02-25-2002 (Zoning Board of Adjustment) Agenda Packet AGENDA
Zoning Board of Adjustment
City Council Chambers - Wylie Municipal Complex
2000 Highway 78 North, Wylie, Texas 75098
Monday, February 25, 2002
7:00 p.m.
CALL TO ORDER
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the December 17, 2001 Meeting.
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Robert Koen of Texas
D.R. Horton, Ltd. for a variance to the platted front yard building line from the
required 20 feet to 17.7 feet, this property being located at 1803 Brookstone Drive
and being Lot 15, Block D of the Riverchase Phase I Addition. (ZBAO Case No.
2002-01)
2. Hold a public hearing to consider and act upon a request by Keith Storey of
Carlisle Coating for a variance to Section 27.18(d)(1) of the Sign Ordinance to
allow an increase in the maximum size of a monument sign from 90 square feet to
96 square feet, this property being located at 900 Hensley Lane and being Lot 3,
Block B of the Premier Park South First Revision Addition. (ZBOA Case No. 2002-
02)
3. Hold a public hearing to consider and act upon a request by J.T. Brown for the
Wylie Independent School District for a variance to Section 4.4.F.1 of the Zoning
Ordinance requiring 100% masonry for exterior wall materials, this property being
located east of Country Club Road (F.M. 1378) and north of West Brown Street
(F.M. 3412). (ZBOA Case No. 2002-3)
Posted Friday, February 22, 2002 at 5:00 p.m.
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED
ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CRY SECRETARY'S OFFICE
AT 442-8100 OR TDD AT 442-8170.
. ._ . .. .. _ . _
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February
Regular Business Meeting
AGENDA
Zoning Board of Adjustment
City Council Chambers - Wylie Municipal Complex
2000 Highway 78 North, Wylie, Texas 75098
Monday, February 25, 2002
7:00 p.m.
CALL TO ORDER
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the December 17, 2001 Meeting.
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Robert Koen of Texas
D.R. Horton, Ltd. for a variance to the platted front yard building line from the
required 20 feet to 17.7 feet, this property being located at 1803 Brookstone Drive
and being Lot 15, Block D of the Riverchase Phase I Addition. (ZBAO Case No.
2002-01)
2. Hold a public hearing to consider and act upon a request by Keith Storey of
Carlisle Coating for a variance to Section 27.18(d)(1) of the Sign Ordinance to
allow an increase in the maximum size of a monument sign from 90 square feet to
96 square feet, this property being located at 900 Hensley Lane and being Lot 3,
Block B of the Premier Park South First Revision Addition. (ZBOA Case No. 2002-
02)
3. Hold a public hearing to consider and act upon a request by J.T. Brown for the
Wylie Independent School District for a variance to Section 4.4.F.1 of the Zoning
Ordinance requiring 100% masonry for exterior wall materials, this property being
located east of Country Club Road (F.M. 1378) and north of West Brown Street
(F.M. 3412). (ZBOA Case No. 2002-3)
Posted Friday, February 22, 2002 at 5:00 p.m.
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED
ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CRY SECRETARY'S OFFICE
AT 442-8100 OR TDD AT 442-8170.
MINUTES
ZONING BOARD OF ADJUSTMENT
City Council Chambers Wylie Municipal Complex
2000 Highway 78 North, Wylie, Texas 75098
December 17, 2001
7:00 p.m.
Notice was posted in time and manner required by law, and a quorum was
present.
Board Members Present: Staff Members Present:
Weldon Bullock Mary Bradley
Gerald Clark Terry Capehart
Dennis Gibbons Claude Thompson
Marilyn Herrera
Layne LeBaron
Wayne Morman
CALL TO ORDER
Chairman Clark called the meeting to order at 7:00 p.m.
CITIZEN PARTICIPATION
No one was present to speak.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the November 26, 2001
Meeting.
A motion was made by Mr. Morman and seconded by Mr. Gibbons to approve
the minutes as written. Motion passed 6 — 0.
ZBOA
December 17, 2001
Page 2 of 3
PUBLIC HEARING
1. ZBA No. 2001-07. Hold a public hearing to consider and act upon a
request by Hanif Akuly for the following variances of the City of Wylie
Zoning Ordinance in order to allow continuation of operation of a motor
vehicle fueling center at 503 State Highway 78 at West Kirby Street, and
being Tract 5 of the E.C. Davidson Survey, Abstract No. 267, City of
Wylie, Collin County, Texas.
a. Section 18.3(1)(a) —variance of the front yard building setback from
the required 20 feet to 19 feet
b. Section 18.3(1)(b) —variance of the side yard building setback from
the required 10 feet to 3 feet
c. Section 18.3(1)(c) — variance of the rear yard building setback from
the required 20 feet and an alley to 5 feet and no alley
d. Section 25.2(7) — variance of the setback of gas pumps from the
front property line from the required 18 feet to 7 feet
e. Section 24.3(15) — variance of off-street parking from the required
10 required for the retail store and 4 required for the gas pumps to
14 total
This item was tabled at the November 26, 2001 meeting of the Board in order to
allow the applicant time to provide additional information to the Building Official
concerning the maintenance of the legally nonconforming status on the property.
Thompson stated that at the time of the posting for the meeting, the additional
information from the applicant was not provided to the Building Official.
However, at 4:00 p.m. on December 17, 2001, the applicant's attorney, Mr.
Robert J. Rockett, faxed additional information to the Planning Office. Thompson
reviewed the history of the property, stating that the State Department of
Transportation paid for a portion of the property in 1996 for inclusion within the
widening of State Highway 78 and West Kirby Street. The staff interpreted the
same action compensated the owner, for damages to the property of losses to
the business that was directly caused by the property taken. The specific
comment stated that the fuel storage area had been rendered unusable and the
access to the gas pumps had been substantially impaired and all items
associated with gasoline sales were compensated. The State of Texas further
ruled that convenience store could not survive without gasoline sales and so the
owner was compensated 100 percent for building improvements and site
improvements.
ZBOA
December 17, 2001
Page 3 of 3
Thompson stated that the property has never been platted and will ultimately
have to be platted. The owner now wishes to re-open the convenience store or
the gas pump operation and the Building Official has ruled that the owner has
lost nonconforming status because the owner failed to remain open for a period
of six months.
Mr. Surya Niayala, 13447 N. Central Expressway, Dallas, Texas, Store Manager
and represented the applicant, stated that the subject store was not closed, and
that the electricity was never turned off to the store. Ms. Herrera asked for
explanation how the store could be opened. Mr. Niayala stated that an employee
worked for several hours everyday but no patrons could enter into the entryways
of the property due to the State Highway expanding the highway. Mr. Niayala
further stated that there were no sales tax receipts. Ms. Herrera questioned
about the concern of the people backing up out of the entryway onto Highway 78.
Mr. Niayala stated that the intent is to open another entryway onto West Kirby
Street. Mr. Morman questioned if there was room for a fuel truck. Mr. Niayala
stated that the business would have to stop operating while the fuel truck was
filling the gas pipes. Thompson explained in detail a drawing of the property
provided by the applicant, stating that a fuel truck would be the only vehicle in the
parking area.
Discussion ensued regarding the interpretation from the Court that awarded the
owner for damages to the property done by the State Highway on February 27,
1997. Following the discussion, Ms. Herrera asked if a convenience store could
be opened without the sales of gasoline. Thompson stated that the same
variances would be requested for the side, front and rear yards and parking
spaces. Dale Jackson, Building Official for the City of Wylie, stated that the
building would have to comply with current codes.
Motion was made by Mr. Morman, seconded by Mr. Bullock, to DENY the
variance due to hazardous situation. Motion passed 5 — 0.
ADJOURNMENT
A motion was made by Mrs. Herrera, seconded by Mr. Gibbons to adjourn.
Meeting was adjourned at 7:40 p.m.
Gerald Clark, Chairman Mary Bradley, Secretary
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Public Hearing Item No. 1
ZBOA No. 2002-01
Zoning Board of Adjustment Public Hearing: February 26, 2002
Owner/Applicant: Robert Koen
Texas D.R. Horton, Ltd.
Location: 1803 Brookstone Drive, being Lot 15, Block D, of the
Riverchase Phase I Addition
Request: Variance of the platted front yard building line from 20
feet to 17.7 feet
Background:
This subdivision was initially zoned as a Planned Development District (Eastfork By
The Lake) in 1999. The Final Plat for Phase I (Riverchase) was accepted and filed with
Collin County in November of 2000. The special Design Requirements of the Planned
Development District establish a minimum front yard and building setback of twenty
(20) feet, and the Final Plat accordingly includes a front building line of 20 feet.
The subject lot is located on an eyebrow (a partial cul-de-sac) at the intersection of two
streets. The front property line is not straight, but is actually a combination of two
reversing curves. When the subject house was constructed, the front wall was set back
a distance of approximately two feet in an apparent attempt to accommodate the
reduced depth caused by the shorter curve radius. The final survey indicates that a
corner of the front wall (garage) extends into the front yard by a distance of
approximately 1.3 feet.
The encroachment and code violation was not identified by either the building
contractor or City inspectors, and the construction was accepted by the City.
Construction plans and the inspection process were completed appropriately, but the
area of the encroachment was not dimensioned nor readily apparent on the ground.
ZBOA 2002-01
The encroachment makes the residence "legally nonconforming" (legally permitted but
not conforming to City codes). The potential code violation was identified during
research for the financing of the residence as a potential cloud on a clear title of
ownership.
Section 32.3(e) of the Zoning Ordinance provides that the Zoning Board of Adjustment
may permit a variance to the requirements of the development code where there are
unusual and practical difficulties or unnecessary hardships in the carrying out of these
provisions due to an irregular shape of the lot, topographical or other conditions,
provided such variance will not seriously affect any adjoining property or the general
welfare. However, said section does specifically state that in order to grant a variance,
the following conditions shall be documented:
a) That special conditions and circumstances exist which are peculiar to the land,
structure or building involved and which are not applicable to other lands,
structures, or buildings in the same district.
b) That literal interpretation of the provisions of this ordinance would deprive the
applicant of rights commonly enjoyed by other properties in the same district under
the terms of this ordinance.
c) That the special conditions and circumstances do not result from the actions of the
applicant.
d) That granting the variance will not confer on the applicant any special privilege that
is denied by this ordinance to other lands, structures, or buildings in the same
district.
e) No nonconforming use of neighboring lands, structures, or buildings in the same
district and no permitted use of lands, structures, or building in other districts shall
be considered grounds for the issuance of a variance.
f) Financial hardship shall not be considered grounds for the issuance of a variance.
Considerations:
1. Public Comment Forms were mailed to thirty-five (35) property owners within 200
feet of this request. One Comment Form has been returned, FAVORING the
proposal.
2. The platted configuration of the lot is unusual, having a frontage which consists of
two reversing curves. These arcs provide no straight line along which to align the
straight front of the house. However, the house could have been properly located
behind the front building line, and the encroachment was noted on submitted plans.
ZBOA 2002-01
3. The 2.3 foot discrepancy and requested variance represents a variance of 11.5
percent from the distance required by the code.
4. Approval of the requested variance will make the construction fully legal to City
requirements for ownership title reasons.
Financial Considerations:
Application fee - Paid
Attachments:
Location Map
Site Plan Illustrating Variance
Notification List and Map with Response Forms
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LOCATION MAP
ZBA CASE #2002-01
SURVEY PLAT
This is to certify that I have, this date. made a careful and accurate survey on tr.e around of property located
at No, 1803 BROOKSTONE DRIVE ,in the city of WYL IE ,Texas,
Lot No. 15 Block No. D
of RIVERGkASE PHASE I an addition
to the City of WYL IE, GOLL IN COUNTY ,Texas, according to the MAP OR PLAT
recorded in Volume N at Page 364 of the MAP Records of COLL IN County,Texas.
NOTE. THIS SURVEY 15 BASED UPON
THE INFORMATION PROVIDED BY THE ♦4�` 750. ••
CLIENT. NO SEARCH OF THE TITLE
RECORD WAS MADE BY THIS OFFICE.
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NOTE: BEARINGS. EASEMENTS AND BUILDING LINES ARE BY RECORDED PLAT UNLESS OTHERWISE NOTED.
:.NOTE: According to the F.I.R.M. in Community Panel No. 480856 0465 G ,this property does lie in Zone X
and DOES NOT lie within the 100 year flood zone.
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NOTIFICATION REPORT
APPLICANT: Robert Koen - D.R. Horton, Ltd. APPLICATION FILE ZBA#2002-01
310 E. 1-30, Suite 280 Garland, Texas 75043
# BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS
Applicant 310 E. 1-30, Suite 280
1 Robert Koen - D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
2 Blk A Lot 94 R-4594-00A-0940-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
3 Blk A Lot 95 R-4594-00A-0950-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
4 BIk A Lot 96 R-4594-00A-0960-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase 1 1807 Country Walk Lane
5 Blk A Lot 97 R-4594-00A-0970-1 Roderick Jones Wylie, Texas 75098
Riverchase 1 310 E. 1-30, Suite 280
6 BIk C Lot 7 R-4594-00C-0070-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
7 BIk C Lot 8 R-4594-00C-0080-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
8 BIk C Lot 9 R-4594-00C-0090-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 1802 Brookstone Drive
9 Blk C Lot 10 R-4594-00C-0100-1 Jonathan Kelley Wylie, Texas 75098
Riverchase I 310 E. 1-30, Suite 280
10 Blk C Lot 11 R-4594-00C-0110-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase 1 1806 Thornhill Way
11 BIk D Lot 10 R-4594-00D-0100-1 Tanya Smith Wylie, Texas 75098
Riverchase I 1804 Thornhill Way
12 Blk D Lot 11 R-4594-00D-0110-1 Mark Feller Wylie, Texas 75098
Riverchase I 1802 Thornhill Way
13 Blk D Lot 12 R-4594-00D-0120-1 Christopher Sharp Wylie, Texas 75098
Riverchase I 1800 Thornhill Way
14 Blk D Lot 13 R-4594-00D-0130-1 Robert Graf Wylie, Texas 75098
Riverchase I 310 E. I-30, Suite 280
15 Blk D Lot 14 R-4594-00D-0140-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
16 Blk D Lot 15 R-4594-00D-0150-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
17 BIk D Lot 16 R-4594-00D-0160-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
18 BIk D Lot 17 R-4594-00D-0170-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
19 Blk D Lot 18 R-4594-00D-0180-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
20 BIk D Lot 19 R-4594-00D-0190-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase 1 310 E. 1-30, Suite 280
21 Blk D Lot 24 R-4594-00D-0240-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
22 Blk D Lot 25 R-4594-00D-0250-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 1812 Country Walk Lane
23 Blk D Lot 26 R-4594-00D-0260-1 Wilbur Cantrell Wylie, Texas 75098
Riverchase I 1810 Country Walk Lane
24 BIk D Lot 27 R-4594-00D-0270-1 David Cunningham Wylie, Texas 75098
Riverchase I 310 E. 1-30, Suite 280
25 Blk D Lot 28 R-4594-00D-0280-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
26 Blk D Lot 29 R-4594-00D-0290-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
27 Blk D Lot 30 R-4594-00D-0300-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
28 BIk D Lot 31 R-4594-00D-0310-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I Riverchase Homeowners 310 E. 1-30, Suite 280
29 Blk D Lot 32 R-4594-00D-0320-1 Association, Inc. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
30 BIk D Lot 33 R-4594-00D-0330-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
31 Blk D Lot 34 R-4594-00D-0340-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
32 Blk D Lot 35 R-4594-00D-0350-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
33 Blk D Lot 36 R-4594-00D-0360-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. 1-30, Suite 280
34 Blk D Lot 37 R-4594-00D-0370-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
Riverchase I 310 E. I-30, Suite 280
35 Blk D Lot 38 R-4594-00D-0380-1 Texas D.R. Horton, Ltd. Garland, Texas 75043
PUBLIC COMMENT FORM
(Please type or use black ink)
Planning Department
2000 Highway 78 North
Wylie,Texas 75098
X I am FOR the requested variance as explained on the attached public notice for ZBA Case
#2002-01.
I am AGAINST the requested variance as explained on the attached public notice for ZBA
Case#2002-01.
Date,Location&Time of
Zoning Board of Adjustment meeting: Monday February 25, 2002,7:00 pm
Municipal Complex,2000 Highway 78 North, Wylie,Texas
Name: Zierj( A _ 2s
(please print)Address: 1€ 07 �j L� Le,,
t,,A._
u<-)L‘ l c( T 77S-pro
Signature: Vgacizzi:-.4 At .
Date: Z- 1 LI -0 2--
COMMENTS:
Y"
City of Wylie
Public Hearing Item No. 2
ZBOA No. 2002-02
Zoning Board of Adjustment Public Hearing: February 26, 2002
Owner/Applicant: Keith Storey
Carlisle Coating and Waterproofing, Inc.
Location: 900 Hensley Lane, being Lot 3, Block B, of the
Premier Industrial Park South First Revision Addition
Request: Variance of the maximum size of a monument sign
from 90 square feet to 96 square feet
Background:
Carlisle Coating and Waterproofing (Hardcast) is in the process of relocating its
manufacturing and distribution operations from it old facility at 903 West Kirby Street to
a new facility at the intersection of Hensley Lane and Sanden Boulevard. The new
location is a campus setting within the Premier Industrial Park.
Carlisle desires to relocate the existing free-standing sign from the West Kirby facility
to the new location. The existing sign is a monument sign and measures 8 feet wide
and 12 feet high or a total of 96 square feet.
Section 27.18(d) (1) of the Sign Regulations states:
"General Business signs may be erected in nonresidential zoning districts, and
shall not exceed 90 square feet for monument signs and 60 square feet for pole
signs. The maximum height of a general business sign shall be ten feet for
monument signs and 20 feet for pole signs."
ZBOA 2002-02
Section 27.16 of the Sign Regulations states:
"Appeals of the provisions of the Sign Regulations shall be heard by the Board
of Adjustment in accordance with the following: The Board shall consider as
criteria for granting a variance such factors as the type of sign, the location,
existence of signs in the general area, and such other factors as they deem
pertinent."
"A concurring vote of a majority of those present shall be necessary to render a
decision in favor of the applicant, or to overrule any contrary interpretation of
these regulations by the Building Official."
Considerations:
1. Public Comment Forms were mailed to eight (8) property owners within 200 feet of
this request. No Comment Form have been returned at the time of this posting.
2. The existing sign is 6 square feet larger than the maximum size allowed by the
current sign Regulations. This represents a discrepancy of 6.25 percent. There are
no available records to indicate by what authority the sign was originally allowed.
3. The signs allowed by the current Sign Regulations are intended to apply to all
nonresidential facilities, including both smaller retail sites and larger campus
industrial sites. The Sign Regulations are currently under review, and a potential
revision being considered is to allow larger signs for industrial which are believed
more complimentary with the scale of such tracts and buildings.
4. In May of 2001, the Board of Adjustment approved a wall sign for the neighboring
Extruders facility which was larger than the maximum allowed by the Sign
Regulations. The sign for the neighboring Sanden Industries facility totals 128
square feet in size, and no records are available for the authority for this larger size.
However, only 80 of the Sanden sign is visible and not obscured by shrubry. The
sign for the neighboring Moulding Associates facility is 72 square feet and fro the
neighboring Hoffman facility is 84 square feet.
5. The Carlisle sign will be located in the intersection of Hensley Lane and Sanden
Boulevard, in a grouping of three flagpoles and will be lighted. No obstructions
obscure visibility of the sign at this location, nor will the sign (even if over-sized)
present visibility obstructions for traffic on adjoining streets.
Financial Considerations:
Application fee - Paid
ZBOA 2002-02
Attachments:
Location Map
Site Plan Illustrating Location of the Sign
Notification List and Map
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LOCATION MAP
ZBA CASE #2002-02
NOTIFICATION REPORT
APPLICANT: Keith Storey -Carlisle Coating APPLICATION FILE ZBA#2002-01
900 Hensley Lane Wylie, Texas 75098
# BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS
Applicant 900 Hensley Lane
1 Keith Storey -Carlisle Coating Wylie, Texas 75098
Premier Industrial Park 900 Hensley Lane
2 Blk B I Lot 3 I R-4329-00B-0030-1 Carlisle Coating Wylie, Texas 75098
Premier Industrial Park Windough LP 50 Rockefeller Plaza, 2nd Floor
3 BIk B I Lot 1 I R-4329-00B-0010-1 c/o W.P. Carey &Co., LLC New York, New York 10020
Premier Industrial Park 4230 Meritt
4 BIk A Lot 3A R-3953-00A-0010-1 Brad Jacoby Sachse, Texas 75048-4616
Sanden Addition 601 Sanden Blvd.
5 Blk A Lot 1 R-2247-00A-0010-1 Sanden International (USA) Inc. Wylie, Texas 75098
114 W. 11 th Street
6 Abst 841 Tract 9 R-6841-000-0090-1 KCS Railway Company Kansas City, MO 64105-1829
Bill Lovil, P.E. P.O. Box 90
7 SH 78 Texas. Dept. of Transportation McKGnney, Texas 75069
1601 Bonanza Drive
8 Abst 660 Tract 42 R-6660-000-0420-1 Tommy Reuthinger Sachse, Texas 75048-2907
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Public Hearing Item No. 3
ZBOA No. 2002-03
Zoning Board of Adjustment Public Hearing: February 26, 2002
Owner/Applicant: J.T. Brown
for the Wylie Independent School District
Location: Generally located east of Country Club Road (F.M.
1378) and north of West Brown Street (F.M. 3412)
Request: Variance of Section 4.4.F.1 of the Zoning Ordinance
requiring exterior walls to be 100% masonry.
Background:
The Wylie Independent School District is in the process of relocating its Transportation
Facility for the storage and maintenance of buses from Williams Street at Birmingham
Street in downtown Wylie to the subject site on Country Club. The new site was
previously occupied by a concrete batch plant. The proposed WISD facility will occupy
the approximate west/front half of the property, as the east/rear half is occupied by
waste concrete materials and floodplain.
WISD plans to construct a metal building of approximately 9,280 square feet to house
the dispatch and maintenance of school buses. This building will located to the
approximate center of the property, in order to facilitate the internal circulation of the
oversized school buses. The office-related uses will be located to the west end nearer
to Country Club Road, and the bus-access portion with garage-type doors will be
located toward the east end. It is the intention of WISD to expand the building at some
undetermined time in the future, and this expansion must be accommodated by
extension of both ends of the building. The building will be screened from Country
Club Road by a plant hedge and trees.
(
ZBOA 2002-03
WISD is requesting the waiver of the masonry requirement for the ends of the building
which will be expanded in the future, and a reduction of the masonry requirement on
the sides of the building the majority length of which accommodate large over-head
doors.
Section 4.4.F.1 of the Zoning Ordinance states that "Primary materials for buildings in
nonresidential districts shall be 100 percent masonry including, but not limited to, brick,
stone, cast stone, decorative concrete or stucco." This requirement was adopted by
the City Council in November of 2001. Prior to adoption of the new regulations, the
Ordinance required exterior walls which face streets or residentially-zoned land to be at
least 75 percent brick, stone, stone brick veneer, custom treated tilt wall, decorative
concrete block or glass block.
Section 32.3(e) of the Zoning Ordinance provides that the Zoning Board of Adjustment
may permit a variance to the requirements of the development code where there are
unusual and practical difficulties or unnecessary hardships in the carrying out of these
provisions due to an irregular shape of the lot, topographical or other conditions,
provided such variance will not seriously affect any adjoining property or the general
welfare. However, said section does specifically state that in order to grant a variance,
the following conditions shall be documented:
a) That special conditions and circumstances exist which are peculiar to the land,
structure or building involved and which are not applicable to other lands,
structures, or buildings in the same district.
b) That literal interpretation of the provisions of this ordinance would deprive the
applicant of rights commonly enjoyed by other properties in the same district under
the terms of this ordinance.
c) That the special conditions and circumstances do not result from the actions of the
applicant.
d) That granting the variance will not confer on the applicant any special privilege that
is denied by this ordinance to other lands, structures, or buildings in the same
district.
e) No nonconforming use of neighboring lands, structures, or buildings in the same
district and no permitted use of lands, structures, or building in other districts shall
be considered grounds for the issuance of a variance.
f) Financial hardship shall not be considered grounds for the issuance of a variance.
ZBOA 2002-03
Considerations:
1. Public Comment Forms were mailed to fourteen (14) property owners within 200
feet of this request. No Comment Forms have been returned at the time of this
posting.
2. WISD contends that facing the metal building with masonry as required would be a
waste of limited public funds, as the future planned expansion will require removal
of the masonry. It is requested that masonry be reduced to 30 percent on the side
walls which are largely over-head doors. The facility will be at least screened from
Country Club Road.
3. The property to the west across Country Club Road is developed as single-family
residences. Properties abutting to the subject site on the north and east are zoned
for single-family residences, but are undeveloped. Abutting property to the south is
zoned for Retail uses and is developed for such sues.
4. The private building on the abutting property to the south, previously occupied by a
fence construction company, has masonry on its street-facing front. The City fire
station, across Country Club Road to the southwest, is fully masonry, including the
street-front with over-head doors.
Financial Considerations:
Application fee - Paid
Attachments:
Location Map
Site Plan
Notification List and Map
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LOCATION MAP
ZBA CASE #2002-03
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SITE PLAN -0HORIZONTAL CONTROL PLAN OF 2.1_
NORTH 1/32"= 1'—0"
SET NUMBER
a 1938 SHW Group,Inc.
NOTIFICATION REPORT
APPLICANT: J.T. Brown APPLICATION FILE ZBA#2002-03
4000 McEwen Road Dallas, Texas 75024
# BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS
Applicant 4000 McEwen Road
1 J.T. Brown Dallas, Texas 75024
17519 Mairfield Drive
2 Abst 22 Tract 1 R-6022-000-0010-1 Birmingham Land Ltd. Dallas, Texas 75287-7418
951 S. Ballard Avenue
3 Abst 22 Tract 5 R-6022-000-0050-1 Wylie I.S.D. Wylie, Texas 75098
P.O. Box 446
4 Abst 22 Tract 6 R-6022-000-0060-1 Novid Properties Josephine, Texas 75164-0046
6516 Osage Trail
5 Abst 22 Tract 12 R-6022-000-0120-1 Edward Silva Plano, Texas 75023-3208
P.O. Box 832
6 Abst 351 Tract 8 R-6351-000-0080-1 Gladys Swanson Wylie, Texas 75098
P.O. Box 675
7 Abst 351 Tract 10 R-6351-000-0100-1 Jick Drain Wylie, Texas 75098
Presidential Estates 402 Monroe Drive
8 BIk G Lot 1 R-2249-00G-0010-1 Ronnie IGrk Wylie, Texas 75098
404 Monroe Drive
9 Blk G Lot 2 R-2249-00G-0020-1 Carlos Sosa Wylie, Texas 75098
406 Monroe Drive
10 BIk G Lot 3 R-2249-00G-0030-1 Rene Gonzales Wylie, Texas 75098
408 Monroe Drive
11 Blk G Lot 4 R-2249-00G-0040-1 Bernard Gehring Wylie, Texas 75098
1603 Kennedy Drive
12 Blk I Lot 8 R-2249-00I-0080-1 Darin Reeves Wylie, Texas 75098
1601 Kennedy Drive
13 BIk I Lot 9 R-2249-001-0090-1 James Grisham Wylie, Texas 75098
Collin County 210 S. McDonald Street
14 FM 1378 Commissioner's Court McKGnney, Texas 75069
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