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02-05-2002 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting February 5, 2002 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, Director Michael George Mary V. Bradley, Secretary Mike Phillips Terry Capehart, Planner Carter Porter Tony Snider Commission Members Absent: Steve Ahrens Gary Wiseman CALL TO ORDER Chairman George called the Regular Meeting to order at 7:03 p.m. PLEDGE AND INVOCATION Commissioner 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 January 15, 2002 Regular Meeting. Motion was made by Commissioner Porter, seconded by Commissioner Snider, to approve the minutes as submitted. Motion passed 5 —0. P&Z Commission Meeting February 5, 2002 Page 2 of 5 PUBLIC HEARING AGENDA 1. Hold a public hearing and consider a recommendation to the City Council regarding proposed revisions to Architectural Requirements of the Comprehensive Zoning Ordinance, including the Residential Exterior Facade Material of Section 3.4.F.1, the Repetition of Single Family Residential Unit Designs of Section 3.4.F.6 and 7, the Village Residential Front Entry Cover of Section 3.4.F.9, and the Village Residential Garage Door Offset of Section 3.4.F.11. Thompson stated that the new Residential Districts were adopted in July 2000 by the City Council with the desire to encourage flexibility of design as well as raise the standards of construction. From the time of adoption no developers have fully implemented the new flexible point system. Since that time several work sessions were held with numerous builders and developers in attendance, and the several issues were raised concerning the architectural requirements for Single Family Districts. The purpose of this Public Hearing is to consider several issues concerning the architectural requirements for Single Family Districts. The first revision discussed was the exterior facade material from "100% brick or stone" to 100% masonry on the front facade and 80% masonry on the remaining walls (masonry to include brick, stone and composite cementitious products as approved by the Building Official). Discussion between the Commissioners and Staff whether defining the composite cementitious or leaving to the Building Official to define. Conclusion was to revise the requirement to state 100% masonry on front facade and 80% masonry on the remaining walls (masonry to include brick, or stone units, stucco, EFIS and other composite cementitious products thereof as approved by the Building Official.) The second revision was the Repetition of Same Floor Plan and Street Elevation from skipping 7 lots on the same side of the street and 4 lots skipped on the opposite side of the street to require skipping 4 lots on the same side of the street and 2 lots skipped on the opposite side of the street before repeating the same elevation and no floor plan repeated side by side. Representatives of the building industry who spoke at the hearing were concerned the requirement to skip so many lots would reduce the flexibility of developing the lots by almost having to pre-plat all of the lots. Kent Lytle, 3901 Georgetown, Sachse, Texas, builder for Choice Homes, spoke in favor of the 4 lots skipped on the opposite side of the street and 2 lots skipped on the opposite side of the street before repeating the same elevation and no floor plan repeated side by side. However, voiced concern of who would be policing the developments. Commissioner George stated that the Building Inspections should be policing the developments. P&Z Commission Meeting February 5, 2002 Page 3 of 5 The third revision was the Village Residential Front Entry Cover, from required 40 square feet minimum front porch with 4 feet minimum depth to 20 square feet minimum front porch with a 5 feet minimum width. Thompson stated that the 40 square feet with 4 feet minimum depth is required on all residential units of 1,900 square feet and up. The 20 square feet minimum front porch with a 5 feet minimum width would be consistent with all other housing types and now all the single family attached would have at least a 20 square feet porch. The fourth revision is on the Village Residential Garage Door setback. The current code states the garage must be offset from the main facade but the definition of the offset is not stipulated. The Commission recommended 12 inches because anything higher than 12 inches requires special foundation treatment. Thompson stated that the dimension on all the housing types 1,900 square feet and above have definition of 5 feet offset. Without this definition the Building Official would tend to define is as 5 feet and on a smaller 1,700 house the requirement is excessive. Discussion of where the offset should be, whether the offset would be when the garage is facing a street or alley. Conclusion of the discussion was to have the offset for a garage when facing a street and not an alley. Ryan Betz, 3838 Oaklawn, Dallas, Texas, represented Skorburg Company, spoke in favor of the revisions. Jamie Esparza, 1527 Autumn Mist Drive, Lewisville, Texas, represented Centex Homes, spoke in favor of the revision. Motion was made by Commissioner Phillips, seconded by Commissioner Porter, to recommend revisions to Zoning Ordinance with the following changes on 100% masonry on front facade and 80% masonry on the remaining walls (masonry to include brick or stone units, stucco, EFIS and other composite cementitious products thereof as approved by the Building Official) and the approve the second, third and fourth revisions as written. Motion passed 5 —0. 2. Hold a public hearing and consider a recommendation to the City Council regarding proposed revisions to the Townhouse (TH/15) District Requirements of the Comprehensive Zoning Ordinance, including the Minimum Lot Size and Dwelling Unit Size of Section 3.3.B. Thompson stated that new Residential Districts and requirements were adopted in July 2000, which combined Duplex (2F) and all other Single Family Attached (SF-A) residential types into one Townhouse (TH/15) District. The lot area for the current requirement is 4000 square feet minimum. The proposed revision is 3000 square feet minimum for interior lots where 3 or more units are attached on zero lot lines and 4000 P&Z Commission Meeting February 5, 2002 Page 4 of 5 square feet minimum for all others. The minimum unit size current requirement is 1,500 square feet minimum and the proposed is 1,000 square feet minimum. After discussion of the side yards requirements, the Commission concluded that revising the requirement to 3,500 square feet minimum and 3,000 square feet minimum for interior lots where 3 or more units are attached on zero lot lines. Thompson pointed out that Single-Family detached dwellings are more often purchased at least partially as investment properties and for rental occupancy. Therefore the dwelling size should correspond more closely to its multifamily competitor than to the owner occupied detached housing. The required size of multifamily units is 900 to 1,000 square feet compared to 1,500 square feet for attached units and 1,700 square feet for the smallest allowed detached housing. After much discussion the Commissioners concluded revising the dwelling size to 1,000 sq. ft. minimum for duplex units and 1200 sq. ft. for all others. Thompson pointed out a conflict with parking. The previous code required that no parking shall be allowed within the front yard and that setback is 20 feet. The required Townhouse District has a setback of 15 feet, which does not allow parking space. Thompson stated that all required parking must be located behind the front building line. Thompson suggested the requirement for Single Family Attached to be 2 parking spaces required for every dwelling unit and one of which must be enclosed and eliminate the additional half space for guest parking within the development. All parking spaces shall be located behind the front building line. Larry DeBerry, 8277 PR 5397, Nevada, Texas, represented developer for Townhouses, stated that the parking requirement previous is one enclosed parking space and one off street behind the front building line, at that time the building line was 25 feet. In the current requirement does not allow parking with 15 feet setback. After discussion with the Commission and DeBerry, the conclusion was for the parking two spaces for every dwelling one of which must be enclosed. All required parking shall be located behind the front building line. Ryan Betz, 3838 Oaklawn, representative from Skorburg, wanted clarification on the Single Family Dwelling Detached listed on the Townhouse heading in Figure 5-3 of the Zoning Ordinance. Motion was made by Commissioner Porter, seconded by Commissioner Phillips to the following revisions; propose revising 3,500 square feet minimum lot sizes with 3,000 square feet interior building with 3 or more units from 4,000 minimum lot size. Propose revising the dwelling size to 1,000 sq. ft. minimum for duplex units and 1,200 sq. ft. for all others. Recommend that the parking have one enclosed space and one behind the front building line. Remove Single Family Dwelling Detached from the permitted uses under the Townhouse heading in Figure 5-3 Land Use Tables. Motion passed 5 —0. P&Z Commission Meeting February 5, 2002 Page 5 of 5 ADJOURNMENT Motion made by Commissioner Porter, seconded by Commissioner Phillips, to adjourn at 9:40 p.m. Motion passed 5 —O. IvUci,,,C A . Michael George, Chairman ary . Bradley, Sec tary