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09-04-2001 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting September 4, 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: William Chapman Claude Thompson, Planner Michael George Mary V. Bradley, Secretary Mike Phillips Carter Porter Commission Members Absent: Steve Ahrens Tony Snider Gary Wiseman CALL TO ORDER Chairman George called the Regular Meeting to order at 7:07 p.m. PLEDGE AND INVOCATION Chairman George offered the Invocation and Commissioner Porter 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 21, 2001 Regular Meeting. Motion was made by Commissioner Phillips, seconded by Commissioner Chapman to approve the minutes with no changes noted. Motion passed 4—0. P & Z Commission September 4, 2001 Page 2 of 6 PUBLIC HEARING AGENDA 1. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) to Planned Development (PD) District for Single-Family Residential uses, for a 41.743 acre tract of land, being part of a 28.5675 acre tract and all of a 27.4522 acre tract conveyed to Thomas Mannewitz by deed recorded in County Clerk's File Number 92-0064130 of the Deed records of Collin County, Texas, being situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas. (Zoning Case No. 01-10) Thompson reviewed the surrounding properties, stating that the subject property contains a total of 41.743 acres of land, and fronts a distance of approximately 1,075 feet along Lakefield Drive. The Comprehensive Plan recommends Suburban Residential use for this property. Suburban Residential is defined by the Comprehensive Plan as allowing single-family detached houses on lots ranging in size from a minimum area of 8,500 square feet to one acre. However, the Zoning Ordinance interprets that Suburban Residential as lots sizes above 10,000 square feet and includes the 8,500 square feet as Village Residential. Commissioner George requested the sizes of the lots adjacent to the subject property. Thompson stated the lot sizes vary from 6,000 square feet to 7,200 square feet, as established by the PD approved in 1999. Ryan Betz and Kevin Spragin, 3729 Manana, Dallas, Texas, representing the Skorburg Company, stated that Lakefield Drive would be expanded into a 6-lane Boulevard. There would be two access drives into the subdivision from the south as well as future access from the east and north. The lot size that is proposed is an average of 8,500 square feet and a minimum of 7,200, and with 97 (66% of the total) lots greater than the 8,500 square feet. Commissioner George asked for specific number of lots that would be 7,200 square feet. Mr. Spragin stated on the preliminary drawing submitted there are a total of 144 lots, with no more than 47 lots that are equal to or less than 8,500. The 7,200 square feet lots will be on the west side and on the south side of the subdivision, which will be a buffer to the adjacent properties that are 6,000 square foot lots. Commissioner George asked how they would balance the whole subdivision out? Mr. Betz stated that the 47 lots measuring 7,200 would be a transition from the existing subdivision on the west with the lot sizes increasing up to over 8,500 square feet toward the east. Mr. Richard Payne, 7950 Elmbrook Drive, Dallas, Texas, representative from Carter & Burgess stated that there are 48 lots that would be 9,300 square feet compared to 30 lots that would be 7,200 square feet. P & Z Commission September 4, 2001 Page 3 of 6 Commissioner Phillips asked about the utility easements along the western property line. Mr. Betz stated that currently there is a gravel road with a non-recorded access and utility easement, which would go away once the roads are paved and dedicated. The utilities are all located within the subdivision to the west. Commissioner George expressed a concern over the lack of curvilinear streets. Mr. Spragins responded that this is something that could be corrected when the Preliminary Plat is presented to the Commission. Thompson cautioned that the Plat must conform closely to the Concept Plan of the PD and any revision of street and lot layout should be reflected in the PD. Commissioner George requested clarification on the side yards. The proposed Planned Development Conditions establish a minimum width of five (5) feet for interior side yards and fifteen (15) feet for interior side yards adjacent to a street, compared to the Zoning Ordinance requiring ten (10) feet for interior side yards and twenty-five (25) feet for side yards adjacent to streets respectively. Mr. Spragin stated that the 10 foot side yard does not allow the wider house pad desired to be built on these size of lots. Options discussed would establish a sideyard of 10% of the front width or allow a 7 '/z foot side yard. Commissioner George stated that the Commission would like to see wider pads and bigger size lots rather than smaller lot size demanding a reduction in the side yards. Mr. Spragin stated that only the 7,200 square feet lots would have the 7.5 foot side yards and the lots 8,500 and above would have the 10 foot side yards as required in the Zoning Ordinance. Commissioner Porter requested how many total number of lots will be lost if the 25 foot is required for side yards adjacent to streets. Mr. Betz responded that there would be 3 to 4 lots lost on the western edge, and 5 houses on the southern edge, totally approximately 8 lots lost due to the 25 foot side yard. Thompson stated that there are two options available: one is setting a minimum of 10% of the lot width; or set a minimum width regardless of lot width such as 7 or 10 feet. Commissioner George asked what part of the development will benefit the City of Wylie? What will the City of Wylie get back for allowing the development to be built in the City? Mr. Spragin stated that there would be larger lots to the North and Northeast. Mr. Betz stated that the larger lots would transition quickly and nicely from the small lots of existing development. Mr. Spragin stated that there would be a walking trail on the northeast corner, accessed from a private Amenity Center. Commissioner Porter asked where parking for trail and Amenity Center will be located. Mr. Betz stated that the parking would be located completely on the Amenity Center lot and not on a street, but the exact location has not yet been determined. P & Z Commission September 4, 2001 Page 4 of 6 Commissioner Phillips made a motion, seconded by Commissioner Chapman to recommend approval of the PD with changes that side yards shall be 10% of the front width or not less than 6 foot minimum and that side yards adjacent to the street of the three key lots shall be a minimum of 25 foot and that the Amenity Center shall be required with off street parking. Motion passed 3-1, Commissioner George voting denial of the PD. The Commission took a break at 8:11 p.m. and reconvened at 8:18 p.m. 2. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) to Single-Family Residential— 8.5 (SF-8.5/17) uses, being part of a 95.41 acre tract of land as described in a deed from Lottie Stone recorded in Volume 426, Page 486 of the Collin County Deed Records, being situated in the D. W. Williams Survey, Abstract No. 980, City of Wylie, Collin County, Texas. (Zoning Case No. 01-11) Thompson reviewed the history of the property, stating that it was annexed into the City of Wylie on July 24, 2001. The Comprehensive Plan recommends acreage lots of the Country Residential category with maximum residential densities of .75 dwellings per acre with rural roadways having no curbs. Commissioner George requested clarification on proposed zoning change of the existing SF-3. Thompson responded that all SF-3 will be changed to SF-8.5. Commissioner Phillips requested clarification on the Plans of Lakeshore Drive. Thompson stated that Lakeshore Drive is intended to be a major thoroughfare drive with 6 lanes and not a rural route as anticipated by the Country Residential zoning. Steve Parsons, 16810 Deer Park, Dallas, Texas, stated that the property is currently under contract to purchase, pending approval of zoning. Commissioner George asked if the applicant was intending to build Multi-Family. Mr. Parsons stated his intention currently is not to build Multi-Family or retail on the existing zoning. His desire is to keep the house price down with smaller lot sizes, but to build a similar quality as the subdivision to the north. Motion was made by Commissioner Phillips, seconded by Commissioner Porter, to recommend approval of the zoning as submitted. Motion passed 4—0. FLOOR BUSINESS A Special motion was made by Commissioner Porter, seconded by everyone, to celebrate and congratulate Commissioner Chapman on his birthday. The Commission adjourned at 8:42 p.m. to reconvene for a work session in the adjoining Conference Room. P & Z Commission September 4, 2001 Page 5 of 6 WORK SESSION 1. Discuss proposed revisions to the Official Zoning Map. Thompson reported that the Consultant and staff briefed the City Council on proposed revisions to the Official Zoning Map, and Council appears ready to move forward with public hearings. He reviewed the schedule of potential dates for the hearing which allow sufficient time for advertising and mail notification as well as citizen review of copies of proposed revisions. The best and earliest available date for the hearing by the Planning & Zoning Commission is October 16, for which the newspaper publication will be September 26 and notices mailed no later than October 5. The Council could then hold a hearing on November 13 or 27 (the 27th is the appropriate date but Council will likely be out for the Texas Municipal League Conference). This schedule will allow time for additional hearings and the adoption of revisions to the Zoning text and map prior to January and Council campaign activity. Commissioner George asked whether or not curvilinear streets should be required. Thompson discussed the strengths and weaknesses of grid and curved street systems. Consultant Ray Stanland responded that curvilinear streets have not been required in the ZO but rather recommended as extra points because curved streets are not always possible or most efficient on our land. Thompson led a discussion of how the proposed Zoning Map conforms to the Comprehensive Plan, noting that some revision to the Plan will be required or desirable. Much of the undeveloped areas will remain classified as Country Residential for large- lot, single-family residential use, and considered as individual rezoning requests are submitted. Stanland led a discussion of the Transition Policies for revision of the Official Zoning Map and noted the changes to the map. Thompson stated that the existing and new zoning maps will be displayed along side one another for public review rather than the potentially confusing overlay of both as been under Commission review. Stanland reported that the proposed map reflects as limited change from the current map as possible, and that geographic areas of unique concern or issues can be pulled out and considered separately as required. Some revision is still allowable and likely from the later public hearings and Commission/Council review. Commissioner Phillips proposed requiring 100% masonry in all nonresidential districts (changing from 75% in BC and I, page 59), and require SUP for batch plants in order to attain time limts of operation even in Industrial (page 84). Commissioners agreed with these changes. There was discussion concerning the difference between mobile and manufactured homes, but Stanland stated that the proposed all-inclusive "manufactured home" category complies with State legislative and court decisions and Commissioners P &Z Commission September 4, 2001 Page 6 of 6 allowed the current wording to remain. Phillips also suggested that alleys be mentioned or illustrated more often, but Stanland responded that alleys were more appropriately the jurisdiction of the Subdivision Regulations and engineering development standards. Motion was made by Commissioner Chapman, seconded by Commissioner Phillips, to call a public hearing on October 16 for the consideration of the proposed changes to text and map. Motion passed 4-0. ADJOURNMENT Motion was made by Commissioner Porter, seconded by Commissioner Phillips, to adjourn. Motion passed 4-0, and the meeting was adjourned at 9:50 p.m. CILL"A Michael George, Chairman radley, Secr ary