10-07-2025 (Planning & Zoning) Agenda Packet
P a g e | 1
Wylie Planning and Zoning Commission Regular Meeting
October 07, 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 September 16, 2025 Planning and Zoning
Commission Meeting.
REGULAR AGENDA
1. Consider, and act upon, a Site Plan for Lot 1, Block A of Creek Bend Industrial Park for the development of
an office/warehouse use. Property located on 0.69 acres at 1603 Martinez Ln.
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 Single Family - 10 District (SF-10/24) to Planned Development -
Townhouse District (PD-TH) on 5.52 acres to allow for single-family attached development. Property located
at 603 E Marble. (ZC 2025-07)
3. Hold a Public Hearing, consider, and act upon, a recommendation to City Council regarding the writing of
an ordinance for a change of zoning from Agricultural District (AG/30) to Planned Development (PD),
amending PD 2020-54, to allow for single family residential development on 4.04 acres, generally located at
2601 & 2701 Sachse Road (ZC2025-12)
4. Consider, and act upon, a recommendation to City Council regarding the writing of an ordinance for a change
in zoning from Agricultural (AG/30) to Planned Development - Commercial Corridor (PD-CC) on 8.5 acres
generally located at 2710 & 2722 W FM 544. ZC 2025-10
WORK SESSION
WS1. Hold a work session to discuss the rezoning of property generally located on the east side of SH 78 just south
of Alanis Drive.
RECONVENE INTO REGULAR SESSION
1
P a g e | 2
EXECUTIVE SESSION
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 October 1, 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 the approval of the meeting minutes from the September 16, 2025, Planning and Zoning
Commission meeting.
Recommendation
Motion to approve Item as presented.
Discussion
The minutes from the September 16, 2025, Planning and Zoning Commission meeting are attached for your
consideration.
3
10/07/2025 Item A.
Wylie Planning and Zoning Commission Regular Meeting
September 16, 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 6:00 pm. In attendance were Chair Joshua Butler, Vice-Chair
Rod Gouge, Commissioner Keith Scruggs, Commissioner Joe Chandler, and Commissioner Zewge Kagnew. Staff
present were: Community Services Director Jasen Haskins, Senior Planner Kevin Molina, and Administrative
Assistant Gabby Fernandez. Absent were Commissioner Zeb Black and Commissioner Franklin McMurrian.
INVOCATION & PLEDGE OF ALLEGIANCE
Chair Butler gave the Invocation, and Vice-Chair Gouge 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 the approval of the meeting minutes from the September 2, 2025 Planning
and Zoning Commission meeting.
B. Consider and act upon a recommendation to City Council regarding a Final Plat of Lot 1, Block A of
Young Addition, creating one commercial lot on 0.422 acres. Property located at 2803 W FM 544.
C. Consider and act upon a recommendation to City Council regarding a Final Plat being a Replat of
Lots 2R1 & 2R2 Block A of Senior Medical Addition, creating two commercial lots on 5.434 acres,
generally located at 2310 W FM 544.
BOARD ACTION
A motion was made by Vice-Chair Gouge, seconded by Commissioner Scruggs, to approve the Consent Agenda
as presented. A vote was taken and the motion passed 5 – 0.
Page | 1
4
10/07/2025 Item A.
REGULAR AGENDA
1. Consider and act upon a Site Plan for Lot 5, Block A of 544 Gateway Addition for the development
of a manufacturing facility. Property located on 2.874 acres at 608 John Yeager Way.
BOARD ACTION
A motion was made by Vice-Chair Gouge and seconded by Commissioner Chandler to approve Regular Agenda
Item 1 as presented. A vote was taken and carried 5-0.
ADJOURNMENT
A motion was made by Commissioner Chandler and seconded by Chair Butler to adjourn the meeting at 6:08 PM.
A vote was taken and carried 5 – 0.
___________________________
Joshua Butler, Chair
ATTEST
___________________________
Gabby Fernandez, Secretary
Page | 2
5
10/07/2025 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 Lot 1, Block A of Creek Bend Industrial Park for the development of an
office/warehouse use. Property located on 0.69 acres at 1603 Martinez Ln.
Recommendation
Motion to approve as presented.
Discussion
OWNER: Harger Eric Scott APPLICANT: Johnson Volk Consulting
The applicant is proposing to develop a two office/warehouse building that total a building area of 11,972 sq.ft. on Lot 15,
Block A of Creek Bend Industrial Park on 0.69 acres located at 1603 Martinez Ln.
The development is proposed to contain leasable office/warehouse space. The property is zoned within Light Industrial and
allows for the light industrial use by right.
The development has an approved variance that allows for a 10’ front setbacks per ZBA Case 2025 -09 approved by the
Zoning Board of Adjustments on 05/19/2025. The variance was granted in order to provide room in the back of the buildings
for rear access, parking, and loading areas that would not face the public street.
The development is providing 16 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 a drive that connects to Kristen Way. Fire services to the site shall be provided from
Martinez Lane and Kristen Lane.
The site provides 5,331 sq.ft. of landscaping being 17.05% of the overall landscaped area which is in compliance with the
10% minimum landscaping requirement. The landscape plan includes plantings along the street frontage and throughout the
parking area. A 5’ wide sidewalk along Martinez Lane is also provided.
The structure’s exterior material consists of stone and brick. Entrances are emphasized with a canopy and architectural
features.
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.
6
10/07/2025 Item 1.
SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>SAN>
W W W W W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
E
OH
O
H
E
O
H
E
O
H
E
OHE OHE OHE
SA
N
>
SA
N
>
SA
N
>
SA
N
>
SA
N
>
SA
N
>
SA
N
>
SA
N
>
SA
N
>
D
Z
d
/
E
>
E
<Z/^d E>E
, E^> z>E
^^d
d
,
t
z
ϳ
ϴ
t/>>Kttz
^dKE zZKK<Z
&
/
Z
&
/
>
Z
WZ
K
s
/
E
Z
s/Z'/E/Z
^^d
d
,
t
z
ϳ
ϴ
t>E/^Z
^
E
E
>
s
/Z,'Zs
ZD
Z
d
/
E
>
E
E
d
h
Z
z
t
z
,/',>EZ/' Z
j:\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
h
r
p
-
h
a
r
g
e
r
p
r
o
p
e
r
t
i
e
s
\
h
r
p
5
0
1
-
1
6
0
3
m
a
r
t
i
n
e
z
\
j
v
c
p
l
a
n
s
\
d
w
g
\
s
h
e
e
t
s
\
s
i
t
e
p
l
a
n
\
h
r
p
5
0
1
-
s
i
t
e
p
l
a
n
.
d
w
g
20 10
SCALE 1" = 20'
0 20
SEPTEMBER 2025
SI
T
E
P
L
A
N
16
0
3
M
A
R
T
I
N
E
Z
L
A
N
E
CI
T
Y
O
F
W
Y
L
I
E
CO
L
L
I
N
C
O
U
N
T
Y
,
T
E
X
A
S
JVC No HRP501
SCALE:
One Inch
09/22/2025
THESE
DOCUMENTS
ARE FOR
INTERIM REVIEW
ONLY AND NOT
INTENDED FOR
CONSTRUCTION
OR BIDDING
PURPOSES.
CAUTION!
EXISTING UTILITIES
EXISTING UTILITIES SHOWN ON THESE PLANS ARE
BASED ON AVAILABLE REFERENCE INFORMATION.OTHER UTILITIES NOT SHOWN ON THESE PLANS MAYEXIST. IT IS THE SOLE RESPONSIBILITY OF THECONTRACTOR TO LOCATE ALL EXISTING UTILITIESBOTH HORIZONTALLY AND VERTICALLY PRIOR TOBEGINNING CONSTRUCTION. THE CONTRACTORWILL BE SOLELY LIABLE FOR ANY DAMAGE TO
EXISTING UTILITIES.TEXAS811: 1-800-344-8377
N
PLAN LEGEND
< zDW
Ed^
WZK: d
^/d
OWNER/APPLICANT
5605 FM 423
STE 500 #263
FRISCO, TX. 75036
PHONE: 650-701-6705
CONTACT: ERIC HARGER
EMAIL: BH.HARGERPROPERTIES@GMAIL.COM
ENGINEER
JOHNSON VOLK CONSULTING, INC.
704 CENTRAL PARKWAY EAST
STE 1200 PLANO, TX. 75074
PHONE: 972-201-3102
CONTACT: CLAUDIO SEGOVIA, PE
EMAIL: CLAUDIO.SEGOVIA@JOHNSONVOLK.COM SP 1
7
10/07/2025 Item 1.
PLANT LEGEND
SYMBOL KEY COMMON NAME SCIENTIFIC NAME SIZE SPACING
SO SHUMARD OAK
QUERCUS SHUMARDII 3" CALIPER AS SHOWN
GLOSSY ABELIA LINNAEA X GRANDIFLORA 5 GALLON 36" O.C.
COMMON BERMUDA GRASS CYNODON DACTYLON
SQUARE
FEET SOLID SOD
SO
LOT 1, BLOCK A
CREEK BEND INDUSTRIAL PARK
VOL. E, PG. 53
M.R.C.C.T.
E.C. DAVIDSON SURVEY
ABSTRACT No. 267
LOT 2
LOT 1R
PREMIER
PLAZA
INST. NO.
20100826010001620
O.P.R.C.C.T.
PROPOSED BUILDING
PROPOSED BUILDING
LOT 1R
CREEK BEND INDUSTRIAL PARK
VOL. L, PG. 573
O.P.R.C.C.T.
SO
L1 of 2
LA
N
D
S
C
A
P
E
P
L
A
N
T
I
N
G
P
L
A
N
20 10
SCALE 1" = 20'
0 20
0j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
h
r
p
-
h
a
r
g
e
r
p
r
o
p
e
r
t
i
e
s
\
h
r
p
5
0
1
-
1
6
0
3
m
a
r
t
i
n
e
z
\
l
a
n
d
s
c
a
p
e
\
d
w
g
\
h
r
p
5
0
1
-
l
s
.
d
w
g
JVC No HRP501
SCALE:
One Inch
1" = 20'
16
0
3
M
A
R
T
I
N
E
Z
L
A
N
E
CI
T
Y
O
F
W
Y
L
I
E
,
T
E
X
A
S
LA
N
D
S
C
A
P
E
P
L
A
N
September 18, 2025
.H
I
O
OD
JSTE
C
C
CT
T
E
SA
ET
S
T
A
I
REG
3
OF
28
ET X
N R
LDRE
CAANDS
L
EP
AH
S
O
N
Y
3
N
LIMITS OF SOD, TYP.
COMMON BERMUDA
SOLID SOD, TYP.
COMMON BERMUDA
SOLID SOD, TYP.
DUMPSTER ENCLOSURE
BY OTHERS. TYP
PROPOSED PARKING
LOT
4" BENDA BOARD EDGING, TYP.
REFER TO DETAIL 1/L2.
4" BENDA BOARD EDGING, TYP.
REFER TO DETAIL 1/L2.
WATER
WATER
SAN. SEWERSAN. SEWER
OVERHEAD
ELECTRIC
OVERHEAD
ELECTRIC
WATER
WATER
OVERHEAD
ELECTRIC
10' BL
LANDSCAPE PROVIDED
10% OF THE TOTAL AREA IS REQUIRED TO BE LANDSCAPED.
31, 271 SF OF LOT AREA X 10% EQUALS 3,127.10 SF REQUIRED.
5,331 SF OF LANDSCAPE IS PROVIDED. (17.05% PROVIDED)
8
10/07/2025 Item 1.
GENERAL LANDSCAPE NOTESPLANT LIST
KEY ESTIMATED
QUANTITY COMMON NAME SCIENTIFIC NAME SIZE SPACING REMARKS
SO 1 SHUMARD OAK QUERCUS SHUMARDII 3" CALIPER AS SHOWN NURSERY GROWN; FULL HEAD; MINIMUM BRANCHING
HEIGHT AT 6'-0"; MINIMUM 10'-0" OVERALL HEIGHT.
29 GLOSSY ABELIA LINNAEA X GRANDIFLORA 5 GALLON 36" O.C.CONTAINER GROWN; FULL PLANT.
8,630 COMMON BERMUDA GRASS CYNODON DACTYLON
SQUARE
FEET SOLID SOD MINIMUM 100% COVERAGE ALL AREAS SHOWN
INSPECTIONS:
1. NO EXCAVATION SHALL OCCUR IN CITY R.O.W. WITHOUT A R.O.W. PERMIT--CONTACT THE PUBLIC
WORKS DEPARTMENT.
2. THE CONTRACTOR SHALL MARK ALL WATER LINES, SEWER LINES, AND TREE LOCATIONS PRIOR TO
CALLING FOR ROW INSPECTION AND PERMIT.
3. THE LANDSCAPE INSTALLATION SHALL COMPLY WITH APPROVED LANDSCAPE DRAWINGS PRIOR TO
FINAL ACCEPTANCE BY THE CITY AND ISSUANCE OF A CERTIFICATE OF OCCUPANCY.
4. WATER METERS, CLEANOUTS AND OTHER APPURTENANCES, SHALL BE ACCESSIBLE, ADJUSTED TO
GRADE, CLEARLY MARKED WITH FLAGGING AND COMPLIANT WITH PUBLIC WORKS DEPARTMENT
STANDARDS PRIOR TO CALLING FOR FINAL LANDSCAPE AND ROW INSPECTIONS.
LANDSCAPE STANDARDS:
1. PLANTINGS AND LANDSCAPE ELEMENTS SHALL COMPLY WITH THE CITY'S ENGINEERING DESIGN
STANDARDS, PUBLIC R.O.W. VISIBILITY REQUIREMENTS.
2. UNLESS OTHERWISE SPECIFIED, TREES SHALL BE PLANTED NO LESS THAN 4' FROM CURBS, SIDEWALKS,
UTILITY LINES, SCREENING WALLS AND OTHER STRUCTURES. THE CITY HAS FINAL APPROVAL FOR ALL
TREE PLACEMENTS.
3. A MINIMUM THREE FEET (3') RADIUS AROUND A FIRE HYDRANT MUST REMAIN CLEAR OF LANDSCAPE
PURSUANT TO THE FIRE CODE.
4. STREET TREES, WHERE REQUIRED, SHALL BE (10') MINIMUM FROM THE EDGE OF A STORM SEWER CURB
INLET BOX AND THE EDGE OF THE ROOT BALL SHALL BE (4') MINIMUM FROM THE WATER METER.
5. THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004) SPECIFICATIONS SHALL GOVERN
PLANT QUALIFICATIONS, GRADES, AND STANDARDS.
6. TREE PLANTING SHALL COMPLY WITH DETAILS HEREIN AND THE INTERNATIONAL SOCIETY OF
ARBORICULTURE (ISA) STANDARDS.
7. A 2-3" LAYER OF MULCH SHALL BE PROVIDED AROUND THE BASE OF THE PLANTED TREE. THE MULCH
SHALL BE PULLED BACK 4" FROM THE TRUNK OF THE TREE.
8. TREE PITS SHALL BE TESTED FOR WATER PERCOLATION. IF WATER DOES NOT DRAIN OUT OF TREE PIT
WITHIN 24-HOURS, THE TREE SHALL BE MOVED OR DRAINAGE SHALL BE PROVIDED.
9. ALL BEDS TO HAVE 3" OF COMPOSTED SOIL, LIVING EARTH TECHNOLOGY, OR APPROVED EQUAL
TILLED AND TURNED TO A DEPTH OF 8" MINIMUM.
10. ALL PLANT BEDS SHALL BE TOP-DRESSED WITH A MINIMUM OF 3 INCHES OF HARDWOOD MULCH.
11. NATIVE SITE TOPSOIL IS TO BE PROTECTED FROM EROSION OR STOCKPILED. NATIVE SITE TOPSOIL
SHALL BE LABORATORY TESTED BY AND ACCREDITED LABORATORY AND AMENDED PER SAID
LABORATORY'S RECOMMENDATIONS.
IRRIGATION STANDARDS:
1. ANY CHANGES TO THESE APPROVED IRRIGATION DRAWINGS SHALL BE AUTHORIZED BY THE CITY.
2. CONTACT DEVELOPMENT SERVICES FOR AN IRRIGATION PERMIT PRIOR TO INSTALLING THE
IRRIGATION SYSTEM.
3. IRRIGATION OVER-SPRAY ON STREETS AND WALKS IS PROHIBITED.
4. MAINLINES, VALVES, OR CONTROL WIRES SHALL NOT BE LOCATED IN THE CITY'S ROW.
5. ET IRRIGATION CONTROLLERS SHALL BE PROGRAMMED AND ADJUSTED TO NOT EXCEED THE
LANDSCAPE WATER ALLOWANCE (LWA) PRIOR TO APPROVAL OF LANDSCAPE INSTALLATION.
6. VALVES SHALL BE LOCATED A MINIMUM OF (3') AWAY FROM STORM SEWERS, AND SANITARY SEWER
LINES AND 5 FEET FROM CITY FIRE HYDRANTS AND WATER VALVES.
7. THE BORE DEPTH UNDER STREETS, DRIVE AISLES, AND FIRE LANES SHALL PROVIDE (2') OF CLEARANCE
(MINIMUM).
8. IRRIGATION HEADS THAT RUN PARALLEL AND NEAR PUBLIC WATER AND SANITARY SEWER LINES;
SHALL BE FED FROM STUBBED LATERALS OR BULL-BEADS. A MINIMUM FIVE FOOT (5') SEPARATION IS
REQUIRED BETWEEN IRRIGATION MAIN LINES AND LATERALS THAT RUN PARALLEL TO PUBLIC WATER
AND SANITARY SEWER LINES.
9. NO VALVES, BACKFLOW PREVENTION ASSEMBLIES, QUICK COUPLERS ETC. SHALL BE LOCATED CLOSER
THAN 10' FROM THE CURB AT STREET OR DRIVE INTERSECTION.
MAINTENANCE STANDARDS:
1. THE OWNER SHALL BE RESPONSIBLE FOR THE ESTABLISHMENT, MAINTENANCE, AND VIGOR OF PLANT
MATERIAL IN ACCORDANCE WITH THE DESIGN INTENT AND AS APPROPRIATE FOR THE SEASON OF
THE YEAR.
2. LANDSCAPE AND OPEN AREAS SHALL BE FREE OF TRASH, LITTER AND WEEDS.
3. NO PLANT MATERIAL SHALL BE ALLOWED TO ENCROACH ON R.O.W., SIDEWALKS OR EASEMENTS TO
THE EXTENT THAT VISION OR ROUTE OF TRAVEL FOR VEHICULAR, PEDESTRIAN, OR BICYCLE TRAFFIC
IS IMPEDED.
4. TREE MAINTENANCE SHALL BE IN ACCORDANCE WITH THE STANDARDS OF THE INTERNATIONAL
SOCIETY OF ARBORICULTURE.
5. TREE STAKING MATERIALS, IF USED, SHALL BE REMOVED AFTER (1) GROWING SEASON, NO MORE
THAN (1) YEAR AFTER INSTALLATION (STEEL TREE STAKES, WIRES, AND HOSES ARE PROHIBITED).
TREE PROTECTION NOTES:
1. CONTACT DEVELOPMENT SERVICES FOR A TREE REMOVAL PERMIT PRIOR TO REMOVAL OR
TRANSPLANTING OF ANY TREES.
2. ALL TREES WHICH ARE TO REMAIN ON SITE SHALL BE PROTECTED WITH A (4') TALL BRIGHTLY
COLORED PLASTIC FENCE, OR SILT FENCE, PLACED AT THE DRIP LINE OF THE TREES.
3. PRIOR TO THE PRE-CONSTRUCTION MEETING OR OBTAINING A GRADING PERMIT, ALL TREE
MARKINGS AND PROTECTIVE FENCING SHALL BE INSTALLED BY THE OWNER AND BE INSPECTED BY
DEVELOPMENT SERVICES.
4. NO EQUIPMENT SHALL BE CLEANED, OR HARMFUL LIQUIDS DEPOSITED WITHIN THE LIMITS OF THE
ROOT ZONE OF TREES WHICH REMAIN ON SITE.
5. NO SIGNS, WIRES, OR OTHER ATTACHMENTS SHALL BE ATTACHED TO ANY TREE TO REMAIN ON SITE.
6. VEHICULAR AND CONSTRUCTION EQUIPMENT SHALL NOT PARK OR DRIVE WITHIN THE LIMITS OF THE
DRIP LINE.
7. GRADE CHANGES IN EXCESS OF 3 INCHES (CUT OR FILL) SHALL NOT BE ALLOWED WITHIN A ROOT
ZONE, UNLESS ADEQUATE TREE PRESERVATION METHODS ARE APPROVED BY THE CITY.
8. NO TRENCHING SHALL BE ALLOWED WITHIN THE DRIP-LINE OF A TREE, UNLESS APPROVED BY THE
CITY.
9. ALL REMOVED TREES SHALL BE CHIPPED AND USED FOR MULCH ON SITE OR HAULED OFF-SITE.
10. ALL TREE MAINTENANCE TECHNIQUES SHALL BE IN CONFORMANCE WITH INDUSTRY IDENTIFIED
STANDARDS. IMPROPER OR MALICIOUS PRUNING TECHNIQUES ARE STRICTLY PROHIBITED.
L2 of 2
LA
N
D
S
C
A
P
E
S
C
H
E
D
U
L
E
&
D
E
T
A
I
L
S
0j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
h
r
p
-
h
a
r
g
e
r
p
r
o
p
e
r
t
i
e
s
\
h
r
p
5
0
1
-
1
6
0
3
m
a
r
t
i
n
e
z
\
l
a
n
d
s
c
a
p
e
\
d
w
g
\
h
r
p
5
0
1
-
l
s
.
d
w
g
JVC No HRP501
SCALE:
One Inch
1" = 20'
16
0
3
M
A
R
T
I
N
E
Z
L
A
N
E
CI
T
Y
O
F
W
Y
L
I
E
,
T
E
X
A
S
LA
N
D
S
C
A
P
E
P
L
A
N
September 18, 2025
.H
I
O
OD
JSTE
C
C
C
T
T
E
SA
ET
S
T
A
I
REG
3
OF
28 ET X
N R
LDRE
CAANDS
L
EP
AH
S
O
N
Y
3
REFER TO
DETAILS
MAX. 1" DOWN
PLANTING MIX
AS SPECIFIED
MULCH LAYER AS SPECIFIED
TAPER PLANTING BED DOWN
TO TOP OF EDGING
PLASTIC EDGING STAKES @ 3'-0" O.C. MAX. WITH PLATED
DECK SCREWS FOR ATTACHMENT, LOCATE ON
PLANTING SIDE OF EDGE
4" BENDA BOARD EDGING AS SPECIFIED
NOT TO SCALE
TYPICAL BED EDGING DETAIL
SECTION
4"
FINISH
GRADE
1
NOTE:
1. TRIANGULAR SPACING IS PREFERRED.
USE SQUARE SPACING ONLY IN SMALL
RECTILINEAR AREAS.
2. "D" EQUALS THE SPACING DISTANCE AS
SPECIFIED ON THE PLANT LEGEND.
SPACING AS SHOWN
ON PLANT LIST
1/2 SPACING AS SHOWN
ON PLANT LIST
CONCRETE SIDEWALK
SQUARE SPACING TRIANGULAR SPACING
NOT TO SCALE
TYPICAL SHRUB AND GROUNDCOVER PLANTING
PLAN/SECTION
D
D
D
D
D
UNDISTURBED NATIVE
SOIL
PLANTING MIX AS
SPECIFIED
CONCRETE SIDEWALK
PLANTING MIX AS
SPECIFIED
SPACING AS SHOWN
ON PLANT LIST
MULCH LAYER AS SPECIFIED
TOP OF ROOTBALL
SHALL BE 1-2" HIGHER THAN
FINISH GRADE WHEN PLANTED
REMOVE ALL LABELS AND TAGS
REMOVE CONTAINER AND
PRUNE ANY CIRCLING ROOT
TOP OF MULCH SHALL BE
1/2" BELOW SIDEWALK
1/2 ROOTBALL DIAMETER
2
NOT TO SCALE
TYPICAL TREE PLANTING
SECTION
DO NOT CUT
CENTRAL LEADER
FINISH GRADE
TRUNK FLARE SHALL
REMAIN VISIBLE
TOP OF ROOTBALL
AT THE SURFACE
BLACK, 1/2" WIDE
NYLON TAPE
REMOVE BURLAP FROM TOP
HALF OF ROOT BALL
MULCH LAYER AS SPECIFIED
4" EARTHEN WATERING RING
MINIMUM 2"x2"x36" WOOD
STAKE. POSITION TO
SECURELY STABILIZE TREE.
PROVIDE (3) TOTAL ON EACH
TREE.
PLANTING MIX AS SPECIFIED
UNDISTURBED NATIVE SOILROOT
BALL
2X ROOT BALL
3
9
10/07/2025 Item 1.
6)
3
3
3
3
6)
6+(//B
6)
6+(//B
6)
7/7
6)
7/7
352326(' 6)
3(0%2)),&(
%8,/',1*
352326(' 6)
3(0%2)),&(
%8,/',1*
29(5+($'&$123<
29(5+($'&$123<
3523(57</,1()255()(5(1&(21/<
352326('
'80367(5$5($
6,7($&&(66'5,9(
.5,67(1/$1(
0$57,1(=/$1(352326('
81'(5*5281'
'(7(177,21
%/
'
*
/
,
1
(
%/'*/,1(
29(5+($'&$123<
29(5+($'
&$123<
29(5+($'
&$123<
3(5(=$5&+,7(&785(678',2//&
7+,6'2&80(17,6,1&203/(7(
$1'0$<127%(86(')25
5(*8/$725<$33529$/
3(50,725&216758&7,21_
-8/,23(5(=_5(*
352326('6,7(3/$1$1')/2253/$1_0$57,1(=_
6&$/(
3
352326(')/2253/$1
6&$/(
3
$5&+,7(&785$/6,7(3/$1
10
10/07/2025 Item 1.
67$1',1*6($00(7$/522)
%5,&.
6721(
6725()5217*/$=,1*
6<67(0'225
),;(':,1'2:
29(5+($'
&$123<
$5&+,7(&785$/'(6,*15(48,5(0(176
$%$6(67$1'$5'
%8,/',1*0$7(5,$/6
$29(5$//(/(9$7,21$5($ 6) 29(5$//$5($2)
6721( 6)25!5(48,5(0(17
%522)3,7&+$7
&0$7(5,$/,7<$1'$5&+,7(785$/67</(720$7&+
$'-$&(17&200(5&,$/%8,/',1*6
%8,/',1*$57,&8/$7,21)250$1'0$66,1*
$:$//6'2127(;&(('+:5$7,22)
%(03+$6,62)(175$1&(:,7+$5&+,7(&785$/(/(0(17
$5&+,7(&785$/&203$7,%,/,7<
$1$
%'(6,5$%/( ,03/(0(17(''(6,5$%/(6
86(2)7:2&203/(0(17$5<35,0$5<)$&$'(0$7(5,$/6
%5,&.$1'6721(
$33/,&$7,212)%$6(67$1'$5'672)$&$'(6127)$&,1*
$38%/,&675((7
86(2)$5&+,7(&785$/'(7$,/,1*$1'250$7(5,$/72
3529,'(9$5,(7<,19,68$/$33($5$1&(7+528*+86(2)
0$7(5,$/6725()5217$1'(175$1&(&$123,(6
%5,&.
67$1',1*6($0
0(7$/522)
6721(
29(5+($''2256725()5217*/$=,1*
6<67(0'225
29(5+($'&$123<
67$1',1*6($00(7$/522)
%5,&.
67$1',1*6($0
0(7$/522)
6721(
3(5(=$5&+,7(&785(678',2//&
7+,6'2&80(17,6,1&203/(7(
$1'0$<127%(86(')25
5(*8/$725<$33529$/
3(50,725&216758&7,21_
-8/,23(5(=_5(*
352326('(;7(5,25(/(9$7,216$1'3(563(&7,9(6_0$57,1(=_
6&$/(
3
:(67(/(9$7,21
6&$/(
3
1257+(/(9$7,21
6&$/(
3
($67(/(9$7,21
6&$/(
3
6287+(/(9$7,21
6&$/( 3
6:3(563(&7,9(
6&$/( 3
6(3(563(&7,9(
11
10/07/2025 Item 1.
Wylie Planning & Zoning
Commission
AGENDA REPORT
Department: Planning Item Number: 2
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 Single Family - 10 District (SF-10/24) to Planned Development - Townhouse District (PD-TH) on
5.52 acres to allow for single-family attached development. Property located at 603 E Marble. (ZC 2025-07)
Recommendation
Motion to recommend (approval, approval with conditions or disapproval) as presented.
Discussion
OWNER: EPIC Solve LLC APPLICANT: Grandeur Builders
The property is located at 603 E Marble. The applicant is requesting a zoning change from Single Family - 10 District (SF-
10/24) to Planned Development -Townhouse District (PD-TH) to allow for the development of three single family attached
units on 0.25 acres for the development of a triplex to serve as infill housing for the surrounding residential area.
The property was rezoned from multi-family to single-family 10/24 in January of 2020 for the development of a single
family home. The property acquired a variance that was approved in June of 2020 that allows for 11’ front setbacks for the
construction of one single family home. This variance does not apply for this new development due to it being a triplex
instead of a single family home.
The Planned Development, in lieu of more variances through the Zoning Board of Adjustments, is presented in order to
allow for the following requests that are being made due to the depth of the property preventing compliance with standard
Townhouse District design requirements:
● 75’ lot depth in lue of the required 100’
● 10’ Front Setback in lue of the required 25’
● Garage size of 450 sq.ft. in lieu of 500 sq.ft.
A preliminary plat shall be required if this zoning is approved that shows compliance with requirements of site design, and
architectural requirements for the Townhouse District zoning found in Section 3.2 and Section 3.4 the Zoning Ordinance.
The units shall be a minimum square footage of 1,600 sq.ft with a minimum lot size of 3,500 sq.ft.
The developer has provided conceptual elevations of the townhouse units that provide a masonry product. The units are
proposed to be two stories in height.
The property to the east is zoned multi-family and developed with a single family home, The property to the south is zoned
multi-family and developed with an apartment complex. The property to the east and north are zoned commercial and
developed with a retail strip center and a 6,000 sq.ft office/warehouse building that is currently unoccupied.
12
10/07/2025 Item 2.
The subject property lies within the Regional Commercial Sector of the Comprehensive Land Use Plan. The proposed
zoning is not compatible with the Plan.
The Future Land Use plan provides guidance and helps to inform development decisions; however, it is not the City zoning
map, which regulates the use of land. The map is not the endpoint of discussions, but rather an important element to evaluate
along with other site specific considerations.
Notices were sent to fourteen owners within 200 feet as required by state law. At the time of posting, no responses were
received in opposition nor in favor of the request.
13
10/07/2025 Item 2.
14
10/07/2025 Item 2.
15
10/07/2025 Item 2.
16
10/07/2025 Item 2.
17
10/07/2025 Item 2.
18
10/07/2025 Item 2.
EXHIBIT “C”
Grandeur Townhomes
Planned Development Standards
(PD 2025-XX)
I. Purpose:
The intent of this planned development district is to allow for a townhome
development to serve as infill housing for the surrounding residential area.
II. GENERAL CONDITIONS:
a. This Planned Development shall not affect any regulations within the City of
Wylie Zoning Ordinance (adopted as of June, 2023) except as provided herein.
b. The following regulations of the Townhome District (TH) set forth in Article 3,
Section 3.3 of the Comprehensive Zoning Ordinance (adopted as of June, 2023)
are hereby replaced with the following:
Figure C.1 – Townhome (TH)
Townhome Subdistrict
Lot Size
Minimum Lot Area (sq. ft.) 3,500
Minimum Lot Width (ft.) 40
Minimum Lot Depth (ft.) 75
Dwelling Regulations
Minimum Square Footage 1,600
Yard Requirements – Main Structures
Minimum Front Yard Setback (ft.) 10
Minimum Side Yard Setback (ft.) 0 for interior, 5 for Exterior
Minimum Rear Yard Setback (ft.) 25
19
10/07/2025 Item 2.
Maximum Lot Coverage 60%
Maximum Height (ft.) 35
II. SPECIAL CONDITIONS
a. Maximum number of Townhome residential lots not to exceed 3 units
b. Garages shall be a minimum of 450 square feet
20
10/07/2025 Item 2.
705
600
707
105
603
106
104
204
701
501
620
505
501
100
495
703
108
503 200
202
111
113
107
109
506
508
WYLIEWYLIE
SUBJECT property 200 foot Notification Buffer
¯
ZONING CASE:
ZC 2025-07 Grandeur Townhomes; 603 E MARBLE ST
Date: 6/23/2025
¯
Notification Map
NOR
T
H
S
T
A
T
E
H
I
G
H
W
A
Y
7
8
0 100 200 30050 Feet
EAST MARBLE STREET
NO
R
T
H
F
I
F
T
H
S
T
R
E
E
T
21
10/07/2025 Item 2.
Wylie Planning & Zoning
Commission
AGENDA REPORT
Department: Planning Item Number: 3
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 of zoning from Agricultural District (AG/30) to Planned Development (PD), amending PD 2020-54, to allow for
single family residential development on 4.04 acres, generally located at 2601 & 2701 Sachse Road (ZC2025-12)
Recommendation
Motion to recommend (approval, approval with conditions or disapproval) as presented.
Discussion
OWNER: Perry & Lynda Kinnard, Michael Fasang APPLICANT: Johnson Volk Consulting
The 4.04 acre property was recently annexed into the city and, by the requirements of the zoning ordinance for recently
annexed property, is zoned Agricultural (AG/30). The applicant is requesting to rezone the 4.04 acres by amending the
existing 370.88 acre Dominion of Pleasant Valley Planned Development (PD 2020 -54) and include this property in that
Planned Development. The only change to the existing Planned Development is the increase to lot counts (the number of
homes) in the overall development.
A development agreement and annexation, in conformance with this zoning request, was approved by the City Council in
August of 2025. The development agreement states that if zoning is not approved, the applicant has the right to disannex
the property from the city.
The 4.04 acre addition is proposed to increase the maximum lot count from 1,104 to 1,123 with the following lot types:
● Single Family Type A lots (70’ width) - 149 lots (one lot increase)
● Single Family Type B lots (60’ width) - 464 lots ( 28 lot increase)
● Single Family Type C lots (50’ width) - 510 lots (10 lot decrease)
The provided open space remains compliant with the minimum requirement of 22% by providing 27.3% of open space.
The remainder of the conditions from PD 2020-54 are unchanged with this requested amendment.
Zoning Exhibit “B” depicts how the 4.04 acre tract will be incorporated with the overall site layout of the Dominion of
Pleasant Valley Planned Development. The developer has indicated that this 4.04 acre addition will be included as phase 8
of the Planned Development.
Notifications/Responses: Four notifications were mailed; with no responses in favor or in opposition of the request.
Council consideration on October 13, 2025.
22
10/07/2025 Item 3.
23
10/07/2025 Item 3.
z>/>zZ/s
ZK^
D
Z
z
Z
/
s
K
D
/
E
/
K
E
Z
/
s
^,^ ZK
>/
s
K
<
Z
/
s
Z
h
W
^
^
dh
Z
<
Ζ
^
W
d
Z
/
>
^W
E
/
^
,
>
h
>
>
Z
W
D
z
Z
d
>
Z
/
s
E
E
d
Z
/
>
dKZ
,
>
/
>
z
>
E
D/^d&>K
t
Z
>
E
^'
D
K
t
Z
K
WhZ
W
>
,
Z
d
Z
/
s
>
s
E
Z
>
E
:<K<dZ/>
ZK<ZK
^
>
E
t/
>
W
,
W
K
/
E
d
t/
E
d
Z
W
>
h
D
t
z
W/
E
<
D
h
,
>
z
d
Z
/
>
&
&
K
/
>
K
h
Z
d
Z
K
^
^
s
/
E
s
/
t
z >>Kt
Z
K
^
>
E
^,^ ZK
&>KKW>/E
WKt Z>/
E
^
D
E
d
ϯϬΖt
d
Z
^
D
E
d
ϭϬ
Ϭ
Ζ
>
K
E
^
d
Z
'
^
^
D
E
d
W,^ ϲ
W,^ Ϯ
W,^ Ϯ
W,^ ϯ
W,^ ϭ
&hdhZ
W,^
W,^ ϳ
W,^ ϱ
W> ^Eds>> zZK
&hdhZ
W,^
W,^ ϲ
&hdhZ W,^
,K'h >E
, Z/d' >E
tKKZ/' W,^ ϭϲ
W,^ ϰ
&hdhZ
W,^
&hdhhZ
W,^^
EE y
dZd
-81(
29(5$//&21&(373/$1
&,7<2):</,(7(;$6
'20,1,212)
3/($6$179$//(<
:͗
Ͱ
/
s
/
>
ϯ
W
Z
K
:
d
^
Ͱ
ϭ
ϴ
Ϭ
Ϯ
Ϭ
Ͳ
K
D
/
E
/
K
E
Ͱ
Ϯ
Ϭ
Ϯ
ϱ
K
E
/
E
'
Ͱ
ϭ
ϴ
Ϭ
Ϯ
Ϭ
Ͳ
K
s
Z
>
>
K
E
W
d
W
>
E
Ͳ
E
E
y
Ϯ
Ϭ
Ϯ
ϱ
͘
t
'
1
'HYHORSHG/DQG
8QGHU&RQVWUXFWLRQ8QGHYHORSHG/DQG ([LVWLQJ2SHQ6SDFH$QQH[7UDFW
24
10/07/2025 Item 3.
:K,EEzEDZd/E E
:K^ W,/E DZd/E
KhD EdEK͘
ϮϬϭϰϬϬϭϳϬϮϭϱ
͘Z͘͘͘d͘
d
Z
d
ϭ
D
Z
z
/
E
s
^
d
D
E
d
^
>
>
E
K
͘
Ϯ
Ϭ
ϭ
ϵ
Ϭ
Ϭ
Ϭ
ϲ
ϱ
Ϭ
Ϭ
Ϭ
͘
d
͘
d
Z
d
η
ϭ
^
d
s
E
Z
͘
D
K
E
d
'
K
D
Z
z
Ă
Ŷ
Ě
d
d
z
t
͘
D
K
E
d
'
K
D
Z
z
K
h
D
E
d
E
K
͘
Ϯ
Ϭ
ϭ
ϵ
Ϭ
Ϭ
ϭ
ϴ
ϲ
ϱ
ϱ
ϳ
͘
Z
͘
͘
͘
d
͘
ZE ^d^d/>>KĂŶĚ
>Kh/^ DZd/E ^d/>>K
KhD EdEK͘
ϮϬϭϰϬϬϭϳϬϮϭϯ
͘Z͘͘͘d͘
>ZZz͘DZd/E ĂŶĚǁŝĨĞ
zsKEE h >>ZDZd/E
sK>hD ϴϯϮϬϯ͕W' ϮϱϲϬ
͘Z͘͘͘d͘
Ϯ
Ed'
K
D
Z
z
ŶĚ
DKE
d
'
K
D
Z
z
Kh
D
E
d
E
K
͘
ϮϬϭ
ϵ
Ϭ
Ϭ
ϭ
ϴ
ϲ
ϱ
ϱ
ϳ
͘Z͘
͘
͘
d
͘
W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕
W' ϵϵϯϭ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϬϬϯϯϰϯϴϮ
͘Z͘͘͘d͘
tz>/ Ws>/D/d
WZdE Z^,/W
KhD EdEK͘ϮϬϮϬϬϬϭϴϴϬϲϲ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d
WZdE Z^,/W
KhD EdEK͘
ϮϬϭϯϭϬϮϵϬϬϭϰϳϯϬϱϬ
͘Z͘͘͘d͘
фDх
&W
&KhE
Z D/E ZK&
tz>/ Ws>/D/d
WZdE Z^,/W
KhD EdEK͘
ϮϬϭϯϬϬϯϯϰϯϴϮ
͘Z͘͘͘d͘
WZdK&W ZZz</EEZΘ
>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
WZdK&D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
^
,
^
Z
K
WK/EdK&
'/EE/E'
KE W
Z D/E ZK&
>ZZz͘DZd/E ĂŶĚǁŝĨĞ
zsKEE h >>ZDZd/E
sK>hD ϴϯϮϬϯ͕W' ϮϱϲϬ
͘Z͘͘͘d͘
y
,
/
/
d
Η
Η
,
Z
>
/
:
<
^
K
E
<
/
E
E
Z
s
K
>
h
D
ϵ
ϴ
Ϭ
ϰ
Ϭ
͕
W
'
ϱ
ϳ
ϰ
ϳ
͘
Z
͘
͘
͘
d
͘
y,//dΗΗ
,Z>/ :<^KE</EEZ
sK>hD ϵϴϬϰϬ͕W' ϱϳϰϳ
͘Z͘͘͘d͘
y,//dΗΗ
,Z>/ :<^KE</EEZ
sK>hD ϵϴϬϰϬ͕W' ϱϳϰϳ
͘Z͘͘͘d͘
:KZ' 'ZEK^
KhD EdEK͘
ϮϬϭϮϬϬϭϱϵϬϵϯ
͘Z͘͘͘d͘
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϮϬϬϬϭϴϴϬϲϳ
͘Z͘͘͘d͘
j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
1
8
0
2
0
-
d
o
m
i
n
i
o
n
\
2
0
2
5
z
o
n
i
n
g
\
s
h
e
e
t
s
\
1
8
0
2
0
e
-
z
o
n
i
n
g
e
x
h
i
b
i
t
.
d
w
g
N
80 40
SCALE 1" = 80'
0 80
^, dϭK&ϭ
ϮϱƵŐƵƐƚϮϬϮϱ
фDх
“”
“”
“”
“”
“”
KE/E' y,//d
KD/E/KEK&
W> ^Eds>> z
EE ydZd
ϰ͘ϬϮϰZ ^
KhdK&d,
'h>hW >K^^EdK^^hZs z͕
^dZdEK͘ϭϯϴϰ;>>^KhEdzͿ
/dzK&tz>/
>>^KhEdz͕d y^
VICINITY MAP
ŶŐŝŶĞĞƌͬ^ƵƌǀĞLJŽƌ͗
:ŽŚŶƐŽŶsŽůŬŽŶƐƵůƚŝŶŐ͕/ŶĐ͘
ϳϬϰĞŶƚƌĂůWĂƌŬǁĂLJ ĂƐƚ͕^ƵŝƚĞϭϮϬϬ
WůĂŶŽ͕dĞdžĂƐϳϱϬϳϰ
WŚŽŶĞ͗ϵϳϮͲϮϬϭͲϯϭϬϬ
ŽŶƚĂĐƚ͗:ĂLJsŽůŬ
ŵĂŝů͗ũĂLJ͘ǀŽůŬΛũŽŚŶƐŽŶǀŽůŬ͘ĐŽŵ
tz>/
W>
^
E
d
s
>
>
z
Z
^
,
^
Z
D
Z
Z
/
d
d
Z
D/
>
^
Z
h
E
<
Z
,
/
>
>
>E/^Z
>
>
Z
s
^dKE Z
&
D
ϱ
ϰ
ϰ
>
D
'
Z
K
s
Z
&Dϱϰϰ
tK
K
Z
/
' Kh^,dhZE
W
/
<
s
/
E
^
K
E
Z
t
/
d
d
Z
>DZ/s
K
h
E
d
z
>
/
E
Z
t
>
>
^
Z
Z <ZK
^^/E'
'
W<
t
z
^d
K
E
t
>
>
Z
ZE,ZK
D
y
t
>
>
Z
<
Z
,h^KEZ
ZKt> dd
KDDhE/dzWZ<
DĐ
Z
Z
z
Z
^
E
E
, E^> z>E
^,^ Z
><
Zz,hZ
^/d
KǁŶĞƌͬƉƉůŝĐĂŶƚ͗
tLJůŝĞWs>ŝŵŝƚĞĚWĂƌƚŶĞƌƐŚŝƉ
ϲϮϬϲ>ƵƉƚŽŶƌŝǀĞ
ĂůůĂƐ͕dyϳϱϮϮϱ
WŚŽŶĞ͗ϮϭϰͲϲϳϯͲϬϱϳϱ
ŽŶƚĂĐƚ͗ZŽŶĂůĚE͘,ĂLJŶĞƐ͕:ƌ͘
ŵĂŝů͗ƌŚĂLJŶĞƐΛ,ĂLJŶĞƐĞǀŽ͘ĐŽŵ
WZKWK^ h^ ͗
Z d Ϯϱ^/E'> &D/>zZ ^/ Ed/>>Kd^&ZKD
ϰ͘ϬϮϰZ dZdK&>E͘
25
10/07/2025 Item 3.
ϲ
ϳ
ϰ
ϭϮ
ϭϬ
ϴ
Ϯ
ϯ
ϭ
ϵ
ϭϭ
Ϯ
ϯ
ϰ
ϭϭ
ϭϯ
ϭϮ
ϴ
ϵ
ϭϬ
ϭ
ϱ
ϲ
ϳ
ϱ
Z D
/
E
Z
K
&
>Z
Z
z
͘
D
Z
d
/
E
Ă
Ŷ
Ě
ǁ
ŝ
Ĩ
Ğ
zsK
E
E
h
>
>
Z
D
Z
d
/
E
sK>
h
D
ϴ
ϯ
Ϯ
Ϭ
ϯ
͕
W
'
Ϯ
ϱ
ϲ
Ϭ
͘Z
͘
͘
͘
d
͘
W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϬϬϯϯϰϯϴϮ
͘Z͘͘͘d͘
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϮϬϬϬϭϴϴϬϲϲ
͘Z͘͘͘d͘
>K<
>K<
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϭϬϮϵϬϬϭϰϳϯϬϱϬ
͘Z͘͘͘d͘
ϭϬ
ϳϴϬϬ^&
ϭϭ
ϳϴϬϬ^&
ϭϮ
ϲϰϱϬ^&
ϳ
ϳϲϰϳ^&
ϴ
ϳϴϱϴ^&
ϵ
ϳϴϭϱ^&
ϱ
ϱϵϵϴ^&
ϲ
ϳϰϰϲ^&
ϰ
ϲϬϬϬ^&
Ϯ
ϲϬϬϬ^&
ϯ
ϲϬϬϬ^&
ϭ
ϲϬϮϲ^&
ϭϭ
ϳϱϬϬ^&
ϭϯ
ϴϳϱϬ^&
ϭϮ
ϴϳϱϬ^&
ϴ
ϲϱϱϯ^&
ϵ
ϲϲϯϯ^&
ϭϬ
ϳϳϭϴ^&
ϲ
ϲϬϳϭ^&
ϳ
ϲϯϬϱ^&
Ϯ
ϲϬϬϬ^&
ϯ
ϲϬϬϬ^&
ϰ
ϲϬϬϬ^&
ϭ
ϲϬϭϳ^&
ϱ
ϲϬϬϬ^&
WK/EdK&
'/EE/E'
фDх
&W&KhE
/Z&
WZdK&W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
WZdK&D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
Z
ϱϳϰϳ
D/E ZK&
͘DZd/E ĂŶĚǁŝĨĞ
h >>ZDZd/E
ϴϯϮϬϯ͕W' ϮϱϲϬ
͘Z͘͘͘d͘
j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
1
8
0
2
0
-
d
o
m
i
n
i
o
n
\
2
0
2
5
z
o
n
i
n
g
\
s
h
e
e
t
s
\
1
8
0
2
0
e
-
c
o
n
c
e
p
t
p
l
a
n
.
d
w
g
N
40 20
SCALE 1" = 40'
0 40
VICINITY MAP
KE WdW>E
KD/E/KEK&
W> ^Eds>> z
EE ydZd
ϰ͘ϬϮϰZ ^
>Kd^ϭͲϭϮ͕>K<͖>Kd^ϭͲϭϯ͕>K<
Ϯϱ^/E'> &D/>z>Kd^
KhdK&d,
'h>hW >K^^EdK^^hZs z͕
^dZdEK͘ϭϯϴϰ;>>^KhEdzͿ
/dzK&tz>/
>>^KhEdz͕d y^
E,DZ<^͗
DηϮ͗>ŽĐĂƚĞĚŶŽƌƚŚŽĨ^ƚĂƚĞ,ŝŐŚǁĂLJEŽ͘ϳϴĂŶĚǁĞƐƚŽĨ^ŽƵƚŚ
ĂůůĂƌĚ^ƚƌĞĞƚĂƉƉƌŽdžŝŵĂƚĞůLJϭϬ͘ϬΖǁĞƐƚĂŶĚϭϬ͘ϰΖƐŽƵƚŚŽĨƚŚĞ
ƐŽƵƚŚĞĂƐƚĐŽƌŶĞƌŽĨƚŚĞďƵŝůĚŝŶŐůŽĐĂƚĞĚĂƚϭϬϰ^ŽƵƚŚĂůůĂƌĚ^ƚƌĞĞƚ͘
E͗ϳϬϱϳϯϰϲ͘ϳϲ ͗ϮϱϲϵϱϮϭ͘Ϭϵ
> s͗ϱϱϬ͘ϮϰΖ;W>EͿ ϱϱϬ͘ϯϳΖ;&/ >Ϳ
Dηϰ͗>ŽĐĂƚĞĚŝŶƚŚĞŶŽƌƚŚĞĂƐƚĐŽƌŶĞƌŽĨYƵĂŝůDĞĂĚŽǁWĂƌŬƐŽƵƚŚ
ŽĨĂůůĞLJĂŶĚǁĞƐƚŽĨtŚŝƚĞ/ďŝƐtĂLJ͘ϭϰ͘ϱĨĞĞƚƐŽƵƚŚŽĨƚŚĞƐŽƵƚŚůŝŶĞ
ŽĨĂůůĞLJĐŽŶĐƌĞƚĞƉĂǀŝŶŐ͘ϳ͘ϯĨĞĞƚƉĞƌƉĞŶĚŝĐƵůĂƌƚŽď͘Đ͘ƉĂƌŬŝŶŐĂƌĞĂ͘
E͗ϳϬϲϱϳϴϳ͘ϲϲ ͗ϮϱϲϬϵϳϯ͘Ϭϵ
> s͗ϱϲϮ͘ϵϭΖ;W>EͿ ϱϲϮ͘ϴϲΖ;&/ >Ϳ
Dηϱ͗>ŽĐĂƚĞĚŶŽƌƚŚŽĨƚŚĞŶŽƌƚŚĞĂƐƚŝŶƚĞƌƐĞĐƚŝŽŶŽĨdƌŽLJZŽĂĚĂŶĚ
ŽƵŶƚLJZŽĂĚϳϯϮ;ĞĂǀĞƌƌĞĞŬ͘dŚĞŵŽŶƵŵĞŶƚŝƐůŽĐĂƚĞĚ
ĂƉƉƌŽdžŝŵĂƚĞůLJϴ͘ϱΖǁĞƐƚŽĨƚŚĞƐŽƵƚŚĞĂƐƚĐŽƌŶĞƌŽĨĂĐŚĂŝŶůŝŶŬĨĞŶĐĞ
ĂŶĚϱ͘ϯΖΖƐŽƵƚŚŽĨƚŚĞƐŽƵƚŚĐŚĂŝŶůŝŶŬĨĞŶĐĞ͘
E͗ϳϬϱϬϮϰϱ͘ϴϵ ͗Ϯϱϳϴϲϲϵ͘ϭϯ
> s͗ϰϱϰ͘ϮϴΖ;W>EͿ ϰϱϰ͘ϭϳΖ;&/ >Ϳ
EŽƚĞƐ͗
ϭ͘ ^ĞůůŝŶŐĂƉŽƌƚŝŽŶŽĨƚŚŝƐĂĚĚŝƚŝŽŶďLJŵĞƚĞƐĂŶĚďŽƵŶĚƐŝƐĂ
ǀŝŽůĂƚŝŽŶŽĨĐŝƚLJŽƌĚŝŶĂŶĐĞĂŶĚƐƚĂƚĞůĂǁĂŶĚŝƐƐƵďũĞĐƚƚŽĨŝŶĞƐ
ĂŶĚǁŝƚŚŚŽůĚŝŶŐŽĨƵƚŝůŝƚŝĞƐĂŶĚďƵŝůĚŝŶŐƉĞƌŵŝƚƐ͘
Ϯ͘ EŽ ĂƉƉƵƌƚĞŶĂŶĐĞ ďĞƚǁĞĞŶ ƚŚĞ ŚĞŝŐŚƚ ŽĨ ϮΖ ĂŶĚ ϵΖ ŵĂLJ ďĞ
ƉůĂĐĞĚŝŶǀŝƐŝďŝůŝƚLJƚƌŝĂŶŐůĞƐ͘
ŶŐŝŶĞĞƌͬ^ƵƌǀĞLJŽƌ͗
:ŽŚŶƐŽŶsŽůŬŽŶƐƵůƚŝŶŐ͕/ŶĐ͘
ϳϬϰĞŶƚƌĂůWĂƌŬǁĂLJ ĂƐƚ͕^ƵŝƚĞϭϮϬϬ
WůĂŶŽ͕dĞdžĂƐϳϱϬϳϰ
WŚŽŶĞ͗ϵϳϮͲϮϬϭͲϯϭϬϬ
ŽŶƚĂĐƚ͗:ĂLJsŽůŬ
ŵĂŝů͗ũĂLJ͘ǀŽůŬΛũŽŚŶƐŽŶǀŽůŬ͘ĐŽŵ
^, dϭK&ϭ
ϮϱƵŐƵƐƚϮϬϮϱ
фDх
“”
“”
“”
“”
“”
tz>/
W>
^
E
d
s
>
>
z
Z
^
,
^
Z
D
Z
Z
/
d
d
Z
D/
>
^
Z
h
E
<
Z
,
/
>
>
>E/^Z
>
>
Z
s
^dKE Z
&
D
ϱ
ϰ
ϰ
>
D
'
Z
K
s
Z
&Dϱϰϰ
tK
K
Z
/
' Kh^,dhZE
W
/
<
s
/
E
^
K
E
Z
t
/
d
d
Z
>DZ/s
K
h
E
d
z
>
/
E
Z
t
>
>
^
Z
Z <ZK
^^/E'
'
W<
t
z
^d
K
E
t
>
>
Z
ZE,ZK
D
y
t
>
>
Z
<
Z
,h^KEZ
ZKt> dd
KDDhE/dzWZ<
DĐ
Z
Z
z
Z
^
E
E
, E^> z>E
^,^ Z
><
Zz,hZ
^/d
KǁŶĞƌͬƉƉůŝĐĂŶƚ͗
tLJůŝĞWs>ŝŵŝƚĞĚWĂƌƚŶĞƌƐŚŝƉ
ϲϮϬϲ>ƵƉƚŽŶƌŝǀĞ
ĂůůĂƐ͕dyϳϱϮϮϱ
WŚŽŶĞ͗ϮϭϰͲϲϳϯͲϬϱϳϱ
ŽŶƚĂĐƚ͗ZŽŶĂůĚE͘,ĂLJŶĞƐ͕:ƌ͘
ŵĂŝů͗ƌŚĂLJŶĞƐΛ,ĂLJŶĞƐĞǀŽ͘ĐŽŵ
26
10/07/2025 Item 3.
ϲ
ϳ
ϰ
ϭϮ
ϭϬ
ϴ
Ϯ
ϯ
ϭ
ϵ
ϭϭ
Ϯ
ϯ
ϰ
ϭϭ
ϭϯ
ϭϮ
ϴ
ϵ
ϭϬ
ϭ
ϱ
ϲ
ϳ
ϱ
Z D
/
E
Z
K
&
>Z
Z
z
͘
D
Z
d
/
E
Ă
Ŷ
Ě
ǁ
ŝ
Ĩ
Ğ
zsK
E
E
h
>
>
Z
D
Z
d
/
E
sK>
h
D
ϴ
ϯ
Ϯ
Ϭ
ϯ
͕
W
'
Ϯ
ϱ
ϲ
Ϭ
͘Z
͘
͘
͘
d
͘
W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϮϬϬϬϭϴϴϬϲϲ
͘Z͘͘͘d͘
>K<
>K<
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϭϬϮϵϬϬϭϰϳϯϬϱϬ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϬϬϯϯϰϯϴϮ
͘Z͘͘͘d͘
WZdK&W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
WZdK&D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
1
8
0
2
0
-
d
o
m
i
n
i
o
n
\
2
0
2
5
z
o
n
i
n
g
\
s
h
e
e
t
s
\
1
8
0
2
0
e
-
p
r
e
l
i
m
w
a
t
e
r
-
s
s
p
l
a
n
.
d
w
g
N
40 20
SCALE 1" = 40'
0 40
^, dϭK&ϭ
ϮϱƵŐƵƐƚϮϬϮϱ
WZ >/D/EZz
td ZΘ^E/dZz^ t ZW>E
KD/E/KEK&
W> ^Eds>> z
EE ydZd
/dzK&tz>/
>>^KhEdz͕d y^
> ' E
&KZ/E^W d/KEWhZWK^ ^KE>z͘d,/^KhD Ed/^EKd
K&&//>EEKdWWZKs &KZZ KZ/E'WhZWK^ ^͘
VICINITY MAP
ŶŐŝŶĞĞƌͬ^ƵƌǀĞLJŽƌ͗
:ŽŚŶƐŽŶsŽůŬŽŶƐƵůƚŝŶŐ͕/ŶĐ͘
ϳϬϰĞŶƚƌĂůWĂƌŬǁĂLJ ĂƐƚ͕^ƵŝƚĞϭϮϬϬ
WůĂŶŽ͕dĞdžĂƐϳϱϬϳϰ
WŚŽŶĞ͗ϵϳϮͲϮϬϭͲϯϭϬϬ
ŽŶƚĂĐƚ͗:ĂLJsŽůŬ
ŵĂŝů͗ũĂLJ͘ǀŽůŬΛũŽŚŶƐŽŶǀŽůŬ͘ĐŽŵ
tz>/
W>
^
E
d
s
>
>
z
Z
^
,
^
Z
D
Z
Z
/
d
d
Z
D/
>
^
Z
h
E
<
Z
,
/
>
>
>E/^Z
>
>
Z
s
^dKE Z
&
D
ϱ
ϰ
ϰ
>
D
'
Z
K
s
Z
&Dϱϰϰ
tK
K
Z
/
' Kh^,dhZE
W
/
<
s
/
E
^
K
E
Z
t
/
d
d
Z
>DZ/s
K
h
E
d
z
>
/
E
Z
t
>
>
^
Z
Z <ZK
^^/E'
'
W<
t
z
^d
K
E
t
>
>
Z
ZE,ZK
D
y
t
>
>
Z
<
Z
,h^KEZ
ZKt> dd
KDDhE/dzWZ<
DĐ
Z
Z
z
Z
^
E
E
, E^> z>E
^,^ Z
><
Zz,hZ
^/d
KǁŶĞƌͬƉƉůŝĐĂŶƚ͗
tLJůŝĞWs>ŝŵŝƚĞĚWĂƌƚŶĞƌƐŚŝƉ
ϲϮϬϲ>ƵƉƚŽŶƌŝǀĞ
ĂůůĂƐ͕dyϳϱϮϮϱ
WŚŽŶĞ͗ϮϭϰͲϲϳϯͲϬϱϳϱ
ŽŶƚĂĐƚ͗ZŽŶĂůĚE͘,ĂLJŶĞƐ͕:ƌ͘
ŵĂŝů͗ƌŚĂLJŶĞƐΛ,ĂLJŶĞƐĞǀŽ͘ĐŽŵ
27
10/07/2025 Item 3.
:<K<dZ/>
^
,
^
Z
K
W>
^
E
d
s
>
>
z
Z
K
W> ^Eds>> zZK
K
D
/
E
/
K
E
Z
K^Ͳ
Ϭ͘ϰϮ
K^Ͳ
ϭϲ͘ϲϱ
K^Ͳ
ϭ͘ϰϴ
K^Ͳ
ϯϰ͘Ϯϴ
K^Ͳ&
ϱϭ͘ϬϬ
ϰ͘ϬϮZ D
/
E
Z
K
&
>Z
Z
z
͘
D
Z
d
/
E
Ă
Ŷ
Ě
ǁ
ŝ
Ĩ
Ğ
zsK
E
E
h
>
>
Z
D
Z
d
/
E
sK>
h
D
ϴ
ϯ
Ϯ
Ϭ
ϯ
͕
W
'
Ϯ
ϱ
ϲ
Ϭ
͘Z
͘
͘
͘
d
͘
W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϮϬϬϬϭϴϴϬϲϲ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϭϬϮϵϬϬϭϰϳϯϬϱϬ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϬϬϯϯϰϯϴϮ
͘Z͘͘͘d͘
WZdK&W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
WZdK&D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
K^Ͳ
ϯϰ͘Ϯϴ
ϰ͘ϬϮ
j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
1
8
0
2
0
-
d
o
m
i
n
i
o
n
\
2
0
2
5
z
o
n
i
n
g
\
s
h
e
e
t
s
\
1
8
0
2
0
e
-
p
r
e
l
i
m
e
x
i
s
t
i
n
g
d
a
m
a
p
.
d
w
g
N
40 20
SCALE 1" = 40'
0 40
^, dϭK&ϭ
ϮϱƵŐƵƐƚϮϬϮϱ
WZ >/D/EZz
Z/E' Z DW
y/^d/E'KE/d/KE^
KD/E/KEK&
W> ^Eds>> z
EE ydZd
/dzK&tz>/
>>^KhEdz͕d y^
&KZ/E^W d/KEWhZWK^ ^KE>z͘d,/^KhD Ed/^EKd
K&&//>EEKdWWZKs &KZZ KZ/E'WhZWK^ ^͘
> ' E
Ks Z>>Z/E' Z DW
^> ϭΖсϭϬϬϬΖ
VICINITY MAP
ŶŐŝŶĞĞƌͬ^ƵƌǀĞLJŽƌ͗
:ŽŚŶƐŽŶsŽůŬŽŶƐƵůƚŝŶŐ͕/ŶĐ͘
ϳϬϰĞŶƚƌĂůWĂƌŬǁĂLJ ĂƐƚ͕^ƵŝƚĞϭϮϬϬ
WůĂŶŽ͕dĞdžĂƐϳϱϬϳϰ
WŚŽŶĞ͗ϵϳϮͲϮϬϭͲϯϭϬϬ
ŽŶƚĂĐƚ͗:ĂLJsŽůŬ
ŵĂŝů͗ũĂLJ͘ǀŽůŬΛũŽŚŶƐŽŶǀŽůŬ͘ĐŽŵ
KǁŶĞƌͬƉƉůŝĐĂŶƚ͗
tLJůŝĞWs>ŝŵŝƚĞĚWĂƌƚŶĞƌƐŚŝƉ
ϲϮϬϲ>ƵƉƚŽŶƌŝǀĞ
ĂůůĂƐ͕dyϳϱϮϮϱ
WŚŽŶĞ͗ϮϭϰͲϲϳϯͲϬϱϳϱ
ŽŶƚĂĐƚ͗ZŽŶĂůĚE͘,ĂLJŶĞƐ͕:ƌ͘
ŵĂŝů͗ƌŚĂLJŶĞƐΛ,ĂLJŶĞƐĞǀŽ͘ĐŽŵ
tz>/
W>
^
E
d
s
>
>
z
Z
^
,
^
Z
D
Z
Z
/
d
d
Z
D/
>
^
Z
h
E
<
Z
,
/
>
>
>E/^Z
>
>
Z
s
^dKE Z
&
D
ϱ
ϰ
ϰ
>
D
'
Z
K
s
Z
&Dϱϰϰ
tK
K
Z
/
' Kh^,dhZE
W
/
<
s
/
E
^
K
E
Z
t
/
d
d
Z
>DZ/s
K
h
E
d
z
>
/
E
Z
t
>
>
^
Z
Z <ZK
^^/E'
'
W<
t
z
^d
K
E
t
>
>
Z
ZE,ZK
D
y
t
>
>
Z
<
Z
,h^KEZ
ZKt> dd
KDDhE/dzWZ<
DĐ
Z
Z
z
Z
^
E
E
, E^> z>E
^,^ Z
><
Zz,hZ
^/d
28
10/07/2025 Item 3.
ϲ
ϳ
ϰ
ϭϮ
ϭϬ
ϴ
Ϯ
ϯ
ϭ
ϵ
ϭϭ
Ϯ
ϯ
ϰ
ϭϭ
ϭϯ
ϭϮ
ϴ
ϵ
ϭϬ
ϭ
ϱ
ϲ
ϳ
ϱ
W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϮϬϬϬϭϴϴϬϲϲ
͘Z͘͘͘d͘
>K<
>K<
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϭϬϮϵϬϬϭϰϳϯϬϱϬ
͘Z͘͘͘d͘
Z D/E ZK&
tz>/ Ws>/D/d WZdE Z^,/W
KhD EdEK͘ϮϬϭϯϬϬϯϯϰϯϴϮ
͘Z͘͘͘d͘
WZdK&W ZZz</EEZΘ>zE</EEZ
sK>͘ϵϱϮϯϰ͕W' Ϭϰϳϲ
K͘W͘Z͘͘͘d͘
WZdK&D/, >d͘&^E'
sK>hD ϮϬϬϰϭϰϭ͕W' ϵϵϯϭ
͘Z͘͘͘d͘
ϰ͘ϰϴ
:<K<dZ/>
^
,
^
Z
K
W>
^
E
d
s
>
>
z
Z
K
W> ^Eds>> zZK
K
D
/
E
/
K
E
Z
K^Ͳ
Ϭ͘ϰϮ
K^Ͳ
ϭϳ͘ϱϭ
K^Ͳ
ϭ͘ϰϴ
K^Ͳ
Ϯϳ͘ϵϱ
K^Ͳ&
ϱϭ͘ϬϬ
ϰ͘ϰϴ
j:
\
c
i
v
i
l
3
d
p
r
o
j
e
c
t
s
\
1
8
0
2
0
-
d
o
m
i
n
i
o
n
\
2
0
2
5
z
o
n
i
n
g
\
s
h
e
e
t
s
\
1
8
0
2
0
e
-
p
r
e
l
i
m
p
r
o
p
o
s
e
d
d
a
m
a
p
.
d
w
g
N
40 20
SCALE 1" = 40'
0 40
^, dϭK&ϭ
ϮϳƵŐƵƐƚϮϬϮϱ
WZ >/D/EZz
Z/E' Z DW
y/^d/E'KE/d/KE^
KD/E/KEK&
W> ^Eds>> z
EE ydZd
/dzK&tz>/
>>^KhEdz͕d y^
&KZ/E^W d/KEWhZWK^ ^KE>z͘d,/^KhD Ed/^EKd
K&&//>EEKdWWZKs &KZZ KZ/E'WhZWK^ ^͘
> ' E
Ks Z>>Z/E' Z DW
^> ϭΖсϭϬϬϬΖ
VICINITY MAP
ŶŐŝŶĞĞƌͬ^ƵƌǀĞLJŽƌ͗
:ŽŚŶƐŽŶsŽůŬŽŶƐƵůƚŝŶŐ͕/ŶĐ͘
ϳϬϰĞŶƚƌĂůWĂƌŬǁĂLJ ĂƐƚ͕^ƵŝƚĞϭϮϬϬ
WůĂŶŽ͕dĞdžĂƐϳϱϬϳϰ
WŚŽŶĞ͗ϵϳϮͲϮϬϭͲϯϭϬϬ
ŽŶƚĂĐƚ͗:ĂLJsŽůŬ
ŵĂŝů͗ũĂLJ͘ǀŽůŬΛũŽŚŶƐŽŶǀŽůŬ͘ĐŽŵ
KǁŶĞƌͬƉƉůŝĐĂŶƚ͗
tLJůŝĞWs>ŝŵŝƚĞĚWĂƌƚŶĞƌƐŚŝƉ
ϲϮϬϲ>ƵƉƚŽŶƌŝǀĞ
ĂůůĂƐ͕dyϳϱϮϮϱ
WŚŽŶĞ͗ϮϭϰͲϲϳϯͲϬϱϳϱ
ŽŶƚĂĐƚ͗ZŽŶĂůĚE͘,ĂLJŶĞƐ͕:ƌ͘
ŵĂŝů͗ƌŚĂLJŶĞƐΛ,ĂLJŶĞƐĞǀŽ͘ĐŽŵ
tz>/
W>
^
E
d
s
>
>
z
Z
^
,
^
Z
D
Z
Z
/
d
d
Z
D/
>
^
Z
h
E
<
Z
,
/
>
>
>E/^Z
>
>
Z
s
^dKE Z
&
D
ϱ
ϰ
ϰ
>
D
'
Z
K
s
Z
&Dϱϰϰ
tK
K
Z
/
' Kh^,dhZE
W
/
<
s
/
E
^
K
E
Z
t
/
d
d
Z
>DZ/s
K
h
E
d
z
>
/
E
Z
t
>
>
^
Z
Z <ZK
^^/E'
'
W<
t
z
^d
K
E
t
>
>
Z
ZE,ZK
D
y
t
>
>
Z
<
Z
,h^KEZ
ZKt> dd
KDDhE/dzWZ<
DĐ
Z
Z
z
Z
^
E
E
, E^> z>E
^,^ Z
><
Zz,hZ
^/d
29
10/07/2025 Item 3.
18020DESC-ANNEX-4.024AC.doc Page 1 of 1
LEGAL DESCRIPTION
4.024 ACRES
BEING a tract of land situated in the GUADALUPE DE LOS SANTOS SURVEY, ABSTRACT
NO. 1384, City of Wylie ETJ, Dallas County, Texas and being a portion of that tract of land
described in Deed to Perry W. Kinnard and Linda A. Kinnard, as recorded in Volume 95234,
Page 476, Deed Records, Dallas County, Texas and being a portion of that tract of land described
in Deed to Michael T. Fasang, as recorded in Volume 2004141, Page 9931, Deed Records, Dallas
County, Texas and being more particularly described as follows:
BEGINNING at a wooden fence post found in the northeast line of that tract of land described
in Deed to Wylie DPV Limited Partnership, as recorded Document No. 202000188066, Deed
Records, Dallas County, Texas for the southern most corner of said Perry W. Kinnard and Linda
A. Kinnard tract;
THENCE North 45 degrees 11 minutes 57 seconds West, with said northeast line, a distance of
250.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 44 degrees 31 minutes 39 seconds East, leaving said northeast line, a distance
of 250.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 30 degrees 29 minutes 42 seconds East, a distance of 164.95 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 44 degrees 31 minutes 43 seconds East, a distance of 240.04 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped “JVC” set in the northeast line of said Michael T.
Fasang tract;
THENCE South 45 degrees 13 minutes 17 seconds East, a distance of 290.01 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped “JVC” found in the northwest line of that tract of land
described in Deed to Wylie DPV Limited Partnership, as recorded in Document No.
20131029001473050, Deed Records, Dallas County, Texas for the eastern most corner of said
Michael T. Fasang tract;
THENCE South 44 degrees 31 minutes 43 seconds West, with said northwest line, a distance of
649.98 feet to the POINT OF BEGINNING and containing 4.024 acres of land, more or less.
30
10/07/2025 Item 3.
18020DESC-2.144AC - LTS (Tract 3) Page 1 of 1
EXHIBIT “A”
LEGAL DESCRIPTION
ANEX TRACT THREE
2.144 ACRES
BEING a tract of land situated in the GUADALUPE DE LOS SANTOS SURVEY, ABSTRACT
NO. 1384, City of Wylie ETJ, Dallas County, Texas and being a portion of that tract of land
described in Deed to Perry W. Kinnard and Linda A. Kinnard, as recorded in Volume 95234,
Page 476, Deed Records, Dallas County, Texas and being more particularly described as follows:
BEGINNING at a wooden fence post found in the northeast line of that tract of land described
in Deed to Wylie DPV Limited Partnership, as recorded Document No. 202000188066, Deed
Records, Dallas County, Texas for the southern most corner of said Perry W. Kinnard and Linda
A. Kinnard tract;
THENCE North 45 degrees 11 minutes 57 seconds West, with said northeast line, a distance of
250.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 44 degrees 31 minutes 39 seconds East, leaving said northeast line, a distance
of 250.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 30 degrees 29 minutes 42 seconds East, a distance of 80.95 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped “JVC” set in the common southwest line of that tract
of land described in Deed to Michael T. Fasang, as recorded in Volume 2004141, Page 9931,
Deed Records, Dallas County, Texas and northeast line of said Perry W. Kinnard and Linda A.
Kinnard tract;
THENCE Southeasterly, with said common line, the following three (3) courses and distances:
South 15 degrees 33 minutes 26 seconds East, a distance of 105.29 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped “JVC” set for corner;
North 72 degrees 03 minutes 46 seconds East, a distance of 190.25 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped “JVC” set for corner;
South 37 degrees 36 minutes 48 seconds East, a distance of 91.28 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped “JVC” set in the northwest line of that tract of land
described in Deed to Wylie DPV Limited Partnership, as recorded in Document No.
20131029001473050, Deed Records, Dallas County, Texas;
THENCE South 44 degrees 31 minutes 43 seconds West, with said northwest line, a distance of
433.43 feet to the POINT OF BEGINNING and containing 2.144 acres of land, more or less.
31
10/07/2025 Item 3.
18020DESC-1.880AC-LTS (Tract 4) Page 1 of 1
EXHBIT “B”
LEGAL DESCRIPTION
ANNEX TRACT 4
1.880 ACRES
BEING a tract of land situated in the GUADALUPE DE LOS SANTOS SURVEY, ABSTRACT
NO. 1384. City of Wylie ETJ, Dallas County, Texas and being a portion of that tract of land
described in Deed to Michael T. Fasang, as recorded in Volume 2004141, Page 9931, Deed
Records, Dallas County, Texas and being more particularly described as follows:
BEGINNING at a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” found in the
northwest line of that tract of land described in Deed to Wylie DPV Limited Partnership, as
recorded in Document No. 20131029001473050, Deed Records, Dallas County, Texas for the
eastern most corner of said Michael T. Fasang tract;
THENCE South 44 degrees 31 minutes 43 seconds West, with said northwest line, a distance of
216.55 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” set for the common
eastern most corner of that tract of land described in Deed to Perry W. Kinnard and Linda A.
Kinnard, as recorded in Volume 95234, Page 476, Deed Records, Dallas County, Texas and
southern most corner of said Michael T. Fasang tract;
THENCE Northwesterly, with the common northeast line of said Perry W. Kinnard and Linda A.
Kinnard tract and southwest line of said Michael T. Fasang tract, the following three (3) courses
and distances:
North 37 degrees 36 minutes 48 seconds West, a distance of 91.28 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped “JVC” set for corner;
South 72 degrees 03 minutes 46 seconds West, a distance of 190.25 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped “JVC” set for corner;
North 15 degrees 33 minutes 26 seconds West, a distance of 105.29 feet to a 1/2 inch iron
rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 30 degrees 29 minutes 42 seconds East, leaving said common line, a distance
of 84.00 feet to a 1/2 inch iron rod with a yellow plastic cap stamped “JVC” set for corner;
THENCE North 44 degrees 31 minutes 43 seconds East, a distance of 240.04 feet to a 1/2 inch
iron rod with a yellow plastic cap stamped “JVC” set in the northeast line of said Michael T.
Fasang tract;
THENCE South 45 degrees 13 minutes 17 seconds East, a distance of 290.01 feet to the POINT
OF BEGINNING and containing 1.880 acres of land, more or less.
32
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 20 of 26
3088370
Exhibit “C”
Dominon Of Pleasant Valley
Planned Development Standards
PD 2025-XX
Community Framework
Dominion of Pleasant Valley will be a multi-generational community where an emphasis on the
pedestrian experience is balanced with the conveniences of a suburban lifestyle.
A variety of housing types will be provided to meet the needs of a complete life cycle. This will allow
residents to move within the community as change occur in their lives.
In the Dominion of Pleasant Valley community, public and private spaces are given equal importance.
Open spaces and common areas are interspersed throughout the community. Also, where possible, the
natural features of the property are emphasized to provide for a balanced within the community.
Permitted Uses:
Uses shall be allowed in accordance with the “SF 10/24” column of the Use Charts established in the
June, 2023 Wylie Zoning Ordinance with the following exception. A day care facility shall be allowed by
right, subject to a specific use permit only.
General Standards
1. The design and development of the Dominion of Pleasant Valley community shall take place in
general accordance with the attached Concept Plan (Exhibit B).
2. The maximum number of lots/homes shall be 1,123.
3. Lot Mix:
A. A maximum of 510 lots shall be the “Type C” lots (minimum lot width of 50’)
B. A maximum of 464 lots shall be the “Type B” lots (minimum lot width of 60’)
C. The remainder 149 lots shall be Type “A” lots (minimum lot width of 70’)
D. As part of each final plat submittal, a table shall be provided which indicates the number
of each Type of lot within the Dominion of Pleasant Valley community.
4. A minimum of 22% of the land within the Dominion of Pleasant Valley community shall be used
as open space.
The open space shall be owned by the City and maintained by the Homeowners Association with
the exception of the swimming pool area at the amenity center. A warranty deed with a legal
description of each parcel of open space shall be provided to the City at the time of the ownership
transferring from the Developer to the City. The swimming pool area shall be owned and
maintained by the Homeowners Association. With the exception of the swimming pool area, all
other open spaces within the community shall be accessible to the public.
One element of the open space shall be a community amenity center. The amenity center shall
generally be located as shown on the Open Space Plan. The amenity center shall be constructed
with the first phase of the community and shall be completed prior to the issuance of a Certificate
of Occupancy for any residential dwelling. Components of the amenity center shall include, at a
minimum, a junior Olympic swimming pool, splash pool, bathro oms, BBQ grills, picnic tables,
shade structures, playground equipment, and an off-street parking lot.
33
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 21 of 26
3088370
Amenities to be provided in other open spaces identified on the Open Space Plan shall include,
at a minimum, 2 gazebos with BBQ grills and picnic tables, and 2 sets of playground equipment.
The open space, including the community’s amenity center, provided within the Dominion of
Pleasant Valley community, as generally show on the Concept Plan shall be recognized as
meeting all of the City of Wylie’s acreage and or parkland dedication fee requirements for public
and/or private open space for the Dominion of Pleasant Valley community.
The Developer shall coordinate with the City on the selection of type, style, location, size etc. of
all open space improvements including but not limited to: plants, trees, turf, mulch, irrigation,
benches, tables, pavilions, gazebos, grills, playgrounds, etc. The Developer shall adhere to
established Park Division equipment standards and all Open Space and Trails Master Plan
recommendations.
All open spaces shall be sodded, rolled, and irrigated per the City’s accepted practices.
All trees within the open spaces shall have tree wells and bubbler irrigation.
Water meters shall be furnished by the City, while backflow devices shall be furnished by the
Developer.
Monthly water and electrical charges for open space maintenance shall be paid for by the
Homeowners Association
A “cost of improvements” shall be provided by the Developer to the City when the open space
ownership transfers from the Developer to the City.
5. Dwellings may encroach into the required rear yard by no more than 5’. Dwellings shall not
encroach into the required front yard.
Residential Standards
Type A Lots
Type A lots shall be developed in accordance with the June, 2023 City of Wylie Zoning Ordinance,
except as indicated below.
Dimensional Standards
1. Minimum lot area: 8,400 square feet.
2. Minimum lot width: 70’. On cul-de-sacs and/or elbows, the minimum lot width shall be 60’. The
minimum street frontage for all lots at the front property line shall be 30’.
3. Minimum lot depth: 120.’ On cul-de-sacs and/or elbows, the minimum lot width shall be 100’.
4. Minimum front yard: 25’. An unenclosed porch may encroach into the front setback by a
maximum of 10’.
5. Minimum side yard: 5’. The minimum side yard on a corner lot adjacent to a street shall be 15’. If
a garage is accessed from a side street, the minimum setback for the face of the garage shall be
25’.
34
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 22 of 26
3088370
6. Minimum rear yard: 20’ for the primary structure. Accessory structures shall have a minimum
rear yard of 3’.
7. Minimum dwelling area: No more than 50% between 2,500 and 3,000 sq. ft. and 50% must be
greater than 3,000 sq. ft.
8. Maximum lot coverage: 45%
9. Maximum height: 2 1/2 stories or 40’ for the main building.
10. A minimum of 2 off-street parking spaces shall be provided on each single-family lot.
Type B Lots
Type B lots shall be developed in accordance with the June, 2023 City of Wylie Zoning Ordinance,
except as indicated below.
Dimensional Standards
1. Minimum lot area: 7,200 square feet.
2. Minimum lot width: 60’. On cul-de-sacs and/or elbows, the minimum lot width shall be 50’. The
minimum street frontage for all lots at the front property line shall be 30’.
3. Minimum lot depth: 120’. On cul-de-sacs and/or elbows, the minimum lot depth shall be 100’.
4. Minimum front yard: 20’. An unenclosed porch may encroach into the front setback by a
maximum of 10’.
5. Minimum side yard: 5’. The minimum side yard on a corner lot adjacent to a street shall be 15’. If
a garage is accessed from a side street, the minimum setback for the face of the garage shall be
20’.
6. Minimum rear yard: 25’ for the primary structure. Accessory structures shall have a minimum
rear yard of 3’.
7. Minimum dwelling area: No more than 50% between 2,250 and 2,750 sq. ft. and 50% must be
greater than 2,750 sq. ft.
8. Maximum lot coverage: 45%
9. Maximum height: 2 1/2 stories or 40’ for the main building.
10. A minimum of 2 off-street parking spaces shall be provided on each single-family lot.
Type C Lots
Type C lots shall be developed in accordance with the June, 2023 City of Wylie’s Zoning Ordinance as it
exists or may be amended, except as indicated below.
Dimensional Standards
1. Minimum lot area: 6,000 square feet.
2. Minimum lot width: 50’. On cul-de-sacs and/or elbows, the minimum lot width shall be 40’. The
minimum street frontage for all lots at the front property line shall be 30’.
3. Minimum lot depth: 120’. On cul-de-sacs and/or elbows, the minimum lot depth shall be 100’.
4. Minimum front yard: 20’. An unenclosed porch may encroach into the front setback by a
maximum of 10’.
5. Minimum side yard 5’. The minimum side yard on a corner lot adjacent to a street shall be 15’. If
a garage is accessed from a side street, the minimum setback for the face of the garage shall be
20’.
35
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 23 of 26
3088370
6. Minimum rear yard: 25’ for the primary structure. Accessory structures shall have a minimum
rear yard of 3’.
7. Minimum dwelling area: No more than 50% of the dwelling shall be between 2,000 sq. ft. and
2,400 sq. ft. The remaining 50% of the dwelling shall be greater than 2,400 sq. ft.
8. Maximum lot coverage: 50%.
9. Maximum height: 2 1/2 stories or 40’ for the main building.
10. A minimum of 2 off-street parking spaces shall be provided on each single-family lot.
Residential Architectural Standards
1. Plate heights in houses shall be no less than 9’ for the first floor and 8’ for the second or higher
floor.
2. The front façade of each house shall contain architectural detailing to include at least two of the
following:
A. A front porch, as defined in No. 7 below.
B. Decorative gable feature. Such a feature may be delineated with complimentary building
materials or differing laid pattern, or combination thereof.
C. Decorative door, window, and/or opening lintels. Such a feature shall be delineated with
complementary building materials.
D. Complimentary building material wainscoting.
E. Attic windows or dormers.
F. Window shutters. The shutters shall be sized to match the window sash.
Examples of the above are shown on attachment 1.
3. A “sense of arrival” shall be created at a house’s primary entrance. This can be done with but not
limited to any two or number of the following:
A. A front porch
B. Oversized openings for a recessed front door.
C. Complimentary building materials to accent the entryway.
D. Decorative front door.
E. Enhanced primary walkway paving using earth-tone colored concrete (stain mixed in, not
applied after), stamped pattern concrete, or brick pave stone.
Examples of the above are shown on Attachment 2.
4. Architectural repletion: 7 lots skipped before repeating same floor plan and elevation.
5. A minimum of 25% of the home’s street façade shall be offset from the remainder of the facade
by at least 2’.
6. All of the homes shall have at least one front elevation option which includes a front porch
incorporated into the home’s front elevation.
7. Front porches: A front porch shall have a minimum depth of 6’ and a minimum width of 10’ (60
square feet minimum). Front porches shall have railing and columns. The railings and columns
shall be architecturally compatible with the house’s front façade.
8. A hip roof which faces the street and which comprises greater than 35% of the total width of a
house’s façade material shall be broken up with dormer or other architecturally compatible
appurtenances.
9. Lighted house number wall plaques shall be provided on the front of all homes.
36
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 24 of 26
3088370
10. Exterior façade material: The homes shall be constructed of 100% masonry. Masonry shall
include brick, stone, masonry, stucco, and hardy plank. In no instance however shall hardy plank
comprise more than 20% of any individual façade of the home.
11. Chimneys shall be enclosed with masonry matching the exterior walls. Chimneys shall not be
clad in hardy plank unless it can be shown that such material is needed from as structural
perspective (chimney extending through a roof) or from an architectural perspective.
12. All trim, siding, ceiling, and garage doors on the front facades shall be painted two contrasting
colors to achieve an architecturally enhanced appearance. An example is, trim to be painted one
color and side surfaces and garage doors to be painted a second color.
13. Roof pitches shall have a minimum 8:112 for main gables and hips. Dormer roof and roofs over
porches may have a lesser pitch.
14. Roofing materials shall be either, architectural grade overlap shingles, tile, or standing seam
metal. Wood shingles shall be prohibited. Vents and other roof appurtenances shall be painted to
match the roof’s color.
15. All of the homes shall have at least one front elevation option which includes two single-car
garage doors versus one two-car garage door.
16. Garage doors: Garage doors may face a public street. Garage doors facing the street shall
comprise no more than 45% of the total width of a house’s façade.
17. Garage doors shall be carriage style in appearance. This shall be accomplished with the
following.
A. Garage door panels shall be wood clad or have the appearance of wood.
B. Decorative hardware shall be attached to the garage doors. Such hardware shall include
handles and hinges in a complimentary color.
Examples of the above are shown on Attachment 3.
18. Carports are prohibited for homes with front entry or swing garages.
19. Fencing: Fencing located in the front of a house shall have a maximum height of 4’ and shall
have a minimum 50% of the fence face area transparent. Fencing along the side or rear property
lines of a lot, including when a side or rear property line is adjacent to a street, shall have a
maximum height of 8’ and be constructed of wood with metal poles and the fence’s rails facing to
the inside of the lot. (Pressure treated wood as a fence material shall be prohibited).
20. Board on board fence construction with the fence’s rails facing to the inside of the lot, shall be
done on all corner lots where the fence is adjacent to a street, shall have a maximum height of 8’
and be constructed of wood with metal poles and the fence’s rails facing to the inside of the lot.
(Pressure treated wood as a fence material shall be prohibited.)
21. Tubular steel or wrought-iron type fencing shall be required on all single-family lots adjacent to
open spaces, greenbelts, and parks referenced on the Open Space Plan (Exhibit D).
22. Landscaping: Sodded front yards with a minimum two 3” caliper trees and five shrubs shall be
provided for each home. Enhanced landscaping along the home’s primary walkway shall also be
provided. When automated, subsurface irrigation systems are provided, rain sensors shall be
installed and operational.
23. Outdoor lighting. Entrances to homes and garages shall be illuminated.
24. Conservation/Sustainability: All homes shall comply with the Energy component of the Wylie
Building Code.
37
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 25 of 26
3088370
COMMUNITY DESIGN STANDARDS
1. Public open space easements: 30’ wide buffer with a minimum 8’ wide trail to the rear of houses
beside the open spaces and perpendicular from a street.
2. Perimeter screen along Sachse Road and Pleasant Valley Road shall be provided as generally
shown on Exhibit E (Conceptual Perimeter Treatment). More specifically, a minimum 6’ tall
board-on-board cedar fence shall be provided to screen the adjacent homes from the roadways.
The fencing shall have metal poles and masonry columns spaced every 50’. The fence’s rails shall
face the inside of the lot. Additionally, the fencing shall be stained to a uniform, neutral brown
color and be maintained by the Homeowner’s Association. In conjunction with the fencing, shrub
plantings shall be provided.
3. Perimeter buffer, trails and landscape: A minimum 40’ buffer shall be provided along Sachse
Road and Pleasant Valley Road. A mixture of large/shade and small ornamental trees shall be
provided within the 40’ buffer. The trees shall be planted in natural groupings versus being
evenly spaced. A minimum of 8’ wide concrete trails shall meander through the buffer as
generally depicted on Exhibit E (Conceptual Perimeter Treatment).
4. Furnishings along trails: Benches with backs shall be provided and spaced appropriately when
adjacent to open space. Decorative paving and cross-walks at street connectors shall also be
provided.
5. Curvilinear streets: A minimum of 25% of the streets within the community shall have a curve
between 3 and 23 degrees.
6. Entry features and medians: Architectural features on stone screening walls or stone monuments
shall be located within a landscaped median to the first cross street. Decorative paving shall be
provided in the cross-walk.
7. Signage at community entries: Community identification shall be incorporated into the screening
wall or monument located at the community entrances. The sign shall be illuminated by means
other than street lights.
8. Sidewalk locations: 5’ sidewalks shall be provided on both sides of a street.
9. Mailboxes: Mailboxes shall be paired at the common property line of two lots. They shall be a
uniform style, selected by the developer, and shall be stylistically consistent throughout the
Dominion of Pleasant Valley community. A number plaque shall be provided on the mailbox.
10. Sidewalk lighting: Upgraded decorative street pole lighting shall be provided throughout the
community. The poles shall have solar controls and be spaced every 250’ – 350’ and at
intersection at mid-block.
11. Alleys: Alleys shall not be required.
12. Community buffer yards, entryway treatments, and landscaping shall be designed, developed, and
maintained in accordance with the standards established in the Wylie Zoning Ordinance unless
otherwise identified in these requirements.
13. A Landscape Plan shall be provided in conjunction with the preliminary plat. Such a plan shall
comprehensively address edge treatments such as perimeter screening and landscaping and
primary and secondary community entrances.
14. Community Streets: Streets within the Dominion of Pleasant Valley community shall dedicate
right-of-way and be built to the paving widths and thicknesses as identified on Exhibit F (Paving
and Right-of-Way Dimensions).
Roadway Impact Fees shall be paid for the Dominion of Pleasant Valley community’s impact on
Ballard Avenue and Pleasant Valley Road. No other financial obligations with respect to these
roads shall be required.
38
10/07/2025 Item 3.
Development Agreement (Pending Annexation) – Kinnard & Fasang Tracts Page 26 of 26
3088370
TREE PRESERVATION
Surveying and mitigation of protected trees shall be in accordance with the following
1. The developer shall submit an aerial exhibit of delineating wooded areas in remaining
undeveloped land. The total acreage of wooded areas shall be shown on the exhibit.
2. Within existing wooded areas to be developed in future phases, a representative one-acre area
shall be identified by City staff.
3. Protected trees within the one-acre area shall be surveyed in accordance with the City’s tree
preservation ordinance.
4. The number of trees, total caliper inches, and required mitigation within the one-acre area shall be
calculated in accordance with the City’s tree preservation ordinance.
5. The mitigation requirement for wooded areas within remaining phases shall be assessed based on
the mitigation required for the one-acre area.
39
10/07/2025 Item 3.
40
10/07/2025 Item 3.
ZZ,Jlp, Q N
QJWLL W 2 Q
N K J wQ W H W
C afL O.
JJQmLL
Y
W m 2 J O W JON m
W= Q U f Q p 01
ITg2Nwj42fNIZWOUOFQNYF
w O LL j V1 J m Z Q
pIp m W J Z Q J W OZmfUNUfm W
i Z w
1
w
w O C
w
Mwo y
R
O R
aw
ai
O w
i a
i 0po w
O n ¢
V
O
O m
mZ
u
qwoz
woLLma
ms
uQ
u
N JGm2
5
EXHIBIT "E"
Conceptual Perimeter Treatment)
aWW
a_
0
w y2 ;
1 d
M
3<
u
y
w
Ui
J FJ
r
Z
Q
N
Q
W
JCL
LL
0
Z
0
CZ
G
0
0
F-
2
W
Q
W
H
LW
r
CLUNC
I.L
W
a
J
Q
M
a
w
U
Z
0
ORDINANCE No. 2013 -37 (PD2013- 37 -SF)— DOMINION OF PLEASANT VALLEY PAGE 18 OF 19
630969.1
1
1
1
41
10/07/2025 Item 3.
1
n
Fj
EXHIBIT "F"
Paving and Right -of -Way Dimensions)
W
JJ
F-
Z
Q
N
Q
W
JCL
U-
O
Z
O
Z
M
O
0
ORDINANCE No. 2013 -37 (PD2013- 37 -SF) - DOMINION OF PLEASANT VALLEY PAGE 19 OF 19
630969.1
42
10/07/2025 Item 3.
RO
S
E
M
A
R
Y
D
R
P L E A S A N T
V A L L E Y R D
SAC
H
S
E
R
D
SAC
H
S
E
R
D
DOMINIONDR
D
O
M
I
N
I
O
N
D
R
CANNA
TRL
H E R IT A G E L N
DAY
L
I
L
Y
D
R
NOLINA
LN
M
I
STFLOWERLN
C
R
E
E
K
C
R
O
S
S
I
N
G
L
N
H
E
M
L
O
C
K
C
T
C
R
E
E
K
C
R
O
S
S
I
N
G
L
N
PA
R
K
E
VI
E
W
D
R
COLUMBINEDR
REDBUDPASS
HOG
U
E
L
N
F
A
I
R
P
A
R
K
E
L
N
ME
A
D
O
W
H
O
L
L
Y
D
R
H
A
V
E
N
H
I
L
L
L
N
C O R A L B E R R Y W A Y
A
V
I
O
N
D
R
AUTUMN
SAGE
D
R
H
A
V
E
N
W
O
O
D
L
N
PA R K E
LAK E D R
S
A
N
T
O
L
I
N
A
W
A
Y
L
Y
R
E
L
E
A
F
L
N
PU
R
P
L
E
HE
A
R
T
D
R
B L U E S T E M TRL
SA
G
E
ME
A
D
O
W
R
D
H O GUE
L N
LENTEN ROS E D R
G O L D E N W A V E T R L
TURKSCAPTRL
LANTANA
LN
F O X T R O T T R L
G E R M A N D E R D R
SUBJECT property
200 foot Notification Buffer
WYLIE
¯
ZONING CASE:
ZC 2025-12 DOMINION OF PLEASANT VALLEY
Date: 9/16/2025
¯
Notification Map
City
L
i
m
i
t
CITY
OF
WYLIE
0 100 200 300 400 500 600 700 800 900 1,000 Feet
65138456510040000
65138456510011400
65138456510030000
43
10/07/2025 Item 3.
Wylie Planning & Zoning
Commission
AGENDA REPORT
Department: Planning Item Number: 4
Prepared By: Kevin Molina
Subject
Consider, and act upon, a recommendation to City Council regarding the writing of an ordinance for a change in zoning
from Agricultural (AG/30) to Planned Development - Commercial Corridor (PD-CC) on 8.5 acres generally located at 2710
& 2722 W FM 544. ZC 2025-10
Recommendation
Motion to recommend (approval, approval with conditions or disapproval) as presented.
Discussion
OWNER: JMJJMD LLC, Mary Davis, Michael G & Brenda Byboth APPLICANT: TexStone Capital LLC
The applicant is requesting to rezone 8.5 acres located at 2710 & 2722 W FM 544. The property is currently zoned
Agricultural AG/30. The applicant is requesting a Planned Development to allow for the development of office, retail, and
commercial service-related uses.
The proposal includes a master plan of six commercial lots with access from West FM 544 and Hooper Road.
The zoning exhibit proposes for the potential development of approximately 34,120 sq.ft of building area with a total of
361 parking spaces. If zoning is approved each lot will be required to present a site plan and plat for consideration.
The Planned Development establishes uses that are allowed by-right within the subject property:
- Automobile Repair (minor)
- Car Wash
- Dry Cleaning (drop-off & pick-up, and on-site services
- Restaurant with Drive-In or Drive-Thru Services
- Brewery, Winery, Distillery
- Motor Vehicle Fueling Stations
- Office Showroom/Warehouse
The following uses are permitted upon approval of a Special Use Permit (SUP):
- Adult Daycare
- Building Material Sales (outdoor)
- Lawn & Equipment Sales & Repair
- Motorcycle Sales & Service
- Open Storage
- Pest Control Service
- Radio or TV Broadcast Studio
- Restaurant/ Private club
44
10/07/2025 Item 4.
The following are modifications to the Commercial Corridor district design standards that the Planned Development is
requesting:
- Landscaping on lots with buildings over 40,000 sq.ft. shall be 15% of the site in lieu of the 20%
requirement
-Shared parking shall be permitted for the entire planned development
- A maximum of three multiple business signs shall be installed on the overall property. Any multiple
business sign located on FM 55 shall be limited to a height of 25 feet and width of 15 feet.
- A monument sign for a single user shall be a max height of 12 feet and width of 8 feet with each platted
lot being allowed one monument sign.
The properties adjacent to the subject property are generally zoned commercial to the north, west and east and light industrial
to the south.
The subject property lies within the Regional Commercial Sector of the Comprehensive Land Use Plan. The proposed
zoning is compatible with the Plan.
Notices were sent to 25 property owners within 200 feet as required by state law. At the time of posting one response was
returned in favor and none in opposition of the request.
45
10/07/2025 Item 4.
46
10/07/2025 Item 4.
WEST FM 544
60
'
GROCER
12,500 SF
RETAIL
5,999 SF
REST.
3,700 SF
PATIO 700 SF
REST.
3,700 SF
PATIO 700 SF
REST.
3,700 SF
PATIO 700 SF
Total Net
Lot Area Building Area Pkg. Provided Pkg. Ratio
Sq. Ft.Sp./1,000 S.F.Acres
01
0.80
3.95
02
0.83
03
06
521
0.90
15 28.79
0.88
SITE TABULATIONS
8.50
1,900
4,400
9 4.74
51 11.59
04
1.1405
4,400 50 11.36
4,400 48 10.91
18,499 188 10.16
34,120 361 10.58
LOT 01 LOT 02 LOT 03 LOT 04 LOT 05
LOT 06
&$5
:$6+1,900 SF
RE
S
T
.
52
1
S
F
LOADING
10
0
'
125'99.98'
PROPOSED MULTI-TENANT MONUMENT SIGN
PROPOSED MULTI-TENANT MONUMENT SIGN
PROPOSED SINGLE-TENANT MONUMENT SIGN
HO
O
P
E
R
R
O
A
D
DECELERATION LANE
DECELERATION LANE
DECELERATION LANE
FIRE LANE
PROPOSED MONUMENT SIGN
PROPOSED MONUMENT SIGN
PROPOSED MONUMENT SIGN
FI
R
E
L
A
N
E
FI
R
E
LA
N
E
FIRE LANE
FIRE LANE
FI
R
E
L
A
N
E
DE
C
E
L
E
R
A
T
I
O
N
L
A
N
E
DE
C
E
L
E
R
A
T
I
O
N
L
A
N
E
Lot Cov.
%
1.5
5.2
11.2
11.5
8.8
10.7
74
'
50'
74
'
50'
74
'
50'
15'
35'
70
'
34
'
25' BUILDING SETBACK
25' BUILDING SETBACK
25' BUILDING SETBACK
25
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
1
0
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10' BUILDING SETBACK
10' BUILDING SETBACK
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
LOCATION MAP - NOT TO SCALE
FM 544
Mc
C
R
E
A
R
Y
R
D
.
WO
O
D
B
R
I
D
G
E
P
K
W
Y
.
SH 7
8
SITE
18222011 19
1011 11
6
20 10
4
20
6
8 12
9 9
6
9
9111012
4 4
12 12
4 5
9
12
6 6
4
10
'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
FI
R
E
L
A
N
E
FIRE LANE
FIRE LANE
FIRE LANE
FIRE LANE
FIRE LANE
G G
G
G
G
T
F
T
T
T
F
T
F
DATE: 09.23.25JOB No.: 25-061 SCALE: 1"= 50'-0"
Shadow Creek Village Exhibit B
2710 E FM 544 Wylie, TX
NORTH
1 inch = 50 feet
GRAPHIC SCALE
050 50 100 20025
OWNER:
TEXSTONE CAPITAL, LLC
CHARLIE BERNET
CBERNET@TEXSTONECAPITAL.COM
214.534.5551
12900 PRESTON RD, SUITE 1105
DALLAS, TX 75230
ARCHITECT:
O'BRIEN ARCHITECTS
STEFAN HAESSIG
STEFAN.HAESSIG@OBRIENARCH.COM
972.788.1010
1722 ROUTH ST., SUITE 122
DALLAS, TX 7201
47
10/07/2025 Item 4.
EXHIBIT C
SHADOW CREEK
VILLAGE
PLANNED
DEVELOPMENT
STANDARDS
1.00 PLANNED DEVELOPMENT DISTRICT
1.01 Purpose:
The commercial tracts within this Planned Development are
intended to accommodate the development of office, retail
and commercial service-related uses for neighborhood
residents.
The allowable use of this district provides for the
enhancement and implementation of the City's vision of the
Comprehensive Plan. The use of existing creative
development goals and objectives contained within the
Corridor Commercial combined with the additional flexibility
provided by the use of selective enhancements allowed by
the use of a Planned Development District, together
provide for a unique and creative commercial center
development which is of general benefit to the City.
2.00 PLANNED DEVELOPMENT - GENERAL CONDITIONS
2.01 Conformance to the Wylie Zoning Ordinance:
Except as amended herein, this Planned Development shall
conform to any and all applicable articles and sections of
the City of Wylie Zoning Ordinance dated May 22, 2025.
A zoning exhibit is hereby attached and made a part of the
approval for this Planned Development District. This zoning
exhibit, indicated as Exhibit "B" sets forth an overall property
boundary description, conceptual plan, and the designation
of each zoning tract, identified by a number which
corresponds to the tracts defined in this Exhibit C Planned
Development District Development Standards.
48
10/07/2025 Item 4.
2.02 General Compliance:
Except as amended by these conditions, development of
property within this Planned Development must comply
with the requirements of all ordinances, rules and
regulations of the City of Wylie as of the date of this
ordinance.
3.00 PLANNED DEVELOPMENT- REGULATIONS
3.01 Permitted Uses:
Land uses permitted within this Planned Development District
shall include those uses allowed in Article 5 Use Regulations,
Section 5.1 Lane Use Charts, Figure 5-3 Land Use Tables,
Non-Residential Districts, Commercial Corridor District (CC)
and Section 5.2 Listed uses as defined in the Zoning
Ordinance of the City of Wylie.
a. The following uses are allowed by right without a Specific
Use Permit (“SUP”):
i. Automobile repair (minor)
ii. Car wash
iii. Dry cleaning (drop-off & pick-up, and on-site services)
iv. Restaurants with and without drive-in / drive-through
v. Brewery, winery, distillery
vi. Motor Vehicle Fueling Stations
vii. Food Truck Parking/Operation
viii. Office Showroom/Warehouse
b. The following uses are permitted upon approval of a
Specific Use Permit (“SUP”):
i. Adult Daycare
ii. Building Materials Sales (outdoor)
iii. Lawn Equipment Sales & Repair
iv. Motorcycle Sales & Service
v. Open Storage
vi. Pest Control Service
vii. Radio or TV Broadcast Studio
viii. Restaurant/ Private Club
49
10/07/2025 Item 4.
3.02 Non-residential Design Standards:
The Non-residential Design Standards shall apply to the
commercial development within the Planned Development
District in the Commercial Corridor District (CC) classification
with the following revisions:
a. Landscaping Point Requirements:
i. Landscaping on lots with buildings over 40,000
square feet shall be 15% of the site.
ii. The total number of landscaping points required
for any commercial building - 25 Points Required.
3.03 Parking Design Requirements:
The Parking Design Requirements for the commercial
development shall be designed in accordance with the
following:
a. Parking Design Requirements:
i. A parking space shall be 10 feet wide and 20 feet
deep for 90-degree parking. A parking space for
angled parking shall be in accordance with the
dimensions shown on Illustrative Plan Parking
Layout attached hereto as Exhibit "B-2”
ii. While the entire property, per the zoning exhibit,
shall allow for shared parking, each lot and use must
meet the off-street parking requirements with the
parking available at the time of construction /
issuance of certificate of occupancy.
3.04 Signage Regulations:
The Signage Regulations for the commercial
development outlined in Article XX, Section 22 of the
City Ordinance shall apply except as follows:
a. Project – Monument Signs:
i. A maximum of three Multiple Business Signs
(MBS) shall be installed on the overall property.
Any MBS located on FM 544 shall be limited to a
50
10/07/2025 Item 4.
height of 25 feet and width of 15 feet.
b. Lot – Monument Signs:
i. Individual user signs. A max height of 12 feet and
width of 8 feet. Each separately platted lot shall be
allowed one lot monument sign, assuming visibility
standards, as outlined in the City of Wylie design
manual, can be maintained.
51
10/07/2025 Item 4.
90 DEGREE PARKING ANGLED PARKING
Exhibit B-2 52
10/07/2025 Item 4.
HO
O
P
E
R
R
D
PA
R
K
S
I
D
E
D
R
WA
T
E
R
F
O
R
D
D
R
CENTRAL
PARK DR
GR
A
S
S
Y
C
R
E
E
K
D
R
SHORELINE LN
LAKEWOOD LN
LAKERIDGE LN
SE
C
U
R
I
T
Y
C
T
DE
C
K
E
R
C
T
STEEL R
D
STEEL RD
TR
E
N
T
O
N
D
R
LA
K
E
F
R
O
N
T
D
R
WA
T
E
R
W
O
O
D
D
R
W FM 544
CR
E
E
K
V
I
E
W
D
R
STEEL RD
W FM 544
207
2213
304
302
211
201
2215
206
302
211
303
308
311
207
2806
201
206
211
206
312
200
207306
302
2208308
312
211
24
205
2215
2206
204
110
313
2211
210
206
2618
307
2722
308
1132204
208
22
2710
2214
2212
304
300
314
313
2722
120
208
2805
28
310
206208
2807
2121
2209 2122
315
209
303
208
300
211
207
51
2135
312
213
309
301
305
207
302
208
303
306
307
310 311 2214
314
2202
2801
300
2212
203
206
209
301
103
2119
2802
300
309
307
301
2131
306
2203
126
204
312
309307
305
310
2201
210
28
209
107
2204309
2208
2129
301
304
316
49
2213
308
307
310
201
2133
207
2610
2207
317
303
305
30
2209
306
207
2124
2121
203
313
300
300
2126
301
209
205
326
16
2202
2207
32
2205301
211
125
2200
209210
311
209
313
302
304
2803
306
208
2123
210
306 307
2211
303
303
124
210
2128
2210
304
308
111
304
315
2640
308
311
205
305
2205
305
331
309
123
210
2124311
309
209 2206
2802 2722
2805 2771
2807 2803 2801
51
31
340277527502773
45
2771
SUBJECT property 200 foot Notification Buffer
¯
ZONING CASE:
ZC 2025-10 SHADOW CREEK VILLAGE
Date: 9/10/2025
¯
Notification Map
0 100 200 300 400 500 60050 Feet
26
53
10/07/2025 Item 4.
54
10/07/2025 Item 4.
55
10/07/2025 Item 4.
Wylie Planning & Zoning
Commission
AGENDA REPORT
Department: Planning Item Number: WS - 1
Prepared By: Jasen Haskins
Subject
Hold a work session to discuss the rezoning of property generally located on the east side of SH 78 just south of Alanis
Drive.
Recommendation
Discussion
Discussion
The applicant is seeking guidance from the Planning and Zoning Commission regarding the development of a property
previously zoned as a mixed use planned development.
56
10/07/2025 Item WS1.
CONFIDENTIAL AND PROPRIETARY
City Council Work Session
[ D A T E ]57
10/07/2025 Item WS1.
Subject Property: Existing Conditions
PG 1
DEFUNCT DEVELOPMENT
•A previous developer proposed ~200,000 sf of retail and 144 units
of multifamily on the property.This plan was Approved by the City
of Wylie and a development permit was issued in March of 2019.
Crestline provided financing to a developer who was unable to
execute upon the approved plan and ultimately defaulted on his
obligations after beginning earth moving activity.
•The site currently consists of ~30 foot tall piles of dirt left behind
from the prior developer.
•Crestline and the City of Wylie are aligned to identify a working plan
for the site to provide the City of Wylie attractive,high quality
development
58
10/07/2025 Item WS1.
Existing Zoning
PG 2
“The District” Zoning
•Current zoning includes 144 units of multi-
family,36,258 SF of retail/office and 11 pad
sites.
59
10/07/2025 Item WS1.
Proposal #1
PG 3
INITIAL ZONING
PLAN
•This is the plan that was tabled at City Council and ultimately denied in June 2024.
60
10/07/2025 Item WS1.
Proposal #2
PG 4
2ND ITERATION •This plan was prepared by a different architect after our rezoning request was tabled.
•This plan was prepared in response to comments from the City Council regarding a more connected development.
61
10/07/2025 Item WS1.
Plan in Comparison to Current Land Use Map
PG 5
3RD ITERATION •The Future Land Use Map of Wylie has planned this site for commercial use.
•The proposal being presented (amending zoning from residential to commercial) conforms to the desired use.
Current Zoning Map Future Land Use Map
62
10/07/2025 Item WS1.
PG 6
Crestline Vision to Accomplish the Goals of the City
City Council Goals
Minimize/Eliminate Multifamily Development
Effectuate a Large Commercial Presence on the
Site
Promote the Development of a Dormant Site at the
Gateway of the City
Crestline Path Forward
Relinquish Valuable Existing Multifamily
Entitlements
Commit to a Commercial-Only Development Plan
Streamlined Approach for Any Special Use Permits
GOALS / NEXT STEPS
•Goals
•Confirm goals of Wylie City Council are aligned with those outlined in this memo (converting residential permits to commercial usage).
•Next Steps
•Change zoning of current PD to zoning that is in-line with the Comprehensive Plan yet flexible enough for a wide range of quality commercial
uses.
•Detailed discussion with Community Development around process for addressing any special use permits.
63
10/07/2025 Item WS1.