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11-06-2001 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting November 6, 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, Director William Chapman Mary V. Bradley, Secretary Michael George Terry Capehart, Planner Mike Phillips Carter Porter Tony Snider Gary Wiseman CALL TO ORDER Vice-Chairman Porter called the Regular Meeting to order at 7:05 p.m. PLEDGE AND INVOCATION Commissioner Wiseman offered the Invocation and Commissioner Phillips 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 October 16, 2001 Regular Meeting and Minutes from the October 29, 2001 Special Work Session. Motion was made by Commissioner Ahrens, seconded by Commissioner Phillips, to approve the minutes as submitted. Motion passed 6 — 0, Chairman George being absent for the vote. P&Z Commission Meeting November 6, 2001 Page 2 of 9 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) 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 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, Page 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) This item was tabled at the October 16, 2001 meeting,when the Planning and Zoning Commission continued the Public Hearing until November 6, 2001 in order to consider with the applicant certain revisions to the proposal. A Special Work Session was conducted on October 29, 2001 to consider outstanding issues. Thompson stated that the Planning Report included in the packet to the Commissioners reflects revisions made by the applicant after the meeting on October 16, 2001 and the Special Work Session conducted on October 29, 2001. Also included in the packet is a letter from Robin H. McCaffrey, of MESA Design Group, detailing the proposed changes of the revisions discussed at the Special Work Session. The Concept Plan is essentially the same as presented on October 16 and the changes have been to the Development Conditions. The applicant originally proposed a minimum average lot size of 7,200 square feet, which has been raised to 7,500 square feet. Originally, the number of lots of 7,200 square feet and larger was 20%, but has now been changed to 30%, an increase from 70% to 80% of lots 7,200 square feet or more. This was accomplished by reducing the percentage of 6,000 square feet lots from 35%to 30%. The applicant is proposing to develop 302.73 acres or 64.6% of the total property as single-family residential lots. The minimum house size will be 1,700 square feet, which is the same size required by the Zoning Ordinance for the SF-8.5 district. Several waivers earlier requested and reflected in the comparison tables of the Planning Report P&Z Commission Meeting November 6, 2001 Page 3 of 9 have been withdrawn and the current request substantially follows the minimum requirement for the SF8.5 District. The exterior wall material remains the same as the earlier proposed 75% brick or stone or cementations siding compared to the required minimum of 100% and limited to brick or stone. The front yard, side yard and rear yard comparison is based on percentage rather than absolute figure, but compare favorably to the standard requirements of the Zoning Ordinance. The applicant has kept the potential for 250 dwellings of multi-family residential, but now proposed to reduce the density from 18 dwelling units per acre to 15 dwelling units per acre. There is still a proposed difference for the screening of lots backing to streets, in that the Zoning Ordinance requires masonry wall only or no lots backing onto streets, and the proposed Planned Development conditions will allow a choice of landscape buffer or masonry wall. The retail uses represent the major changes from the previous presentation. All variances have been removed except a very few. The building height would still be increased from 36 feet to 45 feet in order to accomplish residential roofline for character in the Village Center. The applicant will have to submit a Development Plan for each phase that substantially conforms to the Concept Plan and to the Conditions of Development. A Development Plan/Preliminary Plat must be approved by the Planning and Zoning Commission and City Council for each phase of the development. This appraisal will allow both applicant and City the opportunity to reevaluate and adjust conditions of the Planned Development. Greg Rich, 5001 LBJ Freeway, Suite 830, Dallas, Texas, represented Siepiela Development Corporation and the Reality Development Trust as the purchaser and developers of the property. Mr. Rich presented a slide presentation of complete examples of the same type of community already developed by the team. He further reviewed the changes made to the proposal from the original presentation on October 16, 2001, as detailed in McCaffrey's letter and the revised Conditions of Development. Commissioner Ahrens asked for specifications for the Accessory Outside Sales, being added to the Village Center retail allowed uses. Rich responded that the outside sales would be largely sidewalk sales in conjunction with the retail stores. Recreational Entertainment has also been added in the Village Center as an allowed use. Rich stated that an overall trail concept plan for all trails within the boundaries of the Planned Development and for all phases, will be submitted with the final plat for phase one. The trail plan shall indicate phases of trail development and identify funding sources that may be acquired to implement the plan. P&Z Commission Meeting November 6, 2001 Page 4 of 9 In an effort preserve the agricultural heritage of the Bozeman Farm area, as well as to buffer the development from neighboring properties to the east all hardwood trees with a caliper of 8 inches or greater located within an edge zone that extends 3 feet from the eastern perimeter property line will be preserved. Commissioner Porter if that meant that existing trees smaller than 8 inches would be cut down. Rich responded that the Planned Development requires the preservation of at least 25% of the riparian tree cover, and this must be approved by the Director of Planning prior to commencement of any grading or infrastructure or improvements within the area of this Planned Development. Rich stated that to preserve this transition along the eastern property line, a minimum lot size of 8,500 square foot and a minimum house size of 2,000 square feet will be required along this boundary. Rich presented a development scheme of all 8,500 square feet lots, comparing the difference from the allowed zoning with the current development proposal. The allowed development could have straight streets, common setbacks and similar house types, by following the guidelines in the Zoning Ordinance. Commissioner George requested clarification on the scheme allowed by straight zoning. Thompson stated that this plan was never presented to Staff, but it is doubtful that the entire area would be rezoned to allow 8,500 square feet lots. Rich stated that there could be more than 1,300 houses with less open space and no retail on the development. Rich stated that the proposed development offers so much more with curvilinear streets, various lot sizes, open-space and Village Center. He has talked about providing a site for a school and a YMCA as well. If developed as separate subdivisions, this could not be achieved. Commissioner George asked if this was according to the Comprehensive Plan, everything west to Troy Road would be 10,000 square foot lots or Country Residential. Thompson responded that the Comprehensive Plan requires acreage as Country Residential to the west and the 8,500 square feet Suburban Residential to the east of Troy. Commissioner George asked clarification on the definition of cementations materials. Rich stated that they will be clearer on the type of materials, but the material will be at least 75% combination of brick or stone and is not intended to be proposed as 75% of EFIS material. Commissioner Snider asked where the non-developable open space was located. Rich stated approximately 46 acres out of floodplain will be put into public benefit land. It is fair that this otherwise developable land should be put into the calculation for average lot sizes. Commissioner Ahrens asked the type and quality of homes. Rich stated that the market demands that this community must offer the type of home the buyer would like and not just what type of home a builder can build. There was a discussion of the average minimum size of lot and cost of the homes between Rich and Commissioners. Rich stated that it is not fair to require homeowners to supply a buffering perimeter area of property, so the developer is offering this in the significant undeveloped open spaces. P&Z Commission Meeting November 6, 2001 Page 5 of 9 Chairman George opened the Public Hearing by stating that all speakers should limit their comments to three minutes and point out the location of their property on the map. Marlene Osenloski, 2434 Lakeview Lane, wanted clarification on the extension of Bozeman Road. Thompson stated that the Comprehensive Plan and Thoroughfare Plan does recommend Stone, Troy and Beaver Creek Roads become thoroughfares. The Thoroughfare Plan is a guide, and the City does not build roads. Ms. Osenloski asked what limitations of changes will be allowed once the development is approved. Thompson stated that the changes from the Planned Development can be very few once approved. The Planned Development District carries with the land in perpetuity,just as the Zoning Ordinance. The Planned Development District is anticipated by the zoning ordinance to allow several different requirements to be pulled from different districts and put those together in a separate unified zoning district. This first stage is the Concept Plan, a Development Plan will have to be detailed as far the type of house and where the houses will be located, the Commission will have to approve each phase and there may be very little modifications. Ms. Osenloski expressed concerns over East Fort Water servicing area, stating that the district is now having substantial problems and asked how current member will be affected, will they have to pay for additional piping or is the developer responsible for the additional piping? She asked where the Treatment Sewage or Pumping Station will be located. Thompson stated that the East Fork Water District is responsible to the State for serving new development in their area. There will be a sewage pump station at Troy and Beaver Creek Roads, which will pump to the new plant in Rush Creek. Ms. Osenloski wanted clarification on how many units are proposed for the multi-family. Commissioner Snider stated that these are limited to 15 units per acre. Another concern that Ms. Osenloski had was the traffic on area roads. Thompson stated that the developer must provide a Traffic Management Study before a development is approved, and this will dictate how roads should be constructed. Mr. John Waddill, 2235 E. Stone Road, expressed opposition to the proposed development, recommended suburban residential with larger, estate lots in keeping with existing development. Ms. Julia Solla, 10 Squirrel Ridge, expressed opposition to the proposed development, stating further that it would be bad economic decision at this time. She expressed concern about flooding along Stone Road, and about mixing construction equipment with the already heavy traffic. Commissioner George stated that the Planning and Zoning Commission couldn't stop a developer from developing in the City of Wylie; what we can do is request that the developers meet the standards in the Zoning Ordinance. P&Z Commission Meeting November 6, 2001 Page 6 of 9 S. Greg Sims, 400 Fox Hollow, expressed opposition to the proposed development due to lack of planning strategy for the trees, location of multi-family residential, and the traffic. Commissioner George stated that although this is a large development it is nicer than what has been presented to the Commission in the past, and that this development is a 6 to 8 year plan development and citizens should not expect to see too many homes and traffic immediately next year. Diane Stone, 402 Fox Hollow, presented a 37 signature petition expressing opposition to the development, 12 of the petitioners live inside the City limits. Ms. Stone stated her concern was the small size of the lots. Thompson stated that the Commission does not consider the property owners within the City limits versus those living outside the City. The State requirement for notification was followed, notice was printed in the newspaper, and signs were put on the property, and property owners living within the City limits bordering the property were notified in writing because City tax roles only include those within the City. Denny Lynes, 1630 Rolling Lane, expressed opposition to the development, due to the small size of the lots, the location of lift station near existing residencies, and siding on the houses rather than brick. John Reschke, 2155 Stone Road, expressed opposition to the development, due to the increased traffic and required maintenance of the area roads. Mr. Reschke asked when would the area between the proposed developments on Stone Road be annexed into the City limits? Commissioner Porter stated when the residents' request to be annexed, the City will consider annexation but the City does not initiate hostile annexation. Bill Ward, 950 Galacins, expressed approval for the development, however, expressed opposition to the lack of notification. Mr. Ward asked about the moratorium on multi- family residents. Thompson stated that there is no moratorium on multi-family residents, but rather there is on individual mobile homes or subdivision lots. Thompson stated that the notification list came from the Collin County Tax Appraisals Office for the property owners within the City limits 200 feet around the proposed project. Mr. Ward asked where the funds to match the development come from? Thompson stated that the City puts limited funds into building roads and rather the developer would escrow monies to expand the roads and build them within his development. Patsy Lander, 13 Hillside View, stated that the goal would be to have the best for the City of Wylie. Ms. Lander did express opposition to the development due size of the lots which do not meet with the Zoning Ordinance. Gwendolyn Ruyle, 2300 Troy Road, expressed opposition to the development due to the wildlife being destroyed. Thompson stated that the proposed development does include a greenbelt for preservation for wildlife. P&Z Commission Meeting November 6, 2001 Page 7 of 9 Leon Isbell, 106 Beaver Creek, expressed opposition to the development, based on Stone Road and Troy Road traffic and smaller lot sizes. Janet Bontrager, 1565 Bozman, asked when the multi-family residences will be built? Rich stated that the apartments would be built during the fourth or fifth year. The Commission asked analysis of phases. Rich stated that there are some issues that will be addressed at a later time, specially the main thoroughfare into Village Center, but phasing will general begin along F.M. 544 on the northwest side and the retail and apartment will be constructed once roads and enough residences are available to support them. Charlie Harrison, 907 E. Stone Road, expressed opposition to the widening of Stone Road because of the many houses already fronting it. Grace Reschke, 2155 Stone Road, expressed opposition to the development due to no school in the area. Pete Zeller, 1019 Foxwood Lane, expressed opposition to the development due to traffic. Chairman George closed the Public Hearing. Motion was made by Commissioner Chapman, seconded by Commissioner Snider, to approve the zoning from Agriculture to Planned Development as submitted. Motion passed 4—3, with Commissioners Wiseman, Ahrens and George voting against. ACTION ITEM 1. Consider a recommendation to the City Council regarding a Preliminary Plat for the Southplace Estates Phase IV Addition, generally located east of South Ballard Avenue (F.M. 2524) and the Southplace Estates Phase I and II Additions and south of Stone Road (F.M. 544 and the Wylie Independent School District Complex, being all of a certain 8.674 acre tract of land situated in the Allen Atterberry Survey, Abstract No. 23, City of Wylie, Collin County, Texas. Thompson stated that this Preliminary Plat would create Southplace Estates Phase IV, adjoining to the east of Phases I and II. The proposed property includes 8.64 acres and will create 29 lots. Thompson stated the Plat does include alleys with roadways. There are no alleys on the north side due to a large gas line. Commissioner George requested clarification on Alamo Drive. Thompson stated that Alamo Drive is being developed to create a loop around the subdivision for emergency access and continuation of utilities. P&Z Commission Meeting November 6, 2001 Page 8 of 9 Motion was made by Commissioner Ahrens, seconded by Commissioner Chapman, to approve the Preliminary Plat as submitted. Motion passed 7—0. 2. Consider and act upon approval of a Site Plan for the Collision Center Paint & Body, Inc., located at 1201 State Highway 78 South at Century Way, being Lot 1, Block A of the Highway 78 Business Park Addition, a replat of Lot 1, Block A of the Century Business Park Addition recorded in Volume K, Page 777 of the Map Records of Collin County, Texas, situated in the D. Strickland Survey, Abstract No. 841, City of Wylie, Collin County, Texas. Thompson stated that this is an 1.839-acre lot created by a replat in December of 1998. The applicant intends to construct a single 17,750 square feet building for the shop and office of an automotive repair business. The area is currently zoned industrial use and the use is allowed. The revised Zoning Ordinance recommends this area be zoned Business Center and unless modifications are made, that use will be nonconforming to the new Zoning Ordinance. Bill Waits, Southfork Enterprise, 2817 Main Street, Rowlett, Texas is the General Contractor, stating that the building will have a masonry wall along Highway 78 and Century Way. There will be a tree screen on the eastside. Mr. Waits stated further that the owner, Mr. Vanmeter, has a rule that no care will be parked outside overnight in the front of the building. Kirk Vanmeter, 2100 Highway 66, Rowlett, Texas, President of Collision Center in Rowlett and Garland, stated that the proposed property would not be a replica of Garland facility as was indicated in the previous Commission meeting but has a different design to meet Wylie Codes. Commissioner Ahrens stated that the pole sign did not concur with the new ordinance. Mr. Waits stated that a pedestal/monument sign would be constructed. The Commission and applicants discussed the type of masonry and the boundary lines for the screening. Mr. Waits and Mr. Vanmeter both concurred that masonry will be extended to the back around the first bay. For artistically purposes more trees will be on the east side. Motion was made by Commissioner Ahrens, seconded by Commissioner Wiseman, to approve the Site Plan with the stipulations that masonry be wrapped to the first bay, a monumental sign replace the pole sign, correcting typo on fire lane from 20 foot fire lane to 24 foot fire lane, Aristocrat Pear trees be specified on Century Way, and the wall facing Highway 78 be masonry. Motion passed 7—0. P&Z Commission Meeting November 6, 2001 Page 9 of 9 ADJOURNMENT Motion made by Commissioner Ahrens, seconded by Commissioner Chapman to adjourn at 10:45 p.m. Motion passed 7—0. Michael George, Chairman M V. adley, Secretary