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12-05-2000 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting December 5, 2000 7:00pm Notice was posted in the time and manner required by law and quorum was present. Commission Members Present: Staff Members Present: Michael George, Chairman Claude Thompson, Planner Carter Porter, Vice Chairman Steve Ahrens Tony Snider Gary Wiseman Absent: William Chapman Phillip Tramell PREMEETING The Premeeting was convened at 6:30 with Commissioners George, Porter, Ahrens, Snider and Wiseman present. Thompson reviewed the Planning Reports and addressed questions related to the items on the current agenda. A copy of the recent news article regarding the regional Smart Growth initiative by the North Central Texas Council of Governments was distributed and discussed. CALL TO ORDER Chairman George called the Meeting to order at 7:00 p.m. PLEDGE AND INVOCATION Commissioner Snider offered the Invocation and led the Pledge of Allegiance CITIZEN PARTICIPATION No one was present to speak. P&Z Meeting December 5, 2000 Page 2 CONSENT AGENDA ITEMS 1. Consider and act upon approval of the Minutes of the November 21, 2000 meeting. Motion to approve was made by Commissioner Ahrens, seconded by Commissioner Wiseman. Motion carried 5-0, Commissioner. PUBLIC HEARINGS 1. Hold a Public Hearing and consider a recommendation to the City Council regarding the change in zoning from A (Agriculture) District to SF-8.5/17 (Single-Family Residential) District, proposed by Carter & Burgess, Inc., for a 71.234 acre tract located at the southwest corner of Brown Street and Kreymer Lane, situated in the Francisco De La Pina Survey, Abstract 688, City of Wylie, Collin County, Texas. (Zoning Case No. 00-12) Thompson explained that this proposal is the first to be considered under the new Residential District Provisions of the Zoning Ordinance. It will allow the creation of a residential subdivision of 8,500 square feet in size. The Comprehensive Plan recommends Suburban Residential uses for this area and defines such as allowing lots from 8,500 square feet to one acre in size, and the requested rezoning conforms with that recommendation. The proposal is also consistent with existing development to the west and north. However, the new Residential District Provisions of the Zoning Ordinance classifies 8,500 square feet lots within the Village Residential District with other higher-density residential uses located closer to the retail/institutional village center. Therefore, the request is not consistent with this basic philosophy of the new Ordinance. The new Residential Provisions require developments to compile a given number of discretionary points by incorporating certain desirable layout, street and/or architectural standards as well as meeting basic requirements. Commissioners George and Porter questioned locating these higher-residential densities further from the village center and how they would be connected for efficient pedestrian access as envisioned. P&Z Meeting December 5, 2000 Page 3 Matt Robinson of Carter & Burgess, Inc., 7950 Elmbrook Drive, Dallas, Texas 75247, appeared to represent the request. He presented a conceptual plan for the development and testified that the development will meet or exceed the new points requirements. He pointed out several conditions of plan which supported that opinion, including curvilinear streets, landscaped medians and wider sidewalks and said that architectural features will add to these. Brad Meyer of Carter & Burgess, Inc., 7950 Elmbrook Drive, Dallas, Texas 75247, testified that it is difficult to verify the points at this initial stage in the planning. He stated that an amenity center has been planned as a community gathering place, but such improvement receives no points under the new system. Commissioner Snider expressed the opinion that the smaller lots were appropriate because they are consistent with existing development, and close enough to the school, proposed park and village center site. However, he is disappointed that no alleys are being considered and wants to encourage or require alleys in residential developments. Chairman George expressed the opinion that 10,000 square feet lots on at least an eastern portion of this tract would better serve as a transition between the higher-densities of the village center and the low-densities which are appropriate to the east of the property. He also wants to encourage more curved streets than reflected on the concept plan. Commissioners Ahrens and Porter suggested that the improvements mentioned during this discussion should be incorporated into the required and desirable point structure as the Zoning Ordinance is revised. Motion to recommend denial was made by Commissioner Wiseman because the smaller lots do not conform to the goals of the Comprehensive Plan as defined by the recent revisions to the Residential Provisions of the Zoning Ordinance, seconded by Commissioner Ahrens. Motion carried 4-1, Commissioner Snider voting no. Thompson stated that due to the recommendation for denial, a three-fourths favorable vote of the City Council will be required to approve the requested rezoning. ACTION ITEMS 1. Consider a recommendation to the City Council regarding a Final Plat for the Lakeside Estates Phase III, proposed by Carter & Burgess, Inc., being all of a certain 37.090 acre tract located north of F.M. 544 and east of McCreary Road, and situated P&Z Meeting December 5, 2000 Page 4 in the Moses Sparks Survey, Abstract No. 849, and the G. W. Gunnell Survey, Abstract No. 351, in the City of Wylie, Collin County, Texas, and all of a tract conveyed as Phase 3, Tract E by deed to Pulte Homes of Texas, L.P. recorded in County Clerk's File No. 98-0048407 and all of a Tract conveyed as Phase 3, Tract F by deed to Gehan Homes, Ltd. recorded in County Clerk's File No. 98-00488408, of the Real Property Records, Collin County, Texas. Thompson explained that this Final Plat is Phase 3 of the Lakeside Estates Planned Development District, originally approved as PD 94-7 and then known as Sage Creek Estates. Since the initial approval, Sage Creek and Lakeside have developed as separate subdivisions. This plat will create 176 private single-family residential lots as well as certain common areas to be maintained by the Homeowners Association. A Final Plat for Phase I was approved and filed in November of 1999 and a Final Plat for Phase II was approved and filed in August of 2000. This Final Plat conforms to the Preliminary Plat approved by the City Council in March of this year and is in technical compliance with all applicable State and local subdivision regulations. There was no discussion. Motion to approve was made by Commissioner Porter, seconded by Commissioner Wiseman. Motion carried 5-0. WORK SESSION Following a short break,the Work Session was convened at 8:00 p.m. in the City Council Conference Room. Ray Stanland was present to lead a discussion of revisions to the nonresidential districts of the Zoning Ordinance. He first explained how the new residential requirements were envisioned to be coordinated with the goals of the Comprehensive Plan and the limitations presented when rezoning cases are considered without the benefit of a concept plan and development standards. He cautioned against requiring detailed development standards at the rezoning stage, and emphasized that the new system was intended to be detailed and reviewed by staff at the time plats and building plans are reviewed. The P&Z Commission and Council incorporated their desired standards for development into the point system in order to allow more flexibility and discretion by the developer and staff and less negotiation at P&Z and Council review. Some revision can be made to the residential sections when approving the revisions to the nonresidential districts in order to incorporate some of the modifications when have been identified by staff and the Commissioners during tonight's deliberations. P&Z Meeting December 5, 2000 Page 5 Commissioners offered the following discussion related to the proposed nonresidential revisions: 1. Why is self-storage not in Industrial (Article 5, page 12). Stanland responded that self-storage mini-warehouses are now used more by residential customers than industry, and are more retail in character. 2. Need to require screening for all outside storage(Art. 5, pg.59). 3. What is the time limit for "temporary" uses (Art. 5, pg. 14)? Stanland responded that time varies with type of use. 4. The definition of telecommunications towers may require revision modification, especially dishes and the buildings associated with some towers, in order to accommodate their proliferation and changing technology (pg 10 and 47). The argument will be that these are regulated by Federal government and can not be controlled at the local level. 5. Require industrial buildings to be brick rather than metal (Art. 4, pg. 11). The revisions will not be discussed again until January, and a joint review session will be scheduled with P&Z Commission and Council for late January or early February. Stanland encouraged staff and Commissioners to use the Holiday break to review the revisions to nonresidential which have been distributed earlier so that they can be completed soon after the first of the year. ADJOURNMENT Motion to adjourn was made by Commissioner Ahrens, seconded by Commissioner Wiseman. Motion carried 5-0, and the meeting was adjourned at 9:45 p.m. 1Zef� _. Michael George, Chairman Claude Thompson, PlannA