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10-05-2004 (Planning & Zoning) Agenda Packet Planning & Zoning
Commission
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..
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,,
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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
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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.
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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.,_
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ZONING CASE #2004-20
NOTIFICATION REPORT
APPLICANT: Steve Parsons of S.C. Parsons, Inc. APPLICATION FILE #2004-20
6936 Spanky Branch Ct. 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. +
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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
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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) ,
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DRAFT
CRITERIA
FOR PROPOSING MODIFICATIONS TO THE REVISED ZONING MAP
1. Does or could the requested change be defined as a multi-parcel/multi-use district or class
of compatible uses or is it primarily for a single parcel/limited-use consideration?
2. How long has the property(ies) held the current zoning classification?
3. If developed, how long has the property been developed to comply with the current
zoning classification?
4. If developed, to what degree does the development comply with other development code
requirements?
5. If undeveloped, has any complete permit been accepted by the City to allow future
development and secure vested rights?
6. What is the recommendation of the Comprehensive Plan for use of the property?
7. What is the affect(s) on the use of the property resulting from the proposed change in
zoning?
8. What special characteristics of the property and/or surroundings support the current or
proposed use and zoning classification?
CT-C:10/30
COMPREHENSIVE PLAN
LAND USE DISTRIBUTION PHILOSOPHY
The Comprehensive Plan provides general guidelines for the appropriate location and concentration of
development for the major types of land uses, and, thereby, provides a basis for planning public
services and infrastructure, within Wylie and it Extraterritorial Jurisdiction. The Plan offers
generalized criteria for the testing of zoning regulations and requests for changes in current use, as well
as for evaluating newly arising issues and uses. Both the quality and quantity of public as well as
private development can be directed by the philosophy of the Plan, in order to determine how best to
utilize Wylie's only nonexpendable resource—our land.
The following philosophy provides criteria for allocating commercial, residential, industrial and public
land uses within the Comprehensive Plan. Application of these criteria will assure the suitability of
future land development patterns to achieve the common goals of both the public and private sectors.
COMMERCIAL
Commercial land uses provide retail goods and personal services as well as employment opportunities
to support the local residential population, and public sales tax revenues to supplement property taxes.
However, commercial uses are also major traffic generators, and these uses should be located along
thoroughfares, preferably at major street intersections. Wylie's potential to support commercial land
uses is constrained by its limited ultimate population(+/- 75,000) and the competition of near-by
regional-scale commercial centers. To serve the future population, three types of commercial
categories are proposed, defined by their primary service function and named by the appropriate
zoning classification of the current Zoning Ordinance.
Neighborhood Services
These are smaller retail/office centers intended to serve immediately adjacent residential
neighborhoods with convenience goods and services, and accommodate the uses of the Neighborhood
Services (NS) and Office (0) zoning. These uses should be clustered in unified centers located at one
or two corners of major intersections (approximately 1-mile apart), and should be designed to reflect
the character of the adjacent neighborhoods which they serve.
Community Retail
Community commercial center(s) serve the populations of several residential neighborhoods with
comparison shoppers' goods as well as convenience goods and personal services. These should
accommodate the uses of the Community Retail (CR) zoning, be unified in plan and design, and be
located at major intersections 2 to 3 miles apart. The growing commercial complex at S.H. 78 and
F.M. 544 should be encouraged to become Wylie's New Town Center, attracting the broadest diversity
of functions and reflecting the community's overall character as its central place of focal point. Other
community retail centers should be more residential in character to blend with adjacent neighborhoods,
subordinate to and not competing with the Town Center.
Mixed-Use Corridor Commercial
This category should be the most diverse and intensive mixture of commercial uses. These uses are
located along major thoroughfares to accommodate vehicular access, but not along both sides of
thoroughfares to avoid congestion. They accommodate the broadly-varied uses of the Corridor
Commercial (CC) zoning district, ranging from convenience retail to light industry. Such uses are
normally planned and constructed as independent"strip" developments with little in common other
than required joint/cross access, but are guided by design regulations of the Zoning Ordinance and
screened from residential adjacency.
RESIDENTIAL
Wylie has historically been primarily a residential settlement, and most of its remaining land is suitable
for a variety of residential uses. The Plan should continue to encourage this function as a residential
suburb or"bed-room community". Future residential development should be planned to provide a
choice of dwelling types but in compatible neighborhoods which reflect this historic low-density rural
character. This philosophy demands that less land be allocated to nonresidential service uses, but more
to roads, parks, and schools and other residential-support uses. Three levels of residential density are
proposed, based on the current zoning classifications.
Urban/High-density
Thos category includes dwellings within 1,500 feet of nonresidential destination attractions such as
neighborhood retail, schools and parks/open spaces, requiring limited need for motor vehicles and
providing easy access by foot, bicycle. This area accommodates small-lot detached single-family
homes (SF 8.5/17), duplexes and townhouses, and apartments at densities of 5 or more dwelling per
acre. These should be clustered in to smaller neighborhoods of unified design, with highest densities
located closest to their nonresidential or open space attraction. Much of Wylie's older areas developed
in urban lots smaller than the smallest size currently allowed, and special concessions must be made to
accommodate in-fill development or redevelopment of such areas.
Suburban/Medium-density
This category includes only detached single-family dwellings on lots of between 10,000 square feet
and 1-acre in size (SF 10 thru SF 30). This density level is designed as traditional residential
neighborhoods, between 1,500 and 3,000 square feet from the perimeter schools and nonresidential
services, and therefore generate greater traffic volumes and requires wider thoroughfares. The
Comprehensive Plan recommends that much of the remaining undeveloped land within Wylie and its
ETJ develop at this density.
Country/Low-density
This category is to accommodate the rural residential development historically common around Wylie,
with lots exceeding 1-acre in size. Lots need not accommodate agriculture uses, and must be 2 acres or
larger to accommodate livestock or cultivated crops. Streets must be paved, but require no curb or
subsurface drainage. Most of the remaining undeveloped land encompassed by the Comprehensive
Plan is allocated to this level of density
INDUSTRIAL
Industrial land uses primarily provide employment for the local population while providing
manufactured products for the region and world beyond, as well as the generating private revenues
through employment and sales and public revenues through taxes. Industrial uses can generally be
divided in to light or heavy categories, depending on the intensity of the operations and their
consequences.
Heavy Industrial
Heavy industry generally includes the more-intensive processing and manufacturing of raw materials
into usable products, and such operations normally create the most obnoxious consequences. Heavy
industry requires access to transportation (highways and rail) and resources (water), but must be
isolated or buffered from other land uses on larger campus settings. The northeast area of Wylie, as
well as the existing Premier Business Park on the southwest, provide these unique locational criteria.
Light Industry
Light industry includes less-intensive assembly, warehousing and distribution of products, as well as
people-based office-oriented operations. Such operations can be located on the smaller lots within
existing Century, Regency and Wyndham industrial districts.
INSTITUTIONAL/PUBLIC AND SEMI-PUBLIC
All private development requires certain public or qusi-public support use, which must be planned in
coordination with the private uses.
Municipal Uses
Some municipal uses (such as offices) need to be centrally located and equally accessible 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.
