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09-19-2000 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting September 19, 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: Michael George, Chairman Claude Thompson, Senior Planner Carter Porter, Vice-Chairman Fern Casteel, Secretary Gary Wiseman William Chapman Tony Snider Steve Ahrens CALL TO ORDER Chairman Michael George called the Meeting to order at 7:00 p.m. CITIZEN PARTICIPATION Worth M. Speed, 200 Hensley Lane, Wylie, Texas appeared as a result of the notice concerning, zoning change request 2000-10. He is against the change in zoning from agricultural to industrial. He feels the zoning change is too all encompassing and picks up all types of business industry, such as R, B-1, B-2, and 0 in the industrial area. He lives adjacent to this proposed change. He bought his land about 20 years ago with the purpose of building his home which he has done and lives there at this time. His daughter has bought and built her home adjacent to him. Her children have grown up here and graduated from school here. Re-zoning this property to industrial will bring non-residential buildings, businesses and generate increased traffic in this residential area. He came to Wylie and building in a residential neighborhood. At the time he built he was not inside the city. Wayne Rich, 102 Hensley Lane, Wylie, Texas, lives directly across from the proposed change 2000-10. Mr. Rich has been a resident since 1986. He was annexed into the city in 1986. All of the future land use changes he has seen have had all the property surrounding his as some type of residence, but not industrial, especially industrial with absolutely no limits. Under Wylie's current zoning straight industrial means things like cement plants, which Sachse just went through. It allows a number of things, which can be very scary for a resident. There are problems with Hensley Road. Is the applicant going to keep Hensley Road through or make it a cul-de-sac? There are lots of issues to be resolved. Approving this request would only make the area more difficult for the City to deal with. He understands the Trust had some reason for acquiring that property but as a resident living across the street having it zoned industrial would be un-exceptable. 1 Joanne Miller, 334 Hensley Lane, Wylie, Texas, lives adjacent to the proposed re-zoning case No. 2000-10 and is opposed to the change. The roads in that area are very bad. You can only drive on one side. Hensley Lane is a white rock road that at most times has just white powder on it. The City does try to take care of it, but it is a well-traveled road. 18-wheel trucks are going down these roads on a regular basis every day. The industrial area already on the other side of Hensley causes a lot of traffic. It is dangerous and difficult to get out of Hooper Road onto 544 at any time of day especially in the morning and in the evening. An increase in industrial will cause even more dangerous situations because there is no stopping of the traffic. The traffic already gets backed up all the way to Murphy road at times. She does not think any industrial area needs to be close to a high school. Empty buildings can become a place where kids can hang out. There is too much area for them to hide in or deface. Industry does not bring in the type of atmosphere compatible with a school. Wylie would be better off putting single family homes there close to the school. There is a lot of land in different areas that could be used for industrial purposes. Why is this area being chosen? If it does succeed, homeowners would like to have some say as to what goes in there and how it is presented. An industrial area on 544 lining the way into Wylie will not look appropriate; it will speak loud and clear how we deal with our City if 544 looks trashed out. We feel the same way about our homes, and we don't want the street coming to our housing area to look trashed out. We would appreciate if this is not approved and strict restrictions are placed on what is put there and how it is maintained. George Ross, 331 Hooper Road, Wylie, Texas, had some question and issues with the proposed zoning change 2000-10. What benefit would it be to the city? Will it only benefit the sellers of the land? What kinds of buildings are going to be built there? Are they going to be sheet metal buildings and slab foundations that have very little value? Will they be landscaped as good as Sanden? What kinds of businesses are going to be there? What is the noise level going to be like? What kind of traffic is going to be coming up and down that road? Wylie paid for a planning study on this area to review the City Plan. It recommends one of the Village Centers. At those meetings it was decided to have residential next to the High School. That is one of the reasons we came to the area; the safety for kids. There is a City park next to the City service building near the High School, but the park won't be inviting for families, they can't compete with industrial traffic? Will Hooper Road and Hensley Lane be improved? How much will they be improved? Will Hooper Road be opened to Highway 78 as a bypass for the industrial traffic that could be generated from that? He opposes the zoning change and would like to keep the area residential. Chairman George mentioned that the citizen participation period was to address issues not on the agenda. Time will be allotted for anyone to speak in the agenda cases. No one else desired to speak on non-agenda items. CONSENT AGENDA ITEMS 1. Consider and Act Upon Approval of the Minutes from the August 29, 2000 Special Called Meeting, and the September 5, 2000 Regular Business Meeting. 2 Steve Ahrens wanted clarification on the motion made in the August 29, 2000 meeting about the dumpster for the restaurant. The motion should read: "The screening of the Dumpster shall be built of brick to match the main building with gate access and be located on the back of the lot." Steve Ahrens made a motion to approve the minutes. William Chapman seconded the motion. A vote was taken and passed 6-0. PUBLIC HEARING ITEMS 1. ZC No. 2000-08: Hold a public hearing and consider a recommendation to the City Council regarding a request from Richard Parker for approval of a zone change from A (Agriculture) to I (Industrial) for development of an industrial business complex for property generally located at the southwest corner of FM 544 and Sanden Boulevard, and being all of a certain 34.412 acre tract out of the I. Clifton Survey, Abstract No. 193, City of Wylie, Collin County, Texas. Claude Thompson, of the staff explained that staff recommendation is based on the concept that the proposal does not, comply with the recommendations of the comprehensive plan, that this area be a business park. The location is at the intersection of the two major entryway corridors into Wylie, 544 and 78, and as such would set precedence and influence the character of those corridors as well as the community as a whole. If application is approved the applicant must come back with Preliminary and Final Plats and Site Plan for the development to be approved. The staff recommendation is made with some contingency: the applicant should be able to bring more specifics back at any time rather than wait the full year, the proposal is premature because it does not have specific plan and uses involved; the applicant should come back under the planned development district with more specific uses and development standards or wait until the industrial district of the zoning ordinance is revised and expanded. Applicant was not present. Steve Ahrens made a motion to deny without prejudice. Gary Wiseman seconded the motion. The motion passed 6-0. 2. ZC No. 2000-10: Hold a public hearing and consider a recommendation to the City Council regarding a request from the Franklin Ovid Birmingham Memorial Land Trust for approval of a zone change from A (Agriculture) to I (Industrial) for development of an industrial business complex for property generally located at the northeast corner of Hooper Road and Hensley Lane, and being all of a certain 49.508 acre tract out of the L. K. Pegues Survey, Abstract No. 703, City of Wylie, Collin County, Texas. Bill Lewis, 301 Ballard Street, Wylie, Texas, representing Franklin Ovid Birmingham Memorial Land Trust (the Applicant) presented an aerial photograph illustrating the subject portion of the Trust's ownership which is the subject of this request. He also illustrated surrounding land uses, which he concluded indicated that the area was better suited to industrial uses than too residential. He testified that the Trust currently had a contract with a local company to purchase 10 acres of the site for light manufacturing operations. However, the Trust does not serve as developer but rather to buy and sell raw land, and therefore had 3 no other specific uses under consideration. He indicated that there exists sufficient expressed demand for light industrial uses, and that the location of the subject tract is ideally suited to industry because of its location along major thoroughfare corridors closer to the industry-related magnets of Dallas and its growing suburbs. He believes that the recommendation of Wylie's Comprehensive Plan that industrial uses occupy 28 acres or 2.85% of the total city area and that most industry be located to the opposite northeast side from the Dallas attractions and destinations are inadequate. He said that he envisioned a campus type development like Sanden which would save the trees and floodplain. Commissioner Snider noted that Wylie needs more industry to provide tax revenue. Residences cannot carry the entire tax burden. Commissioner Ahrens noted that this area had been a major concern during the Comprehensive Plan revisions process because of its entryway significance and existing mixed land uses. But the adopted Plan reflects the opinion of the residents, the Council and others involved in the revision workshops that this area transition toward low density residential uses. Commissioner Porter expressed agreement that the integrity of the Comprehensive Plan should be protected and that this area should be encouraged to develop as residential rather than industrial. He believes that nonresidential uses should be allowed only with special development standards, which are compatible with the planned residential character. Worth M. Speed, 200 Hensley Lane, Wylie, Texas, testified that the issue should be maintaining the quality of life and the rural character of the area rather than private or public revenue. He and his daughter built on adjoining lots because of the rural character, and were annexed into the city in 1986. He said that schools were not allowed to be built near existing industry so the industry should not be allowed to locate near existing schools. Wayne Rich, 102 Hensley Lane, Wylie, Texas, testified that he and his neighbors recognized the need for a balanced community which included industrial and commercial uses for tax revenue, but that the immediate area was residential in character and should remain as such. Joanne Miller, 334 Hensley Lane, Wylie, Texas, testified that her family is not interested in selling so was not interested in increased land prices resulting from industrial demand. She expressed concern about the potentially hazardous mixing of traffic from the industry and school. George Ross, 331 Hooper Road, Wylie, Texas, testified that the proposal benefited only the owner and not the City or neighboring residents. Citing the existing residences, park and school, he encouraged compliance with the adopted Comprehensive Plan. He testified that additional traffic and the road improvements necessary to support industrial uses were not desirable. He asked what type of building materials were anticipated. Sam Satterwhite, Wylie Economic Development, 108 W. Marble, Wylie Texas said the area was better suited to industry than residential. Mr. Satterwhite testified that the Comprehensive Plan should be viewed as a general guide which required regular interpretation and revision. He noted that not all of the land within this vicinity is zoned for 4 agriculture or residential, but some within the industrial park is already zoned to allow industrial uses. He encouraged the Commission to let the area develop as the market has dictated, and that is toward industry. After lengthy discussion Tony Snider made a motion to table this item until the applicant can meet with the interested parties and staff to discuss the issues. William Chapman seconded the motion. A vote was taken and the item was tabled 4-2. 3. Hold a Public Hearing and consider a recommendation to the City Council regarding a Re-plat for the Fountain Plaza Addition Proposed by Carroll Land Surveyors, Inc., for the property generally located at the southwest corner of Stone Road and Ballard Avenue, and being all of Lot 31A, Block 1 of the Meadows of Wylie Addition, City of Wylie, Collin County, Texas. Staff explained that the intent of this re-plat is to dedicate the rights of way for expansion of the roadways. The commission and council approved this re-plat in November of 1999 but it was not filed with the county as the plat of record within 180 days as is required by state law. The re-plat is the same as the one approved in November. It meets all City and State requirements. The Site Plan has been approved with certain conditions and will not need to be re-approved. Steve Ahrens made a motion to approve and Carter Porter seconded the motion. A vote was taken and passed 6-0 Meeting was adjourned at 8:20pm to the work session room for discussion of revisions to the Zoning Ordinance. Ray Stanland and Janet Tharp, consultants for revision of the Zoning Ordinance, led a discussion of proposed revisions to the Zoning Ordinance. Mr. Stanland reviewed the revision process to date; stating that the residential districts and development standards had been adopted and were being enforced. Until revisions of the entire Zoning Ordinance is complete, two sets of conditions are applicable to residential uses with new develop required to comply with the new standards while modifications to existing development will comply with the earlier regulations. Mobile Home Parks have not yet been addressed due to the moratorium on this type of use. Tables, which indicate the land uses proposed to be allowed within nonresidential zoning districts as well as proposed development standards for these districts, were distributed and discussed. Four retail/commercial districts are proposed to replace the current three. The Neighborhood Service and Community Retail districts correspond to the current B-1 and B-2 districts and will complement the planned Village Centers. The new Business Park and Commercial Corridor districts will accommodate the mixed commercial uses and special character of these locations. Special overlay standards will be formulated to protect the historic character of the downtown core as well as perhaps the more significant thoroughfare corridors. A new Industrial Park district is proposed to accommodate lighter assembly types of industry. It was noted that the FAR regulation of the standards will be deleted as that regulation is accomplished by the combination of other standards. It was recommended that the Commissioners review these tables and forward their comments to the staff for compilation prior to the next P&Z meeting. The consultants will be present for the next several meetings to complete the review of nonresidential uses. Thompson suggested that an anticipated increased work load at the next several meetings 5 may require that these work sessions be held prior to the P&Z meetings, and this was generally agreeable to the Commissioners. The work session was adjourned at 9:28 p.m. 1.1r ( A . (-X ��ie Michael George, Chairma Fern Casteel, Secretary I 6