07-19-2005 (Planning & Zoning) Minutes MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North
Wylie, Texas 75098
July 19, 2005
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Scott Ames Claude Thompson, Planning Director
Eric Alexander Renae' 011ie, Assistant City Planner
Jamie Gregg
Joel Hemphill
Dave Hennesey
Dennis Larson
Commission Members Absent:
Red Byboth
CALL TO ORDER
Chairman Larson called the meeting to order at 7:02PM.
INVOCATION & PLEDGE OF ALLEGIANCE
Commissioner Hennesey gave the invocation and Commissioner Ames led the pledge of
allegiance.
CITIZEN PARTICIPATION
No one appeared to speak to the Commissioners.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the July 5, 2005 Regular
Meeting.
With no corrections or deletions, a motion was made by Commissioner Hemphill, and
seconded by Commissioner Alexander, to approve the minutes as submitted. Motion
carried 5 —0, with Commissioner Hennesey abstaining and Commissioner Byboth absent.
P &Z Commission Meeting
July 19, 2005
Page 2 of 5
PUBLIC HEARINGS
1. Hold a Public Hearing and consider a recommendation to the City Council regarding a
change in zoning from Planned Development (PD 01-14) District to Downtown Historic
(DTH) District to remove the current residential/non-residential ratio, property being
located on the Southwest corner of Ballard Avenue and Brown Street at 311 N. Ballard
Avenue (Zoning Case No. 2005-14)
Thompson stated that the property is located on the Southwest corner of Ballard Avenue and
Brown Street at 311 N. Ballard Avenue and is platted as a single lot. The lot is 65 feet wide
and 125 feet deep, totaling 8,125 square feet in size. It was earlier occupied by a single-
family, wood frame residence. The property was rezoned just before being included in the
Downtown Historic (DTH) District which was adopted as part of the 2001 Zoning Ordinance.
The subject property is one of the first mixed uses in the DTH District, but was approved
with the PD because the new DTH regulations had not yet been adopted. The structure is
currently occupied by a travel ministry. The new owner/occupants wish to remove the
restrictions of the PD that not more than 45% of the structure be occupied by nonresidential
uses. The current zoning ordinance has no such limitations of uses, and the buildings could
be used totally as residential, totally as nonresidential, or multiple uses of any proportions.
The DTH District requires that new structures conform to the exterior design of other
structures within that block, and the residential design of the existing structure conforms to
this requirement.
The current Zoning Ordinance provides that, within the DTH District, nonresidential uses of
less than 4,000 square feet are not required to provide on-site parking, but may utilize on-
street parking. The applicant has constructed 7 additional on-site parking spaces within the
rear and interior-side yards.
Commissioners discussed parking issues at length. Commissioners expressed their concern of
potential parking and traffic for the area if the building is used for retail uses. Commissioner
Hennesey wanted clarification that tandem (stack) parking was acceptable. Thompson stated
that tandem parking is allowed and does count toward required parking.
The Zoning Ordinance also requires that residential uses within the DTH District provide two
on-site enclosed parking spaces. Commissioner Alexander wanted clarification that
residential uses would require replacement of the garage to be converted back to allow two
enclosed parking spaces. Thompson stated that no CO will be issued for residential without 2
enclosed spaces.
P &Z Commission Meeting
July 19, 2005
Page 3 of 5
Frank Banfill, 1207 Mobile Lane, Wylie, Texas, applicant for the subject property, explained
the type and nature of the business accommodates no walk-in customers. The total number of
employees at capacity would be 10 and approximately 8 vehicles.
Chairman Larson opened the Public Hearing. With no one coming forward to speak to the
Commissioners, Chairman Larson closed the Public Hearing.
A motion was made by Commissioner Alexander, and seconded by Commissioner Hennesey,
to recommend approval of zoning change 2005-14 to the City Council. Motion carried 6— 0,
with Commissioner Byboth absent.
2. Hold a Public Hearing and consider a recommendation to the City Council regarding a
change in zoning from Agriculture (A) to Planned Development (PD) District for single-
family residential uses, being a 59.234 acre tract of land situated in the Moses Sparks
Survey, Abstract No. 849, Collin County, Texas, located south of Sage Creek Phase 8,
North of FM 544 and west of FM 1378 (Country Club Road). (Zoning Case No. 2005-15).
Commissioner Gregg absented herself from the room and did not participate in
discussion or voting, due to a potential conflict of interest.
Thompson stated that the property totals 59.24 acres, approximately 40 acres of which is
occupied by the floodplain and reservoir of Muddy Creek and undevelopable. The property
being located west of Sage Creek Addition Phase 4 and 7, south of Sage Creek 8 Addition
and north of Wooded Creek Estates. The proposed subdivision 9 will be the last phase in
order to build out the subdivision.
Sixty-six (66) notifications were mailed, and seven property owners submitted written
responses, four(4) opposing and three (3) favoring the zoning change.
The Comprehensive Plan recommends medium-density residential use, with lots between
10,000 and 20,000 square feet in size. The developer is proposing smaller lot sizes of 8,400
square feet and does not conform to the recommendation of the Comprehensive Plan.
The applicant proposes that the provision for 30 acres of public park land and the extension
of an off-site street to relieve supposed traffic congestion justifies the requested higher
residential density, and such amenities and trade-offs can only be legally secured by a PD.
The PD offers similar design requirements as the Base Requirements of the current Zoning
Ordinance, except that the lots widths are narrower (60 feet rather than 70 feet), side yards (5
feet rather than 7) and smaller porches (14 square feet rather than 20 square feet).
P &Z Commission Meeting
July 19, 2005
Page 4 of 5
Commissioners discussed dwelling size and need for variance for porch size. Mr. Bruce Prine
13800 Montfort, #100, Dallas, Texas 752403 with Ashton Woods stated that the variance for
porch size (14 square feet) is in order to stay within the same plans as are in Phase 8.
Applicant questioned how building area square footage is defined. Thompson stated that
square footage given is total under roof as opposed to air conditioned or livable space only.
Therefore, the PD conditions that the minimum dwelling size shall be 2,400 square feet
means total under roof.
The Commission and applicant discussed the bridge location at great length. Mr. John Bull,
Dowdy Anderson, 5225 Village Creek Drive, Plano, Texas, stated that the existing cul-de-sac
dictated the location of the bridge. They are still working out the details with the City
Engineer. Escrow of funds for specific roadway will be done at final platting when all utilities
are in if the road scheduling is delayed. Commissioners were concerned about the timing of
the bridge construction. Commissioners stated that the bridge must be designated and/or
escrowed and noted on the final plat. Thompson informed the Commission that the actual
bridge design would not come before the Board.
The following citizens spoke in favor of the zoning change: Ms. Sharise Reynolds, 903 Glen
Lakes; Ms. Vicki Dessart, 3201 Candlebrook Drive; Mr. James Byrne, 3104 Bryce Drive;
Mr. Scott McMurdie, 1012 Meandering Drive; Mr. Bruce Miller, 1100 Midstream; Ms. Dana
Alvarez, 3000 Claybrook Drive.
Commissioner Larson closed the Public Hearing.
A motion was made by Commissioner Alexander, and seconded by Commissioner Hemphill,
to recommend to City Council approval of zoning change 2005-15 with the following
stipulations:
Special Conditions:
3. Dwelling Regulations
Minimum Dwelling Size on any Lot: 2,000 sq. ft. (Air Conditioned) plus 400 sq. ft.
garage.
Minimum Dwelling Size on 50% of Lots: 2,400 sq. ft. (Air Conditioned) plus 400 sq.
ft. garage.
First floor must be not less than 60% of all 2-story dwellings.
P &Z Commission Meeting
July 19, 2005
Page 5 of 5
8. Design Standards
Units with same street elevation and floor plan 4 lots skipped same side of street
2 lots skipped opposite side of street
And no identical or flipped floor
plans and elevations side by side
Front Entry Cover Maximum 10% of dwellings shall have porches
less than 20 square feet, and minimum porch
shall be 14 sq. ft. All porches shall have 5 ft.
minimum width.
WORK SESSION
1. Discuss potential revisions to the Zoning Ordinance to conform to recent changes
in the Comprehensive Plan.
Thompson distributed handouts and news articles to the Commissioners.
Commissioners and Staff discussed New Residential Requirements and Infill Residential
Requirements for potential revisions to the Zoning Ordinance. Commissioner Hemphill
distributed Non-Residential Requirements for review. Regulations will now include base
requirements and incentive or desirable elements. The Commissioners discussed each line
item of all three tables, modifying the base regulations and making recommendations to
add incentive items. Thompson stated that discussions would continue at the next
meeting to derive at a point system to present to Council.
ADJOURNMENT
A motion was made by Commissioner Alexander, and seconded by Commissioner
Hennesey, to adjourn) eting at 11:07 PM.
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Dennis Larson, Chairman Renae' 011ie, Secretary