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10-05-2004 (Planning & Zoning) Agenda Packet Planning & Zoning Commission ..' I .. City of Wylie October5 , 2004 Regular Business Meeting AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday, October 5, 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 September 21, 2004 Regular Meeting. 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. PUBLIC HEARINGS 1. 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) WORK SESSION ````��ti�ll�il F �.'c,, � \may...,,.. . ' �,o • Discuss land use philosophy and potential revisiord fo)'ie 414wretielisive Plan. ADJOURNMENT = Posted rr ay, October 1, 2004,'W d 91ptri': THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED A I I ENDEES 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 Regular Business Meeting September 7, 2004 7:00 pm Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: Red Byboth Claude Thompson, Director Dave Hennesey Renae 011ie, Assistant Planner Don Hughes Mary Bradley, Secretary Dennis Larson Chris Seely Kathy Spillyards Commission Members Absent: Mike Phillips CALL TO ORDER Chairman Seely called the Regular Meeting to order at 7:09 pm. INVOCATION AND PLEDGE Commissioner Byboth offered the Invocation and Chairman Seely led the Pledge of Allegiance. CITIZEN PARTICIPATION No one appeared to speak. CONSENT AGENDA ITEM 1. Consider and act upon approval of the August 17, 2004, Minutes from the Regular Meeting. A motion was made by Commissioner Hughes, and seconded by Commissioner Hennesey, to approve the minutes as submitted. Motion carried 6—0. P &Z Commission Meeting September 7, 2004 Page 2 of 9 ACTION AGENDA 1. Consider and act upon approval of a Site Plan for the Sargent Building, being all of a certain 0.9182 acre tract of land located at 2807 Capital Street, Regency Business Park Addition, Lot 9, Block B, City of Wylie, Collin County, Texas. Thompson stated that the Site Plan is for an office/warehouse facility. The building totals 8,000 square feet, and consists of 1,900 square feet dedicated to office space and 6,100 square feet for warehouse use. The lot totals 40,000 square feet or 0.9182 acre. The property has been platted since 1987 as Lot 9, Block B of the Regency Business Park Addition Phase 2. Mike Sargent, property owner of the subject property, stated that the undeveloped land in the rear of the property is a major water line easement from North Texas Water District and will be left as landscaped area. A motion was made by Commissioner Byboth, and seconded by Commissioner Larson, to approve the Site Plan for the Sargent Building as submitted. Motion carried 6—0. PUBLIC HEARINGS 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) and Neighborhood Services (NS) Districts to Planned Development (PD) District for mixed uses including retail, multi-family and singly-family residential of varied types and densities. Subject property being all of a certain 214.18 acre tract of land generally located in the south corner of South Ballard Avenue (Sachse Road) and Pleasant Valley Road (C.R. 378), being part of a 118.67 acre tract of land deeded to Grove Farm, Ltd. as recorded in Volume 5317, Page 5455 of the Deed Records of Collin County, and Volume 2002250, Page 5070 of the Deed Records of Dallas County, and part of a 38.129 acre tract conveyed to Joy Grove Bruner as recorded in Volume 555, Page 232 of the Deed Records of Collin County, and part of a 38.13 acre tract deeded to Joy Grove Bruner as recorded in Volume 3535, Page 292 of the Deed Records of Collin County and Volume 91100, page 1278 of the Deed Records of Dallas County, and situated in the Guadalupe De Santos Survey, Abstract No. 1384, City of Wylie, Collin and Dallas Counties, Texas. (Zoning Case No. 2004-17) Due to a potential conflict of interest on this agenda item, Chairman Seely departed the Council Chambers at 7:18PM. Thompson stated that the subject property totals 214.18 acres, and fronts approximately 3,700 feet along the south/east side of Sachse Road. Approximately 98 acres of the total is within Collin County and the remaining 116 acres is within Dallas County. P & Z Commission Meeting September 7, 2004 Page 3 of 9 The subject property was annexed into the City of Wylie in 1986, and most of the property was zoned as Agriculture (A) District. Approximately 30 acres in the intersection of Ballard/Sachse and Pleasant Valley was zoned for commercial uses in 1986, and this tract was rezoned in November of 2001 to Neighborhood Services (NS) with the City-wide revision of the Zoning Ordinance and Map. Thompson reviewed the zoning on the surrounding properties of the subject property, and stated that a majority of the properties are located within unincorporated Collin County and are unplatted rural homesteads and farm land. The applicant is requesting zoning to a Planned Development District (PD) in order to develop a master-planned community as the extension of the adjacent Woodbridge golf community. The Planned Development District proposes to maintain the south corner of Sachse and Pleasant Valley Roads as a community retail center, although smaller in size than the currently-zoned Neighborhood Services tract. The proposal includes multi-family apartments and single-family detached residences (duplexes and townhouses) on lots of 3,000 and 3,500 square feet, and single-family detached residences on lots ranging in size from 4,000 square feet to 10,000 square feet. The proposed Planned Development District will allow as many as 951 dwelling units, which includes 300 multi-family apartment units, and a total of 651 single-family units detached and attached in several different configurations. The 10,000 square foot lots are limited to 78 dwelling units, the number of lots for the 8,500 square foot will be 100, the 7,200 square foot detached single-family lots will be 90 and the 4,000 square foot patio houses will be 166. The detached houses totaling 434 lots and units, and the attached units will be duplexes and townhouses, which will be on individual separate lots, which produce 217 total unit lots, 93 of which will be townhouses following the regulations of the townhouse requirements of the Zoning Ordinance and duplex dwelling unit lots will be 124 which will follow modified development. The proposal does not meet the recommendation of the Comprehensive Plan, and in turn the Comprehensive Plan recommends that the total 214 acres be developed as large single-family detached lots. However, the Plan does not conform and comply with the zoning which has been in place on the property since 1999 for commercial uses which was in place since 1986. The Planned Development District provides that alleys not be required in the 10,000 square foot single-family lots, the 4,000 square foot patio home lots, the townhouse district and multi-family apartment districts. Alleys will be required in the 8,500 square foot and 7,200 square foot single- family lots and around the duplex district. Thompson stated that each phase of the development will come for approval from the Planning and Zoning and City Council as a zoning development/Preliminary Plat before submitted as Final Plat and development platting. P & Z Commission Meeting September 7, 2004 ,,. Page 4 of 9 The streets that are proposed will be 120 foot thoroughfare across the property which will straighten out the curve at Pleasant Valley and bring the Sachse Road/South Ballard closer and straighter into Pleasant Valley and a more direct route to 190 access to the south. Currently, that 120 foot thoroughfare dead-ends into a dedicated 50 foot local street right-of-way and the very large North Texas Water easement that is beside it. If developed according to the Final Plat on the Southwest Medical property, which is directly to the southeast where the thoroughfare comes out of the subject property and into Pleasant Valley,then there will have to be some modification made. However, the applicant is under negotiation for ownership for that property as well and will replat that property to accomplish the relocation of the thoroughfare. Thompson stated that there are three areas of concern and have not yet been verified by Staff, that are in the Planned Development Conditions. In section 5.09, of the PD Conditions the applicant is requesting that no storm water detention be required on the property, due to the water will directly discharge into Muddy Creek, which adjoins the property on the south. The City Engineer is recommending that this not be made into the Conditions because it does affect other jurisdictions, Federal, State, County and local municipal jurisdictions and needs to be studied further. In Section 5.10, the applicant proposes to dedicate the floodplain as open space, and the park department recommends that floodplain land not be accepted as park land. Parks is asking to reevaluate that floodplain not be credited toward Park Land Dedication. In Section 5.11, the applicant is requesting the perimeter street fee waived, and currently that fee is determined and payable at time of platting. Engineering recommends that future plats not be restricted but to appropriate each plat the request of waiver instead of placing it in the Planned Development Conditions. Therefore, staff is recommending denial of Sections 5.09, 5.10 and 5.11 and denial of the Planned Development as a whole due to not meeting the Comprehensive Plan which recommends the area be developed into one acre lot size. Thompson stated that the applicant submitted a letter, which was included in the packet, to table the request after tonight's meeting. The Commission has a right to either deny or approve, or deny/approve with certain stipulations, or table the application until a specific date in the future with agreement from the applicant. If tabled to a specific date let it be enough time to allow the applicant to respond as indicated and sufficient time to re-notify the public. Public Comment Forms were mailed to property owners within 200 feet of the proposed development, and 62 forms were received at the time of posting, two favoring the proposal and sixty opposing the development. In addition there were three comment forms received before the meeting and not yet verified, totaling 65 written comment forms. Most of these comment forms are within un-incorporated Collin County and the State Law requires that notification area is within municipal tax roll. The calculation on both the county property and city property, and the comments opposing represent approximately eight percent of the land within the notification area and is not subject to the twenty percent rule that would require three-fourths vote from the City Council. P &Z Commission Meeting September 7, 2004 Page 5 of 9 Don Herzog, Herzog Development Corporation, 9696 Skillman, Suite 210, Dallas, Texas, represented developer for the subject property, stated that the intention is to receive direction from the Commissioners and citizens surrounding the subject property at this meeting, then address the concerns and issues at a later date and forgo going to the City Council meeting on September 28, 2004. Herzog gave a slide-show presentation of the proposed development and stated that if the property is approved, the development will be as an addition to Woodbridge, the same standards will apply, and the same restrictive covenants will apply. There will be a mandatory membership to a homeowners association. The developer will reserve the rights for multi-family apartment developer and or builder to approve all building plans for single-family residences and non-residential uses. Herzog went over the constraints and the proposed land use for the development. The proposed development does propose to construct Pleasant Valley as a four-lane divided roadway, along the easement, which would serve as a median, then turn it up to Sachse Road. This would eliminate the 90 degree turn on Pleasant Valley Road onto Sachse Road. Herzog stated that the property is divided into two counties and there will be 632 dwelling units in Collin County and 319 dwelling units in Dallas County. The land within the City of Wylie in the original zoning case for Woodbridge consists of 445.3 acres of land with a maximum number of units of 865, and the proposed addition to Woodbridge of 951 dwelling units. When comparing the two developments, there are 653.8 acres or 1,816 dwelling units and using all the open space and the golf course at 2.8 dwelling units per gross acre. Herzog stated that the homebuyer is the ultimate customer, which means that people will purchase as much house as they can afford. Builders will build what the buyer can afford and demands and developers will develop communities providing lots for builders that consumer's desire. Herzog stated that at the neighborhood community meeting on August 31, 2004, a concern was expressed for the type of people who live in apartments, the developer of Woodbridge Villa Apartments located on State Highway 78, was contacted for demographics and occupants in the complex. The leasing agent does a credit and background checks on each of the applicants. Another concern involved the school districts and number of students per household and the cost to educate the student. Herzog stated that WISD Administration Office addressed the concerns and presented a comparison of tax revenue received from a multi-family project(Woodbridge P &Z Commission Meeting September 7, 2004 Page 6 of 9 Villa Apartments) and a single-family house and stated that the current tax rate is $1.80 per $100 appraised value; the district stated that the cost to educate a student is $6,757. The district uses a factor of 0.7 per student per household. The cost per household is then $4,279. Herzog stated that there are 94 children within the Woodbridge Villa Apartments, and assuming that all attend school, and dividing the child into each unit, leaves 0.4 students and the tax revenue per student is $2,880. Commissioner Byboth questioned the purpose of departure from the Comprehensive Plan as it is now. Herzog responded that the proposed development is not deterring from the Comprehensive Plan, the Plan calls for a Village Center Retail with high density surrounding, and the larger lots further away from the Village Center Retail area. Vice-Chair Larson opened the Public Hearing at 8:20 PM. The following citizens spoke against the proposed development, due to the impact of schools, the traffic and the lack of preserving the trees: Michael Fasang; William McCoy; Robert Marchell; The following citizen spoke against the high density and apartments: Gaila Morgan, Choya and Alexis Tapp, Eric Lindsey. The following citizens offered compromising suggestions for the development, but spoke against the development as submitted: Beth Johnson and Bennie Coomer. • A motion was made by Commissioner Hughes, and seconded by Commissioner Byboth, to adjourn for a break at 9:00 PM and the meeting reconvened at 9:10 PM. After the meeting reconvened, the following citizens spoke against the development due to high density, traffic and affect on water pressure as well as the impact from over crowding the schools: Mark Ritchie, Al Stufft, Richard Rice, Jerry Hougan, Kelly Flores, Joe Strong, Eugenia Ayala, Kelly Rathheims, Jim Griffin, Cheryl Stufft, Alfred Alvarez, Katherine Flippo, Karan Tally, Francis Bauman, Barrie Foster, Tom Bauman, Chris O'Neal, Craig Sword, and Joel Hemphill. Mr. Jim Smith, 112 Martin Drive, expressed appreciation to the Commissioners for their service and encouraged all citizens attending to come to the City Council meeting on September 28, 2004, as this meeting was not the final decision. Vice-Chair Larson closed Public Hearing at 10:04 PM and offered Mr. Herzog a rebuttal to the comments. Mr. Herzog stated that the infrastructure will allow the sewer to flow to the new treatment plant on Pleasant Valley Road. The water is in East Fork Water Supply, no City of Wylie impact. The bonds have not been sold for the expansion of the widening of either Sachse or Pleasant Valley Road. P &Z Commission Meeting September 7, 2004 Page 7 of 9 A motion was made by Commissioner Hennessey, and seconded by Commissioner Hughes, to recommend denial of the zoning change due to the high density and straying from Comprehensive Plan. Motion carried 5 —0. Chairman Seely rejoined the meeting at 10:05PM. 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 of varied densities. Subject property being all of a certain 185.1449 acre tract of land generally located west of FM 544 at Vinson/County Line Road, being part of a tract of land conveyed by deed to Mrs. Thelma Rice by Lone Star Boat Co., as recorded in Volume 561, Page 226 of the Deed Records of Collin County, Texas, (D.R.C.C.T.), and situated in the E.M. Price Survey, Abstract No. 725, the D.W. Williams Survey, Abstract No. 980, the Nathaniel Atterberry Survey, Abstract No. 1099, and the William Sutton Survey, Abstract No. 860, City of Wylie, Collin County, Texas and the E.M. Price Survey, Abstract No. 1114, Dallas County Texas. (Zoning Case No. 2004-19) Thompson stated that the subject property is largely within unincorporated Collin and Dallas Counties and, is therefore, not subject to zoning by either the City or Counties. Annexation into the City of Wylie is to be considered by the City Council on September 28, 2004, and the property will be zoned as Agriculture (A) District. Approximately 170 acres of the total is within Collin County and the remaining 15 acres is within Dallas County, approximately 0.35 acre of the property (the southern most portions, within Dallas County) is already within the City of Wylie. The subject property fronts 2,138 feet along the west side of South Stone Road (old F.M. 544 South) and 1, 325 feet along Vinson Road on its south. The applicant is requesting annexation and zoning to a Planned Development District (PD) in order to allow only single-family detached residences (lots ranging in size from 6,000 square feet to 10,000 square feet). The Conditions of the PD propose to substitute a modification of the current development requirements of the Zoning Ordinance. The Planned Development District proposes three lot types, which differ in size and development requirements. The PD provides no plan or criteria by which these lot types will be distributed, and will be determined with the Development Plan/Preliminary Plat for each future phase of the development. Type A lots shall not be less than 10,000 square feet, and the number/proportion of this type of lot is not determined by the PD. The minimum dwelling size will be 2,000 square feet. Type B lots allocate that a minimum of 65% of the cumulative lots be 8,500 square feet in size. The minimum dwelling size will be 1,700 square feet. Type C lots allocate that no more than 35% of the cumulative lots be 6,000 square feet. The minimum dwelling size will be 1,700 square feet. P & Z Commission Meeting September 7, 2004 Page 8 of 9 Staff recommends denial. The proposal does not comply with the recommended densities of the Comprehensive Plan. No lots should be smaller than 10,000 square feet and approximately 1/3 of the area should have lots in excess of one acre. The special Conditions of the Planned Development District do not justify the proposed degree of modification from the standard requirements of the Zoning Ordinance and the PD provides no innovations or added value. Chairman Seely questioned the Planned Development Conditions on allowance of Day Care Facility. Thompson stated that the Zoning Ordinance requires that a Day Care Facility is allowed with a Special Use Permit, and the PD Conditions specify that a Day Care Facility be allowed without a Special Use Permit. Ryan Betz, Skorburg Company, 3838 Oak Lawn, Suite 1212, Dallas, Texas, represented the developer of the subject property, presented a power point presentation of the history of the property and previous requests for a zoning change, which were denied by the Planning and Zoning Commission. Betz stated that the builders contacted for building the development will be Drees, Grand, Paul Taylor, Standard Pacific, David Weekley, and Goodman. Commissioner Byboth stated that the builder does not matter, but the quality of the structure is important. Chairman Seely questioned the elevation requirement. Betz stated that the wording in the Planned Development Conditions will be revised stating that the point system within the Zoning Ordinance adopted 2001, and amended 2003, Village Residential District will be met. • Commissioners questioned the lot size. Betz stated that the intention is to have 35% of the lots on 10,000 square feet or larger, no more than 65% ranging from 6,000 square feet to 8,500 square feet, but not less than 35% can be less than 8,500. Minimum house size is 1,700 square feet on 6,000 square foot lot, and 1,900 square feet on 8,500 square foot lot, and 2,000 square feet on 10,000 square foot lot. Commissioners discussed the lot size, and after discussion, Betz offered to have all lot sizes at 8,500 square feet with no 6,000 square foot lots. Commissioner Spillyards questioned the type of entry for garages, whether J-Swing, alley loaded or side entry. After discussing the type of entries, Betz agreed to have no front facing garages, the entry will be swing line or alley loaded. Chairman Seely opened the Public Hearing at 11:11 PM. Nancy Holloway, 806 Meadow Drive, Wylie, commended the applicant for making an attempt to comprise from the previous development proposed in May and the current development. The following citizens spoke against the zoning change: Brent Bates, Dan Truitt, Rick Foster, Albert Alvarez, and Frank Sword. Chairman Seely closed the Public Hearing at 11:35 PM. P & Z Commission Meeting September 7,2004 Page 9 of 9 Betz proposed a live Berm with split rail as the type of screening for the development and FM 544 and will be maintained by Homeowners Association. After discussing the screen wall that is required and the desire to have a buffer between the existing property owners and the proposed development, Betz offered to establish an edge, one lot deep, with plant screen on lots along the south eastern and northern property lines that have a minimum lot size of 10,000 square feet. Commissioner Byboth commended the applicant for comprising in efforts to amend current development with stipulations, as well as amending previous submittal. A motion was made by Commissioner Larson, and seconded by Commissioner Hennessey, to recommend approval to the City Council with the following stipulations in the Planned Development Conditions: That no lot shall be smaller than 8,500 square feet, maximum of 65% will be less than 10,000 square feet and the remainder will be greater than 10,000 square feet; to follow the standards of the Zoning Ordinance for Village Residential completely, except that no garages will face the street, the garages will be either swing-line drives or accessed by alley; the perimeter wall will be revised to allow for a unjunlately earthen berm with landscaping and split rail, the transitional zone of roman numeral 11 will be worded to include the north side as well and evergreen plants on the north side; and a edge, one lot deep, with plant screen of lots along the south eastern and northern property lines of this development that have a minimum lot size of 10,000 square feet, and a landscape berm and split rail fence shall be allowed along FM 544 in place of the required masonry screen wall and will be maintained by the HOA. All design standards in the Zoning Ordinance adopted November 2001, will be met as well as point system. Motion carried 5 — 1,with Commissioner Hughes opposing. WORK SESSION 1. The criteria used when converting the old Zoning Plan to the current Zoning Plan, which is the philosophy desired to be addressed in zoning changes in the future. 2. Land Use Distribution Philosophy, Thompson stated the wording is general and can be more specific. Thompson encouraged the Commissioners to review and decide if the criterion and or philosophy should be included in the Comprehensive Plan. ADJOURNMENT With no further discussion, a motion was made by Commissioner Byboth, and seconded by Commissioner Spillyards,to adjourn the meeting at 12:00 a.m. Chris Seely,Chairman Mary Bradley, Secretary ir City of Wylie Action Item No. 1 Preliminary Plat Rubalcava Industrial Park Addition Planning and Zoning Commission Meeting: October 5, 2004 Owner: Raul Rubalcava Surveyor/Engineer: Donald J. Jackson & Assoc. Location: 28 Steel Road Existing Zoning: Business Center (BC) Summary: This Preliminary Plat under consideration will create 3 lots totaling 5.366 acres. Lot 1 is 2.316 acres in size, Lot 2 is 1.281 acres in size, and Lot 3 is 1.450 acres in size. No plans have been announced for the properties. At final platting and prior to issuance of building permits, a site plan must be approved by the Planning and Zoning Commission. All use and development shall follow the guidelines of the current Zoning Ordinance in effect at the time of platting. 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. There are two existing buildings located on Lot 1 with an access drive from Steel Road, and it is not clear how this development occurred without legal platting. Issues: 1. 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". 2. The Plat provides a 30' R.O.W. Dedication for existing Steel Road. Preliminary Plat— Rubalcava Industrial Park Addition No. 1 3. Staff has reviewed the proposed Preliminary Plat and found it to comply with all applicable State subdivision regulations as well as with the Subdivision Regulations and all other pertinent technical ordinances of the City of Wylie. Financial Considerations: Plat application fees—Paid The applicant is aware that park land dedication fees must be paid prior to filing of a final plat for the subject property and development impact fees must be paid prior to the issuance of a building permit on each lot. Staff Recommendation: Approval The Department's of Development Services, Public Works and Fire concur with this recommendation. Attachments: Preliminary Plat OWNER'S CERTIFICATE STATE OF TEXAS COUNTY OF COLLIN ,s,,i, WHEREAS,Raul Rubalcava and Mirey A Rubalcava,are the owners of a tract.of land situated ' in the W.M.Sachse Survey,Abstract No.835.City of Wylie,Collin CouMy,Texas and being PEir the same called 5 359 acre tract of land recorded under County Clerk's File Number 94- 0075684,Deed Records,Collin County,Texas and being more particularly described as follows: Beginning at 5/8"iron rod found on the south line of a tract of land conveyed to F3illy F Davis ' F",:, ,, by deed recorded in Volume 4357,Page 987,Deed Records,Collin County,Texas for the northeast , MICHAEL G BYBOTH = corner of said called 5.359 acre tract and the northwest corner of Lot 1,of Helmberger Industrial , 5 257 ACRES N 88°09'47"E ,P9a,rk,maarpi andeciciiotriodns,tcooitiihne,Coituyntoyf WThyxliaes.:according to the plat thereof recorded in Cabinet F,Page ,i, ,5z9i,_44.29-:cmatarDETtoito VOL 4357 PG 989 I Fi SET , ) • Thence,South 00°00'52"West,along the east line of said called 5 359 acre tract and the ',;(2\i•e7gf;',c9, BILLY F DAVIS VOL 4357,PG.987 west line of said Lot 1,at a distance of 441.12 feet a 3/4"iron rod found and in all a distance of 471.12 feet to a point for the southeast corner of SEfi CT Called 5 359 acre tract and 60 0 60 120 180 ', being in the centerline of a 60 road easenient(Steel Road)recorded in Volum 8 I e 1849,Page 4, Deed Records,Collin County,Texas; s ! i toe IR END T , Thence,South 89°54'02"West,along the south line of said called 5 359 acre tract and the I _ S 85°2428"E 330 9' / S C ale 1 = 60 centerline of said 60 road easement,a distance of 46374 feet to a point for the southwest ---.--1__t_ 1 Ni.....--- --___/ corner of said called 5.359 acre tract; Thence.North 00°02'2,West,along the west line of said called 5.359 acre tract,and the LOT 4 , 224.92' , east line of Steel Industrial Park Addition,an addition to the Ctity of Wylie,according to the plat , -------TT.POINT OF thereof recorded in Cabinet F,Page 35,Deed Records,Collin County,Texas,at a distance, . BEGINNING F'M 544 30 00 feet a 5/8"iron rod set for the southeast corner,Lot 6,of said Steel industrial Park , ______ Addition.and for a total distance of 576.31 feet to a capped 5/8"iron rod set on the south line . i ' il ,,,,, , /1 of a tract of land conveyed to Billy F Davis by deed recorded in Volume 629,Page 201,Deed , Records,Collin County,Texas for the northwest corner of said called 5 359 acre tract and the 4°, . . 1 r,ii SEC7ITY northeast corner of Lot 4,of said Steel Industrial Park; , rZ-' Thence,North 88°09'47"East,along a north line of said called 5.359 acre tract,a distance of if, SITE 44 29 feet to a capped 5/8"iron rod set for a north corner of said called 5.359 acre tract and a southerly corner of a 5.257 acre tract of land conveyed to Michael G Byboth by deed recorded , .3Ti r sTEEL in Volume 4357,Page 989,Deed Records,Collin County,Texas: .a 7 ° , z, Thence,South 48.38'26"East,along a north line of said called 5.359 acre tract and a south .'t 4line of said 5 257 acre tract,a distance of 120.02 feet to a 1/2"iron rod found for corner: STEEL INDUSTRIAL ,,,,,-- -.35 C7r1s,'Frl 1 c'''' g -U'i Thence,South 85°24'28"East,along a north line of said called 5 359 acre tract,a south line lt,ll:13, in CAPITAL of said 5,257 acre tract and the south line of said Davis tract,a distance of 330.97 feet,to the BLOCK A L R3 LOT 3 3 LOT 2 . , Point of Beginning and containing 233,749 square feet or 5.366 acres of land. LOT 5 pc, 63,158 SQ.FT. . 55,815 SQ.FT. , ST NG . ' t, 1.450 ACRES t,', 1.281 ACRES LOT 1 glij,jiNG . ',It FIELMBERGEILI,INIrSTRIAL PARK EXCHANGE i . ^g NOW,THEREFORE KNOW ALL MEN BY THESE PRESENTS: , . (N.T.S) That,Raul Rubalcava and Mirey A.Rubalcava,do hereby adopt this plat designating the hereinabove described , •,, z ,' O property as Rubalcava Industrial Park Addition,an Addition to the City of Wylie,Collin County,Texas,and do l , , " hereby dedicate to the public use forever the easements and right-of-ways shown hereon. il ,,, = , o The easements shown hereon are hereby reserved for the purposes as indicated No buildings.fences,trees, i ., a, cn shrubs,or other improvements or growths shall be constructed or placed upon,over,or across the easements 7 in,--POWER POLELEGE" 1 and right-of-ways as shown Said utility easement being hereby reserved for the mutual use and accommodation of all public utilities desiring to use or using same. All and any public utility shall have the full right.to remove i = ,., iiiii.o-TELEPHONE RISER i and keep removed all or parts of any buildings,fences,trees,shrubs,or other improvements or growth which I 13.-FIRE HYDRANT may in any way endanger or interfere with the construction,maintenance,of efficiency of its respective system t rulifirlrit% °'l t, .3i -WATER VALVE SANITARy SEWER MANHOLE l on the utility easement and all public utilities shall at all times have the full right of ingress and egress to or from and upon the said utility easement for the construction,reconstruction,inspecting,patrolling,maintaining, II , sfss-EXISTING 8.SANITARY SEWER LINE and adding to or removing all or part of its respective systems without the necessity at any time of procuring TOT 6 1 , a"wt-EXISTING 8"WATER LINE the permission of anyone. ii--, CAPPED 5,TE. --•--------''-' '•' '' .7 ,a,3C/0111a Zil),, 1 :''(5t=:= Raul Rubalcava ---- - 30'R.W DEDICATlON ="27°:,8954i718: „ STATE OF'TEXAS 0 2-W 46374 „_- S 89.5" • STEEL ROAD-------- ----------------- COUNTY OF COLLIN ----"'t---------it STATE PLANE COORDINATES AND BENCH 3, ,?,, 8, .5,, 8 TTT• MARK DERIVED FROM CITY OF WYLIE BEF'ORE ME,the undersigned authority,a Notary Public in and for said County and Stale CONTROL MONUMENT:CM3 ELEV.-520.307 on this date personally appeared Raul Rubalcava,known to me to be the person whose irl,E,2.Ep7r:ie-----' name is subscribed to the foregoing instrument and acknowledged to me that he executed the saine for purpose and considerations therein expressed ALL BOUNDARY CORNERS ARE A CAPPED 5/8' IRON ROD SET UNLF,SS OTHERWISE NOTED. GIVEN UNDER MY HAND AND.AL OF OFFICE,THIS day of ,2004. Notary Public for the State of Texas My Commission expires SURVEYOR S CERTIFIC'ATE WITNESS MY HAND AT WYLIE.TEXAS,this day of 3004 KNOW ALL MEN BY THESE PRESENTS! THAT,I,Donald J Jackson..hereby certify that I have prepared tins plat from an actual and accurate survey of the land and that the CTTECI,E monuments shown thereon were proper,placed under my Mirey A FRubalcava personal StiperViSIOEI,aecordance with the Platting Rides and Regulations of the City of Wylie Texas DonYld J JacKson Registered Professional Land Surveyor No 3949 STATE OF'TEXAS 0 'Preliminary Plat for Review Purposes Only' COUNTY OF COLLIN 0 BEFORE ME,the undersigned authority,a Notary Public in and for said County and State on tins date personally appeared Mirey Rubalcava.known to me to be the person whose ST,I,OF'TEXAS ii "Recionnriended for Approval" name is subscribed to the foregoing instrument and acknowledged to me that,he COUNTY OF cOLLIN 0 executed the same for purpose and considerations therein expressed Date, Cihairman.Planning 8,.Zoning Commission GIVEN UNDER MY HAND AND SEAL OF'OFFICIL THIS day-. .2004 BEFORE ME.the undersigned authority a Notary Pub!,in and for sold Connty and State on this date City of Wylie.Texas personally appeared Donald.1 Jackson.known to rine to be the person whose name is subsc rib,to the for,oing instrument and acknowledged to me that lie executed the same for t.purpose and Notary Public for the State of Texas conaideration therein expressed and under oath stated that the statements in the fere2om,ciartif mate are true My Commission expires GIVEN UNDER MY HAND AND S.EAL OF'OFFICE this dav of :e004 'Approved for Preparation of Final Plat" Date: Not my Public for the State,Texas Mayor.City of Wylie,Texas My commission expires OWNER' RAUL&M1REY A RUBALCAVA 1315 HIGHWAY 1378 PRELIMINARY PLAT WYLIE,TEXAS 75098 RUBALCAVA INDUSTRIAL PARK ADDITION ;SURVEYOR, JACKSON&ASSOCIATES LAND SURVEYORS.INC W.M.SACHSE SURVEY,ABSTRACT NO.835 .1-B WINDCO CIRCLE ., .11,:Jtj L'i Fl I'll][t.ri i NOTICE CITY OF WYLIE,COLLIN COUNTY,TEXAS ., WYLIE,TEXAS 75098 972-442-4045 Selliug a portion of this addition by metes and bounds is a violatmii of City Ordinance and State Law a.is D: M subject to fines and withholding of utilities and building permits JOB NO 1002-04-0111 PEREEVP,SAERDE:s ESpETPET.EBEBRE R 2 29, ,20000 SEP 3 0 004 44 ,,11, ONYof Yl e Public Hearing Item No. 1 Rezoning 04-20 Parkside Planned Development Planning and Zoning Commission Meeting: October 5, 2004 Owner: J.L. Brand, Jr. and Parsons-Warner, LLC Applicant: S.C. Parsons, Inc. Location: North of F.M. 544 and DART/KCS Railroad, west of F.M. 1378, and to east of Lakeside Estates Phase 3 and Wooded Creek Phase 2 Additions Existing Zoning: Agriculture(A) District Requested Zoning: Planned Development (PD)District for Single-Family Residential Uses Summary: The subject property totals 100.0994 acres, currently in two ownerships. The property is zoned Agriculture (A) as a holding zone, 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. Lakefield Drive, a 65 feet wide east-west collector street, currently terminates at the western boundary of the property. The requested Planned Development District proposes to dedicate the floodplain and reservoir as public open space, and to extend Lakefield eastwardly to connect with Country Club Road. The southern boundary of the subject property is the DART/KCS Railroad corridor. 04-20, Parkside PD The property to the southwest is developed as the Lakeside Estates subdivision (PD 1999-18) allowing lots as small as 6,000 square feet, although those lots immediately abutting the subject tract exceed 7,700 square feet. The property to the northwest of the subject property is zoned Planned Development District (PD 2002-02) and is developing as the Wooded Creek subdivision with a minimum lot size of 7,200 square feet, although all lots immediately abutting the subject tract exceed 8,600 square feet. The proposed Conditions of the subject Planned Development District limits the development to 230 residential lots. The PD provides for a minimum lot size of 6,000 square feet, but 40% of the total lots must be larger than 7,200 square feet and 20% must exceed 8,400 square feet. The minimum width of lots is proposed to be 50 feet, and interior side yard setbacks are to be 5 feet. Minimum dwelling size is proposed to be 1,900 square feet with 35% of the total homes being 2,100 square feet or larger and 15% being not less than 2,400 square feet. The standard development requirements of the Zoning Ordinance will be complied with except for these dimensional modifications of the lot and dwelling. Alleys are not required within the PD. Public Comment Forms were mailed to eighty-nine (89) property owners within 200 feet of this request as required by State law. Five (5) comments had been returned at the time of posting, four favoring the requested change in zoning and one opposed to the request. Issues: 1. The Comprehensive Plan recommends that approximately 90% of the subject property (and all of its developable portion) be developed as Suburban Residential uses, accommodating single-family lots of between 10,000 and 30,000 square feet. The Plan does recommend that about 10% of the northern portion be Country Residential lots of one acre or larger, but all of this area is within the Muddy Creek reservoir and not developable. If developed as recommended by the Comprehensive Plan, the 56 acres of developable land could yield a maximum of between 89 lots averaging 20,000 square feet and 118 if all 10,000 square feet (discounting 25% for streets), for a potential density of between 2.1 and 4.3 lots per acre. The proposed PD will allow as many as 230 lots on the developable 56 acres, or a density 8.8 lots per acre. The requested rezoning does not conform to the recommendations of the adopted Comprehensive Plan. 2. The purpose of a Planned Development District is to permit flexibility and innovation in the use of land to better accomplish the goals of the Comprehensive Plan than would be possible by straight zoning, and not merely to achieve variance from the standard requirements of the Zoning Ordinance. The requested PD offers significant public open space at no public acquisition cost, in trade for residential lots which are significantly smaller than allowed by Zoning, and thereby achieve an overall residential density closer to that recommended by the Plan. The overall density allowed by the PD is 2.3 lots per acre. Therefore, the PD appears justified in order to accomplish the density goal recommended by the Comprehensive Plan. 04-20, Parkside PD 3. The Planned Development District proposes to dedicate 43.76 acres, including the Muddy Creek Reservoir, to the City for public parkland. This contribution is nearly four times the required park dedication of 11.5 acres (or 5 acres for each 100 dwellings for the maximum allowed 230 lots). 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. Although most of the 43 acre dedication is within the floodplain and not developable, this corridor is also a valuable ecological resource which serves multiple major public-welfare functions such as flood prevention, water quality protection and conservation, air quality enhancement and energy conservation, and wildlife habitat and recreation. 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. It is uncertain when and how the corridor could be otherwise acquired, and the Park and Recreation Board has accepted this proposal (see attached letter). 4. The Planned Development District will extend Lakefield Drive(which currently dead-ends at the Lakeside Estates subdivision) eastwardly to connect with a future realigned Country Club Drive (F.M. 1378) just north of F.M. 544. This extension (and its added cost) will be required for any development of the subject tract regardless of its final density, in order to provide needed emergency access to 430 existing homes within Lakeside Estates and Wooded Creek as well as for the proposed development. If it is to be provided by private development, a proportionate economic return must be provided. The subject Planned Development must construct approximately 1,150 feet of Lakefield, including 640 feet beyond its subject property, but will not be responsible for any of the Country Club realignment/improvement. The new intersection of Lakefield and Country Club will be to the west of Muddy Creek, but due to the extensive floodplain it is not likely that this intersection will provide potential for adjacent development. As illustrated on the Development Plan of the PD, most of this roadway will be single-loaded with limited return to balance its cost. 5. The Planned Development District establishes a minimum lot size of 6,000 square feet and as many as 40% or 92 lots of the 230 total may be this size. At least 40% of the total lots must be 7,200 square feet and 20% must be 8,400 square feet. This proposed minimum lot size is smaller than is both allowed by the current Zoning Ordinance and existing for lots within the immediate vicinity. The smallest lot allowed by the current Zoning Ordinance is 8,500 square feet, and the smallest allowed within Wylie since 1985 is 7,200 square feet—except as has been permitted by Planned Development Districts. While the Lakeside Estates PD does allow lots as small as 6,000 square feet, only two lots within this addition which immediately abut the subject tract are as small as 6,395 sq. ft. and these back to the subject property. Lots within Lakeside Estates which side onto the subject property range in size from 7,660 sq. ft. to 10,446 sq. ft. Lots within the Wooded Creek subdivision which abut the subject property range in size from 8,111 sq. ft. to 10,360 sq. ft., although the PD allows lots as small as 7,200 sq. ft. 04-20, Parkside PD 6. The proposed Planned Development District provides that all lots may be as narrow as 50 feet wide at the building line. The narrowest single-family residential lot allowed by the current Zoning Ordinance is 70 feet (SF 8.5), and lots have been required to be at least 60 feet (SF-3, for 7,200 sq. ft) since 1985, except as approved within PDs. Minimum lot widths within the Lakeside Estates PD are a similar 50 feet, but minimum lot widths in the Wooded Creek development are 60 ft. The wider lots were adopted in order to provide more open space within residential developments, as well as discourage street-facing garages. Furthermore, the actual and visual open space within the subject PD will be further reduced by the proposed narrower side yards. When the applicant's earlier proposal on this property was considered, the Commission recommended that at least 50% of the lots be no narrower than 60 feet, and that recommendation has not been incorporated into the current PD. 7. The proposed Planned Development District provides for interior side yards of at least 5 feet, 15 feet for side yards adjacent to streets (unless that side yard is on a key lot and across the street from a front yard, in which case the side yard shall match the corresponding front yard at 25 feet). Interior side yards within the developed Lakeside Estates subdivision are a similar 5 ft. and side yards adjacent to streets are 15 ft. even when across from a front yard. The Wooded Creek PD allows interior side yards of 6 feet or 10% of the lot width, as well as 15 ft. for corner lots and 25 ft. for key lots. However, the current Zoning Ordinance, adopted in November of 2001, requires that interior side yards be at least 7 feet and that all yards adjacent to streets be 25 ft. The side yards of the proposed PD are, therefore, similar to existing adjacent development but smaller than currently required. 8. The proposed Planned Development District establishes 1,900 square feet as the minimum size of dwellings. At least 35% of the total dwellings must be 2,100 sq. ft. and 15% must exceed 2,400 sq. ft. This minimum house size is larger than the 1,700 square feet for the smallest detached single-family dwelling allowed by the current Zoning Ordinance (SF 8.5), and approximately the same as that being constructed within neighboring subdivisions. The dwelling size for the Suburban and Country Residential Districts, as recommended for the subject property by the Comprehensive Plan, is a somewhat similar 1,900 to 2,100 sq. ft. and 2,600 respectively. House sizes proposed by the PD are generally larger than those allowed in adjacent developments. The Lakeside Estates PD allows dwellings of 1,600 sq. ft. and the Wooded Creek PD requires 1,700 sq. ft. minimum. However, a sampling of house sizes actually constructed to date within Lakeside Estates revealed a range from 2,134 sq. ft. to 2,644 sq. ft., and a range of 2,458 to 2,919 sq. ft. in Wooded Creek. The proposed orientation of the development to the open space amenity of the Muddy Creek corridor should attract larger dwelling and justify added value(construction cost and tax revenue). 9. The Planned Development District proposes that alleys will not be required. The Subdivision Regulations require that alleys be provided in all residential subdivisions. Alleys are not provided within the Lakeside Estates subdivision nor within that portion of Wooded Creek which abuts the property line shared with the proposed PD. It is not appropriate to provide alleys where lots back to thoroughfares or open space, as do 27 lots (or 11.7%) of the 230 proposed by the PD. 04-20, Parkside PD 10. 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, because of the delay residential access turning movements adds to the street and the potential danger which backing on to crowded streets has on residential traffic. Some lots within Wooded Creek already face on to Lakefield, continuing the pattern established by the early Lakeside Estates platting to the west. The City Engineer has approved the Development Plan as submitted, although it may be possible to eliminate some of these collector-facing lots at final platting. 11. At its August 3, 2004 meeting, the Planning and Zoning Commission recommended approval of a similar request by the same applicant on the subject property with the following conditions and added stipulations: • No alleys required; • Minimum lot size to be 6,000 sq. ft.; • Minimum interior side yard to be 5 ft; • Minimum 50% of lots to be at least 60 ft. wide; • Maximum 25% of dwellings to be at least 1,700 sq. ft. and minimum 75% to be at least 1,900 sq. ft.; • Landscaped earthen berm sound barrier/visual screen to be constructed along north side of rail corridor and maintained by HOA; and • 6 ft. high wrought iron fence of uniform design will be provided at rear of all lots backing onto open spaces. That earlier decision by the Commission acknowledged the existing trends in smaller lot and house sizes within neighboring developments, but encouraged some increase in house sizes. The recommendation also reflected accepted of the applicant's concept that the significant additional open space reduced the effective density of the proposal to an acceptable comparison to that recommended by the comprehensive Plan. However, the City Council denied the request at their August 24, 2004 meeting, preferring instead larger lots and houses and considering the proposed dedication of floodplain as public parkland to be unacceptable. Staff Recommendation: Denial The proposal does closely conform to the density recommendations of the Comprehensive Plan, and offers significant public park amenities designed to be accessible to a greater number of neighbors. The proposal provides for the dedication of the sensitive Muddy Creek ecosystem as well as the extension of the Lakefield Drive collector street. Staff agrees that this philosophy is worth some degree of trade-off and balance by some smaller size of lots and houses. 04-20, Parkside PD However, 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. The proposed lots and houses are significantly smaller than either code requirements or existing area pattern, and some upward adjustment of both is needed to bring the proposal closer to the vision of the Comprehensive Plan and codes. The size and quality of the proposed open space should be sufficient to attract larger lots and higher cost residences, and the added cost of the Lakefield Drive extension should demand such higher cost homes as return for this infrastructure investment. Attachments: Location Map Conditions for the Planned Development District Development Plan/Preliminary Plat Memorandum on Park Board Review Minutes of P&Z Action on Previous ZC 04-13 Notification List and Map, with Responses • '/1/1�1 ._._. i 1 . 1 t 1111111; 111/11�� 11111/� ..._. _ a i m .___..--- __----..__ f s , ow 1 ililtA mi nava won'.all i I1 0 in. ,, . a s t t a x� 4 pa N . G • i&jardilluill - , ,,'� = -in= EMIlal MI Mill% , �'� w t ». ''F . i -)0., 3 v. I OS ' 4-7:,,,,*:,,,,,,, ..-.:, ,,,,,:,,,, . 4' ! • WI c - __ __== r Y � aNIE CY s: i I �. M.I 44 I i L `- ' 7._.. .. .. .a.. ..—__.l_. 1. i : ; i i i r. IIII i i EH 1 1 H.._..-. ! ' 1 ! . - ___._____..,___;.: ,,z ; 1 1 i 1 i • I Coca° Street 1 i • r.._.._..__ p o s ti ! i 1 -xtiln. 1 Ill •I\ \ \ I.�. LOCATION MAP ZONING CASE #2004-20 EXHIBIT"B" CONDITIONS FOR PLANNED DEVELOPMENT BRAND/TAYLOR TRACT ZONING CASE#2004-20 GENERAL CONDITIONS: 1. This Planned Development District shall not affect any regulations within the Code of Ordinances, except as specifically provided herein. 2. All regulations of the Single Family 8.5 District (SF-8.5/17) are set forth in Article 3, Section 3.3 of the Comprehensive Zoning Ordinance (adopted as of November 13, 2001) are included by reference and shall apply except as provided herein. SPECIAL CONDITIONS: 1. Maximum number of residential lots not to exceed 230 lots. 2. Lot Size a. Minimum lot area shall be 6,000 square feet on 40%, 7,200 square feet on 40% and 8,400 square feet on 20% of the lots. b. Minimum lot width of 50 feet at the building line. c. Minimum side yare of 5 feet and side yard of corner lots 25 feet when that side is on a key lot. A side yard adjacent to a side street shall not be less than 15 feet in all other circumstances. 3. Main structures shall have a minimum of 1,900 square feet on 50%, 2,100 square feet on 35% and 2,400 square feet on 15% of the homes. 4. No alleys shall be required within the property. 5. A barrier screen of earth berm and live plants shall be along the north side of the railroad corridor, as approved by the P&Z. 6. Lots which back onto park land shall provide a wrought iron fence of uniform design to be installed by the homebuilder, as approved by the P&Z. 7. The Development Plan attached as Exhibit"C" shall serve as the Preliminary Plat. DEVELOPMENT STANDARDS: The dedication of 43.76 acres of land and either the construction of(or the escrow of funds for)two trailheads that will provide public access from the development. These trailheads shall connect to the hike and bike trail system to be built in the future by the City through the Muddy Creek corridor. The combination of land and improvements shall be in lieu of City park fee requirements. di\ Lag RANCH 200 100 0 200 400 PHASE I \\-"--.. SCALE:1'=206 DEBORAN J YNLAHY n3-0P23202 -). r r I , r r r , ' 1 . THOIGS YANNIRTA ( rum 1 , 02-00e41a0 , !WOODED CREPHASE PSI' ----- / r ; PHASE n s � -- r ' r r r 1 1 r.,l�Tf„ d �, r, � D, elM • ./..." - =_iiIIIIIIIIIIr%1 , — � m • ®EM TRAMS B.}PIES WOODED CREEII ESTATES .r Parse e-- cam rs Open Space TS.Te4S.YELLS c. a,P TY PHASE I S49"'� ]-`.- r . ©O rrvv w w 43.76 Acres res Irr I EMI En LAMMED DRI"E ---__L��I w lifir-.... ...-- �I Ukelele Drive Ef el • — �H� 1 --y4 4 A ,' xa....2 cx . '�r I arA� PHA \ \ LAKESIDE ESTATES — 0©Omm©Om® PHASE n I Cab.N,Pg. —q I J Z I I ' f---a.AA...t-cwn�' �y LA10.91D6 ISI'ATm --- I©����N�����ICC���©/ PHASX. Ire nr re ro ,n L _ _1>...✓./�'1��--___ _ • , ��Y• Con•P4.aoa , -1 , IM� .e �_ v vvvuvn vvY vsv r. ver vvvs \ `\ -VA'4rte, a , ,n . ..Pon n n n It n..en ,4 e .re w m e MIN..WO•�' DEVELOPMENT PLAN/PRELIMINARY PLAT OF DAR/PAC �__�•---_--__—_-��_-- --�_- /7 PARKS 1 D E —— DOT OF me F. M. 544 MOSES SPARKS SURVEY, ABSTRACT NO. 849 IN THE CITY OF WYLIE, COLLIN COUNTY. TEXAS SCALE I'=200' •. DATE B/04 .- 100.0448 Acres 041NER 89 LOTS ® 50' x 120' Typical Lot PARSONS — TYARNER, L.L.C. .2,6wnM.4 Ar. - Sun.1010 .- Ddb4,i4+4e]5206 121 LOTS ® 60' x 120' Typical Lot 972-200-2326 -. ENGINEER — 15 LOTS 090' x 120' Typical Lot / TIPTON ENGINEERING. INC. A. F2Xa4&RN0•AR1£TNO•RAN4 b]30 BroadwayBroadway BIM.•Suite C•Garland.Garland.Tens 75043 .(971)226-2961 Page 1 of 2 Claude Thompson From: Mike Sferra [msferra@ci.wylie.tx.us] Sent: Tuesday, September 28, 2004 7:43 AM To: 'Claude Thompson'; 'Renae 011ie' Cc: 'Mindy Manson'; 'Mark B. Roath'; 'Bill Nelson'; rdiaz@mail.ci.wylie.tx.us Subject: Parkside Development Claude, The Park Board held its monthly meeting last night, and you had asked me to update you on their discussion/clarification of their previous recommendation to accept a parkland dedication in the Parkside Development. The Parkside Development was recently approved by the Park Board, but it was subsequently denied by the City Council. The Park Board had approved the dedication of approximately 43 acres+/-of parkland with only 3 acres +/-of parkland not in the floodplain. During Council's discussion of the project, at least one Council member said that the parkland dedication ordinance did not allow the City to accept any land in the floodplain that would count toward a developer's requirement to comply with the dedication ordinance. The ordinance (78-111)states:Any land dedicated to the city under this article must be suitable for park and recreation uses. The following characteristics of a proposed area are generally unsuitable:any area primarily located in the 100-year floodplain;any areas of unusual topography or slope which renders same unusable for organized recreational activities. . . Land listed in. . . this section may be accepted by the city council, provided that suitable land in the proper amount is dedicated which is contiguous with the unsuitable land. The Parkside Development is again scheduled to seek P&Z and Council approval in October. The item before the Park Board last night was to clarify their previous recommendation concerning the dedication of the land in the floodplain. The Board originally considered several issues. First,they considered that the City of Wylie Parks, Recreation and Open Space Master Plan identifies a future trail system to be located in this floodplain. Therefore, the Board considered the land to be "suitable for park and recreation uses". This was the underlying reason that the Board originally recommended acceptance of the dedication. In addition, as specified in the proposed PD,the developer has agreed to either construct or to escrow funds for the construction of two trail heads providing public access from the development to the future hike and bike trail system. The Board felt that the combination of land dedication plus the proposed improvements satisfied the intent of the parkland dedication requirements. On the other hand, if the Park Board had recommended denial of accepting the land in the floodplain,this would require the developer to meet the dedication requirement with a combination of funds plus the land (3 acres+/-) that is located outside of the floodplain. If this alternative had been recommended, it opens the possibility that the developer could retain all floodplain land as private property.At some point in the future, if the City desired to build the trail system as identified in the Master Plan,the City would have to acquire the land, perhaps by purchasing it. The Board thought it was best to acquire the land for the future trail system at this time through a dedication rather than risking the possibility of having to purchase the same land at some point in the future. Related to the above issue is the pending review of the Parkland Dedication ordinance. The ordinance is scheduled to be reviewed by the Park Board near the end of this year. It is anticipated that the review process would clarify the issues of acceptance of floodplain, easements, non-residential dedications, and dealing with potential Wylie Economic Development Corporation (WEDC) dedications. The existing fee structure will also be reviewed and updated as necessary at that time. If you need more information, I'm here to assist. Mike 9/28/2004 P & Z Commission Meeting August 3, 2004 Page 4 of 5 n Commissioner Spillyards questioned the plan for the screening Ig l railroad. needed busitl wall stated that no engineering study has yet determinedtype of buffering Sal probably be something similar to Lakeside. After discussion la is installed along the north side olf the man and Mr. Parsons agreed to have an earth berm and livep railroad corridor as approved by the Planning and Zoning Commission upon submittal of Developmental/Preliminary Plat. Commissioner Spillyards expressed concern of the narrow street-facing l of the doors. Parsons agreed to . The Commissioners stated that wider lots allow swing garages, rather than having 50 percent of the lots 50 feet and 50 percent of the lots a minimum of 60 feet in width. visions, which Commissioners discussed the square footage of houses ro b existing the Plan DeveDevelopment.generally larger than the minimum 1.700 square feetproposed Y After the discussion, Mr. Parsons agreed to amend the PD Conditions to require that twenty-five percent of the dwellings be 1,700 square feet minimum and seventy-five percent at 1,900 square feet minimum. Commissioner Hughes questioned the screening for the feots t abutting unif hem open space fet n r. Sallman agreed to include in the PD Conditions that a sixto be approved by the Planning and Zoning Commission at the Development/Preliminary Plat submittal, be installed where rear yards back onto open space. Torrey and Scott Anderson, 204 Waterwood Drive, spoke in favor of the proposed development. However, they expressed concern for the small house size because of low the water pressure in the area. Thompson stated that a new storage tank is scheduled to be built in west Wylie. Matt Gonderinger, 411 Ashland Drive, spoke against the proposed � �ern for the cirpment and culation ressed disappointment in the small dwelling size per unit. He also expressed con of emergency vehicles and accessibility within the development. James Griffin, 2320 Foothill Road, McKinney, spoke against the proposed development and expressed concern for the increased traffic feeding onto Country Club from Springwell Parkway and Lakefield Drive. Chairman Seely closed the Public Hearing. �� to A motion was made by Commissioner Hui 13s, and seconded by w'rth the following stipu ations added to the Larson, PD recommend approval of Zoning Change 200 , Conditions: That fifty percent of the lot will have minimum widths of h the 0m f oottw width and a w llt less than fifty percent will be 60 feet wide; Twenty-five percent minimum of 1,700 square feet and seventy-five percent will be 1,900 square feet north side of) sound barrier/visual screen of earth berm and Z at Developm live plants ll be installed alog ent/Preliminary Plat; and Lots which the railroad corridor, as approved by back onto open space shall provide six feet high wrought iron fence of unifo design as approved by the P&Z.,_ " i i ii .._.._.._.._.._.._.._.._.._..-... 6;4k>r''-'•• ...f,01'...!,4.4,N,i ''1'..4;7 ''''I'Arr::i4:0014e.,L4L„,2.11:;:;-• i - •I''',-;ir, "°•--"" "-— ' . - . ,...--,..m. . -•-• ----,-,-):: ‘,-,•;,,-,,,, ._;,,,,,,,,,,t,v,:-TV`-',-•,v.,f,' • ..•-:,4-4 .•••-•,!4'•-;; Oak Tr ,) i .'-','''14,',-''. .;''',,4-11.,'` •Y'4,,,-4,,,f%.,-,-75.-,...,., ..1.--„.: ,,, i_ .....4„...rA, . t., i ,,,,.•-t'q-..., -..,1.7., ,.-.=,140--f," ;,.:.,',',i'i.`,',V,,,';,-.,''-;:.:: -',,,,:5--11 'N'''-,'', N,,-' '-.,T1 '.''., •'I v,`"''',.'" - '..1,. : *;'.i''',..,V4-,-,•-,-,,,,Z,1-,I.'4,':,..;.•,...;;''14 '; ''''''''''',.':'•'2:'. i'-'''''''',!. 1`.»--;4;:ii,-4'..., .;'.'.**.•;-,,;-'•,•,--,,-.*; ,, ' i ;,-!4-„it lk*,5.::,0;,:!..V.1,4;;;',.±:', i':141'*ii.•'''',1`'..;:.-•: ,."-.••':':'-1,..'•':..1'if- 1 f•,-.,::,:.:"..1 ::::.`y*TA'-'-',,..P.....,"Z.1,`;`:'•:•' •1,7: ' ..4,'..:—....„....,',,. ..,,,,,:;,_,:::;;,,,,,,,,vzipe , _.,, ,,. r ,.4,473,, :,,.,,..„.4;,,,,:;,:tc,,,,..4,,, ,,,_,,,:.,„:,..„,..,•.:,,, ,,,,,.....,,,., ,_ ,.i,r_ :,,,,,,,. ..,,,,.,,z7.:,_:.4. ....3,?.:f.:4...„,,tic„ .. . „,...v:v.,,,,..r.„.,..::::„::. 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Dallas Texas 75248 V = fQ k' )(_ AGA/Nsr # BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant-Steve Parsons 6936 Spanky Branch Ct. 1 S.C. Parsons, Inc. Dallas, Texas 75248 Lakeside Estates 2 100 Trenton Drive 2 BIk M Lot 1 R-4531-00M-0010-1 Samson Hardy Wylie, Texas 75098 Lakeside Estates 2 102 Trenton Drive 3 BIk M Lot 2 R-4531-00M-0020-1 Gebreselassie Tetemke Wylie, Texas 75098 Lakeside Estates 3 105 Lakefront Drive 4 BIk M Lot 36 R-4861-00M-0360-1 Paul Chang Wylie, Texas 75098 Lakeside Estates 3 103 Lakefront Drive 5 BIk M Lot 37 R-4861-00M-0370-1 Michael Card Wylie, Texas 75098 Lakeside Estates 3 101 Lakefront Drive 6 BIk M Lot 38 R-4861-00M-0380-1 Vernon Poore Wylie, Texas 75098 Lakeside Estates 3 100 Lakefront Drive 7 BIk N Lot 1 R-4861-00N-0010-1 Gloria Marlow Wylie, Texas 75098 Lakeside Estates 3 102 Lakefront Drive 8 BIk N Lot 2 R-4861-00N-0020-1 Tewabech Kelecha Wylie, Texas 75098 Lakeside Estates 3 104 Lakefront Drive 9 Blk N Lot 3 R-4861-00N-0030-1 Zeleke Terefe Wylie, Texas 75098 Lakeside Estates 3 106 Lakefront Drive 10 BIk N Lot 4 R-4861-00N-0040-1 Moses Nyakundi Wylie, Texas 75098 Lakeside Estates 3 107 Waterwood Drive 0 11 BIk N Lot 35 R-4861-00N-0350-1 Angel Sanchez Wylie, Texas 75098 0 Lakeside Estates 3 Mortgate Electronic 3476 Stateview Blvd 12 Blk N Lot 36 R-4861-00N-0360-1 Registration Systems, Inc. Ft. Mill, SC 29715 Lakeside Estates 3 103 Waterwood Drive 13 BIk N Lot 37 R-4861-00N-0370-1 Gail Thompson Wylie, Texas 75098 Lakeside Estates 3 101 Waterwood Drive 14 BIk N Lot 38 R-4861-00N-0380-1 Barry James Wylie, Texas 75098 Lakeside Estates 3 100 Waterwood Drive 15 BIk 0 Lot 1 R-4861-000-0010-1 Marguerite Hess Wylie, Texas 75098 Lakeside Estates 3 102 Waterwood Drive 16 BIk 0 Lot 2 R-4861-000-0020-1 Selamawit Samuel Wylie, Texas 75098 Lakeside Estates 3 104 Waterwood Drive 17 Blk 0 Lot 3 R-4861-000-0030-1 Quaser Jaffry Wylie, Texas 75098 Lakeside Estates 3 14901 Quorum Drive #300 18 Blk 0 Lot 4 R-4861-000-0040-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 107 Creekview Drive 19 BIk 0 Lot 39 R-4861-000-0390-1 Ignacio Moreno Wylie, Texas 75098 Lakeside Estates 3 105 Creekview Drive 20 Blk 0 Lot 40 R-4861-000-0400-1 Daniel Topley Wylie, Texas 75098 Lakeside Estates 3 103 Creekview Drive 21 BIk 0 Lot 41 R-4861-000-0410-1 Lester Brown Wylie, Texas 75098 Lakeside Estates 3 101 Creekview Drive 22 BIk 0 Lot 42 R-4861-000-0420-1 Jason Thompson Wylie, Texas 75098 Lakeside Estates 3 100 Creekview Drive 23 Blk P Lot 1 R-4861-00P-0010-1 Susan Chappell Wylie, Texas 75098 Lakeside Estates 3 102 Creekview Drive 24 BIk P Lot 2 R-4861-00P-0020-1 Gilberto Rodriguez Wylie, Texas 75098 Lakeside Estates 3 104 Creekview Drive 25 BIk P Lot 3 R-4861-00P-0030-1 Yvonne Smith Wylie, Texas 75098 Lakeside Estates 3 106 Creekview Drive 26 BIk P Lot 4 R-4861-00P-0040-1 Yolanda Anderson Wylie, Texas 75098 Lakeside Estates 3 107 Creekview Drive 27 Blk P Lot 37 R-4861-00P-0370-1 Rachiel Kapfumvuti Wylie, Texas 75098 Lakeside Estates 3 105 Creekview Drive 28 Blk P Lot 38 R-4861-00P-0380-1 Robert Breckling Wylie, Texas 75098 Lakeside Estates 3 103( eek-v,ew 29 BIk P Lot 39 R-4861-00P-0390-1 Troy Coleman Wylie, Texas 75098 Lakeside Estates 3 101 Creekview Drive 30 Blk P Lot 40 R-4861-00P-0400-1 Michael Walls Wylie, Texas 75098 Lakeside Estates 3 14901 Quorum Drive #300 31 BIk R Lot 1 R-4861-00R-0010-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 102 Waterford Drive 32 Blk R Lot 2 R-4861-00R-0020-1 Nathaniel Smith Wylie, Texas 75098 Lakeside Estates 3 104 Waterford Drive 33 Blk R Lot 3 R-4861-00R-0030-1 Adrienne Davis Wylie, Texas 75098 Lakeside Estates 3 103 Hideaway Court 34 Blk R Lot 6 R-4861-00R-0060-1 Wesley Duhart Wylie, Texas 75098 Lakeside Estates 3 101 Hideaway Court 35 BIk R Lot 7 R-4861-00R-0070-1 Mark Atchley Wylie, Texas 75098 Lakeside Estates 3 Pulte Homes Corp of Texas 1234 Lakeshore Drive #750A 36 BIk Q Lot 1 R-4861-00Q-0010-1 c/o Homeowners Association Coppell, Texas 75019-4971 Lakeside Estates 3 Pulte Homes Corp of Texas 1234 Lakeshore Drive #750A 37 BIk Q Lot 2 R-4861-00Q-0020-1 c/o Homeowners Association Coppell, Texas 75019-4971 Lakeside Estates 3 14901 Quorum Drive #300 38 Blk S Lot 1 R-4861-00S-0010-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 102 Hideaway Court 39 BIk S Lot 2 R-4861-00S-0020-1 Juliana Jelezoglo Wylie, Texas 75098 Lakeside Estates 3 104 Hideaway Court 40 BIk S Lot 3 R-4861-00S-0030-1 Christopher Larson Wylie, Texas 75098 Lakeside Estates 3 2444 Williams Road 41 BIk S Lot 4 R-4861-00S-0040-1 Larry Joyce Oak Harbor,WA 98277-8582 Lakeside Estates 3 2203 Hideaway Court 42 BIk S Lot 5 R-4861-00S-0050-1 Scott Sheaffer Wylie, Texas 75098 Lakeside Estates 3 2205 Hideaway Court 43 Blk S Lot 6 R-4861-00S-0060-1 Thomas Baker Wylie, Texas 75098 Lakeside Estates 3 2207 Hideaway Court 44 BIk S Lot 7 R-4861-00S-0070-1 Efrain Alonso Wylie, Texas 75098 Lakeside Estates 3 2209 Hideaway Court 45 Blk S Lot 8 R-4861-00S-0080-1 Zekarias Tilahun Wylie, Texas 75098 Lakeside Estates 3 2211 Hideaway Court 46 BIk S Lot 9 R-4861-00S-0090-1 Jose Cab Wylie, Texas 75098 Lakeside Estates 3 2213 Hideaway Court 0 47 Bik S Lot 10 R-4861-00S-0100-1 Yasin Rashid Wylie, Texas 75098 0 X Lakeside Estates 3 2214 Huntington Drive �/48 Blk S Lot 12 R-4861-00S-0120-1 Jadranko Stankovic Wylie, Texas 75098 /� Lakeside Estates 3 2212 Huntington Drive 49 BIk S Lot 13 R-4861-00S-0130-1 Kojo Marfo Wylie, Texas 75098 Lakeside Estates 3 2210 Huntington Drive 50 Blk S Lot 14 R-4861-00S-0140-1 Heather Apple Wylie, Texas 75098 Lakeside Estates 3 2208 Huntington Drive 51 BIk S Lot 15 R-4861-00S-0150-1 Ruben Zurita Wylie, Texas 75098 Lakeside Estates 3 2206 Huntington Drive 52 Blk S Lot 16 R-4861-00S-0160-1 James Norris Ill Wylie, Texas 75098 Lakeside Estates 3 2204 Huntington Drive 53 Blk S Lot 17 R-4861-00S-0170-1 Rally Calvo Wylie, Texas 75098 Lakeside Estates 3 14901 Quorum Drive #300 54 Blk S Lot 18 R-4861-00S-0180-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 1234 Lakeshore Drive #750A 55 BIk S Lot 19 R-4861-00S-0190-1 Pulte Homes Corp of Texas Coppell, Texas 75019-4971 Lakeside Estates 3 2215 Huntington Drive 56 BIk T Lot 1 R-4861-00T-0010-1 Joe Vela Wylie, Texas 75098 Lakeside Estates 3 2213 Huntington Drive 57 Blk T Lot 2 R-4861-00T-0020-1 Justin McGillicuddy Wylie, Texas 75098 Lakeside Estates 3 2211 Huntington Drive 58 Blk T Lot 3 R-4861-00T-0030-1 Mathew Snider Wylie, Texas 75098 Lakeside Estates 3 2209 Huntington Drive 59 BIk T Lot 4 R-4861-00T-0040-1 Nigel Boyd Wylie, Texas 75098 Lakeside Estates 3 14901 Quorum Drive #300 60 BIk T Lot 5 R-4861-00T-0050-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 14901 Quorum Drive #300 61 Blk T Lot 6 R-4861-00T-0060-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 2212 Lakeridge Lane 62 BIk T Lot 7 R-4861-00T-0070-1 Kathryn Wood Wylie, Texas 75098 Lakeside Estates 3 2214 Lakeridge Lane 63 BIk T Lot 8 R-4861-00T-0080-1 Allen Smallagic Wylie, Texas 75098 Lakeside Estates 3 2215 Lakeridge Lane 64 BIk U Lot 1 R-4861-00U-0010-1 Louis Amaechi Wylie, Texas 75098 Lakeside Estates 3 2213 Lakeridge Lane 65 BIk U Lot 2 R-4861-00U-0020-1 William Nunez Wylie, Texas 75098 Lakeside Estates 3 2211 Lakeridge Lane 66 BIk U Lot 3 R-4861-00U-0030-1 Jackie McChristian Wylie, Texas 75098 Pulte Homes Corp of Texas 1234 Lakeshore Drive #750A 67 BIk H Lot 40 R-4861-00H-0400-1 c/o Homeowners Association Coppell, Texas 75019-4971 Lake Ranch Estates 501 Lake Ranch Lane r 68 --- Lot 5 R-0785-000-0050-1 Ronald Miller Wylie, Texas 75098 Lake Ranch Estates 7139 Brookshire Circle 69 --- Lot 6 R-0785-000-0050-1 Jagoda-Pyle Dallas, Texas 75230-4201 Lake Ranch Estates 5410 Royal Crest Drive 70 --- Lot 7 R-0785-000-0050-1 Larry Swingle Dallas, Texas 75229-5543 Lake Ranch Estates 5410 Royal Crest Drive 71 --- Lot 8A R-0785-000-0050-1 Larry Swingle Dallas, Texas 75229-5543 1717 S. Jupiter Road 72 Abst. 849 Tract 17 R-6849-000-0170-1 Thomas Mannewitz Garland, Texas 75042-7719 2 Rue Du Lac Street 73 Abst. 849 Tract 19 R-6849-000-0190-1 JL Brand Dallas, Texas 75230-2834 2615 Briarcove Drive 74 Abst. 849 Tract 21 R-6849-000-0210-1 Dr. Paul Taylor Piano, Texas 75074-4905 2825 W. FM 544 75 Abst. 849 Tract 22 R-6849-000-0220-1 Patrice Lemmon Wylie, Texas 75098 PO Box 1042 76 Abst. 849 Tract 41 R-6849-000-0410-1 Ida Pearl Scholz Wylie, Texas 75098 3838 Oak Lawn #1212 77 Abst. 849 Tract 51 R-6849-000-0510-1 Wooded Creek Estates Ltd Dallas, Texas 75219-4513 2 Rue Du Lac Street 78 Abst. 351 Tract 13 R-6351-000-0130-1 JL Brand Dallas, Texas 75230-2834 2 Rue Du Lac Street 79 Abst. 351 Tract14 R-6351-000-0140-1 JL Brand Dallas, Texas 75230-2834 2 Rue Du Lac Street 80 Abst. 351 Tract 15 R-6351-000-0150-1 JL Brand Dallas, Texas 75230-2834 PO Box 1042 81 Abst. 1061 Tract 1 R-7061-000-0010-1 Ida Pearl Scholz Wylie, Texas 75098 4131 Skyview Drive 82 Abst. 1061 Tract 2 R-7061-000-0020-1 Henry Garland Wylie, Texas 75098 PO Box 1042 83 Abst. 1061 Tract 3 R-7061-000-0030-1 Ida Pearl Scholz Wylie, Texas 75098 9696 Skillman Street#210 Q 0 84 Abst. 1061 Tract 6 R-7061-000-0060-1 WB North Properties LLC Dallas, Texas 75243-8294 4131 Skyview Drive 85 Abst. 1061 Tract 8 R-7061-000-0080-1 Henry Garland Wylie, Texas 75098 PO Box 307 86 Abst. 1061 Tract 10 R-7061-000-0100-1 Richard Parker Wylie, Texas 75098 6800 Coil Road 87 Abst. 196 Tract 1 R-6196-000-0010-1 Frances Wells Piano, Texas 75023-1003 FM 544 Bill Lovil, PE PO Box 90 88 FM 1378 Texas Dept of Transportation McKinney, Texas 75069 PO Box 66016 89 DART Railway Dart Railway Dallas, Texs 75266 e Anderson Family 204 Waterwood Dr. 214-474-0394 Wylie, TX 75098 torreyanderson@advantexmail.net August 24, 2004 Wylie City Council ,D R r(� 2000 State Hwy 78 No. I l� IS(� n U TRW T Wylie, TX 75098 SEP 0 1 2004 10 8y Dear Members of the City Council: I was in attendance at tonight's city council meeting and wish to write to express my disappointment in your decision to deny the development of the Muddy Creek Reservoir area. I expressed my support of this development at the planning& development meeting 2 weeks ago, but I didn't feel comfortable addressing you at the meeting. I live in the Lakeside Estates subdivision, and my neighbors and I are anxious to see that area developed, especially by a developer with the willingness to give a large portion of the property for the benefit of the community, at no cost to the city. I love the idea of the trails and gazebos and parking access to the Reservoir. Not only will this benefit the quality of life for western Wylie, but it would also improve the property values of the residents nearby which obviously appeals to my neighbors and me. My greatest concern that I hope you'll consider, however, is the quality of the homes being built in Wylie. With so many neighborhoods being developed by low-end builders, such as Choice Homes and Fox & Jacobs, the city of Wylie is beginning to have a reputation of being a breeding place for cheap, low-quality homes and neighborhoods. So when this developer offered to develop a neighborhood in cooperation with builders like Goodman and David Weekley, I was shocked that the council didn't approve this attractive addition to our city. If the city of Wylie wants to move forward with dignity,we've got to say "no, thank you"to any more developers who disclose that they intend to develop with low quality builders and say "yes, please"to the prestigious ones that are willing to build here, improving the atmosphere and reputation of living in Wylie. I understand that your greatest objection to the developer's plan was the lot size, and I agree that the larger the lots, the better. But city minimum requirements are in place for a reason, and this developer has already proposed lot and home sizes larger than the city's minimum requirements. I heard the concern expressed that the city's school district is over-crowded and you're concerned what this new development would do to the nearby elementary school. In further support of this development, I would like to let you know that the school district approved this last week the building of a new elementary school in the Maxwell Creek subdivision,to be ready for new students in Fall 2005. This will reduce the enrollment at Southridge Elementary significantly, thus making plenty of room for new students who would move into the proposed Muddy Creek area. In conclusion, I hope that if this developer is willing to resubmit his plans to the council with some minor improvements, I beg of you to please see the bigger picture of his offer and approve the development. Otherwise, my fear is that the next developer to come along may offer larger lots and square footage,but would have to build those homes very cheap and inexpensively, which would only further the downward spiral of poor quality homes in Wylie. Thank you for your consideration and a response, if possible. Sincerely, Torrey& Scott Anderson cc: Steve Parsons 6936 Spanky Branch Ct. Dallas, TX 75248 City of Wylie Planning& Development department 2000 Hwy 78 No. Wylie, TX 75098 pICE OT17' SEP 01 2004 ,J By PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 ✓ I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2004-20. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2004-20. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 5,2004,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 12,2004,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: !` I 4,4,417 � � (please print), l/ / Address: ei?- ' cL/h ,N,., 0, SI 7/6 Signature: / r�;.�,L� l 7,2 lie" k Date: 1/Zi Ci✓ COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 V( I am FOR the requested zoning as explained on the attached public notice for Zoning Case � #2004-20. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2004-20. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 5,2004,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 12,2004,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: /015 1 (please print) Address: '} 2 \ Q.QQ� U„7„,s yfy ii-e T- -15-o 9 b Signature: e Date: 61 _ '1 0 COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 Y, I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2004-20. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2004-20. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 5,2004,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 12,2004,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: , U//tU1(I (pPacif6-4-1- print) Address: I061 tV> T-6�`r02 (Z. '" \ANL" E, %Kq .scclB Signature: i( (L te hL1't“. Date: q1/( s/o(1 COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2004-20. X I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2004-20. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,October 5,2004,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,October 12,2004,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: -U113 R' N KtD 5 i�i}N tOVI (please print) Address: '22/4' frigu iV T//Y d►To/Y 4R vv'YU 7519°18 Signature: (. Date: D,J/2.o/2od 4 COMMENTS: 41111111 Or 11111111111111111 Our Mission.. ...to be responsible stewards of the public trust, 1111111111111111 to strivefor excellence inpublic service,and i A f a '����rr] to enhance the quality of life for all. + eP c4-• 6 \ ,c\JLL/\ 1,4 Km-- SerPib'er 21, 2004 ZoningCommission 40,i2 TO: Members of the Planning and .k �► �� Ai FM: Claude Thompson, Planning Director ( , RE: Work Session to discuss revisions to the Comprehensive Plan 1 TOY► k4 s vkltvrit 6 6'4 j��ti 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. Claude Thompson To: Sam Satterwhite Cc: Renae 011ie 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. Claude Thompson Planning Director 972.442.8159 cthompson@ci.wylie.tx.us Original Message From: Claude Thompson [mailto:cthompson@ci.wylie.tx.us] Sent: Monday, September 20, 2004 12:24 PM To: Sam Satterwhite 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 +/- 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 1 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. Aithuser 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 S655,477 Property Taxes Generated to the Wylie ISD S1,599,179 Total Property Taxes $2,254,656 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 ¢� AY'_ ,� ev >lnce tive..Pa .g 2y,, ..., �% ..�='4 „'''.'s£'�v' n,w3. ; i. 3.8;'ar .«(¢X . �.� K. r .. a' .,�, 'brm.,. j . ;w?"�marv"�.� ��� � �'� ri K.. ,• err u: '' :.4,, .<. SD# -4,4 Tota 5' l.e Land,, it.,e.,resL, �.� :OW o ts �' Totat . 'Rev z G Tl_«" ''; � = CttY1,9. .��ylie ,Wl.. .') , .. IA 2005 $12,690 $30,960 $43,650 p $187,312 $14,361 $19,355 $100,000 $321,028 -$277,378 2006 56,362 75,000 131,362 52,888 16,010 68,898 62,464 2007 56,362 75,000 131,362 56,711 12,186 68,897 62,465 2008 56,362 75,000 131,362 A. 60,811 8,087 68,898 62,464 r 2009 56,362 75,000 131,362 • 65,207 3,691 68,898 62,464 2010 56,362 75,000 131,362 1 17,025 199 17,224 114,138 2011 56,362 75,000 131,362 A 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 pi 131,362 2015 56,362 75,000 131,362 1 131,362 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 F'a C+Pry• i; Yct) , R I- t:t \r�\\ 4 yt :iT:-- d•j111 ` `d•! _ _ t�-7L• f f�!�r � tt;... �• P.1eaP 'o�►a � ;,r:... _ �."�.�� °`, Il 11��{ t. _ i fi 1ls ICI I t�1 !!ilial— jun.:� u tt! —n•in p m•F.-.-ez-- - ' - - - .-.. , , r i I fir ,7 �" n f,r - _1'4:pitiati*. A r . . . '0 mar .:'".'a it," } f ' k '�+�4 d 2 a Ad .,�. ' '�"a'-,aa4,y�bw'thk 3 r Y kr� _,.,y:. �� w. r'n a - ...�,� ','�• 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 toy 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.