shows 93 parking spaces and in the final construction phase it shows 119 parking spots. On page E-1 it shows 107 parking spaces. Mr. Wunderlich stated page E-1 is to show the electrical requirements (lights etc.) and the site plan is C-1. Mr. Wunderlich added that he had spoken with the City Inspector Leonard Truitt and was informed that 1 parking slot per 1000 sq. ft. would suffice so the first phase would have 91 parking spaces. In phase two when it comes in, will be about 119,000 sq. ft. Ernie Evans asked "What is the landscape plan for the facility?" Ernie added that in site plans the landscape information is required. Mr. Wunderlich stated Mr. Stahl was under a dead line to submit plans in order to make this meeting. The landscaping is not in his contract. Mr. Wunderlich commented that Mr. Stahl has hired a landscape architect and he is aware of the landscape ordinance for the city but that he is on a "fast track". Mr. Wunderlich added that he was not aware that Planning and Zoning needed the landscape information submitted in the site plan. . Gary Wallace asked Wunderlich stated abatement. He is where he is at the design because Mr. "What does being on a fast track mean?" Bob Mr. Stahl just received approval for the on a dead line because he has to move out from present time. "We are trying to fast track the Stahl would like to break ground in December." Tony Moreno stated that C-1 is designated as the site plan. Mr. Wunderlich replied yes. Mr. Wunderlich stated that on the site plan the foot print is correct. Mr. Wunderlich stated a list was given to them of the items that the Commission needed to see. Tony Moreno stated that these items are part of the criteria for the site plan. Generally the site plan information is in one page. Tony Moreno asked if in the UDC does it state specifically about the site plan requirements? Steve Simonson stated yes. Ernie Evans requirements; items are shown site plan. agreed with Mr. Simonson about the site plan the lights and landscaping is addressed, if these separately, they are still what is required for the Ernie Evans stated there is no justification why the site plan should not meet the requirements. The Commissioners seem to be in agreement that the site plan does not meet the the requirements of the City's UDC. Gary Wallace stated that the reason for these requirements is that the City loses track and many of these requests have fallen through the cracks in the past. . -5- . . . e e Ernie Evans stated there is an application and check list that is required for a site plan. The Commissioner's have concerns as the Planning and Zoning Commission because the site plan is to show what the plans will look like. It is what the Commission expects the construction plans will be based on when the Inspection Dept. sees the plans. Mr. Wunderlich asked if the landscaping needed to be submitted with the site plan? Ernie Evans replied yes, it is part of a site plan requirement. You will need to tell the Commission what is planned to be used in the landscaping. This plan is what the Commission will approve, and what the Inspection Dept. will hold you to in the construction phase. Ernie Evans added the information on the sign design is needed on the site plan also. Mr. Wunderlich asked if the check list was given to Mr. Mr. Simonson stated the check list was faxed and sent Barbara Kurt. Stahl. back by Mr. Wunderlich asked "when do we need to resubmit this by?" Ernie Evans stated the next meeting is scheduled for November 25, 1997 and the dead line to resubmit revised documentation is no later than November 19, 1997 by noon. Pia Jarman moved that the Commission disapprove the request from Wunderlich Builders, Inc. for Site Plan Approval for Lone Star Pet Supply, Inc., Tri-County Business and Industrial Park for reasons mentioned in the discussions. Gary Wallace seconded the motion which carried unanimously. #9 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Servpro of N.E. San Antonio for Site Plan Approval of Servpro Facility on Commercial Place, Schertz Business Park. (PC #345-97) Steve Simonson stated all items have been corrected as north arrow, vicinity map, Texas sage is shown as material, and sidewalk information is shown. requested: landscape what kind of business is it? and upholstering furniture Mr. Bremer that has been Gary Wallace asked replied the cleaning damaged in fires etc. Gary Wallace moved to approve the request from Servpro of N.E. San Antonio for Site Plan Approval of Servpro Facility on Commercial Place, Schertz Business Park. Tony seconded the motion which carried unanimously. 110 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Hallmark Residential Group, Inc. for Final Plat Approval for Greenshire Subdivision Unit 8. (PC #332-97) -6- . . the subdivision plat had two minor blocks, adding note to item #3 that the on Woodland Oak Drive. All other items are asked if the parkland fees have been paid. yes. Steve Simonson stated corrections: labeling masonry fence be built correct. Ernie Evans Steve Simonson replied, . David Richmond asked Mr. Bledsoe if the masonry fence is going to be brick similar to what is already in the neighborhood. Sam Bledsoe stated they will continue the same product as what is already there. David asked Mr. Bledsoe if he is aware of the memo from Mr. Sweatt relating to sidewalk construction, in Woodland Oaks for sidewalk construction all along that side of the road. Steve Simonson stated this is not even a question anymore, this is a requirement in the UDC that it is being enforced. Gary Wallace stated that the Master Plan was before his time and he would like to know what the plans are for the remaining area. Will it be Unit 9? Sam Bledsoe stated there will a Unit 9 next to Unit 8. Unit 10 will be the unit that will be on Green Valley Road north of Unit 8 and Unit 9. Pia Jarman stated that the fencing along Green Valley Road has been discussed previously as to what will be used. . Pia Jarman said that the sidewalk information is not shown on the plat, "she asked Steve Simonson does it have to be shown?" Steve Simonson replied no. Ernie Evans commented the Commission does not request sidewalk information on plats. It would have been requested on the Master Plan. Gary Wallace asked if the Commission needs to be more specific on the masonry fencing? What can be enforced? Steve Simonson stated he cannot enforce specific types but the Homeowner's Association would hold the "hammer" in this situation. Steve added that in talking with Mr. Bledsoe, he understands the intent is to carryon with what is already there. David Richmond stated that Gary Wallace's point is well taken. David he would like to suggest the motion state that "it is the intent of the Commission for the masonry fence to be of similar construction to the brick wall that is throughout the Greenshire Subdivision", so it can be part of the minutes and made known to the developer. Sam Bledsoe stated that if it is already part of Steve's letter which he can forward it to Dover. Tony Moreno moved to approve the request from Hallmark Residential Group, Inc. for Final Plat approval for Greenshire Subdivision Unit 8. Gary Wallace seconded the motion which carried unanimously. . -7- . . . e e III CONSIDER AND DISCUSS: Review 1997 Texas APA Conference Ernie Evans stated the Commission attends the APA Conference once a year where short courses are available. These teach us the laws, rules and what the Planning and Zoning Commissioner's should be concerned with as to perform Planning and Zoning Personnel work for this City. There is also a session that is called "Track 1, 2 and 3" that is a very open set of agendas that deal with contemporary or current issues; legal issues in the State of Texas or Federal legal issues for environmental or other things that will impact Planning and Zoning in all the aspects of the City. Not all the Commissioners attended the conference in Galveston but for the Commissioners that did, it was an excellent course. In my opinion there were a lot of good sessions. Ernie Evans stated he especially enjoyed the session called "Legal Review" . Tony Moreno stated he enjoyed the session in "Changes in Designing The Neighborhood and Communities", the neo traditional approach which goes back to the old traditional way of building houses around a town park or square, but in the "neo" approach, building it with smaller neighorhood units so people can walk and talk and get to know their neighbors as in the past. Pia Jarman stated she attended some really interesting and relevant sessions: one in "Industrial Park Development" another session in "Linking Planning and Economic Development. Another session in "Crime Prevention through Environment Design. Steve Simonson stated that what he is seeing more and more of at the conferences is nontraditional approach to housing, using available space in imaginative designs. #12 GENERAL DISCUSSION: Tonv Moreno: Tony had no comments. Gary Wallace: Gary had no comments. Jovce Briscoe: Joyce asked what is going on with the housing strip of Del La Rosa on Schertz Parkway? Steve Simonson stated it is a eight (8) lot housing development that the developer thought he could sell cheap -8- . . . e e and sell eight (8) lots so far he has not sold any. zoned R-6 with rear entrance and in the price surrounding housing. The lots are range of the Ernie Evans stated if the City had young airmen starter home this would be a good opportunity. looking for a Joyce doesn't like the house by the School and City Hall. Pia Jarman stated that once more houses are built and people start to plant flowers the appearance will be more appealing for now there is only that one house. Joyce is fearful that the housing will go rental and not be maintained. Pia Jarman: Pia saluted the Commissioners that are veterans, this day being Veterans' Day especially Bob Andrews who served on the Commission before all of us and who served as chair. One thing I learned from Bob Andrews as chair, friend, and neighbor in the last days of his life happened at one of the meetings, Bob Andrews said "because we made a mistake doesn't mean we keep on repeating it". On the sign issue I think there is "fuzzy" thinking or "family friendly feelings". The Commission needs to have a clear focus on the sign issue. If the Commission is going to treat signs on IH 35 differently, then the UDC needs to be changed. I hate for us to have bad feelings among the Commissioners regarding sign issues, when not all the Commissioners are in agreement. The Commission needs to abide by the UDC or not abide by it, if that is the case then the UDC needs to be changed with a statement saying "except on" I-35 or treat I-35 as "overlay district". Pia mentioned that at the Arlington conference in 1995 she and David Richmond attended a session where there was great importance placed on "what is at the entrance of a City", that it should have a uniqueness and appeal. There is concern with 3009 and Schertz Parkway even by City Council, but is the stretch on IH 35 and FM 3009 not part of Schertz that the city should consider? David Richmond: David apologized for his late arrival due to traffic congestion on 1604. David commented that Pia's point is well taken and that the Commission needs to "stick to the language in the present UDC" stay consistent and have Council deal with their own organization. David mentioned that in the roster, Mr. Greenwald's reappointment needs to be corrected. Ken Greenwald: Ken commented that annexation preceding have started in the Alamo Waste area off of FM 2252. -9- . . . e - Ken commented that Council had heard Mr. Patrick request on Rainbow Systems and was turned down. Mr. Patrick is a vindictive type person, he is harassing the lady in the area and a police report has been filed. The information was not known to the Commission at the time the request was brought to the Planning and Zoning, it was made available to the Council at their meeting. Steve Simonson: Steve commented that the Commission had his notes on Green Valley Road. Staff members are discussing the issue and will have recommendations to the Commission if it is needed. Steve is amazed What is surprising product line which for homes of 5,000 at the amount of housing coming into the City. is that they are planning on the Homestead Homes is a low income home. The zoning in the area is sq. ft. Ernie Evans: Ernie mentioned the Council meeting on Tuesday Nov. 18 where the council will recognize Merwin Willman for his many years of service and asked the Commissioners try to attend if possible. Pia Jarman suggested a reception after the presentation so friends can congratulate Merwin. She said she would take car of it. Ernie Evans: Ernie commented all the illegal signs are down, but that the sign at the corner of Schertz Parkway and Main St., the portable sign, has a banner stuck on the sign. Steve Simonson commented that banners are authorized to advertise the opening of a new business and that the portable sign is legal because the legs have been removed and sits on ground level and has now become a monument sign. Ernie mentioned the next P & Z meeting scheduled for Nov. 25, 1997 will be a public hearing with two public hearing items on agenda. He also added that the "Journal" in the packet is a good document and would like for everyone to take time to read some of the good issues especially on the wireless towers issue. 113 ADJOURNMENT: David Richmond moved to adjourn the meeting. Gary Wallace seconded the motion which carried unanimously. The meeting adjourned at 8:55 P.M. -10- . . . e e Chairman, Planning and Zoning Commission ATTEST: Planning Secretary, City of Schertz, Texas -11-