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03-22-2010 (Zoning Board of Adjustment) Agenda Packet Ad . t t . , .„ ... z . B d f.. . ... .. 1 v .. .„.,,,, ,,.", Ili I X II .1 I 1 u N um CITH w . , y-"In ''T'"' ' ''': ,''',' I ,1u , „., . lo „ .. ,, , ou u u March 22 , 2010 Regular Business Meeting Wylie Zoning Board of Adjustment CITY OF WYLIE NOTICE OF MEETING Regular MeetingAgenda Monday, March 22, 2010 — 7:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North Linda Jourdan Chair Marilyn Herrera Vice-Chair Bill Baumbach Board Member Karyn McGinnis Board Member Vacant Board Member F. Darnell Harris Alternate Board Member Bryan Rogers Alternate Board Member Renae 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Assistant Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.wylietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wylietexas.gov. The Chair and Board Members request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. 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 972.442.8100 or TD 972.442.8170. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the January 25, 2010 Meeting. March 22,2010 Wylie Zoning Board of Adjustment Regular Meeting Agenda Page 2 of 2 AGENDA Public Hearing 1. Hold a public hearing to consider and act upon a request by Bryan Rogers for a Variance to Section 3.2.B of the Zoning Ordinance requiring a front and rear yard setback of a minimum of 25', property located at 700 S. Ballard, being Lot 1, Block A of the Christian Care Center Addition.(ZBA 2010-03). ADJOURNMENT CERTIFICATION I certify that this Notice of Meeting was posted on this 19th day of March, 2010 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wylie website: www.wylietexas.gov. Carole Ehrlich,City Secretary Date Notice Removed This page is intentionally blank Wylie Zoning Board of Adjustment CITY OF WYLIE Minutes Zoning Board of Adjustment Monday, January 25, 2010 — 7:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North CALL TO ORDER Announce the presence of a Quorum. Chair Linda Jourdan called the meeting to order at 7:00 p.m. and stated that a quorum was present. Board Members present were; Board Member Bill Baumbach, Board Member Darnell Harris, and Board Member Bryan Rogers. Board Member Karyn McGinnis arrived late. Staff members present were: Planning Director, Renae 011ie, Assistant Planner Jasen Haskins, and Administrative Assistant Mary Bradley. CONSENT ITEMS 1. Consider and act upon approval of the Minutes of the April 27, 2009 Meeting. A motion was made by Board Member Baumbach, and seconded by Board Member Rogers, to approve the Minutes from the April 27, 2009 Meeting as submitted. Motion carried 4 — 0. Board Member McGinnis arriving after the vote. PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by R.C. Ottwell, Jr. for a Variance to Section 4.2.A.3 of the Zoning Ordinance requiring a side yard setback of a minimum of 10', property located at 1322 Century Way, being Lot 5R, Block A of the Century Business Park Addition. (ZBoA 2010-01). Mr. Haskins stated that the property is located at 1322 Century Way. The applicant is requesting a variance from 10 foot side yard setback to a zero side Minutes January 25, 2010 Wylie Zoning Board of Adjustment Page 1 of 3 setback. The applicant is proposing to construct a 4,000 square foot addition to an existing structure, which the variance would allow the structure to abut to the fence. The purpose of the request from the applicant is to deter pedestrian traffic along the side of the building. The Board has approved set back variances previously, but not for a structure of the proposed size and not for zero feet. Public comment forms were mailed to eight property owners within 200 feet of this request, and no responses either in favor or against were received. Chairman Jourdan opened the Public Hearing. Mr. R.C. Ottwell, Jr., 1322 Century Way, applicant, stated that the access to the building is on the south side of the building. The proposed addition will be used for storage warehouse constructed the same as the existing structure, with a tilt wall. Mr. Ottwell stated that after visiting with one of the adjacent property owners, he would request the variance change from zero to five feet. He realized that if there is maintenance needed to the side of the building, a five foot setback would allow access. The space is concrete dead space, and there is no type of landscaping or grass in that area. If the building is constructed five feet from the fence, it may deter pedestrian trespassers. Mr. Ottwell stated that his property has already been broken into twice. Board Member Rogers recommended constructing a solid masonry wall for that side of the property. Mr. Ottwell agreed that the solid masonry wall may deter the foot traffic, along with a five foot variance. Chairman Jourdan closed the Public Hearing. The Board Members discussed the hardship and recommended constructing a masonry screen wall to secure the property. A motion was made by Board Member Rogers, seconded by Chair Jourdan, to Grant the request for a variance to Section 4.2.A.3 of the Zoning Ordinance, to reduce the required ten foot side yard setback to five feet with a solid masonry wall to screen to the street side, property located at 1322 Century Way, being Lot 5R, Block A of the Century Business Park Addition. Motion failed 2 — 3. Board Member Rogers excused himself from the meeting on the next item due to a conflict of interest. Minutes January 25, 2010 Wylie Zoning Board of Adjustment Page 2 of 3 2. Hold a public hearing to consider and act upon a request by Belinda Hockett for a Variance to Section 5.2.E.1.c parking regulations of the Zoning Ordinance to reduce the required Commercial Amusement or Recreation Inside to allow 40 parking spaces in lieu of the required 80 (ZBoA 2010-02). Ms. 011ie stated that the subject property currently consists of a complex with approximately 13,150 square feet on a single lot within the FM 544 Industrial Park Addition, with a total of 36 parking spaces on site. The facility had two uses, a Warehouse Office and Personal Service Use (Dance Studio). In March 2009, the tenant (Dance Studio) occupying 3,150 square feet, requested and was approved by the City Council an alternative parking agreement, to allow them to utilize one parking space located across the street on Lot 10R, 710 Business Way. The Warehouse Use utilizes 10,000 square feet of the facility, and the applicant utilizes 3,150 square feet as Personal Service Use (Dance Studio). The Warehouse Use has moved out and now the applicant desires to utilize the remaining 10,000 square feet to operate a commercial indoor amusement use. The facility will house an indoor golf range, mini golf, batting cages and snack area. It was staff's opinion that the definition from the Zoning Ordinance for indoor commercial amusement, which was parked at 1 to 100, was for more of bowling alleys, arcade. Staff met with the Building Official in deriving an occupancy load based on the total square footage of useable public space. In accordance with current building codes the facility shall not exceed an occupancy load of 150 persons. This would allow a minimum of 50 parking spaces based on three persons per vehicle. The required parking spaces are determined by the gross square footage when different use areas are considered. Staff looked at different cities and different codes and broke down the uses as opposed to one space per square footage: Golf staffs parked three spaces per stall; mini-golf parked at three spaces per hole; batting cages parked three spaces per cage; the snack area parked at one space for every three seats; open party area of 1,333 square feet parked at 1 to 100. This would require 80 total parking spaces. In talking with the Building Official who looks at gross floor area, based on occupancy loads, what he recommended was 50 spaces, which would allow 150 maximum occupancy. The applicant is requesting 40 parking spaces, which is based on how she does business. However, the Zoning Ordinance requires parking spaces by occupancy load and by combined uses. The applicant will eventually have to get a shared parking agreement approved by City Council. The applicant has noted that they are in communication with the property owner of Lot 10R, 710 Business Way to secure additional parking. The outcome of this request will determine how many off-site parking spaces would be required. Minutes January 25, 2010 Wylie Zoning Board of Adjustment Page 3 of 3 In summary, the applicant is requesting 40 parking spaces, which would require 19 off-site shared parking; the recommendations from building official is 50 spaces, which would require 29 off-site shared parking; the recommendations from planning is 80 spaces, which would require 59 off-site shared parking; and the current Zoning Ordinance requirement is 100 spaces with 79 off-site parking spaces. Board Member Baumbach questioned the hours of operation for all uses and if there was overlapping between the dance studio and commercial indoor use. Ms 011ie stated that yes there will be overlapping, because both uses will include after-hours and weekends. Ms. Belinda Hockett, 3106 Eagle Mountain Drive, Wylie, the applicant, stated that there will be about three or four employees for the commercial indoor use. The dance studio has private lessons, which would be about one to four cars. The batting cages will be mostly young people who are dropped off by their parents. Ms. Hockett stated that the lot currently has 36 parking spaces, and is able to obtain eight additional spaces, giving her a total of 44 parking spaces. Board Member McGinnis questioned the number of staff employees for the snack area. Ms. Hockett stated that the employees will not manning the snack area. Chairperson Jourdan questioned the parking capability during the summer hours. Ms. Hockett stated that the facility will not allow the young people to come and hang out. The young people will pay for their allotted time to practice batting and then they will leave. The parents will be dropping them off and coming back to pick them up, most likely. Baseball season is in the spring and fall, and there may be a league in the summer, but most of the practice time will be in the spring and fall. Chairperson Jourdan stated that twelve property owners were mailed public comment forms. Four comment forms were returned with one in favor and three opposing the request. One of the comment forms in opposition was from property owner across the street. The other comment forms were from property owners across the railroad right-of-way. The Board Members discussed in length the shared parking agreement and the public comment forms in opposition. Ms. 011ie stated that the surrounding area was developed for Light Industrial Use, where the parking requirement is 1 to 250. The proposed use is a very good use but the area is not developed for that type of use. Ms. 011ie cautioned the Board Members to although keeping the shared parking agreement in mind, but not to analyze the future of the shared parking agreement. The proposed variance request is to be approved standing on its own, knowing that a shared parking agreement will need to approved. A motion was made by Board Member Baumbach, and seconded by Board Member Harris, to Grant the variance to Section 5.2.E.1.c parking regulations of the Zoning Ordinance to reduce the required Commercial Amusement or Recreation Inside to allow 60 parking spaces in lieu of the required 100. Motion carried 4 — 0, with Board Member Rogers abstaining. Minutes January 25, 2010 Wylie Zoning Board of Adjustment Page 4 of 3 ADJOURNMENT A motion was made by Board Member Baumbach, and seconded by Board Member McGinnis, all Board Members were in consensus, and the meeting adjourned at 8:20p.m. Linda Jourdan, Chair ATTEST: Mary Bradley, Secretary Minutes January 25, 2010 Wylie Zoning Board of Adjustment Page 5 of 3 This page is intentionally blank Wylie Zoning Board of Adjustment Cii OF WYLI AGENDA REPORT Meeting Date: March 22, 2010 Item Number: 1 Department: Planning Case Number: ZBA 2010-03 Prepared By: Jasen Haskins Project Location: 700 S. Ballard Date Prepared: March 16,2010 Subdivision Name: Christian Care Center Addition Location Map, Site Layout, Notification List and Map Exhibits: with Responses Subject Variance to Section 3.2.B of the Zoning Ordinance requiring a front and rear yard setback of a minimum of 25', property located at 700 S. Ballard,being Lot 1,Block A of the Christian Care Center Addition.ZBA 2010-03 Discussion Applicant: Bryan Rogers Location: 700 S. Ballard The applicant is requesting a variance to Section 32.B for the requirement for a front and rear yard setback be 25' in areas zoned Residential. The applicant is requesting a 10' front and rear yard setback for an approximately 4,050 square foot structure. The applicant has provided a site plan showing the size and positioning of the proposed addition. The applicant has stated that the reason for the request is to maximize building space while keeping the new structure on existing Christian Care Center property. The request represents a 60% adjustment to the requirements of the Zoning Ordinance. The setback is an established building line, parallel to a property line, over which no part of a building shall project, except as otherwise provided by the zoning ordinance. The purpose of the building setback requirement is to preserve and promote open space and increase neighborhood safety. This Board has approved set back variances within the past 24 months, but not for a structure of this size. Public comment forms were mailed to 29 property owners within 200 feet of this request, as required by State Law. At the time of this posting, one response was received in favor of the variance. 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. Page 1 of 2 Page 2 of 2 ZBOA 2010-03 In order to grant a variance to the development code the Board shall find that all the following have been satisfied: (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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[ {yv;`'•,„, S;no- �• :k I,,..,' f'. 3y� 1.4'''' � Y -n d S *At"'� 4{S c�] r •" �Y �k�^ 'fir{;1, "',''? • '""D�tea? y�s,�L z �' z' k'trz �,,, fAC il\ t =-V,,,,,,k, t co —10 , , rs. r '� M1 `€'G,z':Yqq}� }; •• '' *.- .v i} '' 4 { ).,„,,T.;: ','.''''{'f. ' '}iWV(,.'a' y o.3z�` ' - �.�ry�,-- 447,•,; Lam" iNzi _i_____ __ I . _ ..„ ._.. . 7._________. _ 044.**-''-- t 3 4 1 6 1 41 4 4 1 2 4 1 0 . 40 8 406I 404 NOTOHCATHON APPLICANT: Bryan Rogers - APPLICATION FILE 01 -03 PO Box 1454 Wylie, Texas 75098 # LK/ BS LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant Po Box 1454 1 Bryan Ro.ers Wylie, Texas 75098 Calloway Addn, 100 N. First Street 0 2 Blk 1 _ Lot 1 B -11 0- 01-0 1 B-1 First Baptist Church Wylie, Texas 75098 Calloway Addn. 603 S. Jackson Avenue 3 Blk 1 1 D -11 0- 1-001 H-1 Billy Mills Wylie, Texas 75098 Calloway Addn. 100 N. First Street Ci - 4 Blk 1 `i E -- -11 - 1- 01 B-1 First Baptist Church Wylie, Texas 7 098 Calloway Addn. 607 S. Jackson Avenue 5 Blk 1 1 F -11 0-0 1-001 F-1 Billy Eastham Wylie, Texas 75098 Calloway Addn. 605 S. Jackson Avenue Blk 1 1 G 1 -11 o- 1- 1 G-1 Betty Atkins Wylie, Texas 7 098 Calloway Addn. 603 S. Jackson Avenue 7 Blk 1 1H 111 0- 1- 01 H-1 Billy Mills Wylie, Texas 75098 Calloway Addn. 604 S. Ballard Avenue 8 Blk 1 1 J -11 0-0 1- 1 -1 Merrill Young Wylie, Texas 7 098 Calloway Addri. 603 S. Jackson Avenue 9 Blk 1 B -i 1 0-001-0 1 H-1 Billy Mills Wylie, Texas 75098 Southside Addition 708 S. Ballard Avenue 1 ---- Lot 2 f-117 -0 0-0020-1... Pecan Creek Development Wylie, Texas 75098 Southside Addition 704 S, Ballard Avenue 11 --- 3 _ -1 17 - 0 -00 0-1 Joyce Pippen -- - Wylie, Texas 75098 Southside Addition 704 S. Ballard Avenue 12 --, 4 -117 -00 - 03 -i Joyce Pippen Wylie, Texas 75098 Southside Addition 412 Crepe Myrtle 13 --- 5 R-1176- 0-00 0-1 Thomas Manuel Murphy, Texas 7 094 Southside Addition Po Box 1476 1 --- 6 R-1176-000-0060-1 Wylie Christian Care Center Wylie,, Texas 75098 Southside Addition PO Box 1476 1 --- 7 R-117 - -00 0-1 Wylie Christian Care Center Wylie, Texas 75098 Southside Addition Po Box 1476 1 --- 8 -117 -0 - 0 -1 Wylie Christian Care center l lie, Texas 75098 Southside Addition 703 S. Jackson Avenue 17 --- 9 -1 17 -00 -0 9 -1 Lo et� HicksWylie, Texas 7 098 Southside Addition - - 1 Sheppard Lane'..... 10 f-117 - 00- 1 0-1 Jose Luevano Wylie, Texas 75098 Southside Addition. 707 S. Jackson Avenue 19 --- 11 P 117 -0 0- 11 -1 Lula Hale Wylie, Texas 75098 Southside Addition PO Box 37 20 --- 12 -1 17 - 0 -012 -1 Wylie Cypp Properties Wylie, Texas 7 09 Southside Addition �� ... 711 S. Jackson Avenue 21 _-- 13 -1 17 - 0 - 13 -1 l a ret Arno Wylie, Texas 75098 Southside Addition22 Dressage .1. Lane 1 &E 1 2 17 I -117 -000- 1 0- Properties2080 Tyler, Texas 75703 Butler Addn 100 Thompson Drive -23 Blk 1 Lot 1 A -1 1 7-0 1- 1 A-1 Ed Smith Richardson, Texas 75080 Butler Addn 100 Thompson Drive 24 Blk 1 16 R-11 7- 1-01 0-1 Ed Smith Richardson,son, Texas 75080 Butler Addn Po Box 1476 25 Blk 1 17 1 -1 157- 1-017 -1 1 lie Christian re Center Wylie, Texas 75098 2080 Dressage Lane 26 Abst 920 Tract 62 R- 92 -002- 20-1 Jennifer Anderson Tyler, Texas 75703 800 Autumn Hill Drive 27 Abst 920 63 r- 920-0 2-0 30-1 - Elisee Cellar Wylie, Texas 75098 Po Box 1333 28 Abst 920 64 l - 92 - -0 -1 Alejandro Torres Wylie, Texas 75098 PO Box 1333 29- Abst 920 E C- 920-0 2-0 -1 Renato Torres Wylie, Texas 7 098 30 31 32 33 34 ..II 35 36 MEM_ 37 iiiri 38 .{.:: PUBLIC COMMENT FORM (Please yp or use black ink) Planning Department 2000 Highway 78 North Wylie,Texas 75098 x I am FOR the requested variance as explained on the attached public notice for ZBA Case#2010-03. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2010-03. Date.Location&Time of Planning&Zoning Commission meeting: Tuesday,March 22, 2010,6:30 pm Municipal Complex, 2000 Highway 78 North, Wylie,Texas A. L. Draper Name: /ease print) Address: 212 Rush Creek Dr. .:. _or;,411114h.I Signatur40;4 e: f 3 Dale: COMMENTS: It is very important that the Care Center obtain this variance utilizatie very liñiitedlafiil space a ai a e.The are en er as assis ed A ► i e : ::e A* " 1' .a " A h a Al I S oil I -4 It 4. in desperate need of additional warehouse space. Space in the present facility has been maxed out for the past several-years, ffiuslimitingthe-"storage nee ssa r ----e&sential-items--to-assist--fa4p-ilies-who_have_failen_oaaardiimes_ Your thoughtful consideration and approval of this need is greatly appreciated.