07-23-2002Planning and Zoning Minutes
July 23, 2002
The Schertz Planning and Zoning Commission convened in regular session on July 23, 2002
at 7:OOpm in the Municipal Complex Council Chambers, 1400 Schertz Parkway, Schertz,
Texas.
PLANNING & ZONING COMMISSION
David Richmond, Chairman
Ernie Evans, Vice-Chair
Ken Greenwald, ex-officio
Gary Wallace
Keith Van Dine
COMMISSIONERS ABSENT
Joyce Briscoe
William Sommers
Tony Moreno
CITY STAFF
Ron Youngblood, City Planner
Misty Nichols, Recording Secretary
OTHERS PRESENT
Glen Friesenhahn, 81975 Marbach Ln.
Robert Brockman, 4505 Grand Forest
James Harden, 483 McBride Bridge
Joey Guerra, 11202 Disco Dr.
Deborah Bell, 33250 Sherwin Dr.
Raymond Machado, 105 commercial PI.
#1 Call to Order: The regular session of July 23, 2002 was called to order at 7:OOpm.
#2 Approval of Minutes: There were none.
#3 Status of Final Plats: The Northcliffe II Plat has been signed and is ready to be
recorded.
#4 BOA Actions: Mr. Evans stated there were three BOA actions on the July 22,
2002 Board of Adjustment meeting agenda. The two requesting a curb cut, Mr. Bauer at 502
Aero Ave., and Mr. Linehan at 614 Brooks Ave., were disapproved. The request from Mr. &
Mrs. Schoonover at 1660 Royal Palm for a deck and trellis was approved.
#5 Citizens' Input Other than Agenda Items: There were none.
#6 Consider and Take Appropriate Action: On a request from Lamar Advertising to
replace two existing billboards with one double-sided billboard on H 35. (SV# 2-02)
Mr. Youngblood presented this request to the Planning and Zoning Commission at the last
meeting to get Commissioners' opinions; there was agreement supporting the new ordinance
which prohibits off-premise signs in the City.
Mr. Scott with Lamar Advertising stated that one billboard is located at the corner of FM482
and IH35 and the other is located at FM482 and FM2252. Lamar Advertising would like to
replace both existing signs with a new monopole at the corner of IH35 and FM482. The new
monopole meets the requirements of the Highway Beautification Act.
In response to Mr. Youngblood's question, Mr. Scott indicated it would cost about $1,000 to
repair the dilapidated sign at IH35 and FM482 which is valued at $10-12,000.
Chairman Richmond stated the purpose of the new. sign ordinance is to control off- premise
signs in Schertz. Cities, through their Municipal Sign Boards, may take down existing signs by
paying reasonable compensation to the owner based on the life of the sign. Construction of a
new sign begins the life cycle again.
Mr. Stokes with Lamar Advertising stated amortization is based on the value of the advertising.
not the life of the sign. Anew monopole will have asix-year amortized life span by state
statute (prior 3 years of advertising revenue times two).
After considerable discussion, Chairman Richmond stated he cannot make a judgment on this
issue tonight because he understood sign valuation differently when the City Attorney helped
draft Schertz's new ordinance. Mr. Van Dine agreed.
Mr. Wallace stated the Commission needs to strongly support the new ordinance, and moved
to deny the request from Lamar Advertising to replace two existing billboards with one
billboard; Mr. Evans seconded. The vote read: Mr. Evans and Mr. Wallace in favor. Mr. Van
Dine and Mr. Richmond opposed. Motion failed.
Mr. Van Dine moved to table this item for the next meeting; Mr. Wallace seconded. Motion
carried.
#7 Consider and Take Appropriate Action: On a request from James & Cheryl.
Harden, 483 McBride Bridge, Block 25 Lot 28, Woodbridge Subdivision, for a special exception
to the Zoning Ordinance to encroach into the rear yard setback from 20' to 15' for the
construction of a patio cover for the existing porch slab. (BOA # 181-02)
Mr. Youngblood stated this request has approval from the architectural committee, it does not
affect any utility easements, and staff recommends approval. There was no discussion. Mr.
Van Dine moved to forward the request to the Board of Adjustment recommending approval;
Mr. Wallace seconded. Motion carried.
#8 Consider and Take Appropriate Action: On a request from Deborah Bell, 3325
Sherwin Drive, Northcliffe Subdivision, Block 31 lot 20 and 21, to join both lots into one, lot 36,
for a total lot size of 0.28 acre.
Mr. Youngblood explained this was being submitted through the short form platting process for
preliminary and final approval atone meeting. Staff has no issues and recommends approval.
Mr. Evans explained this can not be approved unless the replat indicates the utility easement
between the lots has been removed. Mr. Wallace moved to table this item until the August 13,
2002 meeting; Mr. Van Dine seconded. Motion carried.
#9 Consider and Take Appropriate Action: On a request from J.D. Hunt
Construction for site plan approval on an additional building for the Seventh Day Adventist
Church with variance for a sidewalk. (PC# 515-02)
Mr. Youngblood indicated TxDot does not want a curb cut or sidewalk on FM1518. The
variance request is to omit the sidewalk on FM1518; however, there would be a sidewalk on
Pecan Street. There will be only one sign for this facility.
Mr. Evans asked about a 15" mesquite tree (actually an elm) on the property. Mr. Machado
stated the tree would be saved with an island in the parking lot.
Mr. Van Dine moved to approve the site plan and request for variance to omit a sidewalk on
FM1518 providing the 15" elm tree is saved in an island, and the curb is extended around the
tree omitting one parking space; Mr. Wallace seconded. Motion carried.
#10 Consider and Take Appropriate Action: On a request from Bracken Plumbing for
site plan approval at 17333 Bell North Drive, Block 1 Lot 9, Schertz Industrial Park.
(PC# 530-02)
Mr. Youngblood stated the staff has no issues and recommends approval.
Mr. Friesenhahn mentioned the shared drive was pre-existing when he purchased this
property.
Mr. Van Dine moved to approve the request; Mr. Wallace seconded. Motion carried.
#11 Consider and Take Appropriate Action: On a request from Carter Burgess for
approval of the Master Plan for The Ridge at Scenic Hills. (PC#536-02)
Mr. Youngblood explained originally this was presented to staff as R-5 zoning. Staff voiced
concern that the Commission would not be receptive to this lot size. R-6 zoning with a
variance might be more acceptable.
Mr. Guerra responded to Mr. Wallace that additional stub out streets were possible. Also,
Scenic Hills will allow us to build a good neighbor fence between the two subdivisions..
The Commissioners were concerned with R-5 zoning and small lot sizes on this large property,
and asked Mr. Guerra and staff to discuss further.
Mr. Van Dine moved to approve the request; Mr. Wallace seconded. The vote was: Mr. Van
Dine and Mr. Wallace in favor, Mr. Richmond and Mr. Evans opposed. Mr. Van Dine moved to
table the request; Mr. Wallace seconded. Motion carried.
#12 Consider and Take Appropriate Action: On preliminary plat approval of The
Fairways at Scenic Hills Unit 3A. (PC# 534-02)
Mr. Youngblood stated this plat of a street is to join the next phase of Scenic Hills. Staff has
no comments and recommends approval.
Mr. Evans explained that a block and lot number is necessary for the platting of a street, a
signature block for the Planning and Zoning Commission needs to be added, and the word
Schertz is spelled incorrectly. Responding to Mr. Claussen, Mr. Evans could not locate the
reference in the UDC at this time, but staff will review.
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Mr. Van Dine moved to approve the request; Mr. Wallace seconded. Motion carried.
#13 Consider and Take Appropriate Action: On a request from The Planning and
Zoning Commission to approve changes made to the Unified Development Code (UDC),
Article XVI, Section 14 (Sexually Oriented Business), and Article IV, Permissible Uses, and set
public hearing.
Mr. Youngblood advised the Commission that the City Attorney has determined that ALL
addresses in General Business (GB) and Manufacturing (M-1) districts, to include those within
a 200-square-foot radius of these zones, must be notified of the SOB public hearing. Staff has
begun this extraordinary exercise of compiling the list of addresses.
Chairman Richmond rewrote Article XVI, Section 14 on Sexually Oriented Business to
summarize with the same words from the new ordinance approved by City Council. The
Permissible Uses list also must read the same.
Mr. Wallace moved to approve the proposed changes to the UDC as amended-for Article XVI,
Section 14 and Article IV, Permissible Uses; Mr. Van Dine seconded. Motion carried.
#14 Consider and Take Appropriate Action: To set a public hearing date
recommending to City Council the new water and sewer Impact Fees.
Mr. Youngblood stated that several months ago Mr. Bierschwale submitted the proposed
impact fees. A public hearing is necessary to forward to City Council.
Mr. Greenwald stated the fees are to pay for the capacity of CCMA, and the City currently
charges developers less than it should. There is no impact on residents.
Mr. Van Dine moved to set the date for a public hearing for sewer impact fees on August 27,
2002; Mr. Wallace seconded. Motion carried.
#15 Items by Commissioners and City Planner:
Ron Youngblood, City Planner: The Board of Adjustment are not happy with customer
service on variance requests; therefore, we will have a set day of the month for BOA meetings.
Wilbur Smith Associates are submitting our Comprehensive Land Plan for an award at the
Texas APA Conference.
The site plan application checklist now includes fire hydrants and watering system.
Gary Wallace: Lamar mentioned that Tri-State Advertising has filed bankruptcy. If this is
true, we should see if they have any signs in our City, and ask Mr. Spain. if we can take some
kind of action.
Ernie Evans: The drive on the property at 1400 FM1518 is not finished as promised; a
drainage culvert on FM1518 must be added at the entrance to the property.
He believes the 16 acres in the Master Plan for The Ridge at Scenic Hills is green space and
not parkland. Will the Public Works Department accept the 16 acres as parkland and be able
to maintain it?
Keith Van Dine: None
Gary Wallace: The premium lots of The Ridge at Scenic Hills will be ones that back up to
the green space.
David Richmond None
Ken Greenwald: There is a very large size difference between R-5 and R-6 lots. He
believes there should be some category between these lot requirements.
The water line construction is between Marion and Cibolo. Should see water in Schertz near
the end August or the first of September.
#16 Adjournment: The meeting was adjourned at 9:39pm.
Chairman, Planning and Zoning Commission
ATTEST: Joyce Briscoe, William Sommers,
Tony Moreno
Planning Secretary, City of Schertz
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