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03-04-2003 (Planning & Zoning) Agenda Packet Planning & Zoning Commission I ,. 4 .. City of Wylie March 4 , 2003 Regular Business Meeting AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday, March 4, 2003 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 February 18, 2003 Regular Meeting. PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single Family Residential (SF-8.5/17) to Commercial Corridor(CC), generally located east of North Ballard Avenue and south of Paul Wilson Road, being all of a certain 2.00 acre tract of land situated in the Francisco de la Pina Survey, Abstract No. 688-1, Tract 201, City of Wylie, Collin County, Texas. (Zoning Case 2003-01) WORK SESSION 1. Consider proposed changes to Section 4.4.E.1.a(Nonresidential Design Standards for Landscaping) of the Zoning Ordinance of the City of Wylie. ADJOURNMENT govviv_k., Posted Friday, February 28, 2003, at 5:00 p.m. THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170. MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting March 4, 2003 7:00 pm Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: William Chapman Claude Thompson, Director Michael George Mary V. Bradley, Secretary Mike Phillips Terry Capehart, Planner Carter Porter Sam Satterwhite, Dir., WEDC Tony Snider Commission Members Absent: Jeff Adamcik Don Hughes CALL TO ORDER Chairman George called the Regular Meeting to order at 7:07 p.m. INVOCATION AND PLEDGE Chairman George offered the Invocation and Commissioner Porter led the Pledge of Allegiance. CITIZEN PARTICIPATION No one appeared to speak. CONSENT AGENDA ITEM 1. Consider and act upon approval of the Minutes from the February 18, 2003 Regular Meeting. Motion was made by Commissioner Chapman, and seconded by Commissioner Phillips, to approve the minutes as submitted. Motion passed 5 —0. P & Z Commission March 4, 2003 Page 2 of 4 PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single Family Residential (SF-8.5/17) to Commercial Corridor (CC), generally located east of North Ballard Avenue and south of Paul Wilson Road, being all of a certain 2.00 acre tract of land situated in the Francisco de la Pina Survey, Abstract No. 688-1, Tract 201, City of Wylie, Collin County, Texas. (Zoning Case 2003-01). Thompson stated that the subject 2-acre tract was annexed into the City as part of a 46.5- acre tract in September of 1984, and was zoned for residential uses at the time of annexation. In April of 1994, 14 acres immediately abutting the subject property was disannexed due to City's failure to provide sewer services and adequate fire and police support to the area within the five year time limit. In September of 2002, the City Council denied a request by the current owner of the subject tract to be disannexed from the City. That request was based on the lack of City services to the tract and the owner's desire to develop uses which were allowed by the County but not the City. The subject tract is abutted on north, west and south by unincorporated Collin County, and these neighboring properties are occupied by sparse rural residential or agri-business uses on lots in excess of two acres in size. To its rear and to the east, the property abuts the treatment and storage facilities of the North Texas Municipal Water District (NTMWD). Both Paul Wilson Road and Skyview Drive are currently rural roadways, and generally dead-end routes at the intersection where the subject tract is located. However, Park Boulevard is to be extended as a regional thoroughfare to align with the Skyview corridor, and be improved to six lanes with divided median. Paul Wilson will be part of the Lakeshore Loop. Thompson reviewed the current Comprehensive Plan recommendation of Country residential uses, but reminded the Commission of their recent recommendation to revise the Plan to recommend that the subject area be a Village Center with retail uses at the new intersection of Park Boulevard and Paul Wilson Road. The proposed rezoning is in compliance with the Commission's recommended changes to the Plan. The applicant intends to develop mini-warehouse for boats and other self-storage on the subject property, and such use is only permitted within the Corridor Commercial (CC) District. While, the requested Corridor Commercial District may allow some more intensive uses which may not be compatible with residential uses, the CC District is considered appropriate for frontage of major thoroughfares such as the planned Park P & Z Commission March 4, 2003 Page 3 of 4 Boulevard. Furthermore, the NTMWD properties restrict the extension of such CC uses in a strip fashion toward the east from the Park/Paul Wilson intersection and subject property, and neither the City or County can regulate land uses within the unincorporated County. The subject property will be required to connect any new development to the City sewer system, which is not currently available. This will require extension of trunk lines some 2,500 feet as well as possible lift stations, at the expense of the private developer. Commissioners questioned the alignment of Park Boulevard and the date such construction will begin. Thompson stated that the County will construct Park Boulevard, but that the date projected for construction is not available at this time. The schools located on Park Boulevard west of Parker Road should help the priority of the Park extension, and the eastern section is needed to keep S.H. 78-bound traffic out the downtown historic area. Commissioner George opened the public hearing. Mr. Michael Blocker, 1719 Mapleleaf Falls Drive, Allen, Texas, the applicant for the subject property, stated that the intention is to develop a high quality facility for boat self-storage. It will be built in two phases, the first phase will begin immediately and the second phase will depend on when the first twenty units are occupied. Commissioner George closed the public hearing. A motion was made by Commissioner Chapman, and seconded by Commissioner Porter, to recommend approval for the rezoning. Motion passed 4— 1, with Commissioner Snider voting in opposition. The Commissioners adjourned for a work session at 7:35 p.m. WORK SESSION 1. Consider proposed changes to Section 4.4.E.l.a(Nonresidential Design Standards for Landscaping) of the Zoning Ordinance of the City of Wylie. Thompson reminded Commissioners that required landscaping for all nonresidential districts was increased in the newly-adopted Zoning Ordinance, from 5% of site to 20% in Neighborhood Services, Community Retail and Corridor Commercial Districts and to 10% in Business Center and Industrial Districts. Required parking spaces are also larger than normal at 10 by 20 feet with 24 feet wide aisles. This increased landscaping and parking requires larger sites and increases the cost of construction within Wylie when compared to neighboring cities. P & Z Commission March 4, 2003 Page 4 of 4 Most grocery stores will be 65,000 to 85,000 square feet, and department stores will be 130,000 square feet and larger. The proposed break at 100,000 square feet will accommodate these retailers, as well as the industrial-type uses anticipated by the current regulations. Wal-Mart has stated that they cannot comply with both landscape and parking requirements on their 18-acre site and will not go through a public hearing necessary for a Planned Development District. There possibly will be other retailers having the same difficulty complying with the code as adopted. To address these special cases the following proposed amendment to the Zoning Ordinance is recommended: Amend Section 4.4.E.1.a of the Zoning Ordinance to require 10% of site landscaped in CR and CC Districts for single buildings of 100,000 square feet and larger on a single lot. The Commissioners questions if the benefits of Wal-Mart coming to the City are significant enough to support the proposed changes to the new code and for all sites city- wide. Sam Satterwhite, Director of Economic Development, stated that the local sales tax will be approximately $571,000 a year, the employment of about 200 employees, and the widening of State Highway 78 up to Kreymer/Spring Creek Parkway with a signal light at the intersection. No tax incentives have been given to attract Wal-Mart here. Commissioners expressed a desire to reduce parking rather than landscaping, as such helps improve air quality. Thompson stated that the larger parking is for perpendicular spaces only and does not address diagonal parking. However, the Herzog/Woodbridge PD approved angular parking spaces of 9 V2 by 18 feet. Council has recommended 10 by 20 parking spaces. Council will be reviewing the parking on March 11, 2003, and the Commissioners were encouraged to come. Thompson stated Public Hearings on the proposed amendment have been called and published for the P & Z Meeting on March 18, 2003, and the City Council on March 25, 2003. Commissioners may recommend whatever revision they believe is appropriate to accommodate these larger retailers. ADJOURNMENT A motion was made by Commissioner Porter, and seconded by Commissioner Phillips, to adjourn the meeting at 8:23 p.m. Motion passed 5 —0. Michael George, Chairman Mary V. Bradley, Secretary CRY of Wylie Public Hearing Item No. 1 Rezoning 03-01 Planning and Zoning Commission Meeting: March 4, 2003 Owner/Applicant: Michael Trent Blocker Location: 900 Paul Wilson Road, east side of Paul Wilson and south of Skyview Drive Existing Zoning: Single Family Residential(SF-8.5/17) District Requested Zoning: Corridor Commercial(CC) District Summary: The subject 2-acre tract was annexed into the City as part of a 46.5-acre tract in September of 1984, and was zoned for residential uses at the time of annexation. In April of 1994, 14 acres immediately abutting the subject property was disannexed due to the City's failure to provide sewer services and adequate fire and police support to the area. In September of 2002, the City Council denied a request by the current owner of the subject tract to be disannexed from the City. That request was based on the lack of City services to the tract and the owner's desire to develop uses which were allowed by the County but not the City. The subject tract is abutted on north, west and south by unincorporated Collin County, and these neighboring properties are occupied by sparse rural residential or agri-business uses on lots in excess of two acres in size. To its rear and to the east, the property abuts the treatment and storage facilities of the North Texas Municipal Water District (NTMWD) When annexed in 1984, the property was zoned as Single Family-2 Residential and was rezoned to Single Family 8.5/17 (both allowing single-family lots of 8,500 square feet) with the revision of the City-wide Zoning Ordinance and Map in February of 2002. The NTMWD lands are also zoned SF 8.5/17, but are not likely to become available for development. The use of lands within the unincorporated County cannot be controlled by zoning by either the City or County. ZC 03-01 Both Paul Wilson Road and Skyview Drive are currently rural roadways, and generally dead-end routes at the intersection where the subject tract is located. However, Park Boulevard is to be extended as a regional thoroughfare to align with the Skyview corridor, and improved to six lane with divided median. Paul Wilson will remain a local two-lane street, even if reconstructed in the future. Public Comment Forms were mailed to four (4) property owners within 200 feet of this request. No Comment Forms have been returned at the time of posting. Issues: 1. The Comprehensive Plan recommends Country Residential uses for the subject property, envisioning lots of one acre or larger with rural roadways, and the proposed commercial rezoning does not conform with this recommendation of the Plan. However, the Planning and Zoning Commission is in the process of reviewing the Plan, and is considering recommending revision of the Plan to recommend that the subject area be a Village Center with retail uses at the intersection, which is thought to better address the influence of the Park Boulevard corridor. 2. The future alignment of Park Boulevard (generally indicated on the attached Location Map) will likely require a portion of the property abutting the subject tract on the north, and relocate the Park/Paul Wilson intersection to this neighboring property. This new intersection will be approximately centered and one mile distance from the next major intersections to the west (Parker Road) and east (Eubanks/Forrest Ross). This distance is sufficient to justify the location of commercial uses at each of these intersections, including the subject Paul Wilson/ Park Boulevard. 3. As normally envisioned by the Comprehensive Plan, a Village Center retail core is more appropriately zoned Neighborhood Services (NS) District, intended to provide convenience goods and services to the immediately surrounding residential neighborhoods. However, the applicant desires to develop self-storage miniwarehouses on the subject property, and such use is only permitted within the Corridor Commercial (CC) District. While, the requested Corridor Commercial District may allow some more intensive uses which may not be compatible with future residential uses within the vicinity, the CC District is considered appropriate for frontage of major thoroughfares such as the planned Park Boulevard, and the NTMWD properties restrict the extension of such uses in a strip fashion toward the east from the Park/Paul Wilson intersection and subject property. The use of lands to the north and west of this major intersection cannot be controlled by either the City or County. ZC 03-01 4. The conceptual Site Plan and tabulation of requirements of the Zoning Ordinance indicate that the proposed development will comply fully with all regulations of the code. 5. The subject property will be required to connect any new development to the City sewer system, which is not currently available and will require extension of trunk lines for a significant distance (the closest is located within the Kinsington Manor Addition east of Parker Road at Paul Wilson Road or the Harvest Bend Addition west of Parker at Paul Wilson and either location is hiely to require a lift station and force mains — see attached Location Map). Such extension is the responsibility of private development, and is more feasible for the proposed nonresidential development than for scattered low-density residential such as the current pattern and that recommended by the Comprehensive Plan. Water is provided to the property by the Wylie Northeast Water Supply Corporation rather than the City of Wylie. Staff Recommendation: Approval. The proposed use is more compatible than low-density residential with the major traffic intersection which Park Boulevard at Paul Wilson is planned to become, and the NTMWD restricts opportunity for strip commercial development. The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Location Map Site Plan and Tabulation of Development and Code Compliance Notification List and Map MN Subiect I ►v 5 ,* I \ i 7 -_-_i ` ru+ur1EL �► I ?Ark. 13 l id. t 1 4111\1i,. 1 Q i 61CI TIt�Gi I__, I - f f ! ' 7EWER ► I , ! I i :11111lib,. A , c ,,_____ 7TT 11 1 _________----------7: p M :: 1 ammo1 :,MUMS I , , , 1- , � - MI MI MINI ■uuill 111 �'. 221 .. wt♦♦♦t1.nn. 1111.1111111 111.._ .. MI. .,.. .. -. L1 111LLTI l - NM ■- -M. INIPPIPPIIII.'- ` / Y E- „I -_ r / -— —-- 5 \ :� -' ' / SA A ; -i / / ��•uunn■ , ILamm' ir; / r rinflUU■I; 1J 11i so A i �, 1 paka ��� is37:EN ENi 1! Iin mimm4 Jr in=Immo =Is HU nu 04.. i la 0R ,u �on�� ' �' :: _. j 1 27-7 11011.1 INOMPIMIll an Ns• as IN —1 LOCATION MAP ZONING CASE #2003-01 LANDSCAPE AREAS 115' .. - 100' TDRIVE '-it , 40' f Y Y \._ '' ,.. ,' '' I" '' , �h� 2 ISO' aye • 60' a` OFfiC "'s STRUCTURE FIRE o ''NE j j i i P LANOSCA E BUSHES ETC. SEATING t E5'_---- 60' ---30'..-•. 100' BENCH 585' 2003-0/ CC Zone Change Request ?PO P,cill woo) Rd. Lot area = 87,750 sq ft. Building area= 27,600 sq ft. %Coverage= 31.4% Parking Required= 1 Parking Provided =4 Landscape Required = 20% Landscape Provided = 30% Site Design Requirements Points Required = 60 Points Provided =70 Building Placement a. Building at front yard line, 2Opts. b. Individual buildings with footprints 10pts. c. Front Facade oriented to street. 10pts. Parking Placement a. Site plan with no parking in front of the building. 2Opts. Access Drives b. Landscaped treatment of entrances. 1 Opts. Landscape Design Requirements Points Required= 55 Points Provided = 65 Landscaping in Required yards a. Landscaping that exceeds the minimum. 10pts. b. Landscaping in side and rear 10pts. Landscaping of Parking lots b. Parking lots with no space farther than 40 feet...... 10 pts. c. Landscaped pedestrian connection to main en...... 20 pts. Landscaping of Street Frontages d. Provision of special benches, pedestrian light..... 10pts. Architectural Point Requirements Points Required = 35 Points Provided = 60 Building Materials a. Use of two complementary primary façade materials..... 10pts. Building Articulation, Form and Massing a. Application of base standards to facades not facing.... 2Opts. Architectural Compatibility a. Buildings in the NS and CR districts shall be architectural lOpts. b. Buildings with hip roof sections, dormers or two.... 2Opts. NOTIFICATION REPORT APPLICANT: Michael Trent Blocker APPLICATION FILE #2003-01 1719 Mapleleaf Falls Drive Allen,Tx. 75002 # BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant 1 719 Mapleleaf Falls Drive 1 Michael Trent Blocker Allen,Texas 75002 Madeline Massoud P.O. Box 1929 2 Abst. 688-1 Tract 9 R-6688-001-0090-1 Irrevocable Trust Wylie,Texas 75098 North Texas P.O. Box 2408 3 Abst. 688-1 Tract 212 R-6688-001-2120-1 Municipal Water District Wylie,Texas 75098 Collin County 210 S. McDonald Street 4 Paul Wilson Rd. Commissioner's Court McKinney,Texas 75069 5 • 7 8 9 10 11 12 13 14 15 16 17 18 ` . 1 'I _ . . � .I - . _ . _ _ . . _ . . _ . . _ . . _ . . _ T(q A beep -1 0 _ I _ _ _ _ _ . _ ik.) Not In city limits E I , Subject _ _ _ _ _ . _c _. . _ Property . .4._ Not In ctly.11mlts fr ?f 2 I I i C i il Wylie Comprehensive Master Plan 3 .. Y " - - • f ,r • a 4 F i ,0,. a 0 ck it,„A S l 1 • b l -tf w - f• 1 ...- 11,�� 1 rr j ,. 3 ;`' , a ., — — —'� ial A _J %/ /ua 3 .c � -� }-- . .< . �\ a tv. /III! �' ""Inu .' `iu _ r t.75i: !1 -:\ _.•. ,� i h4 ra3 ti, i.u. # _ �/'�,t f I1JI }r'' jj ilk= l P D l. • / . •. !/ — 1' Hill' a �7._ .. . ,` Uw � I�.� R1 , lle : ' I 7` .� ` J cram RR• {�.s� `I S f .4.c 1 -�....04.t] �� --�• • .1L.6 1 1 S .. II"1I:. ac i¢-f;,t; n1 umlau ........ibs, i�>rm�� ( ... _ P _ 1. _ :^ �X }r��, Fs � � _. LEGEND I • ` �, ' - - I HMV(' %J ;� �� r„; 1REVISIONS s I f'; N. s ,•ELETION L. FF p E PLAN I r \ � 1 . p\'fii4 .�'j n ,F. ! 4 .... • f�i 1�GHFAR@ ' • .4'''.<'' /1,-:?•-k :I . „,,i..././ �' — r` .'•\,(' f . t r relrensive_P1ar: f -4 30 -- • Our Mission.. ...to be responsible stewards of the public trust, to strive for excellence in public service,and 3 r to enhance the quality of life for all. - February 29, 2003 TO: Planning &Zoning Commission FROM: Claude Thompson, Planner SUBJECT: Amendment to Landscape Requirements of Zoning Ordinance You will recall that in the newly-adopted Zoning Ordinance we increased the required landscaping from the previously required 5%of site for all nonresidential districts to 20%Neighborhood Services, Community Retail and Corridor Commercial Districts and 10% of site in Business Center and Industrial Districts. We also require parking spaces of 10 by 20 feet with 24 feet wide aisles, much larger than other cities. The landscape ratios anticipated that "big box" single buildings per site (BC and I) might not be able to comply with the greater proportion of landscaping as could the "small box" several buildings per site retailers(NS, CR and CC). We have always admitted that the new ZO favors small buildings in clusters over free-standing"big boxes". We have worked with Wal-Mart on the 18-acre site they purchased east of the Municipal Building in an attempt to have them comply with both parking and landscape requirements, and had assumed that they would apply for a PD in order to adjust both. They have informed us that they cannot comply with the ZO requirements and will not apply for the public hearings required by the PD. In an attempt to keep them from relocating elsewhere, I offered the following proposed amendment to the ZO: "Amend Section 4.4.E.1.a of the Zoning Ordinance to require 10% of site landscaped in CR and CC Districts for single buildings of 100,000 square feet and larger." In an attempt to consider this revision for them, we will follow the following process and schedule. 02/26/03 Advertise public hearings in newspaper(it's at the News already, and will be published prior to our next meeting) 03/04/03 Action item for P&Z to consider and call Public Hearing 03/18/03 P&Z Public Hearing and recommend to Council 03/25/03 Council Public Hearing to amend Zoning Ordinance PLANNING AND ENGINEERING 2000 Highway 78 North • Wylie,Texas 75098 • (972)442-8158 • Fax(972)442-8115 • www.ci.wylie.bc.us AMENDMENT TO ZO LANDSCAPING Page 2 of 2 JUSTIFICATION: Previous landscape requirement was 5% of site for all nonresidential. This is normal for other cities. New landscape requirement is 20% for NS, CR and CC Districts, and this favors small, multiple buildings. This is higher than other cities. Landscape requirement is 10% in BC and I Districts, favoring larger, single building on site. Such"big box" large single buildings as Home Depot (met 10%) and future Wal-Mart (promises 12%) cannot comply with new 20% landscape requirement, as well as wider parking spaces and aisles. We assume that large industries could have a similar problem, although they normally have much less parking than retail. Current code requires 10 by 20 feet parking spaces, but only anticipates perpendicular spaces. City Engineer will immediately ask Council to adopt new angle parking regulations which are smaller than the perpendicular spaces. No public hearing is required for such amendment.