03-13-2001 PLANNING ~ ZONING MINUTES
March 13, 2001
The Schertz Planning and Zoning Commission convened in Regular Session on
Tuesday March 13, 2001, at 7:00 p.m. in the Municipal Complex Bob Andrews
Conference Room, 1400 Schertz Parkway, Schertz, Texas. Those present were:
PLANNING ~ ZONING COMMISSION CITY STAFF
David Richmond, Chairman Steve Simonson
Keith Van Dine Asst. City Manager,
Tony Moreno Ron Youngblood,
Joyce Briscoe City Planner
William Sommers Mary Ybarra, Planning &
Ken Greenwald, ex-ofFcio Recording Secretary
COMMISSIONERS ABSENT OTHERS PRESENT
Gary Wallace
Ernie Evans
#1 Call to Order:
Chairman Richmond called the meeting of March 13, 2001 to order at 7:00 pm.
#2 Approval of Minutes: Minutes of February 13, 2001 and February 27, 2001.
David Richmond stated that the first order of business would be the approval of two sets
of minutes as identified above, and also thanked Mary, recording secretary for sorting
out computer problems and providing good readable copies with the exception of
maybe some minor typo's.
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Without further delay, Tony Moreno moved to approve the minutes of February 13, 2001
as corrected. William Sommers seconded the motion. With a vote being called, the vote
was:
Ayes: Tony Moreno, William Sommers, Keith Van Dine and David Richmond.
Abstention: Joyce Briscoe (absent at said meeting).
David Richmond asked for corrections or additions to the minutes of February 27, 2001.
At this time, Joyce Briscoe moved to approve the minutes of February 27, 2001 as
written. Tony Moreno seconded the motion. With a vote being called, the vote was
unanimous. Motion approved.
#3 Status Of Final Plats:
There were none.
#4 BOA Actions:
William Sommers reported that the BOA met March 5, 2001 and approved the request
from John Hollingsworth at 2615 Cove Trail.
Mr. Sommers conveyed a request from the BOA asking the Planning and Zoning
Commission to sponsor an ordinance disallowing "jumping curbs", "parking in yards" in
residential areas. The BOA Chairman challenged the Planning and Zoning Commission
to come up with language to do so.
Chairman Richmond stated that establishing an ordinance would acquire a change in
the Unified Development Code (UDC) and asked Ron Youngblood, Ci#y Planner, to
research the issue and get back to the Commission.
#5 Citizens' Input Other Than Agenda Items:
There was none.
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#6 Consider and Take Appropriate Action: Request from Jerry N. Rhodes,
3601 Blakely Street, lot 1, block 6, Carolina Crossing Unit 2 for a special exception to
the zoning ordinance for a variance to the 20' rear yard setback from 20' to 12' to allow
construction of a deck allowing a disabled resident easier access to/from the home.
David Richmond asked for staff input.
Ron Youngblood advised the Commission that the diagram as part of the packet
showing the deck construction is incorrect, and informed the Commission of the correct
deck height of 4'. Ron added that the home is a split-level house and if construction of
the deck is not constructed in this particular manner, a proper slope to the property is
out of the question.
Chairman Richmond thanked Mr. Rhodes for providing photographs of the area and
added that certainly the need is there and the idea makes good sense.
Without further delay, Keith Van Dine moved to forward to the Board of Adjustment with
a recommendation of approval the request from Jerry N. Rhodes, 3601 Blakely Street,
lot 1, block 6, Carolina Crossing Unit 2 for a special exception to the zoning ordinance
for a variance to the 20' rear yard setback from 20' to 12' to allow construction of a deck
allowing a disabled resident easier access to/from the home. William Sommers
seconded the motion. With a vote being called, the vote was unanimous. Motion
approved.
#7 Consider and Take Appropriate Action: Request from Joseph E. Gustis,
3732 Marietta Lane, lot 9, block 8, Carolina Crossing for a special exception to the
zoning ordinance for a variance to the 50' building setback line from Schertz Parkway to
allow construction of a patio cover.
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Chairman Richmond asked for staff input.
Ron Youngblood advised the Commission of an existing concrete patio at this location
which the resident would like to cover. There are no utilities or easements that would be
affected with the placement of this cover. Mr. Youngblood pointed out that down the
street from the residence is a similar patio with a cover.
Chairman Richmond informed the Commission that a letter from the Carolina Crossing
Homeowners (HOA) is part of the packet stating that the HOA has approved the
construction of the patio cover.
At this time, Chairman Richmond asked for questions or concerns and added that Mr.
Gustis was present to answer any questions.
Without further delay, Tony Moreno moved to forward to the Board of Adjustment with a
recommendation of approval the request from Joseph E. Gustis, 3732 Marietta Lane, lot
9, block 8, Carolina Crossing for a special exception to the zoning ordinance for a
variance to the 50' building setback line from Schertz Parkway to allow construction of a
patio cover. Keith Van Dine seconded the motion. With a vote being called, the vote
was unanimous. Motion approved.
#8 Consider and Take Appropriate Action: Request from Don McCrary &
Associates for preliminary plat approval of Oak Trail Subdivision Unit 2B.
Chairman Richmond asked for staff input.
Ron Youngblood informed the Commission that this request is the preliminary replat of
the second phase of the Oak Trail Subdivision, which has been divided into two Units.
This plat before the Commission is plat 2B. Plat 2A of the Oak Trail Subdivision was
seen and approved in April 2000.
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Chairman Richmond asked for questions or concerns at this time.
At this time, Ron Youngblood pointed out a correction on the plat in regard to the GVEC
signature block. It does not reflect the correct subdivision, and would need to be
corrected before final plat submittal.
Without further delay, Keith Van Dine moved to approve the request from Don McCrary
& Associates for preliminary plat approval of Oak Trail Subdivision Unit 2B. William
Sommers seconded the motion. With a vote being called, the vote was unanimous.
Motion was approved.
#9 Consider and Take Appropriate Action: Request from Hoover
Construction Company for site plan approval of Chinese Restaurant on FM78.
Chairman Richmond asked for staff input.
Ron Youngblood advised of the plat submittal at a previous meeting two weeks ago
where several corrections were noted. Ron mentioned that in the process of addressing
these corrections, Hoover Construction has been very cooperative in working with city
staff trying to address these issues.
Ron Youngblood pointed out that originally a wooden fence for screening of the
dumpster was indicated; however, it has changed to masonry fencing. Ron stated that
he believes the restaurant site will set the standard for future development along FM78.
One item of concern mentioned at the previous meeting was the entryway into the
restaurant. Ron Youngblood informed the Commission that TxDOT personnel and city
staff examined different proposals, and determined that an entryway off FM78 into the
restaurant was best suited. It also was determined that the parking angle should change
from right to left, and that van access (handicapped parking) should be placed at the
end of the building allowing more of a turning radius.
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Ron Youngblood pointed out that in determining the actual square footage in regard to
signage it was determined that the sign exceeds the requirement by 10'. One
freestanding sign not to exceed 120 square feet is the Unified Development Code
(UDC) requirement, and a variance would be necessary to allow the signage.
David Richmond pointed out that the Commission basically focuses on square footage
or "total amount of face" on one pole sign regardless of whether it's split similar to the
sign in question. However, it would have to comply and not exceed the requirement of
120 square feet.
At this time, Mr. Hoover was asked if it is possible to reduce the sign by 10'. Mr. Hoover
replied that everything would be done to comply with the requirement; however, the
development would like to keep two individual signs as shown.
At this point, Steve Simonson reiterated comments made earlier that traditionally the
Commission counts total square footage of "one" pole sign regardless of sign grouping.
Mr. Simonson suggested scaling down the actual "face" of the larger sign which would
decrease the "total face" well under the required square footage.
Chairman Richmond stated that cutting back might well be done on the smaller sign
instead of the larger top sign. The smaller sign could be reduced from 4'x8' to 3'x7'
which would meet the requirement.
Tony Moreno voiced a safety concern to frontage parking configuration. Would cars
pulling away cause a safety hazard with vehicles entering the establishment? Mr.
Hoover explained that only handicapped parking would be placed at the front parking
area, and he could eliminate a couple of the parking slots to reduce the concern. Tony
also pointed out that several of the handicapped parking spaces do not comply with the
13' x 20' space required by the UDC. He believes only one parking space conforms to
the required size. Mr. Hoover stated that he believes an error occurred at the time of
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site plan change. Tony suggested that eliminating the first couple of spaces or whatever
works for the designer would help congestion at the corner.
Joyce Briscoe stated she believes incorporating some type of landscaping in the front
would be a nice plus instead of parking area only. This would be a model for FM78
businesses.
Tony inquired if the establishment would be serving alcohol. Mr. Hoover stated it was
his understanding that the owners want to include a bar; however, to what intent he
doesn't know. Tony added that if the establishment does not serve alcohol, the parking
requirement to comply with the UDC is 72 spaces, which the site plan does not indicate.
If the establishment serves alcohol, the parking requirement is 95 spaces. The
Commission could look at a variance; however, the request before the Commission
does not mention a variance.
In a brief discussion, it was determined that the site plan shows 61 parking spaces
which is well under the UDC requirement.
At this time, Mr. Hoover reiterated that he doesn't know what the owner's intent is in
regard to the "Bar" and what would be served. Mr. Hoover added that at other
restaurant locations alcohol is not served, and he believes the bar area would be used
at times people are waiting to be seated or to take out orders.
Ron Youngblood mentioned one other issue of concern in regard to landscaping.
Trees would be planted at the front of the building with greenery planted at the side to
screen the Pecan Grove area.
Tony Moreno mentioned another item; the vicinity map is not labeled, indicating scale,
north area or an arrow indicating the site location.
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David Richmond stated that at the last meeting the Commission agreed it was
necessary for a site plan to be complete because the site plan is the document on which
construction plans are based. There are two issues that require re-looks or require a
request for variance as an agenda item. David added that he believes the Commission
has conveyed how to address the sign issue; however, he suggests getting a definitive
answer from the owner in regard to the "Bar" and related issues such as, serving liquor,
parking, etc. David added that the site plan has a very good layout indicating parking;
however, i# will be necessary to request a variance under the circumstances. David
believes the owner should be informed of the UDC parking requirement in regard to
serving alcohol or not.
David also noted that since the City is looking at beautification along FM78, he agrees
with Joyce that landscaping along the frontage would certainly be appreciated.
Without further delay, William Sommers moved to disapprove the request from Hoover
Construction Company for site plan approval of Chinese Restaurant on FM78. Tony
Moreno seconded the motion. With a vote being called, the vote was unanimous.
Motion approved.
#7 General Discussion:
Tony Moreno:
Tony had no comments.
Keith Van Dine:
Keith suggests that the Commission take a look at the UDC to maybe make some
change. He believes the FM78 widening project may prevent some new businesses
along FM78 from complying with UDC required parking similar to the request before the
Commission this evening. Tony noted that the Commission could look at a variance
request if necessary to help these businesses in this type of situation. Keith commented
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that he believes the Commission should consider a UDC change instead of looking at
many variance requests.
Joyice Briscoe:
Joyce commented she feels very strongly about landscaping not only along FM78 but
also throughout the city, and believes the Commission should look at changing the UDC
to require all new business put in landscaping along FM78. Landscaping would enhance
any business and make it appealing. Joyce pointed out the Chinese restaurant could be
an example for others to follow.
Steve Simonson pointed out that businesses along FM78 are faced with a 25' building
setback. He suggests taking a look at changing the UDC to reflect extending the front
building setback (e.g., 30' building setback with a 5' green space).
It was agreed to place this issue on the Commission's next meeting agenda.
Joyce also suggested some type of signage restriction along FM78. Additionally, she
expressed concern about the flag situation at Berry Creek Subdivision. She understood
these flags were permitted temporarily; however, much time has passed since the
opening and it looks trashy. Steve Simonson pointed out that flags are permitted in the
UDC, are allowed temporarily, and have to be kept in good condition. He would look
into the matter.
William Sommers:
William mentioned that he had driven out to the Jonas Woods Subdivision on Schertz
Parkway, looked at the trees that have been replanted, and believes this is a great idea.
William inquired about the Bob Bomer development. Steve Simonson commented that
Mr. Bomer had lost the dealership and has no choice but to sell the property.
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Ken Greenwald:
Ken passed out newspaper comments on the Seguin/Schertz Local Government
Corporation Water project and an article on the Edwards Aquifer latest answer in
making the Edwards dry resistant by changing restriction by county, etc.
Ron Youngblood:
Ron commented that he couldn't be happier to be on board and is learning every day.
He looks forward to working with the Commission and appreciates citizens giving of
their time to help the community we all live in.
Ron reported that the City is looking at plans to improve the major entryway area along
FM78 and Cibolo Creek. Buildings damaged by the October 1998 flood have been
removed and he will have a progress report at future meetings.
Steve Simonson:
Steve commented that Ron is learning very quickly and will be very good working with
the Commission. If you have any questions please call him. Ron will be an excellent
asset to "Our Team". In the not too distant future, Ron will undertake these meeting on
his own; I have other meetings to attend.
Steve reported that the FM78 project has changed elevation unlike he had been told;
elevation will be cut down to facilitate drainage coming off businesses along FM78.
TxDOT is getting ready to move traffic to the lower portion and commence on the
business side.
Steve mentioned that the Northcliff Subdivision will be coming back with a plat that the
Commission approved approximately four years ago. The development has a new
developer; U.S. Home is longer associated with Northcliff.
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David Richmond:
David inquired on the census numbers for the City of Schertz and was advised by Mr.
Simonson that only the top 15 cities have been published so far. David also mentioned
last week he attended the introductory meeting for the City's Comprehensive Land Plan.
Twelve were present including consultants, city staff, and citizen volunteers. We
listened to presentations and learned that the project will take at least one year. We are
scheduling monthly meetings, which might become more frequent when issues arise of
greater concern. David added that the committee will be going out to Homeowners
Associations (HOA) and other interest groups to discuss the new Comprehensive Plan.
Our next meeting is April 9, and I will keep the Commission informed.
David also reported he attended the Public Library Open House to inform interested
residents about new computers from the Bill and Melinda Gates Foundation. David
commented that it is a tremendous credit to the city to have a Librarian as capable,
interested and aggressive as Gail Douglas. "Hats off to the City Librarian".
David mentioned an article on "Housing Boom" in the March 9 Express News. In the
past, several developers have come before the Commission stating that there was no
market in Schertz for high-end residential development. As the article points out, the
San Antonio area is booming across the cost scale. David believes the City of Schertz
will benefit from a diverse residential housing market.
#14 Adjournment:
William Sommers moved to adjourn. Tony Moreno seconded the motion. The meeting
adjourned at 8:20p.m.
Chairman, Planning and Zoning Commission
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ATTEST:
Planning Secretary, City of Schertz
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