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11-20-1995 (Planning & Zoning) Minutes MINUTES The Planning and Zoning Commission met in a regular Business Meeting on November 20, 1995, at 6:30 p.m. in the Council Chambers of the Wylie Municipal Complex, located at 2000 Hwy. 78 North, Wylie, Texas 75098. A quorum was present and a notice was posted in the time and manner required by law. COMMISSION MEMBERS PRESENT: Chairman,Bart Peddicord, Rich Eckman, Cecilia Wood Stuart Allison and Steve Ahrens. ABSENT: John Crowe - excused and Tim Owen - excused. STAFF MEMBERS PRESENT: Director of Community Development - Mike Phillips, Technical Coordinator- Lisa Price, and Secretary-Rebecca Rogers. ACTION ITEMS ITEM NO. 1: Consider approval of the Minutes from October 16, 1995 Regular Business Meeting with corrections as noted. A motion was made by Steve Ahrens and seconded by Stuart Allison. Motion carried, all in favor(5 votes). ITEM NO. 2: Consider approval of a site plan for Kirby Plaza, located north of Kirby Road and south of Hwy. 78, also being south of McDonalds and Kentucky Fried Chicken and further described as Lots 2C and 2D of the Moussa-Switzer Addition. Chairman Peddicord asked for any staff comments. Mike Phillips, Director of Community Development stated that originally the meeting before the P&Z Commission was for a site plan approval. What is being requested now is a preliminary approval of a concept site plan. Zoning requirements for"R", "B-1" and "B-2" are required to provide a dedicated alley or private drive and a twenty foot rear setback. The owner, Mike Belt, is currently awaiting plat approval, but his site plan has no provisions for a dedicated alley/private drive. This is not going to be an individual store in the long run,it is part of a whole plan. Staff interpretation is to require the dedicated alley/private drive once the total concept plan is in place,and for the one store. When Mr. Phillips met with Chief English of the Fire Department, Chief English stated that he could live with the access drive being on the side of the property, not in the rear. Mr. Phillips stated that Fire Dept. access was the only reason that he could see for the dedicated alley/private drive. Stuart Allison asked if the property would face Kirby and Mr. Phillips replied that it would face Kirby and side entrance toward Hwy. 78. Mr. Allison asked if there actually needed to be an alley there and Steve Ahrens requested that we clarify where the alley needs to be placed, it seems redundant. Mr. Phillips stated that when the rest of the property is developed that the rear alley requirement would need to be fulfilled because all the buildings would not be accessible from the side alley, but with only one retail business there the side alley would be sufficient until the rest of the concept is built. Stuart Allison stated that Kirby Street already has three driveway openinE6onto it and is a heavily congested traffic area. Steve 1 Ahrens once again questioned what exactly was before the board. Mr. Phillips stated that the board was to approve/disapprove the conceptual nature of the site plan pending final concept/plat approval, sort of a preliminary plat approval. This is the reverse of the normal process since we are seeing the final concept first. This is only a concept, not a final plat. Final plat would come before the board like any other and have to meet the criteria set forth by the ordinances and board. This was only a request for approval of a concept at this time. Cecilia Wood stated that they would only be approving a concept, she sees problems with future parking and closing off an existing drive if that is the concept. Ms. Wood questioned whether there would eventually be an alley. Mike Phillips replied, that, yes, there would be an alley. However, Chief English has stated that if the building(s) were sprinkled that this concept would not require an access alley/dedicated drive. Chief English would recommend to abandon the rear alley if the buildings were sprinldered. Mike Belt of Route 2,Box 10N, Rockwall, Texas 75087, spoke on his own behalf. Mr. Belt stated that he was working on sprinkler systems, however, he has received quotes between $10,000 - $40,000 for a 4,800 sq. ft. building and doesn't know how cost effective this would be. Stuart Allison brought up alley requirements and Mr. Belt stated that he only owned Lot 2D and that is why he was requesting the side alley,not the required rear access alley. The rest of the property has not been sold yet and so far,there are no definite plans for development. His property is the only one ready to go forward at this time. He and other developers are trying to plan how the shopping center would be when complete and look nice and whole, not in bits and pieces. Mr. Belt plans on extending his building to his property line when the other lots are sold and built so that he may connect to them and the whole project would be a continuous flow. He understands that to do so would require a variance from the Board of Adjustments. Mr. Allison questioned that the property was being sold off in pieces,not as a whole and Mr. Belt replied that this was correct, he only purchased Lot 2D. Mr. Belt also stated that he has removed that stucco concept that was originally planned and replaced it with 75-80%brick which would meet our requirements and have concrete parking. Chairman Peddicord asked Mike Phillips what was required for this evening. Mr. Phillips stated that the only thing that the board could do at this time, in light of future development and Chief English's recommendation (not sure if this needs to be a motion since its not deviating from zoning) would be to uphold that staffs decision to require the alley on the East and eliminate the rear(North) drive requirement at this time. Cecilia Wood wasn't quite clear on this. Mr. Phillips stated that the current plan of the alley being on the East side is sufficient for the current proposed building, not the entire concept plan. Mr. Allison questioned whether this was a Planning& Zoning or Board of Adjustments decision. Mr. Phillips stated that it was interpreted as being Planning&Zoning by Mindy Manson, Assistant to City Manager, due to the nature of the request. Rich Eckman questioned if this would go before City Council and Mr. Phillips that it would not because the request is not to change the zoning ordinance - just to make an exception. This would not lock the builder/developers in, this is all pending approval of the final plat. Mr. Allison asked if Mr. Blakey is the developer and Mr. Baron Cook of 19 Santa Maria Circle,Wylie,Texas stated that he and Mr. Blakey owned the property, Mr. Belt bought just a portion of the property (which is being replatted). Mr. Belt is ready to start building now, Cook & Blakey are not ready to build at this time but Mr. Belt would eventually connect to buildings that would be built by building to his property line (and they are aware that this 2 has to go before BOA to build on property line). Tonight they are trying to show the long term goals. Mr. Allison wasn't sure how to word the motion. Mr. Cook stated that Ms. Wood had mentioned the future parking and wanted to inform the board that there was extra property currently at the rear of KFC that would planned for extra parking. Motion was made by Steve Ahrens to uphold the staffs opinion to allow a private drive to be provided on the East side of the property and to eliminate the North access alley at this time, pending final plat approval, seconded by Rich Eckman. Motion passed, all in favor(unanimous-5, absent-2). Mr. Cook asked if they could replat from one to two lots now and Mr. Belt questioned if he could do away with the sprinklers. Mike Phillips replied that they could move forward with the replat now and that Mr. Belt would have to discuss the sprinklers with Chief English. No citizen participation. STAFF REPORT Mike Phillips mentioned that the Planning & Zoning Commission may want to review Zoning Ordinance#92-7,which was enacted in June of 1992. Apparently, for no reason that Mr. Phillips is aware of, this ordinance has not been followed except in some instances regarding zone change. Wasn't sure if the board needed to do this or to discontinue it. Will discuss at next Planning & Zoning meeting. Also discussed when to have the next Planning & Zoning Commission meeting. The Committee concurred that no meetings will be held until after the holidays, next meetings will be in January 1996. Chairman Peddicord questioned if there were any regulations that required the P&Z Committee to meet once a month regardless if there was anything on the agenda and if there is not, he has no problem with putting off any meetings until January. Mike Phillips stated that he didn't believe there were any requirements of that nature. ADJOURN: A motion was made to adjourn by Stuart Allison, seconded by Cecilia Wood. Motion carried, all in favor(5 votes, 2 absent). Chairman Peddicord adjourned the meeting. Respectfully submitted, Bart Peddicord, Chairman Rebecca Rogers, S retary 3