10-05-2004 (Planning & Zoning) Minutes MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North
Wylie,Texas 75098
October 5,2004
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Red Byboth Renae 011ie, Assistant Planner
Dave Hennesey Mary V. Bradley, Secretary
Don Hughes
Dennis Larson
Mike Phillips
Chris Seely
Kathy Spillyards
Staff Members Absent:
Claude Thompson,Director
CALL TO ORDER
Chairman Seely called the meeting to order at 7:06PM.
INVOCATION & PLEDGE OF ALLEGIANCE
Commissioner Byboth gave the invocation and Chairman Seely led the pledge of
allegiance.
CITIZEN PARTICIPATION
No one appeared to speak before the Commission.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the September 7, 2004
Regular Meeting.
An error was made on the posting for the date of the minutes, the September 21, 2004
meeting was cancelled due to no quorum. A motion was made by Commissioner Hughes,
and seconded by Commissioner Larson, to approve the minutes as submitted. Motion
carried 7—0.
P &Z Commission Meeting
October 5,2004
Page 2 of 5
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Preliminary Plat for
the Rubalcava Industrial Park Addo located west of Hooper Drive and east of the
on. Subject property being all of a certain
5.359 acre tract of land generally
Steel Industrial Park Addition and south of F.M. 544, being a part of that tract of
land described in a deed to Raul Rubalcava and Mirey A. Rubalcava as recorded
in County Clerk's File Number 94-0075684, Deed Records of Collin County,
Texas, and being situated in the W. M. Sachse Survey, Abstract No. 835, City of
Wylie, Collin County, Texas.
Renae 011ie stated that the Preliminary Plat will create 3 lots totaling 5.366 acres. Lot 1
is 2.416 acres in size, Lot 2 is 1.281 acres in size, and Lot 3 is 1.450 acres in size.
No site plans have been announced for the properties. The tract was rezoned from
Industrial (I) to Business Center (BC) District in February with the adoption of the new
city-wide Zoning Ordinance and Map. Access to the property is to be from Steel Road.
A thirty-foot R.O.W. Dedication is provided on the plat for existing Steel Road.
With no questions for the applicant or staff, a motion was made by Commissioner
Byboth, and seconded by Commissioner Phillips, to recommend approval of the
Preliminary Plat to City Council on October 26,2004. Motion carried 7—0.
PUBLIC HEARINGS
2. Hold a Public Hearing and consider a recommendation to the City Council
regarding a change in zoning from Agriculture (A) District to Planned
Development (PD) District for single-family residential development, being all of
a certain 100.0448 acre tract of land generally located north of F.M. 544 and the
DART/KCS Railroad corridor and west of F.M. 1378 and east of the Lakeside
Estates Phase 3 and Wooded Creek Estates Phase 2 Additions, said tract being a
portion of that 27.44 acre tract conveyed to Paul P. Taylor and Lavern C. Taylor
according to the warranty deed recorded in Volume 645, Page 470 of the Land
Records of Collin County, Texas, and part of a 100.3287 acre tract conveyed by
deed to J.L. Brand and Dorothy S. Green as recorded in Volume 1376, Page 94 of
the Deed Records of Collin County, being situated in the Moses Sparks Survey,
Abstract No. 8849, City of Wylie, Collin County, Texas. (Zoning Case No. 2004-
20)
Renae 011ie stated that the subject property totals 100.0994 acres, currently in two
ownerships. The applicant submitted a zoning change in July and the Commission
considered and approved it on August 3, 2004. When the item went to City Council on
August 24,2004 and it was denied.
P & Z Commission Meeting
October 5,2004
Page 3 of 5
The property is zoned Agriculture (A) and has never been platted or developed. The
applicant is requesting rezoning of the property to a Planned Development District in
order to develop a single-family residential subdivision comparable to the existing
neighboring residential trends but differing somewhat from the standard requirements of
the Zoning Ordinance.
Nearly half(40%) of the subject property is occupied by the floodplain of Muddy Creek,
including the Muddy Creek Reservoir, and therefore is not developable for urban uses.
The Comprehensive Plan recommends that approximately 90% of the subject property
(and its entire developable portion) be developed as Suburban Residential uses,
accommodating single-family lots of between
on the,d0e0 and velopable0,5000 square feet. The
6 acres or a density of
proposed PD will allow as many as 230 lots
4.1 lots per acre.
of the area.
The PD proposes that the minimum
�120size of uare 000 squarefeet and 20%eet on mu t be0o8�400 square feett
least 40% of the total lots must beq
The minimum lot width will be 50 feet wide at the building line.
The proposed PD offers to dedicate 43.76 acres, including the Muddy Creek Reservoir,to
ruct or
the City for public parkland. The developer raillso proposes to through the Muddyer Creekt orridoprovide
andto
funding for an 8 feet wide hike and bike
provide public access at least two locations.
The Development Plan/Preliminary Plat illustrates 6 lots which face onto Lakefield
Drive. Although not specifically prohibited by Wylie's codes, facing residential lots on to
major arterial and collector streets such as Lakefield are normally discouraged.
The proposal does closely conform to the density recommendations of the
Comprehensive Plan. The magnitude of the proposed trade-off offered is thought by staff
to be too drastic a departure from both the current requirements of the Zoning Ordinance
and the pattern of existing development in the vicinity to accept. Therefore staff is
recommending denial.
Steve Sallman, 4925 Greenville, Dallas, Texas, represented as a partner of the subject
property, stated that on August 24, 2004, the City Council recommended large homes and
lots at the August 24, 2004 meeting. There was an oversight on the application and that
there will be at least 50% of the lots 60 feet or greater in width. The maximum number of
residential lots will not exceed 225 lots.
P &Z Commission Meeting
October 5,2004
Page 4 of 5
Steve Parsons, 1784 Davenport, Dallas, Texas, represented partner of the subject
property, stated that the developer proposes to either construct or to escrow funds for the
construction of two trail heads. The owner cannot be required to donate this land to the
City (floodplain is not normally acceptable for park dedication), but the applicant is
offering this open space specifically as a trade for the proposed smaller lots and higher
density.
Chairman Seely opened the Public Hearing.
Mark with Goodman Homes spoke in favor of the zoning change and stated that
Goodman Homes will be the builder for the development. Commissioner Spillyards
questioned the layout of the garages. Mark stated that the lots on 70 feet wide lot could
do a swing drive.
Chairman Seely closed the Public Hearing.
After discussing the side entry and the percentage of lots that will have swing drives for
the garages, the applicants, Steve Sallman and Steve Parsons, agreed that a minimum of
fifteen percent of the lots will have swing entries and all corner lots with the exception of
the lots on Lakefield will be side entry.
A motion was made by Commissioner Hughes, and seconded by Commissioner Phillips,
to recommend approval of the zoning change with changes in the Special Conditions of
the Planned Development to be the following: Maximum number of residential lots not to
exceed 225 lots; At least 50% of the lots shall have minimum 60 feet width; and A
minimum of 15% of the lots will have swing drives and all corner lots with the exception
of the lots facing Lakefield will have side entry garages. Motion carried 6 — 1, with
Commissioner Larson voting in opposition.
WORK SESSION
1. Discuss land use philosophy and potential revisions to the Comprehensive Plan.
Commissioner Hughes made a motion to table this item until Claude Thompson,
Planning Director, was in attendance. Motion was seconded by Commissioner Byboth
and carried 7 —0.
P&Z Commission Meeting
October 5, 2004
Page 5 of 5
ADJOURNMENT
A motion was made by Commissioner Hughes, and seconded by Commissioner Byboth,
to adjourn the meeting at 8:02PM
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C , rman Mapradley, Secry