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10-29-2001 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Special Work Session October 29, 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 Mike Phillips Carter Porter Tony Snider Gary Wiseman Commissioners Absent Steve Ahrens Gary Wiseman CALL TO ORDER Chairman George called the work session to order at 7:02 p.m. Eight persons representing the applicant were in attendance, as were a number of property owners within the immediate vicinity of the subject request. Chairman George reminded the audience that this was not a public hearing but was rather a work session between the applicant and Commission in order to consider concerns raised at the October 16, 2001 Public Hearing. The Public Hearing has been continued until the next meeting of the Planning and Zoning Commission on Tuesday, November 6, 2001, at which time citizen comments will be received. WORK SESSION ITEM 1. Consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) to Planned Development (PD) for Single-Family Residential and Village Center Mixed Uses, for a 470.00 acre tract of land, being part of those certain tracts conveyed to Joanne Venderweele, Successor Independent Administratrix, as described in Executor's Deed as recorded in the Collin County Clerk's File No. 95-0005773 and being part of those certain tracts described in the P &Z Commission October 29, 2001 Page 2 of 2 deed to George S. Richards as recorded in Volume 775, Page 55, of the Deed Records of Collin County, Texas, and being all of a called 1.00 acre tract described in the deed to F.D. Feagin et ux, of record in Volume 914, Page 697, of said Deed Records, and also being all of Tract 2 and part of Tracts 1 and 4 described in the deed to Jimmie Jane Feagin recorded in Volume 775, Page 58, of said Deed Records, and being part of a called 2.10 acre tract described in the deed to F.D. Feagin et ux recorded in Volume 757, Paage 824 of said Deed Records, and being all of that certain tract described in the deed to Edwin Collins Cook as recorded in the Collin County Clerk's File No. 93-0039237, and being all of that called 69.25 acre tract described in the Quickclaim Deed to Silas M. Hart and Charlene H. Hart described in the Collin County Clerk's File No. 96-0091287, and being situated in the J.G. Jouett Survey, Abstract No. 475, the Allen Atterberry Survey, Abstract No. 23, and the Aaron West Survey, Abstract No. 979, City of Wylie, Collin County, Texas. (Zoning Case No. 01-13) Thompson stated that this work session was intended to address certain issues of the subject proposal raised at the October 16, 2001 meeting of the Planning and Zoning Commission, in preparation for the reconsideration of the request on November 6. He mentioned that the Planning Report as well as proposed Concept Plan and Conditions of the Planned Development District provided to Commissioners is the same as that provided for the October 16 meeting. Commissioners and individual representatives of the applicant and Commission were introduced, and Thompson turned the meeting over to the applicant Greg Rich to present the proposal and suggested modifications in response to the Commission's comments of October 16. Greg Rich, 5001 LBJ Freeway, Suite 830, Dallas, Texas, represented the applicants, Siepiela Development Corporation and the Reality Development Trust. He summarized the applicant's opinion of the major issues raised by the P&Z at the 10/16/01 meeting as including the following as a basis for tonight's discussion: • Minimum average lot size • House size • Preservation of tree buffer along east and south property lines • Density of multi-family apartments • Perimeter street improvements • Other apparently minor deviations/variances from the requirements of the ZO He asked if Commissioners had additional issues which they wished discussed. Commissioner Snider responded that the image or theme of the overall development needs to be better documented and established, and then it needs to be illustrated how the PD's special development conditions, especially variances such as lot and house sizes and mixed uses, are supported or dictated by this image/theme. He wants the site's constraints and assets better documented, and more clearly related to unique aspects of the design which requires a PD and variance from the standard code requirements. P &Z Commission October 29, 2001 Page 3 of 3 Commissioner Porter requested justification for the complete waiver of alleys throughout the development. Commissioner George requested more information on improvements to Stone and Troy Roads. Commissioner Phillips requested justification for the variance of building facade materials, from exclusively unit masonry to include synthetic cementacious siding. Mr. Rich reviewed the characteristics of the property and the overall Concept Plan. The applicant compiled the subject 470-acre property from four separate ownerships in order to develop a master-planned community similar to others they have completed elsewhere. The property surrounds the confluence of two major streams and tributaries as well as an impoundment, and contains significant floodplain which is not available for development. The property is traversed by major gas and electrical transmission corridors, in wide easements which are not developable. The ownership/flow line of Lake Ray Hubbard abuts the southern boundary of the property, providing potential lake access. The varied topography offers both lake views and solar orientation for many of the residences, and the previous sound stewardship has left the land attractive to residential development. He pointed out that the configuration of the overall property, resulting from the streams, utility and ownership patterns, dictates the form of the plan into several clusters of development and fits the Village Center concept of the Comprehensive Plan very well. The "coving" concept earlier presented to the Commission was intended to achieve acceptable overall average densities by combining smaller lots with the undevelopable open spaces, and the submittal currently under consideration offers a more traditional urban layout designed to achieve the same average density goal. The centralized retail complex directs traffic inwardly, the natural open space network guides the circulation system and the limited points of external access limit traffic impact on perimeter roads. The commercial Village Center is not anticipated to contain more than 20,000 square feet of retail floor space and the PD Conditions encourage smaller building. Thompson commented that the potential for 200,000 sq. ft. of retail reported in the Planning Report is based on the maximum allowed 50% coverage of the 10-acre retail site. Mr. Rich stated that the Village Center could accommodate the community park and recreation center recommended by the Park and Recreation Plan, and the applicants have discussed the potential of providing a site of a YMCA in response to an expressed City goal. The internal street and lot layout enhances public access to open spaces which are currently privately held ownerships. The development will also finance if not construct substantial improvements to perimeter roadways, including Troy, Stone and Beaver Creek Roads, as recommended by approved Comprehensive Land Use and Thoroughfare Plans. P &Z Commission October 29, 2001 Page 4 of 4 In response to concern about lot and house sizes, Rich offered to raise the average lot size from 7,200 square feet to 7,500 sq. ft. He is willing to adjust the earlier proposed mix of lot sizes to require 30% be at least 8,500 square feet (rather than the previous 20%), 35% be 7,200 sq. ft., and 35% be 6,00 sq. ft., recognizing that the lot layout will result in a significant number of lots of much larger size than these minimums. The PD limits the number of single-family housing units to 1,350 (or 1,395 if the MF units are replaced with SF) as well as provides for shopping and open space opportunities, when approximately 1,735 lots could be accommodated by straight SF-8.5 zoning. He offered that not less than 80% of the houses within any single development phase will be 1,700 square feet or larger, compared to earlier proposal which could allow as much as 80% of the total houses to be 1,500 square feet. He said that it is not feasible to develop apartments at less tan the previously requested 18 dwelling units per acre, and that this density and the requested side yard reduction from 20 feet to 15 feet recognizes the major open space to be incorporated into and/or adjacent the isolated complex. Commissioner George requested that lots to illustrated on the Concept Plan. Mr. Rich responded that the Concept Plan already calls out how lot sizes will be segregated, but that there will still be some mixture of lot sizes within each neighborhood. Thompson pointed out that the Development Plan/Preliminary Plat, which is the second phase of PD zoning, is the appropriate stage to illustrate lot lines and that this Development Plan must conform closely to the approved Concept Plan. Commissioner George responded that he feels that it is necessary to tie down a lot pattern at this stage due to the large scale and complexity of this development, and requested that more detail be provided either by a lot layout on the Concept or expanded wording in the Conditions. In responded to the issue of the alley waiver, Mr. Rich discussed the problems of alleys, including increased cost for public maintenance, parking along the front street and crime whereas the lack of alleys produce a greater sense of community. Rich noted that the Concept Plan provides for a lot of single-loaded and slip streets to both provide access to open space and create short local streets. All of the lots will be large enough to allow side- or rear-entry garages which achieve the same image as alley-entry garages. Commissioner Porter stated that the code requires alleys and that the current City Council has expressed a clear desire that alleys be provided wherever applicable. Commissioner Snider responded the "where applicable" is the key, and that he did not believe that alleys are applicable in the subject type of subdivision dominated by rural roads and open space, pointing out that the Council has recently approved several other subdivisions without alleys. Thompson said that in subdivisions where some lots are served by alleys and others are not, the engineering for drainage and utilities will normally treat all lots the same as though there are no alleys and that fire and trash pickup treat all lots the same as though there are no alleys. P &Z Commission October 29, 2001 Page 5 of 5 Commissioner George stated that the City has made a clear statements against lots smaller than 8,500 square feet, because the Comprehensive Plan and recently revised Zoning Ordinance establishes a minimum lot size of 8,500 sq. ft. The Planned Development District should allow reductions in the base code requirements in order to achieve innovation and not merely to achieve a variance. It appears that this PD is intended primarily to obtain variances such as the smaller lots rather than creativity. He concluded that the PD should follow the Comprehensive Plan which recommends that the eastern half of the area be 8,500 sq. ft. lots and the western half be larger. Mr. Rich responded that the open space available to the lots results in an average lot larger than 8,500 square feet, and that he has offered to increase the number of larger lots. Thompson responded that the floodplain, gas and power line and thoroughfare divisions of the property allow the development of scattered individual subdivisions which can not protect public access to the open space nor assure the quality of planning and design which the comprehensively planned PD provides, and that is largely why the staff recommends approval of the smaller lots. Rich responded that he has already tonight offered to increase the average minimum lot size to 7,500 sq. ft. from 7,200 sq. ft. as well as the number of lots 8,500 sq. ft. and larger to 30%. The Commission took a break at 8:25 and reconvened the work session at 8:35. During this break, the citizens in attendance discussed specific issues with the applicants and consultants. Commissioner Chapman did not return to the work session. Mr. Rich narrated a revised Power Point presentation which better illustrated the types of houses and amenities provided in other developments by the applicants. Discussion included minimal lots and house sizes and price ranges as well as common amenities similar to the proposed Bozeman Farm Estates development. Commissioner Snider asked if a Traffic Management Study will be required. Thompson responded that a Traffic Study as well as Floodplain Study will be required during the platting process, but these are normally not a part of the zoning process. Commissioner George stated that he recognizes that site constraints dictate the PD concept and flexibility and congratulated the applicants on a quality concept and presentation. His major concerns remain the smaller size of lots and number of these, and he recommends that 100% be 8,500 square feet or larger. He believes that that is in keeping with the original discussions of this development, and the applicants need to move much closer to that. He also wants screen wall rather than landscape buffers, no more than 15 dwelling per acre for the apartments and larger (the required 40 sq. ft.) for single-family porches. He asked if the PD must be followed by future owners of the property. Thompson responded that the approved PD regulations will be in force instead of current or any future Zoning Ordinance. P &Z Commission October 29, 2001 Page 6 of 6 Commissioner Snider expressed support for the concept, but wants more comfort with the applicant's ability to create the promised quality with so many smaller lots. He also recommends larger lots. ADJOURNMENT Motion was made by Commissioner Phillips, seconded by Commissioner Snider, to adjourn. Motion passed 4-0, and the meeting was adjourned at 10:08 p.m. Michael George, Chairman Claude Thompson, Platg Director