04-09-1996
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PLANNING AND ZONING MINUTES
The Schertz Planning and Zoning Commission conducted a public
hearing on Tuesday, April 9, 1996 at 7:00 p.m. in the Municipal
Complex Conference Room, 1400 Schertz Parkway, Schertz, Texas.
Those present were as follows:
PLANNING & ZONING COMMISSION
CITY STAFF
PIA JARMAN, CHAIRWOMAN
DAVID RICHMOND, VICE-CHAIRMAN
MERWIN WILLMAN, SECRETARY
TONY MORENO
ERNIE EVANS
GARY WALLACE
KEITH VAN DINE
KEN GREENWALD, COUNCILMAN
STEVE SIMONSON,
ASST. CITY MANAGER
DENISE GRANGER,
PLANNING SECRETARY
MEMBERS ABSENT
OTHERS PRESENT
11 CALL TO ORDER
Sam Bledsoe,
MBC Engineers
Ronald Schrandt,
Windy Meadow
Pat Lackey,
River City
Engineers
David Kasper,
River City
Engineers
Chairwoman Pia Jarman
Jarman explained the
hearing and thanked
City Council public
1996.
called the meeting to order at 7:00 p.m. Pia
procedures to be followed at the public
everyone for their concerned interest. The
hearing on this item will be held April 16,
12
PUBLIC HEARING:
To Receive Citizen Input on a Request from
Sam Bledsoe, MBC and Associates, to rezone
approximately 17.7592 acres Greenshire
Subdivision Unit 7 from NS (Neighborhood
Services) to PUD (Planned Unit
Development). (ZC #128-96)
Steve Simonson stated two (2) letters
within 200' of this rezoning request.
and the United Methodist Church with
There was no other input or phone calls
were sent to property owners
The owners of the property
no replies received back.
received on this request.
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With no
Hearing
p.m.
other comments or questions Pia Jarman closed the Public
for the request from Sam Bledsoe, MBC Engineers at 7:02
13 ADJOURNMENT OF PUBLIC HEARING:
Chairwoman Pia Jarman adjourned the Public Hearing at 7:02 p.m.
The Schertz Planning and Zoning Commission convened in a regular
session, after the public hearing.
14 CALL TO ORDER:
Chairwoman Pia Jarman called the April 9, 1996 regular meeting to
order at 7:03 p.m.
'5 APPROVAL OF MINUTES:
Regular Session for March 26, 1996.
Merwin Willman stated on page 7 top paragraph last sentence:
"There will be an emergency breakaway gate" needed clarification on
where the gate should be. It should read "There will be an
emergency breakaway gate at the end of Oak Street fronting onto
Maske Road."
Merwin Willman moved to approve the March 26, 1996 Regular Session
minutes as amended. Keith Van Dine seconded the motion which
carried with a unanimous vote.
16 STATUS OF FINAL PLATS:
Pia Jarman stated the final replat, lot 13, The Village and the
final plat for Schuetz Subdivision were signed.
17 CITIZENS: INPUT OTHER THAN AGENDA ITEMS
There were none.
18 CONSIDER AND MAKE RECOMMENDATION: Request from Sam Bledsoe
MBC and Associates, to rezone approximately
17.592 acres Greenshire Subdivision Unit 7 from
NS (Neighborhood Services) to PUD (Planned Unit
Development). (ZC #138-96)
Merwin Willman said he would like to know what insurance the City
is going to have that this will be a PUD with large home site lots.
With a PUD they can put any size lot they choose.
Steve Simonson stated that the Commission would have to approve the
size of the lots.
Sam Bledsoe advised that the lots will by 80 X 120 similar to the
Unit 6 development on the right hand side of Greenshire.
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Merwin Willman mentioned if the lots are going to be R-6 size then
why not zone R-6 instead of PUD. Merwin Willman commented this is
the reason he is not in favor. PUD is supposed to be a mix of
three (3) different types of land use.
Pia Jarman commented once the UDC has been accepted then there will
be no more PUD. But until then the ordinance that is in effect has
to be followed.
Tony Moreno questioned Steve if the subdivision was originally PUD.
Steve Simonson stated that is true. Tony Moreno said then they are
working through the history of the subdivision finishing it out.
Gary Wallace asked if this would be the last unit developed. Steve
Simonson stated this would be the last unit up front. Steve said
as he mentioned in his notes this will ensure that everything from
FM 3009 excluding the Methodist Church will be large lots.
Keith Van Dine stated if it is zoned as a PUD and the developers do
not hold up to the PUD then the Commission doesn't approve it.
Steve Simonson agreed.
Steve Simonson stated the Commission has already approved a Master
Plan. As part of the over all Master Plan this area is already a
PUD. It was showing all large lots in the front and they are
coming back just to rezone the last piece of property in the front
which is commercial property. Originally when this piece was done
it was all zoned PUD even though it showed multi-family as well as
commercial. But it did not have separate zoning, it was all PUD.
Several years later the Planning and Zoning Commission went back on
FM 3009 and down zoned it from general business to neighborhood
services and in some cases from neighborhood services to
office/professional, to have better control on what went into the
area. The front part was rezoned back to PUD in the R-6 area with
the remainder of the property that they own in the front to be PUD.
Gary Wallace moved to forward to the City Council for public
hearing with recommendation for approval from Planning and Zoning
the request submitted by Sam Bledsoe, MBC and Associates to rezone
approximately 17.592 acres Greenshire Subdivision Unit 7 from NS
(Neighborhood Services) to PUD (Planned Unit Development). Tony
Moreno seconded the motion which carried as follows:
AYES: Pia Jarman, David Richmond, Ernie Evans, Gary Wallace, Keith
Van Dine, Tony Moreno.
NAYS: Merwin Willman.
19 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Ronald
Schrandt, Windy Meadow Master Plan. (PC #264-96)
Steve Simonson stated all the items on the check list that were
requested at the last meeting to be changed have been changed.
However this is a realigned Master Plan compared to what was
submitted the last time, particularly Unit 3. It is clearly
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labeled what will be single wide and what will be double wide.
There also is a breakout showing the mix. The typical lot plans as
requested are shown: how a mobile home will sit, the concrete pad,
and the utilities.
Gary Wallace asked why Jasmine Lane in phase 3 is not going out to
Maske Road.
Steve Simonson stated for security reasons there is not going to be
but one opening onto Maske Road. With the road coming from Schertz
Parkway at some point in time Maske Road will have to become a pass
through road.
Merwin Willman said that the plat is not showing the breakaway gate
location. Is there going to be a recreation area for this new
area, if not how will the residents get from the new section to the
old section to the recreation center?
Ronald Schrandt stated there will not be another recreation center
as there is a center in the existing park. There will be a
sidewalk put in by the drainage area off of Magnolia Lane.
Pat Lackey said the breakaway gate will be shown in the subdivision
construction plans but he will be very happy to show the location
on the plat also.
Merwin Willman mentioned the street names as stated in the
ordinance are supposed to be approved by the Commission. Merwin
has no objection to these names but as stated in the ordinance the
Commission is supposed to approve the street names. At the last
couple of meetings there have been plats approved with the street
names never coming before the Commission for approval. He said
either we should follow the ordinance or if we are not going to do
it, it should be taken out of the ordinance.
Steve Simonson said the Post Office is the final authority on
approval of street names. This procedure has been deleted in the
UDC.
Merwin Willman stated if we had the names then the Commission would
be able to determine if there is any duplication within the City.
The Commission needs to be sure there is not any duplication or any
same sounding of names for safety reasons.
Ron Schrandt said they have submitted the names of the streets to
the Schertz Post Office and they in turn have submitted the street
names to the Main Post Office in San Antonio.
Ernie Evans moved to approve the request submitted by Ronald
Schrandt, Windy Meadow Master Plan with the amendments as follows:
show the breakaway gate location and the sidewalk access to the
recreation area. Keith Van Dine seconded the motion which carried
with a unanimous vote.
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CONSIDER AND TAKE APPROPRIATE ACTION: Request from Ronald
Schrandt, Windy Meadow Unit 2 Final Plat.
(PC #265-96)
Steve Simonson said as noted this would be phase 1. There is one
item missing: the 100 year flood plain statement. Pat Lackey
faxed a letter to him today stating the information for the 100
year flood plain would be on the plat of Unit 1. The reason this
will be on phase 1, Unit 2 as stated in Steve's notes is because of
a flood plain situation that will have to be eliminated. The other
item that Mr. Lackey would like to have is a variance approval to
have carports with awnings over the 20 x 20 parking pads for the
proposed units.
Merwin Willman questioned what they mean by "awnings."
Ron Schrandt said they would be free standing metal awnings over
the parking pads which are 20 x 20.
Pia Jarman asked with the units being called "phases" or "units" is
there any way to have all the terms named the same, either "units"
or "phases".
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Steve Simonson stated it could be done as phase 2 unit 2, phase 3
unit 3. If on the Master Plan the Commission would like it to be
unit 2 Master Plan without phases the lines could be left in with
the Master Plan showing unit 2, 3, and 4. This can be relayed back
to the engineer for the Master Plan to show unit 2 and unit 3 and
then plat accordingly.
Ernie Evans said with the carport issue it should be delineated or
should be shown on the plat to define what it is. They are asking
for the variance because it will be located up front on the parking
pad with the parking pad being the only thing in the setback zone.
Ernie Evans stated because this discussion is a variance to the
units which will include the entire subdivision if the variance is
going to be approved. Normally when we talk about variances we
know a little more about what we are discussing and what we are
expecting in terms of the variance. If we are going to approve or
consider the variance it should be clarified by being shown on the
plat so we know what we are approving a variance for. In the
letter as it is written it states the houses on Oak Street will not
be affected, only the houses on Magnolia Lane and Cherry Blossom
Drive.
Pia Jarman questioned if there has to be a variance. Steve
Simonson stated that, yes, there has to be a variance granted, as
carports are allowed only in R-2 zoning and this is a mobile home
park.
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Pia Jarman asked if the reason for the objection to carports
because of the size of the lots. Steve Simonson said he is
sure but carports are only allowed in R-2 zoning.
is
not
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Merwin Willman stated the reason for this is because back when
urban renewal was building in the city it was found that the
garages in Aviation Heights were built for small cars. With the
new larger cars back in the 70's, the carports were not wide
enough. One restriction that Merwin would like is for all sides to
be open so it will not obstruct view of traffic. Ronald Schrandt
stated this is their intent.
Steve Simonson said if this variance is approved for unit 2 when
units 3 and 4 are submitted there can be a note on the plat for the
carports.
Ernie Evans asked if Steve would request a correction to the
letter. Steve Simonson stated he would ask for a correction to the
letter and on the master plat a correction with the notes as
requested by the Commission.
Tony Moreno asked if they would have to follow some type
holding down the awning. Steve Simonson said they would
by the building codes that meet stress and wind codes
type of anchor.
of code in
have to go
with some
David Richmond questioned what the correct name of the subdivision
is Windy Meadows or Windy Meadow. Steve Simonson stated it is
Windy Meadow.
. Gary Wallace moved to approve Windy Meadow Unit 2 final plat
submitted by Ronald Schrandt, with the proviso that it be amended
to include the 100 year flood plain statement, variance for the 20
X 20 parking pad with awning, and a note for location of the
breakaway gate on Oak Street. Tony Moreno seconded the motion
which carried as follows:
AYES: Pia Jarman, Daivd Richmond, Merwin Willman, Gary Wallace,
Keith Van Dine, Tony Moreno.
NAYS: Ernie Evans.
111 CONSIDER AND TAKE APPROPRIATE ACTION: Request from Ronald
Schrandt, Windy Meadow Unit 3 Preliminary Plat.
(PC #266-96)
Steve Simonson stated on the second sheet, Jasmine Lane exceeds the
length that is allowed for a cul-de-sac to be put in, in a
residential area. It is exceeded by approximately 92.59'. This
will require a variance to allow this street to be as long as
planned. Steve's greatest concern was for the Fire Department.
The Fire Chief and Fire Marshall have talked with Steve about this
and they have formally submitted a letter that states "We have
reviewed the proposed site plan for the expansion of Windy Meadow
and find no specific problems for the fire department. We also
have no particular problem with the length of Jasmine Lane provided
at least two fire hydrants are installed on this street."
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Merwin Willman questioned what the width of the street would be and
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would parking be allowed on both sides of the street.
Schrandt stated the width of the street would be 30'.
restrictions the residents are advised that parking is not
on the street.
Ronald
In the
allowed
Ernie Evans questioned if the sidewalks would have to be shown on
this plat.
Steve Simonson stated that typical sidewalks are not shown on the
plat, only in the Master Plan and the construction plans. The item
that is missing is the flood plain statement and until this item is
worked out with the City Engineers this plat will not be finalized
until it is satisfactory.
Keith Van Dine moved to approve the request submitted by Ron
Schrandt, Windy Meadow Unit 3 preliminary plat to include the flood
plain statement and the variance for the length of Jasmine Lane
provided there are two (2) fire hydrants on this street. Tony
Moreno seconded the motion which carried as follows:
AYES: Pia Jarman, David Richmond, Ernie Evans, Gary Wallace,Keith
Van Dine, Tony Moreno.
NAYS: Merwin Willman. (Due to the length of the street, he feels
it is too much of a variance).
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GENERAL DISCUSSION:
Tony Moreno:
Tony Moreno stated he had no comments.
Keith Van Dine:
Keith Van Dine said his concern with parliamentary procedures is
when variances are included, that are not on the agenda, this seems
to stray us away. Should maybe the agenda item that asks for
"citizen's input other than agenda items be labeled input other
than agenda items?" This would keep this open to other items
needing to be addressed.
Pia Jarman said she did not feel this was the intent of "citizen's
input other than agenda items." On the agenda as long as it
pertains to the agenda item, you are still allowed to discuss
related requests and issues.
Steve Simonson stated as long you are not straying away from the
original objective, everything that is being discussed, still
pertains to the agenda item. On the agenda it states "consider and
make recommendation" it does not specify exactly what
recommendation.
4It Gary Wallace:
Gary Wallace stated he had no comments.
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. Ernie Evans:
Ernie Evans said in Ashley Place Unit 3 which is now under
construction down to Savannah Square: Are they still intending to
extend Savannah Drive? Steve Simonson stated that, yes, and Unit 4
will not be platted unless it shows the street going all the way
through.
Ernie Evans stated the reason he did not approve the final plat for
Windy Meadow was because in earlier discussions the Commission had
agreed to not accept final plats with contingencies.
Merwin Willman:
Merwin Willman said he would like to bring to everyone's attention
the copy of the ordinance passed by City Council that was included
in the packets, in regards to the rezoning of Aspen Homes. Notice
it states to rezone to R-6 Single Family Dwelling District (Gated
Community), the rezoning having nothing to do with wheter the area
is gated or not.
Gary Wallace commented that means we are picking and choosing.
Merwin Willman agreed it is just like in our current ordinance in
regard to PUD's. With things that have happened in the past Merwin
feels he knows too much of the history of not following the
ordinance.
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Steve Simonson stated he disagrees with Merwin as the Commission
has total authority in a PUD Single Family to designate what size
lots will be allowed. What happened in the past was that no one
paid attention to what the sizes of the lots were on the plats.
The Planning and Zoning Commission that is here now, is very clear
what size lots are allowed. Steve would bring it up to the
Commission if there were a problem with the lots not being what was
authorized in the Master Plan as this is part of Steve's job. The
problem was that in Savannah Square no one paid attention to the
lot sizes. They came in with R-5 lots which is garden homes.
Merwin Willman stated that they did not comply with a PUD as
defined because you are supposed to have three (3) different uses.
Merwin said he felt that the City Council may be sending a letter
to Planning and Zoning about PUD being taken out of the UDC. It
was discussed at the City Council's last meeting.
David Richmond:
David Richmond said with the nice weather he has noticed on
Woodland Oaks Drive and FM 3009 there are citizens taking advantage
of the entrance making it look like a car lot with all the cars
having "for sale" signs. Some time ago there was a sign posted "no
trespassing" on that corner.
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Steve Simonson said that the inspection department keeps after the
car owners but the people state they have the authorization of the
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. land owners because they have asked them.
Merwin Willman mentioned that Quality Closeout has moved and they
have 30 days to remove their sign according to the ordinance.
Pia Jarman:
Pia Jarman said that she had heard something nice about the
Planning and Zoning and would like to pass it along. She talked
with a gentleman from Cornado Paint who is an Environmental
Engineer. He commented on how well the City has kept the
industrial businesses away from the residential areas. "Although
we ourselves did not do this, because Merwin has been here so long
he may have had something to do with it. The gentleman commented
in a lot of the areas he has to go, cities have industrial areas
near schools etc.
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Pia Jarman stated that in most organizations, the chair does not
vote except to break a tie. In City Council, for example, it is
the mayor plus five Council members with the mayor voting to break
a tie. There have been three meetings, one after the other, where
we have had an even number of members present, in two instances
resulting in ties. Pia's idea is since the Commission does not get
a salary perhaps one more member could be added and the chair would
be a non voting member unless there is a tie. Pia said the meeting
on April 29th on 'the Impact fees should not be a long meeting and
maybe the Commission can discuss this matter afterwards if everyone
is in agreement.
Councilman Ken Gre(9nwald:
Councilman Ken Gr(genwald said in the presentation for Windy Meadow
he does not care for the 6' on the back side as the door is going
to be about half way from the slab. With most people wanting to
put a deck, in this instance, they would not be able to.
Councilman Ken Greenwald stated that at the Council meeting last
week there was qui-te alot of discussion on the gated community with
a lot of differl9nt comments being made. Tomorrow night at the
workshop it is on the agenda for discussion on gated communities.
Something may come back to Planning and Zoning, he is not quite
sure. Everyone has his own feelings. One question on the UDC:
there were a couple of members who did not feel there is enough
"teeth" to enforce compliance with the UDC.
Steve Simonson stated there was only one area that the lawyers did
question and it has been rewritten. Basically the lawyers feel
this is the best written document anyone has.
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Councilman Ken Grt:~enwald stated Johnny Bierschwale and he attended
the CRWA meeting last night and the discussion was the plant
operation. In just one year they are running at 80% capacity,
treatment and pumping at 1.8 million gallons a day. There are
three water systems currently tied into them. In a couple of weeks
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when Johnny comes back before the Commission he will have some
tentative plans on alternative water sources. In the long range
CRWA is one of the sources but the cost of the pipe is what may
present a problem. There are some other sources that are a lot
closer and cheaper.
Steve Simonson:
Steve Simonson stated he had no other comments.
Pia Jarman reminded the Commission that next Tuesday April 16, 1996
before the Council meeting, the Council will be dedicating the
conference room in Bob Andrews' memory.
'13 ADJOURNMENT:
Keith Van Dine moved to adjourn the meeting. Gary Wallace seconded
the motion, which carried with a unanimous vote.
Chairwoman Pia Jarman adjourned the meeting at 8:45 p.m.
The next regularly scheduled meeting is April 23, 1996 at 7:00 p.m.
man, Planning and Zoning Commission
Schertz, Texas
ATTEST:
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Planning Secretary
City of Schertz, Texas
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