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09-03-2002 (Planning & Zoning) Agenda Packet Planning & Zoning Commission Itill a .. City of Wylie September 3 , 2002 Regular Business Meeting AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday, September 3, 2002 7:00 p.m. CALL TO ORDER INVOCATION & PLEDGE OF ALLEGIANCE CITIZEN PARTICIPATION CONSENT AGENDA 1. Consider and act upon approval of the Minutes from the August 20, 2002 Regular Meeting. ACTION AGENDA 1. Consider a recommendation to the City Council regarding a Final Plat for the Barber Addition, being all of a certain 8.00 acre tract of land, generally located south of F.M. 544 and east of Regency Drive, as described in a deed to Austin Wylie Realty, LTD, as recorded in Volume 4921, Page 1206 of the Deed Records of Collin County, Texas, and being situated in the William Sachse Survey, Abstract No. 835, City of Wylie, Collin County, Texas. PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single-Family Residential (SF-8.5/17) to Planned Development (PD) for Single-Family Residential, generally located east of Ballard Street and east of the existing Southplace Phase IV Addition, being a portion of a 48.516 acre tract, as described in County Clerk's File No. 95-0018290 of the Deed Records of Collin County, Texas, and being all of a certain 12.754 acre tract of land situated in the Allen Atterberry Survey, Abstract No. 23, City of Wylie, Collin County, Texas. (Zoning Case 2002-08) P&Z Agenda September 3, 2002 Page 2 2. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single-Family Residential (SF-8.5/17) and Neighborhood Services (NS) to Planned Development (PD) for Single-Family Residential, generally located east of Ballard Street and south of the existing Southplace Phase I Addition, being a portion of a 48.516 acre tract, as described in County Clerk's File No. 95-0018290 of the Deed Records of Collin County, Texas, and being all of a certain 10.129 acre tract of land situated in the Allen Atterberry Survey, Abstract No. 23, City of Wylie, Collin County, Texas. (Zoning Case 2002-09) 3. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single-Family Residential (SF-8.5/17) to Planned Development (PD) for Single-Family Residential, generally located east of Country Club Road (F.M. 1378) and north of Park Blvd, being a portion of that tract of land described in the deed to Birmingham Land, LTD., as recorded in County Clerk's File No. 94-0029675 of the Deed Records of Collin County, Texas, and being a 5.911 acre tract of land and a 8.044 acre tract of land situated in the J. McUlmurry Survey, Abstract No. 629, City of Wylie, Collin County, Texas. (Zoning Case 2002-10) 4. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single-Family Residential (SF-10/19) to Planned Development (PD) for Single-Family Residential, generally located east of Country Club Road (F.M. 1378) and south of Park Blvd, being a portion of that tract of land described in the deed to Birmingham Land, LTD., as recorded in County Clerk's File No. 98-007022 of the Deed Records of Collin County, Texas, and being a 94.121 acre tract of land situated in the D.W. Williams Survey, Abstract No. 695, City of Wylie, Collin County, Texas. (Zoning Case 2002-11) 5. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Single-Family Residential (SF-10/19) to Planned Development (PD) for Single-Family Residential, generally located east of Country Club Road (F.M. 1378)and north of Birmingham Farms Phase 2A and the Meadows of Birmingham Phase 1 Additions, being a portion of a tract of land described in a deed to Birmingham Land LTD., as recorded in Clerk's File No. 98-007022, Deed Records of Collin County, Texas, and all of a tract of land described in a deed to Wylie I.S.D., as recorded in Volume 2493, Page 580 of the Deed Records of Collin County, Texas, and being a certain 80.767 acre tract of land situated in the D.W. Williams Survey, Abstract No. 1021, the Mercer Phelan Survey, Abstract No. 695, City of Wylie, Collin County, Texas. (Zoning Case 2002-12) ADJOURNMENT Pyeled,Friday, August 30,2002, at 5:00 p.m. THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT442-8100 OR TDD AT 442-8170. MINUTES PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North, Wylie, Texas 75098 Regular Business Meeting August 20, 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: Jeff Adamcik Claude Thompson, Director Michael George Mary V. Bradley, Secretary Don Hughes Terry Capehart, Planner Carter Porter Dale Jackson, Building Official Mike Phillips Tony Snider Commission Members Absent: William Chapman CALL TO ORDER Chairman George called the Regular Meeting to order at 7:00 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 August 6, 2002, Regular Meeting. Commissioner Porter recommended words to be added in the last line of the second paragraph of page two stating "...directed to those walls and must be viewed from the street." In the next paragraph, "...and the current draft continues to favor..." In the same paragraph the next to the last line changing a word to "much". In the next to the last paragraph, the word should be "borrowed". Motion was made by Commissioner Phillips, seconded by Commissioner Hughes, to approve the minutes with changes noted. Motion passed 5 —0. P&Z Commission Meeting August 20, 2002 Page 2 of 5 ACTION AGENDA 1. Consider a recommendation to the City Council regarding a Preliminary Plat for The Village Addition, generally located south of Fleming Drive and east of Westgate Way between the Westgate Hollow Addition and the Bachon Townhomes Addition, being all of a certain 16.842 acre tract of land, as described in a deed to David Litowitz as recorded in County Clerk's File Number 93-0100356 of the Deed Records of Collin County, Texas situated in the E.C. Davidson Survey, Abstract No. 266, City of Wylie, Collin County, Texas. Thompson stated that the Preliminary Plat will create 130 single-family residential lots for attached housing and one additional platted lot for entry features to be maintained by the Homeowners Association. The subject property totals 16.842 acres in size. This tract of land has been zoned for Multi-family (MF) Residential uses since 1985. With the adoption of the new Zoning Ordinance in February of 2002, Single-family attached dwellings are now permitted within the MF District when only apartments were allowed within the MF District previously. This project includes both duplexes and townhouses and is being developed to Townhouse (TH) District standards, with individual lots for each dwelling and a minimum of 3,500 square feet for exterior lots with side yards and 3,000 square feet for interior lots without side yards. The Plat provides for the last portion needed to complete the extension of Fleming Drive between Cottonbelt and Westgate Way. Commissioners questioned the detention basin located on the south end of the property. Thompson stated that the apartment property to the east of the subject property is building a large detention basin that out falls under the railroad and the subject property must also accept some out fall of that detention basin. Chris Walton, Dal-Tech Engineering, 17311 Dallas Parkway, Suite 200, Dallas, represented as the engineer, stated that the measurement for the drainage channel and detention on the subject property will still need to be reviewed with the City Engineer. However, based on preliminary measurement, the maximum water depth will be approximately six (6) inches, which can be accommodated within the curbed street and only for a few minutes during a maximum rainfall. A motion was made by Commissioner Snider, seconded by Commissioner Hughes, to recommend approval as submitted. Motion passed 6—0. P&Z Commission Meeting August 20, 2002 Page 3 of 5 PUBLIC HEARING 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, generally located west of F.M. 544 south and south of Stone Road and Stoneridge Farms Addition, being all of a certain 45.07 acre tract of land, as described in Volume 309, Page 285, of the Deed Records of Collin County, Texas and being the same tract described in Volume 2359, Page 296 of the Deed Records of Collin County, Texas, situated in the A. Atterbury Survey, Abstract No. 23, City of Wylie, Collin County, Texas. (Zoning Case 2002-06). Thompson stated that a letter was received prior to the meeting and made available to the Commissioners that the applicant wishes to withdraw the request and application. A motion was made by Commissioner Snider, seconded by Commissioner Hughes to accept the withdrawal. Motion passed 6—0. 2. Hold a Public Hearing and consider a recommendation to the City Council regarding revisions to the Sign Regulations. Thompson stated that since 1981 there have been sign regulations incorporated into the Zoning Ordinance. However, when the City Council reviewed the revisions to the Zoning Ordinance in December through February, the sign regulations were withdrawn for further review. The sign regulations will be freestanding and separate from the Zoning Ordinance, and administered directly by the Building Official. Dale Jackson, City of Wylie Building Official, stated that the current draft of sign regulations is the same as those considered in the work session held on August 6, 2002, except for three changes. One revision is the legal editorial change made by the attorneys that does not change the requirements. The second change is the height of pole signs was increased from twenty (20) to twenty-five (25) feet for the non-residential, multi-tenant uses as the Commission recommended. The last revision is for pole signs, for which the draft offers two options for Commissioners and Council to decide between. One option is to disallow pole signs entirely within the city of Wylie. The second option would allow pole signs within Business Center and Commercial Corridor zoning districts rather than only along Highway 78 as previously considered. Thompson suggested that there are actually four available options regarding pole signs; (1) allow pole signs everywhere; (2) allow pole signs nowhere; (3) allow pole signs only along Highway 78 within 50 feet of the right-of-way; or (4) allow pole signs only within BC and CC zoning. The Commission may consider either or a combination of these options. P&Z Commission Meeting August 20, 2002 Page 4 of 5 The difference between a single pole and multiple poles was discussed. Jackson stated that the definition of pole signs is intentionally broad, but in the section for pole signs a more detailed requirement states the sign must have at least two poles. Commissioner George polled the Commissioners regarding the advantage and disadvantage of allowing pole signs. Commissioner Adamcik stated that there is really no rational way to eliminate the signs along Highway 78 or to restrict them only in BC and CC zoning, and favored leaving these options open for further review and revision at a later time. Commissioner Snider stated that there is a need for larger pole signs, recommended pole signs be allowed for property of 30,000 square feet or larger and if located within the BC or CC zoning. Thompson stated the Zoning Ordinance breaks building size at 5,000 square feet for allowing nonresidential uses within the BC and CC zoning. Commissioner George opened up the Public Hearing. No one was present to address the item. Commissioner George closed the Public Hearing. Motion was made by Commissioner Snider, seconded by Commissioner Adamcik, to recommend approval of the sign regulations with the amendment of that E (1) on page 24, number 7 state pole signs are allowed for single-use buildings of 30,000 square feet or greater within the BC or CC districts. Motion failed 3-3. Motion was made by Commissioner Porter, seconded by Commissioner Adamcik, to recommend approval of the sign regulations eliminating the option E (1) on page 24, number 7 which states pole signs are allowed for single-use buildings of 30,000 square feet or greater in the BC or CC districts. Motion failed 3 —3. Thompson suggested that the report submitted to the City Council could state that the recommendation from the Planning and Zoning Commission is approval of the sign regulations, but requesting direction from City Council regarding whether to eliminate pole signs or allow them to some degree. Motion was made by Commissioner Phillips, seconded by Commissioner Hughes, to recommend approval of the sign regulations, including allowing pole signs within the BC and CC districts. Motion failed 2—4. Motion was made by Commissioner Snider, seconded by Commissioner Adamcik, to recommend approval of the sign regulation with the stipulation that no pole signs be allowed within the City of Wylie. Motion passed 4-2, Commissioner Phillips and Commissioner Hughes voting against. P&Z Commission Meeting August 20, 2002 Page 5 of 5 ADJOURNMENT Motion was made by Commissioner Hughes, seconded by Commissioner Phillips, to adjourn at 8:45 p.m. Motion passed 6-0. VA-:d24.0=4-e-hAinr----- V 6Vx Michael George, Chairman M Bradley, Secret City of Wylie Action Item No. 1 Final Plat Barber Addition Planning and Zoning Commission Meeting: September 3, 2002 Owner: Charles Barber Surveyor/Engineer: Ronald D. Smith, Surveyor, Inc. Location: 45 Steel Road Existing Zoning: Business Center(BC) Summary: The Final Plat for the Barber Addition includes 8.00 acres and will create a single lot for Office/Warehouse uses. This property is located within the Regency Business Park but has never been platted. The property is zoned Business Center(BC)District. The Site Plan and Preliminary Plat for the subject property were reviewed at the July 2, 2002 Planning and Zoning Commission meeting and the Preliminary Plat approved by the City Council on July 23, 2002. Section 212.005 of the Texas Local Government Code states that "the municipal authority responsible for approving plats must approve a plat that satisfies all applicable regulations". Section 212.009(a) states that "the municipal authority responsible for approving plats shall act upon a plat within 30 days after the date the plat is filed. A plat is considered approved by the municipal authority unless it is disapproved within that time period". Issues: 1. The Final Plat substantially conforms to the approved Site Plan and Preliminary Plat and complies with the Subdivision Regulations and all other pertinent code requirements of the City of Wylie. Final Plat—Barber Addition Financial Considerations: Plat application fees—Paid The applicant is aware that development impact fees must be paid prior to issuance of a building permit on each lot. Staff Recommendation: Approval The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Final Plat ... ST;TE OF TEXAS: ,..., STATE OF TEXAS:tT,,,r6T,E„.0F0FTEXAS:N: COUNTY OF COLUN: ,• COUNTY OF COLLIN: , memos,Austin Wyfie Realty,LTD,a Tex.limited partnership is the oener of a tract of land In. NOW THEREFORE KNOW ALL MEN BY THESE PRESENTS: William Sochse Survey,Abstroct No.835,CRy of Wylie,.ilin County,Texas,and being all that:root of Before me,the undersigned authority,on this day personally appeared Charles Barber,known to IC:c'TeCtilr'.1:,,rni;,wt.co:titcreLeTig Zrpdorrt=y°1"...,t1.1*.M.::::"12'.c'f"'I'd That Austin Wylie Reaity,LTD.,acting by and through.duly authorized agent,does hereby adopt thhi plat,designating the herein above described property as Barber an addition to the City of me to be the person whose name is subscribed to the above and foregoing instrument and acknowledged to w,ie,Coln counts Texas.The...lents shown thereon are hereby reserved tor the purposes Indicated. me that he executed the same for the purposes and consideration expressed and in the capacity therein BEGINNING at a 5/8-iron rod found for a corner at the southeast comer of said Au..Realty tract,the fie utility and fire lane easements shall be open to the public,fire and police units,garbage and rubbish stoted. cotlection agenda.,and all public and private utilit.for 410th particuiar use.The maintenance of pavng southwest comer of a troct conveyedd t,,,,o,nacrinlos EI.,IaLirsty,frit recorded initelume 34,3,,,O,1;17,7.5,23:.,e. on the utffity and fire lole easements le the responsibility of the property ovmer.No buildings,fences, GIVEN UNDER MY HAND AND SEAL OF OFFICE on this,the day of =ro I•tinCIty,uonftYilylil:lis':icor:rad In Catkisit G,Page;f2'of th:YDised Rumor.Of.6In eounty, trees,shrubs or other improvement.or growths ehall.conetruct.,reconstructed or placed upon,over or ,2002 Texas, acrose the easerrionts.shown,Said emements beIng hereby reeerved for the mutual use ond e.All and any public utility shall have THENCE North 89 degrees 37 minute.01 seconds Wait with the south I.of sold Auetin Fl.ity tract and fe, intae'74'tries". tru it.'"Yinq er the north line of sald.Rpency Business Park,Phase;,a distance of 776.67 feet ito a,1/2 iron rreoteori foundn iry'rWe'f'fi7renii4eariti'rweterectwtirs iy:tearrnlY on"thre'e=ron'i;all pua 7,...:.7,7 cr,l'ca:rt.ir„me:h:rtch: 'M'ytaamPrr'-jtibstn expires 'CI ablcernle7F1,"P"a;'37;lowfigthre ger&YearroVo7CPorn'CPcrhunry,liecLe="pot:t t'alloCbilnl tTletZthweet'd 1 full right of Ingress or egress to or from the said easements for the purpose of constructing,reconstructing, comer of said Austin Realty tract; 1,7,7713"1,fr".°t"Z'trir:rpnr9.Z411,1,,1°.Z.".}:".°"',"0„°:.1.„°:.Pcr.,;,V.V.rtiTyel:Z Ti7,!:r",,,,e";,°t"to, .111::=1'.. r.:1,"277.7°. :.°f.Ill-R.:aria,'trflr,: ,,—, ingre.and pre.to private property for the purpose of reading meters and ony maintenance or service rpuired or ordinarily performed by that utility.) STATE OF TEXAS: tthn:ctmOrlorro.%:e'd'IO"ItydcerL"TiaZfor174 deel:Inr='neat V27-tC:41;1471'tn.'tedwaireclOrirL*Of° rrmcTirtrienneewOrthwe"Zrete:nlr.nratd'itIsohnaciiii "`,'d:recnikat ro°,.°)".d7',"Igsgroct70:,°ran7"`"'" COUNTY OF COLLIN: Collin County,Texas; maintenance of manholes,cleanouts,fire hydrants.water services and wastewater services from the main THENCE North 89 dogre.56 minut.24 sec..Ecrst,.with the north line of said Auld.Realty tract and to the curb or pavement line,and description of such additional easements herein granted shall be Before me,the undersigned authority,on this day personally appeared Ronald D.Smith,known to me to .,hoerk,Touth,icine:f:,,stardorr,,,,tirnatd3t1).,0;o1:zed to a 1/2 Iron.found for a corner at the most eoutheasteny determined by th.location as hstalled. be the person whose name is subscribed to the above and foregoing instrument and acknowledged to me that he executed the some for the purposes and consideration expressed and in the capacity therein stated. T4risepitzproved subject to cd1 plotting ordinances,rules,regulations and resolutions of the City of TR7artEtrnacc'rtt,h2:0',1d3Ireeelltn%utne;tet Trod=owt7h2h:ror;'),°:::="0710',17.L'It7n°1..tit`7" GIVEN UNDER MY HAND AND SEAL OF OFFICE on this,the day of tCri yrt.of",11,47 ec"OtrhddintlaibitdetHrPrap715'ol ctIn..•ter:CO:7;Off=ICZt;',,alT::::raieldlir tc'"e Wane.my hand ot Wylie,Texas,this,the By day of 2002. ,2002 a.being lin rthe center of Steel Rood tan asphalt ro.). Charl.Barber-Owner THENCE North 89 degrees 56 minutes 24 East,withpthe north line of said Austin Rwityh troct and thef south NM'y'amPrin'ibstn expires raid°,fkuNi're:liral.tyinttr:crrie'r,:r5t.ht,es7*Cor?er'orKs:dil101in`,7.7,".""'cit th8"'-°'".""'° THENCE South,00 degrees,02 minutes 26.secondsofEgs4zi,,,h,t:,7de=nin;f3st.:14:.,us e g,atrreacflatnd..710;est et';e:foritc?,%Orr.:11:r t."f"t" SURVEYOR'S CERTIFICATE for I,Ronald D.Smith,a Registered Professional Land Surveyor in the State of texas,do hereby certify that I 'Recommended Approval. have prepared this plat from an actual on the ground survey of the land,and the monuments shown Dote thereon were found and/or placed under my personal supervision in accordance with the platting odes and Chairman,Planning ond Zoning Commis.. regulations of the City Plan Commission of the City of Wyiie,Texas. "'Approved for Conetruction• Dote Ronold D.Smith Registered Professional Land Surveyor No.4944 Mayor,City of Wylie,Texas -Accepted- Map,City of Wylie,Texas Date The undersigned,the City Secretry of the City of W,le,Texas,hereby c=rtorth=golinogif4alcity plat of the of Wylie was submitted to the City Council on the day of 2002,and the Council,by formal action,then ond there accepted the dedication of str.te,all.,parks.easements, CZrbtlii)cerl'acUctehOr=rhaet'Marjyracri rrZtelnrisle Tc::;t:craelh:nloff Ty'elign7:=err:crherrieni=cricti'br'Xibed. Witness my hand this day of A.D.,2002 ittYy:7cYlegr,YTexas VP•Cd' NOTICE: SELLING A PORTION OF THIS ADDITION BY METES AND BOUNDS IS A VIOLATION OF CITY ORDINANCE AND STATE LAW AND IS SUBJECT TO FINES AND WITHHOLDING OF UTILITIES AND BUILDING PERMITS. c....c. LOT 6 LOT 1 40":•;',...P. P,91:1),C•C'. —if.1.—31,INGRESS-VEGRESS Exsiaawr. 8.WATER —.—,—,, PK o. 30,DEDI-TED Fr-R.O.W. INGRESS&EGRESS EASEMENT.----- 125.88 125.87 r 12 ioo o so 100 200 400 e: I 7 OCg • • l!ciP! LOT 2 g.1 4,, M i sAgg,...cotb c, ,IN F'EET) , / 96fj1:4A IX i FINAL PLAT 0. . qa...,. 1.1 " 458.00MEALCR'ESAD oc,`COaSkg" "Zi ZONED-BC 11 c6, L * _—. N89.51'24"It 31 1.01 s' 1/21es es , .., 5,,,,,s- • 1 0 \\1°. ---- ......_ — BARBER '`'Gi ,, , \P., CI ,03.I.. c,g, ...ft/2-ieF --- _,,..,G.• C,,,,, \14\\'\-.S'N'iP"'" / 11 , WILLIAM SACHSE SUR. — ABST. NO. 835 Isil ——i.i,- -,. -- 8. ..„„L g ,P ---,,,,g. a c.c. ....- --- Icy, o•-• ..-- F., —— CITY OF WYLIE . ,ONEALZLI, , POINT OP CAPITAL ST. 'GINNING _ — ---. ...--- COLLIN COUNTY, TEXAS -- N69.37'01 II— 776.67 1 5o.c7— • 5/8-IRF LOCATION MAP ,,-, -----150.01' 150.01' 150.01' O. UDT LOT 11 LOT 12 CITY PLAN FILE NO, . . - JOHN P.PENNINGTON D . 10 LOT 13 FtEGENCY BUSINESS PARK,PHASE 2 VOL.2724,PG.986 (''' LEGENDSURVEYOR: RONALD D.Sell,SURVgYOR,INC. OWNER: CHARLES BARBER LOT 8 .-- .8 AS G,F,G.92 D.R.C.C.T. D.R.C.C.T. 30/N.GALLOWAY,sn.107•mecum.TEXAS 751411 7275 MOSS RIDGE lill [111.7 f Y.',WI.•',UFA 072)259-eset FAX(214)269-1297 PARKER,TX.75002 •-=.7...ii SEP 1 8 2002 DIRECTIONAL CONTROL-BEARINGS BASED ON COLA CO.FILE,92-0047145 D.R.C.C.T. 972-442-5197 —D—Kar— cm-CONTROL MONUMENT ALL IRON ROOS SET ARE CAPPED&MARKED WITH 114E NO.4944. B y —. — JOB NO.:01-370-PLAT DATE:6-05-02 4, MY of WYlie Public Hearing Item No. 1 Rezoning 02-08 Southplace Estates Phase V Planning and Zoning Commission Meeting: September 3, 2002 Owner: Attari GP1, LLC Applicant: Zena Land Development Location: East of Ballard Street, south of Stone Road and east of the Southplace IV Addition Existing Zoning: Single-Family 8.5/17 Residential(SF 8.5/17) District Requested Zoning: Planned Development (PD) District for Single-Family Residential Uses Summary: The applicant is requesting rezoning of the subject 12.754 acres to Planned Development (PD) District in order to continue development of the Southplace Estates single-family residential neighborhood in a manner comparable to the existing development. With adoption of the new City-wide Zoning Ordinance and Map in February of 2002, the subject property was rezoned from Single Family-2 Residential to Single-Family 8.5/17 Residential. Both the SF-2 and SF 8.5/17 Districts require a minimum lot size of 8,500, but dwelling size and other regulations differ. The property abutting the subject tract to the west is Phase IV of the Southplace Estates Addition, the Final Plat for which was approved by the City Council in July of 2002. Property to the south is platted as the Twin Lakes Addition, and is developing with lots of approximately 8,200 square feet under the previous SF-3 zoning. Property to the north is owned by the Wylie Independent school District and developed as the Intermediate School and sports complex. Property to the east is the City of Wylie park. 02-08, Southplace Estates-V PD Public Comment Forms were mailed to forty(40) property owners within 200 feet of this request. Two Comment Forms have been returned at the time of posting, both opposing the request. Issues: 1. The Comprehensive Plan recommends Suburban Residential use for the subject property, which envisions lots of 10,000 square feet and larger. The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and design of land and development. The proposed PD offers no enhancement or innovation of the standard requirements of the Zoning Ordinance. However, the proposal does provide for residences on this rather small and restricted tract which are comparable in size and character to existing abutting developments. 2. The Planned Development District proposes to apply the requirements of the Single Family 8.5/17 Residential District, with the following modifications: Development Proposed Required Minimums Condition Requirement for SF-LS District Lot Area Minimum—8,500 sq. ft. 8,500 sq. ft. Average lot size 9,389 sq. ft. Lot Width 65 ft. at building line 70 ft. at building line 40 ft.at property line Lot Depth 110 ft. 100 ft. Front Yard 15 ft. 25 ft. Rear Yard 20 ft. 30 ft. Side Yard 7 ft. 7 ft. interior 25 ft. for corner lots Dwelling Size 1,500 sq. ft. 1,700 sq. ft. 3. The proposed lot size within the PD complies with the requirements of the Zoning Ordinance and is comparable to lot sizes platted within both the Southplace Estates Phase IV Addition abutting the subject tract on the west and the Twin Lakes Phase II Addition abutting on the south. The PD proposes an average lot size larger than that required by the Zoning Ordinance and platted on abutting properties, and the proposed decrease in minimum lot width and increase in minimum lot depth do not effect the overall lot size 4. The yard dimensions proposed in the PD are smaller than both the current SF 8.5/17 requirements and those of the previous SF-2 and SF-3 which regulate abutting subdivisions to the west and south. The street side yards are proposed to be 7 feet wide rather than the 25 feet of both the current and previous regulations. 02-08, Southplace Estates-V PD 5. The minimum dwelling size of the proposed PD (1,500 sq. ft.) is smaller than the current requirement (1,700 sq. ft.) of the Zoning Ordinance. The proposed size is the same as the requirements of the previous SF-2 zoning of the Southplace Addition, but larger than that required by the previous SF-3 District (1,100 sq. ft.). A majority of the existing homes abutting the PD are larger than the proposed 1,500 sq. ft. The average size of dwellings within the Southplace Addition to the west is 1,783 and in the Twin Lakes Addition to the south and east is approximately 1,860 sq. ft. 6. The PD proposes the following substitutions to the Basic and Desirable Standard Requirements to replace those of the SF 8.5/17 Village Land Design of Figure 3-14 A Development Proposed PD Requirement oldie Condition Requirement SF-8.S District Trees One/front yard,equally spaced Street and Sidewalk Requirement, points awarded for equal spacing Driveways Lots w/o alley will have swing entry Architectural Requirement,offset garage only, lots with alleys garage entry and points if not on allowed rear entry primary street Public Open Space 25 ft. public access easement with 4 Land Design Requirement,points ft. walk connection to City park for wider easement and trail Park Dedication Fees in lieu of land Code allows either fees or land 7. The PD proposal eliminates consideration of the following Base and Desirable Standards of the Village Land Design and Street and Sidewalk Requirements: • Amenities along open space connection, such as lights, drinking fountain, benches, exercise equipment, enhanced paving, etc. — These could be added to some degree to the short connector to the City park, although not throughout the entire development. • Curvilinear streets — These are not feasible because the PD is a small tract which adjoins and continues an existing street pattern. • Entry feature, landscaping and signage — These are not feasible because the PD continues existing development with no major street frontage of its own. • Enhanced sidewalks and crosswalks — These could be added on a limited basis, but would not be consistent with the existing development which the PD continues. 8. The PD requires rear entry drives and garages when alleys are available and side swing garage and drive entry where there are no alleys. Alleys are provided in the proposed development, except for lots which abut the school and park property to the north and east. The developed properties abutting on the west and south provide existing alleys. 02-08, Southplace Estates-V PD 9. The PD proposes the following substitutions to the Basic and Desirable Standard Requirements to replace those of the SF 8.5/17 Village Architectural of Figure 3-14 D Development Proposed MultifamilyDistrict Contrition Requirement Requirement Exterior Wall 80%masonry all sides for 2-story, 100%masonry all sides Materials 100%masonry all sides for 1-story 8:12 pitch,asphalt or architectural Roof Dormers or combined hip and gable grade shingles and dormers/gables earn points Front Entry Cover 20 sq. ft. front porch 20 sq. ft. Garage Doors Not on street elevation Off-set or not on street side Mail Box One style through development Paired at lot line, one style earns points 10. The current Zoning Ordinance requires 100 percent masonry exterior siding on all sides of a dwelling, and defines masonry as brick, stone or cementacious composite materials. The PD proposes to allow 80% masonry on each side of two-story dwellings and require 100% only for single-story houses. The previous code required an average of 75% on all sides 11. The PD proposal eliminates consideration of the following Base and Desirable Standards of the Village Architectural Requirements: • Chimney enclosure — These could be added, as enclosure is required and masonry enclosure earns points. • Repetition of Floor Plans and Elevations — This could be added, as skipping of 4 lots on the same side of street and 2 lots skipped on opposite side is required and points provide for additional skipping. 12. The PD provides for streets measuring 27 ft. of pavement within 50 ft. of right-of-way, comparable to the existing streets adjacent to the development constructed under the previous Paving Standards. The current Thoroughfare Stanndards require 31 ft. streets within 55 ft. rights-of-way. 13. The subject tract is a small remaining residue which is completely surrounded by existing development. It is appropriate that development of this tract reflect a character similar to that of existing abutting properties. 02-08, Southplace Estates-V PD Staff Recommendation: Denial of the requested rezoning. Staff agrees that some variance of the development requirements of the current code is appropriate because this proposal is a final and minor continuation of existing development constructed in compliance with different requirements, and because the small size and square configuration of the subject tract makes it impractical or impossible to fully comply with the current code requirements. The proposed Planned Development District provides a compromise between the existing conditions and the new requirements in order to assure a quality development and the PD is innovative in this regard. However, proposed reductions in such requirements as the yard setbacks, dwelling size and masonry exterior walls are not justified. These characteristics are generally more visually recognizable, and surrounding developments already more closely comply with the code regulations. In this regard, the PD is not innovative but is rather an inappropriate method of achieving unwarranted variances. The appropriate mechanism for granting relief from legitimate hardships imposed by a site is not a legislative PD but the judicial Board of Adjustment. Staff would support a PD revised to comply more closely to these requirements of the current code. The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Location Map Conditions for the Planned Development District Development Plan Notification List and Response Forms ■l LLJLII 1 1 ND I Itld Liiil iH- . IF I; F. M. ^- 11.ghWK 544 OCs II" ,1r s.---________----6_,_ i • N p I i _ res il• i 1.. .._.._..�.. Ira a .rrv- __.. _ � �.. V.a - / -.. • !rive l f l ii i I/ L a) i ` C I \ cu I 1 Y I a ; i 75__i__i_- " i I i Er Clouder't Drive , , i.'.. .. 1!.°.,,.:„.frif / t. O C7 i.. �,,J 1 .:A R Rif I r l mr j i Co Lake Kravis Dr. L: o N O OL._ _ _ _ _1_'_�_ _ _ _ _ _ _ _ V a) O a I ` _1 I - a e I I v° O I N :r;v:"Tjff c > i----- ' 7� a exams Z _..7 r 4- Alanis Drive i i Ala ' I:IIt : tlttl !T .,.._ / /,`"/)0,4* /....._ . .!. /(1. - JIIMMIto 11.1•11111 ..M C 4 • i il libso.• 'artin rive _ ,- y 1� . ° s I j i i ' i i--Ck i j j _.._.._.._.._.._.. _._._._._._._._.._I._.._.._.._.._.._... :, 1 -t. 1 LOCATION MAP ZONING CASE #2002-08 CONDITIONS FOR PLANNED DEVELOPMENT DISTRICT Southplace Estates Phase V Tract 1 - 12.754 Acres East of Ballard Street and East of Existing Southplace I Zoning Case 2002-08 Description and General Conditions: 1. The principal use of this Planned Development District is for the development of single- family residential dwellings and to provide for an appealing residential area. This PD is intended to be defined and protected from the encroachment of uses which are not appropriate to a residential environment. Stability, appeal and efficiency are encouraged by the development of this in-fill property providing for residential consistency, as well as adjoining otherwise landlocked parcels. This Planned Development will provide for public access to the adjoining City park facilities. 2. This Planned Development District shall not affect any regulation found within the code of ordinances, except as specifically provided herein. 3. All regulations of the Single Family-8.5 (SF 8.5/17) District set forth in Article 3, Section 3.3.A of the Comprehensive Zoning Ordinance (adopted February 29, 2002) are included by reference and shall apply except as provided herein. Special Conditions: Streets and Alleys: • All streets shall be be constructed with 27 feet of concrete pavement (measured from back of curb to back of curb) within a dedicated right-of-way of 50 feet • No alleys shall be required or provided adjacent to the school and park properties Main Uses: The following uses are permitted as main uses in the PD: • Detached single-family dwelling • Transportation and utility easements, alleys, and right-of-way. • Temporary construction or sales office; which will be removed when construction work is complete • Public access to City Park. Lot Size/Density: 1. Area • Average lot size shall be 9,389 square feet. • Minimum lot size 8,500 square feet. • Largest lot size 16,000 square feet. 2. Percentage • 100% of the lots exceed 8,500 square feet. Development Conditions PD 2002-08 Page 2 of 2 3. Lot Width • 65 feet minimum at building line, no less than 40 feet at property line 4. Lot Depth • 110 feet minimum 5. Density • 3.5 dwelling units per acre maximum Lot Setbacks: • Front yard—Building line at front yards shall be 15 feet • Rear yard—Building line at rear yards shall be 20 feet • Side yard—Building line at side yards shall be 7 feet each side Village Land Design Requirements: Only the following conditions shall be required, and no other Base or Desirable Standards of Figure 3-14 shall apply. • Trees—One tree located in the front yard of all lots and evenly spaced will be required. • Driveways—Lots adjoining alleyways will allow rear entry garage access only; Lots with no alleyway will require front swing entry garage access only. • Public open space—Public access to the City Park facility will be achieved thru a 25 foot Public Access Easement containing a four 4 foot divided walkway. • Park Dedication—Fees will be paid in lieu of Park land dedication Village Residential Architectural Requirements: Only the following conditions shall be required, and no other Base or Desirable Standards of Figure 3-14 shall apply • Minimum residence square footage—The minimum residence square footage allowed within this Planned Development District shall be 1,500 square feet, area heated/cooled under roof. • Roof—Dormers or combination Hip and Gable • Mail Box—One style throughout development • Garage Doors—Not on primary street elevation(swing entry garage) • Masonry—80% masonry per side elevation for 2 story residences; 100% masonry each side elevation for one story residences; Quoin corners and Cast stone address blocks • Front Entry Cover—20 square feet front porch minimum VI a W g H— C 4 > 11 5 2'0 I § i ti 2 CO builY iide 1 0 4 gl ill 1 gi fel O 0 -1 I—--+——I L § 1 O 0 N r TV . 1,1—1 F 41'1 I— lt - 0. —� L—T--� �— L o w ——I —I —I IF__ lin ihifil II liii 1;11 fi, Ill 9 / 41 11 :II 111 I;)- > 1——I 1—— ! i l s, �1 11 It! 111 Yi N a1----i 1 - - l hIt9 °; �' i ; o;i e --I 0• a)fi——1 —— I i V Y; 1111 +i! li It —11 V 1 ifi :! ll. 1 I!' -- -a+nv�s t _ I N. 7 : ;ill:113r' J' ili lili •°� ii a iPTT-r F1i�-°1 — 1L11 ./ A iis __' f 4 #1 j 11 __ LLLIL LJii r-r Fr 1—1 r I _L < i 1011 tits Z;1 t_f 1 —1 —I—--I r ' i iff! ;Oh? l'j Mil Pi L L L L L J I——I — —I—--a , 1 iii k Pl Vials ! 2 L_J L — ILLLLLJ I_ _ �' { c -IF rFeuF - ei__1 / Ili \ i - L L Lli L 1 I-� I -1 C f I 'Tir F 1 I——1 = 1sijaJJh iL i LLLLLJ L-1 - — --1 ;l ei 5 I ; ,, s rFT—FT- 1 r- - _ j rii Ili iii # ii5I _ LLLLLJ 1-- �- Jill it; 1 i i i i a�i41 — ; I— 1 4 / swill ] Z' wiiii! jiiI; • — LLLeill 1-- c .. 1 Ez ,.-2— iiiiii I II III 114• 11 -- 1-7Firri I-1 /4 h ill zi I 1 I - - 1 i A oA ' !til l; 1 1 1 irk li ii! LLLLL� —1 ills ! k If;p kil 0 041 II _ -1-1-I-I� I � A VI 0 1 I/ h li iL !' 1'i ii 1111 J ; �.,,-- iii 1 iii r 11 1st lb ,i ! I i.—_ ____, L 1g El liI ! $4, is—....k-77=1•11. o — t _, eb Esc Try . a �M - it is '��^. 1141 31 j t 3 VO (.11 tit 143 44 45 ci•(o 4,7 µ8 44 9) 51 6.2 53 • X Lake Travis Dr. lilt ( , ► i ► ( i e14 7 s a1 id ik cZ 13 ig l‘ I/ 14 L°I2,6 Lake Wichita Drive ZG 2oo - OS ` t 2oo NOTIFICATION REPORT APPLICAN1 Zena Land Development APPLICATION FILE #2002-08 720 S. Kimball Avenue Southlake, Tx. 76092 # BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant 720 S. Kimball Avenue 1 Zena Land Development Southlake,Texas 76092 Twin Lakes II 1016 Dodd Drive 2 BIk E Lot 5 R-4166-00E-0050-1 Tim Brizendine Wylie,Texas 75098 Twin Lakes II 209 Lake Travis Drive 3 Blk E Lot 36 R-4166-00E-0360-1 David Furentez Wylie,Texas 75098 Twin Lakes II 211 Lake Travis Drive 4 Blk E 37 R-4166-00E-0370-1 David Navarreffe Wylie,Texas 75098 Twin Lakes III 213 Lake Travis Drive 5 Blk E Lot 38 R-4608-00E-0380-1 Nathan Bland Wylie,Texas 75098 Twin Lakes III 215 Lake Travis Drive 6 Blk E 39 R-4608-00E-0390-1 "Stephen Perkins Wylie,Texas 75098 Twin Lakes III 217 Lake Travis Drive 7 BIk E 40 R-4608-00E-0400-1 Humberto Martinez Wylie,Texas 75098 Twin Lakes III 219 Lake Travis Drive 8 BIk E 41 R-4608-00E-0410-1 Rickey Rannabargar Wylie,Texas 75098 Twin Lakes Ill 219 Lake Travis Drive 9 Blk E 42 R-4608-00E-0420-1 Rhonda Wilks Wylie,Texas 75098 Twin Lakes III 223 Lake Travis Drive 10 BIk E 43 R-4608-00E-0430-1 Diana Peterson Wylie,Texas 75098 Twin Lakes III 225 Lake Travis Drive 11 Blk E 44 R-4608-00E-0440-1 John Read Wylie,Texas 75098 Twin Lakes III 227 Lake Travis Drive 12 Blk E 45 R-4608-00E-0450-1 Crystal Boyd Wylie,Texas 75098 Twin Lakes III 229 Lake Travis Drive ki 13 Blk E 46 R-4608-00E-0460-1 Christopher Landa Wylie,Texas 75098 Twin Lakes III 231 Lake Travis Drive 14 Blk E 47 R-4608-00E-0470-1 Francisco Amaya Wylie,Texas 75098 Twin Lakes III 233 Lake Travis Drive 15 Blk E 48 R-4608-00E-0480-1 Anne Steinberg Wylie,Texas 75098 Twin Lakes III 235 Lake Travis Drive 16 Blk E 49 R-4608-00E-0490-1 Richard McBride Wylie,Texas 75098 Twin Lakes III 237 Lake Travis Drive 17 BIk E 50 R-4608-00E-0500-1 Mick Mason Wylie,Texas 75098 Twin Lakes III 239 Lake Travis Drive 18 Blk E 51 R-4608-00E-0510-1 Thomas Allen Wylie,Texas 75098 Twin Lakes III 241 Lake Travis Drive 19 BIk E 52 R-4608-00E-0520-1 Guadalupe Lopez Wylie,Texas 75098 Twin Lakes III 243 Lake Travis Drive 20 BIk E 53 R-4608-00E-0530-1 Henry Dues,Jr. Wylie,Texas 75098 Twin Lakes III 245 Lake Travis Drive 21 BIk E 54 R-4608-00E-0540-1 Michael Strayhorn Wylie,Texas 75098 Twin Lakes III 720 Kimball Avenue 22 BIk G Lot 6 R-4608-00G-0060-1 Twin Lakes, L.P. Southlake,Texas 76092-9000 Twin Lakes III P.O. Box 1048 23 Blk G 7 R-4608-00G-0070-1 Choice Homes, Inc. Arlington,Texas 76004-1048 Twin Lakes III 214 Lake Travis Drive 24 BIk G 8 R-4608-00G-0080-1 Ressa Holt Wylie,Texas 75098 Twin Lakes III 216 Lake Travis Drive 25 Blk G 9 R-4608-00G-0090-1 Mark Frantz Wylie,Texas 75098 Twin Lakes III P.O. Box 1048 26 Blk G 10 R-4608-00G-0100-1 Choice Homes, Inc. Arlington,Texas 76004-1048 Twin Lakes III 220 Lake Travis Drive 27 Blk G 11 R-4608-00G-01 10-1 Matthew Koonce Wylie,Texas 75098 Twin Lakes III P.O. Box 1048 28 Blk G 12 R-4608-00G-0120-1 Choice Homes, Inc. Arlington,Texas 76004-1048 Twin Lakes III 224 Lake Travis Drive 29 BIk G 13 R-4608-00G-0130-1 Charles Cheatwood Wylie,Texas 75098 Twin Lakes III P.O. Box 1048 30 BIk G 14 R-4608-00G-0140-1 Choice Homes, Inc. Arlington,Texas 76004-1048 Twin Lakes III 720 Kimball Avenue 31 Blk G 15 R-4608-00G-0150-1 Twin Lakes, L.P. Southlake,Texas 76092-9000 Twin Lakes III 720 Kimball Avenue 32 Blk G 16 R-4608-00G-0160-1 Twin Lakes, L.P. Southlake,Texas 76092-9000 Twin Lakes III 232 Lake Travis Drive 33 Blk G 17 R-4608-00G-0170-1 Edward Smith Wylie,Texas 75098 Twin Lakes III 234 Lake Travis Drive 34 BIk G 18 R-4608-00G-0180-1 Ryan Hadley Wylie,Texas 75098 Twin Lakes III 236 Lake Travis Drive Blk G 19 R-4608-00G-0190-1 Travis Switzer Wylie,Texas 75098 Twin Lakes III 238 Lake Travis Drive 36 BIk G 20 R-4608-00G-0200-1 James Everett Wylie,Texas 75098 5641 Yale Blvd #108 37 Abst.23 Tract 57 R-6023-000-0570-1 Attari GPI LLC Dallas,Texas 75206 1001 S. Ballard Avenue 38 Abst.23 26 R-6023-000-0260-1 Wylie I.S.D. Wylie,Texas 75098 6081 Milton #141 39 Abst.23 60 R-6023-000-0600-1 Fred Kern Living Trust Dallas,Texas 75206-4411 2000 SH 78 North 40 Abst.23 23 R-6023-000-0230-1 City of Wylie Wylie,Texas 75098 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2002-08. VI am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2002-08. • Date,Location&Time of Planning&Zoning Commission meeting: Tuesday, September 3,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday, September 24,2002,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: rDASk-ce 1&C Lo s (please print) Address: ZZ q L a kf_ R-A V'%S be• '15098' Signature: Q-SZA-P4,11`2:=8 Date: COMMENTS: e 1 oomod woLilcl b4.4, c b o•s a. Yo.c\c_ a.\\ 'V1O.. (-4-$CI4,th5 ghbacI b)3 are9 • PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2002-08. II am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2002-08. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday, September 3,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday, September 24, 2002,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: R 1 C (e\J cvn f o\lo cvr e (please print)e Address: 1 q Lci )C E- T w\ -,t. wy); e , T , 7so98 Signature: 1� -C7oAAA-c�� 1.G1/4_,—-) Date: 8 ) a -c a COMMENTS: _I— `N-\ Clc r ;d 4\z. 7°,6\A\ (A)Q.v1\{ l,Ji\\ CleCJ�RS � �L1v\riZ .1N1Q� in l � t _i \r >, ` (t Y'_.• _MY of Wylie Public Hearing Item No. 2 Rezoning 02-09 Southplace Estates Phase VI Planning and Zoning Commission Meeting: September 3, 2002 Owner: Attari GP1, LLC Applicant: Zena Land Development Location: East of Ballard Street, south of Stone Road and south of the Southplace I Addition Existing Zoning: Neighborhood Services (NS) and Single-Family 8.5/17 Residential(SF 8.5/17) Districts Requested Zoning: Planned Development (PD) District for Single-Family Residential Uses Summary: The applicant is requesting rezoning of 10.129 acres to Planned Development (PD) District in order to serve as the new entry and expand the Southplace Estates single-family residential neighborhood in a manner comparable to existing development. The western 2.759 acres fronting Ballard Street is currently zoned Neighborhood Services (NS) District, rezoned from Business-2 (B-2) with adoption of the new Zoning Ordinance and Map in February of 2002. The eastern 7.37 acres was rezoned from Single Family-2 Residential to Single-Family 8.5/17 Residential. The property abutting the subject tract to the north is Phase I of the Southplace Estates Addition, and is zoned and developed in accordance with the previous Single Family-2 Residential District. The western half of the property to the south is owned by the City of Wylie and occupied by the fire station. The eastern half of the property to the south as well as that abutting to the east is platted as the Twin Lakes Addition, and is developing according to the previous SF-2 zoning. 02-09, Southplace Estates-VI PD Public Comment Forms were mailed to forty(40) property owners within 200 feet of this request. One Comment Form has been returned at the time of posting, opposing the request. Issues: 1. The Comprehensive Plan recommends Suburban Residential use for the subject property, which envisions lots of 10,000 square feet and larger. The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and design of land and development. The proposed PD offers no enhancement or innovation of the standard requirements of the Zoning Ordinance. However, the proposal does provide for residential development on this rather small tract which is comparable in size and character to existing abutting developments. 2. The Planned Development District proposes to apply the requirements of the Single Family 8.5/17 Residential District, with the following modifications: Development Proposed Required Minimums Condition Requirement for SF-8.5 District Let Area Minimum—8,500 sq. ft. 8,500 sq. ft. Average lot size 10,227 sq. ft. Lot Width 65 ft.at building line 70 ft. at building line 40 ft. at property line Lot Depth 110 ft. 100 ft. Front Yard 15 ft. 25 ft. Rear Yard 20 ft. 30 ft. Side Yard 7 ft. 7 ft. interior 25 ft. for corner lots Dwelling Size 1,500 sq. ft. 1,700 sq. ft. 3. The proposed lot size within the PD complies with the requirements of the Zoning Ordinance and is comparable to lot sizes platted within both the Southplace Estates Addition abutting the subject tract on the north and the Twin Lakes Addition abutting on the south and east. The PD proposes an average lot size larger than both that required by the Zoning Ordinance and platted on abutting properties, and the proposed decrease in minimum lot width and increase in minimum lot depth do not effect the overall lot size 4. The yard dimensions proposed in the PD are smaller than both the current SF 8.5/17 requirements and those of the previous SF-2 which regulated abutting subdivisions to the north, east and south. The street side yards are proposed to be 7 feet wide rather than the 25 feet of both the current and previous regulations. 02-09, Southplace Estates-VI PD 5. The minimum dwelling size of the proposed PD (1,500 sq. ft.) is smaller than the current requirement (1,700 sq. ft.) of the Zoning Ordinance. The proposed size is the same as the requirements of the previous SF-2 zoning of the Southplace and Twin Lakes Additions. A majority of the existing homes abutting the PD are larger than the proposed 1,500 sq. ft. The average size of dwellings within the Southplace Addition to the north is 1,783 sq. ft. and is 1,860 sq. ft. within the Twin Lakes Addition. 6. The PD proposes the following substitutions to the Basic and Desirable Standard Requirements to replace those of the SF 8.5/17 Village Land Design of Figure 3-14 A Development Proposed PD Requirement of the Condition Requirement SF-&5 Distrua Trees One/front yard,equally spaced Street and Sidewalk Requirement, points awarded for equal spacing Architectural Requirement,offset Driveways Front swing entry garage only garage entry and points if not on primary street Entry Features Landscaped median with sign Land Design Requirement,with masonry screen wall Park Dedication Fees in lieu of land Code allows either fees or land 6. The PD proposal eliminates consideration of the following Base and Desirable Standards of the Village Land Design and Street and Sidewalk Requirements: • Pedestrian connection to open space with amenities — Such direct connector is not feasible as the open space/City park is to the east through the developed subdivision. • Curvilinear streets — These are not feasible because the PD is a small tract which adjoins and continues an existing street pattern. • Enhanced sidewalks and crosswalks — These could be added on a limited basis, but would not be consistent with the existing development which the PD continues. 7. The Conditions of the Planned Development District require that no alleys be provided within the proposed development. Section 2.9 of the Paving Standards requires that "alley shall be provided in all residential areas". Alleys exist within the Southplace I subdivision abutting the subject property on the north but are not provided in the Twin Lakes Addition abutting on the east and south. The normal functions of alleys will be accommodated by other methods. The PD requires that garages be accessed from the front street by side swing drives, utilities can be placed in easements along the street and City code requires that lots drain to the front street. 02-09, Southplace Estates-VI PD 8. The PD proposes the following substitutions to the Basic and Desirable Standard Requirements to replace those of the SF 8.5/17 Village Architectural of Figure 3-14 D Development Proposed Mutttfamily District Condition Requirement Requirement Exterior Wall 80%masonry all sides for 2-story, 100%masonry all sides Materials 100%masonry all sides for 1-story 8:12 pitch,asphalt or architectural Roof Dormers or combined hip and gable grade shingles and dormers/gables earn points Front Entry Cover 20 sq. ft. front porch 20 sq. ft. Garage Boors Not on street elevation Off-set or not on street side Mail Box One style through development Paired at lot line, one style earns points 8. The current Zoning Ordinance requires that all exterior walls be 100 percent masonry, and defines masonry as brick, stone or cementacious composite materials. The PD proposes to allow 80% masonry on each side of two-story dwellings and require 100% only for single- story houses. The previous code required an average of 75%on all sides. 9. The PD proposal eliminates consideration of the following Base and Desirable Standards of the Village Architectural Requirements: • Chimney enclosure — These could be added, as enclosure is required and masonry enclosure earns points. • Repetition of Floor Plans and Elevations — This could be added, as skipping of 4 lots on the same side of street and 2 lots skipped on opposite side is required and points provided for additional skipping. Staff Recommendation: Denial of the requested rezoning. Staff agrees that some variance of the development requirements of the current code is appropriate because the small size and square configuration of this infill tract makes it impractical or impossible to fully comply with the current code requirements. The connection as an expansion of the developed Southplace subdivision and proposed Planned Development District provides a compromise between existing conditions and the new requirements in order to assure a quality development and the PD is innovative in this regard. 02-09, Southplace Estates-VI PD However, proposed reductions in such requirements as yard setbacks, dwelling size and masonry exterior walls are not justified. These characteristics are generally more visually recognizable, and surrounding developments already more closely comply with the code regulations. In this regard, the PD is not innovative but is rather an inappropriate method of achieving unwarranted variances. The appropriate mechanism for granting relief from legitimate hardships imposed by the site is not a legislative PD but the judicial Board of Adjustment. Staff would support a PD revised to comply more closely to these requirements of the current code. The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Location Map Conditions for the Planned Development District Development Plan Notification List and Response Forms > iFThJ [ f EJL ID rve 1 Im Cloudcroft Drive fj LC i I . 0 I I O • c 1 d a _ 1 Silvercreek Drive .._.._ \7.:7' I I Lake Travis \._. ! 1 H i 1 1 � i 0 ii • a, Lae Wichita i i �o i i � , 0 0 N 116W o PIr‘ O > I a e Se II° i i i i i 1 ----• Alanis Drive io i i o -- -- i i .. IN NI > a) I u .- •- C. i i NI MI MI V. c i*- u- i w I L v artin Drive ,r I I I I LOCATION MAP ZONING CASE #2002-09 CONDITIONS FOR PLANNED DEVELOPMENT DISTRICT Southplace Estates Phase VI Tract 2 - 10.129 Acres East of Ballard Street and South of Existing Southplace I Addition Zoning Case 2002-09 Description and General Conditions: 1. The principal use of this Planned Development District is for the development of single- family residential dwellings and to provide for an appealing residential area. This PD is intended to be defined and protected from the encroachment of uses which are not appropriate to a residential environment. Stability, appeal and efficiency are encouraged by the development of this in-fill property providing for residential consistency, as well as adjoining otherwise landlocked parcels. This Planned Development will provide a signed primary entry and link to the existing and future South Place Estates development. 2. This Planned Development district shall not affect any regulation found within the code of ordinances, except as specifically provided herein. 3. All regulations of the Single Family-8.5 (SF 8.5/17) District set forth in Article 3, Section 3.3.A of the Comprehensive Zoning Ordinance (adopted February 29, 2002) are included by reference and shall apply except as provided herein. Special Conditions: Streets and Alleys: • All streets within the Planned Development District shall be constructed with 27 feet of concrete pavement (measured from back of curb to back of curb) within a dedicated right-of-way of 50 feet • Alleys shall not be required or provided within the PD Main Uses: The following uses are permitted as main uses in the PD: • Detached single-family dwelling • Transportation and utility easements, alleys, and right-of-way. • Temporary construction or sales office; which will be removed when construction work is complete • Access to the existing and future Southplace Estates development. Lot Size/Density: 1. Area • Average lot size in 10,227 square feet. • Minimum lot size 8,500 square feet. • Largest lot size 19,000 square feet. Development Conditions PD 2002-09 Page 2 of 2 2. Percentage • 100% of the lots exceed 8,500 square feet. 3. Lot Width • 65 feet minimum at building line, no less than 40 feet at property line 4. Lot Depth • 110 feet minimum 5. Density • 3.0 dwelling units per acre maximum Lot Setbacks: • Front yard—Building line at front yards shall be 15 feet • Rear yard—Building line at rear yards shall be 20 feet • Side yard—Building line at side yards shall be 7 feet each side Village Land Design Requirements: Only the following conditions shall be required, and no other Base or Desired Standards of Figure 3-14 shall apply • Trees—One tree located in the front yard of all lots and evenly spaced will be required. • Driveways—Lots will require front swing entry garage access only. • Entryway—A divided entryway will allow for a landscaped median and monument sign • Park Fee—Park Fees will be paid in lieu of Parkland dedication Village Residential Architectural Requirements: Only the following conditions shall be required, and no other Base or Desired Standards of Figure 3-14 shall apply • Minimum residence square footage—The minimum residence square footage allowed within this Planned Development shall be 1,500 square feet, area heated/cooled under roof. • Roof—Dormers or combination Hip and Gable • Mail Box—One style throughout development • Garage Doors—Not on primary street elevation(swing entry garage) • Masonry—80% masonry per side elevation for 2 story residences; 100% masonry each side elevation for one story residences; Quoin corners and Cast stone address blocks • Front Entry Cover—20 square feet front porch minimum W(i 10.'JZ IO r iii- lj,;, ,.'';) .;J'-n',., N a W g F • 1 ?a"' i e. § 1 iii 1 1. w>yir wig ; 0 gi ,.si lA'll1 > --I 1--+---1 L § 1 1 o . —i I----1---1 1- N a 0 d L�� —� 7 — I CV 4 aura r« niww11 oNI = q -1 I—• 9 !� ,33 it i 7I iiiii 0.1. 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Kimball Avenue Southlake,Tx. 76092 # i3LK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant 720 S.Kimball Avenue 1 Zena Land Development Southlake,Texas 76092 Southplace Estates 1 1308 Aspen Lane 2 Blk B Lot 5 R-3829-00B-0050-1 Paul Lawson Wylie,Texas 75098 Southplace Estates 1 1310 Aspen Lane 3 Blk B 6 R-3829-00B-0060-1 William Melton Wylie,Texas 75098 Southplace Estates 1 100 Silvercreek Drive 4 Blk B 7 R-3829-00B-0070-1 Daniel Wells Wylie,Texas 75098 Southplace Estates 1 102 Silvercreek Drive 5 Blk B 8 R-3829-00B-0080-1 Wayne King Wylie,Texas 75098 Southplace Estates 1 104 Silvercreek Drive 6 BIk B 9 R-3829-00B-0090-1 Kenton Perigo Wylie,Texas 75098 Southplace Estates 1 106 Silvercreek Drive 7 Blk B 10 R-3829-00B-0100-1 Patrick Prater Wylie,Texas 75098 Southplace Estates 1 108 Silvercreek Drive 8 Blk B 11 R-3829-00B-0110-1 Harry Helliwell Wylie,Texas 75098 Southplace Estates 1 110 Silvercreek Drive 9 Blk B 12 R-3829-00B-0120-1 Dustin Tanner Wylie,Texas 75098 Southplace Estates 1 202 Silvercreek Drive 10 Blk A Lot 55 R-3829-00B-0550-1 James Jackson Wylie,Texas 75098 Southplace Estates 1 200 Silvercreek Drive 11 Blk A 56 R-3829-OOB-0560-1 Bill Ware Wylie, Texas 75098 Southplace Estates 2 206 Silvercreek Drive 12 Blk A Lot 53 R-4152-00A-0530-1 Dawn Lacy Wylie,Texas 75098 Southplace Estates 2 204 Silvercreek Drive 13 BIk A 54 R-4152-00A-0540-1 Dwight Beaty Wylie,Texas 75098 Twin Lakes II 1016 Dodd Drive 14 BIk E Lot 5 R-4166-00E-0050-1 Tim Brizendine Wylie,Texas 75098 Twin Lakes Il 1014 Dodd Drive 15 Blk E 6 R-4166-00E-0060-1 Marina Torres Wylie,Texas 75098 Twin Lakes II 1013 Hall Drive 16 Blk E 7 R-4166-00E-0070-1 Jerome Floyd Wylie,Texas 75098 Twin Lakes II 1015 Hall Drive 17 Blk E 8 R-4166-00E-0080-1 Steven Anderson Wylie,Texas 75098 Twin Lakes II 1017 Hall Drive 18 BIk E 9 R-4166-00E-0090-1 Cheri Hudson Wylie,Texas 75098 Twin Lakes II 1019 Hall Drive 19 Blk E 10 R-4166-00E-0100-1 Brian Clark Wylie,Texas 75098 >C Twin Lakes II 1021 Hall Drive 20 Blk E 11 R-4166-00E-0110-1 Gary Poe Wylie,Texas 75098 Twin Lakes II 1023 Hall Drive 21 Blk E 25 R-4166-00E-0250-1 Richard Chandler Wylie,Texas 75098 Twin Lakes II 1010 Lake Dallas Drive 22 Blk E 26 R-4166-00E-0260-1 Eugene Garner Wylie,Texas 75098 Twin Lakes II P.O. Box 1048 23 Blk E 27 R-4166-00E-0270-1 Choice Homes, Inc. Arlington,Texas 76004-1048 Twin Lakes II Secretary of Housing P.O. Box 2905 24 Blk E 28 R-4166-00E-0280-1 and Urban Development Ft.Worth,Texas 76113-2905 Twin Lakes II 1004 Lake Dallas Drive 25 Blk E 29 R-4166-00E-0290-1 Angela Delaurier Wylie,Texas 75098 Twin Lakes II 1002 Lake Dallas Drive 26 Blk E 30 R-4166-00E-0300-1 Maurice Patterson Wylie,Texas 75098 Twin Lakes II 1000 Lake Dallas Drive 27 Blk E 31 R-4166-00E-0310-1 Glenn Smith Wylie,Texas 75098 Twin Lakes II 201 Lake Travis Drive 28 BIk E 32 R-4166-00E-0320-1 William Clayton Wylie,Texas 75098 Twin Lakes II 203 Lake Travis Drive 29 BIk E 33 R-4166-00E-0330-1 J. Scott Walker Wylie,Texas 75098 Twin Lakes II 1017 Dodd Drive 30 Blk F Lot 4 R-4166-00E-0040-1 Teresa Martinez Wylie,Texas 75098 Twin Lakes II 1022 Hall Court 31 Blk F 5 R-4166-00E-0050-1 Gregory Swindle Wylie,Texas 75098 Twin Lakes II 1024 Hall Court 32 BIk F 6 R-4166-00E-0060-1 William Black Wylie,Texas 75098 2000 SH 78 North 33 Abst 23 Tract 32 R-6023-000-0320-1 City of Wylie Wylie,Texas 75098 Ensearch Corporation P.O. Box 219071 34 Abst 23 34 R-6023-000-0340-1 State&Local Tax Dept Dallas,Texas 75221-9071 6081 Milton #141 35 Abst 23 36 R-6023-000-0360-1 Fred Kern Living Trust Dallas,Texas 75206-4411 224 Meadowlark Drive 36 Abst 23 38 R-6023-000-0380-1 Richard Nance Wylie,Texas 75098 2000 SH 78 North 37 Abst 23 39 R-6023-000-0390-1 City of Wylie Wylie,Texas 75098 6081 Milton #141 38 Abst 23 63 R-6023-000-0630-1 Fred Kern Living Trust Dallas,Texas 75206-4411 5641 Yale Blvd #108 39 Abst 23 57 R-6023-000-0570-1 Attari GPI LLC Dallas,Texas 75206 6212 Wiscasset Road 40 Abst 267 Tract 8 R-6267-000-0080-1 Virginia Foot Bethesda, MD 2081 6-21 1 8 Bill Lovil, P.E. P.O.Box 90 Ballard Avenue Texas Dept.of Transportation McKinney, Texas 75069 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2002-09. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2002-09. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday, September 3,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday, September 24,2002,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: &/` PO Q_ (please print) Address: \ OZ \N-k1 Signature: Date: c 1 l n 7 COMMENTS: My te of Wylie Public Hearing Item No. 3 Rezoning 02-10 Birmingham Farms Phase 4 Planning and Zoning Commission Meeting: September 3, 2002 Owner: Carter&Burgess, Inc. Applicant: Birmingham Land, LTD Location: East of Country Club Road (F.M. 1378), north of Park Boulevard and west of the Birmingham Farms Phase 3A Addition Existing Zoning: Single-Family 8.5/17 Residential(SF 8.5/17) District Requested Zoning: Planned Development (PD) District for Single-Family Residential Uses Summary: The applicant is requesting rezoning of the subject 13.955 acres in order to develop a single- family residential neighborhood to serve as the new major entry and expand the Birmingham Farms Phase 3 subdivision. The land is held in single ownership, but is divided into two tracts as follows: • Tract 4A is located immediately north of Talladega Drive and is 5.911 acres • Tract 4B is located immediately south of Talladega Drive and is 8.044 acres The subject property was rezoned from Single Family-Attached Residential (SF-A) District to its current Single-Family 8.5/17 residential District with adoption of the new City-wide Zoning Ordinance and Map in February of 2002. A Preliminary Plat, vesting the right to develop the property by its previous SF-A classification was approved by the City Council in December of 2001, but expired due to lack of action toward a Final Plat within the required 180 days. 02-10,Birmingham Farms 4 PD The property abutting the subject tract to the north is the Quail Meadow Addition, and is developed in accordance with the previous Single Family-2 Residential District requirements although it is currently zoned SF-8.5. Property to the east is the Birmingham Farms Phase 3 Addition which is developing in accordance with the previous SF-2 requirements although it is currently zoned SF-8.5. Property abutting to the southwest is zoned Neighborhood Services (NS), but is platted as Birmingham Farms Phase 5 according to the previous Retail (R) requirements. Property abutting to the southeast is City of Wylie park land, dedicated by the Birmingham Farms Phase 3 plat. The property across Country Club Road to the west is zoned Agriculture (A) and sparsely developed for low-density residential uses of a rural character, and Planned Development District (PD) for a church complex. Public Comment Forms were mailed to eleven (11) property owners within 200 feet of this request. One Comment Form has been returned at the time of posting, opposing the request. Issues: 1. The Comprehensive Plan recommends Village Center Residential use for the subject property, which envisions lots of 8,500 square feet. The Conditions of the proposed Planned Development are consistent with this recommendation of the Plan. 2. The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and design of land and development. The proposed PD offers no enhancement or innovation of the standard requirements of the Zoning Ordinance. However, the proposal does provide for residential development on these rather small tracts which is comparable in size and character to existing abutting developments. 3. The proposed Planned Development District provides for streets measuring 31 feet of pavement within 50 feet of dedicated rights-of-way. This right-of-way width, although narrower than the current 55 feet required by the Thoroughfare Standards, continues the pattern of the developing Birmingham Farms 3 Addition and Talladega Drive. The 31 feet pavement width complies with the new Thoroughfare Standards. It is not feasible to provide curvilinear streets, as desire by the incentive points of the Zoning Ordinance, within the small tracts. These proposed conditions of the PD have been approved by the City Engineer. 4. The RD requires that no alleys be provided within the proposed development. Section 2.9 of the Paving Standards requires that "alley shall be provided in all residential areas". Alleys are not provided within the Birmingham Farms 3 subdivision on the east but are provided in Quail Meadow on the north. The normal residential functions of alleys will be accommodated by other methods. The PD requires that garages be accessed from the front street by side swing drives, utilities can be placed in easements along the street and City code requires that lots drain to the front street. 02-10, Birmingham Farms 4 PD 5. The Planned Development District will comply with all Development Standards of the Single Family 8.5/17 Residential District, with the following modification: • The minimum lot width shall be 65 feet. The minimum lot width of the current SF 8.5 is 70 feet, compared to 60 ft. for the previous SF-2 under which the abutting Quail Meadow and Birmingham Farms 3 Additions were developed. 6. The Conditions of the Planned Development District propose to comply with the Land Design Requirements of the Village Residential Single Family 8.5/17 District, in the following modified manner: Development Proposed Required Minimums Condition Requirement for SF-8.5 District Connection to Open Street adjacent to park on north, Connection w/trail every 10 lots Space-25 points street w/in park on south w/trail Perimeter Walk»m 20 feet landscape buffer along 10—20 ft.buffer w/walk or trail Laadseaping-10 Country Club and part of Talladega, points w/4 ft.meandering walk Funush ngs of Open Lighting and benches Lighting and benches Space Linkage Pedestrian Linkage to Through park trail on the south, W/in 1,300 feet Village retail& school adjacent to retail and school 7. The Conditions of the Planned Development District propose to comply with the Street and Sidewalk Requirements of the Village Residential Single Family 8.5/17 District, in the following modified manner: Development Proposed PD Requirement of the Condition Requirement SF-8.5 District Entry Feature& 100 ft.wide Talladega at Country 100 ft ROW w/landscaped median Mega—15 points Club,w/landscaped parkway Ruby Sign Wall or monument sign Wall or monument sign Sidewalk Location& 5 ft.continuous on both sides of Continuous,both sides Width 10 points residential streets Sidewalk Lighting—10 Decorative low lights w/decorative Decorative low lights w/decorative points street name signs street signs Perimeter Screening Masonry wall along Country Club Masonry screen wall Pedestrian Crosswalks Painted&striped Decorative paving or striped Sidewalk Material Specialty paving at trail head 20%specialty paving Trees—20 points Spaced evenly on both sides of st. Spaced evenly on both sides of st. 02-10, Birmingham Farms 4 PD 6. The Conditions of the Planned Development District propose to comply with the Architectural Requirements of the Village Residential Single Family 8.5/17 District, in the following modified manner: Development Proposed Multifamily District Condition Requirement Requirement Forr Wall 100%masonry w/75%brick or 100%masonry all sides Materials stone Chimney Enclosure Cementitous material Enclosure required,points if w/ masonry 8:12 pitch,asphalt or architectural Roof—5 points 6:12 pitch,w/architectural shingles, grade shingles tiles,slate or metal and dormers/gables earn points Plan&Elevation Skip 4 or 2 w/elevation change on Skip 4 same side&2 on opposite, 7 Variation—10 points same side and 4 on opposite side on same&4 opposite earn points Front Porches-10 20 sq.ft.when entry faces street 20 sq. ft.,railing and 40 sq. ft. earn points points Mail Box One style through development Paired at lot line, one style earns points Address Plate—5 Cast stone on front of residence Not considered in ZO points Garage Door Offset 12 in.&less than 50%of Offset,not on street earn points front street elevation Fencing 10 points Side=4—6 ft.metal,iron or wood, Rear=6 ft. stained wood w/steel Not considered in ZO posts 7. The PD proposes that park fees be waived if owner/developer uses comparable funds for improvements within or adjacent to this PD, or Phases 13 and 14 of Birmingham Farms. Verification and control of this stipulation will require that park improvements be in place and accepted by the City prior to filing a final plat with Collin County and issuance of building permits for dwellings within the development. 8. The PD proposes that no public utilities be required within that portion of Country Club Road on the perimeter of this development. The City Engineer states that water and perhaps storm sewer will be required within this segment of Country Club. 9. The approved Development Plan shall serve as an approved Preliminary Plat for both Phase 4A and 4B. 02-10, Birmingham Farms 4 PD Staff Recommendation: Approval of the requested rezoning. The subject tract is a small continuation of a larger existing subdivision which was developed in compliance with differing requirements of the previous code, and the configuration of the tract does not efficiently support the current code regulations. The proposed Conditions of the Planned Development District provide a balanced compromise between the existing conditions and the new requirements of the Zoning Ordinance in order to assure a quality development. The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Location Map Conditions for the Planned Development District Development Plan Notification List and Response Forms IT r._-- *411NITTT1 - f ►N.. 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Property ; , !i.IIII!ll _I: I I I , .��..�� I I 1 I ;!ate 1i_44- ,...,..--..i1 it r I II `� 11 1 1 1 1 1 1 1 in. 1111 UN Jai-..r —1 �1 �.. imf• 1 17 / ' 11 a� �'�._'v� � �_ ■ roil.l1�1 ■ I ; i ii L ,...r — .... 1 �,% „. — — o ____I Li J � ___L 1 Konen Lona rx,. _____, Ill III [ 111 ( f( .,\ LOCATION MAP ZONING CASE #2002- 10 Development Conditions Phase 4 DEVELOPMENT CONDITIONS FOR THE PLANNED DEVELOPMENT DISTRICT Birmingham Farms Phase 4A and 4B 13.95 Acre Tract Located East of Country Club Road,North and South of Talladega Drive Zoning Case No. 2002-10 General Conditions: 1. The Planned Development District shall not affect any regulations found within the Zoning Ordinance of the City of Wylie as enacted February 27, 2002, except as specifically provided herein. 2. All regulations of the Single Family-8.5/17 District as set forth in the Zoning Ordinance and all other provisions of the Code of Ordinances are included herein by reference and shall apply, except as specifically provided herein. Special Conditions: 1. Streets and Alleys. a. All residential streets shall have 31 feet of concrete pavement (measured from back of curb to back of curb) within 50 feet of dedicated right-of-way. b. No alleys shall be required within this Planned Development District. 2. Area Regulations. a. The minimum lot width shall be 65 feet. 3. Design Standards. The Village Residential Requirements (Figure 3-14 of the Zoning Ordinance shall be modified and/or fulfilled as follows: Land Design Requirements. [35 bonus points earned] a. Pathways in Public Open Space. i. In the residential street adjacent to the public park north of Phase 4A, sidewalks shall be linked to any public trails constructed around the perimeter of the public park. ii. In the public park south of Phase 4B, a public pathway meeting the specifications of the City of Wylie shall be constructed parallel to the single loaded street adjacent to the park within the street right-of-way or within the park and linked to any sidewalks serving residential streets within this Planned Development District. b. Perimeter Walkway and Landscape Buffer. i. A 20 foot landscape buffer shall be provided adjacent to Country Club Road. (10 points) ii. A 25 foot landscape buffer shall be provided adjacent to Talladega Drive from Country Club Road to the first public street intersection. 8/28/02 - 1 - Development Conditions Phase 4 iii. A 4 foot meandering concrete sidewalk shall be constructed adjacent to or within this landscape buffer. c. Connections to Public Open Space. i. A residential street shall be placed adjacent to the public park north of Phase 4A to provide connection to the public park. ii. A residential street shall be placed adjacent to the public park south of Phase 4B to provide connection to the public park. (25 points) d. Lighting and Furnishings along Public Pathways. i. Lighting and furnishings meeting the base standards of the City of Wylie zoning ordinance shall be provided. e. Pedestrian Linkages to the Village Center. i. Pedestrian linkages shall be provided via residential streets within this Planned Development District to the public park south of Phase 4B, and ultimately to the neighborhood elementary school. Street and Sidewalk Requirements. [55 bonus points earned] f. Curvilinear Streets. i. Streets shall meet the city's street requirements. g. Entry Features and Medians. i. 100 feet of entry width shall be provided at Talladega Drive from Country Club Road to the first public street intersection. ii. Landscaped parkways at the entry shall be provided. (15 points) h. Signage at Entries. i. Signs at the entry may be incorporated into entry wall or monument sign. i. Sidewalk Locations. i. Sidewalks shall be provided on both sides of all residential streets. ii. Sidewalks shall provide continuous pedestrian pathways. j. Sidewalk Width. i. 5 foot wide concrete sidewalks shall be provided. (10 points) k. Sidewalk Lighting. i. Decorative street lighting shall be provided along residential streets, providing lighting on both sidewalks and streets, at a maximum spacing of 200 feet apart on each side of the street. ii. Pedestrian only walkways shall be lighted only with low height lighting standards and fixtures. iii. All electric service shall be under ground. iv. Placement of directional and street name signage shall be provided on decorative lighting poles. (10 points) 8/28/02 - 2 - Development Conditions Phase 4 1. Perimeter Screening. i. At the rear of residential lots adjacent to Country Club Road a 6 foot decorative or solid masonry or concrete wall shall be provided. m. Pedestrian Crosswalks. i. Pedestrian crosswalks shall be striped. n. Sidewalk Material. i. Specialty paving, such as decorative concrete pavers, brick, stone, or patterned concrete shall be provided within the Planned Development District to designate connections to the trail system within public open space. o. Street Trees. i. Coordinated planting of front yard trees shall be provided throughout the development to form a formal row of trees along the street, using trees of the same species, minimum 3 inch caliper at time of planting, evenly spaced along both sides of the street at a maximum spacing of 30 feet on center. (20 points) Architectural Requirements. [35 bonus points earned] p. Exterior Façade Material. i. Exterior finish materials for residential dwellings shall be 100% masonry (brick, stone, stucco, or Hardi-Plank) with a minimum exterior finish of 75% brick or stone. ii. Vinyl shall not be used on the exterior façade of a single-family residential dwelling unit, excluding windows, doors and other fenestration. q. Chimneys. i. Metal chimney flues for fireplace chimneys are to be within a chimney enclosure. ii. The chimney enclosure may be Hardi-Plank or similar cementitious material. r. Roof Pitch. i. All single-family residential units shall have a minimum roof pitch of 6:12. s. Roof Materials. i. All single-family residential units shall have architectural grade asphalt shingles; concrete or clay roofing tiles, standing seam metal roofing, or slate roofing shingles. (5 points) t. Plan and Elevation Variation. i. A minimum of 4 platted residential lots must be skipped on the same side of the street before rebuilding the same single-family residential floor 8/28/02 - 3 - Development Conditions Phase 4 plan, except that the same floor plan may be used within 2 lots if the street elevation design is changed. ii. A minimum of 4 platted residential lots must be skipped on the opposite side of the street before rebuilding the same single-family residential floor plan, except that the same floor plan may be used within 2 lots if the street elevation design is changed. (10 points) u. Porches. i. The front entry of any single-family residence, which in the entry facing the street on which the residence is located, shall have a covered front porch of a minimum of 20 square feet floor area. v. Mailboxes. i. A paired all-brick mailbox shall be installed on the common lot line of the paired addresses. ii. A common design theme shall be used throughout the development (5 points) w. Address Plate. i. A cast stone or similar type address plate with minimum 3 inch numerals or letters and on contrasting color shall be installed on the front of the mailbox or the front of each single-family residence. (5 points) x. Garage Doors. i. Garage doors located on the street elevation of a single-family residential unit shall have a framing and doorway offset of 12 inches from the remainder of the street elevation façade of the unit. ii. Garage doors shall not constitute more than 50 percent of the street elevation façade of the unit. y. Fencing. i. All side yard or front yard fencing on any lot shall have a height between 4 feet and 6 feet and shall consist of metal, wrought iron or wood. ii. Wood fencing used on the perimeter of any yard shall be a minimum of 6 feet in height, stained a uniform color throughout each platted subdivision and shall contain steel support posts spaced 8 feet on center. If the wood fencing is visible from any street, the steel support posts shall be placed on the inside of the fence, facing away from the street. (10 points) 4. Park Dedication and Impact Fees. a. City of Wylie park fees shall be waived for development within this Planned Development District, so long as the owner and/or developer uses comparable funds to provide park improvements within or adjacent to this Planned Development District, Phase 13 or Phase 14 of Birmingham Farms. b. No roadway impact, assessment or pro rata fees shall ever be assessed, levied or collected on development within this Planned Development District. 8/28/02 - 4 - Development Conditions Phase 4 5. Infrastructure Improvements. a. Perimeter Infrastructure Improvements Not Required. Except as specifically described herein, no street, water, sanitary sewer or storm sewer infrastructure shall be required to be constructed within Country Club Road on the perimeter of this Planned Development District. 6. Other Provisions. a. The approved"Development Plan", adopted as part of this Planned Development District, shall serve as an approved "Preliminary Plat" for Birmingham Farms—Phase 4A and Phase 4B. 8/28/02 - 5 - I _ r 1� I I1 1 '��1 1 I .0 I , 1 1 117-.'",7 ce ` -- t A 1_I , VIrj-z-Aust 1 ., !` 61214,4 J_ 'n - L VICINITY MAP I •I D PHASE 4A • ' QATA SUMMARY: PHASE 4A A I .. .-___..__ CROSS SITE AREA 5.91 ACRES<25T.439a all In• I R.0.11.OEOCAT ON IJ9 ACRES 04136.4 ill r r -- - - NET SITE AREA 432 ACRES<205.6032 sll 4. - r' TYPICAL LOT 512E n z R2C 1Inn 1nLY1aa sM - • TOTAL LOTS UNITS TS Sr NET oENyrr SalouiAc In rr I TYPICAL LOT RATA SUMMARY: PHASE 4 ILGS. OHASE 49 I PHASE 3A CROSS SITE AREA SOX ACRES<350.222.4 all d S.O.S.0EpCAT10N O.N ACRES<0.276.4 sil C I I NET SITE AREA TaS ACRES(341.946.0 all ' TYPICAL LOT SIZE n'5 120• TOTAL LOTS 26 ITS iNET DENSITY 33T CO/AC 1 T U PLANNED DEVELOPMENT I,. a. - DEVELOPMENT PLAN BIRMINGHAM FARMS PHASES 4A & 4B City of Wylie.Collin County.Texas Carter.Burgess .::w' PI Mei p .plt4 011.aaW It O .rraat t LPAUG22 LI 1 t ea- a) a7 db6 45 4d 43 •, 1 fl 8 _,....),,„,,,,,,, la I �c� 2 : 16 15 14 1 yP(i9 5 ) I ,� Tallade 1 A� 1 OS � � 2? 26 . A • hr) ' ' '' . '' ' ' ' 8 fr 1 _ Taj 16 .. ., , . , . .... .., . ... . „ , .. ,, ., . • - .' : ' , ' „.' ,,,' .,' , '„ , ''..,,%.„: 6 � \ ,, ,, , . , , -L 6 15/ �3 . i'''S � /7 � 8 9 10 Tr f 1 �r /S Barbour Dri i e 12 13 14 1! Li_ X ..7- 14\ Cor _ I. 2C �oo2 �10 '1`f2oo ' NOTIFICATION REPORT APPLICAN1 Scott Bussell-Carter&Burgess, Inc. APPLICATION FILE #2002-10 7950 Elmbrook Drive Dallas,Texas 75247 # EiLK/ABS1 LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant 7950 Elmbrook Drive 1 Scott Bussell-Carter&Burgess, Inc. Dallas,Texas 75247 Quail Meadow 1417 Scottsdale Drive 2 Blk G Lot 9 R-4746-00G-0090-1 Christopher Kokhler Wylie,Texas 75098 Quail Meadow 1660 S.Stemmons Frwy. #230 3 Blk G Lot 10 R-4746-00G-0100-1 Centex Homes Lewisville,Texas 75067-6319 2800 Surveyor Blvd., Bldg. 1 4 Abst.629 Tract 19 R-6629-000-0190-1 Centex Homes Carrollton,Texas 75006-5144 17519 Muirfield Drive 5 Abst. 629 Tract 9 R-6629-000-0090-1 Birmingham Land, Ltd. Dallas,Texas 75287-7418 2800 Surveyor Blvd., Bldg. 1 6 Abst 22 Tract 15 R-6022-000-0150-1 Centex Homes Carrollton,Texas 75006-5144 4835 W. Lawther Drive#706 7 Abst 716-2 Tract 27 R-6716-002-0270-1 Mrs.A.J. Daugherty Dallas,Texas 75214-1843 4975 Preston Park Blvd. #360 8 rAbst 716-2 28 R-6716-002-0280-1 Shaddock Developers, Ltd. Plano,Texas 75093-3646 X. 1755 FM 1378 9 Abst 716-2 31 R-6716-002-0310-1 Matthew Butschek Wylie,Texas 75098 109 W.Jefferson Street 10 Abst 716-2 33 R-6716-002-0330-1 Wylie United Methodist Church Wylie,Texas 75098 Collin County 210 S. McDonald Street 11 FM 1378 Commissioners Court McKinney,Texas 75069 12 13 14 15 16 17 18 PUBLIC COMMENT FORM . (Please type or use Hoek ink) Department of Planning 2000 I iii:,l way';'8 North Wylie,Texas 750Wt - -- I ant FOR the requested zoning as t:xplaincd on the aita h:f1 public notice fo ZoningL.:.`.ire #2002-10. I am AGAINST the requested zoning as explained on the attached public notice for Zoning ___X__ Case B2002-10. Date,Location&Time of Planning&Zoning — Commission meeting: Tuesday, September 3,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday, September 24,2002,6:00 pm Municipal Complex, 2000 Highway 78 North, Wylie,Texas i 1 1J,i me: i _16 c4 TS c ('precise;Rine) Adth ss: !;7c5 --_._rV _.._l_ ._7. Signature: //. — — -- _—_ Date: - -- 2-C.� 'O 2- -- COMMENTS: cibit_W. ii-) %...- (.1*-67 cfito_Lit. G.A /1/V`---e)--1-12,4__. A__A.../AS2,_ k151_, - _)....4 j... d--- '1.-- --- LO 1---Lef i _ . . isjlitnyv '.„..400_,..."3_6: 4_. pj,674.4_ City te Of Wylie Public Hearing Item No. 4 Rezoning 02-11 Birmingham Farms Phase 13 Planning and Zoning Commission Meeting: September 3, 2002 Owner: Carter&Burgess, Inc. Applicant: Birmingham Land, LTD Location: East of Country Club Road (F.M. 1378), and south of Park Boulevard Existing Zoning: Single-Family 10/19 Residential(SF 10/19) District Requested Zoning: Planned Development (PD) District for Single-Family Residential Uses Summary: The applicant is requesting rezoning of the subject 94.12 acres in order to develop a single-family residential subdivision. The subject property is held by the initial ownership of the developing Birmingham Farms 3 Addition to the north of Park Boulevard and of the Birmingham Farms 2 and Meadows of Birmingham subdivisions which are to the east across the floodplain corridor. The property was rezoned Single Family-1 Residential (SF-1) District to its current Single-Family 10/19 Residential District with the adoption of the new City-wide Zoning Ordinance and Map in February of 2002. The Planned Development District zoning is being requested in order to allow development characteristics which differ from the regulations of the current Zoning Ordinance Public Comment Forms were mailed to twenty-two (22) property owners within 200 feet of this request. One Comment Form has been returned at the time of posting, opposing the request. 02-11, Birmingham Farms 13 PD The properties abutting the subject tract to the north is zoned Single-Family 8.5/17, but is developing in accordance with the previous Single Family-2 regulations as the Birmingham Farms Phase 3 Addition and is also occupied by a WISD elementary school. Property to the south and east is largely occupied by a floodplain corridor managed by the Collin County Conservation District although owned by the owners of the subject PD request. Properties to the west, across Country Club Road, are zoned Single-Family 10/19, but sparsely developed in rural residential uses with lots in excess of an acre. Issues: 1. The Comprehensive Plan recommends Suburban Residential use for the subject property, which envisions lots of 10,000 square feet and larger. The proposed Planned Development is consistent with this recommendation of the Plan. 2. The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and design of land and development. The proposed PD offers no enhancement or innovation of the standard requirements of the Zoning Ordinance. 3. The proposed Planned Development District provides that streets throughout the development measure 31 feet of paving within 50 feet of dedicated rights-of-way. This right-of-way width, although narrower than the current 55 feet required by the Thoroughfare Standards, continues the pattern of the developing Birmingham Farms Phase 3 Addition. The 31 feet pavement width complies with the new Thoroughfare Standards. These proposed PD requests have been approved by the City Engineer. 4. The Planned Development District provides that no alleys be required within the proposed development. Section 2.9 of the Paving Standards requires that "alley shall be provided in all residential areas". However, alleys are not provided within the existing Birmingham Farms 3 subdivision north of Park Blvd. The normal functions of alleys will be accommodated by other methods. The PD requires that garages be accessed from the front street by side swing drives, utilities can be placed in easements along the street and City code requires that lots drain to the front street. Alleys provide limited efficiency to lots of 10,000 sq. ft. and larger and cost the City more to maintain than to the private development to construct. 5. The Conditions of the Planned Development District proposes to comply with the Land Use Tables (Figure 5.3) of the Zoning Ordinance for uses permitted within the Single-Family 10/19 District, with the exception that a Day Care Facility shall be allowed by right. Currently, Day Care is an allowed use in all residential districts only with an approved Special Use Permit which constitutes a zoning change. As a nonresidential use, the Day Care will still require a site plan review by the Planning and Zoning Commission at the time of preliminary plat review. 02-11, Birmingham Farms 13 PD 6. The Planned Development District will comply with the Development Standards of the Single- Family 10/19 Residential District, with the following exceptions: • The minimum dwelling size shall be 1,800 square feet, and 85% of the dwellings must exceed 1,900 square feet • The minimum lot width shall be 65 feet 7. The Planned Development District proposes to comply with the Land Design Requirements of the suburban Residential Single-Family 10/19 District, in the following modified manner: Development Proposed Required Minimum Condition Requirement of the SF 10/19 District Public Open Space Single-loaded street along Easements In points floodplain open space.And 20 ft. 10—20 ft. easement w/trail access easement w/8 ft.trail connecter Perimeter Walk w/ 20 feet landscape buffer along Park Landscaping-10 Blvd.w/4 ft.meandering walk 10—20 ft.buffer w/walk or trail points Connection to Open Street adjacent to open space, Space-35 points 50 ft. access easement w/8 ft.trail, Connection w/trail every 10 lots no more than 10 lots Furnishings of Open Lighting and benches Lighting and benches,other Space Linkage amenities earn points Pedestrian Linkage to No residence more than 3,000 feet, W/in 3,000 feet w/clear pedestrian Village Center Sidewalks to retail and schools linkages 8. The Planned Development District propose to comply with the Street and Sidewalk Requirements of the Suburban Residential Single-Family 10/19 District, in the following modified manner: Development Proposed PD Requirement of the Condition Requirement SF 10/19 District Curvilinear Streets- Provided for approximately 60%of Curves of 25%total street length 20 points the total street length earns points Entry Feature& 2 entries, 100 ft.width,w/ 100 ft ROW w/landscaped median Media'-15 points landscaped medians Entry Sign Wall or monument sign Wall or monument sign Sidewalk Location& 5 ft. continuous on both sides of Continuous,both sides Wirth 10 points residential streets Sidewalk Lighting—10 Decorative low lights w/decorative Decorative low lights,decorative points street name signs street signs earn points Perimeter Screening Masonry wall along Country Club Masonry screen wall and Park Blvd. Pedestrian Crosswalks Painted&striped Decorative paving or striped Sidewalk Materials— Specialty paving at cross walks and 20%specialty paving 10 points trail head Trees--20 points Spaced evenly on both sides of street Spaced evenly on both sides of street 02-11, Birmingham Farms 13 PD 6. The Conditions of the Planned Development District propose to comply with the Architectural Requirements of the Village Residential Single-Family 10/19 District, in the following modified manner: Development Proposed Requirements of the Confraion Requirement SF 10119Dntn t Exterior Wall 100%masonry,w/75%brick or 100%masonry all sides Materials stone Chimney Enclosure Cementitous material Enclosure required,masonry matching house earns points 8:12 pitch,asphalt or architectural Roof—5 points 6:12 pitch,w/architectural shingles, grade shingles tiles,slate or metal and dormers/gables earn points Plan&Elevation Skip 4 or 2 w/elevation change on Skip 4 same side&2 on opposite, 7 Variation-10 points same side and 4 on opposite side on same&4 opposite earn points Front Porches 20 sq. ft.when entry faces street 20 sq. ft.w/5 ft.width,railing and 40 sq. ft. earn points Mail Box—5 points Paired,w/one style through Paired at lot line, development one style earns points Address Plate—5 Cast stone on front of residence Not considered in ZO points Garage Door Offset 12 in.&less than 50%of Offset, front street elevation not on street earn points Fencing—10 points Side=4—6 ft.metal, iron or wood, Rear=6 ft. stained wood w/steel Not considered in ZO posts 7. The approved Development Plan of the PD shall serve as an approved Preliminary Plat for all residential phases of Birmingham Farms 13. 8. The PD proposes that park fees be waived if owner/developer uses comparable funds for improvements within or adjacent to this PD, or Phases 4 and 14 of Birmingham Farms. Verification and control of this stipulation will require that park improvements be in place and accepted by the City prior to filing a final plat and/or issuance of building permits for dwellings within the development. 9. The PD proposes that no public utilities be required within that portion of Country Club Road along the perimeter of the development. The City Engineer states that water and storm sewer will likely be required within this segment of Country Club. 02-11, Birmingham Farms 13 PD 10. The PD proposes to construct the south half of Park Boulevard as well as the bridge needed for the westward expansion of Park Blvd. to Country Club Road in order to provide regional access. The completion of Westgate Way through to Park Blvd. and certain drainage improvements to the major drainage channel are also proposed as conditions of this PD. Without the assistance of adjoining property owners, this section of Park Blvd. and the bridge is totally the responsibility of the City of Wylie. Due to its location, neither the subject development nor the WISD site to the north is required to dedicate and construct the bridge, and both are using the bridge for leverage in negotiations for variance to development codes and other incentives. The applicant contends that private participation in the construction Park Blvd. and its bridge as well as constructing Westgate Way through to Country Club is of sufficient land use importance to support the variances requested within this PD. Staff Recommendation: Denial of the requested rezoning. The subject tract is of adequate size and configuration to comply fully with the Single-Family 10/19 Residential requirements of the current zoning. Sufficient justification has not been provided to support the relative minor variances in development requirements, and evidence has not been provided to indicate innovations sufficient to support a Planned Development District rather than compliance with the standard requirements of the Zoning Ordinance. However, without the private participation proposed by the developer as a condition of this PD, the Park Boulevard bridge is likely to become the total financial responsibility of the City. The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Location Map Conditions for the Planned Development District Development Plan Notification List and Response Forms I I IJ I I 1 MI I I mg 1 En NO \I ' " L ' f!: 1 il il . 11 1 I I IN — v. i ' U.....ijp, _. lug% I 0 intik. III pi mmeilfin ioli. a. t.4, 411 mum --44r# mil—how M It .gwil':1111111j. 1 . II Hob 0,4 vimin . irjagutijw. „„.. -7i._j=---ism lam co Min lainliktial IIII eel 51,:_ipl III s,_gainummo" i 114111 W..' ' Ti r • r :., lifill'in_ , ..--- isim • I1uII 1.^- ,•, ,,,, t1::,.';:i::::::k1,-1..1 4:7.--L. :MIMI: Mill N I 0. _ ,. .bI .rr1— 1. :.....,:-,-:,;,.,',:-,..7.:...•;•:•-.,.,,,,•..--..-.,„,,.:,.i.*i..,,,.:.,..;.•-,s-•.,„.,..)'-.:l,,,.-:,.,:„'.,;:...,,,„„,:t_,,.':,i..4.,.,:,..,,:..,.,.-.,;,,.,.-„.„,,-,,1-:.,.,,,'.st.:.:._.,,_4..-,i..'.tF,:-:. .:....,.-. '".:.''.•s....-.,:,.,.,.:: ,,. et A1I/l1 1 S-1.I,S-11 S/a1_1 W- u-I-0/'k1l:1c.N Ar'4——r,I •A r.Ii Nall1 mina.e0:-_Y-1 4gI5 w:,.•-i.mdW.m:,. ,1•4i Llsi•IewndPh-,ti.m amEETm L • , „ , , . . 7.01: ' lliP* DA-lwo• .1. , :' - -am , L__ West Brown Stre // .i. ip......--.kw ...__- V." 111110 1211.:4.111.4----r Mil nalat erz,Er. _mit' ill _ • 1 MAP ZONING CASE N i LOCATION 1 1 LOCA #2002- Development Conditions Phase 13 DEVELOPMENT CONDITIONS FOR THE PLANNED DEVELOPMENT DISTRICT Birmingham Farms Phase 13 94.12 Acre Tract Located South of Park Boulevard, East of Country Club Road Zoning Case No. 2002-11 General Conditions: 1. The Planned Development District shall not affect any regulations found within the Zoning Ordinance of the City of Wylie as enacted February 27, 2002, except as specifically provided herein. 2. All regulations of the Single Family-10/19 District as set forth in the Zoning Ordinance and all other provisions of the Code of Ordinances are included herein by reference and shall apply, except as specifically provided herein. a. In addition to the permitted uses allowed within the SF-10/19 zone district as shown in Figure 5-3 of the Zoning Ordinance, "Day Care Facility" shall be considered a permitted use. Special Conditions: 1. Streets and Alleys. a. All residential streets within the Planned Development District shall have 31 feet of concrete pavement (measured from back of curb to back of curb) within a minimum of 50 feet of dedicated right-of-way. b. No alleys shall be required within this Planned Development District. 2. Area Regulations. a. All residential dwelling units within this District shall exceed 1,800 square feet in floor area. A minimum of 85% of the dwelling units must exceed 1,900 square feet in floor area. b. The minimum side yard requirement may be reduced to 5 feet on one side of a lot to accommodate an outside swing garage design. 3. Design Standards. The Suburban Residential Requirements (Figure 3-14 of the Zoning Ordinance shall be modified and/or fulfilled as follows: Land Design Requirements. [70 bonus points earned] a. Pathways and Easements in Public Open Space. i. In the open space adjacent to Phase 13, an 8 foot trail shall be provided within a 20 foot public access easement. (10 points) b. Perimeter Walkway and Landscape Buffer. 8/28/02 - 1 - Development Conditions Phase 13 i. A 20 foot landscape buffer shall be provided adjacent to Park Boulevard. (10 points) ii. A 4 foot meandering concrete sidewalk shall be constructed adjacent to or within this landscape buffer. c. Connections to Public Open Space. i. A 50 foot public access easement with an 8 foot trail shall be provided so that no more than 10 residential lots are between open space connections to the open space. (10 points) ii. A residential street shall be placed adjacent to a portion of the open space to provide pedestrian connection. (25 points) d. Lighting and Furnishings along Public Pathways. i. Lighting and furnishings meeting the base standards of the City of Wylie zoning ordinance shall be provided. e. Pedestrian Linkages to the Village Center. i. No residence within this District shall be located more than 3,000 feet from a Village Center. (15 points) Street and Sidewalk Requirements. [65 bonus points earned] f. Curvilinear Streets. i. Streets shall meet the city's street requirements. g. Entry Features and Medians. i. 100 feet of entry width shall be provided from Park Boulevard to the first public street intersection. ii. Landscaped medians at the entry shall be provided. (15 points) h. Signage at Entries. i. Signs at the entry may be incorporated into entry wall or monument sign. i. Sidewalk Locations. i. Sidewalks shall be provided on both sides of all residential streets. ii. Sidewalks shall provide continuous pedestrian pathways. j. Sidewalk Width. i. 5 foot wide concrete sidewalks shall be provided. (10 points) k. Sidewalk Lighting. i. Decorative street lighting shall be provided along residential streets, providing lighting on both sidewalks and streets, at a maximum spacing of 200 feet apart on each side of the street. ii. Pedestrian only walkways shall be lighted only with low height lighting standards and fixtures. iii. All electric service shall be under ground. 8/28/02 - 2 - Development Conditions Phase 13 iv. Placement of directional and street name signage shall be provided on decorative lighting poles. (10 points) 1. Perimeter Screening. i. At the rear of residential lots adjacent to Park Boulevard a 6 foot decorative or solid masonry or concrete wall shall be provided. m. Pedestrian Crosswalks. i. Pedestrian crosswalks shall be striped. n. Sidewalk Material. i. Specialty paving, such as decorative concrete pavers, brick, stone, or patterned concrete shall be provided within the Planned Development District to designate connections to the trail system within public open space and in crosswalks at each entry to the development. (10 points) o. Street Trees. i. Coordinated planting of front yard trees shall be provided throughout the development to form a formal row of trees along the street, using trees of the same species, minimum 3 inch caliper at time of planting, evenly spaced along both sides of the street at a maximum spacing of 30 feet on center. (20 points) Architectural Requirements. [55 bonus points earned] p. Exterior Façade Material. i. Exterior finish materials for residential dwellings shall be 100% masonry (brick, stone, stucco, or Hardi-Plank) with a minimum exterior finish of 75% brick or stone. ii. Vinyl shall not be used on the exterior façade of a single-family residential dwelling unit, excluding windows, doors and other fenestration. q. Chimneys. i. Metal chimney flues for fireplace chimneys are to be within a chimney enclosure. ii. The chimney enclosure may be Hardi-Plank or similar cementitious material. r. Roof Pitch. i. All single-family residential units shall have a minimum roof pitch of 6:12. s. Roof Materials. i. All single-family residential units shall have architectural grade asphalt shingles, concrete or clay roofing tiles, standing seam metal roofing, or slate roofing shingles. (5 points) t. Plan and Elevation Variation. 8/28/02 - 3 - Development Conditions Phase 13 i. A minimum of 4 platted residential lots must be skipped on the same side of the street before rebuilding the same single-family residential floor plan, except that the same floor plan may be used within 2 lots if the street elevation design is changed. ii. A minimum of 4 platted residential lots must be skipped on the opposite side of the street before rebuilding the same single-family residential floor plan, except that the same floor plan may be used within 2 lots if the street elevation design is changed. (10 points) u. Porches. i. The front entry of any single-family residence, which in the entry facing the street on which the residence is located, shall have a covered front porch of a minimum of 20 square feet floor area. v. Mailboxes. i. A paired all-brick mailbox shall be installed on the common lot line of the paired addresses. ii. A common design theme shall be used throughout the development (5 points) w. Address Plate. i. A cast stone or similar type address plate with minimum 3 inch numerals or letters and on contrasting color shall be installed on the front of each single-family residence. (5 points) x. Garage Doors. i. Garage doors shall be located with side entry and outside swing driveways so they are not visible on the primary street elevation. (20 points) y. Fencing. i. All side yard or front yard fencing on any lot shall have a height between 4 feet and 6 feet and shall consist of metal, wrought iron or wood. ii. Wood fencing used on the perimeter of any yard shall be a minimum of 6 feet in height, stained a uniform color throughout each platted subdivision and shall contain steel support posts spaced 8 feet on center. If the wood fencing is visible from any street, the steel support posts shall be placed on the inside of the fence, facing away from the street. (10 points) 4. Park Dedication and Impact Fees. a. City of Wylie park fees shall be waived for development within this Planned Development District, so long as the owner and/or developer uses comparable funds to provide park improvements within or adjacent to this Planned Development District, Phase 4A, Phase 4B or Phase 14 of Birmingham Farms. b. No roadway impact, assessment or pro rata fees shall ever be assessed, levied or collected on development within this Planned Development District. 8/28/02 - 4 - Development Conditions Phase 13 5. Infrastructure Improvements. a. Perimeter Infrastructure Improvements Not Required. Except as specifically described herein, no street, water, sanitary sewer or storm sewer infrastructure shall be required to be constructed within Country Club Road and Park Boulevard on the perimeter of this Planned Development District. b. Park Boulevard Bridge Improvements. The City of Wylie shall secure and dedicate the right-of-way for the bridge from the Wylie Independent School District for the portion of the bridge that lies within the school property. Prior to the issuance of the first certificate of occupancy for a residential dwelling unit within Phases 13 or 14, the developer and/or owner of the property shall be required to construct a bridge for Park Boulevard that meets the following criteria: i. The bridge shall be of sufficient length such that there will not be an increase in the fully urbanized floodplain elevation by more than 0.10 feet either upstream or downstream of the proposed bridge. The bridge is anticipated to be approximately 320 feet in length. ii. The bridge width shall be approximately 45 feet, sufficient to carry three lanes of traffic and one four foot wide sidewalk for pedestrian traffic. iii. The bridge shall be designed in accordance with Texas Department of Transportation and the City of Wylie standards. c. Other Bridge Right-of-Way. Right-of-Way for the south half of the Park Boulevard bridge described above shall be dedicated by separate at no cost to the City of Wylie. The developer and/or owner of this Planned Development District shall not be required to make any additional bridge improvement except those specifically described herein. 6. Other Provisions. a. The approved"Development Plan", adopted as part of this Planned Development District, shall serve as an approved "Preliminary Plat" for Birmingham Farms—Phase 13. 8/28/02 - 5 - 111 / 1 1 ItirelfftrOtren d i if 1,3 I r _It, M. JIM i! _ • A.e A I I r 1 . _.11 ','',. .It� Asa! iI NOM,oar CARE I PHASE6l . moo 'w�1 ■E r° ° O000�A14iI1rT IN Imo E � : . tip ,��, s . no,oa,00°®00°00,. °®00®1 , i )-? I In . 8 I . . 00 TOfjze3 / 0.00 I .� it , . ; I;: I TTPCAL LOT /► i ® ®S i ��la•0 ,/�' MI MI 00 00 g+ •• � . DATA SUIMARYT • 1111111 MIN �---� ++N �O �0 v��0 /" ( `I_ �.j=E. GROSS SITE AREA 94.12 ACRES f4099.910.All !S� I ��•-- R.o.■.(ZOCATOS IRS ACRES 06T,T06.0 All Ili ,�,6.�.bl �� OO / MIME.MO MEM �� R.O.R. C 5.49 ACRES u»IAu An / MI LANDSCAPE EASEIERT 1.79 ACRES 160AM.9 til IIIi I �� O O �� `\.. (� MEM -� IET SITE AREA f1a ACRES U.Q3.0993 An Ir TTPCAL LOT SIZE 90•x IZS' 1millm®ug-1'. ° J ,, S;, TOTAL LOTS :!0 OWAC NET 0ENSITr ��111L1�11�11 �� PLANNED DEVELOPMENT 1, `\ IIPI VP 411.40•4°�� ,c CONCEPTUAL PLAN 1i `'� j BIRMINGHAM FARMS 1 fit i � •�, PHASE 13 i! � i !I el ,,,, City of Wylie,Collin County,Texas i I _ ��1 ,� Carter:Burgess - \ - J .1It1 _ ' 1C' 'A1 � ll I \��I. ✓.afar CAB RE NO.01- PROJECT NO.9B-2336-110 --IP T i _ 7 I7 AUG 282002 _ By j j f. f_ + lJ._l .J „ 1 ' I 'I ' ._::.•,.-..,,..,,,i,,):„,-..,.:,r;,,1,-,---,,=.,.,„:..-,..,.t;: ',.-:\,,.r.t,„:„'::;',,:.','1t-r',.',:-r,..,',.,e.,. ,-:,,:.--:,.--...,-,,',,:'_:.,-.;.„,'--.I„,„'r,.;.'-;-,.' ,,.,„,--.-:.-r',,7,,..._.'-...-; _.._._.._.._._.._.._.._.._ , / Di .,:,.,-....:,"-'.:2 „';.',.:,..,,-,.':--I,,',",,::.-;:.:;.::.:.:'.,:..,i?:, :..,,,:,.:,:,.i,:,;,,::,„,i:...•,_71..:f,,,:.s-::.,..:,r:':.':,:-q-,;::.-: .::,:'.,-,..:,.:,-,-i.'_f-.-l.'..'._.i':,-,:.r..:_..;:;,:::....':,4-.:':,.:::::,,,::..-.„-_.'....,:,,s,-,.,,'.,,-._.c-'::.f.i'3.:,-,-'.-:::,-_:.,,..-':'..'.,1. .,:.'„,.,,:.•-,-:,-.,;,:...1,,..1-:',1..„.'.:,.,,,'..„J,,..---..),,',1".,.,.,E:--.::,,.,,•,.,....;0.:.,,:„,7A.. ,,-4-:,,:7.,,.T.,,.,,,,,.3-....:•,,,:.1,,q',::...::„,::-.„,..1:,./,.--,-:,-,/::--'-.',.,,„.'•.L.,,,,.-',2..,..:,,-.tr.,.,0:'i,1:-,,L.:-,„_:.-:''-'-''.,T,-;,..- ;''(.:F:I,:i:0'-..::..,,.-..,.'.,-,,-,.,,:7,.,l.:,k;,,,',1..:7'.7..,,,;.,,,:,',:4,:::.f,.,li-,-:.,:i.,'.,..,,':..:,':,t.,4 iL1',..,,1:.,!.i‘',,,„-,2,.`,-;i,:','.„:.,'...,.r l,-s,,,..,t,. ,-r%.:_-,:._::.,t,.41.S;.,...:k,..-.,.;,:--.,:.;.--..;•,,4.-:-:,„,,i...',,_.:,.:.--.,:,:::-;._:...,,:,-,,.';.,0-.•:--,:',.,._,:3•,"',-.'-,.,,,_..:.1,,.-.,•.,:-.t‘-,.:.;,4„',7.,.•,;,.::14'y.:-"..,, „r..T.,,„,,,..!4:e...-,.-,..,,:.-,.'7T,,.-,.,,.,.,:.;„-.7:-.,k.:,-,-,,:',-,-,.„_,..,':4.,-t,t-„-'.,,;,„,.,,:-,-;,.,i!.-„,--.-',.'0 ,.-,.,.':-:,'f'..--,,,iL-:r:'3,,,2-.,.-:„...,,...7...--. .,,-,...,-f:,.,.._-,—„ I,.`„.'_ -:...::.-.'7'-.,3-.:.:.;:'-.,c....,,::-.f..I1 :.,',.-„..,,:--.„..-:'.,,,.,-'._..j'-.:',„'..-'-;.--4—,.i,.,;.- ..'._„-.',-',1-,..,-.;'7i-...,'„ • ,'-,.,.,',, FitL1i 1i I I 1 rlc NOT-'tl'!-•" 5-/r1 l wII.__LLb.."•i)- .t I /-/b1 1 F ' T (/ Tr : :4, 5 `C1 '.. Y '� IK �Y b! p 1 '' t 1 ., *rwr w Lake KQnch Line i _. ,-- ,,„-,_.,-,J.: ii I r ; _P o.-..t.',:,„.'.,:.,i1',;:::,.,,,,,r.;.,,.i,3... Drive „.__i—.,Vt-.,__,_.„. .T. %1 ' . _ N._,7. ..._:,.7..___._.5_._-c.a om l ' -_,_.:- n 1 , ti 0 1 �O t `tea 1 �O � � 2!:�4e&,Y +x�r,_:x•Ck,.ara_._, .ut vw 3av, xs*,•�=` nve rr 6 _.._.._.._ _.. ._ >Q 22 .W6, ,, r. XCZ,i ✓l b / 0 - For c, i « , 60 I, oz , - -- 1 NOTIFICATION REPORT APPLICAN1 Scott Bussell-Carter&Burgess, Inc. APPLICATION FILE #2002-11 7950 Elmbrook Drive Dallas,Texas 75247 # LK/ABS1 LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS 1 Applicant 7950 Elmbrook Drive 1 Scott Bussell-Carter&Burgess, Inc. Dallas, Texas 75247 McMillen Farms 1335 FM 1378 2 --- Lot 3 R-2885-000-0030-1 James Feivor Wylie,Texas 75098 McMillen Farms 1315 FM 1378 3 --- 4 R-2885-000-0040-1 Raul Rubalcava Wylie,Texas 75098 McMillen Farms 1315 FM 1378 4 --- 5 R-2885-000-0050-1 Raul Rubalcava Wylie,Texas 75098 McMillen Farms 1315 FM 1378 5 --- 6 R-2885-000-0060-1 Raul Rubalcava Wylie,Texas 75098 McMillen Farms P.O. Box 714 6 --- 2-10B R-3251-000-210A-1 Henry Largey Wylie, Texas 75098 Presidential Estates 1604 Lincoln Drive 7 Blk B Lot 17 R-2249-00B-0170-1 James Cummings Wylie,Texas 75098 Presidential Estates 1602 Lincoln Drive 8 Blk B 18 R-2249-00B-0180-1 Meredith Willett Wylie,Texas 75098 Presidential Estates 402 Monroe Drive 9 Blk G Lot 1 R-2249-00G-0010-1 Ronnie Kirk Wylie,Texas 75098 Presidential Estates 404 Monroe Drive 10 Blk G 2 R-2249-00G-0020-1 Robert McEnroe Wylie,Texas 75098 Presidential Estates 406 Monroe Drive 11 Blk G 3 R-2249-00G-0030-1 Rene Gonzalez Wylie,Texas 75098 Presidential Estates 408 Monroe Drive 12 Blk G 4 R-2249-00G-0040-1 Bernard Gehring Wylie,Texas 75098 Presidential Estates 410 Monroe Drive 13 Blk G 5 R-2249-00G-0050-1 Michael Vincze Wylie,Texas 75098 Presidential Estates 1617 Kennedy Drive X14 Blk I Lot 9 R-2249-001-0090-1 Robert Brown Wylie,Texas 75098 Lake Ranch Estates 101 Lake Ranch Drive 15 --- Lot 1 R-0785-000-0010-1 Tae Han Wylie,Texas 75098 Lake Ranch Estates 201 Lake Ranch Drive 16 --- 2 R-0785-000-0020-1 David Watkins Wylie,Texas 75098 17519 Muirfield Drive 17 Abst 22 Tract 1 R-6022-000-0010-1 Birmingham Land, Ltd. Dallas,Texas 75287-7418 951 S. Ballard Avenue 18 Abst 22 5 R-6022-000-0050-1 Wylie I.S.D. Wylie,Texas 75098 951 S. Ballard Avenue 19 _ Abst 22 10 R-6022-000-0100-1 Wylie I.S.D. Wylie,Texas 75098 2800 Surveyor Blvd., Bldg. 1 20 Abst 22 15 R-6022-000-0150-1 Centex Homes Carrollton,Texas 75006-5144 17519 Muirfield Drive 21 Abst 1021 Tract 2 R-7021-000-0020-1 Birmingham Land, Ltd. Dallas,Texas 75287-7418 Collin County 210 S. McDonald Street 22 FM 1378 Commissioners Court McKinney,Texas 75069 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2002-11. s/ I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2002-11. Date,Location&Time of Planning&Zoning Commission meeting: Tuesday, September 3,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday, September 24,2002,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: ErPr1 t. /Mow, (please print) Address: /Z./7 /401Aler,07 17.e• Zis4; 7 / 756c6 Signature: Date: $/t b-L COMMENTS: ,,,, .0 of Ile Public Hearing Item No. 5 Rezoning 02-12 Birmingham Farms Phase 14 Planning and Zoning Commission Meeting: September 3, 2002 Owner: Carter&Burgess, Inc. Applicant: Birmingham Land, LTD Location: East of Country Club Road (F.M. 1378), south of the Park Boulevard extension and north of the Birmingham Farms Phase 2 and Meadows of Birmingham Addition Existing Zoning: Single-Family 10/19 Residential(SF 10/19) District Requested Zoning: Planned Development (PD) District for Single-Family Residential Uses Summary: The applicant is requesting rezoning of the subject 80.76 acres in order to develop a single-family residential subdivision. The subject property is held by the initial ownership of the developing Birmingham Farms 2 and Meadows of Birmingham subdivisions which abut it to the south. The property was rezoned from a mix of Retail (R), Business-1 (B-1) and Single Family-Attached Residential (SF-A) Districts to its current Single-Family 10/19 Residential District with the adoption of the new City-wide Zoning Ordinance and Map in February of 2002. The Planned Development District zoning is being requested in order to allow development characteristics which differ from the regulations of the current Zoning Ordinance and more comparable to these existing subdivisions to the south. 02-12, Birmingham Farms 14 PD The properties abutting the subject tract to the south is zoned Single-Family 8.5/17, but are developing in accordance with the previous Single Family-3 regulations (minimums of 7,200 sq. ft. lots and 1,100 sq. ft. dwellings) as the Birmingham Farms Phase 2 and Meadows of Birmingham Additions. Property to the west, across the wide floodplain corridor of the Conservation District, is on the current agenda for consideration of rezoning as the Birmingham Farms Phase 13 Addition to a residential PD generally comparable to the current Single-Family 10 requirements. The property to the north, across the future Park Boulevard corridor, is within unincorporated Collin County and the Extraterritorial Jurisdiction of the City of St. Paul, and is owned by the Wylie Independent School District and developing as Jr. High and Middle Schools. Public Comment Forms were mailed to twenty-six (26) property owners within 200 feet of this request. One Comment Form has been returned at the time of posting, opposing the request. Issues: 1. The Comprehensive Plan recommends Country Residential use for the subject property, which envisions lots of one acre or larger with streets and infrastructure of a rural character. The proposed Planned Development is not consistent with this recommendation of the Plan. 2. The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and design of land and development. The proposed PD offers no enhancement or innovation of the standard requirements of the Zoning Ordinance. 3. The proposed Planned Development District provides that streets throughout the development measure 31 feet of paving within 50 feet of dedicated rights-of-way. This right-of-way width, although narrower than the current 55 feet required by the Thoroughfare Standards, continues the pattern of the developing Birmingham Farms 2 and Meadows of Birmingham Additions. The 31 feet pavement width complies with the new Thoroughfare Standards. These proposed PD requests have been approved by the City Engineer. 4. The Planned Development District provides that no alleys be required within the proposed development. Section 2.9 of the Paving Standards requires that "alley shall be provided in all residential areas". In May of 2002, the City Council denied a request to waive this alley requirement for the 15 acre eastern portion of the subject property previously owned by WISD. However, alleys are not provided within the existing Birmingham Farms 2 and Meadows of Birmingham subdivisions abutting the property on the south. Although all garages are proposed to be accessed from front street drives, other normal functions of alleys will be accommodated by other methods. Utilities can be placed in easements along the street and City code requires that lots drain to the front street. 02-12, Birmingham Farms 14 PD 5. The Planned Development District proposes to comply with the Development Standards of the Single-Family 8.5/17 Residential District, with the exception that the minimum lot width shall be 65 feet rather than the normally-required 70 feet. SF 8.5 allows lots of 8,500 sq. ft. and dwellings of 1,700 sq. ft. 6. The Conditions of the Planned Development District proposes to comply with the Land Design Requirements of the Village Residential Single-Family 8.5/17 District, in the following modified manner: Development Proposed Required Minimums Contrition Requirement for SF 8.5➢isirkt Public Open Space 20 ft.access easement w/ 10 ft.trail 10—20 ft. easement w/trail Ease—10 points Perimeter Walk w/ 20 feet landscape buffer along Park 10—20 ft.buffer w/walk or trail Landscaping-10 Blvd.w/4 ft.meandering walk points Conmectian to Open Street adjacent to open space, Connection w/trail every 10 lots Space-35 points 50 ft.access easement w/8 ft.trail, no more than 10 lots Furnishings of Open Lighting and benches Lighting and benches Space Linkage Pedestrian Linkage to Sidewalks to retail and schools W/in 1,300 feet Village Center 7. The Conditions of the Planned Development District propose to comply with the Street and Sidewalk Requirements of the Village Residential Single-Family 8.5/17 District, in the following modified manner: Development Proposed P➢ Requirement of the Condition Requirement SF 8.5 District Entry Feature& 2 entries, 100 ft.width,w/ 100 ft ROW w/landscaped median Media-15 points landscaped medians Sign Wall or monument sign Wall or monument sign Sidewalk Location& 5 ft.continuous on both sides of Continuous,both sides width-10 points residential streets Sidewalk Lighting-10 Decorative low lights w/decorative Decorative low lights,decorative points street name signs street signs earn points Perimeter Screening Masonry wall along Park Blvd. Masonry screen wall Pedestrian Crosswalks Painted&striped Decorative paving or striped Sidewalk Material—10 Specialty paving at trail head 20%specialty paving points Trees 20 points Spaced evenly on both sides of street Spaced evenly on both sides of street 02-12, Birmingham Farms 14 PD 6. The Conditions of the Planned Development District propose to comply with the Architectural Requirements of the Village Residential Single-Family 8.5/17 District, in the following modified manner: Development Proposed Requirements of the Condition Requirement SF 15/17District Exterior Wall 100%masonry,w/75%brick or 100%masonry all sides Materials stone Chimney Enclosure Cementitous material Enclosure required,points if w/ masonry 8:12 pitch,asphalt or architectural R000f—5 points 6:12 pitch,w/architectural shingles, grade shingles tiles,slate or metal and dormers/gables earn points Plan&Elevation Skip 4 or 2 w/elevation change on Skip 4 same side&2 on opposite, 7 Variation—10 points same side and 4 on opposite side on same&4 opposite earn points Front Porches 20 sq. ft.when entry faces street 20 sq. ft.,railing and 40 sq. ft. earn points Mail Box—5 points Paired,w/one style through Paired at lot line, development one style earns points Address Plate—5 Cast stone on front of residence Not considered in ZO points Garage Door Offset 12 in.&less than 50%of Offset, front street elevation not on street earn points Fencing-10 points Side=4—6 ft.metal,iron or wood, Rear=6 ft. stained wood w/steel Not considered in ZO posts 7. The approved Development Plan of the PD shall serve as an approved Preliminary Plat for Phase 14. To develop the PD as proposed with the extension of a local Westgate Way north to Park Boulevard to serve as a second point of access from Park Boulevard, will also require replatting of the Birmingham Farms Phase 2A Addition, and the PD proposes that such replat shall not jeopardize the filed plat's vested rights in the regulations of the 1985 Zoning Ordinance in place at the time of original platting. 8. The PD proposes that park fees be waived if owner/developer uses comparable funds for improvements within or adjacent to this PD, or Phases 4 and 13 of Birmingham Farms. Verification and control of this stipulation will require that park improvements be in place and accepted by the City prior to filing a final plat with Collin County and issuance of building permits for dwellings within the development. 9. The PD proposes that no public utilities be required within that portion of Park Boulevard on the perimeter of the development. The City Engineer states that water, sanitary sewer and storm sewer will likely be required within this segment of Park Blvd. 02-12, Birmingham Farms 14 PD 10. The PD proposes to construct a portion of Park Boulevard as well as the bridge needed for the westward expansion of Park Blvd. to connect with Country Club Road in order to provide regional access for both the subject PD property and the WISD school site to the north. The completion of Westgate Way northward through St. Paul ETJ and certain improvements to the major drainage channel are also proposed as conditions of this PD. Without the assistance of adjoining property owners, this section of Park Blvd and the bridge is totally the responsibility of the City of Wylie. Due to its location, neither the subject development nor the WISD site to the north is required to dedicate and construct the bridge, and both are using the bridge as leverage in negotiations for variance to the development codes and other incentives. The contends that private participation in the construction of Park Blvd. and its bridge as well as constructing Westgate Way and the drainage improvements are of sufficient land use importance to support the variances requested within this PD. Staff Recommendation: Denial of the requested rezoning. The subject tract is of adequate size and configuration to comply fully with the Single-Family 10/19 Residential requirements of the current zoning, and the larger lot can serve as an excellent transition from the smaller lots to the south and the rural acreage developments to the north. Sufficient justification has not been provided to support the relative minor variances in development requirements and elimination of alleys, and evidence has not been provided to indicate innovations sufficient to support a Planned Development District rather than compliance with the standard requirements of the Zoning Ordinance. However, without the private participation proposed by the developer as a condition of this PD, the Park Boulevard bridge is likely to become the total financial responsibility of the City. The Departments of Planning, Engineering, Development Services, Public Works and Fire concur with this recommendation. Attachments: Location Map Conditions for the Planned Development District Development Plan Notification List and Response Forms Development Conditions Phase 14 DEVELOPMENT CONDITIONS FOR THE PLANNED DEVELOPMENT DISTRICT Birmingham Farms Phase 14 80.76 Acre Tract Located South of Park Boulevard,North of Birmingham Farms, Phases 1 and 2 Zoning Case No. 2002-12 General Conditions: 1. The Planned Development District shall not affect any regulations found within the Zoning Ordinance of the City of Wylie as enacted February 27, 2002, except as specifically provided herein. 2. All regulations of the Single Family-8.5/17 District as set forth in the Zoning Ordinance and all other provisions of the Code of Ordinances are included herein by reference and shall apply, except as specifically provided herein. Special Conditions: 1. Streets and Alleys. a. All residential streets, including Sanden Boulevard, within the Planned Development District shall have 31 feet of concrete pavement (measured from back of curb to back of curb) within a minimum of 50 feet of dedicated right- of-way. b. No alleys shall be required within this Planned Development District. c. If the developer and/or owner of this Planned Development District and the Wylie Independent School District (WISD) agree to place under ground approximately 50 feet of the drainage channel at the northern end of the District, then the developer and/or owner shall be allowed by the City of Wylie to use a 110 foot centerline radius transition for the residential street immediately south of the drainage channel adjacent to the WISD tract. This centerline radius is a one-time use and cannot be used to develop any other residential streets within this Planned Development District. 2. Area Regulations. a. The minimum lot width shall be 65 feet. 3. Design Standards. The Village Residential Requirements (Figure 3-14 of the Zoning Ordinance shall be modified and/or fulfilled as follows: Land Design Requirements. [55 bonus points earned] a. Pathways and Easements in Public Open Space. i. In the open space adjacent to Phase 14, an 8 foot trail shall be provided within a 20 foot public access easement. (10 points) 8/28/02 - 1 - Development Conditions Phase 14 b. Perimeter Walkway and Landscape Buffer. i. A 20 foot landscape buffer shall be provided adjacent to Park Boulevard. (10 points) ii. A 4 foot meandering concrete sidewalk shall be constructed adjacent to or within this landscape buffer. c. Connections to Public Open Space. i. A 50 foot public access easement with an 8 foot trail shall be provided so that no more than 10 residential lots are between open space connections to the open space. (10 points) ii. A residential street shall be placed adjacent to a portion of the open space to provide pedestrian connection. (25 points) d. Lighting and Furnishings along Public Pathways. i. Lighting and furnishings meeting the base standards of the City of Wylie zoning ordinance shall be provided. e. Pedestrian Linkages to the Village Center. i. Pedestrian linkages shall be provided via residential streets within this Planned Development District. Street and Sidewalk Requirements. [55 bonus points earned] f. Curvilinear Streets. i. Streets shall meet the city's street requirements. g. Entry Features and Medians. i. 100 feet of entry width shall be provided from Park Boulevard to the first public street intersection. ii. Landscaped medians at the entry shall be provided. (15 points) h. Signage at Entries. i. Signs at the entry may be incorporated into entry wall or monument sign. i. Sidewalk Locations. i. Sidewalks shall be provided on both sides of all residential streets. ii. Sidewalks shall provide continuous pedestrian pathways. j. Sidewalk Width. i. 5 foot wide concrete sidewalks shall be provided. (10 points) k. Sidewalk Lighting. i. Decorative street lighting shall be provided along residential streets, providing lighting on both sidewalks and streets, at a maximum spacing of 200 feet apart on each side of the street. ii. Pedestrian only walkways shall be lighted only with low height lighting standards and fixtures. 8/28/02 - 2 - Development Conditions Phase 14 iii. All electric service shall be under ground. iv. Placement of directional and street name signage shall be provided on decorative lighting poles. (10 points) 1. Perimeter Screening. i. At the rear of residential lots adjacent to Park Boulevard a 6 foot decorative or solid masonry or concrete wall shall be provided. m. Pedestrian Crosswalks. i. Pedestrian crosswalks shall be striped. n. Sidewalk Material. i. Specialty paving, such as decorative concrete pavers, brick, stone, or patterned concrete shall be provided within the Planned Development District to designate connections to the trail system within public open space and in crosswalks at each entry to the development. o. Street Trees. i. Coordinated planting of front yard trees shall be provided throughout the development to form a formal row of trees along the street, using trees of the same species, minimum 3 inch caliper at time of planting, evenly spaced along both sides of the street at a maximum spacing of 30 feet on center. (20 points) Architectural Requirements. [35 bonus points earned] p. Exterior Façade Material. i. Exterior finish materials for residential dwellings shall be 100% masonry (brick, stone, stucco, or Hardi-Plank) with a minimum exterior finish of 75% brick or stone. ii. Vinyl shall not be used on the exterior façade of a single-family residential dwelling unit, excluding windows, doors and other fenestration. q. Chimneys. i. Metal chimney flues for fireplace chimneys are to be within a chimney enclosure. ii. The chimney enclosure may be Hardi-Plank or similar cementitious material. r. Roof Pitch. i. All single-family residential units shall have a minimum roof pitch of 6:12. s. Roof Materials. i. All single-family residential units shall have architectural grade asphalt shingles, concrete or clay roofing tiles, standing seam metal roofing, or slate roofing shingles. (5 points) 8/28/02 - 3 - Development Conditions Phase 14 t. Plan and Elevation Variation. i. A minimum of 4 platted residential lots must be skipped on the same side of the street before rebuilding the same single-family residential floor plan, except that the same floor plan may be used within 2 lots if the street elevation design is changed. ii. A minimum of 4 platted residential lots must be skipped on the opposite side of the street before rebuilding the same single-family residential floor plan, except that the same floor plan may be used within 2 lots if the street elevation design is changed. (10 points) u. Porches. i. The front entry of any single-family residence, which in the entry facing the street on which the residence is located, shall have a covered front porch of a minimum of 20 square feet floor area. v. Mailboxes. i. A paired all-brick mailbox shall be installed on the common lot line of the paired addresses. ii. A common design theme shall be used throughout the development (5 points) w. Address Plate. i. A cast stone or similar type address plate with minimum 3 inch numerals or letters and on contrasting color shall be installed on the front of each single-family residence. (5 points) x. Garage Doors. i. Garage doors located on the street elevation of a single-family residential unit shall have a framing and doorway offset of 12 inches from the remainder of the street elevation façade of the unit. ii. Garage doors shall not constitute more than 50 percent of the street elevation façade of the unit. y. Fencing. i. All side yard or front yard fencing on any lot shall have a height between 4 feet and 6 feet and shall consist of metal, wrought iron or wood. ii. Wood fencing used on the perimeter of any yard shall be a minimum of 6 feet in height, stained a uniform color throughout each platted subdivision and shall contain steel support posts spaced 8 feet on center. If the wood fencing is visible from any street, the steel support posts shall be placed on the inside of the fence, facing away from the street. (10 points) 4. Park Dedication and Impact Fees. a. City of Wylie park fees shall be waived for development within this Planned Development District, so long as the owner and/or developer uses comparable 8/28/02 - 4 - Development Conditions Phase 14 funds to provide park improvements within or adjacent to this Planned Development District, Phase 4A, Phase 4B or Phase 13 of Birmingham Farms. b. No roadway impact, assessment or pro rata fees shall ever be assessed, levied or collected on development within this Planned Development District. 5. Infrastructure Improvements. a. Perimeter Infrastructure Improvements Not Required. Except as specifically described herein, no street, water, sanitary sewer, or storm sewer infrastructure shall be required to be constructed within Park Boulevard on the perimeter of this Planned Development District. b. Park Boulevard Bridge Improvements. The City of Wylie shall secure and dedicate the right-of-way for the bridge from the Wylie Independent School District for the portion of the bridge that lies within the school property. Prior to the issuance of the first certificate of occupancy for a residential dwelling unit within Phases 13 or 14, the developer and/or owner of the property shall be required to construct a bridge for Park Boulevard that meets the following criteria: i. The bridge shall be of sufficient length such that there will not be an increase in the fully urbanized floodplain elevation by more than 0.10 feet either upstream or downstream of the proposed bridge. The bridge is anticipated to be approximately 320 feet in length. ii. The bridge width shall be approximately 45 feet, sufficient to carry three lanes of traffic and one four foot wide sidewalk for pedestrian traffic. iii. The bridge shall be designed in accordance with Texas Department of Transportation and the City of Wylie standards. iv. The bridge shall connect the existing northern portion of Park Boulevard from Country Club Road on the west side of the creek to the Wylie Independent School District site on the east side of the Creek. c. Other Bridge Right-of-Way. Right-of-Way for the south half of the Park Boulevard bridge described above shall be dedicated by separate at no cost to the City of Wylie. The developer and/or owner of this Planned Development District shall not be required to make any additional bridge improvement except those specifically described herein. d. Westgate Way. Westgate Way shall be extended from its current terminus as a thirty seven foot (37') back to back undivided collector roadway in a sixty (60') foot right of way to the north end of Phase 14. Owner and/or developer shall commence construction of Westgate Way April 1, 2003, which construction shall be completed by October 30, 2003. No building permit for the construction of any residential dwelling unit in Phase 14 shall be issued 8/28/02 - 5 - Development Conditions Phase 14 until the construction of Westgate Way has been completed, in accordance with the approved engineering plans. A bond, letter of credit or cash in the amount of$200,000 shall be escrowed with the City of Wylie prior to final approval of any development plans and final plats for Phase 14 if construction has not been commenced on Westgate Way by April 1, 2003. However, the owner and/or developer of Phase 14 may submit a preliminary plat and or other development application for the Phase 14 tract, and the City may not require any other improvements to Westgate Way as a condition to preliminary plat approval when in conformance to the City of Wylie subdivision regulations and this Planned Development Ordinance. These funds shall be in addition to the $200,000 in funding previously escrowed with the City of Wylie by the Wylie Independent School District. i. The funds that the Wylie Independent School District has escrowed with the City of Wylie for Westgate Way shall be used exclusively for the street paving, storm drainage in the roadway, including discharge pipes and headwalls for use in Phase 14, sanitary sewer, roadway excavation, and the storm drainage culverts where the proposed channel passes under Westgate Way. The City shall pay these funds to the owner/developer upon completion of Westgate Way. ii. If the owner/developer escrows funds and the total engineering, construction and associated costs are less than$400,000.00; the excess funds shall be refunded to the owner/developer. e. Drainage Channel Improvements and Maintenance. The developer will construct an 8 foot hike and bike trail adjacent to the 100 foot drainage channel, between the park located south of Birmingham Farms Phase 2B and the Wylie Independent School District site located North of Park Boulevard. Landscaping will be consistent with the previously platted subdivision and the City, upon completion of the aforesaid improvements, will maintain the drainage channel. 6. Other Provisions. a. Replat of Birmingham Farms Phase 2A. The owner of Birmingham Farms Subdivision shall be allowed to amend the approved Final Plat for The Birmingham Farms Phase 2A Subdivision, in order to facilitate a street connection between Phase 2A and the proposed Phase 14, as follows: i. The Final Plat for Block J, Lots 9 through 23 of The Birmingham Farms 2A Subdivision, may be amended to show a new 50 street right of way extension for Pickwick Lane to the north connecting with the proposed Phase 14 subdivision. ii. The zoning, subdivision regulations and all development standards for the amended plat shall be in accordance with the same development standards in effect at time that the City of Wylie approved the Final Plat for the Birmingham Farms Phase 2A subdivision. 8/28/02 - 6 - Development Conditions Phase 14 b. The approved "Development Plan", adopted as part of this Planned Development District, shall serve as an approved "Preliminary Plat" for Birmingham Farms—Phase 14. 8/28/02 - 7 - I , 9 0 ....{ _ 2.4 1i ' . / I ea 1111 /0,.C'a Iiiii„ I .., ... --- al iI ii_ ° JL .._. 4sc,r.rt 4 r i II II �Ya gatrYo ® p, __' _ ° 9 ° ° ° _ ol�olaofin,�,..PHASE°} o'crE.r-iiir ° IN AnQ Ma . I I _r� E000010004001 ° I I _i _ ° ° . ° ,* • e In. + 65 A :'''•• _.. . oi ..—•'' °,n, . ° io ■ao ° ° 1 ow a e l TXPCAL LOT i O 00 ° MEADOWS Of Nrs 'r.,..c x'"'a, ° 00 , PHASE 2A- ' uwr.�,r,rr'n BIRMINOHAM PHASE 2 . ' Ii€i. °° 4 0 1 00 1 0 o0v00O0 ATA SuuNARYj '? 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' - '- , T" . -':la') ,it,:,1g— ''' 4 ,.a,,,I .. _' -_ ' . .,, , , ' : ' ,/..,,.,,,,,,,,,,t,„ J31;,,,„ d,,ri: .'"' '•5.1. ., ,,,, '. ,Ci t` '''.'",7''''''''',14.1''—1 V-.'"'-'.1 .,,):`'. ''., ' ' - -,!.,„.51p.,91./.:: -.;...„1.7,-4.4,t,.:,,,.,:.,..,...,, , . . . , . . , ....... . ..7...1 ....\_._._ i ,1_1., 4:1:...- ,:..;,' -..--, ',.-;...-, . ....: •,---•.: !.. • .,..' .. _- , -s. . -,..4,- --. ,4 , .: - - , . ad' iv/ JeN I , • , • • i 0., . i ., . i - `,, ! i NOTIFICATION REPORT APPLICAN1 Scott Bussell-Carter &Burgess, Inc. APPLICATION FILE #2002-12 7950 Elmbrook Drive Dallas,Texas 75247 # 3LK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant 7950 Elmbrook Drive 1 Scott Bussell-Carter&Burgess, Inc. Dallas,Texas 75247 Pointe North II 501 N.Gaston Drive 2 BIk B Lot 1 R-1901-00B-0010-1 Barbara Jennings Wylie,Texas 75098 Pointe North II 503 N.Gaston Drive 3 BIk B 2 R-1901-00B-0020-1 Marjorie Rodarte Wylie,Texas 75098 Pointe North II 505 N. Gaston Drive 4 BIk B 3 R-1901-00B-0030-1 Charles Murray Wylie,Texas 75098 Pointe North II 507 N.Gaston Drive 5 BIk B 4 R-1901-00B-0040-1 Shelby Day,Jr. Wylie, Texas 75098 Pointe North II 509 N.Gaston Drive 6 BIk B 5 R-1901-00B-0050-1 Yuri Kopchenko Wylie,Texas 75098 Pointe North II 511 N.Gaston Drive 7 BIk B 6 R-1901-OOB-0060-1 Robert Bounds Wylie,Texas 75098 Pointe North II 513 N.Gaston Drive 8 BIk B 7 R-1901-00B-0070-1 David Hendrix Wylie,Texas 75098 Pointe North II 515 N.Gaston Drive 9 BIk B 8 R-1901-00B-0080-1 Charels Beeler Wylie,Texas 75098 Pointe North II P.O. Box 430 10 BIk B 9 R-1901-00B-0090-1 D. Kreymer, Inc. Wylie,Texas 75098 Pointe North II 603 Graham Court 11 BIk B 10 R-1901-00B-0100-1 Thomas Murphy Wylie, Texas 75098 Pointe North II 605 Graham Court 12 Blk B 11 R-1901-00B-0110-1 Gerald Ward Wylie,Texas 75098 Pointe North II 604 Graham Court 13 Blk B 12 R-1901-00B-0120-1 Tammy Tate Wylie,Texas 75098 Pointe North II 602 Graham Court 14 BIk B 13 R-1901-00B-0130-1 Thomas Brown,Jr. Wylie,Texas 75098 Pointe North II P.O. Box 430 15 Blk B 14 R-1901-00B-0140-1 D. Kreymer, Inc. Wylie,Texas 75098 Pointe North II 423 N.Gaston Drive 16 BIk A Lot 12 R-1901-00A-0120-1 Linda Jourdan Wylie, Texas 75098 Pointe North II 425 N.Gaston Drive 17 BIk A 13 R-1901-00A-0130-1 Ronnie Bracksieck Wylie,Texas 75098 Pointe North II 427 N.Gaston Drive X 18 BIk A 14 R-1901-00A-0140-1 Richard Eckman Wylie,Texas 75098 17519 Muirfield Drive 19 Abst.695 Tract 4 R-6695-000-0040-1 Birmingham Land, Ltd. Dallas, Texas 75287-7418 17519 Muirfield Drive 20 Abst. 695 9 R-6695-000-0090-1 Birmingham Land, Ltd. Dallas,Texas 75287-7418 951 S. Ballard Avenue 21 Abst. 695 10 R-6695-000-0100-1 Wylie I.S.D. Wylie,Texas 75098 2800 Surveyor Blvd.,Bldg. 1 22 Abst. 695 12 R-6695-000-0120-1 Centex Homes Carrollton,Texas 75006-5144 951 S. Ballard Avenue 23 Abst 1021 Tract 5 R-7021-000-0050-1 Wylie I.S.D. Wylie, Texas 75098 2800 Surveyor Blvd., Bldg. 1 24 Abst 1021 6 R-7021-000-0060-1 Centex Homes Carrollton,Texas 75006-5144 2800 Surveyor Blvd., Bldg. 1 25 Abst 1021 7 R-7021-000-0070-1 Centex Homes Carrollton,Texas 75006-5144 12200 Ford Road #400 26 Abst 1021 8 R-7021-000-0080-1 RH of Texas LP Dallas,Texas 75234-7266 27 28 29 30 31 PUBLIC COMMENT FORM (Please type or use black ink) Department of Planning 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested zoning as explained on the attached public notice for Zoning Case #2002-12. I am AGAINST the requested zoning as explained on the attached public notice for Zoning Case#2002-12. • Date,Location&Time of Planning&Zoning Commission meeting: Tuesday,September 3,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Date,Location&Time of City Council meeting: Tuesday, September 24,2002,6:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: / -/f.4 c`+e-/y) J (please print) Address: .12 7 AI- Gi.�9-67 a,J Signature: Date: 1 j1 COMMENTS: /.-�-.2-` &X Dote---S CPy.1-4-7J u 4,2 SL- Sure-Co,.s7 Q J-Q zs 6 ? , ��y Y-- b o9-414C1s- J 4 Cv a E Gn3 Fib, E� NYT 0�S t-7-14--r-A34 7,71 ,P1. i-€ --- 6 /44-1—Co � At/��T� C-c�a.� 1�R-vC �`I �,,�.i°�-�r'