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06-17-2025 (Planning & Zoning) Agenda Packet P a g e | 1 Wylie Planning and Zoning Commission Regular Meeting June 17, 2025 – 6:00 PM Council Chambers - 300 Country Club Road, Building #100, Wylie, Texas 75098 CALL 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 fo r 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 Ag enda and will be considered separately. A. Consider and act upon approval of the meeting minutes from the May 20, 2025, Planning and Zoning Commission Meeting. 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 generally located at 2319 W FM 544. 2. Consider, and act upon, a Site Plan for Lot 4, Block A of Wylie Ranch East Commercial Park for the development of a restaurant with a drive-thru. Property located on 0.61 acres at 2215 N State Highway 78. 3. Consider, and act upon, a Site Plan for Lot 5, Block A of Wylie Retail Office Park for the development of a restaurant with a drive-thru. Property located on 0.97 acres at 2027 N State Highway 78. 4. 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 Neighborhood Services (NS) to Community Retail - Special Use Permit (CR-SUP) on 1.056 acres to allow for a motor fueling station with a convenience store and drive-thru restaurant use. Property located at 1400 Country Club Road . (ZC 2025-06). WORK SESSION RECONVENE INTO REGULAR SESSION EXECUTIVE SESSION RECONVENE INTO OPEN SESSION Take any action as a result from Executive Session. 1 P a g e | 2 ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on June 13, 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 Planning & Zoning Commission AGENDA REPORT Department: Planning Item: A Prepared By: Gabby Fernandez Subject Consider, and act upon, approval of the meeting minutes from the May 20, 2025, Planning and Zoning Commission meeting. Recommendation Motion to approve Item as presented. Discussion The minutes from the May 20, 2025, Planning and Zoning Commission meeting are attached for your consideration. 3 06/17/2025 Item A. Wylie Planning and Zoning Commission Regular Meeting May 20, 2025 – 6:00 PM Council Chambers - 300 Country Club Road, Building #100, Wylie, Texas 75098 CALL TO ORDER Chair Joshua Butler called the meeting to order at 6:00pm. In attendance were Chair Joshua Butler, Vice-Chair Rod Gouge, Commissioner Joe Chandler, Commissioner Keith Scruggs 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 Franklin McMurrian and Commissioner Zeb Black. INVOCATION & PLEDGE OF ALLEGIANCE Chair Butler gave the Invocation and Commissioner Chandler 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. None approached 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 May 6, 2025 Planning and Zoning Commission meeting. B. Consider, and act upon, a recommendation to City Council regarding a Final Plat being a Replat of Lots 1R-1, 1R-2, 1R-3, 1R-4 Block A of Sanden Addition, creating four light industrial lots on 33.665 acres, generally located at 601 Sanden Blvd. C. Consider and act upon, a recommendation to City Council regarding a Preliminary Plat of Lot 1, Block A of Young Addition, creating one commercial lot on 0.422 acres. Property located at 2803 W FM 544. D. Consider, and act upon, a recommendation to City Council regarding a Final Plat of Lot 1, Block A of Birmingham and 78 Addition, establishing one commercial lot on 1.038 acres, generally located at 240 S State Highway 78. Page | 1 4 06/17/2025 Item A. BOARD ACTION A motion was made by Commissioner Chandler, seconded by Vice-Chair Gouge, to approve the Consent Agenda as presented. A vote was taken and the motion passed 5 – 0. ADJOURNMENT A motion was made by Commissioner Chandler and seconded by Vice-Chair Gouge to adjourn the meeting at 6:02 PM. A vote was taken and carried 5 – 0. ___________________________ Joshua Butler, Chair ATTEST ___________________________ Gabby Fernandez, Secretary Page | 2 5 06/17/2025 Item A. Wylie Planning & Zoning Commission AGENDA REPORT Department: Planning Item Number: 1 Prepared By: Kevin Molina Subject Consider, and act upon, a Site Plan for a temporary batch plant use on Lot 4, Block A of Wylie Civic Center Addition. Property generally located at 2319 W FM 544. Recommendation Motion to conditionally approve as presented. Discussion OWNER: City of Wylie APPLICANT: McMahon Contracting The City of Wylie and McMahon Contracting are entering into a License Agreement to allow for the temporary development and use of a concrete batch plant located on Lot 4, Block A of Wylie Civic Center Addition. The agreement sets a term commencing on May 1st 2025 to expire on September 1st 2026 or when the licensee’s work is completed. Staff is recommending a conditional approval of the site plan to expire on the aforementioned date. Section 5 of the Zoning Ordinance requires for Temporary Batch Plants to be approved by the Planning and Zoning Commission. The development shall be in compliance with the seven listed provisions below: 1. Concrete and asphalt mixed on site shall only be furnished to the specific project for which the temporary use permit was issued. 2. The Commission shall review requests for renewal of the permit if the specific project requires an extension of time. 3. The temporary batch plant shall be located and operated in such a manner to eliminate unnecessary dust, noise and odor. 4. On-site fencing, screening, or buffering shall be provided so that adjacent properties are protected from hazards and negative impacts. 5. Any public improvement that is damaged during the operation of the temporary batch plant shall be repaired or replaced. 6. All equipment, materials, and debris shall be cleared off the site and the site shall be completely cleaned upon completion of the project. 7. Parking for this use may be satisfied by providing temporary off-street parking spaces that do not strictly comply with the City's off-street parking construction requirements. The operator of this use shall demonstrate to the satisfaction of the Building Official that temporary off-street parking space: a. Adequately accommodate the parking needs of the use; and b. Will not adversely affect surrounding uses. The provided site plan provides a general layout which demonstrates the placement of equipment, material, screening and parking and vehicular access areas. 6 06/17/2025 Item 1. The developer shall actively work with the city and TXDOT on any future permitting that may be required to ensure that the entrances to the site do not affect the FM 544 Right of Way with mud or debris. As presented, this site plan is in compliance with the design requirements of the Zoning Ordinance. Approval of the site plan is subject to additions and alterations as required by the City Engineering Department. 7 06/17/2025 Item 1. PLOT PLANRevision:Date:Project No.: Scale:Sheet No.:Drawn By:EPNs 1/2SILOSEPNs 3/4/5EPNs 6/7EPN 8CDCEPN 9ENGINESILO1" = 158'ZH04/28/2025N/A23-0331/1Batch Plant to Support McMillen Rd.Approximate PropertyBoundaryBatch Plant Location300' X 300'079158316Scale: 1" = 158'Off Street ParkingPortable RestroomConcreteWashoutGate & ConstructionEntranceChain Link FenceW. FM 544EPNs 1/2SILOSEPNs 3/4/5EPNs 6/7EPN 8CDCEPN 9ENGINESILO1. EPN 1 - Hopper (Rock & Sand)2. EPN 2 - Conveyors (Rock & Sand)3. EPN 3 - Aggregate Bins4. EPN 4 - Weigh Bins5. EPN 5 - Conveyors6. EPN 6 - Drop Point7. EPN 7 - Mixer8. EPN 8 - Central Dust Collector9. EPN 9 - Engine (Generator)SandRockMcMahon Contracting will build aconstruction entrance at the area marked"20' Wide Access Easement".McMahon Contacting will lime stabilizethe entire plant site.Fire Hydrant LocationSilt FenceStabilizedConstructionEntrance3/4" Rock Haul Road2319 W FM 544, Wylie, TX 75098806/17/2025 Item 1. EPNs 1/2SILOSEPNs 3/4/5EPNs 6/7EPN 8CDCEPN 9ENGINESILO1. EPN 1 - Hopper (Rock & Sand)2. EPN 2 - Conveyors (Rock & Sand)3. EPN 3 - Aggregate Bins4. EPN 4 - Weigh Bins5. EPN 5 - Conveyors6. EPN 6 - Drop Point7. EPN 7 - Mixer8. EPN 8 - Central Dust Collector9. EPN 9 - Engine (Generator)SandRockConcrete WashoutPortable RestroomGate & ConstructionEntranceChain Link FenceSilt FenceProperty Line023.54794Scale: 1" = 47'33.010452, -96.56507433.009818,-96.566160906/17/2025 Item 1. Wylie Planning & Zoning Commission AGENDA REPORT Department: Planning Item Number: 2 Prepared By: Kevin Molina Subject Consider, and act upon, a Site Plan for Lot 4, Block A of Wylie Ranch East Commercial Park for the development of a restaurant with a drive-thru. Property located on 0.61 acres at 2215 N State Highway 78. Recommendation Motion to approve as presented. Discussion OWNER: SCSD-FINNELL LTD APPLICANT: Colliers Engineering & Design The applicant is proposing to develop a restaurant with a drive -thru that measures 800 sq.ft. on Lot 4, Block A of Wylie Ranch East Commercial Park on 0.61 acres located at 2215 N State Highway 78. The development is proposed to contain a Bahama Bucks restaurant. The property is zoned within Planned Development Ordinance 2023-18 and allows for the proposed use by-right. The development is providing 24 parking spaces with one 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 the adjacent properties via a previously platted 24’ fire lane on the north, west and south areas of the subject property. The site provides 5,344 sq.ft. of landscaping being 20% of the overall landscaped area which is in compliance with the 20% minimum landscaping requirement. The landscape plan includes a 10' landscape buffer with sidewalks along State Highway 78. Additional tree plantings are provided along the property borders and within the parking areas. The structure’s exterior material consists of brick, stucco, fiber cement paneling and metal wall cladding. Entrances are emphasized with canopies and recessed architectural features. As presented, this site plan is in compliance with the design requirements of Planned Development 2023 -18 and of the Zoning Ordinance. Approval of the site plan is subject to additions and alterations as required by the City Engineerin g Department. 10 06/17/2025 Item 2. 1106/17/2025 Item 2. 1206/17/2025 Item 2. 23FLAVORYOUR LIFE612312142GENERAL NOTEKEY NOTESSCHEDULE FINISH LEGENDEXTERIOR PAINT6EXTERIOR DECOR MEDIA1/2"=1'-0"5SIDE ELEVATION1/4"=1'-0"3SIDE ELEVATION1/4"=1'-0"4SIDE ELEVATION1/4"=1'-0"1FRONT ELEVATION1/4"=1'-0"2REAR ELEVATION1/4"=1'-0"SHEET TITLE:SHEET NUMBER:EXTERIORELEVATIONSA2.0PROJECT NUMBER:BBS25001DESCRIPTIONDESCRIPTIONDATEDATECORPORATE:BAHAMA BUCK'S FRANCHISE CORP.5741 50TH. STREETLUBBOCK, TEXAS 79424806.771.2189www.bahamabucks.comCLIENT:BAHAMA BUCK'S #TXWYLIE (SMALL PROTOTYPE)WYLIE, TX 75098DNJSMO2, LLC765 KENWOOD TRL.LUCAS, TX 7500204.28.20256201 CAMPUS CIRCLE DR. EIRVING, TEXAS 75063TEL: 972.870.1288WWW.IDSTUDIO4.COM1306/17/2025 Item 2. Wylie Planning & Zoning Commission AGENDA REPORT Department: Planning Item Number: 3 Prepared By: Kevin Molina Subject Consider, and act upon, a Site Plan for Lot 5, Block A of Wylie Retail Office Park for the development of a restaurant with a drive-thru. Property located on 0.97 acres at 2027 N State Highway 78. Recommendation Motion to approve as presented. Discussion OWNER: Wylie Prime Realty LLC APPLICANT: Davis & McDill, Inc The applicant is proposing to develop a restaurant with a drive-thru that measures 2,867 sq.ft. on Lot 5, Block A of Wylie Retail Office Park on 0.97 acres located at 2027 N State Highway 78. The development is proposed to contain a Taco Casa restaurant. The property is zoned within Commercial Corridor- Special Use Permit 2021-48 and allows for the drive-through restaurant development. The development is providing 22 parking spaces with one 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 the adjacent property to the south via a previously platted 24’ fire lane. The site provides 7,150 sq.ft. of landscaping being 20% of the overall landscaped area which is in compliance with the 20% minimum landscaping requirement. The landscape plan includes a 10' landscape buffer with sidewalks along State Highway 78. Additional tree plantings are provided along the property borders and within the parking areas. The structure’s exterior material consists of textured stone, CMU, fiber, and spanish tile panels. Entrances are emphasized with canopies and recessed architectural features. As presented, this site plan is in compliance with the design requirements of Special Use Permit 2021-48 and of the Zoning Ordinance. Approval of the site plan is subject to additions and alterations as required by the City Engineering Department. 14 06/17/2025 Item 3. 1506/17/2025 Item 3. MENU BOARDTACO CASA2867 SF.MENU BOARDFINISH FLOOR 529.5’ ’ ’ – ’ LANDSCAPE CALCULATIONS0GRAPHIC SCALE(IN FEET)1 INCH = FEET20402020IRRIGATION NOTEKEYSHRUBSGROUNDCOVERTREESLANDSCAPEPLANP.O.BOX 28 COLLINSVILLE, TEXAS 76233PHONE: 972-800-0676L1.001606/17/2025 Item 3. LANDSCAPE NOTESCAEDB.LANDSCAPEPLANP.O.BOX 28 COLLINSVILLE, TEXAS 76233PHONE: 972-800-0676L1.001706/17/2025 Item 3. REVISIONS:TACO CASA1806/17/2025 Item 3. REVISIONS:TACO CASA1906/17/2025 Item 3. Wylie Planning & Zoning Commission AGENDA REPORT Department: Planning Item Number: 4 Prepared By: Kevin Molina Subject 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 Neighborhood Services (NS) to Community Retail - Special Use Permit (CR-SUP) on 1.056 acres to allow for a motor fueling station with a convenience store and drive-thru restaurant use. Property located at 1400 Country Club Road . (ZC 2025-06). Recommendation Motion to recommend (approval, approval with conditions or disapproval) as presented. Discussion OWNER: ADC Industrial LLC APPLICANT: ADC Industrial LLC The applicant is requesting to rezone 1.056 acres located on the northeast corner of Country Club Road and Park Blvd at 1400 Country Club Road from Neighborhood Services to Community-Retail with a Special Use Permit (CR-SUP) to allow for a motor fueling station with a 4,000 sq.ft. convenience store and drive thru restaurant use. The applicant is proposing to offer the sale of beer and wine within the convenience store and allow for the sale of smoking products as required by the Smoking Zoning Ordinance amendments 2025-14. The development is also proposing to allow for a drive-thru restaurant by right. The special conditions of the SUP allow for the sale of beer & wine and smoking products limited to cigarettes and cigars with a waiver to the 300’ distance requirements from a public school due to the proximity from Dodd Elementary. The property is 2.99.71’ from the school. The sale of e-cigarettes, vape cartridges, CBD or THC smokable or edible products shall be prohibited. Wylie Independent School District has been contacted and has no opinion regarding the proposed development. Hours of Operation are proposed to be Sunday to Friday 5 a.m to Midnight for the convenience store and restaurant use. Saturday 5 a.m to 1 a.m for the convenience store and restaurant use. Fuel pumps are accessible 24 hours a day, every day. The Zoning Exhibit shall serve as the concept plan and shows the general location of building, parking, vehicle access and landscaping placement. If approved the development shall be required to provide a site plan and an amended plat prior to development commencing with full compliance with site design codes and regulations. The property to the west is developed with the Wylie United Methodist Church. The property to the north is owned by the applicant and zoned Neighborhood Services. The property to the east is developed with Goddard School of Wylie and zoned Neighborhood Services. The property to the south is undeveloped and zoned Neighborhood Services. There are no completed drive-thru restaurants within ½ mile of the subject property. The closest motor fueling station with a convenience store is located south at Country Club and Brown Street. 20 06/17/2025 Item 4. The site is located in the Local Commercial sector of the future land use map and is consistent with land use classification of the comprehensive plan. Notices were sent to six property owners within 200 feet as required by state law. At the time of posting, one response was received in favor and one in opposition of the request. Due to the opposition letter coming from a property that is rather large, per section 211.006 of the Local Government Code for a rezoning to take effect a three-fourths affirmative vote is required due to the opposition of the rezoning exceeding 20% of the notified area. In October of 2020 the property owner applied for a similar zoning change that was denied by City Council with a 4-2 vote. At that time, there was opposition from the private school adjacent to this property and the city did not have the ability to limit the types of smoking products sold at a business. 21 06/17/2025 Item 4. 22 06/17/2025 Item 4. COVER PAGEDATE: MAY,10,2025DRAWING:SHEET NO:SCALE:Design / Drafting by :DESIGN STUDIO SIGNATURE & DATE2306/17/2025 Item 4. COVER PAGEDATE: MAY,10,2025DRAWING:SHEET NO:SCALE:Design / Drafting by :DESIGN STUDIO SIGNATURE & DATECOUNTRY CLUB RD.McMILLEN RD. PARK BLVD.CHEYENNE RD.CRICKET GROUNDCADENCE ACADEMYPRESCHOOLBARBOUR DRPARK B|VDSELMA LNVICINITY MAPNOT TO SCALEVICINITY MAP 2406/17/2025 Item 4. Keles Fueling Station and Restaurant EXHIBIT “C” Conditions for Special Use Permit I. PURPOSE The purpose of this Special Use Permit is to allow for a motor fueling station with a convenience store and drive through restaurant use. II. GENERAL CONDITIONS 1. The Special Use Permit shall not affect any regulations of the Community Retail (CR) design standards, as provided in Article 4 and 5 of the City of Wylie Zoning Ordinance as adopted June 2023; except as specifically provided herein. 2. The design and development of the Keles Fueling Station and Restaurant shall be in accordance with Section II below and the Zoning Exhibit (Exhibit “B”). III. SPECIAL CONDITIONS 1. The following listed uses as defined in Article 5 and 7 of the Zoning Ordinance (adopted as of June 2023) and as depicted in the Zoning Exhibit (Exhibit “B”) shall be allowed by-right: a. Fueling Station b. Drive-Through Restaurant c. Beer and Wine Sales with a waiver to the 300’ distance requirements from a public school. d. Smoking product sales: limited to cigarettes & cigars with a waiver to the 300’ distance requirement from a public school. i. The sale of e-cigarettes, vape cartridges, CBD or THC smokable or edible products shall be prohibited. 2. The hours of operation for the business shall be: a. Sunday to Friday 5 a.m. to Midnight for the convenience store and restaurant use b. Saturday 5 a.m. to 1 a.m. for the convenience store and restaurant use c. Fuel pumps are accessible 24 hours a day, every day. 25 06/17/2025 Item 4. FM 1378FM 1378L U V E R N E D R PARKBLVDMCMILLENRD TUSCALOSA DRMILLBROOK LNTUSKEGEEDRRO A N O K E CT DECATURWAYBEAU DRG R E E N S B O R O D R BREWTON RD SELMA LN DAPHNELNMCMILLEN RD PARK BLV D BARBOUR DR CHEYENNERDABBEVILLE DRBANKSTON DR14041411140513171404174014091410717715140814091324140280614121400140213261412140414128041411140013261316140914091400131514081400140115121410140514131518132713241751150614021401134515011315145114041327131514151405132514011331132914011416151014071403716133580113551321132014131516 140314067161400141013191408141417201510717717140114061520132213281403140814067191402140315141407141313281325140217101326150014071324145114111323803132914031411140414051406131614071730CAHABA DR HUN T S V I L L E DR CO L U M B U S LN 71414171411132213231318140614071314131471413151418175013221405715141014161508140914121405WYLIEWYLIE SUBJECT property 200 foot Notification Buffer ¯ ZONING CASE: ZC 2025-06 Keles Convenience Store Date: 5/5/2025 ¯ Notification Map 0 100 200 300 400 500 Feet COUNTRY CLUB ROAD26 06/17/2025 Item 4. Public Comment Form First Name *Middle Name Last Name * Address * Case #* Response * Comments I agree and understand that by signing the electronic signature, that it is the equivalent to my manual/handwritten signature. Signature * Date of Signature Joseph Keles City Wylie State / Province / Region TX Postal / Zip Code 75098 Street Address BIRMINGHAM PLACE PHASE 5, BLK A, LOT 1, Country Club Road Address Line 2 ZC2025-06 Country Club Rd & Park Blvd I am FOR the requested zoning as explained on the public notice I am AGAINST the requested zoning as explained on the public “I believe this corner location is an excellent choice for a gas station and convenience store. The surrounding neighborhood is in clear need of accessible fuel and daily essentials, and this development would fill that gap. Not only would it provide convenience to local residents, but it would also encourage further growth in the area. Additionally, the increased commercial activity would generate valuable sales tax revenue for the city, contributing to community improvements and public services. I fully support this project and believe it will be a positive step for the neighborhood and the city as a whole.” 5/30/2025 27 06/17/2025 Item 4. 28 06/17/2025 Item 4.