05-06-2025 (Planning & Zoning) Agenda PacketCALL TO ORDER
INVOCATION & PLEDGE OF ALLEGIANCE
COMMENTS ON NON -AGENDA ITEMS
Any member of *the public may address Commission regarding an item that is not listed on the Agenda. Members of *the public
must fill out a form prior to the meeting in order to speak. Commission requests that comments be limited to three minutes for
an individual, six minutes for a group. In addition, Commission is not allowed to converse, deliberate or take action on any
matter presented during citizen participation.
CONSENT AGENDA
All matters listed under the Consent Agenda are considered to be routine by the Commission and will be enacted by one motion.
There will not be separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda
and will be considered separately.
A. Consider, and act upon, approval of the meeting minutes from the April 15, 2025 Planning and Zoning
Commission Meeting.
B. Consider, and act upon a recommendation to City Council regarding a Final Plat creating Lots 1 and 2, Block
A of Stinnett Place on 2.593 acres in the City of Wylie Extra Territorial Jurisdiction, property located at 1275
E FM 544.
REGULAR AGENDA
1. Consider, and act upon, a Site Plan for Lot 1, Block A of Wylie Ranch East Commercial Park for the
development of a restaurant with a drive-thru. Property located on 1.037 acres at 2201 N State Highway 78.
2. Hold a Public Hearing, consider, and act upon, a recommendation to City Council regarding the writing of
an ordinance for a change in zoning from Commercial Corridor (CC) to Commercial Corridor- Special Use
Permit (CC -SUP) on 1.47 acres to allow for a Smoking Establishment. Property located at 2771 W FM 544
(ZC 2025-04).
3. Hold a Public Hearing, consider, and act upon, a recommendation to City Council regarding the writing of
an ordinance for a change in zoning from Commercial Corridor (CC) to Commercial Corridor - Special Use
Permit (CC -SUP) on 0.47 acres to allow for a drone delivery service from Flytrex. Property located at 709
Cooper Drive (ZC 2025-05).
WORK SESSION
RECONVENE INTO REGULAR SESSION
EXECUTIVE SESSION
age 11
1
RECONVENE INTO OPEN SESSION
Take any action as a result from Executive Session.
ADJOURNMENT
CERTIFICATION
I certify that this Notice of Meeting was posted on May 2, 2025 at 5:00 p.m. on the outside bulletin board at Wylie
City Hall, 300 Country Club Road, Building 100, Wylie, Texas, a place convenient and readily accessible to the
public at all times.
Stephanie Storm, City Secretary Date Notice Removed
The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled
attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.516.6020. Hearing
impaired devices are available from the City Secretary prior to each meeting.
If during the course of the meeting covered by this notice, the Commission should determine that a closed or
executive meeting or session of the Commission or a consultation with the attorney for the City should be held or
is required, then such closed or executive meeting or session or consultation with attorney as authorized by the
Texas Open Meetings Act, Texas Government Code § 551.001 et. seq., will be held by the Commission at the date,
hour and place given in this notice as the Commission may conveniently meet in such closed or executive meeting
or session or consult with the attorney for the City concerning any and all subjects and for any and all purposes
permitted by the Act, including, but not limited to, the following sanctions and purposes:
Texas Government Code Section:
§ 551.071 — Private consultation with an attorney for the City.
2
05106120251tem A.
JAI
fN
CITY OF
WYLIE
Department:
Prepared By:
Planning
Gabby Fernandez
Planning & Zoning
Item: A
Consider, and act upon, approval of the meeting minutes from the April 15, 2025, Planning and Zoning Commission
meeting.
Motion to approve Item as presented.
The minutes from the April 15, 2025, Planning and Zoning Commission meeting are attached for your consideration.
0
05106120251tem A.
Wylie Planning and Zoning Commission Regular Meeting
April 15, 2025 — 6:00 PM
Council Chambers - 300 Country Club Road, Building #100, Wylie, Texas 75098
CALL TO ORDER
CITY OF
WYLIE
Chair Joshua Butler called the meeting to order at 6:OOpm. In attendance were Chair Joshua Butler, Vice -Chair
Rod Gouge, Commissioner Joe Chandler, Commissioner Keith Scruggs, Commissioner Franklin McMurrian and
Commissioner Zewge Kagnew. Staff present were: Community Services Director Jasen Haskins, Senior Planner
Kevin Molina, Development Engineering Manager Than Nguyen and Administrative Assistant Gabby Fernandez.
Absent was Commissioner Zeb Black.
INVOCATION & PLEDGE OF ALLEGIANCE
Vice -Chair Gouge gave the Invocation and Chair Butler led the Pledge of Allegiance.
COMMENTS ON NON -AGENDA ITEMS
Any member of the public may address Commission regarding an item that is not listed on the Agenda. Members of the public
must fill out a form prior to the meeting in order to speak. Commission requests that comments be limited to three minutes for
an individual, six minutes for a group. In addition, Commission is not allowed to converse, deliberate or take action on any
matter presented during citizen participation.
No persons were present wishing to address the Commission.
CONSENT AGENDA
All matters listed under the Consent Agenda are considered to be routine by the Commission and will be enacted by one
motion. There will not be separate discussion of these items. If discussion is desired, that item will be removed from the
Consent Agenda and will be considered separately.
A. Consider, and act upon, approval of the meeting minutes from the April 1, 2025 Planning and Zoning
Commission meeting.
B. Consider, and act upon, a recommendation to City Council regarding a Final Plat creating Lots 1 and
2, Block A of Wagon Wheel Estates on 1.488 acres in the City of Wylie Extra Territorial Jurisdiction,
property located at 121 Wagon Wheel Lane.
C. Consider, and act upon, a recommendation to City Council regarding a Final Plat creating Lots 1 and
2, Block A of Paul Wilson Addition on 3.46 acres in the City of Wylie Extra Territorial Jurisdiction,
property located at 300 & 304 Paul Wilson Road.
D. Consider, and act upon, a recommendation to City Council regarding a Preliminary Plat of Lot 1,
Block A of Lake Trails of Bozman Farm Phase 2 creating one HOA open space lot on 29.609 acres,
generally located at 1610 Troy Road.
Page I I
0
05106120251tem A.
E. Consider, and act upon, a recommendation to City Council regarding a Final Plat of Lot 1, Block A
of Lake Trails of Bozman Farm Phase 2 creating one HOA open space lot on 29.609 acres, generally
located at 1610 Troy Road.
BOARD ACTION
A motion was made by Vice -Chair Gouge, seconded by Commissioner McMurrian, to approve the Consent
Agenda as presented. A vote was taken and the motion passed 6 — 0.
REGULAR AGENDA
1. Consider, and act upon, a Site Plan for a temporary batch plant use on Lot 4, Block A of Wylie Civic
Center Addition. Property located at 2315 W FM 544.
BOARD ACTION
A motion was made by Vice -Chair Gouge and seconded by Commissioner McMurrian to approve Regular
Agenda Item 1 as presented. A vote was taken and carried 6 — 0.
A motion was made by Commissioner Chandler and seconded by Vice -Chair Gouge to adjourn the meeting at
6:15 PM. A vote was taken and carried 6 — 0.
Joshua Butler Chair
ATTEST
Gabby Fernandez, Secretary
Page 12
5]
05106120251tem B.
0
Department:
Prepared By:
Planning
Kevin Molina
Wylie Planning & Zoning
Item Number: B
Commission
Consider, and act upon a recommendation to City Council regarding a Final Plat creating Lots 1 and 2, Block A of Stinnett
Place on 2.593 acres in the City of Wylie Extra Territorial Jurisdiction, property located at 1275 E FM 544.
Motion to recommend approval as presented.
OWNER: Jimmie Stinnett
APPLICANT: Trustar Surveying
The applicant is proposing to create two lots measuring a total of 2.593 acres located outside of the city limits within the
City of Wylie Extra Territorial Jurisdiction at 1275 E FM 544 in the county of Collin.
The purpose of the plat is to create two lots from an unplatted parcel of land to allow for the sale of the individual lots.
The plat contains a private street named Wheelis Road that is to be owned and maintained by the adjacent property owners.
The plat is technically correct and abides by all aspects of the City of Wylie Subdivision Regulations. Approval is subject
to additions and alterations as required by the City Engineering Department.
The Planning and Zoning Commission must provide a written statement of the reasons for conditional approval or
disapproval to the applicant in accordance with Article 212, Section 212.0091 of the Texas Local Gov't Code.
6]
0510612025If B.
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0
0510612025Item 1.
0
Department:
Prepared By:
Planning
Kevin Molina
Wylie Planning & Zoning
Item Number:
Commission
Consider, and act upon, a Site Plan for Lot 1, Block A of Wylie Ranch East Commercial Park for the development of a
restaurant with a drive-thru. Property located on 1.037 acres at 2201 N State Highway 78.
Motion to approve as presented.
OWNER: SCSD-FINNELL LTD
APPLICANT: Langan Engineering
The applicant is proposing to develop a restaurant with a drive-thru that measures 3,541 sq.ft. on Lot 1 Block A of Wylie
Ranch East Commercial park on 1.037 acres located at 2201 N State Highway 78.
The development is proposed to contain a McDonald's restaurant. The property is zoned within Planned Development
Ordinance 2023-18 and allows for the proposed use by -right.
The development is providing 30 parking spaces with two being ADA accessible. The parking provided is in compliance
with the minimum requirements of the Zoning Ordinance.
Access to the site is proposed from an access drive that connects to State Highway 78 and to Kremymer Lane. The site
contains a previously platted 24' fire lane on the south and east areas of the subject property.
The site is providing 13,546 sq.ft. of landscaping being 28.58% of the overall landscaped area which complies with the 20%
minimum landscaping requirement. The landscape plan includes a 10" landscape buffer with sidewalks along State Highway
78 and along Kreymer Lane. Additional tree plantings are provided along the property borders and within the parking areas.
The structure's exterior material consists of brick, limestone, and aluminum woodgrained siding. Entrances are emphasized
with canopies and recessed architectural features.
As presented, this site plan is in compliance with the design requirements of the Zoning Ordinance except as noted above.
Approval of the site plan is subject to additions and alterations as required by the City Engineering Department.
0510612025Item 1.
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0510612025 Item 2.
0
Department:
Prepared By:
Planning
Kevin Molina
Wylie Planning & Zoning
Item Number: 2
Commission
Hold a Public Hearing, consider, and act upon, a recommendation to City Council regarding the writing of an ordinance for
a change in zoning from Commercial Corridor (CC) to Commercial Corridor- Special Use Permit (CC -SUP) on 1.47 acres
to allow for a Smoking Establishment. Property located at 2771 W FM 544 (ZC 2025-04).
Motion to recommend (approval, approval with conditions or disapproval) as presented.
OWNER: Nirmal Investments LLC
APPLICANT: Rafat Hamam
The applicant is requesting a Special Use Permit (SUP) on 1.47 acres to allow for the expansion of a Hookah Lounge use
located at 2771 W FM 544 . The floor area of the existing structure measures 1,800 sq.ft. and is being requested to be
expanded by 900 sq.ft. for a total of 2,700 sq.ft. The current zoning is Commercial Corridor and the existing use is legally
non -conforming due to the business being in operation prior to the Smoking Establishment use category being created in
Zoning Ordinance as of June of 2023.
Per section 9.5 of the Zoning Ordinance expansion of a non-conforiming use requires the business to be granted a Special
Use Permit for a Smoking Establishment in order to be in compliance with the Zoning Ordinance.
The SUP conditions allow for the Hookah House and Lounge as a Smoking Establishment use. All on -site smoking shall
be conducted inside the establishment The establishment is limited to the selling of hookah products only and is not
permitted for any other style of smoking or vaping products.
The proposed development contains a lounge area for hookah smoking and eating. The request for the expansion is being
made for additional space for online food orders.
The property to the north is developed with a railroad track adjacent to a single family detached residential subdivision.
The property to the east is developed with retail and personal service uses. The property to the south is zoned Agricultural
and developed with a single family home. The property to the west is undeveloped.
The subject property lies within the Regional Commercial sector of the Comprehensive Land Use Plan. Development within
this sector's main purpose is to provide areas to allow for a broad range of commercial, retail, and office uses oriented
toward major roadways. Heavy commercial or light industrial uses may be appropriate depending on compatibility with
surrounding areas.
Notices were sent to twenty-seven property owners within 200 feet as required by state law. At the time of posting, one
response was received in opposition and none in favor of the request.
If zoning is approved, a permit for the expansion shall be required prior to the space being allowed to be occupied by the
business. Should the SUP be denied, the use will be able to continue in its current location and form.
0510612025 Item 2.
ZONING CASE-
ZG 2025-04 2771 W FIVI 544 OrIv
SUBJECT property � I Y I
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ZONING CASE:
ZC 2025-04 2771 W FM 544 JAI
SUBJECT property 1 200 foot Notification Buffer
0"FY OF
WYLIE
0 200 400 600 800 1,000 Feet Date: 3/27/2025
r, 91
0510612025 Item 2.
First Name*
Jane
Street Address
2209 Lakeridge Ln
Address Une 2
City
Wylie
Postal / Zip Code
75098
Case #*
ZC2025-04 2711 W FM 544
Middle Name Last Name*
Marie Fuhrman
State / Province / Region
Texas
Response*
I am FOR the requested zoning as explained on the public notice
I am AGAINST the requested zoning as explained on the public
I agree and understand that by signing the electronic signature, that it is the equivalent to my manual/handwritten
signature.
Date of Signature
4/27/2025
F20]
0510612025 Item 3.
0
Department:
Prepared By:
Planning
Kevin Molina
Wylie Planning & Zoning
Item Number:
Commission
Hold a Public Hearing, consider, and act upon, a recommendation to City Council regarding the writing of an ordinance for
a change in zoning from Commercial Corridor (CC) to Commercial Corridor - Special Use Permit (CC -SUP) on 0.47 acres
to allow for a drone delivery service from Flytrex. Property located at 709 Cooper Drive (ZC 2025-05).
Motion to recommend (approval, approval with conditions or disapproval) as presented.
OWNER: Wylie Economic Development Corporation
APPLICANT: Flytrex
The applicant is requesting a Special Use Permit (SUP) on 0.47 acres to allow for a drone delivery service from Flytrex
located at 709 Cooper Drive. A Special Use Permit is required as the proposed use is unlisted and undefined within the
Listed Uses of the Zoning Ordinance found in Section 5.2. The SUP allows for conditions to be established for the proposed
use as allowed by Section 5.6 of the Zoning Ordinance.
The Flytrex business model has drones fly to local partnered commercial shops and restaurants for the delivery of items of
less than 6.6lbs within a 5 mile roundtrip area.
The drone delivery service shall be required to maintain a Federal Aviation Administration (FAA) Part 135 certification to
operate in accordance with Title 14 of the Code of Federal Regulations. The drone operations are approved and overseen
by the FAA with the FAA maintaining sole enforcement duties. The drone service provider, Flytrex, has obtained and
maintains all necessary approvals to operate in the greater Dallas -Fort Worth Area.
The SUP conditions allow for the use of a 115' X 50" ornamental metal fence perimeter for drone docking at a height of
six feet. Two gates for access are proposed along the perimeter fencing. Within the perimeter 14' launch pads are proposed
and a 18'X 16' shed for storage and operations. The entire site will be powered by the electric grid and not require the use
of a generator. Hours of operation shall be between 8:00am and 9:30pm.
If approved, the zoning exhibit shall serve as the site plan for the drone delivery development.
The property to the east,west, and south is undeveloped and owned by the same property owner of this zoning request being
the Wylie Economic Development Corporation. The property to the north is zoned Commercial Corridor and developed
with a storage building with an outside storage area.
The subject property lies within the Regional Commercial sector of the Comprehensive Land Use Plan. Development within
this sector's main purpose is to provide areas to allow for a broad range of commercial, retail, and office uses oriented
toward major roadways. Heavy commercial or light industrial uses may be appropriate depending on compatibility with
surrounding areas.
0510612025 Item 3.
Notices were sent to seventeen property owners within 200 feet as required by state law. At the time of posting, no responses
were received in favor or in opposition of the request.
ZONING CASE IAI
ZC 2025-05 709 Cooper Drive
CI Ty
SUBJECT property VVYLIE'
0 0.1 0.2 0.3 0.4 Miles Date: 4/10/2025
1 1 1 1 1
1 0510612025 Item 3.
GRAPHIC SCALE
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0510612025 Item 3.
EXHIBIT "C"
Flytrex
Conditions For Special Use Permit
1. The purpose of this Special Use Permit is to allow for a drone delivery use
within the Commercial Corridor district.
II. GENERAL CONDITIONS:
1. This Special Use Permit shall not affect any regulations of the Commercial
Corridor District (CC) set forth in Article 4 and 5 of the Comprehensive
Zoning Ordinance (adopted as of June 2023), except as specifically
provided herein.
2. The design and development of the drone delivery development shall be
in accordance with Section III below and the Zoning Exhibit (Exhibit B).
III. SPECIAL CONDITIONS:
1. The development will have an approximately 115' X 50 area (as depicted
on Exhibit B) with 4' X 4' plastic launch pads screened by an ornamental
metal fence at a minimum of 6' in height.
2. A maximum of 14 drones shall be allowed to be operating from the site.
3. A maximum 18' X 16' storage shed shall be allowed on site.
4. Hours of operation shall be limited to between 8:OOam and 9:30pm
5. All aircraft "drones" utilized shall be approved by the Federal Aviation
Administration (FAA) for commercial delivery.
6. The Zoning Exhibit (Exhibit B) shall serve as the Site Plan for the Drone
Delivery development. Approval of the Special Use Permit shall act as site
plan approval.
7. Should the proposed use cease operations for more than 180 days, the
SUP shall expire and the zoning shall revert to the base Commercial
Corridor zoning.
ZONING CASE:
ZC 2025-05 709 Cooper Drive
►����SUBJECT property m 200 foot Notification Buffer
.am mi
0 100 200 300 400 500 Feet
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"Y OF
WYLIEz z`;
Date: 4/10/2025'���,�