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01-20-1997 (Planning & Zoning) Agenda Packet AGENDA PLANNING AND ZONING COMMISSION WYLIE MUNICIPAL COMPLEX January 20, 1997 6:30 pm CALL TO ORDER ACTION ITEM 1. Consider approval of the Minutes from the January 6, 1997 Regular Business Meeting. 2. Consider a recommendation to the City Council a request for approval of a Final Plat (Approved for Construction) for the Newport Harbor, Phase II Subdivision submitted by Myran Corporation. PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council a request from Herzog Development Corporation for approval of the proposed Woodbridge Planned Development District Conceptual Plan. CITIZEN PARTICIPATION ADJOURNMENT osted Friday, January 17, 1997 at 5:00 p.m. THEATTENDEES NDEE MUNICIPAL BE REQUESTEDCOMPLEX 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170. ATTENDEES MUST BE Planning & Zoning Commission #1 Action Item Re: Approval of the Minutes from the January 6, 1997 Regular Business Meeting January 20, 1997 Consider approval of the Minutes from the January 6, 1997 Regular Business Meeting. Note any changes or additions which need to be made. MINUTES The Planning and Zoning Commission met in a Regular Business Meeting on January 6, 1997, at 6:30 p.m. in the Council Chambers of the Wylie Municipal Complex, located at 2000 Hwy. 78 North, Wylie,Texas 75098. A quorum was present and a notice was posted in the time and manner required by law. COMMISSION MEMBERS PRESENT: Chairman Bart Peddicord, Rich Eckman, Tim Owen, James Smith, Cecilia Wood, Stuart Allison and Steve Ahrens. ABSENT: None STAFF MEMBERS PRESENT: Director of Community Development-Mike Phillips,Kelley Shaw-Planner and Secretary-Rebecca Rogers. ACTION ITEMS ITEM NO. 1: Consider approval of the Minutes from the December 2, 1996 Regular Business Meeting. A motion was made by Stuart Allison, seconded by Cecilia Wood to accept the minutes as presented. Motion carried,all in favor(7). ITEM NO. 2: Consider a request from Doug Williams for approval of site plan for a car lot to be constructed at 2817 Hwy. 544 and further described as Lot 2 of McCords Little Six. Mike Phillips, Director of Community Development stated that the proposed building encroached upon an utility easement and would have to be moved back and screening would need to be improved on the rear of the lot. There is an impound yard located on the back of the property. This property would be for car sales only and not repair. Mr. Phillips stated that Doug Williams would have to make it extremely clear that he understands completely the additions/corrections to the site plan or a building permit will not be issued. Mr. Williams will also have to connect to the existing sewer that is across the street at Regency.The Fire Dept. has reviewed and approved the site plan. Staff recommends that the site plan be conditionally approved. A motion was made by Rich Eckman to approve the site plan for a car lot to be constructed at 2817 FM 544, conditional with improvements, seconded by Tim Owen. Motion carried,5 in favor(Stuart Allison,Tim Owen,Rich Eckman,Bart Peddicord, Cecilia Wood), 2 against(James Smith, Steve Ahrens). ITEM NO. 3: Consider a request from Novid Properties for approval of site plan for an office/warehouse to be constructed at 650 FM 1378 (Country Club Road). Parking and landscaping requirements as indicated on site plan are adequate. Plans have been provided for extending utilities to the property.The fire department has reviewed and approved the site plan. The future expansion of FM 1378 will not affect the landscaping percentage requirement due to the width of the lot. The building will meet the masonry requirements as required per ordinance. Staff recommends approval of the site plan. A motion was made by Cecilia Wood,seconded by Stuart Allison,to approve the site plan as presented. Motion carried, all in favor(7 votes). 1 PUBLIC HEARING ITEM NO. 1: Hold a Public Hearing and consider a recommendation to the City Council for a zone change from"A",Agriculture to"I",Industrial District for Roy Neely for property located on the south side of State Highway 78 North, east of Kreymer Lane and more particularly described as Lots 6, 7 and 8 of Wylie Ranch East Commercial Park. Kelley Shaw, City Planner, stated that the requested zoning of"P',Industrial does not fit into the Comprehensive Land Use Plan. This area would be more commercial in nature due to the surrounding single family zoning. "B-2"Business 2 District (specific use)would permit a machine shop and the B-2 zoning would be more appropriate to the surrounding area. The Neelys operate a very clean shop,but this is strictly a Zoning issue. Staff recommends that the request for"I",Industrial be denied. Chairman Peddicord opened the Public Hearing. Roy and Janice Neely,315 Callie Court,Wylie, Texas, spoke for the request. They stated that they run a very clean business, are planning to build a very nice building that would not be an eyesore. Mr. &Mrs. Neely also stated that they live in the development directly across from the property and do not feel that it would lower their property values. The Neelys presented story boards showing how the company has grown and proposed building designs. Charles Hollins for Rosemary Domecki,Lakeside Village Apts, 301 W. Kirby Street, Wylie,Texas; Marie Routen, 340 Callie Court, Wylie, Texas; Henry and Carrie Nelson, 350 Callie Court, Wylie, Texas (did not receive notification, not on our tax records); Candy Piper, 335 Callie Court, Wylie, Texas; and Sharon Dowdy, 325 Callie Court, Wylie, Texas were present to speak against the zone change request for the following reasons: limitations on family life, children's activities, enough Industrial zoning exists in Wylie already, several business parks with that zoning,and just generally bad for neighborhood. They were not opposed the Neely's business,just to "I" Industrial zoning which could allow many more unfavorable businesses to open in that location. Mr. J.C. Worley, 335 Donna Drive, Wylie, Texas, spoke neither for or against the request. Mr. Worley just wanted to remind everyone, that no matter what the zoning is, screening would be required to separate from residential areas. Some of the property in that area backing up to the residential areas is already zoned B-1 and/or B-2. Mike Phillips went over the screening requirements as required in the Code of Ordinances. Mr. Shaw stated that the property located to the east and west of the residential area is zoned B-1. Sam Satterwhite,Wylie Economic Development Corp, 1515 Anchor Drive, Wylie, Texas, spoke for the request. Mr. Satterwhite stated that the City of Wylie is lucky to have a business like the Neely's in Wylie. He agrees that Industrial may be detrimental to the area and if denied the zoning change, he would encourage the Neely's to request B-2 zoning. Chairman Peddicord closed the Public Hearing. The commission members questioned the reason for requesting Industrial and it is what they are currently zoned. Wylie Ranch East is still on septic tank, and concerns were raised about the disposal of fluids generated by the machine shop and if sewer lines are planned for the near future. The only waste into the septic would be from the restrooms,machine shop fluids are barreled and recycled. Mr. Phillips stated that providing sewer to the residential part of Wylie Ranch Estates is planned for in the upcoming bond election but is unaware of the extent of that line. A motion was made by Steve Ahrens, seconded by Rich Eckman, to deny recommendation to City Council for approval of a zone change from"A"Agriculture to "I"Industrial District for Roy Neely for property located on the south side of State Highway 78 North, east of Kreymer Lane and more particularly described as Lots 6, 7 and 8 of Wylie Ranch East Commercial Park. Motion carried, (7 in favor). 2 DISCUSSION ITEM Presentation of a Planned Development District Concept Plan designated as Woodbridge Development. Mike Phillips introduced Don Herzog and Darryl Herzog with the Herzog Development Corporation. Don Herzog stated that they had put together about 7 parcels of land with the intent of a master planned community. Engineering was done by a Dallas engineering firm-Post, Buckley,Schuh&Jernigan,Inc.And golf course architect is Singletary Golf Services in Plano, Texas. Mr.Herzog presented parameters for a successful community(location,lifestyle, amenities, schools, shopping & affordability). A market study was performed and the following input was determined: 1)real estate broker input-keep trees,include walking/jogging trails, maintain affordable price range, prefer master planned community,convenient location,pretty setting,most buyers are relocation and move-ups;2)consumer input:location-good area,attractive area(neighborhood concept),golf course, good value in home price, walking/jogging paths/trails, closer restaurants, better roads and access, master planned community. A consumer profile was also presented which showed that 95% of consumers moved to Wylie within the metroplex and 5%moved from outside of the metroplex; 75% were two wage earner incomes, 20% one wage earner incomes and 5%retired; 32%with children under 5 years of age,58%with children between the ages of 5 and 12 and 11%with children over 13 years of age;47%with annual incomes over$100,000,24%with annual incomes between$75,000 and$99,999,and 24%with annual incomes between$50,000 and $74,999. General description and purpose of a planned development is the mixing of integral land uses, combining of single family residential uses. This allows for new and innovative concepts in land utilization; is consistent with acceptable planning concepts; adoption of appropriate land uses regulations and modification of development standards. A well designed community with defined development standards: 1) incorporates creative land planning and design; 2) addresses needs for proposed development in conjunction with existing community; 3) insures against misuse of increased flexibility; and 4) establishes provisions for compatible neighborhoods. The development within the City of Wylie (this is a joint venture between City of Wylie and City of Sachse)would be as follows: 1) Golf course= 164.62 acres;2)open space and parks= 14.36 acres;residential development=211.53 acres;totaling 390.51 acres. Number of lots would be 980,gross density is 2.51 units per acre and net density is 4.6 3 units per acre. The golf course would be 18 holes, par 72 with 7,025 yards Championship tees, 6,325 yards Regular Tees, 5,690 yards Executive Tees and 5,040 yards Ladies Tees;a clubhouse; practice putting green;practice driving range; and maintenance facility. The open spaces and parks would consist of: parks with playgrounds, swimming pools, county park trail along Muddy Creek, neighborhood trails and community lakes. The residential development would consist of: multiple lot types; standards for development;homeowners association; and protective covenants. Four classifications of lot standards were presented,they are as follows: R-9.0 R-8.4 R-7.2 R-5.5 Minimum Lot Size 9,000 sf. 8,400 sf. 7,200 sf. 5,500 sf. Minimum Dwelling Size 1,800 sf. 1,600 sf. 1,400 sf. 1,200 sf. Minimum Lot Coverage 40% 45% 45% 50% Minimum Lot Width 70 ft. 70 ft. 60 ft. 50 ft. Minimum Lot Depth 110 ft. 110 ft. 100 ft. 100 ft. Front Yard Setback 20 ft. 20 ft. 20 ft. 20 ft. (A) Side Yard Setback 7 ft. 7 ft. 5 ft. 5 ft. (B) 3 Rear Yard Setback 20 ft. 20 ft. 20 ft. 15 ft. Garage 2 car 2 car 2 car 2 car Masonry Requirement 75% 75% 75% 75% (A) Garden Homes with side entry garage may have a 15 ft. Front yard setback (B) Garden Homes-0 ft.to 3 ft. on one side 7 ft. to 10 ft. on other side minimum of 10 ft.between buildings There would be approximate number of lots by lot type as follows:23 of R-9.0 (2.4%); 137 of R-8.4 (14.0%);279 of R-7.2(28.4%);and 541 of R-5.5 (55.2%). Standards for development would be entry treatment; screening walls, landscaping and irrigation system along thoroughfares; landscaping and sodding of front yards; county trail park with looped trail systems linking neighborhoods to county trail park. The Homeowners Association is comprised of homeowners (automatically a member); common properties deeded to association;annual assessment for maintenance of common properties; maintain insurance for common properties; members bound by protective covenants; and an Architectural Control Committee. The Protective Covenants would place additional restrictions on items such as: temporary structures; truck, boat, camper and trailer storage; signs; fences, walls or hedges; yard maintenance; underground utilities; satellite dishes; neighborhood annoyance or nuisance; and exterior lighting. The estimated average homes sales price would be $120, 969.00 CITIZEN PARTICIPATION None ADJOURNMENT ADJOURN: A motion was made to adjourn by Steve Ahrens, seconded by Cecilia Wood. Motion carried, all in favor (7). Chairman Peddicord adjourned the meeting. Respectfully submitted, Bart Peddicord, Chairman Rebecca Rogers, Secretary 4 Planning & Zoning Commission #2 Action Item Re: Recommendation for Approval of Final Plat January 20, 1997 Issue Discuss and consider a recommendation to the City Council a request for approval of a Final Plat (Approved for Construction) for the Newport Harbor, Phase II Subdivision submitted by Myran Corporation. This property is located north of the intersection of FM 1378 and FM 3412 (Brown Street) and more specifically described as being 87.781 acres out of the J.C. McUlmurry Survey, Abstract No. 629. Background Owner/Developer Myran Corporation, of Dallas, is the owner of 87.781 acres and is proposing a housing development consisting of 359 lots (total) to be constructed on said property. The original Preliminary Plat of Newport Harbor consisted of three phases. Only the first phase was ever approved as a Final Plat and approved for construction. This first phase consists of the lots presently located on Schooner Bay and Anchor Drive. The Final Plat which is being brought before the P&Z for consideration is for Phase II, consisting of 71 lots. This new proposal contains some changes in design from the original plat and as such must be evaluated on its own merits. On November 4, 1996, the Planning and Zoning Commission recommended approval of the Newport Harbor Preliminary Plat. The City Council approved the same Preliminary Plat at their meeting on November 12, 1996. If recommended for approval, and if City Council approves, the developer will then be allowed to begin construction of the public facilities to be dedicated to the City. Financial Considerations N/A Legal Considerations According to the City of Wylie's Subdivision Regulations, a Preliminary Plat must be submitted and reviewed by Staff to ensure that sufficient information exists, and is then recommended for approval by the Engineer. The Preliminary Plat and Plat Application is then submitted at least 15 consecutive days before the meeting of the Planning & Zoning Commission (P&Z)for its study and recommendation. The P&Z shall endeavor to act on the Preliminary Plat within 30 days from the date the plat was filed with each body for their approval. The Preliminary Plat shall then be submitted to the City Council for final action. After approval of the Preliminary Plat by the City Council, the subdivider may then prepare a Final Plat of all or a portion of the land included in the Preliminary Plat for submission to and consideration by the Planning & Zoning Commission for final recommendations. Upon final action by the P&Z on any Final Plat, the same shall be referred to the City Council for Final Plat approval. Upon approval action of the City Council, the Mayor is authorized to sign the signature block "Approved for Construction". At this time, the developer shall pay his required Developmental Inspection Fees and begin construction of the public facilities to be dedicated to the City. These construction areas include public streets, alleys, water lines, sewer lines, storm drainage lines, channels and all associated construction to be dedicated to the City. The City Council's vote that the Final Plat as presented is approved for construction indicates that at that point in time, no known conditions exist which will require changes from the approved Final Plat. Inspections will be made throughout the construction of the infrastructure facilities which are intended for dedication to the City. After completion of the "dedicated improvements", the developer shall apply to the City Council for acceptance of the Final Plat, which includes dedications and easements. City Staff shall indicate to the City Council that all public improvements have been completed in accordance with the requirements of the City of Wylie. Only then is the Mayor authorized to sign the signature block "Accepted". The Final Plat shall then be filed with the appropriate County, and issuance of building permits may begin. Building Permits may only be issued on a completed development or within a completed, approved phase. Staff Recommendations This Plat has been reviewed by City Staff and Consulting Engineer, Greg MacLean and meets all City of Wylie Subdivision Regulation requirements. Staff recommends approval for construction for the Newport Harbor, Phase II Final Plat. Attachments Plat Application and Final Plat copy Page 1 of 3 City of Wylie (1/95) APPLICATION AND FINAL PLAT CHECKLIST Date December 13, 1996 Name of Proposed Development Newport Harbor Phase II Name of Property Owner/Developer Myran Corporation Address 5949 Sherry Lane Street Dallas, TX 75225 Phone 214/368-2223 Owner of Record Same as Above Address Phone Name of Land Planner Carter & Burgess, Inc. Surveyor/Engineer Address 7950 Elmbrook Drive Dallas, TX 75247 Phone 214/638-0145 Total Acreage 17.249 Acres Current Zoning SF-3 Number of Lots/Units 71 Signed )-A1 The Final Plat shall generally conform to the Preliminary Plat, as approved by the City Council and shall be drawn legibly to show all data on a scale not smaller than 1" = 100' with a graphic scale provided. Six sets of direct prints and three Mylars of all originals, plus one on Mylar to be 17-1/2" x 23-3/4" shall be submitted. Plats prepared using AutoCad or other computer aided design techniques shall also provide a copy of all drawings on diskette to the City. The following Final Plat Checklist is used to check compliance with the Wylie Subdivision Regulations. The following checklist is intended only as a reminder and a guide for those requirements. S Page 2 of 3 Page 2 of 3 Provided or Not Shown on Plat Applicable x 1. Title or name of development, written and graphic scale, north point, date of plat and key map. x 2. Location of the development by City, County and State. • x 3. Location of development tied to a USGS monument, Texas Highway monument or other approved benchmark. • x _ 4. Accurate boundary survey and property description with tract boundary lines indicated by heavy lines. x 5. If no engineering is provided, show contours of 5 foot intervals. x 6. Accurate plat dimensions with all engineering information necessary to reproduce plat on the ground. • x 7. Approved name and right-of-way width of each street, both within and adjacent'to the development. x 8. Locations, dimensions and purposes of any easements or other rights-of-way. x 9. Identification of each lot or site and block by letter and number and building lines. x _ 10. Record owners of contiguous parcel of unsubdivided land, names and lot patterns of contiguous subdivisions, approved Concept Plans, reference recorded subdivision plats or adjoining platted land by volume and page. x 11. Boundary lines, dimensions and descriptions of open spaces to be dedicated for public use of the inhabitants of the development. x 12. Certificate of dedication of all streets, alleys, parks and other public uses signed by the owner or owners (see wording). Page 3 of 3 x '' 13. Designation of the entity responsible for the operation and maintenance of any commonly held property and a waiver releasing the City of such responsibility, a waiver releasing the City for damages in establishment or alteration of graded (see wording). x ✓14. Statement of developer responsibility for storm drainage • improvements (see wording). x 15. Instrument of dedication or adoption signed by the owner or owners (see wording). x 16. Space for signatures attesting approval of the plat (see wording). x 17. Seal and signature of the surveyor and/or engineer responsible for surveying the development and/or the . preparation of the plat (see wording). x 18. Compliance with all special requirements developed in preliminary plat review. x 119. Statements indicating building permits will be issued until all public improvements are accepted by the City (see wording). x 20. Submit along with plat a calculation sheet indicating the area of each lot. x 21. Attach copy of any proposed deed restrictions for • proposed subdivision. Taken by: File No.: Date: Fee: Receipt No.: NEWPORT HARBOR PHASE II 12/12/96 LOT AREA - SUMMARY JOB#96-2316-010 - BLOCK- LOT# AREA - BLOCK/ LOT # AREA - BLOCK/ LOT # AREA - SQ. FT. ACRES SQ. FT. ACRES SQ. FT. ACRES 1 - 16 9638.159 0.221 2 - 17 11661.338 0.268 3 - 11 7675.200 0.176 1 - 17 7804.580 0.179 2 - 18 7491.754 0.172 3- 12 7771.191 0.178 1- 18 7804.935 0.179 2 - 19 7324.546 0.168 3 -- 13 7783.538 0.179 1 - 19 7804.580 0.179 2 -20 7324.936 0.168 3 - 14 7784.678 0.179 1 -20 7655.973 0.176 2 -21 7678.462 0.176 3 - 15 7784.222 0.179 1 -21 7454.645 0.171 2 -22 7360.910 0159 3 - 16 7784.678 0.179 1 -22 7454.645 0.171 2 -23 7381.062 0.169 3 - 17 7784.678 0.179 1 -23 7454.645 0.171 2 -24 7403.909 0.170 3 - 18 9593.250 0.220 1 -24 7455.247 0.171 2 -25 7426.741 0.170 1 -25 7455.247 0.171 2 -26 7449.560 0.171 1 -26 7455.247 0.171 2 --27 7473.647 0.172 1 -27 7455.849 0.171 2 -28 7497.063 0.172 1 -28 7455.849 0.171 2-29 7521.759 0.173 4- 1 9354.899 0.215 1 -29 7455.849 0.171 2 -30 7545.794 0.173 4 -2 7641.494 0.175 1 -30 7455.849 0.171 2 -31 7570.452 0.174 4 - 3 7616.441 0.175 1 -31 7451.162 0.171 2 -32 9302.723 0.214 4 -4 7593.354 0.174 1 -32 9005.334 0.207 4 -5 7569.540 0.174 4 -6 7545.664 0.173 3 - 1 9227.603 0.212 4 -7 7520.380 0.173 3 --2 7675.200 0.176 4 - 8 7502.465 0.172 12 -3 7760.588 0.178 3 - 3 7675.200 0.176 4 -9 7478.410 0.172 12 -4 7800.106 0.179 3-4 7675.200 0.176 4 - 10 7789.338 0.170 12 - 5 7800.106 0.179 3 - 5 7675.200 0.176 4- 11 7735.000 0.178 12 -6 7800.106 0.179 3 -6 7675.200 0.176 4- 12 7735.000 0.178 3 -7 7675.200 0.176 4- 13 7735.000 0.178 3 -8 7675.200 0.176 4- 15 8193.700 0.188 3 -9 7675.200 0.176 4 - 16 7641.494 0.175 3 - 10 7675.200 0.176 STD-LOT1.XLS Page 1 of 2 Planning & Zoning Commission #1 Public Hearing Item Re: Recommendation for Approval of Concept Plan January 20, 1997 Issue Hold a Public Hearing and consider a recommendation to the City Council a request from Herzog Development Corporation for approval of the proposed Woodbridge Planned Development District Conceptual Plan. Background Don Herzog of Herzog Development Corporation, located at 9696 Skillman Street, Suite 210, Dallas, Texas, initiated discussions with staff in the spring of 1996 regarding a 921 acre master planned community. This proposed development is to be located south of Alanis Drive, between Sachse Road and State Highway 78. Of the 921 total acres, approximately 390.51 acres are situated within the Wylie City Limits. The remaining acreage is located in the Sachse City Limits. The development, known as Woodbridge, will consist of amenities such as an 18 hole championship golf course, park/recreational area - • •orhood/park hiking trails and community swimming pools. Approximate y 980 re- dential lots will be wtarxam#lad aNvli itv im tic There will be m� nl� r- ide. 'al lot types including V,000 sq.ft., 8,400sq.ft., 7,200 sq.ft. and 5,500 sq.ft. lots Regarding residential development, there wit1-176-15ts-5-"Ciirtenncil approved set of Development Standards, protective covenants, as well as a Homeowners Association. Herzog Development Corporation, with required council approval, plans to begin development of the golf course this year. Residential development in Wylie is expected to commence in 3 to 5 years. The Herzog Development Corporation is requesting this development to be established as a Planned Development District. According to the City of Wylie's adopted Zoning Ordinance, a Planned Development District's general purpose and description is as follows: A planned development district is intended to provide for the combining and mixing of uses allowed in various districts with appropriate regulations, and to permit growth flexibility in the use and design of land and buildings in situations where modification of specific provisions of this ordinance (Zoning Ordinance) is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the neighborhood. A"PD" district may be used to permit new and innovative concepts in land utilization. In order to establish a Planned Development District (PD), the developer must follow basically a two step process which includes submitting for approval a Conceptual Plan and a Development Plan. The developer must first submit for approval a Conceptual Plan. The Conceptual Plan must show the applicant's intent for the use of the land within the proposed development in a graphic manner and as required by staff, be supported by written documentation of proposals and standards for development. The Conceptual Plan must also show thoroughfares, preliminary lotting arrangements and other pertinent development data deemed necessary. Once staff has determined that the applicant has provided sufficient information, a Public Hearing must be held at which the Conceptual Plan will be submitted to the Planning and Zoning Commission to consider recommending approval or denial of the Conceptual Plan to the City Council. Once the Planning and Zoning Commission has taken action, the City Council will call a Public Hearing at which the Conceptual Plan will be submitted for approval. The second phase of establishing a PD District is submitting for approval a Development Plan. The initial Development Plan must be submitted for approval within 6 months from the approval of the Conceptual Plan. If the Development Plan is not submitted within 6 months, the Concept Plan is subject to reapproval by the Planning and Zoning Commission and City Council. The Development Plan shall set forth the final plans for the PD District and needs to conform to the data presented and approved on the Conceptual Plan. The Development Plan is a complete site inventory analysis of what is to be developed. This plan will include, but not be limited to, detailed lot information, existing and proposed public infrastructure and utilities, all public right of ways and easements, screening and landscaping and other pertinent data as required by staff. The Planning and Zoning Commission will again meet and consider a recommendation of approval or denial to the City Council for the Development Plan. Once the Planning and Zoning Commission has taken action, the Development Plan will be submitted for approval to the City Council. The ordinance establishing the PD District will not be approved until a Development Plan has been approved. The Development Plan may be approved in phases. If phasing is proposed, separate approvals by the Planning and Zoning Commission and City Council for the initial and subsequent sections will be required. Approval of the Development Plan shall be the basis for the issuance of any building permits. Financial Considerations N/A Legal Considerations Under Article 9, Section 2 (B2) of the Wylie Home Rule Charter, it states that the Planning and Zoning Commission will recommend to Council proposed ordinances and amendments regarding planning and zoning changes. Staff Recommendation Staff recommends approval of the Woodbridge Conceptual Plan. There has been much research, deliberation and negotiation between Herzog Development Corporation representatives and staff regarding the purpose, intent and suitability of this development project. The Woodbridge project conforms to Comprehensive Plan goals such as producing a variety of housing alternatives, providing quality neighborhoods and meeting varying recreational needs of Wylie citizens. Other amenities addressed by the Woodbridge development which are goals listed in the Comprehensive Plan are the development of linear greenbelts along major creeks with connections to future parks in the area. Specific development standards have been put in place that will insure quality in the development of the residential areas of this project. Staff is satisfied that the proposed Woodbridge Conceptual Plan meets the criteria set forth by the adopted Comprehensive Plan developmental guidelines and its associated regulating ordinances (Zoning and Subdivision Ordinances) and the standards and intent expressed therein. Staff concludes that through the integrity of the procedures followed that the Woodbridge master planned community will offer Wylie residents an array of quality housing alternatives and amenities. Woodbridge will play a vital role in the continuing growth of Wylie. Attachments Development Standards, Site Plan Map, Location Map, Area Zoning Map EXHIBIT "C" PLANNED DEVELOPMENT DISTRICT DEVELOPMENT STANDARDS CITY OF WYLIE, TEXAS 1.0 PLANNED DEVELOPMENT DISTRICT 1.01 Purpose: The purpose of this Planned Development District is intended to provide for the mixing and combining of uses allowed in various districts with appropriate land use regulations and development standards. Each permitted use is planned, developed or operated as an integral land use unit while providing flexibility in the use and design of land and buildings where modification of specific provisions of this ordinance is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the neighborhood. While flexibility is given to provide special restrictions which allow for new and innovative concepts in land utilization and development not otherwise permitted, procedures are established to insure against misuse of the increased flexibility. 1 Revised:01/03/97 2.0 PLANNED DEVELOPMENT- SINGLE FAMILY RESIDENTIAL Tract A-1 2.01 General Description: The residential tracts are intended to accommodate a variety of single family residential uses. The residential units will be comprised of R-9.0 Single Family, R-8.4 Single Family, R-7.2 Single Family, R-5.5 Single Family and Patio Home. Development standards for each of the aforementioned housing types are outlined within this text. 2.02 Permitted Uses: Land uses permitted within residential areas, indicated as Tract A-1 on Exhibit "A", are as follows: a. Residential units as described herein. b. Permitted uses referenced in Section 11.1 of Ordinance No. 85-23A of the City of Wylie Zoning Ordinance as it currently exists. c. Private or public recreation facilities. d. Churches/rectories, but not including mission tents or revival tents. e. Schools - public or state accredited, and having no rooms regularly used. for housing or overnight lodging. f. Day care centers. g. Utility distribution lines and facilities. h. Parks, linear greenbelt areas, trails and walkways, playgrounds and neighborhood recreation facilities, golf course, maintenance facility and 2 Revised:01/03/97 yard, and associated office uses, including, but not limited to, swimming pools, clubhouse facilities, tennis courts, and practice range. i. Fire stations and public safety facilities. j. Real estate sales offices and model homes during the development and marketing of the residential areas. k. Public and private streets, alleys and utility easements. Private streets shall be permitted only if approved by the City Council at the time of platting. 1. Electronic security facilities including gatehouse and control counter. m. Directional signs pertaining to the development. n. Accessory buildings which are not a part of a main building are to be constructed in accordance with Section 26 of ordinance No. 85-23A of the City of Wylie Zoning Ordinance as it currently exists. o. Temporary buildings, advertising signs, and uses incidental to construction work on the premises, which shall be removed upon completion. p. Uses similar to the above mentioned permitted uses, provided, however, that the City Council shall approve said use prior to the issuance of a building permit. q. Home occupations which are secondary to the primary residential use and which involve the manufacture, assembly, sale or service of goods, or which involve the providing of a service, subject to the following conditions: 3 Revised:01/03/97 1. The home occupation is conducted entirely within a dwelling unit which is the bona fide residence of the practitioner(s) (not to include a driveway, yard or outside area). 2. Participation in the home occupation shall be limited to family members residing in the home. 3. The lot and dwelling maintain their residential character. Neither the interior nor the exterior of the dwelling shall be structurally altered so as to require compliance with nonresidential construction codes to accommodate the home occupation. No additional buildings shall be added on the property to accommodate the home occupation. 4. The home occupation does not generate customer-related vehicular traffic in excess of two (2)vehicles at any one time and a total of five (5) vehicles per twenty-four(24) hours a day in the residential neighborhood. - 5. No direct selling of merchandise occurs on the premises. 6. No equipment or materials associated with the home occupation are displayed or stored where visible from anywhere off the premises. 7. The occupation produces no external noise, vibrations, smoke, dust, odor, heat, glare, fumes, electrical interference or waste 4 Revised:01/03/97 z ,T run-off outside the dwelling unit or on the property surrounding the dwelling unit. 8. No vehicle used in connection with the home occupation which exceeds one (1)ton capacity is parked on the premises or on any street adjacent to the residentially zoned property. 9. The home occupation does not advertise with signage on the premises, nor shall the street address of the home occupation be advertised through signs, billboards, television, radio, newspapers or telephone directories. Provided, however, that nothing herein shall be construed to allow the following businesses or occupations in residential neighborhoods as home occupations: animal hospitals, animal breeding, clinics, hospitals, contractor's yards, dancing schools,junkyards, restaurants, rental outlets, vehicle repair shops or massage parlors. r. Concrete batch plant, temporary during construction when permitted by <' code enforcement. 2.03 Density: The overall maximum allowed residential units for Tract A-1 shall not exceed 980 units. - 2.04 Garage,Parking and Driveway Requirements: Garage, parking and driveway requirements for single family development areas shall be as follows: 5 Revised:01/03/97 a. Two (2) off-street parking spaces shall be provided on the same lot as the main structure. In conjunction with this requirement, a two (2) car enclosed garage shall be provided for each unit. Garage parking shall be behind the front building line. The entrance to any attached or detached garage shall be allowed to face any street subject to paragraph 2.04(c) below. b. No parking space, garage or other automobile storage space or structure shall be used for storage of any commercial vehicle with the exception that a recreation vehicle, travel trailer, boat or similar equipment may be stored off-street and behind the front building line by the owner or occupant of the residential premises in accordance with the screening portion of this ordinance. c. No driveway entrances shall be allowed to be constructed on the side or rear lot line adjacent to any or Secondary Thoroughfare (Designation F per subdivision regulations). d. Parking lots required to serve the uses permitted in this district shall have concrete surface pavement required for all applications. 2.05 Building Materials: The building materials requirements shall be as follows: a. A minimum of seventy-five (75) percent of the total exterior wall surfaces of all main buildings shall have an exterior finish of stone, brick, or other masonry veneer as otherwise approved by the Building Official. If there is 6 Revised:01/03/97 a window or door, including garage doors, that is on a wall with masonry on both sides, then it can count as part of the masonry requirement. If there is wood siding around the window, door or garage door, it counts as wood siding. Regarding gables, if in front of an attic space, the gable is exempt from masonry requirement. If the gable is in front of a living space, it is considered into the calculation of masonry. b. Detached, free-standing garages, whether attached to the main building by a covered walkway or not, must be clad in one of the materials of the main structure. c. If a detached garage is constructed on a corner lot or has sides adjacent to any street or thoroughfare that is not screened by a masonry screening wall, then seventy-five (75) percent of the garage structure must be of same masonry material as the residence. 2.06 R-9.0 Single Family: R-9.0 Single Family units are single family, detached housing units, having access and frontage on a public or private road. Building and area requirements are as follows: a. Minimum Dwelling Size: The minimum area of the main building shall be one thousand eight hundred (1,800) square feet, exclusive of garages, breezeways and porticos. b. Lot Area: The minimum area of any lot shall be nine thousand (9,000) square feet. 7 Revised:01/03/97 c. Lot Coverage: In no case shall more than forty-five (45)percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. Swimming pools, spas, decks, patios, driveways, walks and other paved areas shall not be included in determining maximum lot coverage. d. Lot Width: The minimum width of any lot shall be seventy (70) feet at the front building line, except that lots at the terminus of a cul-de-sac or along • street elbows/eyebrows may have a minimum width of sixty(60)feet at the building line; provided all other requirements of this section are fulfilled. e. Lot Depth: The minimum depth of any lot shall be one hundred ten(110) feet, except that a lot at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum lot depth, measured at mid-points on front and rear lot lines, of one hundred (100) feet; provided all other requirements of this section are fulfilled. f. Front Yard: The minimum depth of the front yard shall be twenty(20) feet, except for side entry garages which shall have a minimum depth of the front yard of fifteen (15) feet. g. Side Yard: The minimum side yard on each side of the lot shall be seven (7) feet. A side yard adjacent to a street shall be a minimum of fifteen(15) feet. 8 Revised:01/03/97 h. Rear Yard: The minimum depth of the rear yard shall be twenty (20) feet, if the rear yard is adjacent to another residential lot, and ten(10) feet if adjacent to open space, parks or golf course. If the rear lot line abuts a dedicated alley, the garage door must be set back a minimum of twenty (20) feet. i. Maximum Building Height: Buildings shall be a maximum of two and one-half(21/2) stories, or thirty five (35) feet. 2.07 R-8.4 Single Family: R-8.4 Single Family units are another form of single family, detached housing units, having access and frontage on a public or private road. Building and area requirements are as follows: a. Minimum Dwelling Size: The minimum area of the main building shall be one thousand six hundred (1,600) square feet, exclusive of garages, breezeways and porticos. b. Lot Area: The minimum area of any lot shall be eight thousand four hundred (8,400) square feet. c. Lot Coverage: In no case shall more than forty-five (45) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. Swimming pools, spas, decks, patios, driveways, walks and other paved areas shall not be included in determining maximum lot coverage. 9 Revised:01/03/97 d. Lot Width: The minimum width of any lot shall be seventy (70) feet at the front building line, except that lots at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum width of sixty (60) feet at the building line; provided all other requirements of this section are fulfilled. e. Lot Depth: The minimum depth of any lot shall be one hundred ten (110) feet, except that a lot at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum lot depth, measured at mid-points on front and rear lot lines, of one hundred (100) feet; provided all other requirements of this section are fulfilled. f. Front Yard: The minimum depth of the front yard shall be twenty (20) feet, except for side entry garages which shall have a minimum depth of the front yard of fifteen (15) feet. g. Side Yard: The minimum side yard on each side of the lot shall be seven (7) feet. A side yard adjacent to a street shall be a minimum of fifteen (15) feet. h. Rear Yard: The minimum depth of the rear yard shall be twenty(20) feet, if the rear yard is adjacent to another residential lot, and ten (10) feet if adjacent to open space, parks or golf course. If the rear lot line abuts a dedicated alley, the garage door must be set back a minimum of twenty (20) feet. 10 Revised:01/03/97 M i. Maximum Building Height: Buildings shall be a maximum of two and • one-half(21/2) stories, or thirty five (35) feet. 2.08 R-7.2 Single Family: R-7.2 Single Family units are another form of single family, detached housing units, having access and frontage on a public or private road. Building and area requirements are as follows: a. Minimum Dwelling Size: The minimum area of the main building shall be one thousand four hundred (1,400) square feet, exclusive of garages, breezeways and porticos. b. Lot Area: The minimum area of any lot shall be seven thousand two hundred (7,200) square feet. c. Lot Coverage: In no case shall more than forty five (45) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. Swimming pools, spas, decks, patios, driveways, walks and other paved areas shall not be included in determining maximum lot coverage. d. Lot Width: The minimum width of any lot shall be sixty(60) feet at the front building line, except that lots at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum width of fifty (50) feet at the building line; provided all other requirements of this section are fulfilled. e. Lot Depth: The minimum depth of any lot shall be one hundred (100) feet, except that a lot at the terminus of a cul-de-sac or along street 11 Revised:01/03/97 elbows/eyebrows may have a minimum lot depth, measured at mid-points on front and rear lot lines, of ninety(90) feet; provided all other requirements of this section are fulfilled. f. Front Yard: The minimum depth of the front yard shall be twenty (20) feet, except for side entry garages which shall have a minimum depth of the front yard of fifteen (15) feet. g. Side Yard: The minimum side yard on each side of the lot shall be five (5) feet. A side yard adjacent to a street shall be a minimum of fifteen(15) feet. h. Rear Yard: The minimum depth of the rear yard shall be twenty (20)feet if the rear yard is adjacent to another residential lot, and ten (10) feet if adjacent to open space,parks or golf course. If the rear lot line abuts a dedicated alley, the garage door must be set back a minimum of twenty (20) feet. i. Maximum Building Height: Buildings shall be a maximum of two and one-half(2'/) stories, or thirty five (35) feet. 2.09 R-5.5 Single Family: R-5.5 Single Family units may be either single family detached units or patio homes (zero-lot-line homes in which the unit is sided on, or adjacent to, one of the side lot lines) consisting of moderately sized housing units and lots. These residential units will have access and frontage on a public or 12 Revised:01/03/97 private road. Building and area requirements for single family detached units are as follows: a. Minimum Dwelling Size: The minimum area of the main building shall be one thousand two hundred (1,200) square feet, exclusive of garages, breezeways and porticos. b. Lot Area: The minimum area of any lot shall be five thousand five hundred(5,500) square feet. c. Lot Coverage: In no case shall more than fifty (50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. Swimming pools, spas, decks, patios, driveways, walks and other paved areas shall not be included in determining maximum lot coverage. d. Lot Width: The minimum width of any lot shall be fifty(50) feet at the front building line, except that lots at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum width of forty-five (45) feet at the building line; provided all other requirements of this section are fulfilled. e. Lot Depth: The minimum depth of any lot shall be one hundred (100) feet, except that a lot at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum lot depth, measured at mid-points 13 • - Revised:01/03/97 on front and rear lot lines, of ninety(90) feet; provided all other requirements of this section are fulfilled. f. Front Yard: The minimum depth of the front yard shall be twenty(20) feet, except for side entry garages which shall have a minimum depth of the front yard of fifteen (15) feet. g. Side Yard: The minimum side yard on each side of the lot shall be five (5) feet. A side yard adjacent to a street shall be a minimum of fifteen(15) feet. h. Rear Yard: The minimum depth of the rear yard shall be fifteen(15) feet if the rear yard is adjacent to another residential lot, and ten(10) feet if adjacent to open space, parks or golf course. If the rear lot line abuts a dedicated alley, the garage door must be set back a minimum of twenty (20) feet. i. Maximum Building Height: Buildings shall be a maximum of two and one-half(21/2) stories, or thirty five (35)feet. Building and area requirements for patio homes are as follows: a. Minimum Dwelling Size: The minimum area of the main building shall be one thousand two hundred (1,200) square feet, exclusive of garages, breezeways and porticos. b. Lot Area: The minimum area of any lot shall be five thousand five hundred (5,500) square feet. 14 Revised:01/03/97 c. Lot Coverage: In no case shall more than fifty(50) percent of the total lot area be covered by the combined area of the main buildings and accessory buildings. Swimming pools, spas, decks, patios, driveways, walks and other paved areas shall not be included in determining maximum lot coverage. d. Lot Width: The minimum width of any lot shall be fifty (50) feet at the front building line, except that a lot at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum width of forty five (45) feet at the building line; provided all other requirements of this section are fulfilled. e. Lot Depth: The minimum depth of any lot shall be one hundred (100) feet, except that a lot at the terminus of a cul-de-sac or along street elbows/eyebrows may have a minimum lot depth, measured at mid-points on front and rear lot lines, of ninety(90) feet; provided all other requirements of this section are fulfilled. f. Front Yard: The minimum depth of the front yard shall be twenty(20) feet except, for side entry garages which shall have a minimum front yard depth of ten (10) feet. g. Side Yard: Side yard setbacks shall be zero (0) feet to three (3) feet on one side (the zero side), and seven(7) feet to ten (10) feet on the opposite 15 Revised:01/03/97 side. A minimum separation of ten(10) feet is required between structures. A side yard adjacent to a street shall be a minimum of fifteen(15) feet. h. Rear Yard: The minimum depth of the rear yard shall be ten (10) feet. If the rear lot line abuts a dedicated alley, the garage door, if provided, must be set back a minimum of twenty(20)feet. Maintenance Easement: 1. A maintenance easement of not less than four(4) feet or more than seven (7) feet in width extending along the entire side lot line shall be established on each lot and shown on the final plat. 2. The maintenance easement shall be maintained as an open space. However, the Building Official may approve fences and horizontal construction at grade level, such as a deck not exceeding twelve (12) inches above grade, or paved surfaces in the maintenance easement upon a finding that it does not impede the use of the easement for the maintenance and drainage of the adjoining structure. j. Maximum Building Height: Buildings shall be a maximum of two and one-half(21/2) stories, or thirty five (35) feet. 2.10 General Requirements: a. Due to existing topographic and physical site features, curvilinear streets will be constructed within portions of the residential tracts. This does not 16 Revised:01/03/97 mandate that all residential streets within any particular phase will be curvilinear or that all residential tracts or plats within any particular phase will incorporate the use of curvilinear streets. b. Provisions allowing for outside storage within the tract(s) covered by this ordinance are as follows: 1. Prohibition: A person commits an offense if he or she keeps, maintains or stores, outside of a building, on any property zoned for single family use, any personal property which is visible from a public street or alley, or is visible from private property which is under separate ownership, including but not limited to household items, building materials, automotive parts, equipment, etc., without proper screening and located in allowed outside storage areas only. It shall not be a defense to prosecution that such items were covered with a tarp or similar covering. 2. Exception: It is not an offense to keep, store or maintain personal property customarily found outside of a building on property zoned for single family use such as lawn furniture, dog houses, landscape containers, etc. 3. Parties Responsible: The owner (or owners) and persons in control of such residentially zoned property are responsible for violations of this subsection. 17 Revised:01/03/97 3.0 PLANNED DEVELOPMENT- GENERAL CONDITIONS 3.01 Conformance to the Wylie Zoning Ordinance: Except as amended herein, this Planned Development shall conform to any and all applicable articles and sections of the City of Wylie Zoning Ordinance, Ordinance No. 85-23A, as it presently exists. 3.02 Procedures of the Planned Development District: a. Zoning Exhibit: A zoning exhibit is hereby attached and made a part of the approval for this Planned Development District. This zoning exhibit, indicated as Exhibit "A" sets forth an overall property boundary description, and the designation of a zoning tract, identified by number which corresponds to the tract in Exhibit "C". b. Conceptual Plan: 1. The Conceptual Plan is hereby attached and made a part of the approval for this Planned Development District as Exhibit "D". 2. The Conceptual Plan shall show topography, land uses including • parks and open space, streets, lotting for single family residential, thoroughfares and other features which graphically explain the standards and conditions set forth in Exhibit "C". 3. Changes of detail which do not alter the uses permitted, density or development standards contained herein, may be authorized by the city manager or his or her designee. 18 Revised:01/03/97 c. Residential Development Plan/Preliminary Plat: 1. This plan or plat shall set forth the plans for development of the Planned Development District and shall conform to the data presented and approved on the Conceptual Plan. 2. Due to the location of the bridge crossing Muddy Creek into the City of Wylie, it may take several years for development to reach the bridge location and subsequent development east of Muddy Creek. Therefore, an initial Development Plan or Preliminary Plat for any section or part thereof east of Muddy Creek shall be submitted for approval within thirty six (36) months from the approval of the Conceptual Plan. 3. Approval of the Development Plan or Preliminary Plat shall be the basis for submission of a Final Plat, but does not release the applicant of the responsibility to submit plans to the building official for a building permit. 4. For any residential tract, a Preliminary Plat shall qualify as the Development Plan. 5. Due to the magnitude of this master planned community, the development of adequate infrastructure, construction of the golf course, as well as the fluctuations in economic conditions; adoption of the ordinance establishing this Planned Development District and 19 Revised:01/03/97 approval of the Conceptual Plan attached hereto will remain in effect for twenty (20)years from their initial adoption and approval date or revision thereof. However, the adoption of the Planned Development District and approval of the Conceptual Plan shall automatically be extended for a period of three (3)years with the submittal and/or approval of a Development Plan, Preliminary Plat or Final Plat in any given three (3) year period beginning with the twentieth (20th)year from the initial adoption of the ordinance establishing the Planned Development District and approval date of the Conceptual Plan or revision thereof d. Non-Residential Development Plan: A Development Plan submission, for non-residential areas, shall contain a scaled drawing of the specific parcel to be developed showing: 1. Approximate locations for any proposed public or private streets. 2. Approximate locations for any proposed alleys, loading or service corridors. 3. Approximate locations for any proposed buildings or structures. 4. Proposed building lines, setback lines and proposed roadway right-of-way lines. 5. Existing roadway or utility easements or right-of-way. 6. An accurate boundary description. 20 Revised:01/03/97 7. Existing topography with a contour interval of not less than two (2) feet. 0. Parking area layout with a table indicating the parking requirements, reductions and shared parking agreements. 9. Building coverage. 10. All adjacent land uses, including any future points of access to adjacent areas, and any shared uses with adjacent properties. 11. Floodplain and floodway boundaries (if applicable). 12. Proposed open space or amenity areas. 13. Proposed screening and buffering elements. 14. Proposed building heights of multi-story, non-residential structures. 15. Landscape plan. e. Final Plat: 1. A Development Plan or Preliminary Plat for each phase of development must be submitted to the City of Wylie and must be approved in accordance with applicable law prior to completion of the Final Plat. A Final Plat with construction plans, as required by the Wylie Subdivision Ordinance, Ordinance No.93-33, as it presently exists, must be submitted to the City of Wylie and must be approved in accordance with applicable law prior to issuance of a building permit within each respective phase. 21 Revised:01/03/97 2. All Final Plats must conform to the approved Development Plan or Preliminary Plat. 3.03 Development Schedule: This ordinance shall, if the applicant desires, or the Planning and Zoning Commission or City Council requires, be accompanied by a development schedule, indicating the approximate date on which construction is expected to begin and the approximate time frame to completion. The development schedule, if approved by the City Council, shall be generally adhered to by the owner, developer and their successors in interest;unless amended by approval of the City Council. 3.04 Annual Development Report: Annually, where a development schedule has been submitted, the building official with the assistance of the owner(s) and/or developer(s) shall report to the Planning and Zoning Commission the actual development accomplished in the various Planned Development areas as compared to the development schedule. 3.05 Failure To Meet Development Schedule: If the owners and/or developers are failing or have failed to meet the approved development schedule, a revised development schedule shall be submitted to the Planning and Zoning Commission for approval and recommendation to City Council for approval whereby, the City Council may extend the existing development schedule or adopt the new development schedule. The extension or approval of a new development schedule 22 Revised:01/03/97 does not invalidate the previously approved Planned Development Ordinance or Conceptual Plan. 3.06 General Compliance: Except as amended by these conditions, development of property within this Planned Development must comply with the requirements of all ordinances, rules and regulations of the City of Wylie as they presently exist. 3.07 Street Design Standards: All paved areas, permanent drives, streets, (dedicated or private) and drainage structures must be constructed in accordance with standard City of Wylie, specifications as they presently exist. However, the following criteria shall apply: a. The minimum centerline radius for a secondary thoroughfare (minimum sixty (60) foot right-of-way) shall be three hundred fifty(350) feet and a minor residential street (minimum 50 foot right-of-way) shall be one hundred fifty (150) feet. b. A cul-de-sac length shall not be longer than six hundred (600) feet. c. The pavement thickness forresidential streets shall be six (6) inches. 3.08 Permits and Certificates of Occupancy: The building official shall not issue a building permit or a certificate of occupancy for a use in a phase of this Planned Development District until there has been full compliance with these conditions, the construction codes and all other rules and regulations of the City of Wylie as they presently exist and are applicable to that phase. 23 Revised:01/03/97 3.09 Maintenance of Facilities: The owner(s)/developer(s) shall establish a homeowner's association, property owner's association, membership association or other entity that will be responsible for the maintenance of all entry ways, community parks, community trails and community pools as shown on the Conceptual Plan. It shall be the option, but not the obligation, of the association to maintain the parkways and medians of major and secondary thoroughfares. 3.10 Screening Walls: a. Unless otherwise approved by the City Council or their designee, screening walls shall be provided along the side or rear lot lines adjacent to major thoroughfares and secondary thoroughfares. The screening wall shall be constructed of stone, stucco, brick, concrete block, concrete, wrought iron or similar materials, or any combination thereof. The design and location of screening walls shall be submitted for approval with the Development Plan or Preliminary Plat. b. A screening fence shall be required for the storage of a recreation vehicle, travel trailer, boat or similar equipment. The screening fence shall be constructed of wood or masonry and shall be a minimum of six (6) foot in height and be in accordance with all applicable city ordinances. 3.11 Hiking and Jogging Trail Along Secondary Thoroughfares and Residential Streets: A six (6) foot wide concrete hiking and jogging trail may be constructed on one (1) side of the secondary thoroughfares and residential streets in lieu of 24 Revised:01/03/97 sidewalks on both sides of the designated streets. In order to provide for a meandering trail, the pavement for the secondary thoroughfares and residential streets shall be allowed to be offset a maximum of five (5) feet from the center of the right-of-way to provide for additional parkway on one (1) side of the designated streets for the construction of the meandering trail. The final location of any hiking and jogging trails shall be shown on the Development Plan or Preliminary Plat. 3.12 Park Land Dedication: The requirements for park land dedication and/or fees shall be fulfilled with the development of the community parks, trails and pools as shown on the approved Conceptual Plan. 3.13 Impact Fees: a. The sewer impact fee shall be waived for any or all lots in this development until such time as the developer has been reimbursed for fifty (50)percent of the costs of construction, or expansion thereof, of the lift station and the outfall line along Sachse Road from the lift station to the existing sanitary manhole at the intersection of Merritt Road and Sachse Road. b. The water impact fee and the sewer impact fee, when applicable, shall be paid by the homebuilder or contractor at the time of application for a building permit. However, the owner(s)/developer(s) will, prior to the acceptance of each phase of development for maintenance, provide the City of Wylie a letter of credit in the amount of the impact fees due for each 25 Revised:01/03/97 respective phase. If after four(4) years from the date of acceptance the impact fees have not been paid by the builders, the remaining unpaid balance for each respective phase will be drawn from the letter of credit. 26 Revised:01/03/97 7 -- - ,- -- • - - -, -ti-- --1 - ' ' , Woodbridge „2-zz NT,so pi lz,?.."-:..;:,,v,,,,,,,,,-,,,.-L,-f,,m,vt,:!=trzireopyiyikinicinur imurninurrop ;-•'''.•''A.41-Pe-,'i.'.A..''''''''' ,"--, .. . :,•••CY-CM-7.4l!.'e ' .1r ..-- yiL,.-- Exhibit "D" Conceptual Plan ,,.,,-,,,, ,...- :_-. .A4i 0ci4(-k kA.1-t.,c-,.,•,1,,4..f.i;-\.-:.•:*(f...1.1,,,7:, :470,,,k,-i-1 rd,.rro,io '-'%,,'.<', *t fr.tivoilinmnuurAg 41/4:.1./4A3 g.u.. 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Ili‘ -: arzlir-6,,--;a4with), iNc,••;tt-44:•:;.:, ••,,,,, ,,,kr la 1...1 itg,40, illiamil L',4, '"A Ne.PM; ":6, •N lioi ale a 4 **sou a. -1 '-'1--.'e ri!`-1,--. .. 1 MIIMIUMMIIIIIMI:' re,4115allitf;;Pk. .. '4'' _ Nrt. 4,AY(74,„t,! iicti:, —411 1 14 .0811111,LL Herzog Development Corporation 9696 Skillman . . .1 .., Street,Suite 210 . ,. 1 . • ITIV Dallas,Texas 752,13 ., • 7 fritilt‘ ': ),,, s' 2 1,•*',4441*-0,,,,,51dezkri test0 ifr.;;N:( (214)3,18.1300 ,. . .• rt,,,,, .A ,,,,„:1,,,,._,,b,.. ,.:,,,,,,:;,.,..,,,..... ,—,‘•,...‘,,,,,,,,,,,,......0-at,......./.)"‘.. , ;-_, I - , L iiii t.. -' s-. '''',`N-, ,l' '',.'"7,''';',',:i'Z-1:!C•LT''','1. . 'it'-AsSidireVis011'..",-0040 • / -... •11:.1%I."..' ,r'''.1::,!..s.:::::,:,,,/,'',.::.:',.. .,;C;,4,E:IY,_,..g.:,,t-4;"..4.:41k,'1,';1.1°-.1....ite....••••.4.40\01 ilk,....ticoaltileir*. .,Odie,... .m.,. Engineer: i : lili r Post, Buckley,Schuh & Jernigan, Inc. - - . 7--- -----7-IIII°1 4-ri - rr -\,- I waira.k.-1.--0-1;reit-x. tit 11.,,,,,,,,,,„/:74)7,, • vv.tx--.; 5999 Summerside Drive,Suite 202 Dallas,Texas 75252 %* .If• f.,/ 4, ''.t in 40,2!' 7 (972)380-2605 Ala )el, ,,' .1 vjk kt 4‘. ,r ,)x ,,.. 04•/: , 4, `• Golf Course.Architect: lit ' ,."1.i,",•:;,.7.,.r.,...# 1;V.,,,,,A, Singletary Golf Services 11111 1.1111111_...11% %;0110r;1,',''',IL%-*).,.;!.:,i.,1%•• . 3100 Independence Parkway,Suite 311-297 , Plano,Texas 75075 (972)390-1120 ': LEGEND: No Community Pool R-5 5 5,500 Sq 3.,...1;110 1711191111110f .,'VIPP' %-2 • Community Park ''W 1 ikl i,40 R-7 2 7.200 Sq Ft A illit • tri 't. •I'\AIrre011 ;3,1' ..... ..... County Park Trail R-8.4 8,400 Sq Ft 1,, iq,t....... .. I.., .. . . i he 4iiik....._.,..f.,.,, :,-,.7.....1,1030, .......... Community Park Trail R-9 0 9,000 So Ft. . ti j ,7=77.7 Thoroughfares . , 10.. . letntetar.49.: Connector Street(50 tl.ROW) lbw, :. . City of Sachse Development I , , s__:• (' A s - , .- t...2z- \:1-------,„\\ 3 , ,o• c\...., 1--- -e' MILT 4F co° \ SI,likVe. z 111 41, %/ t • ".;/ AO : Zi • xs "w, v % .41in p- . is% *lam 1 7 ' 0 1 g 44 - i I I 4 I V% vi 1 .• 7 4. • llilit 11 N it ii 11,111 1 1 • 2 I • # t-----M i Ili ill lin ...,.. ( , ...., 1 , Li 1111-11 IAD mi rm- i." u: I I— ill IIIIIMEDor MI i ...7 ______ I c-1 2 ' \ : III .... .,. I ---___ --, 1111 / i 11 il p 1 . . , ,,, ); ,t t ..„...>. -T---- 1 , . am .1 s ore.4-1 I __I 1, • < ...•,.-- '11 I rritTIM71 I 1 I n. -7--/ 1 f--"1 \ i i 1 1 • / .....;32 • ...- ‘ 1 0/0000/Y• / • i . r• , ‘t 1 \ 1 S / I\MAIN%/ 71CIZ ‘ I 1 Plligel% ! L-i - - - I 1 1 i i 1 r \ . 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II II: 5 f--' - 2 19 • 5 3 S - 2 E . ii, ii, } II, 86- 5 i 86- 5 • U �i , ,U in \\ ' 1 - 86 - 5 % 0 co 86- 5 Site Area ;'a V - I °0 i Gr�• � i _ 2 86-24 I i �°i :6-2 • , / SF - 1 86 - 24 A1 ❑ 86 -26 A A • . . 86 -26