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05-07-2002 (Planning & Zoning) Minutes MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting May 7, 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: Steve Ahrens Mary V. Bradley, Secretary William Chapman Terry Capehart, Planner Michael George Claude Thompson, Director Don Hughes Mike Phillips Tony Snider Commission Members Absent: Carter Porter CALL TO ORDER Chairman George called the Regular Meeting to order at 7:05 p.m. PLEDGE AND INVOCATION Commissioner George offered the Invocation and Commissioner Phillips led the Pledge of Allegiance. CITIZEN PARTICIPATION No one appeared to speak. MISCELLEANOUS ITEM Chairman George introduced and welcomed Commissioner Hughes. CONSENT AGENDA ITEM 1. Consider and act upon approval of the Minutes from the April 16, 2002 Regular Meeting. Motion was made by Commissioner Ahrens, seconded by Commissioner Chapman, to approve the minutes as submitted. Motion passed 5 —0. P&Z Commission Meeting May 7, 2002 Page 2 of 5 PUBLIC HEARING 1. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning from Community Retail (CR) to Planned Development District (PD) for Retirement Housing, being a 5.139 acre tract of land generally located east of State Highway 78 South and south of East Kirby Street (F.M. 544), and being situated in the E.C. Davidson Survey, Abstract No. 267, City of Wylie, Collin County, Texas, and being a portion of the called 5.232 acre tract described in a deed to Ross S. Bagwell and Paula D. Bagwell, Agland Chemical Money Purchase Plan and Agland Chemical Profit Sharing Plan as recorded in County Clerk's File No. 94-0078165, Deed Records of Collin County, Texas. (Zoning Case 2002-03) Thompson stated that the applicant is requesting rezoning of the subject property from Community Retail (CR) to a Planned Development (PD) District in order to develop 150 attached dwelling units and common community center, as a retirement residential community restricted to senior citizens. The property totals 5.139 acres in size. Properties abutting the subject property to the north and west are zoned Community Retail (CR) District. Properties abutting to the east and south are currently zoned Single Family Residential (SF-8.5) and developed with single-family residences on 7,300 square feet lots (the old SF-3 zoning). The Comprehensive Plan recommends Commercial uses, including retail and offices, for this property. However, the property's limited access and visibility from a public street as well as the adjacency to single-family residences limit its attractiveness for retail uses and support its use for some attached residential use such as that proposed. Thompson noted increasing demand for senior housing, and discussed the three separate definitions for senior housing, each having characteristics and special design needs. The first one is independent living that provides no on-site medical or personal assistance to individuals with normal physical and mental capacities. Independent Living is treated as Multi-Family and allowed within the Community Retail District only as part of a mixed- use development. The second is assisted living that provides some medical and personal assistance to individuals with some level of reduction to physical and mental impairment, and is allowed by right within the CR District. The last one is nursing/convalescent home provides full medical and personal assistance to individuals with severe physical and mental impairments, also allowed by right within the CR District. Thompson stated that the proposed project clearly conforms only to the independent living definition, explaining the need for a Planned Development District. The property is effectively landlocked, accessible from State Highway 78 only by a platted 28 feet wide access easement along the western boundary of the Brookshire's property, and by the residential Valentine Lane to the southeast. The vehicular access to the subject property will be across Brookshire's property. Egress/ingress by the P&Z Commission Meeting May 7, 2002 Page 3 of 5 residential Valentine Lane will be restricted to emergency vehicles only. This restricted access limits the potential of the subject property to support either higher-density commercial or traditional apartment development. An east-to-west flow, 60 feet wide drainage easement transects the southern portion of the property, separating the adjacent residences. Thompson stated that the recommendation from Staff for denial is based on the proposed density of 29 dwelling units per acre which is an inappropriate variance from Wylie's long-held philosophy of limiting multifamily residential density to 15 dwellings per acre. Additional variances related to this higher density, such as increased building height, reduced parking and reduced setback from abutting residential uses, are also unjustified. Staff supports the use and the Conditions of the PD expressly limit occupancy to senior citizens and guard against the complex converting to traditional Multi-Family occupancy. Commissioner Snider entered the meeting at this time, approximately 7:25 p.m. Barry Knight, 5400 Renaissance Tower, Dallas, Texas, representing the applicant Texas Affordable Communities, stated that the property was chosen due to its location at the center of Wylie and its proximity to Brookshire's and Eckerd's as well as the hospital. The property would have four employees. Knight stated that the critical mass density for such a use is important to support the amenities that are provided in the community center and to maintain a level of affordability of the project to the seniors. This is a not a traditional Multi-Family characteristic, but is a senior housing project, with limited traffic and many special services on site. There will be a large community center with a variety of activities, on site beauty shop, and a business center with computers. Knight stated that all the units will be two bedrooms. Half of the units will be a minimum of 750 square feet with a bedroom and smaller study/bedroom and the other half will be 843 square feet with two full-sized bedrooms. Knight stated that the funding is in place, and the rent will be approximately $600.00 per month, which does not include utilities but yet is less than the market rate. There will be three elevators with two being emergency accessible. Commissioner Hughes asked how long would the $600.00 a month rent is in effect. Tony Sisk, Texas Affordable Community, 25 Highland Park Village, Dallas, Texas, stated that the government funding is for 30 years and that the rates are generally restricted with the land and project, but the rates may go up proportionately to cost of living and social security. Sisk and the Commissioners discussed the need for the number of units and the resulting density and building height. Sisk stated that the project was chosen to receive funding from the State and the closing date is July 15, 2002. The number of units justify the economics of the funding needed for this project and change in the number of units/density would favor other projects elsewhere and loss of funding for this one. P&Z Commission Meeting May 7, 2002 Page 4 of 5 There was discussion of the type of tax credit and the market rate between the Commissioners and the applicants. Sisk stated that the development is age-restricted no one is allowed as a resident younger than 55 years old. No children will be allowed to live on the premises. Rents are related to the seniors' incomes. Marc Tolson, 8251 Bedford-Euless Road, North Richland Hills, Texas, represented the architect for the project, stated that the proposed development is similar to developments in Plano, Mesquite and McKinney. Commissioner Snider questioned the walking distance of the parking spaces from the elevators. Tolson responded that the elevators are generally located within 200 feet of all units and parking. There will be two emergency access elevators, one on each end of the development. Knight stated that there will be continuous transportation provided to the residences, which means that a number of the parking spaces will not be used. The transportation instrument will be a bus and probably will be parked in the visiting parking area. Knight stated that there is a little bit of confusion to the access of the property. The access to Valentine Lane will be only for emergency vehicles. The actual access to the property from S.H. 78 is from access easement dedicated by all the property owners including Brookshire's tract but was dedicated before Brookshire's was built and older than the Brookshire's Plat. That instrument provides access to the property. The applicant is working with the hospital for additional access across the hospital property. Knight expressed concern for traffic between Brookshire's and the hospital and vice versus. Commissioner Hughes requested a copy of the easement be provided to the staff and Knight stated that they would be happy to provide it to staff. Commissioner George opened the public hearing. Ross Bagwell, Box 369, Claude, Texas, owner of the land stated that several housing and commercial developers have reviewed the land and all went away because of the access problems. This use is the best proposal so far. Commissioner Ahrens suggested that the proximity slope could be adjusted since there is an elevation differential between the residential property and the subject property, but some closer compliance needs to be attempted. Knight offered that the height of the retirement building abutting the residential property could be lowered to two story and build up to three story along the inner court, meaning a loss of about 10 units. Commissioner George closed the Public Hearing. Motion made by Commissioner Ahrens, seconded by Commissioner Chapman, to approve the change in zoning from Community Retail to Planned Development District with the exception that on the buildings along the east side of the subject property be reduced to 2-story from 3-story and that the legal instrument establishing the access easement be provided to Staff. Motion passed 4—2, Commissioners Snider and George voting against. P&Z Commission Meeting May 7, 2002 Page 5 of 5 ACTION AGENDA 1. Consider a recommendation to the City Council regarding a Replat of Lots 1 A and 1 B, Block A, of the FM 544/Springwell Addition, being a certain 1.894 acre tract of land generally located north of F.M. 544 and west of Springwell Parkway, and being situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas. Thompson stated that the request will create two lots from the existing single Lot 1 of Block A of the FM 544/Springwell Addition. This replat is intended to create the 0.746 acre Lot 1B in order to accommodate the Wylie Car Wash, a site plan for which is also on the current agenda for review. There are currently no plans for development of the remaining Lot 1A, which 1.148 acres in size. Motion was made by Commissioner Phillips, seconded by Commissioner Chapman to recommend approval. Motion passed 6—0. 2. Consider and act upon approval of a Site Plan for the Wylie Car Wash, located at 2951 F.M. 544, and being Lot 1A, Block A of the FM 544/Springwell Addition, City of Wylie, Collin County, Texas. Thompson stated that the Site Plan under consideration will allow a multi-bay manual car wash facility on the 0.746 acre Lot 1 B created by the previously approved replat. Brandon Blythe, 515 East Gaston, Wylie, Texas, applicant, stated that there would be a monument sign and that the buildings will be 100% masonry. There is a three feet difference in elevation of the railroad tract separating the proposed site and the residential property to the north. The exact architectural design of the building is not completed, but the building may have a composite type roof. Craig Wallendorf, 376 West Main, Lewisville, Texas, represented the Architect for the subject property, stated that the lighting along FM 544 would be standard cut-off lights and there will be no protrusion onto FM 544. Motion was made by Commissioner Phillips, seconded by Commissioner Ahrens, to recommend approval to the Site Plan. Motion passed 6—0. ADJOURNMENT Motion made by Commissioner Ahrens, seconded by Commissioner Phillips, to adjourn at 8:40 p.m. Motion passed 6—0. '1AZ • V oAcx-ADA Michael eorge, Chairman M. V. radley, Secreta6'