08-21-2001 (Planning & Zoning) Minutes MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Regular Business Meeting
August 21, 2001
7:00 pm
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Steve Ahrens Claude Thompson, Planner
William Chapman Mary Bradley, Secretary
Michael George
Mike Phillips
Tony Snider
Gary Wiseman
Commissioners Absent:
Carter Porter
CALL TO ORDER
Chairman George called the Regular Meeting to order at 7:00 p.m.
PLEDGE AND INVOCATION
Commissioner Snider offered the Invocation and Commissioner Ahrens 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 August 7, 2001 Regular
Meeting.
Motion was made by Commissioner Ahrens, seconded by Commissioner Chapman to
approve the minutes with no changes noted. Motion passed 6—0.
P & Z Commission
August 21, 2001
Page 2 of 5
ACTION ITEM
1. Consider a recommendation to the City Council regarding a Preliminary Plat for the
Wylie United Methodist Church Addition, being that 15.00 acre tract described in a
deed to the Wylie United Methodist Church recorded in Volume 7386, Page 2560 of
the Real Property Records of Collin County, Texas, and being situated in the William
Patterson Survey, Abstract No. 716, City of Wylie, Collin County, Texas.
Thompson stated that the Plat would create a single 15-acre lot for church related uses.
The Commission reviewed the Planned Development District in the spring and the PD
was approved by the City Council on June 12, 2001. The PD Conditions established
single family-10 as the base zoning and 25 feet setbacks are shown on the Plat
accordingly. The Plat also dedicates additional rights-of-way for widening of McMillan
Road and Country Club Road.
Larry Ferguson, 1817 Castille Drive, Carrollton Texas represented Wylie United
Methodist Church and was present to answer questions regarding the Plat. Commissioner
George questioned the adequacy of the dedication note of the right-of-way for "street"
purposes when the roadway belongs to governments other than the City. Thompson
stated that, since the roads are public,the single dedication illustration and note will serve
to dedicate the one road to the State and the other to the County.
Motion was made by Commissioner Chapman, seconded by Commissioner Ahrens to
recommend to the Council approval of the Preliminary Plat as submitted. Motion passed
6-0.
PUBLIC HEARING
1. Hold a public hearing and consider a recommendation to the City Council regarding a
change in zoning from Single-Family Residential — 2 (SF-2) to Townhouse (TH/15),
for Lots 1 and 2A of the Russell No. 1 Addition and Lots 39A and 39D, Block 8 of
the Brown and Burns Addition, being situated in the S. B. Shelby Survey, Abstract
No. 820, City of Wylie, Collin County,Texas. (Zoning Case No. 01-09)
Thompson stated that the rezoning will allow duplex or townhouse dwellings on
individual lots with a density of up to 15 units per acre, because the Zoning Ordinance
currently does not have a provision specifically for duplexes. This District does not
allow Multi-Family uses. The applicant has putt together several lots totaling
approximately 1.3 acres, most of which are vacant or occupied by abandoned residences.
The entire area is zoned Single-Family-2, which requires minimum lots of 10,000 square
feet. However, the lots back onto the heavily-used railroad corridor, and is close to the
retail uses of the downtown area. Three residents surrounding the property responded in
favor of the zoning change and one against the change.
P & Z Commission
August 21, 2001
Page 3 of 5
Commissioner George requested clarification of reasons for the difference between the
staff's and Comprehensive Plan recommendations for the area. Thompson stated the
Plan recommends suburban residential uses of 8,500 square feet and larger lots and the
existing zoning supports that recommendation. However, the configuration of the land
and proximity to the railroad limit the possibility of such larger lots. Staff believes that
this isolated area is better suited for the proposed attached houses because of the
proximity of the railroad and its noise and vibrations, the current platting into smaller lots
and houses and because of proximity to downtown services, and the attached houses can
serve to buffer the railroad from larger lots to the east.
Larry DeBerry, 8277 PR 5397, Nevada, Texas represented the request as the applicant.
Commissioner George requested clarification on which lots he has purchased and which
he is in the process of purchasing. Mr. DeBerry responded that all lots covered by the
request are under contract and has talked with all of the neighboring owners on the west
side of Jackson but with nothing definite. Commissioner George requested clarification
on whether townhouse or duplexes will be built. Mr. DeBerry presented sample house
plans and stated that it is possible to build four structures of at least 1,000 square feet
each on the separate lots, and these could be either two-story townhomes or single-story
duplexes. He has built 2-story town homes in Garland and duplexes on Stone in Wylie,
which are one hundred percent brick. Mr. DeBerry stated that this property is very
conducive to the type of structure proposed, mainly because it backs up to a railroad track
and better fits the condition of the neighborhood while serving as a rehabilitation
stimulus. He does not believe that larger lots and houses according to the zoning can be
attracted to the area as it has deteriorated.
Commissioner George requested clarification on the extending of historical Zone.
Thompson stated the current recommendation is to reduce the area of the historic
downtown area, although this must be decided by the City Council.
Mr. Ralph Rozier, 311 Willow Wood Street, Plano Texas stating that he is in favor of the
development. He owns some of the property on the west side of Jackson Street.
Motion was made by Commissioner Ahrens, seconded by Commissioner Chapman to
deny the zoning change on the basis that it does not comply with the Comprehensive Plan
for larger lots. Motion passed 4-2, Commissioners George and Snider voting against the
motion and to approve the zoning change.
A special motion was made by Commissioner George, seconded by everyone, to
commend and celebrate Commissioner Ahrens on his birthday.
(The Commission recessed at 7:20 p.m. and reconvened in the Conference Room for the
Work Session at 7:30 p.m.)
P & Z Commission
August 21, 2001
Page4of5
WORK SESSION
1. Discuss status of revisions to Zoning Ordinance.
Ray Stanland led a discussion of potential revisions to the text of the Zoning ordinance.
Commissioners concluded to change the minimal lot width to 70 feet and the side yard
requirements to 7 feet (8.5 feet was discussed but it 10% of the width was concluded). It
was also decided to limit the cumulative maximum size of accessory buildings on
residential lots to the smaller of either 10%of the lot or 2,500 square feet.
These changes will be made and the appropriate pages provided to Commissioners and
Council members for substitution in their draft Ordinance binders. Thompson mentioned
that revisions can still be made to the document during the public hearing process, and it
is important that Commissioners reflect consensus during the hearings and voice
dissension and recommend other changes privately rather than publicly.
2. Discuss proposed revisions to the Official Zoning Map.
Stanland reported that it will be necessary to consider revisions to the City-wide Zoning
Map at the same time as revisions to the text of the Ordinance are considered, because of
the complete change in district names and character. He presented a draft of proposed
changes to the Zoning Map and led a discussion of these transitions. These are to be
applied only during the transition in order to accomplish changes with the least impact.
Generally, all districts will remain as currently zoned or be changed to the closest
equivalent new district. This will require as few changes as absolutely necessary, and
have the least impact on property values and "politics". Agriculture, actually a holding
district rather than an independent use category, will remain as is, with future changes
considered individually by the P&Z Commission and Council upon request. All Planned
Development Districts will remain as currently zoned.
Mobile Home Districts will remain as currently zoned due to State limitations on local
control and the moratorium of the Wylie Code. Duplexes (2F) and Single-Family
Attached (SF-A) Residential will be converted to Townhouse (TH/115) District. Existing
Single-Family 1 (SF-1) will be changed to the new Single-Family-10 (SG 10/19) District,
and SF-2 and SF-3 will both transition to the new SF 8.5/17 District. Existing Public (P)
Districts will transition to the most appropriate new district to accommodate its existing
use and assure its compatibility with neighboring development.
Existing nonresidential districts will be transitioned to new districts as recommended on
the Comprehensive Plan and normally to the category dictated by existing uses.
Industrial (I) and Business Center (BC) uses will be concentrated in a few larger clusters
as recommended on the Plan, as well as a few special areas where existing uses, character
of land and support services dictate otherwise.
P & Z Commission
August 21, 2001
Page 5 of 5
Retail (R), Business-1 (B-1) and Business-2 (B-2) will be changed to Neighborhood
Service (NS) District when located in proximity to residential areas and where the
Comprehensive Plan recommends Village Centers. These old commercial districts will
transition to Community Retail (CR) when located near the intersection of US 78 and FM
544 where the Comp. Plan recommends retail center, and to Corridor Commercial (CC)
elsewhere along SH 78 and FM 544. Existing uses will dictate the new category in order
to avoid creating extensive nonconformity of uses or loss of property value.
Stanland also discussed several "hot spots" where the magnitude of existing uses or
environmental character raise issues which require special consideration. The
Comprehensive Plan recommends that the Regency Industrial Park and surrounding area
transition to residential, but this existing development will be difficult to reverse without
significant public control and investment, and the area will transitioned to Business
Center with Commercial Corridor along FM 544 instead of industrial or residential. The
Peerless tract west of North Ballard at the railroad, will be changed from industrial to
single-family residential, the existing industrial where North Ballard becomes Parker will
convert to Community Retail and the Business-1 at Spring Valley north of the railroad
will convert to Industrial. The Industrial at the northeast corner of Eubanks and Brown
will transition to Neighborhood Services, but the Rushin Trust area will remain
Industrial. The Business-2 at the northeast corner of Brown and Country Club will be
designated Neighborhood Services, while all other commercial zoning within the
Birmingham Farms area will be transitioned to residential.
All new development must satisfy the new quality point system.
Thompson reported that it has been decided to hold separate public hearings by the P&Z
Commission and Council rather than a single joint hearing, and the first public hearing
can not be held during September as earlier suggested. However, if the P&Z
Commission can complete their hearing during October and forward a recommendation
to the Council for hearing and review during November, the revised Ordinance and Map
can both be adopted before January.
ADJOURNMENT
Motion was made by Commissioner Ahrens, seconded by Commissioner Wiseman, to adjourn.
Motion passed 4-0, Commissioners Chapman and Snider having left the meeting, and the
meeting was adjourned at 9:15 p.m.
Air
I
Michael George, Chairman M V. radley, Secret