03-07-2000 (Planning & Zoning) Minutes MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North,Wylie, Texas 75098
Regular Business Meeting
March 7, 2000
7:00 p.m.
A quorum was present and notice was posted in the time and manner required by law.
Commission Members Present: Staff Members Present:
Steve Ahrens, Chairman Tobin E. Maples,Director of Planning
Sharon Dowdy Aimee Nemer, Deputy City Secretary
Eric Hogue, Vice Chairman
Carter Porter
Julie Schmader
Cecilia Wood
Michael George
CALL TO ORDER
The meeting was called to order at 7:00 p.m. by Chairman Steve Ahrens.
CITIZEN PARTICIPATION
No participation.
CONSENT AGENDA ITEMS
1. Consider and Act upon approval of the Minutes from the February 1,2000,Regular
Business Meeting.
Ms. Schmader noted that the minutes should reflect that she removed herself as a Commissioner
for Zoning Case No. 99-14 and abstained from voting. Mr. Hogue made a motion to approve the
Minutes with the noted corrections. Ms. Dowdy seconded the motion. A vote was taken and
passed, 7-0.
PUBLIC HEARING ITEMS
1. Hold a Public Hearing and consider a recommendation to the City Council
regarding a Final Plat for the Eastridge Addition, 1st Revision,proposed by Jackson
& Associates Land Surveyors, Incorporated for the property generally located along
the west side of W.A.Allen Boulevard between Carriage and Surrey Circle, and
being all of Lots 13 and 14, Block E, of the Eastridge Addition, City of Wylie, Collin
County,Texas.
Mr. Maples explained to the Commission that the applicant is replotting two lots into one in order
to develop the lot with a single family home in the existing Eastridge Addition. He stated that
Planning and Zoning Meeting Minutes
March 7,2000 Page 2
Staff has reviewed the proposed plat and found it to be in compliance with the Subdivision
Regulations and other pertinent ordinances of the City of Wylie. Mr. Maples stated that a public
hearing was required by state law before taking action. Mr. Maples stated that Public Comment
Forms were mailed to thirteen property owners within 200'in the original subdivision in
accordance with state law. He stated that no Public Comment Forms have been returned. Mr.
Maples stated that the applicant was aware that all impact fees must be paid prior to filing this plat
with the county. Mr. Maples stated that he would answer any questions that Commissioner's may
have.
Mr. Don Jackson, 2600 FM 544,Wylie, stated that the applicants intentions are to build a nice
home on a larger lot. He stated that the current lot was too small to build a nice home.
Mr. Ahrens opened the floor for questions. Ms. Schmader expressed concerns on the requirement
of the Public Notice appearing in the newspaper and asked for the specific date that the notice
appeared. Mr. Maples stated that the notice did appear in the paper within the required time
frame. Ms. Schmader requested a copy of the clipping indicating the date of publication. Mr.
Maples stated that he would provide her with a copy of the clipping.
Ms. Dowdy made a motion to approve the Final Plat for the Eastridge Addition, 1st Revision,
replat of lots 13 and 14, Block E. Mr. Porter seconded the motion. A vote was taken and passed,
7-0.
ACTION ITEMS
1. Discuss and Consider a recommendation to the City Council regarding a Site Plan
for Provident Bank,proposed by TGS Architects for the property generally located
along the northwest side of SH 78 between Birmingham Avenue and Jackson Street,
and being all of lot 1A-R of the Provident Bank Addition, City of Wylie,Coffin
County,Texas.
Mr. Maples stated that the site plan under consideration is for the Provident Bank property
located along the northwest side of SH 78 between Birmingham and Jackson,to develop a bank
facility. Mr. Maples stated that the plan complies with all Zoning regulations with the exception of
private improvements within the public right-of-way. He stated that the applicant has proposed a
median divided approach off of Birmingham Avenue,which is partially located within the
Birmingham Avenue right-of-way. Mr. Maples stated that this improvement would provide better
traffic circulation to the subject property. He also stated that this plan was in line with current
traffic studies and the possible realignment of Birmingham Avenue. Mr. Maples stated that the
City's Traffic Consultant has reviewed the proposal and is recommending approval. He explained
that the applicant is aware that building permits must be approved prior to construction, and that
all signs require separate permits. Mr. Maples stated that staff is recommending approval and he
opened the floor for any questions from the Commission.
Mr. Ahrens asked the applicant if he wished to speak, and the applicant replied that he was
available to answer any questions.
Ms. Schmader stated that she has heard of plans to construct a cul-de-sac on Birmingham or
Jackson. She asked if that was the realignment to which Mr. Maples was referring. Mr. Maples
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March 7,2000 Page 3
responded that there are many things being looked at in the traffic plan,but that he has not seen
the specific plan. He explained that potentially, Jackson Street could be realigned to run parallel
with SH 78 where the railroad tracks are currently located.
Ms. Schmader expressed safety and traffic concerns with the current location of roads and
entrances to the subject property in proximity to the current adjacent daycare facility. Mr. Maples
stated that her concern was legitimate.
Ms. Schmader requested footage on the temporary drive-thru lane. Mr. Maples clarified the
question to reflect the stacking distance for cars in the drive-thru lane. Mr. Jim Gahl, TGS
Architects, stated that the stacking distance would be two or three cars. He stated that there are
four lanes.
Mr. Hogue inquired to the time period for the temporary building. Mr. Gahl stated that it would
be considered`phase 1" of the construction of the site and would be removed as soon as the
building was constructed. Mr. Gahl estimated that construction time would be seven months.
Ms. Schmader inquired about the future entry per City Master Traffic Plan. Mr. Maples stated
that the fire lane which is shown on the plat could become a new road if the City Council
approves the Master Traffic Plan. Ms. Schmader inquired if this would effect parking on the
subject property. Mr. Maples stated that the subject property has supplied sufficient parking.
Ms. Schmader requested the distance between these entries. Mr. Maples and Mr. Gahl concurred
that the distance was at least 50' and in compliance with City ordinances. Mr. Maples also stated
that this would be a road and not a specific ingress/egress to the subject property.
Ms. Schmader inquired about sidewalks on the subject property. Mr. Maples stated that sidewalks
are typically reviewed during the building permit. He stated that the applicant would need to build
sidewalks along Birmingham and Jackson. Ms. Schmader asked if there would be sidewalks in
front of the bank. Mr. Maples stated that sidewalks are not required because there is not a public
road in front of the building site. Ms. Schmader stated that there would be a future road. Mr.
Maples stated that the Development Services Office can not require the applicant to build or
escrow money for sidewalks during the site plan phase. He stated that this item was not a zoning
case. Mr. Gahl stated that there is an existing sidewalk on Birmingham. Mr. Maples stated that the
existing sidewalk may have to be increased to meet the 4'requirement for commercial property.
Mr. Gahl stated that the applicant would incorporate this into the design of their property.
Ms. Wood inquired about screening on the back of the property. Mr. Maples stated that screening
was not required because the property to the north is zoned industrial. The applicant stated that
live screening would be used.
Ms. Wood asked for clarification on the temporary drive-thru. The applicant stated that this
would only be operational during the construction phase and would be removed as soon as the
bank opened for business. Mr. Dennis Lorch, Inwood National Bank stated that the temporary
site was only put in the plan in the case that the existing lease expired. He stated that this was
provided as an option to use if necessary to keep the bank operational during construction. Mr.
Lorch stated that the temporary site may not be used at all. Ms. Wood expressed concerns that
Planning and Zoning Meeting Minutes
March 7,2000 Page 4
the temporary site would become permanent. The applicant stated that this concern would not be
an issue.
Mr. Hogue expressed concerns about traffic flow issues. Mr. Porter stated that the projected
population of Wylie in seven years would be increased to 28-30 thousand. He asked if the facility
would be able to handle that kind of traffic. Mr. Lorch stated that the banking industry would be
changing over the next five to seven years as far as delivery channels. He stated that more people
would be banking on-line, eliminating the traffic flow issues that come with banking on-site. Mr.
Lorch also stated that he anticipates Provident Bank to do very well in this comm nity and
possibly an additional location would be necessary in the future.
Mr. Ahrens invited Mr. Stanton Foerster, Traffic Consultant to the City of Wylie,to come
forward and address traffic issues concerning the subject property.
Mr. Foerster explained current plans from TxDot concerning the reconstruction of SH 78. He
stated that TxDot and the City are reviewing plans to close Jackson on the north side of SH 78.
He stated that potential plans are to divert Jackson across the front of the subject property and
hooking it in to Birmingham to line it up with Industrial. Mr. Foerster explained the design
concept for the downtown area and how the subject property's design was comparable to the
"new, old downtown"concept. Mr. Foerster stated that he did not see the stacking issue as a
problem. He explained that this piece of property was difficult to develop and that the applicant
has conformed the design by relocating the drive-thru away from the parking area, and aligning
the driveway with industrial to provide traffic flow.
Ms. Schmader inquired if Mr. Foerster considered pick-up and delivery times of the adjacent
daycare. Mr. Foerster stated that daycares in general do not have a specific pick-up/delivery time.
He explained that daycares usually have two peak activity times,being about 3:15-4:00 p.m. and
about 6:00 p.m. Mr. Foerster stated that he did not anticipate any problems with the pick-
up/delivery activity of the daycare.
Ms. Dowdy asked Mr. Foerster if he had spoken with the specific daycare to inquire their peak
times. Mr. Foerster stated that he did not. He explained that he used LIE(Institute of Traffic
Engineers)information, which describe the activities of different land uses. He explained that this
information matched his experience with other daycares in which he has consulted. Mr. Foerster
estimated that the specific daycare in question enrolled approximately 150 children. He stated that
the subject property posed no threat to the daycare facility.
Ms. Dowdy stated that whether or not there was a safety issue, she felt that staff should confer
with businesses that may be impacted by new development. Mr. Foerster stated that the City staff
depends on his knowledge of how businesses operate. He stated that personal contact was not
always necessary in making decisions concerning certain projects.
Ms. Wood asked for clarification on the relocation of Jackson Street with the widening of SH 78.
Mr. Foerster stated that Jackson would be located on the south side of the bank. Ms. Wood asked
if the current plans for the subject property would be workable if the reconstruction of SH 78
and/or the relocation of Jackson did not take place. Mr. Foerster responded that this site plan
would be workable regardless of any changes in traffic flow due to the widening of SH 78.
Planning and Zoning Meeting Minutes
March 7,2000 Page 5
Ms. Schmader asked for clarification of the width of the road in front of the bank. Mr. Foerster
stated that it would be 24'wide. He stated that this width was normal for this type of road. Ms.
Schmader stated that Jackson was wider than 24'. Mr. Foerster explained that Jackson was wider
because parallel parking was currently permitted on Jackson Street. Ms. Schmader asked if this
road would be wide enough for two lanes of traffic, and if parking would be permitted on this
road. Mr. Foerster stated that there would be no parallel parking on this street, but there would be
`head-in' parking as in the downtown area.
Mr. Ahren's opened the floor for motion. Mr. Hogue made a motion to recommend approval of
the site plan for Provident Bank. Mr. Porter seconded the motion. A vote was taken and passed,
7-0.
Mr. Lorch, Inwood Bank, expressed that they were excited to be here in Wylie and thanked the
Commission.
2. Discuss and consider a recommendation to the City Council regarding a Development
Plan/Preliminary Plat for Phase III of the Lakeside Estates Addition,proposed by
Carter& Burgess for the property generally located at the northeast corner of FM 544
and Springwell Parkway along the north side of the railroad, and being all of a certain
37.090 acre tract out of the Moses Sparks Survey,Abstract No. 849, and the G.W.
Gunnell Survey,Abstract No. 351, City of Wylie,Collin County,Texas.
Mr. Maples explained that this preliminary plat/development plan under consideration is for
Lakeside Estates Phase III. He stated that Commission members may recall that this property was
zoned back in 1997 when the conceptual plan was approved. Mr. Maples stated that the applicant
is filing this preliminary plat/development plan on 37.090 acres in order to develop the property
with a master planned single family residential community (175 lots). He stated that the
development plan aspect of this case is the final step associated with establishing the PD (Planned
Development) zoning requested. Mr. Maples explained that in order to establish a PD (Planned
Development), the developer must follow a two-step process, which includes submitting for
approval a Conceptual Plan and a Development Plan. Mr. Maples stated that Staff has reviewed
the proposed preliminary plat/development plan for Phase III of Lakeside Estates and found it to
be in compliance with the approved conceptual plan. He stated that this preliminary
plat/development plan also complies with the Subdivision regulations and other pertinent
ordinances of the City of Wylie. Mr. Maples said that the applicant is aware that a final plat must
be approved prior to the issuance of any building permits. Mr. Maples then stated that he would
answer any questions that the Commission may have.
Ms. Wood asked for clarification on the location/name of Phase III. Mr. Maples explained that in
1997, a conceptual plan was approved which included all of the development along the railroad
tracks and north to the mobile home park. He stated that this was all to be Lakeside Estates. Mr.
Maples explained that subsequent to the approval of this conceptual plan, the southern portion
was sold to the current developer, Gehan Homes. He stated that the developer has subdivided
their own phases starting with the Marshall Creek intersection and heading east, parallel to the
railroad tracks. He stated that this plan was still in compliance with the original conceptual plan
with a few minor deviations.
Clarification was given as to the location of Sorinawell Parkway.
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March 7 2000 Page 6
Mr. Matt Robinson, Carter & Burgess; engineers representing the developer, pointed out the
location of Phase III. He then stated that he would answer any questions from the Commission.
Ms. Schmader had questions regarding drainage. She stated that Phase I plans do not include a
lagoon and that there was offsite drainage in Phase III. Mr. Maples asked for clarification on the
question. Mr. Maples and Mr. Robinson explained the location of the pond. Mr. Robinson
clarified the location using the site plan map.
Ms. Dowdy asked how many homes in Phase I. Mr. Robinson stated there are 146 homes.
Ms. Dowdy inquired about the lot size, home size, and projected build out for Phase I. Mr.
Robinson responded that the average lot size is 6000 sq. ft., the average home size is 1600 - 2600
sq. ft., and he did not have information on the projected build out. Mr. Maples stated
approximately 80 homes would be in Phase I. Ms. Dowdy inquired about Phase H, to which Mr.
Robinson responded that specifications would be similar to Phase I. The same was discussed for
Phase III.
Ms. Wood inquired about the temporary turn-around easements. Mr. Maples stated that the
Police and Fire departments recommended turn-arounds until the development was complete to
allow for easy and safe access. He stated that the turn-arounds would remain until another
developer completes the street.
Ms. Schmader inquired about the distance of various streets in the development.
Ms. Dowdy asked if Springwell Parkway was the only entrance into this development. Mr.
Maples stated that there would be three entrances. There was some discussion about
ingress/egress traffic flow in this development. Ms. Dowdy inquired if Mr. Foerster conducted a
traffic study of this area. Mr. Maples stated that he did not because this development was
previously approved in 1997.
Mr. George asked for clarification of tracts A and B. Mr. Maples clarified that this portion of the
development was sold to a new developer.
There was some discussion on the naming of the streets, specifically the streets that curve around
to another street. There was also some discussion of the length of streets. Mr. Maples explained
that these items were previously approved in 1997.
Ms. Schmader stated that she recalled a road on the southern edge of the development. She stated
that she was not satisfied with how the streets were arranged.
Ms. Wood stated that she had a problem with Hideaway Court. Ms. Schmader requested a
measurement of Hideaway Court. Mr. Robinson complied and stated that the measurements were
in compliance.
Ms. Schmader asked for clarification on the ability to change the plans that have been previously
approved. Mr. Maples explained that the Commission has the right to ask for changes. He also
stated that the applicant has the right to respond that no changes will be made due to compliance
with applicable ordinances.
Planning and Zoning Meeting Minutes
March 7,2000 Page 7
Mr. George requested that one-third of the lots be increased in size. Mr. Robinson stated that he
understood the concerns, but that he did not have the authority to make any changes.
Ms. Schmader asked if the Police and Fire departments approved of this development with the
length and mapping of the streets. Mr. Maples stated that the streets were in compliance with no
variance. He stated that the plans were previously approved in 1997. Ms. Schmader asked if a
particular street could be cut through the neighborhood. Mr. Robinson stated that he understood
the concerns and would relay the information to the developer.
Ms. Schmader requested that an original conceptual plan be attached on future agenda items in
which prior approval was made.
Ms. Schmader made a motion to table the preliminary plat/development plan for Lakeside Estates
Phase III until the applicant has had time to address requests from the Commission. Mr. George
seconded the motion. A vote was taken and passed, 6-1. Mr. Steve Ahrens opposed.
The Commission took a five-minute break and reconvened at 8:10 p.m.
3. Discuss and Consider a recommendation to the City Council regarding a Site
Plan/Preliminary Plat for the Parker Addition,proposed by Jackson & Associates Land
Surveyors, Incorporated, for the property generally located at the northeast corner of
FM 544 an FM 1378 across from the High School, and being all of a certain 4.203 acre
tract situated in the J.W. Curtis Survey, Abstract No. 563, City of Wylie, Collin
County,Texas.
Mr. Maples explained that the applicant is filing this site plan/preliminary plat in order to
develop a portion of Lot 2 with business uses. He stated that the applicant is planning to
develop the property with mini-warehouse uses/self-storage. Mr. Maples stated that the
property is currently vacant and zoned for B-2 (Business) uses. Mr. Maples stated that
staff has reviewed the proposed site plan/preliminary plat and found it to be in compliance
with the Zoning regulations and other pertinent ordinances of the City of Wylie except for
rear yard setbacks. Mr. Maples explained that the applicant is proposing a 0' rear yard
setback and has made application to the Zoning Board of Adjustment requesting a
variance from the required rear yard setback. Mr. Maples stated that staff is
recommending approval of the site plan subject to Zoning Board of Adjustment approval
of the rear yard setback variance. Mr. Maples explained to the Commission that the
applicant is aware that, if the variance is approved by the Zoning Board of Adjustment, the
Building Code will require additional safeguards for structures built to the property line.
He also stated that the applicant is aware that the proposed development must comply
with the Wylie Fire Department Rules and Regulations, and that all signs require separate
permits and that approval of this site plan does not authorize the installation of signs
shown on the site plan. Mr. Maples stated that the applicant is aware that the property
needs to be final platted prior to the issuance of any building permits and that all applicable
impact fees must be paid prior to the issuance of building permits.
Mr. Don Jackson, 2600 FM 544 stated that the subject property has an existing metal building,
The Party Barn, which will be adjacent to the self-storage warehouses. He stated that the
applicant plans to have paved parking on both properties. Mr. Jackson explained the reasoning for
Planning and Zoning Meeting Minutes
March 7,2000 Page 8
the variance in the setback on the property. He stated that the applicant's intentions are to clean-
up the entire property.
Ms. Wood asked if the existing building would continue to be the Party Barn. Mr. Jackson stated
that it would continue to be the existing facility.
Ms. Dowdy had questions about the other existing facilities, specifically the Bluebonnet Nursery.
Mr. Jackson stated that the applicant is not platting that property due to the property being in the
flood plain.
Mr. Hogue asked if the applicant would be bringing the existing building into compliance with
current code regulations. Mr. Richard Parker stated that he would be working with the Code
Department on these issues.
Ms. Dowdy inquired about screening. There was some discussion about the type of screening,
parking, and building materials. Mr. Jackson stated that the applicant's intentions are to build and
maintain a property/facility that is aesthetically pleasing.
Ms. Schmader inquired about the number of units in the storage facility. Mr. Jackson stated there
would be approximately 14 units. Ms. Schmader asked what type of screening was required. Mr.
Maples stated that none was required. Ms. Schmader asked for clarification on "zone x". Mr.
Jackson stated that zone x referred to a flood zone.
Ms. Wood asked for clarification on the gated entrance and parking.
Ms. Dowdy made a motion to approve the preliminary plat/ site plan for the Parker Addition. Mr.
Porter seconded the motion. A vote was taken and passed, 5-2. Mr. Ahrens and Ms. Wood were
opposed.
Mr. Porter made a motion to adjourn the meeting. Ms. Dowdy seconded the motion. The meeting
was adjourned at 8:32 p.m.
Note -Mr. Steve Ahrens announced to the Commission that he was resigning from the Planning
and Zoning Commission effective immediately.
LV A • C�
, Chairman Aimee Nemer, Deputy City Secretary
