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05-19-1997 (Planning & Zoning) Minutes MINUTES The Planning and Zoning Commission met in a Regular Business Meeting on May 19, 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, Cecilia Wood, James Smith, Rich Eckman, Steve Ahrens, Stuart Allison and Tim Owen. ABSENT: None STAFF MEMBERS PRESENT: Building Official-Mike Phillips and Secretary- Rebecca Rogers. ACTION ITEMS ITEM NO. 1: Consider approval of the Minutes from the April 7, 1997 Regular Business Meeting. A motion was made by Steve Ahrens, seconded by Cecilia Wood, to accept the minutes as presented. Motion carried, all in favor(7). ITEM NO. 2: Discuss and Consider approval of a Land Study submitted by Goff Homes for a 71.814 acre residential development designated as Cottonwood Farms located on Whitley Road, north of the intersection of Elm Grove Road and Whitley Road in the City of Wylie's Extra Territorial Jurisdiction. Mike Phillips, Building Official, stated that since this property is within the City of Wylie's ETJ it is subject to the City's Subdivision Regulations. Several variances are being requested along with the Land Study: 1) individual septic systems in lieu of hooking up to sanitary sewer as required by the Subdivision Regulations; 2) due to the estate style of the lots, a request has been to made to not build sidewalks on both sides of the street; 3)the Paving Standards require that all type G residential streets have curbs and gutters and a request is being made to not build any curbs and gutters and have open barrel ditch drainage on both sides of the street. Any variances that the Commission grants will actually be performed at the Preliminary Plat phase. The proponent is requesting these variances at this stage of development so that they proceed with the development of the Preliminary Plat. There is no sanitary sewer in this area at this time (nearest sewer is 1 3/4 miles away). It is conceivable that due to the proximity of the wastewater treatment plant that an oversize line would be put in for future development. There are no plans for that sewer line at this time (estimate online in maybe in 5 years). There is water to the site and gas lines across the street. History of problems experienced with the older type (leach field, not OSSF) of septic systems, don't need the same problems occurring here. Staff recommends denial of the variances and approval of the Land Study. Neal Heckel, Goff Homes, 2653 Tarna, Dallas, Texas, was present to speak on the behalf of the request. Closest sewer is approximately 9,000 feet at the crow flies, no perq test is needed because the newer septic system is a self-contained tank and the water is treated in a two tank system. Philip Robbins, Robbins Engineering, Garland, Texas was present to explain the new septic system. Mr. Robbins, explained that the newer septic systems treats wastewater like a treatment plant and the result is a 95%pure water that is sprinkled onto the lawn. This system is more efficient and quicker 1 (no refuse or sludge to have pumped out). The water is dispersed in spray irrigation in which 1/3 of the moisture evaporates before it hits the ground. The system is easily changed out for sanitary sewer, already has clean out. TNRCC regulates this system and the installer is required to provide two years of maintenance (maintenance to be performed every 4 months) at no charge and requires the installer to be certified to install and maintain the system(Operator, Level C). The cost of the system is slightly higher(not even 10%) and has come down a lot in price in the last few years. The life of the system is indefinite with maintenance, the life of the old system was 10-20 years. The tank is constructed of fiberglass or concrete. Mr. Harold Chenault was present to speak on behalf of the variance request. Feels that property would be valueless if variances are denied. This property is closer to Rowlett and Sachse, but unfortunately is not in their ETJ. Other properties in the area are on septic systems under county requirements. These new systems have been proved in Heath and Forney. Neal Heckel brought up that construction would be done in two phases. Perhaps Phase I could be allowed to have the new septic system and that could be evaluated before it would be approved for Phase II. Mindy Manson, Asst. to the City Manager, stated that perhaps the septic system could be allowed at this point and require the subdivision to tie in to the sanitary sewer when it became available in that area (as required by City ordinance). Discussion among board members followed. A motion was made by Steve Ahrens, seconded by Cecilia Wood, to table the variance requests until further information could be obtained. Motion denied, none in favor. Request not tabled. More discussion followed. TNRCC has very strict guidelines governing this type of system. Mr. Phillips stated that there are provisions in the utility ordinance that allow the City to request the property owner to tie into the sanitary sewer once it is within 500 feet of that property(once it is annexed). A motion was made by Steve Ahrens, seconded by Rich Eckman to approve the variance allowing on site waste water treatment systems. Motion carried, 6 in favor, 1 opposed (Stuart Allison). Variance granted. A motion was made by Steve Ahrens, seconded by Cecilia Wood, to deny the variance request to not build any sidewalks. Motion carried, all in favor. Variance denied. A motion was made by Rich Eckman, seconded by Stuart Allison, to deny the variance request to have open barrow ditch drainage and not build curbs and gutters down all sides of the streets. Mt carried, all in favor. Variance denied. A motion was made by Steve Ahrens, seconded by Rich Eckman, to approve the Land Study with the approved variance, submitted by Goff Homes for a 71.814 acre residential development designated as Cottonwood Farms located on Whitley Road, north of the intersection of Elm Grove Road and Whitley Road in the City of Wylie's Extra Territorial Jurisdiction. Motion carried, all in favor. Land Study approved with septic system variance. ITEM NO. 3: Discuss and Consider a recommendation to the City Council for approval of a Final Plat (Approved for Construction) for the subdivision Stoneridge Farms submitted by Goff Homes, located at the junction of Stone Road and FM 544 just south of Quail Hollow subdivision. Staff recommends approval of the Final Plat for Stoneridge Farms. A motion was made by James Smith, seconded by Rich Eckman, to recommend approval to City Council of the Final Plat for Stoneridge 2 Farms. Motion carried, all in favor (7). ITEM NO.4: Discuss and consider changing the Planning and Zoning Commission's meeting time from 6:30 p.m. to 7:00 p.m. A motion was made by Steve Ahrens, seconded by Rich Eckman, to change the P & Z Commission's meeting time from 6:30 p.m. to 7:00 p.m. Motion carried, all in favor (7). CITIZEN PARTICIPATION None ADJOURNMENT A motion was made to adjourn by Steve Ahrens, seconded by Rich Eckman. Motion carried, all in favor (7). Chairman Peddicord adjourned the meeting. Respectfully submitted, cc _ Bart Peddicord, Chairman Rebecca Rogers, Secr 3