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12-03-2002 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting December 3, 2002 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 Don Hughes Terry Capehart, Assistant Planner Mike Phillips Carter Porter Commission Members Absent: Jeff Adamcik Tony Snider CALL TO ORDER Chairman George called the Regular Meeting to order at 7:05 p.m. PLEDGE AND INVOCATION Commissioner Porter led the Pledge of Allegiance and Chairman George offered the Invocation. CITIZEN PARTICIPATION No one appeared to speak. CONSENT AGENDA ITEM 1. Consider and act upon approval of the Minutes from the November 19, 2002, Regular Meeting. Motion was made by Commissioner Phillips, and seconded by Commissioner Porter, to approve the minutes as submitted. Motion passed 5 —0. P & Z Commission Meeting December 3, 2002 Page 2 of 6 ACTION AGENDA 1. Consider and act upon approval of a request to grant an exception to the requirements for masonry exterior facade materials, Section 3.4.F.l.a (2) of the Zoning Ordinance, to allow alternative infill construction within a neighborhood of other than masonry materials, located at 306 First Street,being Lot 9B of Block 5 of the Railroad Addition, City of Wylie, Collin County, Texas. Thompson reviewed the requirements of the Zoning Ordinance for masonry materials, and stated that the request is for the use of alternative exterior wall materials for infill construction in order to match the predominant materials already used in the neighborhood. The subdivision is one of the oldest within Wylie and the lot has been made smaller by sale of 15 feet to the abutting lot to the North. The subject property is currently vacant although a single-family residence previously occupied it. Thompson stated the proposed residence will meet all other requirements in the new Zoning Ordinance except for the masonry requirement. The Ordinance states that the Planning and Zoning Commission may grant the variance. Mr. Will Dunaway, 2201 Del Ray Court, Arlington, Texas, represented as the applicant, stated that the material for the outside of the house will be hardiplank and will blend with the surrounding houses. The width for the siding plank pattern will be 6 to 8 inches. A motion was made by Commissioner Porter, and seconded by Commissioner Chapman, to approve the variance for masonry exterior façade materials. Motion passed 5 —0. PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) to Planned Development (PD) for mixed uses, including commercial and residential of various densities and housing types. Generally located south of F.M. 544 and west of Country Club Drive, being three separate parcels totaling 157.2888 acres, Parcel 1 being a 37.3823 acre tract of land situated in the I&GN Railroad Company Survey, Abstract No. 1061 and L.K. Pegues Survey, Abstract No. 703, Parcel 2 being a 68.3705 acre tract of land situated in the L.K. Pegues Survey, Abstract No. 703, and Parcel 3 being a 51.5360 acre tract of land situated in the W.M. Sachse Survey, Abstract No. 835, City of Wylie, Collin County, Texas. (Zoning Case 2002-18) Tabled from the November 19, 2002 Planning and Zoning Commission meeting. Thompson stated that since the tabling on November 19, 2002, the applicant has submitted revised Conditions of the Planned Development District. Thompson reviewed the proposed development and the modifications submitted by the applicant. P & Z Commission Meeting December 3, 2002 Page 3 of 6 Tract A-1, is 4.8 acres of 150 feet depth fronting Hensley Lane, and is restricted to Single-Family 10 (SF-10/19) residences and related uses. This tract will comply with all design standards and dimensional requirements as stated in the Zoning Ordinance. Tract A-2 is restricted to Single-Family 8.5 (SF-8.5/17) residences and will comply with all design standards, and dimensional requirements as stated in the Zoning Ordinance. Tract A-3, creating the larger number of detached single-family residences within 33.64 acres, will be a modification of the Single-Family 8.5 District. The proposed is for a minimum lot of 7,200 square feet. There is some proposed modification to the lot area, side yards and lot depth compared to the requirements. Tract A-4 will accommodate standard Townhouse District to comply with all design standards and dimensional requirements of the Zoning Ordinance. Tract A-5 is to accommodate modified Townhouse District with modifications to the Lot Area, width and rear yard requirements in a courtyard design with private streets and joint open space. The lot area is proposed as 2,200 square feet minimum, and 3,500 square feet is the required for the Standard Townhouse District. The other major change from the previous P &Z review is Multi-Family Residential Use, which is now proposing 15 dwelling units per acre as required by the Zoning Ordinance. The masonry requirement is proposed as 30% brick or stone to qualify and serve as the 100%masonry requirement and 25%wood accent to be allowed on the requirement also. The proposed Commercial areas will comply with standards in Zoning Ordinance, except for parking requirements. The PD proposes to allow required off street parking spaces for nonresidential uses to be 9 feet by 18 feet. The requirement for current City code on all parking spaces within residential and nonresidential areas is 10 feet by 20 feet. Don Herzog, Herzog Development Services, 9696 Skillman Street, Dallas, Texas, represented as the applicant for the subject property, reviewed the PD proposals and especially revisions since the last meeting. The building material for the buildings within the Business Center will look like masonry material, although it is cementations hardiplank product. Herzog presented a cost comparison for the cost of the land in order to meet the parking requirements for a 10 x 20 versus a 9 x 18, and stated that to meet the 10 x 20 requirement the cost will increase considerably and acres of land will be lost. Herzog stated that on Tract 3, the residential lot size is 7,200 square feet with a house size of 1,700 square feet, which meets the requirement in the Zoning Ordinance. On collector streets there will be sidewalks. On streets which are entirely within the PD will be paved on both sides, however, on land that is developed only on one side, such as Hensley Lane, only one side will be improved in the PD. P & Z Commission Meeting December 3, 2002 Page 4 of 6 Commissioner Porter questioned the drainage detention for Tract A-4. Herzog stated that when the area adjacent to the landfill was expanded, a box culvert was constructed under the landfill and a large portion of the drainage area was paved. All the drainage in the southern portion of the tract flows into the paved channel into Maxwell Creek Reservoir. Along the city limits property line is a regional detention pond (the Soil Conservation Lake) and is a flood easement elevation. This means that the easement cannot have improvements made which require fill or increase runoff unless excavation is done on part of it in order to maintain the same amount of detention within that area. Commissioner George reviewed the percentage of lot yield with Herzog. Herzog stated that residential, excluding the multifamily tract, the cap will be 680 lots. Mr. Phillips suggested that the Conditions of the PD reflect a density closer to 665 lots, and after much discussion, Herzog agreed to lower the maximum number of single-family lots to 665 lots. Commissioner George opened the Public Hearing. Tim Johnson, 932 Hooper Road, Wylie, Texas, spoke in opposition to the development, which he believes will decrease the value of his property and others in the area, because of the large number of town houses, and drainage problems. He asked if a bridge will be built on the proposed Woodbridge Parkway. Herzog stated that the lot size for the Townhomes will be 2,200 square feet and Homeowners Association will maintain the exterior of the Townhomes and Multifamily residences. On Woodbridge Parkway there will be a bridge of 150 feet long and 26 feet above the flood plain, and negotiations are underway with the County to add this bridge to their bond program. Joanne Miller, 334 Hensley, Wylie, Texas, spoke in opposition to the development, expressing concern for flooding and traffic along Hensley Lane. Ron Miller, 334 Hensley, Wylie, Texas, spoke in opposition of the development, expressed concern of the traffic asked if dredging of the lake will be done in the Maxwell Creek Soil Reservoir by the developer. Herzog stated that the traffic will be redirected off Hensley onto the proposed Woodbridge Parkway and the new street that the WISD is building for access to the new stadium. Herzog stated that the developer will work with the homeowners and city engineer regarding the drainage and flooding issues, but plans have not yet been finalized. Thompson stated that the current request was concerning appropriate land uses, and that drainage issues are more correctly a question of platting and development. Chris Fry, 851 Crestview Lane, Wylie, Texas, spoke in opposition to the development, and recommended that City of Wylie review a Smart Growth Plan similar to Flower Mound, which will handle such major issues before developers propose a development. Thompson stated that the newly revised Zoning Ordinance was based on such "smart growth" principles, and the Planned Development District was intended to permit such site-specific requirements. P & Z Commission Meeting December 3, 2002 Page 5 of 6 Commissioner George closed the Public Hearing. The Commissioners discussed the high density caused by smaller single-family lots and number of townhouses, waiver of alleys and smaller parking spaces. After discussing the lot size, Herzog agreed to change the minimum average lot size to 8,500 square feet in tract A-3. Commissioner George questioned the type of screening between individual single-family residents and nonresidential area. Herzog stated that the screening between the single- family residents and nonresidential area will be a six-foot masonry wall. A motion was made by Commissioner Hughes, and seconded by Commissioner Phillips, to recommend approval of the zoning change with the stipulation that the minimum average lot size for tract A-3 be 8,500 square feet and the maximum allowed single- family lots be changed to 665 from 680 lots. Motion passed 4 — 1, with Commissioner George voting against. Commissioner George adjourned the meeting for a break at 9:55 and the meeting re- convened at 10:05p.m. 2. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning to amend the Conditions for Development of Bozeman Farms Planned Development District (PD 2002-21) for Single-Family Residential and Village Center Mixed Uses to allow Day Care uses within the Single-Family Residential areas without SUP approval and to eliminate the front garage offset from the facade of houses. PD 2002-21 is a 475.80 acre tract generally located south of Stone Road and east of F.M. 544. (ZC 2002-19) Thompson reviewed the history of the subject property, and the request of the revisions to the existing Planned Development District. There are only two revisions to the PD, one is under the permitted uses which allows Day Care Facilities without a Special Use Permit in the Single-Family Residential District. The second one is under Architectural Requirements and is an amendment to the garage offset. The applicant is requesting no garage offset from the front façade on 2,000 square feet or greater size houses. Commissioner George asked for a percentage of how many houses will be affected by no garage offset from the front facade. Phil Clegg, Realty Development Trust, 1771 International Parkway, Richardson, Texas, represented as the applicant, stated that according to the potential builders, approximately 25 percent of the 2,500 square feet or greater size houses will have no garage offset. Commissioner George opened the Public Hearing and no one appeared to speak. Commissioner George closed the Public Hearing. P & Z Commission Meeting December 3, 2002 Page 6 of 6 A motion was made by Commissioner Phillips, and seconded by Commissioner Chapman, to recommend approval of the amendments to Planned Development 2002-21 for Bozeman Farms, allowing a Day Care Facility on an acre or greater land in the Single-Family Residential District with no SUP; and amendment to the garage offset for only 25% of the houses 2,500 square feet or greater have no offset from the front façade for garages. Motion passed 5 —0. WORK SESSION 1. Review draft proposal of new Subdivision Regulations. A motion was made by Commissioner Phillips, and seconded by Commissioner Porter, to table the review until the next Planning and Zoning Commission Meeting. Motion passed 5 —0. ADJOURNMENT A motion was made by Commissioner Porter, and seconded by Commissioner Phillips, to adjourn. The meeting was adjourned at 10:43 p.m. &C.K n � Michael George, Chairman V. radley, Secret