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02-17-1997 (Planning & Zoning) Minutes MINUTES The Planning and Zoning Commission met in a Regular Business Meeting on February 17, 1997, 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, Jim Smith, Stuart Allison and Tim Owen. ABSENT: Steve Ahrens - excused STAFF MEMBERS PRESENT: Director of Community Development - Mike Phillips, Planner- Kelley Shaw and Secretary- Rebecca Rogers. ACTION ITEMS ITEM NO. 1: Consider approval of the Minutes from the February 3, 1997 Regular Business Meeting. A motion was made by Rich Eckman, seconded by Jim Smith to accept the minutes as presented. Motion carried, all in favor (6). ITEM NO. 2: Consider a recommendation to the City Council a request from Roy Neely for approval of a zone change from"A"Agriculture to "B-2" Business District for property located on the south side of State Highway 78 North, east of Kreymer Lane and more particularly described as Lots 6, 7 and 8 of Wylie Ranch East Commercial Park. A motion was made by Jim Smith, seconded by Rich Eckman,to remove this consideration from the table. Motion carried, all in favor(6). Staff (Mr. Phillips) commented that the required Public Hearing for this request was held on February 3, 1997. The Comprehensive Plan shows a commercial/retail/business use in this area and Staff recommends approval but asked that the Commission keep in mind that there are several uses in B-2 zoning that may not be desirable in this location due to its proximity to single family zoning. A motion was made by Stuart Allison, seconded by Jim Smith,to recommend denial of the zone change to City Council. Motion denied, 2 in favor (Stuart Allison, Jim Smith), 4 opposed (Cecilia Wood, Bart Peddicord, Rich Eckman, Tim Owen). Another motion was made by Rich Eckman, seconded by Cecilia Wood to recommend approval of the zone change to City Council. Motion carried, 4 in favor (Cecilia Wood, Bart Peddicord, Rich Eckman, Tim Owen), 2 opposed (Jim Smith, Stuart Allison). PUBLIC HEARING ITEM NO. 1: Hold a Public Hearing and consider a recommendation to the City Council a request from David and Jan Morgan for approval of a zone change from"MF"Multi-Family Residential to "2F" Two Family Residential District for property located at 102 S. Fourth Street and more particularly described as Lot 1, Block 22 of the Railroad Addition, City of Wylie, Texas, recorded in VoL 77,page 494,Deed Records,Collin County,Texas. Chairman Peddicord opened the Public 1 Hearing. Jan Morgan, 306 Dogwood Court, Wylie, Texas, was present to speak on the behalf of the zone change request. Would like to build a nice duplex,the area is currently zoned"MF" and the"2F"would be less intensive. The originally was a condemned house on the property that has been demolished. There is a need for more property like this in Wylie. Chairman Peddicord asked for Staff recommendation. Kelley Shaw, Planner stated that Ms. Morgan does have another duplex in the area and it is a nice looking building conforming to the requirements. The property is zoned Multi-Family and there is no other Multi-Family in the area. There are several duplexes in the area. It has met all the criteria and guidelines for a zone change. However, it does not meet the minimum square foot requirement,the dimensions are 125'x 68'and the minimum lot width is 80'. Staff recommends approval with the condition that a variance from the Zoning Board of Adjustments is granted for the lot width in order to be able to develop on the lot. Other than the lot width requirement, Ms. Morgan's proposed building meets all the requirements. Mr. Shaw recommends that the variance request go before the Zoning Board of Adjustments before going to City Council due to the fact that if the variance is not granted there will not be a need for the zone change to be approved. A motion was made by Tim Owen, seconded by Stuart Allison,to recommend approval of the zone change to City Council subject to a variance being granted by the Zoning Board of Adjustments for the lot width. Motion carried, all in favor(6). ITEM NO.2: Hold a Public Hearing and consider a recommendation to the City Council a request from Richard Parker for approval of a zone change from "A" Agriculture to "MF" Multi-Family Residential District for a 16.356 acre tract of land located at the southwest corner of Parker Road and Ballard Avenue and further described as the W.D. Penny Survey, Abstract No. 696, Tracts 33 and 33-9. Chairman Peddicord asked for Staff comment. Kelley Shaw, Planner, stated that Staff recommends approval. The zoning of Multi-Family follows the guidelines of the Comprehensive Plan (arterial, major roads, parks, green belts, open space, etc.). The Comprehensive Plan does not specifically show Multi-Family for that particular piece of property. If something meets the guidelines of the Comprehensive Plan, then it could possibly be there. A bare bones traffic impact study was conducted by Stanton Foerster, Traffic Engineer Consultant, on 2/14/97. The development, as proposed, would add 1,200 trips per day to the existing traffic and there are currently 5,000 trips per day. The level of service is currently a level "D" which is acceptable capacity and the additional trips would make it a level"D/E" (A-F rating with"F"being failure of transportation service)which would make it close to maximum capacity. It was questioned whether the same type of study was done on Highway 78 and FM 544. No study had been done on those two roads. Chairman Peddicord opened the Public Hearing. Richard Parker, 1255 FM 544, Wylie, Texas, had requested this zoning change previously and was denied. Due to the need for apartments which was voiced to him by residents of Wylie and business people. These will be newer apartments and meet much higher development standards than the apartments of old. The apartments will be in a park like setting with play areas for the children. Small density, nice aesthetics and well maintained with professional maintenance. "A park with a few apartments scattered in it." The development of the apartment complex will also allow him to develop his additional 22 acres into 84 single family dwellings. The additional single family dwellings and apartments will increase the City's tax base. Some property had been annexed in that area and then was de-annexed due to lack of city services, and it was questioned whether city services could be provided. Mr. Parker feels that city services can be offered after minimal discussion with the City's consulting engineers, but that it wold be very expensive. Mr. Parker feels that he can defray some of the cost of the utilities and will allow him to 2 develop the single family residences, no engineering report has been done at this time. Mr. Parker feels that Wylie needs more quality rental housing, it will be aesthetically pleasing and add to the quality of life,great location(buffered by vacant land), near major thoroughfare and City will receive financial rewards. Daryl Morgeson, 122 Windsor Drive, Wylie,Texas;Rae Cox for Joe Cox, 125 Windsor Drive, Wylie, Texas; Sean McGinnis,409 N. Winding Oaks Drive,Wylie, Texas; John Knight, 101 Windsor Drive, Wylie, Texas; Williams Downs, 601 Parker Road, Wylie, Texas; Laurie Strait, 104 Windsor Drive, Wylie, Texas; Ronda Berryhill, 634 N. Ballard Avenue, Wylie, Texas; and Brian Hutchinson, 118 Windsor Drive, Wylie, Texas were present to speak against the proposed zone change. The following points were brought up: increased crime rate and traffic (road is falling apart now, can't handle increase),will lower the value of existing single family dwellings, inappropriateness of area- zoned(comprehensive plan shows single family), homeowners did homework prior to purchase and had no idea apartments could be allowed, there is no park at this time, develop all into single family dwellings - not just part of it, high turnover of apartment dwellers and to build apartments where it is currently zoned for it. Chairman Peddicord closed the Public Hearing. A commission member commented that when population increases, so does crime. A motion was made by Stuart Allison, seconded by Tim Owen, to recommend denial to City Council of the request zone change. Motion denied,3 in favor(Stuart Allison,Tim Owen,Jim Smith), 3 opposed(Cecilia Wood, Bart Peddicord, Rich Eckman). A motion was made by Rich Eckman, seconded by Cecilia Wood, to table this request until the March 3, 1997 Planning & Zoning meeting. Motion carried, all in favor(6). CITIZEN PARTICIPATION None ADJOURNMENT A motion was made to adjourn by Tim Owen, seconded by Stuart Allison. Motion carried, all in favor(6). Chairman Peddicord adjourned the meeting. Respectfully submitted, Bart Peddicord, Chairman Rebecca Roger , Secretary 3