08-19-1991 (Planning & Zoning) Agenda Packet DATE POSTED 8-16-91
TIME POSTED 8:30 A.M.
AGENDA
REGULAR MEETING - PLANNING AND ZONING COMMISSION
MONDAY, AUGUST 19, 1991
7 :00 PM - COUNCIL CHAMBERS
WYLIE MUNICIPAL COMPLEX
200 HIGHWAY 78 NORTH
CALL TO ORDER
ORDER OF PAGE
BUSINESS REFERENCE BUSINESS
1 1 - 2 Consider approval of minutes
of the August 5 , 1991 meeting .
2 3 Conduct Public Hearing on the
proposed Zoning Ordinance
Amendment allowing a car wash
as an allowable use in the
Retail Zoning District .
3 Consider recommendation to the
City Council on proposed
Zoning Ordinance amendment
allowing a car wash as an
allowable use in the Retail
Zoning District .
4 4-6 Consider recommendation to
City Council of the Preliminary
Plat for Oakridge subdivision.
5 7 Consider recommendation to City
Council for Replat of lots 3 &
2B of Moussa - Switzer Addition
(Located on Highway 78 between
Taco Delight and McDonalds -
Future KFC. )
6 8-13 Consider further action on
the Landscape Ordinance per
City Council requests .
7 Citizen Participation.
In accordance with the Open
Meetings Acts , any Board
Commission of the City of
Wylie will hear comments of
Public interest from residents
and the pertaining to items
within the jurisdiction of the
seated Board. Remarks will
limited, to placing the
item on a future agenda for
consider - action. Remarks
must be limited to not more
than five (5) minutes .
8 Adjourn.
MINUTES
PLANNING AND ZONING COMMISSION
CITY OF WYLIE
MONDAY, AUGUST 5, 1991
The City of Wylie Planning and Zoning Commission met
in regular session at 7 : 00 P.M. on Monday, August 5 , 1991 in
the Council Chambers of the Municipal Complex. A quorum
was present and notice of the meeting had been posted in the
time and manner required by law. Those present were
Chairman, Robert Flint ; Vice Chairman, Gilbert Welch; Billy
PP Mills , Jerry Ault and Mike Hawkins . Staff members were
Building Official ,Rick Herzberger;City Engineer ,Paul Beaver;
ty\Ar 0)1 and Secretary Nita Sims .
01°) Those absent : (excused) Cleo Adams .
ITEM NO. 1 - CONSIDER APPROVAL OF MINUTES FROM MONDAY,
_JULY 1 , 1991 : Chairman Flint asked for additions or
corrections ; There being no corrections or additions , A
Motion was made by Gilbert Welch and seconded by Billy Mills
to approve the minutes as submitted with no additions or
corrections . Motion carried , all in favor. ( 6 votes )
ITEM NO. 2 - CONDUCT PUBLIC HEARING ON THE LANDSCAPE
ORDINANCE: Chairman Flint opened the Public Hearing;
NO RESPONSE by the public. Chairman Flint closed the Public
Hearing. Motion carried , all in favor.
ITEM NO. 3 - CONSIDER RECOMMENDATION TO CITY COUNCIL ON
PROPOSED LANDSCAPE ORDINANCE : Chairman Flint noted two ( 2 )
corrections :
1 . Page one (1) , Sections I , first (1) paragraph, fourth
( 4) sentence ; COMMUNITIES should be COMMUNITY' S.
2 . Page two ( 2 ) , Section IIB , Number 3 , sixth ( 6)
sentence : ( typo) OF should be OR. Jerry Ault
recommended a clarification addition to the last
sentence of , " or a portion thereof" to make it
read: " 1 ,000 square feet or a portion thereof " .
Chairman Flint and Gilbert Welch had questions regarding
some of the recommended plants holding up due to Texas
weather . Rick Herzberger explained these plants were only
recommendations , and that upkeep would be required, thus
covering any maintenance related liability problems .
Billy Mills showed concern about businesses following up
with the upkeep of the landscaping. Chairman Flint explained
that under the plant list , Section III B #4 requires plant
maintenance. Mike Hawkins asked for an explanation of
Section III A ( 4) on front yard screening of 3feet : and
decorative chain link fencing in Section III A (5) . Also , he
questioned access to the required dumpster , by side gate, as
well as visibility requirements in III B (1) .
Rick Herzberger and Chairman Flint explained the
applications of these questions with references to
Ordinance 87-56 and the Zoning Ordinance. Marvin Blakey and
Gilbert Welch asked a question concerning the 5% covering
requirement on large corporations such as Sanden, compared
to small businesses . Rick explained that large areas would
be subject to Site Plan Review due to the subdivision
regulations , and the requirements would be assessed after
Planning and Zoning and possibly City Council review.
Again, this ordinance is basically intended as a groundwork
ordinance for new businesses that may not be subject to Site
Plan Review, as well as large remodels . All members showed
general concern with the downtown area . It was agreed that
the Building Official would use his discretions for the
Landscape Ordinance , applying to the downtown area .
A Motion was made by Gilbert Welch, Seconded by Jerry Ault
to recommended the Landscape Ordinance to the City Council
after corrections were made; Motion carried, all in favor .
( 6 votes)
ITEM NO. 4 - RECESS REGULAR BUSINESS MEETING: Chairman Flint
recessed Regular Business meeting and stated that a workshop
would be held and would be open to the public .
ITEM NO. 5 - WORKSHOP: Pick Herzberger presented the
following items for Planning and Zoning' s benefit in future
consideration of agenda items : (1) Oakridge
Subdivision.
( 2) Texas National Guard Armory (3) Accessory building
requirements of the zoning ordinance.
ITEM NO. 6 - RECONVENE TO REGULAR BUSINESS MEETING:
Chairman Flint called Regular Business Meeting Back to
order .
ITEM NO. 7 - CITIZEN PARTICIPATION: None.
ITEM NO. 8 - ADJOURNMENT: Motion was made and Seconded for
Adjournment . Meeting Adjourned by Chairman Flint .
0,4s- C
Robert Flint , Chairman
Respectfully submitted
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Ce, �
Nita Sims , Secretary
MEMORANDUM
TO : PLANNING AND ZONING COMMISSION
FROM: RICK HERZBERGER, BUILDING OFFICIAL P4
DATE: AUGUST 14 , 1991
SUBJECT: AGENDA ITEM NUMBER 2 AND 3 - CAR WASH
The City of Wylie Staff recommendation is that the Planning
and Zoning Commission approve and recommend to the City
Council , the proposed zoning amendment that would change
the car wash use from zoning district B-1 to zoning district
Retail . We recommend this use change with respect to the
following information:
(1) The car wash use change fits the definition of the uses
allowed in a Retail district .
( 2 ) The car wash use change would eliminate the two non-
conforming car washes currently existing in the
Retail district .
(3) This zoning amendment would recognize changes in
conditions and circumstances in that particular
locality .
( 4) The previous concern of possible spot zoning with the
proposed zoning change from Retail to B-1 , would be
avoided, since a use change does not change zoning
district boundaries , it ' s merely a change in the text
or zoning regulations .
(5) Public , Planning and Zoning, and City Council
opposition was very minimal regarding a car wash use
in this particular zoning district , as well as this
particular location.
( 6) This change will be the beginning of an attempt to
identify each zoning districts uses in comparison with
the current Comprehensive Plan of the City of Wylie.
Finally, please be assured that the eventual installation of
this car wash, will be plan reviewed and constructed under
the "strict" inspection procedures of the Building
Inspections Department with special attention given to the
proper Retail to Residential screening requirements , the
proper street access conditions , and the appropriate
landscaping requirements .
MEMORANDUM
TO: PLANNING AND ZONING COMMISSION
FROM: RICK HERZBERGER, BUILDING OFFICIAL
DATE: AUGUST 15 , 1991
SUBJECT : AGENDA ITEM NUMBER 4 - OAKRIDGE SUBDIVISION
PRELIMINARY PLAT REVIEW.
During the August 5th workshop, I provided you with a brief
10 month history of this subdivision. As you can see from
the material , Investors Network intends to develop a zero
lot line subdivision, as they have already acquired the
appropriate zoning district (PD-SF3 ) and a City Council
Preliminary Plat approval . Since this Preliminary Plat
approval expired after 6 months without a final submittal ,
the City Staff required another Preliminary Plat for
Planning and Zoning and City Council review.
The Staff recommends that the Planning and Zoning
Commission, as well as the City Council , address the
following items before Preliminary Plat approval by the City
Council :
(1) Dual access provisions to the subdivisions , by extending
the proposed Fleming Street east to existing Fleming Street ,
near the Rustic Oaks Apartments (per Planning & Engineering
and Fire Department ) .
( 2 ) Proper zone districts screening between the PD-SF3 and
Industrial zone . This screening is required in the Zoning
Ordinance but should be added to the Plat approval , with a
description of the type of screening required (wood or brick
fence) . This screening will also enable the subdivision to
have some protection from the railroad system (per
subdivision and zoning regulations ) .
(3) Recognize all building line setbacks and determine if
these are appropriate for this PD-SF3 zero lot line
subdivision (per subdivision and zoning regulations) .
( 4) Identify all necessary easements .
I have attached a brief subdivision approval procedure for
the Oakridge Subdivision, that I recently submitted to
Investors Network to assist them in their scheduling and fee
payments . This will help you better understand the
preliminary to final plat procedure . Also , the Preliminary
Plat has been reviewed by consulting engineer Joe
Helmberger , with corrections made by the developer,
following Mr. Helmberger ' s evaluation.
•
•
d1KRIDGE SUBDIVISION
I . SUBDIVISION APPROVAL PROCEDURE :
A. Preliminary Plat - submitted by 8/5/91- Fee = $317 .00
(1) Planning and Zoning meeting 8/19/91 .
• ( 2 ) City Council meeting 8/27/91 .
Preliminary returned , with revisions , to Oakridge Engineer.
B. Final Plat "Approval for construction" submitted by
9/3/91-Fee = $438 . 00 .
s
(1) Planning and Zoning meeting - 9/16/91 only one
meeting in September .
( 2 ) City Council meeting - 9/24/91 Final approval
allows Mayor to sign the Signature Block
"approved for construction " and subdivision
owner to begin construction of the Public
facilities to be dedicated to the City of Wylie
upon completion and certification of acceptable
construction by the City Staff .
(3) Developmental fees - Paid before Mayor signs
approved for construction block (9/25) . 1% of the
cost of improvements for dedication to the City.
ex : water and sewer lines , street and drainage
improvements .
( 4) Lift Station District fees - not applicable
(5) The following items must also be furnished on same
day that the development fee is paid:
a . Labor and Materials payment bond equal to 50%
�,. .of 'cost public improvements .
b. Proof . of liability insurance.
C. Final Plat - Final acceptance signature by the City
Council and Mayor .
(1 ) Oakridge makes application to the City Council for
final acceptance of the plat and dedications and
easements . This application must be submitted 15
days prior to City Council meeting, in order for
City Staff to prepare a subdivision approval
letter , addressed to the City Council .
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( 2) Oakridge is required to pay a parkland dedication
fee prior to the signing of the final acceptance
block by the Mayor .
Fee = $225 . 00 per unit = $21 , 600 .00 .
(3) Construction water fee - Capacity of new lines
times 3 times prevailing water rate determined by
City Engineer and paid before final Plat approved.
II . HOME CONSTRUCTION:
A. Building Permit Fee
(1) $50 ,000 . 00 value and up - $283 . 00 for the first
S50 ,000 . 00 plus $3 . 00 for each additional
$1 ,000 , 00 or fraction thereof .
(2) Water meter deposit = $60 . 00
(3) Water tap = $20 . 00 (pre-tapped)
•
(4) Sewer tap = S20 . 00 ( pre-tapped)
B. Impact fee - imposed on each permit for defrayment of
the impact burden on the water and sewerage system,
per the Capital Improvements Program allowed by
Senate Bill 336 and adopted by the Wylie City Council .
This fee is currently assessed on, each permit and is
as follows :
(1) Sewer impact = S500 . 00
( 2 ) Water impact = S600 . 00
- (3) $1 ,100 . 00 per building permit
This impact fee is evaluated every six months, by the
Capital Improvements Advisory Committee, for compliance
with the adopted Capital Improvement Program.
C. Each sep.ara'te contractor (plumber, mechanical ,
Electrical ) must register their license's with the
City of Wylie and obtain their permits, after the
building contractor . Permit fees and inspection
•
procedures , for each contractor, may be obtained at
the Building Inspections Department .
NOTE: Please continue to follow the Subdivision Ordinances
detailed requirements as provided to you during the pre-
application .conference on 7/26/91 .
MEMORANDUM
TO: PLANNING AND ZONING COMMISSION
FROM: RICK HERZBERGER , BUILDING OFFICIAL
DATE : AUGUST 15 , 1991
SUBJECT: KENTUCKY FRIED CHICKEN (KFC) REPLAT APPROVAL -
AGENDA ITEM #5
The Wylie Zoning Ordinance , Section 29 , requires that any
re-subdivision (REPLAT) involving lot size changes , must be
approved by the Planning and Zoning Commission. KFC has
submitted plans for construction, which includes a replat of
lots 3 and 2B of the Moussa-Switzer Addition.
Planning and Engineering reviewed the initial Plat , the
submitted Replat and the Construction Drawings , with
consulting engineer assistance . We found the submitted
Replat to be significantly lacking in proper design
criteria, and requested a resubmittal of the Replat , with
corrections .
The Replat to be considered for approval on August 19th, by
the Planning and Zoning Commission, reflects these
corrections , and the City Staff recommends approval of this
Replat . The Building Inspections Department is currently
reviewing the Building Construction Plans and will be able
to permit this facility, after the Commissions Replat
approval .
MEMORANDUM
TO: PLANNING AND ZONING COMMISSION
FROM: RICK HERZBERGER, BUILDING OFFICIAL
DATE: AUGUST 15 , 1991
SUBJECT: AGENDA ITEM NUMBER 6 AND FURTHER ADDITIONS TO
LANDSCAPE ORDINANCE.
The City Council requests that the Planning and Zoning
Commission further review the enforcement provisions of the
"proposed" Landscape Ordinance before the final Ordinance
is drafted and reviewed by the City Attorney.
Staff recommendations is to do one of the following two
actions concerning the enforcement of this proposed
Ordinance:
(1) Suggest enforcement rules to be added, such as a (7 )
day notice by certified mail , and upon non-compliance, go
upon such property and do the compliance work with
subsequent changes assessed to the owner . This procedure
is reflected in Article 4431 . revised Civil Statutes of
Texas , relating to tall weeds , brush and grass violations .
Make other recommendation concerning enforcement , that can
be reviewed by the City Attorney .
( 2 ) Accept the Ordinance as "proposed" , relying on Section
IIIB ( 4) as the enforcement guide , and submitting this
"proposed" Ordinance to the City Attorney for his
determination of enforcement provisions .
I again want to emphasize that this Ordinance is only a
draft , and that the City Attorney is required to review each
final ordinance format before final submittal to the City
Council . Also, Section 1 . 06 of the City of Wylie ' s Code of
Ordinances , allows for violation penalties regarding any
Ordinances that contain no specific penalty provisions
within the Ordinance Text . I am also attaching the final
"proposed" Landscape Ordinance containing the August 5th
requested changes , that was submitted to the City Council ' s
August 13th Public Hearing .
LANDSCAPE ORDINANCE
PAST PLANNING & ZONING AND COMMENTS PER MINUTES
A. COMMENTS ON LANDSCAPE ORDINANCE FROM FEBRUARY 18 , 1991 :
--- "DOWNTOWN" area needs defining . - Jennings
--- Word "existing" along with downtown needs defining .
- Flint ( no clear-up of what is downtown area, P&Z should
address )
--- PD district are exempt . - Richie
--- Schools and Municipal Complex ' s included, and courtyards
would count as half of required lot landscaping, probably
back, area . Also should a tree be an optional item? - Woods
--- Code to enforce ordinance and Municipal Judge set fines .
- Richie
--- New building plan submittal . - Jennings
--- Bradford Pear needs adding , change prohibited to non
recommend on trees . - Flint
--- Chamber of Commerce to evaluate . - Peddicord
B. COMMENTS ON MARCH 4, 1991
--- Chambers reaction still requested by Bart before council
submittal .
--- Tree requirement still questioned. - Woods and Fournier
--- Possible use of block numbers of street to determine
downtown. - Flint
--- Downtown area wording excluded, suggestion by Richie.
C. March 18 , 1991
--- Minutes show no comments on landscape ordinance or
Public Hearing scheduling proposal for April 1 , 1991
D. April 15, 1991
--- No discussion
E. May 6, 1991
--- Public hearing - Code Enforcement asked that further
discussion be conducted to define enforcement parameters .
F. June 17 , 1991
--- Section II A - Recommended change of "single dwellings"
to Single Family dwelling . - Jennings
--- Approval to delete introductory paragraph under II B,
since this statement was already made in Section II A.
- All Members
--- Approval to delete, in section III A paragraph (1) .
The " drive through window " screening requirement .
- Peddicord.
G. August 5, 1991
--- Public Hearing . . . Clerical errors corrected on
ordinance proposal .
--- Section IV B (3) added " or portion thereof " to
further define the landscape area . - J . Ault
--- Section II Added a "C" paragraph to allow the Building
Official more discretion in exempting certain areas from the
ordinance application, due to some non-conforming structures
in the downtown area, or in some existing Business Parks .
- All Members
BUILDING OFFICIAL STATEMENT:
The specific purposes of screening and landscape standards
are as follows :
( 1) Aid in stabilizing the environments ecological balance
by contributing to the processes of air purification
oxygen, regeneration, ground water recharge and retardation
of storm water runoff .
(2) Aid in abatement of noise, glare, heat and dust .
( 3) Promote energy conservation and personal comfort by
maximizing the cooling effects of vegetation.
( 4) Help delineate separation of space and activities ,
thereby reducing visual and functional conflicts between
land uses and activity areas associated with a site.
(5) Enhance community appearance, identity and unique
natural beauty.
( 6) Create visual interest , variety and harmony and provide
contrast and relief form the built up environment .
( 7 ) Protect and enhance property values .
(8) Establish the minimum landscaping and screening
standards and criteria that are necessary to achieve the
desired quality of life described by the purpose set forth
above.
I strongly believe that the attached Landscape Ordinance
will enable the Code Enforcement Department to help
accomplish the above mentioned standards .
LANDSCAPING ORDINANCE PROPOSAL
I . INTENT
The requirements established herein for the installation and
maintenance of landscaping and screening are deemed
necessary by the City Council to protect and enhance the
community's environmental , economic and asthetic quality,
thereby contributing to the overall objective of promoting
the public health, safety and general welfare.
II . APPLICATION
A. This ordinance applies to all buildings and use of land
except single family dwellings and agricultural
buildings when an application for a building permit is
made for the following construction:
( 1) New Construction
( 2 ) Business renovations on an existing structure,
valued at over $5 ,000 . 00 or additions of 800
square feet or more to the structure.
B . This ordinance also applies to existing properties that
are not subject to building permit requirements , when
there is a substantial change in the distinguishing
traits or primary features of the use of the building
or land , as evidenced by increased parking requirements
or a change in occupancy classification.
C. This ordinance does not apply to existing lots that do
not contain the required minimum lot area as defined in
Section III B (1 ) or are located in the downtown area
as determined by the Building Official .
III . LANDSCAPING AND SCREENING REQUIREMENTS
A. Screening Requirements :
(1) Walls , fences , landscaping or other screening
devices , are required for screening of activities
including mechanical equipment , refuse areas ,
adjacent developments, service bays, parking and
maneuvering areas and outdoor storage, from
adjacent property and public streets .
(2) All required screening devices shall be
architecturally compatible with the materials
and design of the site development .
(3) Outdoor storage areas shall be screened from the
public street to a height of at least six ( 6)
feet .
( 4) Outside display of merchandise adjacent to the
required front yard shall be screened to a height
of at least three (3) feet .
(5) Primary refuse storage containers (dumpsters) for
all non-residential and multi family uses shall be
screened on three sides by the construction of
masonry walls or decorative chain link fencing.
An opening shall be provided on the fourth side
for access , with a minimum width of twelve (12)
feet and enclosed with a gate . Design
specifications for dumpster pads are detailed in
ordinance 87-56
(B) LANDSCAPING REQUIREMENTS:
(1) Every lot shall provide a minimum of 5% of the lot
area to be utilized for landscaping . A minimum of
one-half of the required landscaping area shall be
located in the front yard. Required landscaping
area shall not include driveways , paved walks . or
right-of-ways or easements for streets or alleys
where a fence or wall is required by ordinance .
The fence or wall may be located within the
required landscaping area.
(2 ) Visibility requirements - on any corner lot , all
landscaping , whether or not required by this
ordinance, shall be designed and maintained so
that it shall not obstruct the vision of a motor
vehicle driver approaching any street , alley or
driveway intersection.
When a driveway intersects a public right of way,
all landscaping within the triangular area
described below shall provide unobstructed cross
visibility at a level between thirty (30 ) inches
and nine ( 9) feet above the street grade level .
The visibility triangles shall be determined by
projecting a line fifteen feet along the street
right of way and fifteen feet along the internal
driveway and connecting the ends of the two lines.
(3) All required landscape areas shall consist of a
combination of trees , grass , shrubs , ground cover
and other live plant material such as those
contained in the recommended plant list . The
Combination shall consist or at least one (1)
tree, ten feet (10 ' ) tall , or two (2) trees not
less than two inches (2") in diameter, for each
one thousand (1,000) square feet or portion
thereof ,of the required landscape area.
RECOMMENDED PLANT LIST
LARGE TREES SMALL TREES
PECAN YAUPON HOLLIES
RED OAK CREPE MYRTLE
BURR OAK WAX MYRTLE
WATER OAK CHERRY LAUREL
SOUTHERN MAGNOLIA RED BUD
LIVE OAK JAPANESE BLACK PINE
BALD CYPRESS
CEDAR ELM
BRADFORD PEAR
EVERGREEN SHRUBS GROUND COVER
RED TIP PHOTINIA ASIAN JASMINE
BURFORD HOLLY HONEYSUCKLE
NELLIE R. STEVENS ENGLISH IVY
CHINESE HOLLY BOSTON IVY
YAUPON HOLLY LIRIOPE
CLEARRA MONKEY GRASS
NANDINNIA VIRGINIA CREEPER
DWARF CREPE MYRTLE VINCA
JAPANESE LIGUSTRUM MONDO GRASS
WAXLEAF LIGUSTRUM OPHIA POGON
ABELIA
ELAEAGNUS
JUNIPERS
PURPLE SAGE
BARBERRY
PROHIBITED TREES
SILVER MAPLE
HACKBERRY
GREEN ASH
ARIZONA ASH
MULBERRY
COTTONWOOD
MIMMOSA
SYBERIAN ELM
AMERICAN ELM
WILLOW
SYCAMORE
(4) All plants material shall be maintained at all times in
a living and growing condition.
(5) Adjacent right of way shall be properly maintained, but
shall not be included in the required landscape area.
MEMORANDUM
TO: Bill Dashner, City Manager
FROM: Rick Herzberger, Building Official
DATE: August 20, 1991
SUBJECT: Car Wash use change from B-1 Zoning District
to Retail District
3
The City of Wylie Staff and the Planning and Zoning Commission
approve and recommend to the City Council , the proposed zoning
amendment that would change the car wash use from zoning district
B-1 to zoning district Retail . We recommend this use change with
respect to the following information:
( 1 ) The car wash use change fits the definition of the
uses allowed in a Retail district.
(2) The car wash use change would eliminate the two
nonconforming car washes currently existing in the
Retail district.
(3) This zoning amendment would recognize changes in
conditions and circumstances in that particular
locality.
(4) The previous concern of possible spot zoning with
the proposed zoning change from Retail to B-1
would be avoided since a use change does not
change zoning district boundaries ; it is merely a
change in the text or zoning regulations.
(5) Public, Planning and Zoning, and City Council
opposition was very minimal regarding a car wash
use in this particular zoning district, as well as
this particular location.
(6) This change will be the beginning of an attempt to
identify each zoning district use in comparison
with the current Comprehensive Plan of the City of
Wylie.
Finally, please be assured that the eventual installation of any
car wash facility will be plan reviewed and constructed under the
"strict" inspection procedures of the Building Inspections
Department with special attention given to the proper Retail to
Residential screening requirements, the proper street access
conditions, and the appropriate landscaping requirements.
MEMORANDUM
TO: BILL DASHNER, CITY MANAGER
FROM: RICK HERZBERGER, BUILDING OFFICIAL
DATE: AUGUST 21 , 1991
s
SUBJECT: AGENDA ITEMS FOR CITY COUNCIL MEETING ON
AUOU 1 .
I am submitting the attached memorandum for your review
regarding Planning and Zoning action on the car wash use
zoning amendment Public Hearing, The Oakridge Preliminary
Plat review and the Moussa-Switzer Replat review. I will
submit the Landscape Ordinance to the City Council on
September 10 , after the City Attorney has completed his
review of this ordinance.
I will be attending my last Plan Review class on Monday,
August 26 and Tuesday, August 27 , in Arlington, Texas; I can
leave early on Tuesday and attend the City Council Meeting
if you decide I should assist Paul Beaver at this meeting.
cc: Paul D. Beaver, City Engineer
MEMORANDUM
TO: Bill Dashner, City Manager
FROM: Rick Herzberger, Building Official
DATE: August 20, 1991
SUBJECT: Kentucky Fried Chicken (KFC) Replat Approval
The Wylie Zoning and Subdivision Ordinances require that any re-
subdivision (REPLAT) involving lot size changes, must be approved
by the Planning and Zoning Commission and the City Council .
Kentucky Fried Chicken has submitted plans for construction which
includes a Replat of lots 3 and 2B of the Moussa-Switzer
Addition.
Planning and Engineering reviewed the initial Plat, the submitted
Replat and the Construction Drawings, with Consulting Engineer
assistance. We found the submitted Replat to be significantly
lacking in proper design criteria, and requested a resubmittal of
the Replat with corrections.
The Replat to be considered for approval on August 27th by the
City Council , reflects these corrections, as well as the
Planning and Zoning approval on Monday, August 19, 1991 . The
Building Inspections Department is currently reviewing the
Building Construction Plans and will be able to permit this
facility after the City Council ' s Replat approval .
MEMORANDUM
TO: Bill Dashner, City Manager
FROM: Rick Herzberger, Building Official
DATE: August 21 , 1991
SUBJECT: Oakridge Subdivision
Preliminary Plat Review
Investors Network intends to develop a zero lot line subdivision,
as they have already acquired the appropriate zoning district
(PD-SF-3) and a City Council Developmental Plan approval .
The City Staff and the Planning & Zoning Commission addressed the
following items before submitting this Preliminary Plat to the
Council regarding:
1 ) Dual access provisions to the subdivisions by
extending the proposed Fleming Street east to
existing Fleming Street near the Rustic Oaks
Apartments (per Planning & Engineering and Fire
Department comments ) . Planning & Zoning members
discussed all aspects of dual access to this
subdivision including Mr. Dwight Scott' s
( Investors Network) comments that Westgate Way and
Fleming Street would eventually be completed,
based on anticipated investments and growth in
both tracts of land adjacent to and south of this
project. Mr. Scott stated that the development
would not be feasible if dual access was required
per the Final Plat. The P & Z members continued
the lengthy discussion on fire & safety access,
comparative analysis to Point North, future
guarantees of Westgate Way and Fleming Street
construction, and existing provisions by the
developer relating to the traffic flow in this
proposed subdivision. The Planning & Zoning
Commission and City Staff both concluded that the
developer needs to provide some type of dual
access or at least a dependable guarantee of
future dual access to this subdivision. City
Staff did ask the developer to provide a cost
estimate of the Fleming Street extension for City
Council ' s review and subsequent decision regarding
dual access to this subdivision.
2) Proper zone districts screening between the PD-SF-
3 and Industrial zone. This screening is required
in the Zoning Ordinance but should be added to the
Plat approval with a description of the type of
screening required (wood or brick fence) . This
screening will also enable the subdivision to have
some protection from the railroad system (per
subdivision and zoning regulations) . The Planning
and Zoning Commission and City Staff recommends
that this screening does not need to be included
on the developmental plan of the Preliminary Plat
since both the Zoning and Subdivision Ordinances
require this screening.
3) Recognize all building line setbacks and determine
if these are appropriate for this PD-SF-3 zero lot
line subdivision (per subdivision and zoning
regulations ) . The Planning & Zoning Commission
and City Staff recommends that the setbacks
indicated on all lots be accepted by the City
Council . The Zoning Ordinance, Section 24, allows
approval of less restrictive building lines in a
Planned Development as long as the visibility
triangles are not reduced to create a traffic
hazard.
4) Identify all necessary easements. The Planning &
Zoning Commission and City Staff recommends that
the following executed permits, easements or
agreements be submitted as part of the Final Plat
review:
a. DART permits for drainage and utility
boring;
b. Offsite drainage and sanitary sewer
easements at the southeast corner of the
property;
c. Drainage easement to the east of
proposed Fleming Street;
d. Storm sewer and open channel drainage
easements in the future portion of
Westgate Way west of the project;
e. R. O. W. for Westgate Way, and Fleming
Street connection if required.
I have attached a brief subdivision approval procedure for the
Oakridge Subdivision that I recently submitted to Investors
Network to assist them in their scheduling and fee payments.
This will help you better understand the Preliminary to Final
Plat procedure. Also, the Preliminary Plat has been reviewed by
Consulting Engineer Joe Helmberger, with corrections made by the
developer, following Mr. Helmberger' s evaluation.
OAKRIDOE SUBDIVISION
I . SUBDIVISION APPROVAL PROCEDURE:
A. Preliminary Plat - submitted by 8/5/91- Fee = $317 .00
(1) Planning and Zoning meeting 8/19/91 .
(2) City Council meeting 8/27/91 .
Preliminary returned , with revisions , to Oakridge Engineer.
B. Final Plat "Approval for construction" submitted by
9/3/91-Fee = $438 .00 .
(1) Planning and Zoning meeting - 9/16/91 only one
meeting in September.
( 2 ) City Council meeting - 9/24/91 Final approval
allows Mayor to sign the Signature Block
"approved for construction " and subdivision
owner to begin construction of the Public
facilities to be dedicated to the City of Wylie
upon completion and certification of acceptable
construction by the City Staff .
(3) Developmental fees - Paid before Mayor signs
approved for construction block ( 9/25) . 1% of the
cost of improvements for dedication to the City.
ex: water and sewer lines , street and drainage
improvements .
(4) Lift Station District fees - not applicable
(5) The following items must also be furnished on same
day that the development fee is paid:
a. Labor and Materials payment bond equal to 50%
of cost public improvements.
b. Proof of liability insurance.
C. Final Plat - Final acceptance signature by the City
Council and Mayor.
(1) Oakridge makes application to the City Council for
final acceptance of the plat and dedications and
easements . This application must be submitted 15
days prior to City Council meeting, in order for
City Staff to prepare a subdivision approval
letter, addressed to the City Council .
(2 ) Oakridge is required to pay a parkland dedication
fee prior to the signing of the final acceptance
block by the Mayor.
Fee = $225 . 00 per unit = S21, 600 .00 .
(3) Construction water fee - Capacity of new lines
times 3 times prevailing water rate determined by
City Engineer and paid before final Plat approved.
II . HOME CONSTRUCTION:
A. Building Permit Fee
(1) $50 , 000 . 00 value and up - $283 . 00 for the first
$50 ,000 . 00 plus $3.00 for each additional
$1 ,000 ,00 or fraction thereof .
(2) Water meter deposit = $60 .00
(3) Water tap = $20 .00 (pre-tapped)
( 4) Sewer tap = $20 . 00 ( pre-tapped)
B. Impact fee - imposed on each permit for defrayment of
the impact burden on the water and sewerage system,
per the Capital Improvements Program allowed by
Senate Bill 336 and adopted by the Wylie City Council .
This fee is currently assessed on each permit and is
as follows :
(1) Sewer impact = $500 . 00
( 2 ) Water impact = S600 .00
(3) $1,100 . 00 per building permit
This impact fee is evaluated every six months, by the
Capital Improvements Advisory Committee, for compliance
with the adopted Capital Improvement Program.
C. Each separate contractor (plumber, mechanical ,
Electrical ) must register their license's with the
City of Wylie and obtain their permits , after the
building contractor. Permit fees and inspection
procedures , for each contractor, may be obtained at
the Building Inspections Department .
NOTE: Please continue to follow the Subdivision Ordinances
detailed requirements as provided to you during the pre-
application conference on 7/26/91.
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