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03-02-1998 (Planning & Zoning) Minutes PLANNING AND ZONING COMMISSION MINUTES The Planning and Zoning Commission met in Regular Business Meeting on March 2, 1998 at 7:00 p.m. in the Council Chambers of the Wylie Municipal Complex, located at 2000 State Highway 78 North, Wylie Texas. A quorum was present and a notice was posted in the time and manner required by law. COMMISSION MEMBERS PRESENT: Rich Eckman, Cecilia Wood, Ray Capley, Mark Clark, Steve Ahrens, and Eric Hogue. ABSENT: Tim Owen. STAFF MEMBERS PRESENT: Tobin Maples, Planning Director and Barbara Salinas, City Secretary. ACTION ITEMS 1. Discuss and Consider approval of the Minutes from the February 2, 1998 Regular Business Meeting. A Motion was made by Cecilia Wood to approve the Minutes from the February 2, 1998 Regular Business Meeting. Steve Ahrens seconded the Motion. A vote was taken and the motion was approved unanimously. PUBLIC HEARING 1. ZC NO. 98-01: Hold a Public Hearing and consider a recommendation to the City Council for a request from R.Richard Parker for approval of a zone change from A (Agricultural) to SF-3 (Single Family Residential) for the property generally located at the southwest corner of Parker Road and FM 2514. Chairman Eckman asked Mr. Maples if there was a need to update the Commission, prior to opening the Public Hearing. Mr. Maples had no update, but was available to answer any questions. With no questions from the Commission, Chairman Eckman opened the Public Hearing. At this time, Chairman Eckman asked those in favor of the zone change request to come forward and state their name and address for the record. The Applicant, Mr. Richard Parker came forward and stated his reasons for his request. Mr. Parker believes that the zone change would be of benefit to the city by getting away from the Agricultural zoning and constructing housing to help our city grow. He also requested of Mr. Eckman to reserve further comment to address any negative comments from those in opposition to the zone change. Minutes- Planning &Zoning Commission March 2, 1998 Page 2 PUBLIC HEARING -continued Chairman Eckman asked those in opposition of the zone change request to come forward and state their name and address for the record. Mr. William Downs 601 Parker Road - Mr. Downs asked Mr. Maples if a traffic survey had been conducted. Mr. Maples responded that a traffic survey is not typically done until a plat has been filed. Mr. Downs stated that last year when the zone change for this property was for apartments, a traffic study was conducted. Mr. Maples again responded that this was not typical of a zone change request. Mr. Downs had concerns about the square footage of homes allowed within the SF-3 classification. Mr. Maples responded that square footage is 1,100 square feet. Mr. Maples went on to explain that until a plat is filed we will not know how many homes will be constructed. Mr. Eckman further clarified to Mr. Downs that there are two processes involved. The first is the zone change request followed by the filing of a plat for review and approval. Mr. Maples stated that it was the recommendation of city staff to approve. Ms. Kenna Johnson-503 Rustic Place. Ms. Johnson had questions regarding SF-2 and SF-3 and density levels of each. She also stated that she felt it would be appropriate to hold off on approval of SF-3 until some issues that are before Council are resolved. Cecilia woods asked Ms. Johnson if she knew what the zoning was in her subdivision. Ms. Johnson replied that she thought it was SF-2. Mr. Maples asked Ms. Johnson to elaborate on her concerns as a citizen about the SF-3 classification. Ms. Johnson stated that she has concerns about lot size and square footage of homes and is trying to educate herself on zoning issues. Applicant, Mr. Richard Parker addressed the Commission on the density and comparison of SF-2 and SF-3 and density comparison with regard to his property. He stated that additional lots would help accessibility to utilities. The city, he stated, would not be dramatically impacted by SF-3 or SF-2 classification. He stated that on site services are not provided by the city, therefore he would absorb the cost. Mr. Parker concluded by stating that his last zone change request was opposed and he would appreciate the Commissions consideration of his request. Chairman Eckman then Close Public Hearing. Minutes- Planning &Zoning Commission March 2, 1998 Page 3 DISCUSSION Discussion pertained to proximity to Point North and concerns as to utilities, specifically water and sewer. Mr. Maples stated that at the time of development the developer's engineer and the city's engineer will determine how services will be extended and developed. Cecilia Woods stated her concerns as to zoning SF-3 next to Industrial zoning. Mr. Maples explained that the long range comprehensive plan recommends SF uses as well. However, the city does not own the land therefore we cannot rezone. Mr. Hogue asked how much undeveloped property is still zoned SF-3. Mr. Maples explained that he did not know, however, he would address this later in the uupdate. A motion was made by Ms. Woods to recommend approval of ZC No 98-01 to consider a request from R.Richard Parker for approval of a zone change from A (Agricultural) to SF-3 (Single Family Residental) for the property generally located at the southwest corner of Parker Road and FM 2514. The motion was seconded by Mr. Clark. A vote was taken. The vote was recorded as 3-3. Voting in favor were Woods, Eckman and Clark. Those opposed were Capley Ahrens and Hogue. Discussion pertained to concerns over legal problems that could arise if zoning was denied. Mr. Maples stated that the commission's job was to make recommendation to the Council, and the Council would approve or deny. It would be the responsiblity of the the developer to justify ground for any legal action. Mr. Clark stated his reasons for voting for approval. He stated that Mr. Parker has not submitted plans, therefore we do not have a proposal. He felt that at this time is was appropriate to rezone from Agricultural to SF classification and not impede Mr. Parkers efforts as a develper that may be benificial to the City. Mr. Parker restated he reasons for rezoning and his desire to recommend approval to Council rather than a 3/3 vote. A motion made to recess for five minutes. The meeting Reconvened at 7:40 p.m. A motion made by Mr. Hogue to recommend approval of ZC No 98-01 to consider a request from R.Richard Parker for approval of a zone change from A (Agricultural) to SF-3 (Single Family Residental) for the property generally located at the southwest corner of Parker Road and FM 2514. The motion was seconded by Mr. Clark. A vote was taken. The vote was recorded as 4/2. Voting in favor were Woods, Clark, Eckman and Hogue. Those opposed were Capley and Ahrens. Minutes- Planning &Zoning Commission March 2, 1998 Page 4 DISCUSSION - continued Mr. Ahrens commented to Mr. Parker asking if it would be feasable to look into a PD to guarentee the citizens that an 1100 sq foot housing would not be built in that subdivision. Mr. Parker agreed to consider his request. Mr. Downs again came forward for comment. Mr. Downs asked of the Commission if the business before the committee was discussed during the recess. Mr. Downs explained the Texas Law regarding Open Meetings. All members were polled as to their conversation. Mr. Capley and Mr. Ahrens remained at the bench. Mr. Eckman and Mr. Clark excused themselves from the chambers, and Ms. Woods Stated that she was outside the building. Mr. Hogue stated that he did ask about the SF-3 classification and how it could be resolved, but not specific to the case before the commission. Mr. Hogue also stated that he is relatively new to the board. Mr. Downs thanked the Commission for their response. The meeting then moved to an update on P&Z issues. Mr. Maples stated that Council has asked for a time line for all items discussed at the worksession held a month ago by Planning and Zoning Commission. Council would then determine the priority. During this time, the Commission would be working on SF districts and thoroughfare screening as well looking at a total rewrite of the comprehensive plan. The time line will be on the Council's agenda by the end of March or the begining of April. Mr. Eckman asked Mr. Maples if he received many calls from the general public on SF districts. Mr. Maples responded that in the six weeks he has been with the City of Wylie, he averages 1-2 calls per day from the builders and developers. He did state that he does receive some ciitzens calls as well. Mr. Maples stated that in 1997 we received and heard 3 rezoning requests. In six weeks, we have already received 3. He went on to discuss in house improvements and their implementation. Ms. Woods asked how much land within the City is unzoned. Mr. Maples responded that every parcel in the City of Wylie is zoned. Mr. Maples went on to say that 60-75% of the undevelooped land is zoned Agricultural. Mr. Capley stated that he appreciate the work done by Mr. Phillips and Mr. Maples on cleaning up specific lots on FM544. Mr. Maples asked for comments on the format change for staff communications. Mr. Eckman stated that it looked good. Minutes- Planning &Zoning Commission March 2, 1998 Page 5 DISCUSSION -continued Mr. Capley asked Mr. Maples if he could obtain an inhouse directory for city staff numbers that would include extension numbers. Mr. Maples responded that he would provide to Mr. Capley. CITIZENS PARTICIPATION Kenna Johnson 503 Rustic Place. Ms. Johnson asked Mr. Ahrens about the homes on Wyndham Estates with regard to lot size. Ms. Johnson had questions regarding minimum lot sizes wthe the SF classification, which Mr. Maples addressed and clarified for Ms. Johnson. ADJOURNMENT A motion by Mr. Ahrens to adjourn. The motion was seconded by Mr. Hogue. A vote was taken and the motion was approved unanimously. Respectfully Submitted Richard Eckman bara A Salin