10-19-2004 (Planning & Zoning) Agenda Packet Planning & Zoning
Commission
City of Wylie
October 19 , 2004
Regular Business Meeting
AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North Wylie,Texas 75098
Tuesday,October 19,2004
7:00 p.m.
CALL TO ORDER
INVOCATION&PLEDGE OF ALLEGIANCE
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the October 5, 2004 Regular Meeting.
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Final Plat for Wylie Lakes, Phase 1 A
&Phase 1 B. Subject property being all of a certain 36.230 acre tract and 13.287 acre tract of land
respectively, generally located south of Skyview Drive and east of Forrest Ross Road and north
of the Saint Louis SW Railway line, being a part of the Francisco De La Pena Survey, Abstract
No. 688 and being a part of that 121.11 acre tract of land conveyed to Wylie Lakes, Ltd. as
recorded in County Clerk's Volume 5415,Page 4387, Deed Records of Collin County, Texas.
2. Consider a recommendation to the City Council regarding a Preliminary Plat for Watermark
Estates Addition. Subject property being a tract of land situated in Rockwall County, Texas out
of the L.B. Outlaw Survey, Abstract No. 173 and being part of a 19.456 acre tract generally
located east of the intersection of Troy Road and County Line Road and south of Sunset Estates,
being a part of land conveyed by deed to WM Watermark 19, L.L.C. as recorded in Volume
3382,Page 161,Deed Records of Rockwall County,Texas.
WORK SESSION
1. Discuss land use philosophy and potential revisions to the Comprehensive Plan.
ADJOURNMENT
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Posted Friday, Oc er 15, 2004, at 5:00 p.m. - j�/G
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED
ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170.
MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North
Wylie, Texas 75098
October 5, 2004
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Red Byboth Renae 011ie, Assistant Planner
Dave Hennesey Mary V. Bradley, Secretary
Don Hughes
Dennis Larson
Mike Phillips
Chris Seely
Kathy Spillyards
Staff Members Absent:
Claude Thompson, Director
CALL TO ORDER
Chairman Seely called the meeting to order at 7:06PM.
INVOCATION & PLEDGE OF ALLEGIANCE
Commissioner Byboth gave the invocation and Chairman Seely led the pledge of
allegiance.
CITIZEN PARTICIPATION
No one appeared to speak before the Commission.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the September 7, 2004
Regular Meeting.
An error was made on the posting for the date of the minutes, the September 21, 2004
meeting was cancelled due to no quorum. A motion was made by Commissioner Hughes,
and seconded by Commissioner Larson, to approve the minutes as submitted. Motion
carried 7—0.
P & Z Commission Meeting
October 5, 2004
Page 2 of 5
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Preliminary Plat for
the Rubalcava Industrial Park Addition. Subject property being all of a certain
5.359 acre tract of land generally located west of Hooper Drive and east of the
Steel Industrial Park Addition and south of F.M. 544, being a part of that tract of
land described in a deed to Raul Rubalcava and Mirey A. Rubalcava as recorded
in County Clerk's File Number 94-0075684, Deed Records of Collin County,
Texas, and being situated in the W. M. Sachse Survey, Abstract No. 835, City of
Wylie, Collin County, Texas.
Renae 011ie stated that the Preliminary Plat will create 3 lots totaling 5.366 acres. Lot 1
is 2.416 acres in size, Lot 2 is 1.281 acres in size, and Lot 3 is 1.450 acres in size.
No site plans have been announced for the properties. The tract was rezoned from
Industrial (I) to Business Center (BC) District in February with the adoption of the new
city-wide Zoning Ordinance and Map. Access to the property is to be from Steel Road.
A thirty-foot R.O.W. Dedication is provided on the plat for existing Steel Road.
With no questions for the applicant or staff, a motion was made by Commissioner
Byboth, and seconded by Commissioner Phillips, to recommend approval of the
Preliminary Plat to City Council on October 26, 2004. Motion carried 7—0.
PUBLIC HEARINGS
2. Hold a Public Hearing and consider a recommendation to the City Council
regarding a change in zoning from Agriculture (A) District to Planned
Development (PD) District for single-family residential development, being all of
a certain 100.0448 acre tract of land generally located north of F.M. 544 and the
DART/KCS Railroad corridor and west of F.M. 1378 and east of the Lakeside
Estates Phase 3 and Wooded Creek Estates Phase 2 Additions, said tract being a
portion of that 27.44 acre tract conveyed to Paul P. Taylor and Lavern C. Taylor
according to the warranty deed recorded in Volume 645, Page 470 of the Land
Records of Collin County, Texas, and part of a 100.3287 acre tract conveyed by
deed to J.L. Brand and Dorothy S. Green as recorded in Volume 1376, Page 94 of
the Deed Records of Collin County, being situated in the Moses Sparks Survey,
Abstract No. 8849, City of Wylie, Collin County, Texas. (Zoning Case No. 2004-
20)
Renae 011ie stated that the subject property totals 100.0994 acres, currently in two
ownerships. The applicant submitted a zoning change in July and the Commission
considered and approved it on August 3, 2004. When the item went to City Council on
August 24, 2004 and it was denied.
P & Z Commission Meeting
October 5, 2004
Page 3 of 5
The property is zoned Agriculture (A) and has never been platted or developed. The
applicant is requesting rezoning of the property to a Planned Development District in
order to develop a single-family residential subdivision comparable to the existing
neighboring residential trends but differing somewhat from the standard requirements of
the Zoning Ordinance.
Nearly half(40%) of the subject property is occupied by the floodplain of Muddy Creek,
including the Muddy Creek Reservoir, and therefore is not developable for urban uses.
The Comprehensive Plan recommends that approximately 90% of the subject property
(and its entire developable portion) be developed as Suburban Residential uses,
accommodating single-family lots of between 10,000 and 30,000 square feet. The
proposed PD will allow as many as 230 lots on the developable 56 acres or a density of
4.1 lots per acre.
The PD proposes that the minimum lot size of 6,000 square feet on 40% of the area. At
least 40% of the total lots must be 7,200 square feet and 20% must be 8,400 square feet.
The minimum lot width will be 50 feet wide at the building line.
The proposed PD offers to dedicate 43.76 acres, including the Muddy Creek Reservoir, to
the City for public parkland. The developer also proposes to either construct or provide
funding for an 8 feet wide hike and bike trail through the Muddy Creek corridor and to
provide public access at least two locations.
The Development Plan/Preliminary Plat illustrates 6 lots which face onto Lakefield
Drive. Although not specifically prohibited by Wylie's codes, facing residential lots on to
major arterial and collector streets such as Lakefield are normally discouraged.
The proposal does closely conform to the density recommendations of the
Comprehensive Plan. The magnitude of the proposed trade-off offered is thought by staff
to be too drastic a departure from both the current requirements of the Zoning Ordinance
and the pattern of existing development in the vicinity to accept. Therefore staff is
recommending denial.
Steve Sallman, 4925 Greenville, Dallas, Texas, represented as a partner of the subject
property, stated that on August 24, 2004, the City Council recommended large homes and
lots at the August 24, 2004 meeting. There was an oversight on the application and that
there will be at least 50% of the lots 60 feet or greater in width. The maximum number of
residential lots will not exceed 225 lots.
P &Z Commission Meeting
October 5, 2004
Page 4 of 5
Steve Parsons, 1784 Davenport, Dallas, Texas, represented partner of the subject
property, stated that the developer proposes to either construct or to escrow funds for the
construction of two trail heads. The owner cannot be required to donate this land to the
City (floodplain is not normally acceptable for park dedication), but the applicant is
offering this open space specifically as a trade for the proposed smaller lots and higher
density.
Chairman Seely opened the Public Hearing.
Mark with Goodman Homes spoke in favor of the zoning change and stated that
Goodman Homes will be the builder for the development. Commissioner Spillyards
questioned the layout of the garages. Mark stated that the lots on 70 feet wide lot could
do a swing drive.
Chairman Seely closed the Public Hearing.
After discussing the side entry and the percentage of lots that will have swing drives for
the garages, the applicants, Steve Sallman and Steve Parsons, agreed that a minimum of
fifteen percent of the lots will have swing entries and all corner lots with the exception of
the lots on Lakefield will be side entry.
A motion was made by Commissioner Hughes, and seconded by Commissioner Phillips,
to recommend approval of the zoning change with changes in the Special Conditions of
the Planned Development to be the following: Maximum number of residential lots not to
exceed 225 lots; At least 50% of the lots shall have minimum 60 feet width; and A
minimum of 15% of the lots will have swing drives and all corner lots with the exception
of the lots facing Lakefield will have side entry garages. Motion carried 6 — 1, with
Commissioner Larson voting in opposition.
WORK SESSION
1. Discuss land use philosophy and potential revisions to the Comprehensive Plan.
Commissioner Hughes made a motion to table this item until Claude Thompson,
Planning Director, was in attendance. Motion was seconded by Commissioner Byboth
and carried 7—O.
P &Z Commission Meeting
October 5, 2004
Page 5 of 5
ADJOURNMENT
A motion was made by Commissioner Hughes, and seconded by Commissioner Byboth,
to adjourn the meeting at 8:02PM
Chris Seely, Chairman Mary Bradley, Secretary
Action Item No. 1
city ofWyle Final Plat
Wylie Lakes Phase 1A & 1B
Planning and Zoning Commission Meeting: December 16, 2003
Owner: Wylie Lakes, Ltd.
Surveyor/Engineer: Jones and Boyd, Inc.
Location: Generally located east of Forrest Ross Road and south of
Skyview Drive
Existing Zoning: Planned Development(PD 2003-18)
Summary:
The Final Plat under consideration is for the Wylie Lakes Phase 1A and 1B Addition. Phase 1A
includes 36.230 acres and will create 94 single-family detached residential lots 14 single-family
attached townhouse lots, 4 open space/public parks dedicated by this plat to the City of Wylie.
Phase 1B includes 13.287 acres and will create 55 single-family attached townhouse lots, 2 open
space/public parks dedicated by this plat to the City of Wylie. The property is part of the 121-
acre Wylie Lakes Planned Development (PD 2003-18), which is a mixed-use development,
which includes Single-family 1A/26 residential, Single-family 8.5/17 residential, Townhouse
(TH)residential, Commercial/Retail and Parks and Open Space.
The Concept Plan and Planned Development (PD 2003-18) were approved by the City Council
on August 26, 2003, and the initial Final Plat was approved on November 11, 2003.
Section 212.005 of the Texas Local Government Code states that "the municipal authority
responsible for approving plats must approve a plat that satisfies all applicable regulations".
Section 212.009(a) states that "the municipal authority responsible for approving plats shall act
upon a plat within 30 days after the date the plat is filed. A plat is considered approved by the
municipal authority unless it is disapproved within that time period"
Issues:
1. The Final Plat substantially conforms to the approved Concept Plan, Development
Conditions of the Planned Development PD 2003-18 and Preliminary Plat, and complies with
the Subdivision Regulations and all other pertinent code requirements of the City of Wylie.
Final Plat—Wylie Lakes Phase lA & 1B
2. The proposed Spencer Lane provides two points of access into the subdivision from Forrest
Ross Road and Skyview Drive.
3. No alleys are required throughout the PD area.
4. The park dedication requirement for these phases totals 7.45 acres at 5 acres per 100 lots.
Phase lA dedicates 1.461 acres for Phase 1B dedicates 5.584 acres of parkland.
5. Due to being Final Platted as a complete unit, infrastructure for the entire 49.5 acres must be
constructed and accepted prior to issuance of a building permit for residences, rather than
being constructed in phases.
6. The tracts for retail uses are not included in this Final Plat. Prior to development of these
tracts, site plans and plats must be approved.
Financial Considerations:
Plat application fees—Paid
The applicant is aware that development impact fees must be paid prior to issuance of a building
permit on each lot.
Staff Recommendation:
Approval
Attachments:
Final Plat
Previously Approved Concept Plan
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t( Action Item No. 2
City of Wylie Preliminary Plat
The Watermark Estates Addition Ph. 1
Planning and Zoning Commission Meeting: October 19, 2004
Owner: WM Watermark 19, L.L.C.
Surveyor/Engineer: Hickman Consulting Engineers
Location: Generally located east of intersection of Troy Road and
Country Line Road and south of Sunset Estates
Existing Zoning: SF 10/19
Summary:
The Preliminary Plat under consideration is for the Watermark Estates Addition. The property
includes 14.78 acres and will create 43 single-family residential. The subject property conforms
to the requirements of the Single Family 10/19 District with the minimum lot size being 10,023
square feet.
An alley waiver was approved by City Council on September 28, 2004.
Section 212.005 of the Texas Local Government Code states that "the municipal authority
responsible for approving plats must approve a plat that satisfies all applicable regulations".
Section 212.009(a) states that "the municipal authority responsible for approving plats shall act
upon a plat within 30 days after the date the plat is filed. A plat is considered approved by the
municipal authority unless it is disapproved within that time period"
Issues:
1. The Preliminary Plat complies with the Subdivision Regulations and all other pertinent code
requirements of the City of Wylie.
2. The 50 feet right-of-way for Troy Road will be dedicated by this plat.
3. All water and sewer construction shall conform to the requirements of the City Standards.
4. No alleys are required.
5. Parkland dedication fees shall apply to subject property
Preliminary Plat—Watermark Estates Addition
Financial Considerations:
Plat application fees—Paid
The applicant is aware that development impact fees must be paid prior to issuance of a building
permit on each lot.
Staff Recommendation:
Approval
Attachments:
Preliminary Plat
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Recommended for Approval
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(7/ Approved for Construction ,
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Texas Date
Accepted ,
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PRELIMINARY PLAT FOR REVIEW PURPOSES ONLY
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Mayor,City of Wylie,Texas Date 's'•/„... \, WATERMARK
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N 44 RESIDENTIAL LOTS 14.7718 TOTAL ACRES
-
The undersigned, the City Secretary of the City of Wylie, Texes,‘hereby \
certifies that the foregoing final plat of the Watermark Estates subdivision dor
ZONED: SF-10/19
-,/,
addition to the City of Wylie was submitted to the City Council on the ay \
of ,2004,and the Council,by formal action,then and there
CO)'..5 accepted the dedication of streets,alley,parks,deasement,dpublidcdpjaczs,drd,
water and sewer lines as shown and set forth in nd upon s g if b digdig \ BEING PART OF A 19.456 ACRE TRACT OF I4)11:Hi„ T'Ill,
(VOLUME 3382, PAGE 161, D.R.R.C.T.) (jd 0C1142004 :.',
..41011k. 49-' out of BY__
Council further authorized the Mayor to note the acceptance ereo y s
his name as hereinabove subscribed.
Witness my hand this day of ,A.D.,2004 OOFwiAyWLIES,UIRW(Z.IY('ivifTcRoAuCT" ,
CITY L L.B.
OUTLAW
OWNER: PROJECT INFORMATION .,,g,,. FTY\lo.TE1X7AS ------ --''
DOE Plano Pada,
WM WATERMARK 19,L.L.C. Date of Survey:09/22/2004 Suite 117 7/ \ i g14 ri:IleY,Texas 1771 International Parkway Job Number:0410708
Suite 127 Drawn By:M.M.D.
Richardson,Texas 75081 G.F.No.:N/A
sor Plano,Tex.75074
(972)424-7002 Voice
r, (972)633-1702 F.
LOCATION MAP
(972)235-2400 File:Preliminary Plat.Dwg Aumyy TagaaickP3.MD& www....y...t.a.c.coni
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to strive for excellence in public service,and +
to enhance the quality of life for all. tha, '
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TO: Members of the Planning and Zoning Commission
FM: Claude Thompson, Planning Director
RE: Work Session to discuss revisions to the Comprehensive Plan
-1'06 igfl�'S 4 Se,6sion
will be allocated to our continuing review of the Comprehensive Plan.
Our goal is to have the Plan reflect our land use philosophy and to bring it into conformance
with our recently adopted Zoning Ordinance and Map as well as to address any other
changes which may be desired or needed. We need to complete these revisions as soon as
possible, so that we can look at revisions to the Zoning immediately after finalizing the Plan,
as decisions for sizing of roads and utilities are being based on the recommended future uses
and densities of the Comprehensive Plan.
Please take some time to look over the Plan document which has been provided to you
previously, as well as the proposed Land Use Distribution Philosophy distributed at the last
meeting.
We will first try to establish a locational criteria for nonresidential uses (retail, commercial
and industrial). The philosophy of the Comprehensive Plan is that Wylie become a balanced
community offering employment and services, and not just be a residential "bed-room" city.
Sam Satterwhite, Director of Wylie's Economic Development Corporation, will be present to
discuss these uses. Attached is a summary of the WEDC's accomplishments, including
several projects in which you were involved at rezoning, site plan review and/or platting.
You have concluded that the Village Center concept on which the existing Plan is now based
is not valid, so we need to adopt a new philosophy. The proposed Land Use Distribution
Philosophy recommends the following three types of commercial which already correlate to
the Zoning classifications:
• Neighborhood Services (the old Village Center smaller, convenience retail);
• Community Retail (shoppers/comparison goods which may be expanded
beyond the new CBD/town center); and
• Corridor Commercial (the mixed-use, vehicular-oriented uses.
PLANNING AND ENGINEERING
2000 Highway 78 North • Wylie,Texas 75098 • (972)442-8158 • Fax(972)442-8115 • www.ci.wylie.bc.us
P&Z Commission
Comprehensive Plan philosophy
Page 2 of 2
Staff proposes that industrial uses be allocated to two categories, both which correspond to
the current Zoning. Heavy industrial uses reflect the current Industrial category will
accommodate manufacturing, and requires transportation support and must be isolated in
larger centers. Light Industrial (replaces Business Center classification) will accommodate
warehousing and assembly and can be scattered in smaller clusters.
We will address the distribution of residential building types and densities at a future meeting.
Residential distribution still has the positive and negative adjacency concerns related to
nonresidential distribution, even if the density patterns and pedestrian influences of the
Village Center concept are removed.
We must also review the planned uses within the ETJ, currently most of which is large-lot
Country Residential.
If you have other concerns regarding the future land use recommendations of the
Comprehensive Plan, please make them known to us.
211011111.111111.1
To: 1110011111111
Cc: OMMMeleal.
Subject: FW: P&Z Presentation
Importance: High
You are not the only item this time, and it could be 7:45 or 8PM before we get to you. Let me know
if you have a problem with this.
Attached are my earlier questions, to use as a guide - and I'll ask them if you don't.
Planning Director
972.442.8159
Original Message
Subject: P&Z Presentation
Importance: High
The only thing on Tuesday's agenda is discuss revisions to the Comprehensive Plan, especially
nonresidential (retail/commercial/industrial), and you are up first to provide your opinion and
expertise in this area. I anticipate more of an informal discussion than presentation, but you can
start off with what EDC is and what you've done, any good or bad aspects of the planning and/or
zoning process you have seen in development. Then we will want you to address such specific
questions as...
How much land (Comp Plan and Zoning map) should be allocated to retail and industrial? We
currently allocate +l- 15% (5% retail and 10% industrial) because these are national planning
standards. Council concluded that the proposed revisions had "too much retail".
Where should these uses be located? Plan now calls for convenience retail in smaller clusters to
serve neighborhoods and comparison goods/commercial at the 78/544 new Town Center, but there
have been requests to put more mid-sized centers for comparison goods/commercial (Wal-Mart,
544/Hooper, 1378/Brown).
Our current zoning allocates heavy Industrial (manufacturing, distribution, wholesale) around the
railroad only, and light Business Center (assembly, warehousing, retail) around the old Regency and
Premier/Century. But both have big-lot, campus setback restrictions. What is your advice about
layout and location for industrial?
Claude Thompson
Planning Director
i
WEDC - Project Inventory
Company Name Square Footage Employees Investment
1. BTI 15,000 60 $1,200,000
' 2. Savage 35,986 50 2,500,000
3. CPI Communications 14,000 20 500,000
4. Accurate Automatic 10,000 10 500,000
5. Hoffman Blastroom 40,984 50 1,600,000
6. L.G. 12,000 25 600,000
7. Walker Fence 10,000 25 200,000
8. Althuser 13,650 25 600,000
9. Multi-Machining 13,500 25 625,000
10. Yellrow 14,000 5 450,000
11. Extruders 211,092 380 8,000,000
12. Lone Star-Phase I 104,062 140 8,000,000
13. Moulding Associates 60,000 45 3,400,000
14. Carlisle Coatings 106,106 100 6,000,000
15. Sanden 30,875 20 29,500,000
16. M/C Precision 15,000 20 500,000
17. Tom Allred Development 6,600 15 250,000
.._- 18. Hometown Furniture 16,000 18 250,000
19. Southern Fastening 60,000 38 10,000,000
20. Bayco Products 110,000 75 - 8,500,000
21. Moulding Associates 28,800 10 750,000
Sub-Total 919,250 1,088 $83,925,500
Projects in Negotiation
Company Name Square Footage Employees Investment
1. Lone Star Phase II 40,000 100 3,500,000
2. Lone Star Phase III 60,000 80 4,000,000
3. Project"Add-On" 25,000 15 2,000,000
Sub-Total 125,000 195 $9,500,000
TOTAL 1,044,250 sq. ft. 1,283 emp. $93.425,500
Property Taxes Generated to the City of Wylie $655,477
Property Taxes Generated to the Wylie ISD $1,599,179
Total Property Taxes $2,254,656
t I
Bayco Products, Ltd
incentive Analysis
1/20/2004
Assumptions:
$2,900,000 Real Property(110,000 Square feet)
509,652 Real Property(5.05 acres)
4,000,000 Inventory
585,000 Personal Property(office equipment, etc.)
$7,994,652 Total
„�,, t F ;trice five ''aged ' y r � c ° -x� r
'wf++'"'� "�, °' •�`''' •evenue '� r �°}j< i - x '� r. v Jive a ''` � �' .� tl �. �z§,� u
��` C ty.o W..I-se } V1I.ISD 1` '; Total :t_ar�d .4 ..(ntecest„, `®." tRev Costs otalt .
2005 $12,690 $30,960 41
$43,650t $187,312 $14,361 $19,355 $100,000 $321,028 -$277,378
2006 56,362 75,000 131,362 68,898 62,464 52,888 16,010 68 898 62,464
2007 56,362 75,000 131,362 56,711 12,186 68,897 62,464
2008 56,362 75,000 131,362 60,811 8,087 17,22464 2,
8,898 64
2009 56,362 75,000 131,362 65,207 3,691 6 6 12, 64
2010 56,362 75,000 131,362 17,025 19911 ,138
2011 56,362 75,000 131,362 131,362
2012 56,362 75,000 131,362 + 131,362
2013 56,362 75,000 131,362`, 131,362
2014 56,362 75,000 131,362 7131,362
2015 56,362 75,000 131,362
'
Total $578,780 $750,000 $1,326,230 - $439,954 $54,534 $19,355 $100,000 $613,843 $1,020,808
Break even point 4.7 years
2005 valuation includes the land and 50% completion of the facility
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DRAFT
CRITERIA
FOR PROPOSING MODIFICATIONS TO THE REVISED ZONING MAP
1. Does or could the requested change be defined as a multi-parcel/multi-use district or class
of compatible uses or is it primarily for a single parcel/limited-use consideration?
2. How long has the property(ies) held the current zoning classification?
3. If developed, how long has the property been developed to comply with the current
zoning classification?
4. If developed, to what degree does the development comply with other development code
requirements?
5. If undeveloped, has any complete permit been accepted by the City to allow future
development and secure vested rights?
6. What is the recommendation of the Comprehensive Plan for use of the property?
7. What is the affect(s) on the use of the property resulting from the proposed change in
zoning?
8. What special characteristics of the property and/or surroundings support the current or
proposed use and zoning classification?
CT-C:10/30
COMPREHENSIVE PLAN
LAND USE DISTRIBUTION PHILOSOPHY
The Comprehensive Plan provides general guidelines for the appropriate location and concentration of
development for the major types of land uses, and, thereby, provides a basis for planning public
services and infrastructure, within Wylie and it Extraterritorial Jurisdiction. The Plan offers
generalized criteria for the testing of zoning regulations and requests for changes in current use, as well
as for evaluating newly arising issues and uses. Both the quality and quantity of public as well as
private development can be directed by the philosophy of the Plan, in order to determine how best to
utilize Wylie's only nonexpendable resource—our land.
The following philosophy provides criteria for allocating commercial, residential, industrial and public
land uses within the Comprehensive Plan. Application of these criteria will assure the suitability of
future land development patterns to achieve the common goals of both the public and private sectors.
COMMERCIAL
Commercial land uses provide retail goods and personal services as well as employment opportunities
to support the local residential population, and public sales tax revenues to supplement property taxes.
However, commercial uses are also major traffic generators, and these uses should be located along
thoroughfares, preferably at major street intersections. Wylie's potential to support commercial land
uses is constrained by its limited ultimate population (+/- 75,000) and the competition of near-by
regional-scale commercial centers. To serve the future population, three types of commercial
categories are proposed, defined by their primary service function and named by the appropriate
zoning classification of the current Zoning Ordinance.
Neighborhood Services
These are smaller retail/office centers intended to serve immediately adjacent residential
neighborhoods with convenience goods and services, and accommodate the uses of the Neighborhood
Services (NS) and Office(0) zoning. These uses should be clustered in unified centers located at one
or two corners of major intersections (approximately 1-mile apart), and should be designed to reflect
the character of the adjacent neighborhoods which they serve.
Community Retail
Community commercial center(s) serve the populations of several residential neighborhoods with
comparison shoppers' goods as well as convenience goods and personal services. These should
accommodate the uses of the Community Retail (CR) zoning, be unified in plan and design, and be
located at major intersections 2 to 3 miles apart. The growing commercial complex at S.H. 78 and
F.M. 544 should be encouraged to become Wylie's New Town Center, attracting the broadest diversity
of functions and reflecting the community's overall character as its central place of focal point. Other
community retail centers should be more residential in character to blend with adjacent neighborhoods,
subordinate to and not competing with the Town Center.
Mixed-Use Corridor Commercial
This category should be the most diverse and intensive mixture of commercial uses. These uses are
located along major thoroughfares to accommodate vehicular access, but not along both sides of
thoroughfares to avoid congestion. They accommodate the broadly-varied uses of the Corridor
Commercial (CC) zoning district, ranging from convenience retail to light industry. Such uses are
normally planned and constructed as independent"strip" developments with little in common other
than required joint/cross access, but are guided by design regulations of the Zoning Ordinance and
screened from residential adjacency.
RESIDENTIAL
Wylie has historically been primarily a residential settlement, and most of its remaining land is suitable
for a variety of residential uses. The Plan should continue to encourage this function as a residential
suburb or"bed-room community". Future residential development should be planned to provide a
choice of dwelling types but in compatible neighborhoods which reflect this historic low-density rural
character. This philosophy demands that less land be allocated to nonresidential service uses, but more
to roads, parks, and schools and other residential-support uses. Three levels of residential density are
proposed,based on the current zoning classifications.
Urban/High-density
Thos category includes dwellings within 1,500 feet of nonresidential destination attractions such as
neighborhood retail, schools and parks/open spaces, requiring limited need for motor vehicles and
providing easy access by foot, bicycle. This area accommodates small-lot detached single-family
homes (SF 8.5/17), duplexes and townhouses, and apartments at densities of 5 or more dwelling per
acre. These should be clustered in to smaller neighborhoods of unified design, with highest densities
located closest to their nonresidential or open space attraction. Much of Wylie's older areas developed
in urban lots smaller than the smallest size currently allowed, and special concessions must be made to
accommodate in-fill development or redevelopment of such areas.
Suburban/Medium-density
This category includes only detached single-family dwellings on lots of between 10,000 square feet
and 1-acre in size (SF 10 thru SF 30). This density level is designed as traditional residential
neighborhoods, between 1,500 and 3,000 square feet from the perimeter schools and nonresidential
services, and therefore generate greater traffic volumes and requires wider thoroughfares. The
Comprehensive Plan recommends that much of the remaining undeveloped land within Wylie and its
ETJ develop at this density.
Country/Low-density
This category is to accommodate the rural residential development historically common around Wylie,
with lots exceeding 1-acre in size. Lots need not accommodate agriculture uses, and must be 2 acres or
larger to accommodate livestock or cultivated crops. Streets must be paved, but require no curb or
subsurface drainage. Most of the remaining undeveloped land encompassed by the Comprehensive
Plan is allocated to this level of density
INDUSTRIAL
Industrial land uses primarily provide employment for the local population while providing
manufactured products for the region and world beyond, as well as the generating private revenues
through employment and sales and public revenues through taxes. Industrial uses can generally be
divided in to light or heavy categories, depending on the intensity of the operations and their
consequences.
Heavy Industrial
Heavy industry generally includes the more-intensive processing and manufacturing of raw materials
into usable products, and such operations normally create the most obnoxious consequences. Heavy
industry requires access to transportation (highways and rail) and resources (water), but must be
isolated or buffered from other land uses on larger campus settings. The northeast area of Wylie, as
well as the existing Premier Business Park on the southwest, provide these unique locational criteria.
Light Industry
Light industry includes less-intensive assembly, warehousing and distribution of products, as well as
people-based office-oriented operations. Such operations can be located on the smaller lots within
existing Century, Regency and Wyndham industrial districts.
INSTITUTIONAL/PUBLIC AND SEMI-PUBLIC
All private development requires certain public or qusi-public support use, which must be planned in
coordination with the private uses.
Municipal Uses
Some municipal uses(such as offices) need to be centrally located and equally accessible y all
residents, while others (such as fire stations) need to be decentralized and equally accessible to all
residences. New municipal offices should be located within or adjacent to the planned Town Center to
help enforce the image of this area as Wylie's central address and destination place
Utilities normally have unique design criteria which largely dictate their design and location. Public
utilities must be within or adjacent to the other land uses which they serve, but should be located so as
to blend with rather than detract from the character of the surrounding primary uses.
Streets and roads make development possible, and their capacity should largely dictate the potential
density/intensity of the various uses of land. Thoroughfares should be planned in accordance with the
current Thoroughfare Plan and Engineering Design Standards.
Schools and Houses of Worship
Schools and day care operations as well as churches and other religious instructions generally belong
in proximity to the populations which they serve. However, as major traffic generators,these
institutional uses should be placed to the exterior of residential neighborhoods and combined together
when possible.
Parks and Recreation
Public parks and recreational facilities should be located in accordance with the adopted Parks,
Recreation and Open Space Master Plan. Both public and private leisure amenities should be designed
as an asset to the residential uses rather than detract from them with traffic and other nuisances.