Loading...
08-03-2004 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting August 3, 2004 7:00 pm Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: Red Byboth Claude Thompson, Director Dave Hennesey Mary Bradley, Secretary Don Hughes Dennis Larson Mike Phillips Chris Seely Kathy Spillyards CALL TO ORDER Chairman Seely called the Regular Meeting to order at 7:00 pm. INVOCATION AND PLEDGE Commissioner Byboth offered the Invocation and Commissioner Larson led the Pledge of Allegiance. CITIZEN PARTICIPATION No one appeared to speak. CONSENT AGENDA ITEM 1. Consider and act upon approval of the Minutes from the Regular Meeting. A motion was made by Commissioner Hughes, and seconded by Commissioner Hennesey, to approve the minutes as submitted. Motion carried 7—0. P &Z Commission Meeting August 3, 2004 Page 2 of 5 PUBLIC HEARING 1. 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. 2004-13) Thompson reviewed the Planning Report in detail, stating that the subject property totals 100.0994 acres in two ownerships. It is zoned Agriculture (A) District as a holding zone. 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 w residential trends but which differs somewhat from the standard requirements of the Zoning Ordinance. The Planned Development District proposes to dedicate 43.76 acres of land, including the portion that is occupied by Muddy Creek floodplain and reservoir, to the City for public park land. The developer also proposes to either construct or provide funding of an 8 foot wide hike and bike trail through this portion of the Muddy Creek corridor and to provide public access of at least two locations. The applicant is offering the open space specifically as a trade for the proposed smaller lots and higher density, so that the overall density is approximately the same as recommended by the Comprehensive Plan. The proposed Planned Development District establishes a minimum lot size of 6,000 square foot, and lots may be as narrow as 50 feet in width, interior side yards of at least 5 feet, 15 feet for side yards adjacent to streets, unless that side yard is on a key lot than be 25 feet. The Planned Development District proposes that alleys will not be required, and minimum size of dwelling will be 1,700 square feet. The PD also proposes to extend Lakefield Drive eastwardly to connect with a future realigned Country Club Drive (F.M. 1378)just north of F. M. 544. Staff recommendation is denial, because the density is too drastic of a departure from the Zoning Ordinance requirements and the pattern of existing development in the vicinity, although it does generally conform to the recommendations of the Comprehensive Plan and provides potential park land which might not otherwise be available for public access. P & Z Commission Meeting August 3, 2004 Page 3 of 5 Commissioner Larson questioned the amount of land within the floodplain and how much floodplain is suitable for park development. Thompson stated that forty percent of the 100 acre tract of land is floodplain which cannot be developed. Thompson stated that the Park Board has expressed desire to accept the forty-three acres dedicated for park land as well as construction of two trail heads along the single-loaded roadway. This will initiate a public trail system along Muddy Creek. This floodplain can be developed for passive recreation, but for active recreation the land must be located above the floodplain. Only 3 acres of the proposed dedication are outside of the floodplain. Commissioner Hughes questioned why the applicant has requested smaller lots, when the Comprehensive Plan stipulates larger lots and larger lots are platted next to the proposal. Thompson stated that the applicant is aware that the proposed lot size and house size does not meet the recommended requirement. The applicant is also aware that he could not develop and did not have to purchase the floodplain, but has chosen to do so under the assumption of offering the floodplain is a legitimate balance for the density. By including the floodplain, the request accomplishes the 2.5 dwelling/acre density of the Comp Plan. The 250 lots on the 100 acres yield 2.5 dwellings per acre, although he is only developing the 57 out of the floodplain. Larger lots reduce the number of lots as well as the density. Thompson stated that, in the past, the Planning Commission has considered the house size more important than the lot size. Chairman Seely opened the Public Hearing. Steve Parsons and Steve Sallman, 1784 Davenport, Dallas, Texas, representatives of the developer for the subject property. Mr. Parsons presented pictures of the property and reviewed the concept plan. They discussed the extra expenses to dedicate the floodplain as well as screening the property abutting the DART rail. The extension of Lakefield Drive onto FM 1378/Country Club will reduce traffic at the intersection of Springwell Parkway and FM 544. Mr. Sallman stated that the proposed higher density is required for the development to work and obtain the public access to the floodplain. The higher price of larger lots limits the size and quality of the house built on it, because the market dictates the final combined price of house and lot. Typically builders will advertise the purchase price for smaller lots and house, but larger houses are actually built. Raised the lot and house size will limit the builder in advertising and promotion. Mr. Sallman compared the minimum house size allowed in the existing neighboring developments and the proposed Planned Development, and argued that the PD is conforming to existing trends. The primary builders could be Goodman Homes, but specific builders have not been determined. P &Z Commission Meeting August 3, 2004 Page 4 of 5 Commissioner Spillyards questioned the plan for screening along the railroad. Mr. Sallman stated that no engineering study has yet determined the type of buffering needed, but it will probably be something similar to Lakeside. After discussion with Commissioners, Mr. Sallman and Mr. Parsons agreed to have an earth berm and live plants installed along the north side of the railroad corridor as approved by the Planning and Zoning Commission upon submittal of Developmental/Preliminary Plat. Commissioner Spillyards expressed concern of the narrow widih of the lots. The Commissioners stated that wider lots allow swing garages, rather than street-facing doors. Mr. Parsons agreed to having 50 percent of the lots 50 feet and 50 percent of the lots a minimum of 60 feet in width. Commissioners discussed the square footage of houses in existing subdivisions, which is generally larger than the minimum 1.700 square feet proposed by the Planned Development. After the discussion, Mr. Parsons agreed to amend the PD Conditions to require that twenty-five percent of the dwellings be 1,700 square feet minimum and seventy-five percent at 1,900 square feet minimum. Commissioner Hughes questioned the screening for the lots abutting the open space. Mr. Sallman agreed to include in the PD Conditions that a six feet high uniform wrought iron fence, to be approved by the Planning and Zoning Commission at the Development/Preliminary Plat submittal, be installed where rear yards back onto open space. Torrey and Scott Anderson, 204 Waterwood Drive, spoke in favor of the proposed development. However, they expressed concern for the small house size because of low the water pressure in the area. Thompson stated that a new storage tank is scheduled to be built in west Wylie. Matt Gonderinger, 411 Ashland Drive, spoke against the proposed development and expressed disappointment in the small dwelling size per unit. He also expressed concern for the circulation of emergency vehicles and accessibility within the development. James Griffin, 2320 Foothill Road, McKinney, spoke against the proposed development and expressed concern for the increased traffic feeding onto Country Club from Springwell Parkway and Lakefield Drive. Chairman Seely closed the Public Hearing. A motion was made by Commissioner Hughes, and seconded by Commissioner Larson, to recommend approval of Zoning Change 2004-13, with the following stipulations added to the PD Conditions: That fifty percent of the lot will have minimum widths of 50 foot width and not less than fifty percent will be 60 feet wide; Twenty-five percent of the main structures will be a minimum of 1,700 square feet yand seventy-five percent will be 1,900 square feet minimum; A sound barrier/visual screen of earth berm and live plants shall be installed along the north side of the railroad corridor, as approved by the P & Z at Development/Preliminary Plat; and Lots which back onto open space shall provide a six feet high wrought iron fence of uniform design as approved by the P&Z. P &Z Commission Meeting August 3, 2004 Page 5 of 5 Chairman Seely adjourned the meeting for a break at 9:20PM, and reconvened at 9:30PM for the work session. WORK SESSION Thompson summarized previous discussions concerning revision of the Comprehensive Plan, and recommended that the Village Center philosophy be continued. During lengthy discussion, Commissioners concluded that the Village Center concept was not valid due to the hot local climate and attitudes favoring larger lots and against walking. It was recommended that fewer, larger retail areas be allowed, and that such nonresidential adjacency not automatically support smaller lots and higher densities. Single-family lots should be larger with wider setbacks, and multi-family dwellings should be limited. Retail development can be adjacent to schools or parks and open space or large residential lots, and each neighborhood should reflect an individualized theme. The design regulations should be either broadened or eliminated in order to encourage creativity and diversity. Thompson reminded the Commissioners that the Comprehensive should be illustrated and implemented by the zoning, so the Plan should be the guide potential development patterns. Therefore, if the Village Center concept is eliminated some similar criteria must be drafted to explain the policy for land use patterns. Commissioners were asked to be prepared to provide such criteria at future meetings — ie, where the fewer retail centers should be located and why and what land uses should be considered around each retail center. ADJOURNMENT With no further discussion, a motion was made by Commissioner Byboth, and seconded by Commissioner Hennessey, to adjourn the meeting at 11:15 p.m. gr. ChrisChairman M. , Braley, Secretary