07-21-2025 (Zoning Board of Adjustment) Agenda Packet
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Wylie Zoning Board of Adjustments Regular Meeting
July 21, 2025 – 6:00 PM
Council Chambers - 300 Country Club Road, Building #100, Wylie, Texas 75098
CALL TO ORDER
COMMENTS ON NON-AGENDA ITEMS
Any member of the public may address Board 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. Board requests that comments be limited to three minutes for an indiv idual,
six minutes for a group. In addition, Board is not allowed to converse, deliberate or take action on any matter presented during
citizen participation.
WORK SESSION
WS1. Staff will give a presentation regarding the roles and responsibilities of the ZBA members.
ELECTION OF CHAIR AND VICE-CHAIR
Nominate and motion for Chair
Nominate and motion for Vice-Chair
CONSENT AGENDA
All matters listed under the Consent Agenda are con sidered to be routine by the Board 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 19, 2025 Zoning Board of Adjustments
meeting.
REGULAR AGENDA
1. Hold a Public Hearing to consider and act upon a request by AFA Enterprises, LLC for a variance to
Section 22-250(c)(8)e&f of the City of Wylie Code of Ordinances to allow for a monument sign greater
than the allowed high and square footage. Property located at 3201 W FM 544. ZBA 2025-11
ADJOURNMENT
CERTIFICATION
I certify that this Notice of Meeting was posted on July 18, 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.
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___________________________ ___________________________
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 Board should determine that a closed or executive
meeting or session of the Board 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 Board at the date, hour and place given in this
notice as the Board 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.
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Welcome to the
Zoning Board of Adjustments (ZBA)
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07/21/2025 Item WS1.
Municipal
Planning
Authority
Zoning Authority
(legislative)
Chapter 211 LGC
Subdivision Authority
(ministerial)
Chapter 212 LGC
Land Use Authority
(planning)
Chapter 213 LGC
Overall Authority to protect the Health, Safety, and Welfare of the
City and Citizens
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07/21/2025 Item WS1.
Allowance
•Zoning Board of Adjustment is allowed by Sec 211.008 of the State of Texas
Local Government Code
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General Decision
Responsibilities
•Appeals to administrative decisions
•Variance requests from Zoning Ordinance
•Make recommendation to Zoning Ordinance based on variances
•Special Exceptions to the Zoning Ordinance
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07/21/2025 Item WS1.
Appeals to
Administrative
Decisions
•Hear and decide an appeal that alleges error in an order, requirement,
decision, or determination made by an administrative official
•The board may reverse or affirm, in whole or in part, or modify the
administrative official’s order
•The concurring vote of 75 percent of the members of the board is necessary
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07/21/2025 Item WS1.
Variance
Requests
•Hear and decide an appeal that alleges a special circumstance applies to a
property
•In order to grant a variance to the development code the Board shall find that
all the following have been satisfied:
○That there are unique physical circumstances or conditions of the lot, or other exceptional
physical condition particular to the affected property;
○That because of these unique physical circumstances or conditions, the property cannot
be reasonably developed or used in compliance with the provisions of the development
code;
○That due to such unique physical circumstances or conditions, the strict application of the
development code would create a demonstrated hardship;
○That the demonstrable hardship is not self-imposed;
○That the variance if granted will not adversely affect the proposed development or use of
adjacent property or neighborhood;
○That the variance, if granted will not change the character of the zoning district in which
the property is located;
○That the variance, if granted is in keeping with the intent of the development code; and
○That the variance, if granted will not adversely affect the health, safety or welfare of the
citizens of Wylie.
•The concurring vote of 75 percent of the members of the board is necessary
•Variance runs with the property, not the owner.
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Ordinance
Amendments
•Covers only Zoning Ordinance
•Board gives direction to staff, usually as a result of favorable vote for applicant
•P&Z makes recommendation to City Council
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Special
Exceptions
•Only when required by the Zoning Ordinance
•Wylie does not currently use this provision
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ZBA Operates by
Adopted Rules
and Procedures
•Written by Board Members
•Approved by City Council
•Updated March 2020
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General Meeting
Format
•Chairman calls meeting to order
•Citizen Comments on Non-Agenda Items
•Executive or Work Session (as needed)
•Consent Items (minutes)
•Public Hearings
•General Business
•Adjournment
Texting during a meeting may and can constitute as Public Information, please
refrain from using personal devices during meetings.
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07/21/2025 Item WS1.
General Item
Format
•Chairman Introduction
•Staff Report
•Applicant Remarks
•Public Hearing
•Citizen Comment
•Applicant Rebuttal
•Board Discussion
•Motion (approve, approve with conditions, disapprove)
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07/21/2025 Item WS1.
Other
Considerations
•Packet Delivery
•Attendance
•Quorums/Open Meetings
•Pre-Meeting Questions
•Open Records
•Conflict of Interest
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07/21/2025 Item WS1.
Planning Staff
Jasen Haskins
Director of Community Services
jasen.haskins@wylietexas.gov
(972) 516-6324
Kevin Molina
Senior Planner
kevin.molina@wylietexas.gov
(972) 516-6323
Gabby Fernandez
Administrative Assistant II
gabby.fernandez@wylietexas.gov
(972) 516-6321
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07/21/2025 Item WS1.
Zoning Board of Adjustment
AGENDA REPORT
Department: Planning Item: A
Prepared By: Gabby Fernandez
Subject
Consider, and act upon, minutes from the May 19, 2025 Regular Meeting.
Recommendation
Motion to approve Item A as presented.
Discussion
The minutes are attached for your consideration.
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07/21/2025 Item A.
Wylie Zoning Board of Adjustments Regular Meeting
May 19, 2025 – 6:00 PM
Council Chambers - 300 Country Club Road, Building #100, Wylie, Texas 75098
CALL TO ORDER
Chair Covington called the meeting to order at 6:00 p.m. In attendance were Chair Richard Covington, Vice-Chair
I-isha Hudson, Board Member Hamza Fraz and Board Member Gordon Hikel. Staff present were Director of
Community Services Jasen Haskins, Senior Planner Kevin Molina, and Administrative Assistant Gabby
Fernandez. Absent was Board Member Aaron Lovelace.
COMMENTS ON NON-AGENDA ITEMS
Any member of the public may address Board 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. Board requests that comments be limited to three minutes for an
individual, six minutes for a group. In addition, Board is not allowed to converse, deliberate or take action on any matter
presented during citizen participation.
None approached the Board.
CONSENT AGENDA
All matters listed under the Consent Agenda are considered to be routine by the Board 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 21, 2025 Zoning Board of
Adjustments Meeting.
BOARD ACTION
A motion was made by Board Member Hikel and seconded by Vice-Chair Hudson to approve the Consent Agenda
as presented. A vote was taken and carried 4 – 0.
REGULAR AGENDA
1. Hold a Public Hearing to consider and act upon a request by Tina Brown for a variance to Section
5.C of Planned Development 2000-20 to allow for a fence eight feet in height. Property located at 1909
Fountain Spray Drive. (ZBA 2025-08).
Chair Covington opened the public hearing at 6:04 PM. None approached the Board. Chair Covington closed the
public hearing at 6:04 PM.
BOARD ACTION
A motion was made by Board Member Hikel and seconded by Board Member Fraz to approve Regular Agenda
Item 1 as presented. A vote was taken and carried 4 – 0.
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07/21/2025 Item A.
2. Hold a Public Hearing to consider and act upon a request by Eric Harger for a variance to Section
4.2.A.3 of the Zoning Ordinance to allow for 10’ front setbacks in lieu of the required 25’. Property
located at 1603 Martinez Lane. (ZBA 2025-09).
Chair Covington opened the public hearing at 6:11 PM. 1 speaker approached the Board. Chair Covington closed
the public hearing at 6:13 PM.
BOARD ACTION
A motion was made by Board Member Hikel and seconded by Vice-Chair Hudson to approve Regular Agenda
Item 2 as presented. A vote was taken and carried 4 – 0.
3. Hold a Public Hearing to consider and act upon a request by Meezan Investments LLC for a
variance to Section 3.4.D.1(a), 3.4.D.1(c) & Figure 3-4 of the Zoning Ordinance to allow for Single
Family 10/24 development with a variance to the required 30’ buffer from a flood plain, variance to
the required 40’ buffer from a thoroughfare and variance to the double frontage lot depth and rear
setback requirements. Property located at 1501 W Brown St. (ZBA 2025-10).
Chair Covington opened the public hearing at 6:24 PM. 1 speaker approached the Board. Chair Covington closed
the public hearing at 6:27 PM.
BOARD ACTION
A motion was made by Board Member Hikel and seconded by Board Member Fraz to approve Regular Agenda
Item 3 as presented. A vote was taken and carried 4 – 0.
ADJOURNMENT
A motion was made by Board Member Hikel, and seconded by Vice-Chair Hudson, to adjourn the meeting. A
vote was taken and carried 4 – 0. Chair Covington adjourned the meeting at 6:29 PM.
______________________________
Richard Covington, Chair
ATTEST
______________________________
Gabby Fernandez, Secretary
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07/21/2025 Item A.
Wylie Zoning Board of
Adjustments
AGENDA REPORT
Department: Planning Item Number: 1
Prepared By: Jasen Haskins
Subject
Hold a Public Hearing to consider and act upon a request by AFA Enterprises, LLC for a variance to Section 22 -
250(c)(8)e&f of the City of Wylie Code of Ordinances to allow for a monument sign greater than the allowed high and
square footage. Property located at 3201 W FM 544. ZBA 2025-11
Recommendation
Motion to approve or deny.
Discussion
OWNER: AFA Enterprises, LLC APPLICANT: Malik Perez
The applicant is requesting a variance to Section 22-250(c)(8)e&f of the City of Wylie Code of Ordinances to allow for a
monument sign greater than the allowed high and square footage. Property located at 3201 W FM 544. The property is
located at 3201 W FM 544 and is zoned Commercial Corridor.
The variance exhibit shows a 20’ x 8’ monument sign which totals 160 sqft. The city ordinance allows for a monument sign
no taller than 14’ and 60 sqft. on a property of this size (1.315 acres).
The purpose of the sign size regulations is to regulate the size, illumination, movement, materials, location, height, and
condition of all signs placed on private property for exterior observation, thus ensuring the protection of property values,
the preservation of the character of the various neighborhoods, the creation of an attractive and harmonious community,
landscape as signs obstruct views, distract motorists, displace alternative uses for land, and pose other problems that
legitimately call for regulation.
The applicant believes the variance request has merit due to the number of tenets on the property. However, staff feels the
issue was self-imposed and not a candidate for a variance due to lot coverage and number of small tenets.
Public comment forms were mailed to eleven (11) property owners within 200 feet of this request, as required by State Law.
At the time of posting no comment forms were returned in favor or in opposition of the request.
The Board shall not grant a variance to the development code which:
(1) Permits a land use not allowed in the zoning district in which the property is located; or
(2) Is in the public right-of-way or on public property; or
(3) Alters any definition of the development code; or
(4) Is other than the minimum variance that will afford relief with the least modification possible to the requirements
of the development code; or
(5) Is based on physical conditions or circumstances of the property so general or recurring in nature as to reasonably
make practicable the formulation of a general regulation to be adopted as an amendment to the development code;
or
(6) Is based exclusively on findings of personal or financial hardship.
In order to grant a variance to the development code the Board shall find that all the following have been satisfied:
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07/21/2025 Item 1.
(1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition
particular to the affected property;
(2) That because of these unique physical circumstances or conditions, the property cannot be reasonably developed
or used in compliance with the provisions of the development code;
(3) That due to such unique physical circumstances or conditions, the strict application of the development code
would create a demonstrated hardship;
(4) That the demonstrable hardship is not self-imposed;
(5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or
neighborhood;
(6) That the variance, if granted will not change the character of the zoning district in which the property is located;
(7) That the variance, if granted is in keeping with the intent of the development code; and
(8) That the variance, if granted, will not adversely affect the health, safety or welfare of the citizens of Wylie.
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07/21/2025 Item 1.
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07/21/2025 Item 1.
A.F.A. ENTERPRISES LLC
3201 Farm to Market Road 544
Wylie, TX 75098
Phone: (214) 430-1053 | Email: maliksamerperez@gmail.com
Date: June 07, 2025
City of Wylie Board of Adjustment
300 Country Club Rd
Wylie, TX 75098
Subject: Letter of Intent - Sign Variance Request for Monument Sign
Dear Board Members,
We respectfully submit this Letter of Intent to request a sign variance for the property located at
3201 Farm to Market Road 544, Wylie, TX 75098.
The property is a commercial retail shopping center which includes a grocery store, fast food
restaurant, smoke shop, and other retail tenants. The property is zoned Commercial Corridor, with
current land use as General Merchandise Store.
We are requesting a variance to install a new monument sign that will be:
- 20 feet tall from the ground
- Contain two cabinet sign boxes measuring approximately 8' x 8'
- Constructed with brick base to match exiting monument sign and engineered to meet city requirements
The purpose of this request is to provide adequate visibility for the businesses within the shopping
center, as the current sign regulations limit visibility from nearby major thoroughfares. The additional
height and size of the proposed monument sign will allow tenants to better advertise their business,
improve wayfinding for customers, and support the continued commercial vitality of the center.
The proposed sign will comply with all applicable engineering, safety, and aesthetic standards and
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07/21/2025 Item 1.
will be subject to final city approval.
We appreciate your time and consideration in reviewing this request and look forward to your
favorable decision.
Sincerely,
Malik Perez
A.F.A. Enterprises LLC
(214) 430-1053
maliksamerperez@gmail.com
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07/21/2025 Item 1.
Brick to match the existing sign
12ftHeight: 20ft from ground
Lenght: 8ft
new monument sign
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07/21/2025 Item 1.
S1.dgn 6/11/2025 12:20:29 PM S10 2 4
1/2 "=1’-0"
PLAN (TOP VIEW)1S1GROUND
8’-0"+- (MONUMENT SIGN, NOT IN CONTRACT)1S10 2 4
1/2 "=1’-0"
ELEVATION SECTION
S1
1
0 2 4
1/2 "=1’-0"(SIGN NIC)2’-0" +-8’-0"+- (MONUMENT SIGN BY OTHERS, NOT IN CONTRACT)
GROUND
SIGN ELEVATION VIEW
NOT TO SCALE
MONUMENT SIGN PLAN AND DETAILS (F.V.)
24" DIA
4’-0"+-4’-0" +-
(F.V.)
24" DIA
(SIGN NIC)
2’-0" +-
A
GROUND
STEEL PIPE
12" DIA x 0.5" THK OR
14" DIA x 0.375" OR
EQUIVA. MATERIALS
PLACED AT CENTER OF
CONC FILLED PIER
STEEL PIPE
12" DIA x 0.5" THK OR
14" DIA x 0.375" OR
EQUIVA. MATERIALS
PLACED AT CENTER OF
CONC FILLED PIER
CONCRETE PIER
FOUNDATION
24" DIA x 12’+-
EMBEDMENT DEPTH
(3000 PSI)
CONCRETE PIER
FOUNDATION
24" DIA x 12’+-
EMBEDMENT DEPTH
(3000 PSI)
EXTERIOR FACE OF
MONUMENT SIGN
(SEE DETAIL A
SIGN ELEV VIEW)
SIGN CABINET
AND FRAMES
ARE NOT IN CONTRACT
(REFER TO CONTRACTOR
SHOP DWGS FOR
MONUMENT SIGN FRAMING
SUPPORTS,BRACINGS,
MATERIALS AND
CONNECTION AS REQ’D)12’-0"20’- 0" +- (MONUMENT SIGN NIC)SIGN CABINET
AND FRAMES
ARE NOT IN CONTRACT
(REFER TO CONTRACTOR
SHOP DWGS FOR
MONUMENT SIGN FRAMING
SUPPORTS,BRACINGS,
MATERIALS AND
CONNECTION AS REQ’D)
SIGN CABINET
AND FRAMES
ARE NOT IN CONTRACT
(REFER TO CONTRACTOR
SHOP DWGS FOR
MONUMENT SIGN FRAMING
SUPPORTS,BRACINGS,
MATERIALS AND
CONNECTION AS REQ’D)
STEEL PIPE
12" DIA x 0.5" THK OR
14" DIA x 0.375" OR
EQUIVA. MATERIALS
PLACED AT CENTER OF
CONC FILLED PIER
STEEL PIPE
12" DIA x 0.5" THK OR
14" DIA x 0.375" OR
EQUIVA. MATERIALS
PLACED AT CENTER OF
CONC FILLED PIER
CONCRETE PIER
FOUNDATION
24" DIA x 12’+-
EMBEDMENT DEPTH
(3000 PSI)
EXTERIOR FACE OF
MONUMENT SIGN
(SEE DETAIL A
SIGN ELEV VIEW)SHEET NO.OETATSSAXETF
AL ENGINEERP
R
OF
E
SSION
NSEDLICE
JASON L. HO
84469E-MAIL: ARCHONIFY@YAHOO.COMTEL: (214) 952-2880ARCHONIFY , LLCCIVIL . STRUCTURAL . CONSULTANTSG SIGNS & GRAPHICS1014 DALWORTH DR, MESQUITE 75149TEL: (469) 878-0265 HTTPS://GSIGNS.USE-MAIL: GOGSIGNS@GMAIL.COM MONUMENT SIGN PLAN AND DETAILS3201 FM 544WYLIE, TEXAS 75098RETAIL STORES25
07/21/2025 Item 1.
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303
3340
300
3100
3002
307
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205
3400
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209 206
3100
213
3000
3020
303
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3040
3026
305
207
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207
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305
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3102
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203203
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100
305
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3360
303
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3060
3008
202
304
201
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3405
3401
3402
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3402 206
3406
308
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3403 300
302
3400
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208
304
3400
204
3404
3459
2961346332013401
3457
3101
3101
3301
290129513001
3030
3461
SUBJECT property 200 foot Notification Buffer
¯
ZONING BOARD OF ADJUSTMENT CASE:
ZBA 2025-11 3201 West FM 544
Date: 6/18/2025
¯
Notification Map
0 100 200 300 400 500 60050 Feet
WEST FM 544
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07/21/2025 Item 1.