03-06-2001 (Planning & Zoning) Minutes MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Regular Business Meeting
March 6, 2001
7:00 pm
Notice was posted in the time and manner required by law and quorum was present.
Staff Members Present:
Commission Members Present: Claude Thompson, Planner
Steve Ahrens Mike Sferra, Development Services
William Chapman
Carter Porter Chris Hoisted, City Engineer
Gary Wiseman
Commissioners Absent:
Michael George
Tony Snider
Phillip Tramell
PREMEETING
The Premeeting was convened at 6:30. Thompson reviewed the Planning Report and addressed
questions from the Commissioners.
Commissioner Porter requested that staff research and consider an appropriate regulation to
provide for some degree of regular public inspection of rental properties. He noted that several
rental properties appear to be deteriorating and need to be required to comply with maintenance
codes.
CALL TO ORDER
Vice-Chairman Porter called the Meeting to order at 7:08 p.m.
PLEDGE AND INVOCATION
Commissioner Ahrens offered the Invocation and Commissioner Wiseman led the Pledge of
Allegiance.
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March 6, 2001
Page 2
CITIZEN PARTICIPATION
No one was present to speak on any topic other than the later public hearing item.
CONSENT AGENDA ITEM
1. Consider and act upon approval of the Minutes of the February 20, 2001 meeting.
Motion was made by Commissioner Ahrens, seconded by Commissioner Wiseman, to approve
the minutes as submitted. Motion passed 4-0.
PUBLIC HEARING ITEM
1. Hold a public hearing and consider and a recommendation to the City Council regarding
the change in zoning from SF-3 (Single-Family Residential — 3) District to PD (Planned
Development) District for Retail, Professional Office and Single-Family Residential uses,
for the property located at 311 North Ballard Avenue, being all of a certain 0.1865 acre
tract and being Lot 17 Block 3 of the Brown and Burns Addition, City of Wylie, Collin
County, Texas.
Thompson explained that the owner is proposing to construct a building on this lot which will be
used as a residence as well as retail or office uses. The Comprehensive Plan recommends
compatible mixed use for this location within the Historic Downtown Area. However, no current
zoning district allows a mix of residential and nonresidential uses. On November 21, 2000, the
Planning and Zoning Commission approved a waiver of the minimum acreage requirement to
allow the subject Planned Development request to be submitted. He pointed out that the
proposal complies with the Commission's earlier direction that the structure not be of a normal
masonry retail design but rather reflect the historic residential character of the neighboring
properties. Staff review has concluded that the proposal complies with the intent of the
Comprehensive Plan as well as all pertinent code regulations, and recommends approval of the
rezoning controlled by the proposed conditions. He reported that, because at least twenty percent
of the property owners within the notification area had expressed written protest against the
change in zoning, the affirmative vote of at least three-fourths of the entire Commission and City
Council will be required to approve the request.
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March 6, 2001
Page 3
Dale Powrie, 901 Prestwick Lane, Richardson, Texas, 75080, applicant and representative of the
owner, testified that the facility is being developed for the requirements of a specific business
and its owner, but that the conditions of the PD restrict any major retail use.
Commissioner Ahrens expressed concern for the head-in on-street parking, especially so close to
the intersection. He recommended onsite parking, even if the building must be reduced in size to
accommodate parking on the lot. Powrie responded that he and staff had considered several
parking arrangements, and that the current parking layout had been recommended by the State
handicap access reviewer. Commissioners, staff and applicant discussed pros and cons of
several potential parking arrangements and generally concluded that no parking is desirable in
the front, and recommended that all parking be located to the rear of the lot.
Bill Lewis, 301 North Ballard Avenue, Wylie, Texas, 75098, representing the neighboring
Birmingham Trust properties (301, 303 and 305 No. Ballard and soon to acquire 307), testified
that he commended the concept of nonresidential uses within residential character which is the
current situation of the Birmingham properties. He believes that the subject lot is too small for
either a business or a residence, and the onstreet parking in front creates a hazard. The
Birmingham property is zoned Retail and has off-street parking to the rear accessed by the alley.
Commissioner Chapman responded that the site plan demonstrates that a business use can be
developed on the lot and still maintain the historic residential character of the area.
Commissioner Porter responded that he believed the proposed use and construction is more
compatible than most retail uses which might be attracted to this very visible and heavy-traffic
corner.
Kay Askew, 1412 Anchor Drive, Wylie, Texas, 75098, reported that she plans to relocate her
photography business and residence to the subject location, and that the proposal has been
designed specifically to accommodate her needs. The nature of her business demands that her
clients come by appointment and in sequence, so that normally only one and never more than
two parking spaces are required at the same time. The site will appear residential and will be
extensively landscaped as a setting for her photography, and she believes that the development
will be a complement to neighboring block and an excellent anchor to the northern limits of the
Historic Downtown. She said that parking in the front would be better because the business is
located to the Ballard front and many of her clients are handicapped, but that parking in the rear
would be acceptable and the front could be accessed by a walkway.
James Parker, 306 North Ballard Avenue, Wylie, Texas 75098, testified that he has lived across
Ballard from the subject lot since the 1930s. He wants the block to remain residential as it has
always been, and believes that this introduction of a retail use may encourage other parcels to
convert to nonresidential uses. Commissioner Chapman asked what other use and building type
Mr. Parker would like to see on the subject property, but Mr. Parker offered no suggestions.
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March 6, 2001
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Suzette Grbriel, 405 North Ballard Avenue, Wylie, Texas, 75098, testified that the house in
which she lives was built in 1888, and it was the nature of development of that day to mix
residential and nonresidential uses together. As a neighboring property owner and professional,
she believes that the business use and residential character of the structure will enhance the
Historic Downtown and serve as an example for future conversions and improvements in the
immediate area.
Motion to recommend approval of the Planned Development District with the exception that no
parking be constructed in the front and that parking for both residential and nonresidential be
located to the rear of the lot was made by Commissioner Ahrens, seconded by Commissioner
Chapman. Motion passed 4-0.
ADJOURNMENT
Motion to adjourn was made by Commissioner Ahrens, seconded by Commissioner Wiseman.
Motion carried 4-0, and the meeting was adjourned at 7:41 p.m.
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42______________ Az, 1_11 2
C er Porter, ice-Chairman Claude Thompson, PI r