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08-03-2004 (Planning & Zoning) Agenda Packet Planning & Zoning Commission . 41 till'. City of Wylie August 3 , 2004 Regular Business Meeting AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday,August 3, 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 July 20, 2004 Regular Meeting. 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. 2004-13) WORK SESSION 1. Discuss land use philosophy and potential revisions to the Comprehensive Plan. ADJOURNMENT SEAL Poste riday, II'/E'�,�,`�```e��‘` bW THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE.SIGN INTERPRETATION OR R 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 452-8170. MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 July 20, 2004 Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: Dave Hennesey Claude Thompson, Director Don Hughes Mary V. Bradley, Secretary Dennis Larson Chris Seely Citizens on Tour: Kathy Spillyards Matthew Gonderinger Joel Hemphill Commission Members Absent: Joe Murphy Red Byboth Jason Baker Mike Phillips Rick White Alicia White Dr. John Fuller Carl Bugby, Driver CALL TO ORDER Chairman Seely called the meeting to order at 7:00PM. INVOCATION & PLEDGE OF ALLEGIANCE Chairman Seely gave the invocation and Commissioner Hughes led the pledge of allegiance. CITIZEN PARTICIPATION No one appeared to speak before the Commission. CONSENT AGENDA 1. Consider and act upon approval of the Minutes from the July 6, 2004 Regular Meeting. A motion was made by Commissioner Hughes, and seconded by Commissioner Larson, to approve the minutes as submitted. Motion carried 5 —0. P &Z Commission Meeting July 20, 2004 Page 2 of 3 ACTION AGENDA 1. Consider a recommendation to the City Council regarding a Final Plat for the Creek Hollow Addition, Phase 2, being all of a certain 22.041 acre tract of land, generally located west of Westgate Way and north of F.M. 544, said tract of land being a portion of the larger tract comprised of two parcels as described in deeds to Creek Hollow-Wylie Lot Option, L.P., recorded in Volume 5474, Pages 8959 and 8967 of the Deed Records of Collin County, Texas (DRCCT), and being situated in the E.C. Davidson Survey, Abstract No. 266, City of Wylie, Collin County, Texas. Thompson stated that the Final Plat for Phase 2 of the Creek Hollow Addition includes 22.041 acres and will create 77 single-family residential lots. The property is zoned Planned Development (PD 2003-13), allowing a total of 200 residential lots. Phase 1 created 123 single-family lots, so this Plat complies with that requirement. The Plat dedicates 4.825 acres as public park land, about half of which is occupied by floodplain. An easement is provided along the eastern property line of the park to allow private access for maintenance of the retaining wall and wrought iron fence required as a Condition of the PD. Commissioner Hughes questioned if the storm water drains to the railroad. Thompson stated that much of the water drains to the west into the creek. But the railroad is a barrier and will not allow additional drainage. Water is also retained in ditches along the north side of the corridor. The Corp of Engineering oversees the drainage channels, and will dredge the drainage periodically to confirm that the water capacity remains the same level. Commissioner Larson questioned if there is retention pools in that area. Thompson stated yes, and this is an old US SCS development intended to collect eroded soils. A motion was made by Commissioner Hughes, and seconded by Commissioner Spillyards, to recommend approval of the Final Plat for the Creek Hollow Addition Phase 2. Motion carried 5 —0. DISCUSSION OF HANDOUTS 1. Thompson reviewed an internal e-mail and the article from the Wylie News announcing new City Manager, Mr. Mark Roath. 2. Thompson reminded the Commissioners of the work session on August 10, 2004, and stated that the proposal offers alternatives to several code requirements and needs the joint consideration of Park Board, Commissioners and City Council. 3. Thompson distributed and discussed the article from Dallas Morning News that compliments City of Wylie for controlling signs within the rights-of-way. P & Z Commission Meeting July 20, 2004 Page 3 of 3 Chairman Seely adjourned the meeting to the bus at 7:20PM for the tour. MISCELLANEOUS 1. Tour recent developments within the City and ETJ. The route left City Hall and went around Wal-Mart, then south along Kreymer, and the Avalon and proposed Neotraditional tract on Troy, through the Bozeman addition, south along 544 past the Rice tract and around Waits property and Pheasant Creek, along Whitley and Elm Grove the south limits of the ETJ to Pleasant Valley and the treatment plant, Dallas County part and South West Medical, then to Ballard to Herzog's/Woodbridge at Sachse Road, north through the central area to Parker Road and the new Park Boulevard past the schools and across the new bridge - pointing out Birmingham developments, then north on Country Club to Parker Road and west to McCreary, down McCreary to compare Wylie subdivision regulations with Murphy's, along FM 544 to Springwell and north to McMillen, to Country Club and south to FM 544, south on Westgate Way through Albertson's and Home Depot, then back to City Hall by Highway 78. Along the route Thompson reported developing trends and related to issues in revision of the Comprehensive Plan and Zoning Ordinance. Participants asked questions along the way with broad discussion, but no specific direction. The party expressed appreciation to driver, Carl Bugby, for his safe and courteous assistance. The tour concluded about 8:30 and the meeting was adjourned. ADJOURNMENT A motion was made by Commissioner Hughes, and seconded by Commissioner Larson, to adjourn the meeting at 8:53PM Chris Seely, Chairman Mary Bradley, Secretary . r`' if : _City of Wylie Public Hearing Item No. 1 Rezoning 04-13 Brand/Taylor Tract PD Planning and Zoning Commission Meeting: August 3, 2004 Owner: J. C. Brand, Jr. and Paul P. Taylor Applicant: S.C. Parsons, Inc. Location: North of F.M. 544 and DART/KCS Railroad, west of F.M. 1378, and 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 in two ownerships, and has never been developed. The property has never been platted or developed, and is zoned Agriculture (A) District as a holding zone. The applicant is requesting rezoning of the property to a Planned Development District in order to development a single-family residential subdivision comparable to the existing neighboring residential trends and which differs somewhat from the standard requirements of the Zoning Ordinance. Nearly half of the property is occupied by the floodplain of Muddy Creek, including the Muddy Creek Reservoir, and therefore is not developable. The reservoir was constructed by the U.S. Soil Conservation Service, and is now regulated by the Collin County Soil Conservation District. The southern boundary of the subject property is the DART/KCS Railroad corridor. Lakefield Drive, a collector street 65 feet in width, transects the property from east to west and must be continued by this development to connect with F.M. 1378 (Country Club Road). 04-13, Brand/Taylor Tract PD The proposed Conditions of the Planned Development District provide for a minimum lot size of 6,000 square feet. The PD limits the development to 250 residential lots, and proposed minimum lot widths are 50 feet and interior side yard setbacks are 5 feet. Minimum dwelling size is proposed to be 1,700 square feet. Alleys are not required. Some of the floodplain will be reclaimed for residential lots, but 43.76 acres (most of which is floodplain) will be dedicated to the City as park and open space and remain undeveloped. 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 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. Public Comment Forms were mailed to eighty-nine (89) property owners within 200 feet of this request as required by State law. One (1) Comment Form, opposed to the request, had been returned at the time of posting. Issues: 1. The adopted Comprehensive Plan recommends that the western half of the subject property be developed as Suburban Residential uses, accommodating single-family lots of between 10,000 and 30,000 square feet. The Plan recommends that the eastern half along the Muddy Creek floodplain be developed as Country Residential lots of an acre or larger. These recommendations are based on the Plan's Village Center philosophy, that residential densities should decrease (ie, lot sizes increase) as distances from retail centers increase. The retail serving the subject property is located along F.M. 544, which will be developed as independent strip commercial. There is limited potential north of the rail corridor for retail to justify the proposed higher residential densities, and the requested rezoning does not conform to the recommendations of the adopted Comprehensive Plan. The Planning and Zoning Commission is in the process of reevaluating the Comprehensive Plan, and is specifically questioning the merits of the retail Village Centers with surrounding higher density residential. Generally, retail Village Centers may be limited in number and to significant intersections, expressly to limit the associated higher density residential and achieve lower density patterns. The Plan revision being considered for the subject property allocates equal amounts of land to each density-level of the Plan — or approximately one-third each to Village Residential (NIF/TH and SF 8.5/17), Suburban Residential (10,000 to 30,000 square feet lots) and Country Residential (one-acre and larger). The proposed rezoning does not comply with this potential recommendation of the Comprehensive Plan. 04-13, Brand/Taylor Tract PD 2. The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and design of land and development, and not just to accommodate variance from the standard requirements of the Zoning Ordinance. The requested PD offers to provide significant public open space in trade for residential lots which are smaller than currently allowed by Zoning, and thereby achieve an overall density closer to that recommended by the Comprehensive Plan. If developed as proposed by the PD, with 250 residential lots of 6,000 square feet each and 43 acres of public-access open space, the overall gross density for the entire 100 acres is approximately 2.5 lots per acre. If developed with approximately 'h Suburban and '/2 Country lot sizes as recommended by the currently adopted Comprehensive Plan, the gross residential density of the total 100 acres will also equal about 2.5 dwelling per acre (+/-114 lots of 10,000 square feet and +/-28 lots larger than an acre). If developed according to the recommended revisions to the Plan, with equal proportions of all three residential densities, the total property will yield a gross density of 3.2 lots per acre. When the 43 acres of proposed park is deducted, the net residential density is 4.4 lots per acre. Therefore, the PD appears justified in order to accomplish the density goal recommended by the Comprehensive Plan. 3. The Planned Development District proposes to dedicate 43.76 acres of land, including the Muddy Creek Reservoir, to the City for public park land. The developer also proposes to either construct or provide funding of an 8 feet wide hike and bike trail through the Muddy Creek corridor and to provide public access at at least two locations. The normal requirement for park land dedication is 5 acres for each 100 dwellings, or 12.5 acres for the 250 lots of the subject Planned Development District. These park donations are intended to serve in lieu of park fee requirements. Although most of the 43 acre dedication is within the floodplain and not developable, this corridor is also a valuable ecological resource which serves such major public-welfare functions 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. 4. The proposed Planned Development District establishes a minimum lot size of 6,000 square feet, and these will be smaller than both allowed by the current Zoning Ordinance and other existing 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. 04-13, Brand/Taylor Tract PD 5. The proposed Planned Development District provides that lots may be as narrow as 50 feet in width. The narrowest single-family residential lot allowed by the current Zoning Ordinance is 70 feet (SF 8.5), and the previous Zoning Ordinance required lots to be at least 60 feet(SF-3, 7,200 sq. ft. in area). Minimum lot widths within the Lakeside Estates PD are 50 feet, but minimum lot widths in the Wood Creek development are 60 ft. The proposed narrower lots do not conform to the trend toward wider lots as required in the previous (1985) and current Zoning Ordinances. The PD also proposes narrower side yards which will further reduce both the actual and image of open space desired by the code. 6. The proposed Planned Development District provides that 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 also 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 development in the vicinity but smaller than currently required. 7. The proposed Planned Development District establishes 1,700 square feet as the minimum size of dwellings, comparable to the smallest detached single-family dwelling allowed by the current Zoning Ordinance. This dwelling size is smaller than both that recommended by the Comprehensive Plan and 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 1,900 to 2,100 sq. ft. and 2,600 respectively. The Lakeside Estates PD requires dwellings of al least 1,600 sq. ft. and the Wooded Creek PD requires 1,700 sq. ft. 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 added value (construction cost and tax revenue). 8. The Planned Development District proposes that alleys will not be required. The Subdivision Regulations require that alleys be provided in all residential subdivisions, and the City Council has recently reaffirmed this requirement by denial of requests that alleys not be required in new developments. Alleys are provided throughout the Wooded Creek subdivision, although not along the property line shared with the proposed Planned Development, and alleys are not provided within the Lakeside Estates subdivision (it is uncertain why not). It is not appropriate to provide alleys for lots which back onto thoroughfares or open space, as do 42 lots (or 16.8%) of the 250 proposed by the PD. 04-13, Brand/Taylor Tract PD 9. The Planned Development proposes to extend Lakefield Drive eastwardly to connect with a future realigned Country Club Drive (F.M. 1378) just north of F.M. 544, providing needed regional circulation not only for the proposed development but for the existing developments to the west and north as well. This intersection will be to the west of Muddy Creek allowing the new Country Club to bridge the Creek with State/County funding, rather than requiring Lakefield to bridge the Creek locally funded as recommended previously on Thoroughfare Plans. However, due to the extensive Muddy Creek floodplain, it is not likely that this new intersection of Lakefield and Country Club will provide retail-location potential. 10. The Concept Plan of the proposed PD illustrates 13 lots which face on to 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 Wood 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 Concept Plan, but it may be possible to eliminate some of the collector-facing lots at future platting. 11. The Muddy Creek corridor offers a significant visual and recreational amenity to the subject property. The Concept Plan of the PD proposes to share this amenity with a larger population by bounding this open space/floodplain with a single-loaded parkway, rather than backing individual lots to it. Larger lots, as recommended by the Comprehensive Plan, would likely diminish this access to the public as well as it would reduce the lot yield to the developer. The applicant argues that this is a value worth add to the greater number of smaller lots rather than to a smaller number of larger lots, and that is the philosophy supporting the PD rather than straight zoning. Staff Recommendation: Denial The proposal does conform to the density recommendations of the Comprehensive Plan, offering 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. This philosophy is worth balancing with some smaller size of lots and houses. However, the magnitude of the 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 or area pattern, and some upward adjustment of both is needed to bring the proposal closer to the vision of the Comprehensive Plan and codes. 04-13, Brand/Taylor Tract PD Attachments: Location Map Conditions for the Planned Development District Concept Plan Notification List and Map, with Responses ;// : .,,, :" -: 1°11j9 n I ILI II•r z,.w rrrur . ._._.._. _._.__._. .___. ___. , _ _ trial i . rrr� �rrr,„ . , , , . ii , , , . . iIIiiiiiIL :. " " im .. _, -r- ' 1 t.--.... A_.__..___T __..-____..___..____.._._._. _ 71.1...7?) IIIIIIIIIP 411/1"1 4" ! . 44,..,..,4,,.......,,,,,,-, fdl11/111� c�•C'��l_ : ' es ,. ~tin .- ., - rr!! II 1 ��1111 il—T{ sw °- " a ltlllp!►IIIHIIII,��♦\I I I I I I I I�[ Tf 1T111�1 _� momMI nminie:IMMO MO NM Maim 11.11111L.� " ,-... = � Q��;��Il�lrllllrl �� ..� i \II _-_— ___- _rg__= 1 UIli • � 1 r a.. amiiwee ._�. ism ini swim mom CZRut ulli tit , :,a+ T e j 4q ' jiiii 1 I • , 'I . • i i •i i i i i : i . 1 i i 1 i i i ,z- • g ' • • Wda f • : i t i f Ilrrr l =mom] _ .i r LOCATION MAP ZONING CASE #2004- 13 EXHIBIT "B" CONDITIONS FOR PLANNED DEVELOPMENT ZONING CASE#2004—h3 4741 ZC 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 250 lots. 2. Lot Size a. Minimum lot area of 6,000 square feet. b. Minimum lot width of 50 feet. 3. Yard Requirements—Main Structures a. Minimum side yard of 5 feet and side yard of corner lots 25 feet when that side yard is on a key lot. A side yard adjacent to a side street shall not be less than 15 feet in all other circumstances. b. Minimum 1700 square feet shall be required for the main structure. 4. No Alley shall be required within the property. DEVELOPMENT STANDARDS: a. The dedication of 43.76 acres of land and developer to provide hike and bike trail, shall serve in lieu of park fee requirements. „ 4 . LAKE RANCE PHASE/ 200 10,:1.. 2043 100 D SCALE.I. 200 \'.... EBORAH 1 VULCAITY 0,0013.. -5 r r , ; , roun, \ \ THOMAS MANNEWIT2 /WOODED[NEM ES74*, 02-0064.0 1 I PHASE E ,„ J , / ; i 1 _ _ 7[11- 1TriT 1 _ _________ • ------- ....” '.....5 16Y2ii ........___________ 3—Ti 11111111111* ,•./.... 1111111W \ -----___., . v I-1 r \ tli\ 1 1A1....1 -- WOODED CREEK ESTATES PHASE I 34•...I. Lo.---- , I G---1=El Open Space FRANCES IL ATILT 75 7643 AcsR• C•15 0,Pg.972 -J43.78 Acres • I , I=El LAICFIEL - it L.1_11.1111.__L___ __ _____ -----. 1 — ------.........''''-'---...._..-z.____ 3:--I----i I ! I____ off ii, -„., 4 ; A a MEW mimics ESTATES — 1101•404 CL PRISE II I Cab N P,.II 4 LH 1111111111111W —1 a L 'I 11111111111111111111.\. I 4% ___ Nue log DrIR. . ---. LAKESIDE ESTATES PHASE III — cab.14 Pt JER — 1 I 111111111010111 If I r .. 1 ----'"----. — I \ _1.4k4,14. J EXHIBIT 'C' ---, CONCEPT PLAN DAMAO PARKSIDE OUT OF THE F. M. 544 MOSES SPARKS SURVEY, ABSTRACT NO. 849 IN 7'HE CITY OF WYLIE, COLLIN COUNTY, TEXAS Sc/Ls 1--200• - DATE 6/04 - 100 0446 Aorsa - OWNER - S. C. PARSONS I N C. 6936 Sttonity Wm.Cl. ••• Delos.Inas 752415 272-250-2325 ,... ENGINEER .... 249 LOTS 6 50' x 120' Typical Lot vm TIPTON ENGINEERING, INC. a6330 Broodway?II•Sole CI9j02=lit5s 750.13W?(972)726-2%7 YR. NOTIFICATION REPORT APPLICANT: Steve Parsons of S.C. Parsons, Inc. APPLICATION FILE #2004-13 6936 Spanky Branch Ct. Dallas Texas 75248 ® _roK )1( ^AUPkI N►S 7" # 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 Blk 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 Blk M Lot 36 R-4861-00M-0360-1 Paul Chang Wylie, Texas 75098 Lakeside Estates 3 103 Lakefront Drive 5 Blk 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 Blk N Lot 2 R-4861-00N-0020-1 Tewabech Kelecha Wylie, Texas 75098 Lakeside Estates 3 104 Lakefront Drive 9 BIk 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 11 Blk N Lot 35 R-4861-00N-0350-1 Angel Sanchez Wylie, Texas 75098 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 Blk N Lot 37 R-4861-00N-0370-1 Gail Thompson Wylie, Texas 75098 Lakeside Estates 3 101 Waterwood Drive 14 Blk N Lot 38 R-4861-00N-0380-1 Barry James Wylie, Texas 75098 Lakeside Estates 3 100 Waterwood Drive 15 Blk 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 BIk 0 Lot 40 R-4861-000-0400-1 Daniel Topley Wylie, Texas 75098 Lakeside Estates 3 103 Creekview Drive 21 Blk 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 Blk P Lot 3 R-4861-00P-0030-1 Yvonne Smith Wylie, Texas 75098 Lakeside Estates 3 106 Creekview Drive 26 Blk 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 BIk P Lot 38 R-4861-00P-0380-1 Robert Breckling Wylie, Texas 75098 Lakeside Estates 3 103 v 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 Blk R Lot 1 R-4861-00R-0010-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 102 Waterford Drive 32 BIk 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 Blk 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 Blk 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 Blk 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-OOS-0010-1 Gehan Homes Ltd Dallas, Texas 75254-7521 Lakeside Estates 3 102 Hideaway Court 39 Blk S Lot 2 R-4861-OOS-0020-1 Juliana Jelezoglo Wylie, Texas 75098 Lakeside Estates 3 104 Hideaway Court 40 Blk S Lot 3 R-4861-OOS-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 Blk 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 Blk S Lot 7 R-4861-005-0070-1 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 Blk S Lot 9 R-4861-005-0090-1 Jose Cab Wylie, Texas 75098 Lakeside Estates 3 2213 Hideaway Court 47 Blk S Lot 10 R-4861-00S-0100-1 Yasin Rashid Wylie, Texas 75098 Lakeside Estates 3 2214 Huntington Drive X 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 BIk S Lot 14 R-4861-00S-0140-1 Heather Apple Wylie, Texas 75098 Lakeside Estates 3 2208 Huntington Drive 51 Blk 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 III 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 Blk S Lot 19 R-4861-00S-0190-1 Pulte Homes Corp of Texas Coppell, Texas 75019-4971 Lakeside Estates 3 2215 Huntington Drive 56 Blk 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 BIk T Lot 3 R-4861-00T-0030-1 Mathew Snider Wylie, Texas 75098 Lakeside Estates 3 2209 Huntington Drive 59 Blk T Lot 4 R-4861-00T-0040-1 Nigel Boyd Wylie, Texas 75098 Lakeside Estates 3 14901 Quorum Drive #300 60 Blk 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 Blk T Lot 8 R-4861-00T-0080-1 Allen Smailagic Wylie, Texas 75098 Lakeside Estates 3 2215 Lakeridge Lane 64 Blk U Lot 1 R-4861-00U-0010-1 Louis Amaechi Wylie, Texas 75098 Lakeside Estates 3 2213 Lakeridge Lane 65 Blk U Lot 2 R-4861-00U-0020-1 William Nunez Wylie, Texas 75098 Lakeside Estates 3 2211 Lakeridge Lane 66 Blk U Lot 3 R-4861-00U-0030-1 Jackie McChristian Wylie, Texas 75098 Pulte Homes Corp of Texas 1234 Lakeshore Drive #750A 67 Blk H Lot 40 R-4861-00H-0400-1 c/o Homeowners Association Coppell, Texas 75019-4971 Lake Ranch Estates 501 Lake Ranch Lane 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 Plano, 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 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 Colt Road 87 Abst. 196 Tract 1 R-6196-000-0010-1 Frances Wells Plano, Texas 75023-1003 FM 544 Bill Lovil, PE PO Box 90 88 FM 1378 Texas Dept of Transportation McKGnney, Texas 75069 PO Box 66016 89 DART Railway Dart Railway Dallas, Texs 75266 L. .5t21-1A-•• ; 1 L Lakey 9a- _._._._._._._._._. • i A _ J ,.sk.,.'-',4ta',,,.I ,..4),?..=2. 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''.• ''..'.!.'. .,' ,ifq , , -- fmtri,4,-,'1,:-xL'.),,,i,04,;:ii,;;A,k.,,I.'Ll'::; ,,,',,,, „,:.,...<,,-,,,-,:t. .,1,-,.2 ,,,,..2-:z,„4„,::,.;,, :. ..,..._, __ _._._..-.....-=.:.—_.:.-_.• , i A 849 -"---.-...:„,„,„, -...,7.--75-7,--...s.,''r--7,77,FST',1:1.,„-z, 1,1r-- ,.._ ..:,:,..,„m -. : _•_;,_:,.-•„:".„...,-,7v, , , • IT qf M -,_.-------,---,-----r--------- . . '4z r17.-.,--,77,—.7 7 711M ,-,_:,__ : ....., . ........, .. _.... ._ ...... .....--- rr 2 . Tr 8 Tr 6 i Tr 3 i Tr 10 r---r i fr i i 1 .1 1 . . k , .., , - .-.-.-. ._._.A /lea,/ A 1°._‘.!.._..i_l .._. 4p.ION L. . , .. , ._. I . .• • 1 /. . . . L _ ec,rly_lt. • .._. .._ , . •\ • 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 #2004-13. X. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2004-13. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,August 3,2004,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday,August 24,2004,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: 719DegNK s Tf)N,tc)ViC. (please print) Address: 22/1/ Nd/N 7//1/G7 70N .D '/i/e vc/yu�: 71-5 01 Signature: k. �i> � � Date: <9 3 COMMENTS: Our Mission.. ...to be responsible stewards of the public trust, 1' to strive for excellence in public service,and p�,� u, to enhance the quality of life for all. J." Oft of Wyk July 20, 2004 TO: Members of the Planning and Zoning Commission FM: Claude Thompson, Planner RE: August 8 Work Session With City Council The City Council invites the Planning & Zoning Commission and Park & Recreation Board to join them in a work session at 6PM on August 10 in the Council Chambers at the Municipal Building to discuss a Neotraditional Development proposal. (Although related to a specific proposal, this discussion is also directly related to the philosophy of the Comprehensive Plan.) Please mark your calendar PLANNING AND ENGINEERING 2000 Highway 78 North • Wylie,Texas 75098 • (972)442-8158 • Fax(972)442-81'15 • www.ci.wylie.tx.us '4 .-L- Our Mission.. -�- ...to be of thepublic responsible stewards trust, Pas to strivefor excellence inpublic service,and to enhance the quality of life for all. � J f '41 ,r-._ August 10, 2004 TO: Mayor Mondy and THU: Mindy Manson, Members of the City Council, Interim City Manager Members of the Planning &Zoning Commission, and Members of the Park & Recreation Board FM: Claude Thompson, Planning Director RE: Work Session To Review NeoTraditional Development Philosophy and Proposal At the August 10 Council meeting, a Work Session will be held including Council, Planning Commission and Park Board, in order to review a proposal by a private applicant for a "NeoTraditional" or"New Urbanist" development. Several developments have previously included such NT/NU design and have been variously accepted by the Commission, Board and Council, and other potential applicants continue to seek staff opinion regarding similar designs. The current applicant has officially submitted requests for a Planned Development District on 170 acres, including the annexation of approximately 66 acres of this area, and these proposals are under review by staff and scheduled for future Commission and Council meetings (Zoning Case 2004-14). Wylie's Comprehensive Plan and new Zoning Ordinance incorporate a number of elements of the NeoTraditional or New Urbanism planning philosophy, but differs on several others. The Wylie Plan and code requires decreasing residential densities with increasing distances from pedestrian-oriented Village Centers, and requires steeply-pitched roofs, porches and diversity of design. However, our larger building setbacks and wider streets, larger park/open space size and masonry facades contradict the pedestrian neighborhood theory. Although staff normally discourages work sessions on individual proposals for which future public hearings must be held, the size and variance of this proposal justifies this early unofficial review. The owner/applicant and Gateway Planning Group will present the proposal for local discussion and direction. Attached are several items to provide information concerning the general concept as well as the specific proposal. The Preliminary Concept Plan and lot/dwelling dimensions summarize Gateway's proposal. The New Urban News article reviews Lancaster's similar Mills Branch development by the same applicants. An Urban Land Institute article reviews The New Urbanism concept, with notes added by staff to highlight differences from the Wylie codes. The textbook Neighborhood Unit concept on which Twentieth Century city planning was based and which the NeoTraditional concept seeks to replicate. Excerpt from Wylie's Comp Plan defining the Plan's Village Center concept. PLANNING AND ENGINEERING 2000 Highway 78 North • Wylie,Texas 75098 • (972)442-8158 • Fax(972)442-8115 • www.ci.wylie.tx.us 6ele1I.r .e Su ae I , 'wink 1 + Site Data: Lot Data: i _ 1 $ Site Area: 76.3 ac. 7-4,000 st Lute: II 1-"s $ Flaadpialn: 6.06 ac. 6.10.000 at Lots: 36 ' Open Space: 6.59 ac. 10.12,000 sf Lots 15 Nat Residential: 61.26 ac. 12.20,000 st Loh,: 44 , Roads: 12.46 ac, Mid Leb: t01 Alleys: 1.55 ac. Leis newly es*we a pew: tee(65%) _ r it - _ Ir-.,t-TT_T ; II h V� a��{6�e t"'• a 4 i' I i6 L- 100'Tfel Fsm1 •-• ' II !! ' 00 Sanlluy 8 rcr Fsml - ' . Ilk ' „, Ili Ll _...,, . ,, 4. LI ..- . r---,...-__ I ( rrr-C'F f` 7 . i[ r 1 i IC,...., i ) :.i. i .1 J. t_t LLI_A.1- _L Ll.L.L-.i. _ 1 ._.'thy_ _i_ ..i_. fly L, tKV -T-1- T - "I �l1 i L 7,....___,__,,-,ir_T::i..„: 1F-l. .i. I 1`=1 t .-. - .. . , _.� - - -�F.- SITE A } Site Data: Let Data: - 1.�_.L_ Site Ares: 94.77 ac. 70'Lets: 7 '-- - i I - IPAL Easement.: 10.50 ac. 60'Lots: 65 L._ Net Site Area: 84.27 ac. 55'Lots: 56 1._ -�f- 1 i 1 L i i. ••-.J Non-Residential: 3.07 ac. 50'Lots: 39 "-'1-- -r—i-r r"-r Open Space: 14.39 ac. 40'Lots: 112 - 1- - Net Residential: 66.81 ac. 70'Duplex Lots: 23 - eMeel Roads: 15.11 ac. Other: 4 i 1 1 1_ ,A y_-i Alleys. 5.41 ac. Total lots: 304 L...� i 1_1 .L i- i Lots Fronting an Sow space: 205107%) Isi ii D.R. Horton Total Lots Site A + Site B: 467 Total Lots Fronting on Green Space: 310(6ti/a a ) PRELIMINARY CONCEPT PLAN EXHIBIT"B" 310 WYLIE, TEXAS June 2004 � f, 100 0 100 Gateway 50 209 Ptanniri5Group 1"=200' Exhibit C DR Horton "Kreymer" Tracts Site A— Lot Size Front Yard Permitted Uses Min. Dwelling Lot Type Min. Setback Sq. Footage (+1- 10%) 70' Lots 7,700 sq. ft. 15 feet S.F. Dwelling 1,900 60' Lots 6,600 sq. ft. 15 feet S.F. Dwelling 1,900 55' Lots 6,050 sq. ft. 15 feet S.F. Dwelling 1,750 50' Lots 5,500 sq. ft. 15 feet S.F. Dwelling 1,750 40' Lots 4,600 sq. ft. 15 feet S.F. Dwelling 1,750 70' Duplex 7,000 sq. ft. 15 feet S.F. Dwelling 3,000 Attached Other(4 lots) 8,000 sq. ft. 15 feet S.F. Dwelling 1,900 Green Space See Exh. B. n/a Neighborhood n/a park, playground and Swim Ctr. Site B— Lot Size Front Yard Permitted Uses Min. Dwelling Lot Type Min. Setback Sq. Footage (+1- 10/0) 8000 sq. ft. 8,000 sq. feet 25 feet S.F. Dwelling 1,900 10,000 sq. ft. 10,000 sq. feet 25 feet S.F. Dwelling 1,900 12,000 sq. ft. 12,000 sq. feet 25 feet S.F. Dwelling 1,900 20,000 sq. ft. 20,000 sq. feet 30 feet S.F. Dwelling 1,900 Green Space See Exh. B n/a Neighborhood n/a park, playground and Swim Ctr. Ni.w URBAN Ni ws Texas city takes master developer role ,�, Officials pass a form-based code,recruit developers,and steer direction for two-square-mile growth area. n what may be a first,public officials in Lancaster,Texas, i 1approved three new urban developments in one meeting - r . in November. In October, officials approved a form-based ' l code and street standards to govern development of the ,e' . -:" • p�� A projects.Developers are working together to market the three 's projects,which total 255 acres and are jointly referred to as Mills Branch.The developments are part of a 1,200-acre plan- ' iTh�+- c esignated by the city to become traditional neigh V . borhoods. The new planning area connects to the existing down towm. ' Developers are.Bill Gietema of Arcadia Realty;an experi- ! enced new urbanist,Chaz Fitzgerald of Wilbow Corp.,and v� \�,•. ?' Randy Potts of harvest Realty. All hired TGB Architects & . Planners for their specific plans. Gateway Planning Group �\ and Townscape wrote the code and managed the process ,*-% •along with director of community development Ron Ragland. ,-iC,:,,,.,, �f � , ' Lancaster, with 40,000 people, abuts Dallas to the south -- but still has 70 percent agricultural land. - Mills Branch was highly unusual in that the city acted like \ ,� - the master developer of the growth area,which represents only about six percent of land in the municipality.Developers were • a identified who were in favor of doing New Urbanism,or who - ' x. were convinced to take this route during the planning process. is The planning team,Gateway and Townscape, was funded jj jointly by the municipality and developers. J STREET SECTIONS SET THE STANDARD One of the Mills Branch neighborhoods,to be developed by FOR WALKABILITY Arcadia Realty. A key part of the process was the new street standards, created with the help of Peter Swift of Swift and Associates. ( Maryland's smart growth These include 15 street sections,from boulevard and avenue types to alleys.Streets are as narrow as 18 feet.The widest program gets 'a little more streets,with more than 30 feet of pavement width, have a center boulevard, ! than a tweak Another important aspect is minimum standards for mix- ing housing types, designed to provide neighborhood di- Ehrlich emphasizes development in established versify and affordability.At least 40 percent of houses, for communities despite moving the Governor's Office of example, must be of the cottage or "casita" type, whicl1 Smart Growth. a iges from 1,01111Tto 2,200 square feet.Providing the stan- (lards are met,developers have flexibility to adjust housing Maryland's smart growth program,one of the most widely to meet market changes without seeking new plan approval. I 1 l noted efforts by a state government to curb sprawl,has Accessory units are allowed behind single family houses. largely survived the shift to a new Republican administra- Courtyard apartment buildings are permitted within neigh- • tion.Gov.Robert L.Ehrlich Jr.recently introduced a"Priority ' borhoods. Places Strategy,"which he described as"a little more than a Despite the municipality's proactive approach,approv- tweak but certainly not a sea change"in the six-year-old smart • als were not easy.Both the new code and the change of zon- growth program initiated by Democrat Parris Glendening. ing on the specific sites squeaked by with no votes to spare. Ehrlich transferred the Governor's Office of Smart Growth Those who voted in favor were influenced by a fiscal analy- from the capital in Annapolis to the Maryland Department of sis which found that New Urbanism would yield 52 million Planning in Baltimore— a move that reduced the cost of more in tax revenues annually compared to the existing zon- management and placed it closer to the planners it depends ing.A racially diverse coalition backed the changes,reports upon,said Charles Gates,a spokesman for the Planning De- Scott Polikov of Gateway Planning.Now that approvals have partment."Each year for the past three years,the legislature been granted,other parts of the city are interested in using has recommended eliminating the Office of Smart Growth," the new code, he adds. Developers plan to break ground Gates said.Ehrlich decided against its elimination. 1 early in 2004.• A Smart Growth sub-Cabinet position continues,and the I DECEMBER 2003 6 About New Urbanism Page 1 of 6 The New Urbanism : An alternative to modern , automobile- oriented planning and development Robert Steuteville . Through the first quarter of this century, '' .,,} z la,;A the United States was developed in the ° ---. form of compact, mixed-use k _ .=1i j � , neighborhoods. The pattern began to ! ,�1-*.~ t ' _ .^` Y,. change with the emergence of modern ' " . �, . ,..,-„' architecture and zoning and ascensionit a e 4. =. 1 . • ` __. of the automobile. After World War II, a .,. new system of development was . i '�- -' F. `~-. f kt implemented nationwide, replacing f neighborhoods with a rigorous i 'i .. , separation of uses that has become + �•— known as conventional suburban development (CSD), or sprawl. The majority of US citizens now live in suburban communities built in the last 50 years. Although CSD has been popular, it carries a significant price. Lacking a �.lite �t wn center or pedestrian scale, CSD \I" .�,� gpreads out to consume lar e areas of coun rysi e even as population grows The new urbanist Redmond Town Center contrasts relatively slowly. Automobile use per with the typical strip commercial development of capita has soared, because a motor suburbia, below. vehicle is required for nearly all human transportation. T 744 * . Those who cannot drive are severely i- . hampered in their mobility. The working ;. ;„.pry` poor living in suburbia spend a large } portion of their incomes on cars. i Meanwhile, the American landscape f where most people live and work is . . r�r 1. `£` -'� ` ' x4 dominated by strip malls, auto-oriented civic and .. commercial buildings, and subdivisions - without individuality or character. ,,, The New Urbanism is a reaction to sprawl. A growing movement of architects, planners and http://www.newurbannews.com/AboutNewUrbanism.html 04/27/2004 About New Urbanism Page 2 of 6 developers, the New Urbanism is based on the belief that a return to traditional neighborhood pa erns is essential to restoringa unc Iona , sustainable communities. Still in its infancy, the trend is beginning to have an impact. More than 300 new towns, villages and neighborhoods are planned or under construction in the US, using principles of the New Urbanism. Additionally, more than 100 small-scale new urbanist "infill" projects are restoring the urban fabric of cities and towns by reestablishing walkable streets and blocks. On the regional scale, the New Urbanism has growing influence on how and where metropolitan regions choose to grow. At least 14 large-scale planning initiatives are based on the principles of linking transportation and land-use policies and using the neighborhood as the fundamental building block of a region. In Maryland and several other states, new urbanist principles are an integral part of smart growth legislation. Moreover, the New Urbanism is beginning to have widespread impact on conventional development. Just as Starbucks raised the quality of coffee in competing restaurants and cafes, mainstream developers are adopting new urbanist design elements such as garages in the rear of homes, neighborhood greens and mixed-use town centers. Projects which adopt some principles of New Urbanism but remain largely conventional in design are known as hybrids. The New Urbanism trend goes by other names, including neotraditional design, transit-oriented development, and traditional neighborhood development. Borrowing from urban design concepts throughout history, the New Urbanism does not merely replicate old communities. New houses within neighborhoods, for example, must provide modern living spaces and amenities that consumers demand (and that competing suburban tract homes offer). Stores and businesses must have adequate parking and modern floor plans. The New Urbanism offers parkin to the side and rear of shops and workplaces. With proper design, large office, light industrial and even "big box" retail buildings can be accommodated in a walkable new urbanist neighborhood. Another difference between old and new urbanism is the street grid. Historic cities and http://www.newurbannews.com/AboutNewUrbanism.html 04/27/2004 About New Urbanism rage .> or o towns in the US employ a grid that is relentlessly regular. New urbanists generally use a "modified" grid, with 'T" intersections and street deflections, to calm traffic and increase visual interest. That blending of old and new is the basis of the term neotraditional, and represents what is new about the New Urbanism. Successful New Urbanism performs a difficult balancing act by maintaining the integrity of a walkable, human-scale nei hborhood while offering the modern residential and commercial "product" to compete with CSD. The difficulty of this balancing act is one reason why many developers choose to build hybrids, instead of adopting all of the principles of the New Urbanism. Some new urbanists think that hybrids pose a serious threat to the movement, because they usually borrow the label and language of the New Urbanism. Other new urbanists believe that hybrids represent a positive step forward from CSD. ti of the New Urbanism 4i Principles �(' • The heart of the New Urbanism is in the design of L%— , ••�• `• ; neighborhoods, and there is no clearer " g r • •': • description than the 13 points developed by to n .':•, planners Andres Duany and Elizabeth Plater- • • -•`' Zyberk. An authentic neighborhood contains mo ,400 of these elements: m • -•�* *� jl'-�"�t 1) The nei hborrloole center. j° •, _• '• This is often a square of a__green, and sometimes a b y or memorable street corner. A transit stop ,<• s would be located at this center.SCo�f1 re-at,/ ;.. , : i'. : ,-•�i� 2) Most of the dwellingare within afive-minute . •• •• • •• •• •, walk of the center, an average of roughly 2,000 Ic� . . feet. 3) There is a vyriety_of dwelling types -- usually houses, rowhouses and apartments -- so that younger and older people, singles and families, the poor and the wealthy may find places to live. 4) There are shops and offices at the edge of the neighborhood, of sufficiently varied types to supply the weekly needs of a household. Sprawl and traditional neighborhoods consist of identical parts, configured 5 A small ancillarybuildingispermitted within differently. Diagram by Duany Plater-Zyberk&Company the backyard of each house. It may be used as a rental unit or place to work (e.g. office or craft workshop). 6) An elementary snhnnl is close enough so that most childr_Qn can walk from their home. 2(7) There are small p�a�cc�rn�,nds n rem p- rv_dwelling -- not more than a tenth of a mile `away. http://www.newurbannews.com/AboutNewUrbanism.html 04/27/2004 About New Urbanism Page 4 of 6 8) Streets within the neighborhood are a connected network, which disperses traffic by providing a variety of pedestrian and vehicular routes to any destination. V9) The streets are relatively narrow and�_ded by rows of trees. This slows traffic, /`creating an environment suitable for pedestrians and bicycles. 10) Buildings in th_eneigh_borhood center are laced close to the street, creating a well- define — outdoor room. 11) Parking lots and garage doors rarely front the street. Parking is relegated to the rear of buildings, usually accessedby alleys. 12) Certain prominent sites at the termination of street vistas or in the neighborhood center are reserved for civic buildings. These provide sites for community meetings, education, religion or cultural activities. �i), 13) The neighborhood is organized to be self-governing. A for al association ebates and decides matters of maintenance, security and physical change. axation is the responsibility of the larger community. New urbanist prototypes -_ .�-¢ Seaside, Florida, the first new urbanist 1'it: � .. r� , ,, W, town, began development in 1981 on 80 ¢i - . , ,� “_r A'' `° ....L acres of Panhandle coastline. Seaside • appeared on the cover of the Atlantic i. ' jilt 1988 when onl a few streets t t Monthly inYL '-1 *'‘ were completed, and it since became i -- j= internationally famous for its " 7. 11111M tie_.I.. " architecture, and the quality of its Mill llll i II11 streets and public spaces. Seaside proved that developments that function . ' like traditional towns could be built in a .:, the postmodern era. Lots began selling for $15,000 in the early 1980s and, slightly over a decade later, the last lots sold for close to $200,000. The town is now a tourist mecca. Seaside's influence has less to do with its economic success than a certain magic and dynamism related to its Kentiands in Gaithersburg, Maryland,above,and Haile physical form. Many developers have Village Center in Gainesville, Florida, combine modern visited Seaside and gone away homes and businesses withcompact,walkable streets determined to build something similar. and public spaces. Since Seaside gained recognition, other neotraditional towns have been designed and substantially built -- http://www.newurbannews.com/AboutNewUrbanism html 04/27/2004 About New Urbanism Page 5 of 6 including Haile Village Center in Gainesville, Florida; Harbor Town in Memphis, Tennessee; Kentlands in `'° Gaithersburg, Maryland; and Orenco tar Station in Hillsboro, Oregon. -ice /� , ' Designers also are using the principles 77- .. .1 I-- I of the New Urbanism to revitalize cities ligni and towns. 1 's ' ; X.1 The US Department of Housing and _ < ` Urban Development (HUD) adopted the principles of the � New Urbanism in its multibillion dollar ,,k t' program to rebuild public housing projects 'WC-tti,a_ )^ nationwide. New urbanist projects built / 1 1/17kvt tUe �Zc in historic cities and towns includes i74j +� Crawford 1 ,t 41 Square in Pittsburgh, Pleasant View 44,1 >4"t iPrat6 �r� Gardens in Baltimore, Park DuValle in Louisville, and the downtown of Port Royal, South Carolina. Meanwhile, leaders in this design trend came together in 1993 to form the Congress for the New Urbanism (CNU), based in San Francisco. The founders are Andres Duany, Elizabeth Plater-Zyberk, Peter Calthorpe, Daniel Solomon, Stefanos Polyzoides, and Elizabeth Moule, all practicing architects and town planners. CNU since has growth to more than 2,000 members and is now the leading international organization promoting new urbanist community design principles. Disney builds a town In June of 1996, Disney unveiled its town of Celebration, near Orlando, Florida, and it has since eclipsed Seaside as the best-known new urbanist community. Celebration is big -- about 5,000 acres, and will eventually have 20,000 residents. Half of the land will remain open space. In some respects, New Urbanism and Disney have been uncomfortable bedfellows. While using designers and principles closely associated with the New Urbanism, Disney has shunned the label, preferring to call Celebration simply a "town." Meanwhile, the movement has benefited from all of Celebration's publicity and its aesthetic and functional success -- but not without a price. Disney has come under attack for what some perceive as heavy-handed rules and management. For those who would attack New Urbanism as insipid nostalgia, Disney is a fat target. However, Celebration's community design serves most residents well. "The entire focus of our lives has changed," says homeowner Ray Chiaramonte. "Instead of doing everything some place other than close to home, we now can eat, do errands, celebrate special http://www.newurbannews.com/AboutNewUrbanism.html 04/27/2004 About New Urbanism Page 6 of 6 occasions and just hang out near our own home. The changes are most dramatic for our children, who now have a freedom they never had in our old neighborhood." In t e book - •ge City, author Joel Garreau wrote that Americans have not built "a single old-.tyle ••wntown from raw dirt in 75 years." Celebration may be the first real estate proj:c o,dClefkr- t-1-pt,g-t5 (c'ec' ' /ioi-/d//1/1 �y�nt 5��1 le/. e'rkl c-,,) to br•ak that tr nd, opening its substantially built owntowp i ctober, 1996. Other P r• e is 11??htiie 11 �c'�$ &91 YV jr�ri�`1 / /i We. e. dLe�e.v- -t serk4e t, I e S-aside, Haile Village Center, Harbor Town, and Redmond Town Center are ollowi g suit. But the new urbanists still have plenty to prove. They must design and build viable retail centers to compete with CSD nationwide — not just in a few projects. They must capture a broad portion of the residential market. New urbanist developers must find ways to offer homes at reasonable prices. New urbanists also must prove, over time, that their ideas are superior for both revitalizing old cities and towns and building new communities. If they can accomplish those goals — and early projects offer hope that they can —the New Urbanism is poised to become the dominant real estate and planning trend of the next century. Robert Steuteville is editor and publisher of New Urban News. This article was updated June 28, 2000. http://www.newurbannews.com/AboutNewUrbanism.html 04/27/2004 i — • •1• i Mtt.E- Roo. 4 .:•St.::4't:I.. ti'' ' .--- lir/ to. i II ir , 160 y SCH;?tj : : , oilit0.4* ..,4 '' ---ok to AO C `LICU ' o tas";:t4 li egt tk.". if / •4 ''''' ), ,,,,I-----lik .4,".1.1.:'. /—''' ' ��' '' Clarence Stein's determinations of the �'• N CNOOL '•-t- ' l �r• II: a OM CTR i•Ya.. »t � proper areas to be included in the 0 '•rj�eif,~��'�� II- `. �J1N',tY' 1 Neighborhood Unit. 7.\' ' i • In the upper-right diagram the ale- t o� IIIIxNOOL '`';r,-. ' mentary school is the center of the '1 SnOoS . ,, � / shoos unit and within a one-half mile radius $ of all residents in the neighborhood. A • L_. -4'. q small shopping_center for daily nerds is N. // located near the school. \lost residen• • YV r \• o tial streets are suggested as c•ul-de•saS ,,1. ;; •... or 'rlead•end" roads to eliminate •4 4i., y: % r,•. c t truu gh traHic, and yark space flows • �,•,.ts,a 4v., ,... through the neighborhood in a man- CLAIM.Sri01I.••NnwPI,CII.r01.,Y••IC....N,iJ'•r{r Her reminiscent of the fiadburn plan. The upper-left diagram shows the grouping of three neighborhood units served by a high school and one or two major commercial renters, the radius for walking Iigit,Her to these facilities bring one mile. AREA IN OPEN DEVELOPMENT �' PRLFERABLY 160 ACRES•• SHOPPING DISTRICT E • IN ANY CASE IT SHOULD _ HOUSE ENOUGH PEOPLE 70 '� 0 REQUIRE.ONE ELEMENTARY .til N.„ SCHOOL• EXACT SHAPE NOT ESSENTIAL BUT BEST �1 WHEN ALL SIDES ARE FAIRLY — �;�� EQUIDISTANT FQDM CENTER! Y\\V00 } a / \`' _ SHOPPING DISTRICTS IN Or Q 0The Neighborhood Unit PERIPHERY AT TRAFFIC n n,.� - JUNCTIONS AND ONLY NEIGHBORHOOD as seen by PRIFERAB BUNCHED INSTITUTIONS AT \________ IN FO' ,�n- C..,. UNITY CENTER. Clarence A. Perry �' //`// .� Perry was one of the first ' >0 / �w An& 1 to give some considers- , /weil 'VV',... Z lion to the physical form �� k`•o�N r Q t- of the neighborhood unit. It is substantially the same TEN PERCE ‘°A n 21 as that in the diagram by OF AR1:A TO Stein but suggests that QECRI:ATION\ .- the maximum radius for AND PARK SPACE r \ / INTERIOR.STREETS NOT WIDER. walking distance from the v7 THAN REQUIRED FOR SPECIFIC W home to the community 1 /USE AND GIVING EASY' v center should be only one- s /! ACCESS TO SHOP quarter mile. Accepting AND COMMU Y the practice which was 9t CENTER `� Al o then, and still is. generally O " H prevalent, shopping areas / RA° --- -- ` see%� are situated at intersecting01 /ems /4 MtLE • AA FVl/,. T' i1G —• traffic streets on the out- 4•—TO BUSINESS CENTEQ AQTEQIAL ST • eTroN side corners rather than at 1 — I the center of the unit. Source: Arthur B. Gallion and Simon Eisner, The Urban Pattern (Princeton, New Jersey: D. Van Nostrand Company, Inc., Copyright 1950), p. 279. Fig. 11 — The Neighborhood Unit Concept -i Wylie Comprehensive Master Plan _ IV. Land Use Plan A. CONCEPT f Following review of these scenarios in pblcthatmeetings most closely reflected the goalss with l ofstaff and the cofmmunity was determined that the preferred scenario #4. The scheme focused on � would beat a combination of scenarios 2 and of the amenities offered by LakeRay Hubbard combination with new development taking � and Lake Lavon. This approach formed the conceptual basis of the Land Use Plan, which is t described in the following Section IV-C. •' t In its purest form, the Village Center o naep eighborhood r inu a central location. commercial, the ' entertainment, and service-re ate use it nevi st to (iod supports an easily accessible ter and The esidenidentifiable ial focuse n the village center p ovides Ia c osest to (i no a pa o t e w age cen built-in "support" network for businesses he village enter, ideally within in it. Lower density ten-minute(walking d stance ,` located in a larger ring surroundingath networks, and of the center. All are to be connected to the villa e center b reenwa s and p oget er these components orm t e vi lage. owest density residential areas or "country d residential" areas are located outside of the v'cognt acting rural atmosphere between Cityllvvidesopregional g distinct village boundaries and maintaining "country" Cbusinesses and services are provided in larger districts, such as a downtown. C ty e The concept t of lakefront development brings attention and focusedlnqualin these development to lahe C water's edge. All types of water-related uses are considered andp views are maximized. Tourist activities, retreat areas, and convention facilities can also be C accommodated in lakefront development. C By combining these two scenarios, the City of Wylie will grow as series of villages centndrs villagge C centers throughout the city and its extra territorial jurisdiction (ETA), 9 t also utilize lake views and new development near the lakes. t C t t A t 25 ►a 1i