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03-04-2003 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting March 4, 2003 7:00 pm Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: William Chapman Claude Thompson, Director Michael George Mary V. Bradley, Secretary Mike Phillips Terry Capehart, Planner Carter Porter Sam Satterwhite, Dir., WEDC Tony Snider Commission Members Absent: Jeff Adamcik Don Hughes CALL TO ORDER Chairman George called the Regular Meeting to order at 7:07 p.m. INVOCATION AND PLEDGE Chairman George offered the Invocation and Commissioner Porter 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 February 18, 2003 Regular Meeting. Motion was made by Commissioner Chapman, and seconded by Commissioner Phillips, to approve the minutes as submitted. Motion passed 5—O. P &Z Commission March 4, 2003 Page 2 of 4 PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single Family Residential (SF-8.5/17) to Commercial Corridor (CC), generally located east of North Ballard Avenue and south of Paul Wilson Road, being all of a certain 2.00 acre tract of land situated in the Francisco de la Pina Survey, Abstract No. 688-1, Tract 201, City of Wylie, Collin County, Texas. (Zoning Case 2003-01). Thompson stated that the subject 2-acre tract was annexed into the City as part of a 46.5- acre tract in September of 1984, and was zoned for residential uses at the time of annexation. In April of 1994, 14 acres immediately abutting the subject property was disannexed due to City's failure to provide sewer services and adequate fire and police support to the area within the five year time limit. In September of 2002, the City Council denied a request by the current owner of the subject tract to be disannexed from the City. That request was based on the lack of City services to the tract and the owner's desire to develop uses which were allowed by the County but not the City. The subject tract is abutted on north, west and south by unincorporated Collin County, and these neighboring properties are occupied by sparse rural residential or agri-business uses on lots in excess of two acres in size. To its rear and to the east, the property abuts the treatment and storage facilities of the North Texas Municipal Water District (NTMWD). Both Paul Wilson Road and Skyview Drive are currently rural roadways, and generally dead-end routes at the intersection where the subject tract is located. However, Park Boulevard is to be extended as a regional thoroughfare to align with the Skyview corridor, and be improved to six lanes with divided median. Paul Wilson will be part of the Lakeshore Loop. Thompson reviewed the current Comprehensive Plan recommendation of Country residential uses, but reminded the Commission of their recent recommendation to revise the Plan to recommend that the subject area be a Village Center with retail uses at the new intersection of Park Boulevard and Paul Wilson Road. The proposed rezoning is in compliance with the Commission's recommended changes to the Plan. The applicant intends to develop mini-warehouse for boats and other self-storage on the subject property, and such use is only permitted within the Corridor Commercial (CC) District. While, the requested Corridor Commercial District may allow some more intensive uses which may not be compatible with residential uses, the CC District is considered appropriate for frontage of major thoroughfares such as the planned Park P &Z Commission March 4, 2003 Page 3 of 4 Boulevard. Furthermore, the NTMWD properties restrict the extension of such CC uses in a strip fashion toward the east from the Park/Paul Wilson intersection and subject property, and neither the City or County can regulate land uses within the unincorporated County. The subject property will be required to connect any new development to the City sewer system, which is not currently available. This will require extension of trunk lines some 2,500 feet as well as possible lift stations, at the expense of the private developer. Commissioners questioned the alignment of Park Boulevard and the date such construction will begin. Thompson stated that the County will construct Park Boulevard, but that the date projected for construction is not available at this time. The schools located on Park Boulevard west of Parker Road should help the priority of the Park extension, and the eastern section is needed to keep S.H. 78-bound traffic out the downtown historic area. Commissioner George opened the public hearing. Mr. Michael Blocker, 1719 Mapleleaf Falls Drive, Allen, Texas, the applicant for the subject property, stated that the intention is to develop a high quality facility for boat self-storage. It will be built in two phases, the first phase will begin immediately and the second phase will depend on when the first twenty units are occupied. Commissioner George closed the public hearing. A motion was made by Commissioner Chapman, and seconded by Commissioner Porter, to recommend approval for the rezoning. Motion passed 4— 1, with Commissioner Snider voting in opposition. The Commissioners adjourned for a work session at 7:35 p.m. WORK SESSION 1. Consider proposed changes to Section 4.4.E.l.a(Nonresidential Design Standards for Landscaping) of the Zoning Ordinance of the City of Wylie. Thompson reminded Commissioners that required landscaping for all nonresidential districts was increased in the newly-adopted Zoning Ordinance, from 5% of site to 20% in Neighborhood Services, Community Retail and Corridor Commercial Districts and to 10% in Business Center and Industrial Districts. Required parking spaces are also larger than normal at 10 by 20 feet with 24 feet wide aisles. This increased landscaping and parking requires larger sites and increases the cost of construction within Wylie when compared to neighboring cities. P &Z Commission March 4, 2003 Page 4 of 4 Most grocery stores will be 65,000 to 85,000 square feet, and department stores will be 130,000 square feet and larger. The proposed break at 100,000 square feet will accommodate these retailers, as well as the industrial-type uses anticipated by the current regulations. Wal-Mart has stated that they cannot comply with both landscape and parking requirements on their 18-acre site and will not go through a public hearing necessary for a Planned Development District. There possibly will be other retailers having the same difficulty complying with the code as adopted. To address these special cases the following proposed amendment to the Zoning Ordinance is recommended: Amend Section 4.4.E.1.a of the Zoning Ordinance to require 10% of site landscaped in CR and CC Districts for single buildings of 100,000 square feet and larger on a single lot. The Commissioners questions if the benefits of Wal-Mart coming to the City are significant enough to support the proposed changes to the new code and for all sites city- wide. Sam Satterwhite, Director of Economic Development, stated that the local sales tax will be approximately $571,000 a year, the employment of about 200 employees, and the widening of State Highway 78 up to Kreymer/Spring Creek Parkway with a signal light at the intersection. No tax incentives have been given to attract Wal-Mart here. Commissioners expressed a desire to reduce parking rather than landscaping, as such helps improve air quality. Thompson stated that the larger parking is for perpendicular spaces only and does not address diagonal parking. However, the Herzog/Woodbridge PD approved angular parking spaces of 9 '/2 by 18 feet. Council has recommended 10 by 20 parking spaces. Council will be reviewing the parking on March 11, 2003, and the Commissioners were encouraged to come. Thompson stated Public Hearings on the proposed amendment have been called and published for the P&Z Meeting on March 18, 2003, and the City Council on March 25, 2003. Commissioners may recommend whatever revision they believe is appropriate to accommodate these larger retailers. ADJOURNMENT A motion was made by Commissioner Porter, and seconded by Commissioner Phillips, to adjourn the meeting at 8:23 p.m. Motion passed 5 —O. r ! n Michael George, Chairman M V. radley, Secre