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09-21-2004 (Planning & Zoning) Agenda Packet Planning & Zoning Commission C. ) 0 City of Wylie September 21 , 2004 Regular Business Meeting AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday, September 21,2004 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 7, 2004 Regular Meeting. WORK SESSION 1. Discuss land use philosophy and potential revisions to the Comprehensive Plan. ADJOURNMENT LYMA:1\VMILk.. Posted Friday, September 17, 2004, at 5:00 p.m. Q �� THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170. 4 Our Mission.. ; rr .to be responsible stewards of the public trust, :. to strive for excellence in public service,and �r to enhance the quality of life for all. - A C' 4 September 21, 2004 TO: Members of the Planning and Zoning Commission FM: Claude Thompson, Planning Director RE: Work Session to discuss revisions to the Comprehensive Plan This entire meeting 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. WEDC - Project Inventory Company Name Square Footage Employees Investment 1. BTI 15,000 60 $1,200,000 ' 2. Savage 35,986 50 2,500,000 3. CPI Communications 14,000 20 500,000 4. Accurate Automatic 10,000 10 500,000 5. Hoffman Blastroom 40,984 50 1,600,000 6. L.G. 12,000 25 600,000 7. Walker Fence 10,000 25 200,000 8. Althuser 13,650 25 600,000 9. Multi-Machining 13,500 25 625,000 10. Yellrow 14,000 5 450,000 11. Extruders 211,092 380 8,000,000 12. Lone Star-Phase I 104,062 140 8,000,000 13. Moulding Associates 60,000 45 3,400,000 14. Carlisle Coatings 106,106 100 6,000,000 15. Sanden 30,875 20 29,500,000 16. M/C Precision 15,000 20 500,000 17. Tom Allred Development 6,600 15 250,000 18. Hometown Furniture 16,000 18 250,000 19. Southern Fastening 60,000 38 10,000,000 20. Bayco Products 110,000 75 8,500,000 21. Moulding Associates 28,800 10 750,000 Sub-Total 919,250 1,088 $83,925,500 Projects in Negotiation Company Name Square Footage Employees Investment 1. Lone Star Phase II 40,000 100 3,500,000 2. Lone Star Phase III 60,000 80 4,000,000 3. Project"Add-On" 25,000 15 2,000,000 Sub-Total 125,000 195 $9,500,000 TOTAL 1,044,250 sq. ft. 1,283 emp. $93,425,500 Property Taxes Generated to the City of Wylie $655,477 Property Taxes Generated to the Wylie ISD $1,599,179 Total Property Taxes $2,254,656 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 s, ` � w eve ,. t, cent P age . , ,,, ;y '", .1 I ! - '; , ,•..k s'<:.x ,1..1 ,,, » int tfitgi, : .1.7 ,rS.w ,.-``- .. Ta. k.'. *s , • :� 1. c tee ' SG} " ' a> o a.r�f� nte�e f {` _ - E 2005 $12,690 $30,960 $43,650 Y` $187,312 $14,361 $19,355 $100,000 $321,028 -$277,378 2007 56,362 75,000 2006 56,362 75,000 131,362 ' 52,888 16,010 68,898 62,464 131,362 56,711 12,186 68,897 62,465 2008 56,362 75,000 131,362 V 60,811 8,087 68,898 62,464 46 2009 56,362 75,000 131,362 z 65,207 3,691 68,898 62,464 2010 56,362 75,000 131,362 17,025 199 17,224 114,138 2011 56,362 75,000 131,362 131,362 y. 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 ' 131,362 2015 56,362 75,000 131,362 iie, 131,362 1.! Total $578,780 $750,000 $1,326,230 A $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 .11111, I , a . ir ft alt 0,........*„... - . N r' ,. . �• vn». ram-•- , .f„�--...•, I` ---"gin Moo UM Own INNIIIIIIINI il =MN■ • li' a t 1Itti ill tii :-. 111�II1�k1!�l�tl/■ Il/�� �L t�l.l: - l tj.��t JiP S �'' �', v nin is-;1 t ' a 4 \i• •a 1 1 1I/'1 F,,. Y. 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 by 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.