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10-28-2002 (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, October 28, 2002 7:00 p.m. CALL TO ORDER CITIZEN PARTICIPATION CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the September 23, 2002 Meeting. PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Robert Heath for a variance to Section 4.4.B of the Zoning Ordinance in order to reduce the side yard from the required ten feet to two feet eight inches, and a variance of Section 6.A.3 of the Sign Regulations in order to reduce the setbacks for a sign from fifteen feet to eight feet from a street right-of-way and from forty feet to six feet from a property line, this property being located at 205 Industrial Court and being Lot 3 of the Railroad Industrial Park Addition. (ZBOA Case No. 2002-17) 2. Hold a public hearing to consider and act upon a request by Robert Heath for a variance to Section 4.4.B of the Zoning Ordinance in order to reduce the side yard from the required ten feet to three feet on one side and seven feet on the other side, and a variance of Section 6.A.3 of the Sign Regulations in order to reduce the setbacks for a sign from fifteen feet to eight feet from a street right-of-way and from forty feet to six feet from a property line, this property being located at 207 Industrial Court and being Lot 4 of the Railroad Industrial Park Addition. (ZBOA Case No. 2002-18) 3. Hold a public hearing to consider and act upon a request by Steve Repasky for a variance to Section 3.3.A of the Zoning Ordinance in order to reduce the side yard from the required 7 feet to four feet nine inches, this property being located at 316 South Fourth Street and being Lot 10 and part of Lot 9 of the Bostic Addition, Second Installment. (ZBOA Case No. 2002-19) akr:cr.9-21\ZPON .- Posted Friday, October 25, 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 CffY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170. _ _ . _ _ ,.... ._. _ .., ___ _ _ _, . _ _ oning Board of Ad • ustments , , . , , . k I, , , , , , , . .„„„„ , , g , , , , , , 7 i 1 lic 1 ., , 2 r a 1 S iys g S . S_ i. CityofWyIi vh �. n, v f il October 28, 2002 Regular Business Meeting AGENDA Zoning Board of Adjustment City Council Chambers - Wylie Municipal Complex 2000 Highway 78 North Wylie, Texas 75098 Monday, October 28, 2002 7:00 p.m. CALL TO ORDER CITIZEN PARTICIPATION CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the September 23, 2002 Meeting. PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Robert Heath for a variance to Section 4.4.B of the Zoning Ordinance in order to reduce the side yard from the required ten feet to two feet eight inches, and a variance of Section 6.A.3 of the Sign Regulations in order to reduce the setbacks for a sign from fifteen feet to eight feet from a street right-of-way and from forty feet to six feet from a property line, this property being located at 205 Industrial Court and being Lot 3 of the Railroad Industrial Park Addition. (ZBOA Case No. 2002-17) 2. Hold a public hearing to consider and act upon a request by Robert Heath for a variance to Section 4.4.B of the Zoning Ordinance in order to reduce the side yard from the required ten feet to three feet on one side and seven feet on the other side, and a variance of Section 6.A.3 of the Sign Regulations in order to reduce the setbacks for a sign from fifteen feet to eight feet from a street right-of-way and from forty feet to six feet from a property line, this property being located at 207 Industrial Court and being Lot 4 of the Railroad Industrial Park Addition. (ZBOA Case No. 2002-18) 3. Hold a public hearing to consider and act upon a request by Steve Repasky for a variance to Section 3.3.A of the Zoning Ordinance in order to reduce the side yard from the required 7 feet to four feet nine inches, this property being located at 316 South Fourth Street and being Lot 10 and part of Lot 9 of the Bostic Addition, Second Installment. (ZBOA Case No. 2002-19) akr:cr.9-21\ZPON .- Posted Friday, October 25, 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 CffY 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 September 23, 2002 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: Eric Alexander Mary Bradley Dennis Gibbons Claude Thompson Marilyn Herrera Layne LeBaron Board Members Absent: Weldon Bullock Gerald Clark Wayne Morman CALL TO ORDER In the absence of the Chairman, Board member LeBaron acted as chair and called the meeting to order at 7:20 p.m. CITIZEN PARTICIPATION No one was present to speak. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the August 26, 2002 Meeting. Motion was made by Mr. Gibbons, seconded by Mr. Alexander, to approve the minutes as submitted. Motion carried 4 — O. ZBOA Commission Meeting September 23, 2002 Page 2 of 2 PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Larry DeBerry for a variance to Section 3.3.B of the Zoning Ordinance in order to reduce the rear yard from the required twenty-five feet to fifteen feet, this property being located 405-A North Jackson Street, being Lot 8 of the LGD Townhomes Addition. (ZBOA Case No. 2002-16). Thompson reviewed the history and the zoning of the subject property, stating that on the west is the railroad corridor and on the east is Jackson Street, resulting in unusual sizes and shapes. Therefore the subject Lot 8 is an "L" shape, sufficiently wide at the building lines but very narrow at the rear. Thompson stated that the applicant is requesting a reduction in the rear yard from the required twenty-five (25) feet to fifteen (15) feet, a variance of ten (10) feet or forty (40) percent. The remaining rear yard will be approximately 15 'A feet deep and 30 feet wide immediately adjacent the dwelling, providing a yard space of approximately 465 square feet. However, the remaining yard will also include a strip measuring 10 feet by 190 feet. Larry DeBerry, 8277 Private Road 5357, Nevada, Texas, represented as the owner of the subject property, stated that the property abuts the railroad corridor which was the old train depot and there are no plans for development along that easement area. A motion was made by Mr. Gibbons, seconded by Mr. Alexander, to grant the variance for a reduction in the rear yard to fifteen (15) feet. Motion passed 4 — 0. ADJOURNMENT Motion was made by Mrs. Herrera, seconded by Mr. Alexander, to adjourn the meeting at 7:30 p.m. Motion passed 4 — 0. Layne LeBaron, Acting Chairman Mary Bradley, Secretary CRY of Wylie Public Hearing Item No. 1 ZBOA No. 2002-17 Zoning Board of Adjustment Public Hearing: October 28, 2002 Owner/Applicant: Robert Heath Location: 205 Industrial Court, Lot 3 of the Railroad Industrial Park Addition Request: Variance of Section 4.4.B of the Zoning Ordinance to reduce the side yard from the required 10 feet to 2 feet 8 inches Variance to Section 6.A.3 of the Sign Regulations to reduce the setbacks for a sign from the required 15 feet to 8 feet from a street right-of-way and from 40 feet to 6 feet from a property line Background: The subject property was created in 1983 with the platting of the Railroad Industrial Park Addition, and improvements were constructed in accordance with the requirements of the Industrial zoning in force at the time. The property was rezoned from Industrial (I) District to Commercial Corridor (CC) District in February of 2002 with the adoption of city-wide revisions to the Zoning Ordinance and Map. The applicant recently purchased a portion of the abandoned railroad corridor which abuts the subject property to the rear and separates it from State Highway 78. It is the applicant's intent to consolidate the existing lot and railroad property into a single lot, and to expand the existing building as well as to reorient the lot and business to S.H. 78. This replatting process will eliminate the right to construct the new addition in accordance to the previous requirements to which the existing building was constructed, as all new construction must comply with the current regulations. ZBOA 2002-17 The existing building was constructed a distance of two feet eight inches (2' 8") from the east side property line. No side yard was required when the existing building was constructed, as neither the Zoning Ordinance adopted in 1981 which was in force or the 1985 Zoning Ordinance required interior side yards within the Industrial District. However, the current Commercial Corridor (CC) District does require an interior side yard of ten (10) feet. The applicant is requesting a reduction in the side yard from the currently required ten feet (10') to the existing two feet eight inches (2' 8") in order to align the east wall of the new building expansion with the wall of the existing building. The requested variance is seven feet four inches (7' 4") feet or seventy-two and a half (72.5) percent. This change in side yard requirements of the Zoning Ordinance made the subject lot "legally nonconforming". The Ordinance allows nonconforming structures to be altered up to 50 percent of their existing size without complying with the new code regulations. The anticipated 1,545 square feet building addition is an expansion of 25.8 percent. However, the "legally nonconforming" status represents a potential cloud on the property's economic collateral value, and the variance is being rquested in order to remove this nonconforming condition. The existing development complies with all other requirements of the current code with the exception of the subject side yard. The Building Code requires that such commercial/industrial buildings, with no door or window openings, be located no more than ten (10) feet from adjacent structures. Both the existing building and planned expansion comply with this requirement in relation to the neighboring structures. The current Sign Ordinance (adopted in August of 2002) requires that free-standing business signs be located fifteen (15) feet from street rights-of-way and forty (40) feet from all other property lines. The relatively small size of the subject lot (90 feet wide frontage along S.H. 78 and 177 feet deep along its longest side) effectively precludes such setbacks for a sign and still accommodating all parking and landscaping requirements. The applicant is requesting that the sign be allowed to be placed eight (8) feet from the S.H. 78 right-of-way line and six (6) feet from the east property line, as was allowed by the previous Sign Regulations (in force since 1985). This is a variance of seven (7) feet (or 46 percent) for the street front setback and thirty-two (32) feet (or 80 percent) for the side yard setback. The sign will comply with all other requirements of the Sign Regulations, and at its requested location will not obstruct the visibility of traffic onto or from S.H. 78. ZBOA 2002-17 A request for similar variances to the adjacent property to the west is also on the current agenda for consideration by the Board. The anticipated expansion and reorientation of these structures may encourage other economic investment and redevelopment of existing older properties within the improved S.H. 78 corridor. Public Comment Forms were mailed as required by State Law to owners of sixteen (16) properties within 200 feet of this request. No Comment Forms had been returned at the time of this posting. Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment may permit a variance to the requirements of the Zoning Ordinance if the variance is not contrary to the public interest and, due to special conditions of the site, a literal enforcement of the ordinance would result in unnecessary hardship, and so that the spirit of the Ordinance is observed and substantial justice is done. The Board may impose any reasonable conditions on the issuance of a variance and may amend the variance from that requested. The concurring vote of 75 percent of the members of the Board shall be necessary to reverse any order, requirement, decision or determination of any administrative official, or to decide in favor of the applicant to effect any variance in the Ordinance. This section further states that in order to grant a variance to the Ordinance, the Board shall find that all of the following have been satisfied: 1. That there are unique physical circumstances or conditions of the lot, or other exceptional physical conditions particular to the affected property; 2. That because of these unique and exceptional circumstances, the property cannot be reasonably developed or used in compliance with the provisions of the Zoning Ordinance; 3. That due to such unique and exceptional circumstances, the strict application of the Ordinance would create a demonstrated hardship (convenience, profit or caprice shall not constitute undue hardship); 4. That the demonstrated hardship is not self-imposed; 5. That the variance, if granted, will not adversely affect the proposed development or use of adjacent property or neighborhood; 6. That the variance, if granted, will not change the character of the zoning district in which the property is located; 7. That the variance, if granted, is in keeping with the intent of the Ordinance; and 8. That the variance, if granted, will not adversely affect the health, safety or welfare of the citizens of Wylie. ZBOA 2002-17 Considerations: 1. Platting of the subject lot vests the right to develop according to the setback requirements of the Zoning Ordinance in force at the time of platting. However, the anticipated replatting, in order to incorporate the abandoned railroad property into the lot, will eliminate the vested right to the earlier setback, and makes the property "legally nonconforming" which is a potential economic hardship for refinancing. 2. The requested variances are common to other neighboring properties constructed under the same requirements of the previous code, and the potential renovations allowed by approval of the subject variance requests may encourage additional redevelopment of the immediate area. 3. The subject lot and construction complies with all other requirements of the current Zoning Ordinance with the exception of the requested side yard variance. The requested location of the sign will create no obstruction of visibility for vehicles either on the subject lot on along S.H. 78. Financial Considerations: Application fee - Paid Attachments: Location Map Site Plan Illustrating Requested Variances Site Photographs Notification List and Map ( / IIHIH1H1III ) i - - - - 'r r l / r / Fleming Street -----,,,.` rAI D MIMI a) A >1W /// z//v MINIIIImmo non — L- C allowa Street m - - , \\ \\ ,I' I i College Street rive , . 1- '� yam'It' reet Doc _ � . rMI MN EN izens ve - - Addlt,li r - - r - =If 1 West Kirb StreeL i - _---�— - Wes irb tree - - /7--- - � l , tone Road • a) a) _ :lig U o \ ._.....\ CY) Meo 11111 :Fi 4 p\e Ct. \ova 5 �� LOCATION MAP ZBA CASE #2002- 17 INDUSTRIAL COURT ... -toQ.oz---— — 1 -7 7/1r , e ECUS.swan•le-o'-e0'-0. 1 om7110 COICEIE Pie=WA MEWED MUG SPACES PROM.e ar 1 100Ewnlao WS-1e IS 1 1 I II 12 13 1{ 1e 1e 17 to II 20.0' BI Set Bach_ _ __ 20.0' Bldg. Set Back---- 1 ;! f / / D / � wow �� li Commercial Corridor District (CC) ! l I VARIANCE IDENTIFICATION K " ' f ! TYPE DESCRIPTION REQUIREMENT f ' ' % VI Side Setback (feet) 10 /! f i. ' ,,!/.' /, Vi V2 Monument Sign Setback - N /!/ !% EXISTING DNE STORY CONC. BLDG , Li, ;:I 5985 S S.F. �'! / 1^ e�, LOT 3 ✓ / I AREA TABULATIONS 41 '' 14,314"S F (.397AC) : / - �, � � I EXISTING BUILDING = 5985 S.F. o tl' NEW BUILDING ADDffION = 1545 S.F. / i I TOTAL BUILDING AREA = 7,530 S.F. LAND USEAGE TOTAL LOT AREA = 17,314 S.F. (.397AC) PERCENT COVERAGE ALLOWED = 50% TOTAL BLDG. AREA= 7,530 S.F. PERCENT COVERAGE PROVIDED = 44% 7.5' LANDSCAPE AREA toeT HIGH / TOTAL BUILDING AREA = 7,530 S.F. STONEWALL K NEW ADDITION � . / TOTAL LANDSCAPE PROVIDED = 1,826 S.F. ! ! / I PERCENT REQUIRED = 20% � 1 - 1545 S.F. , ! �� % I PERCENT PROVIDED = 25% try- N 4% PARKING REQUIREMENT CALCULATIONS INDUSTRIAL/MANUFACTURING PARKING 1/500 •_ `v_ _ Ay -A1r 1 3612/500 = 7 Spaces y�%'=tee-' " �,- - a��: i►t 111' 1e _ ,a �> _ st1�1F EXISTING GENERAL OFFICE SPACE PARKING 1/300 1796/300= 6 Spaces Av. INDSI'APE /�- ►���� NEW RETAIL BLDG. CONVERSION = 577 S.F. w WATER rM EL FEATURE t �- °-Cub-- Is WWI j g A NEW ADDITION RETAIL SPACE = 1545 S.F. /STONE BASE(TO MATCH) uvral� �_ � - -- •ll.� TOTAL RETAIL SPACE PARKING REQ. 1/400 _ '�- __________ 2122/400=5 Spaces 10 e e 7 e s IMIZCAPE MCA TOTAL PARKING SPACES REQUIRED = 18 tr o' r—. fl TOTAL PARKING SPACES PROVIDED = 19 ' 6 Equr goer•Ir-0'-er-r k + ` `r OpG CURB ,j, r CM we 7 / 1 NEW CONCRL1E PARKING AREA si PARKING SPACES PROVIDED-9 HANDICAP SPACES-1 I113 TOTAL �� Et " PROVIDED'19 _ , , STATE HWY 78 r Dolt ale ��,,, � 1 T :_��%�:: (190' R.O.W.) L rcocCUM 1 : I tomes I. MGM/1101 90.13' \\\ STATE HWY 78 (142' R.O.W.) V2 Owner: Bob Heath New 24.0' Drive Wylie, Industrial Court . Wylie, Texas 75098 01 I SITE PLAN Date: 2002, October 10th DENS 1'-1O-O ZBOA Case No. 2002-17 205 Industrial Court ` ., - ` ' View of existing building (on the right) on the subject lot with a separation of 12 feet 6 inches from adjacent building and an existing side yard of 2 feet 8 inches. I y • r View of area between existing buildings at 205 and 207 Industrial Court, additions to the existing building on this side will meet new setback requirements ZBOA Case No. 2002-17 205 Industrial Court 1Bps` G f View of subject lot looking north from SH 78 showing existing building built under previous Zoning Ordinance to Industrial District Standards. .... . Looking across abandoned railroad right of way showing other buildings adjacent to subject property. NOTIFICATION REPORT APPLICANT: Robert Heath APPLICATION FILE ZBA#2002-17 P.O. Box 845 Wylie, Texas 75098 # BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant P.O. Box 845 1 Robert Heath Wylie, Texas 75098 Railroad Industrial 11536 Sinclair Avenue 2 --- Lot 1 R-1482-000-0010-1 Billy Jarrard, Jr. Dallas, Texas 75218-2535 438 Park Bend Drive 3 --- Lot 2 R-1482-000-0020-1 Binah Corporation Richardson, Texas 75081-5528 4506 Parker Road East 4 --- Lot 3 R-1482-000-0030-1 Robert Heath Parker, Texas 75002 Prime Kuts Distributing, Inc. 207 Industrial Court #A 5 --- Lot 4 R-1482-000-0040-1 c/o Marty Anderson Wylie, Texas 75098 507 Horizon Court 6 --- Lot 5 R-1482-000-0050-1 Randal Glenn Plano, Texas 75094-3200 P.O. Box 1329 7 --- Lot 6 R-1482-000-0060-1 James Hughes Wylie, Texas 75098 P.O. Box 1329 8 --- Lot 7 R-1482-000-0060-1 James Hughes Wylie, Texas 75098 7348 Moses Drive 9 --- Lot 8 R-1482-000-0080-1 Joseph Cazad Wylie, Texas 75098 P.O. Box 1150 10 --- Lot 9 R-1482-000-0090-1 Cori Criswell Wylie, Texas 75098 P.O. Box 1116 11 --- Lot 10 R-1482-000-0100-1 Larry Bowen Wylie, Texas 75098 P.O. Box 1132 12 --- Lot 11 R-1482-000-0110-1 Tommy Pulliam Wylie, Texas 75098 P.O. Box 1132 13 --- Lot 12 R-1482-000-0120-1 Tommy Pulliam Wylie, Texas 75098 P.O. Box 748 14 Abst. 820 Tract 33 R-6820-000-0330-1 Aline Ellis Wylie, Texas 75098 114 W. 1 1 th Street 15 KCS Railroad KCS Railway Company Kansas City, MO 64105-1804 P.O. Box 90 16 S.H. 78 Bill Lovil, P.E. McKinney, Texas 75069 / 5 / Court 11 Np, �� io0/0000( Tr33 10 / / sv / "x„,_, 1 / 9 I r,„..6* ..,..„ 2 :::-...:P!,.-::!,.., f d• • - / / �: ‘ ,.,,, ,,,,,..: 1 44-4' R 7 \ { 5 Z. V 6 ii.., \<\\ • ,i;; - / • / I ► .1, , -CRY of Wylie Public Hearing Item No. 2 ZBOA No. 2002-18 Zoning Board of Adjustment Public Hearing: October 28, 2002 Owner/Applicant: Robert Heath Location: 207 Industrial Court, Lot 4 of the Railroad Industrial Park Addition Request: Variance of Section 4.4.B of the Zoning Ordinance to reduce the side yard from the required 10 feet to 3 feet on the west and 7 feet on the east Variance to Section 6.A.3 of the Sign Regulations to reduce the setbacks for a sign from the required 15 feet to 8 feet from a street right-of-way and from 40 feet to 6 feet from a property line Background: The subject property was created in 1983 with the platting of the Railroad Industrial Park Addition, and improvements were constructed in accordance with the requirements of the Industrial zoning in force at the time. The property was rezoned from Industrial (I) District to Commercial Corridor (CC) District in February of 2002 with the adoption of city-wide revisions to the Zoning Ordinance and Map. The applicant recently purchased a portion of the abandoned railroad corridor which abuts the subject property to the rear and separates it from State Highway 78. It is the applicant's intent to consolidate the existing lot and railroad property into a single lot, and to expand the existing building as well as to reorient the lot and business to S.H. 78. This replatting process will eliminate the right to construct the new addition in accordance to the previous requirements to which the existing building was constructed, as all new construction must comply with the current regulations. ZBOA 2002-18 The existing building was constructed a distance of three (3) feet from the west side property line and twelve (12) feet from the west property line. No side yard was required when the existing building was constructed, as neither the Zoning Ordinance adopted in 1981 which was in force or the 1985 Zoning Ordinance required interior side yards within the Industrial District. However, the current Commercial Corridor (CC) District does require an interior side yard of ten (10) feet. The applicant is requesting a reduction in the side yard from the currently required ten feet (10') to the three feet (3') which exists on the west side in order to align the east wall of the new building expansion with the wall of the existing building. This is a variance of seven (7) feet or seventy (70) percent. The variance for the east side yard to seven (7) feet, or thirty (30) percent, will allow the new addition to the building to partially screen the existing truck dock from view from S.H. 78. This change in side yard requirements of the Zoning Ordinance made the subject lot "legally nonconforming". The Ordinance allows nonconforming structures to be altered up to 50 percent of their existing size without complying with the new code regulations. The anticipated 1,217 square feet building addition is an expansion of 27.2 percent. However, the "legally nonconforming" status represents a potential cloud on the property's economic collateral value, and the variance is being requested in order to remove this nonconforming condition. The existing development complies with all other requirements of the current code with the exception of the subject side yard. The Building Code requires that such commercial/industrial buildings, with no door or window openings, be located no more than ten (10) feet from adjacent structures. Both the existing building and planned expansion comply with this requirement in relation to the neighboring structures. The current Sign Ordinance (adopted in August of 2002) requires that free-standing business signs be located fifteen (15) feet from street rights-of-way and forty (40) feet from all other property lines. The relatively small size of the subject lot (85 feet wide frontage along S.H. 78 and 175 feet deep along its longest side) effectively precludes such setbacks for a sign and still accommodating all parking and landscaping requirements. The applicant is requesting that the sign be allowed to be placed eight (8) feet from the S.H. 78 right-of-way line and six (6) feet from the west property line, as was allowed by the previous Sign Regulations (in force since 1985). This is a variance of seven (7) feet (or 46 percent) for the street front setback and thirty-two (32) feet (or 80 percent) for the side yard setback. The sign will comply with all other requirements of the Sign Regulations, and at its requested location will not obstruct the visibility of traffic onto or from S.H. 78. ZBOA 2002-18 A request for similar variances to the adjacent property to the east is also on the current agenda for consideration by the Board. The anticipated expansion and reorientation of these structures may encourage other economic investment and redevelopment of existing older properties within the improved S.H. 78 corridor. Public Comment Forms were mailed as required by State Law to owners of fourteen (14) properties within 200 feet of this request. No Comment Forms had been returned at the time of this posting. Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment may permit a variance to the requirements of the Zoning Ordinance if the variance is not contrary to the public interest and, due to special conditions of the site, a literal enforcement of the ordinance would result in unnecessary hardship, and so that the spirit of the Ordinance is observed and substantial justice is done. The Board may impose any reasonable conditions on the issuance of a variance and may amend the variance from that requested. The concurring vote of 75 percent of the members of the Board shall be necessary to reverse any order, requirement, decision or determination of any administrative official, or to decide in favor of the applicant to effect any variance in the Ordinance. This section further states that in order to grant a variance to the Ordinance, the Board shall find that all of the following have been satisfied: 1. That there are unique physical circumstances or conditions of the lot, or other exceptional physical conditions particular to the affected property; 2. That because of these unique and exceptional circumstances, the property cannot be reasonably developed or used in compliance with the provisions of the Zoning Ordinance; 3. That due to such unique and exceptional circumstances, the strict application of the Ordinance would create a demonstrated hardship (convenience, profit or caprice shall not constitute undue hardship); 4. That the demonstrated hardship is not self-imposed; 5. That the variance, if granted, will not adversely affect the proposed development or use of adjacent property or neighborhood; 6. That the variance, if granted, will not change the character of the zoning district in which the property is located; 7. That the variance, if granted, is in keeping with the intent of the Ordinance; and 8. That the variance, if granted, will not adversely affect the health, safety or welfare of the citizens of Wylie. ZBOA 2002-18 Considerations: 1. Platting of the subject lot vests the right to develop according to the setback requirements of the Zoning Ordinance in force at the time of platting. However, the anticipated replatting, in order to incorporate the abandoned railroad property into the lot will eliminate the vested right to the earlier setback, and makes the property "legally nonconforming" which is a potential economic hardship for refinancing. 2. The requested variances are common to other neighboring properties constructed under the same requirements of the previous code, and the potential renovations allowed by approval of the subject variance requests may encourage additional redevelopment of the immediate area. 3. The subject lot and construction complies with all other requirements of the current Zoning Ordinance with the exception of the requested side yard variance. The requested location of the sign will create no obstruction of visibility for vehicles either on the subject lot on along S.H. 78. Financial Considerations: Application fee - Paid Attachments: Location Map Site Plan Illustrating Requested Variances Site Photographs Notification List and Map / I l l l l l l f I I l l I ) I r — _ _ c L —� Fleming Street �` I 'c. m ILL I /7 - v r / 1 , A_ C 1 / Court A �=Q Crescent / Q' Subject �••0 , ' mum - -� Sam . C� ` mom3 Property y ..� — L, �' - NP-dr- .., L_ Callowa Street \ m - 1- - - \ \ I. • I I i College Street - - � imam lilirreet c 1 Re 11111111 EN ,IIIIII Citizens - - Allt 1 1 1 i I Mr LL_________ - - West Kirby Stree', - - -- West irb ree � :Mil = Stone a o __I IllA IPPL\ 3 AlLi o E gill' NV ,e ‹,->e' ,�- 4,ec\ Mea w _ _e\ s LOCATION MAP ZBA CASE #2002- 18 ZBOA Case No. 2002-18 207 Industrial Court • -� u View looking north of existing building on the subject lot from SH 78 ROW. fps.M. ✓, ' . �. - _ • 6174: t View of existing building (on the left) on subject lot with a separation of 7 feet 3 inches from adjacent building with an existing side yard of 3 feet. INDUSTRIAL COURT _5512:_ - - - - 4, ,...„ F 7 EOM OWES 0 10.-0.4,70-0 M= P S COICRE1E PARKING AAA RES1R1PED \19_ WRONG SPACE PROMDED-7 li' I MU/MONO SPACES-13 )4 I7 o 9 10 11 12 13 ND LANOSCAPE AREA ''::;,>• 20.0 BI . Set Back 70.0 i I ' . , , , , , .- , • • , ... -• , • Commercial Corridor District (CC) , „ , , •:II''' /' ,. , / /EXISTING ONESTORY„.CONC/gLDG:" .'-2: 94_:.:_40H, VARIANCE IDENTIFICATION ' • / / / 447.2 V1 TYPE DESCRIPTION REQUIREMENT LOT 4 V1 Side Setback (feet) 10 I V2 Monument Sign Setback — .1 4,104 S.F (.32AC) ' / ./ ,- I- f--. I AREA TABULATIONS I EXISTING BUILDING = 4472 S.F. NEW BUILDING ADDITION = 1217 S.F. TOTAL BUILDING AREA = 5689 S.F. 40 LAND USEAGE 1? \—1 1011.MGM I STONE WALL BUTTER TOTAL LOT AREA = 14,104 S.F. (.32AC) i :'.1,,,,,,,,,,,',/,, .<•35 0 '.../.:./7 ::.‘,.•111 i NEW ADDITION 00_ 1 PERCENT COVERAGE ALLOWED = 50% 1217 S.F. TOTAL BLDG. AREA = 5689 S.F. V1 411101:1° 1 PERCENT COVERAGE PROVIDED = 41% 75.0' _..411140 LANDSCAPE AREA S____7— . I-7 L\• Likt. TOTAL BUILDING AREA = 5689 S.F. SO4 LANDSCAPE AREA .,,..... :,-Z.; LANDSCAPE AREA.1,46.,, Aw. 161 TOTAL LANDSCAPING PROVIDED = 1588 S.F. •7 31t.,, PERCENT REQUIRED = 2I 0% 4trf , toL 7 g PERCENT PROVIDED = 28% ///"\\,\LAICGCAPE AREA 6, PARKING REQUIREMENT CALCULATIONS 41- 14 INDUSTRIAL/MANUFACTURING PARKING 1/500 '''..41' 3780/500 = 7.56 Spaces 2 RC. / 11-CONC.CURB 3 // 4 5 6 ri so. EXISTING GENERAL OFFICE SPACE PARKING 1/300 ettef , .--ir ---sr j, to A, 1 10 1.. 692/300= 2.31 Spaces c•! 2 LANDSCAPE AREA 1 10,-0. 1 5.-0.1?- 30.-0' NEW ADDITION RETAIL SPACE = 1217 S.F. U u-) I TOTAL RETAIL SPACE PARKING REQ. 1/400 1 1 li. b 1217/400=3.05 Spaces I --A, NEW CONCRETE PARKING AREA TOTAL PARKING SPACES REQUIRED = 13 PARKING SPACES PROVIDED- 5 I TOTAL PARKING SPACES PROVIDED = 13 ell NORMAN SENI;!::. HANDICAP SPACES= 1 I TOTAL PARKING SPACES PROVIDED- 13 LANDSCAPE AKA - h (4. , ify-cr IIPPV2 85.0' — _ V2 Owner: STATE HWY 78 (142' R.O.W.) Marty Anderson Bldg. 207 Industrial Court New 24.0' Drive Wylie, Texas 75098 Date: 2002, October 10th (T) SITE PLAN s—' SCALE I' to.-0 NOTIFICATION REPORT APPLICANT: Robert Heath APPLICATION FILE ZBA#2002-18 P.O. Box 845 Wylie, Texas 75098 # I BLK/ABST I LOT/TRACT 1 TAX I.D. # I PROPERTY OWNER NAME I ADDRESS II Applicant P.O. Box 845 1 Robert Heath Wylie, Texas 75098 Railroad Industrial 11536 Sinclair Avenue 2 --- Lot 1 R-1482-000-0010-1 Billy Jarrard, Jr. Dallas, 438 Park Bend Drive 75218-2535 Railroad Industrial 3 --- Lot 2 R-1482-000-0020-1 Binah Corporation Richardson, Parker, Teas 75ad East1-5528 Railroad Industrial 4 --- Lot 3 R-1482-000-0030-1 Robert Heath Parker, Texas 75002 Railroad Industrial Prime Kuts Distributing, Inc. 207 Industrial Court #A 5 --- Lot 4 R-1482-000-0040-1 c/o Marty Anderson Wylie, Hoe on Couxas rt Railroad Industrial 507 6 --- Lot 5 R-1482-000-0050-1 Randal Glenn Plano, Texas 75094-3200 Railroad Industrial P.O. Box 1329 7 --- Lot 6 R-1482-000-0060-1 James Hughes Wylie, Texas 75098 Railroad Industrial P.O. Box 1329 8 --- Lot 7 R-1482-000-0060-1 James Hughes Wylie, Texas 75098 Railroad Industrial 7348 Moses Drive q --- Lot 8 R-1482-000-0080-1 Joseph Cazad Wylie, Texas 75098 Railroad Industrial P.O. Box 1150 10 --- Lot 9 R-1482-000-0090-1 Cori Criswell Wylie, Texas 75098 Railroad Industrial P.O. Box 1116 11 --- Lot 10 R-1482-000-0100-1 Larry Bowen Wylie, Texas 75098 Railroad Industrial P.O. Box 1132 12 --- Lot 11 R-1482-000-0110-1 Tommy Pulliam Wylie, Texas 75098 114 W. 11 th Street 13 KCS Railroad KCS Railway Company Kansas City, MO 64105-1804 P.O. Box 90 14 S.H. 78 Bill Lovil, P.E. McKinney, Texas 75069 15 16 5 �'. / � Cour t I 3A .(N c? i 4 /_./ /\ N. I / / �, 1 / 3C 9 �� I / / v iier/ 13B 2 Z 8 /- / 3 < " Z ,',„ ,, . )."------ V N..„: -, 2 , / 7 5 ' { t 1?) I I S • Z 0 4 I 2,b°\ 4 /2"z- ( .s i ._- IC)0 City- he Public Hearing Item No. 3 ZBOA No. 2002-19 Zoning Board of Adjustment Public Hearing: October 28, 2002 Owner/Applicant: Steve Repasky Location: 316 South Fourth Street, being all of Lot 10 and part of Lot 9, Block 2 of the Bostic Addition, Second Installment Request: Variance of Section 3.3.A of the Zoning Ordinance to decrease the required side yard from 7 feet to 4 feet 9 inches Background: The subject property was created 1954 by the platting of the Bostic Addition, Second Installment. When originally platted, Lot 10 measured 70 feet wide, but has subsequently been expanded to 105 feet wide by acquisition of an additional 35 feet from Lot 9 on the north. The property has never been officially replatted as a single lot- of-record. The existing residence with an attached single-vehicle carport extended onto Lot 9 when initially constructed. The carport was 9.9 feet from the new north side yard. State Law vests the right to develop the property according to the development requirements of the Zoning Ordinance in force at the time or platting. The regulations in force in 1954, when the subject lot was initially platted, cannot be substantiated today. However, the Zoning Ordinance adopted in 1962 required side yards to be "10% of the lot width" within residential districts. This would require a side yard of seven (7) feet when the subject lot was platted or 10.5 feet when the residence was apparently constructed on the combined wider lot. The property is currently zoned Single Family 8.5 (SF-8.5) District, which also requires a side yard of seven (7) feet. ZBOA 2002-19 The original single-car carport on the property has been damaged by fire, and the applicant desires to replace it with a two-car carport. The new carport will be constructed four feet nine inches (4' 9") from the north side yard, a variance of two feet three inches (2.25' or 32%) from the currently and historically required seven (7) feet. For fire protection purposes, the Building Code requires that residences be constructed a distance of ten (10) feet apart, regardless of the side yard allowed by zoning. The proposed carport will be approximately 33 feet from the existing residence to the north. The parking requirements of the code which was in force when the property was platted, establishing the rights to which the applicant may rebuild the carport, cannot be substantiated today. Residences within the immediate area have both single- and double-car garages. There is only one carport currently existing in the vicinity, and it is attached in front of am original one-car garage. The 1962 Zoning Ordinance requires each single-family residence to provide one parking space, with no requirement that they be enclosed. The current Zoning Ordinance requires all residences to have two enclosed parking spaces, requiring a garage and not allowing a carport. Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment may permit a variance to the requirements of the Zoning Ordinance if the variance is not contrary to the public interest and, due to special conditions of the site, a literal enforcement of the ordinance would result in unnecessary hardship, and so that the spirit of the Ordinance is observed and substantial justice is done. The Board may impose any reasonable conditions on the issuance of a variance and may amend the variance from that requested. The concurring vote of 75 percent of the members of the Board shall be necessary to reverse any order, requirement, decision or determination of any administrative official, or to decide in favor of the applicant to effect any variance in the Ordinance. This section further states that in order to grant a variance to the Ordinance, the Board shall find that all of the following have been satisfied: 1. That there are unique physical circumstances or conditions of the lot, or other exceptional physical conditions particular to the affected property; 2. That because of these unique and exceptional circumstances, the property cannot be reasonably developed or used in compliance with the provisions of the Zoning Ordinance; 3. That due to such unique and exceptional circumstances, the strict application of the Ordinance would create a demonstrated hardship (convenience, profit or caprice shall not constitute undue hardship); 4. That the demonstrated hardship is not self-imposed; 5. That the variance, if granted, will not adversely affect the proposed development or use of adjacent property or neighborhood; ZBOA 2002-19 6. That the variance, if granted, will not change the character of the zoning district in which the property is located; 7. That the variance, if granted, is in keeping with the intent of the Ordinance; and 8. That the variance, if granted, will not adversely affect the health, safety or welfare of the citizens of Wylie. Considerations: 1. Public Comment Forms were mailed as required by State Law to owners of thirty- four (34) properties within 200 feet of this request. Four (4) Comment Forms, representing five properties, have been returned at the time of this posting, and all favor the requested variance. 2. The legal side yard setback requirement, at which the applicant has vested right to construct, cannot be substantiated today. Seven feet appears to be historically applicable. Furthermore, if the lot is replatted to a single lot-of-record, the current seven feet setback will apply. 3. The requested variance will allow a side yard of four feet nine inches feet rather than the currently required seven feet, which is a variance of thirty-two percent. The requested variance will allow sufficient side yard between the neighboring residence fire protection. 4. The new carport replaces an existing carport, the fire-damaged remains of which are a visual blight to this stable residential neighborhood. The carport provides at least covered parking spaces for the currently required two cars. An existing carport, attached to a garage, exists four lots from the subject property. Financial Considerations: Application fee - Paid Attachments: Location Map Site Plan (Illustrating requested yard setback) Site Photographs Notification List and Map with Responses _ / I I I I I I I I C I �� " treet / / Oak Street ak I� / l E +� Isb . ,. N I . L ,w -- — 3 'n l , a — — _ — • / �1` o I e rx„,„ . 9 7 3 5 4 _.0 a'e e e e > a a dim' Subject can Masters Avenue Property ZAid • b > 6 3 . 9 . > . ✓M 9 > 3 d . l E : _C ' A s •• 1 x , L K 17 17 N I--- A in Lane -\./., ' '(----Y . 3 99 U / , . E ;A b Butler Street i. \ ,a1 ID , td , 20 l 20 Z 3 m 22 o v• 1/4. ai ° N21 WoodhollowN ^l 2.1 e y VVJJ 27s t2 b -HT as W E f :. 0 m 111 zaa • 27 9J x , ,. ?• 10 ,, x ,a ,• 7 rs2.."'N0 g 1 IS a. as av ,e a . v — 30 „ U) —0 —tea_, !! „ ,x C Sc a 1, „ .� ]e — „ s - ,. u O L o n U L 32 „ D n '3 1 ,t ] 1• 3 O O _ N x, > ,. 3 " L 14 11.4 �. 3 u x ss s .. ,. L u N b " ' M u 1b �� ,b Y ,b U ,3 Y rb 3:A • ,• A 12 13 ,_ - 26 HU . • ,oto a 19 „ I. -' ,o se °o 'ark Street o 0 21 lipikilli 1,,2,0 xa e o L Tl z 11004111 r . • • 11 e to 0 ' x. — — L. a s o Cc1 it 0111 : o • m 4 , 13 5 . H M 2! , 13 I x 2 ' 311 , 0 1 12 >a A , ( F. IV . E b Highway ' 544 • ] , 3 • l t , , 6 D • f 3 a.) a� A I b 3 • 13IEI , I(f ,21 ,1I ,. I ,3l ,bI „ I .. 1 - I _. I I Io ' 1 I L If n LOCATION MAP ZBA CASE #2002- 19 —5.0 —4.8'12' ALLEY • N 00° 10'32" W 105. 00' v . o ;: x x x x 4 x w •3.0' z J H 0 m X a < ti z 0 01I&U �t DLO ELLN(s FEFE m 03 ftQQI1IOI,jN.19y 1 , 0 z Co CJ NE TTAC_-NE6 f,.AROLI- CR. Crl 0-1 o Dti CAaDFSIgiGI / u r_.. ._ __ 31.0'_ _ . v ,/,,:,,, 11 N �<— X �, LOT 9 j. 23.8' s ONE STORY BRICK •� e LOT 10 & 35 FT. OF LOT 9, BLOCK 2 •- `•; 316 S. FOURTH STREET � �, � i 21.0' O • '� No i; N 21.0' ui .0!' z\D r� ��, v I .i I iO •4.4 • / P) C.) 48' cc; . • . : . . I. TW 0 19.2' . :30.0' . ;D; •D• . •D• ..•p• • Q. p ,-w`V .D,.o \ ,4••4 •4 t.I • •D• .D' ,D' 4.•4. 4. r. 4. • . a 4 4. 4. 4• •4. •4. • SOUTH . 1 04. 79' • - a (REF. BEARING) S. FOURTH S TREE T 50' R.0. W. ZBOA Case No. 2002-19 316 S. Fourth Street • s; MINN I . 1? 100 • View looking at front of existing carport with visible fire damage on roof • r` - .. - View of existing carport (on the left) showing adjacent house and garage. ZBOA Case No. 2002-19 316 S. Fourth Street -sect' j �. , . • , Y• V; t . o , View of another house with a carport at 308 S. Fourth Street. four houses north of subject property. , oil atom,* Ayr;. ;!..- vd View of house with integral carport in lieu of full garage on Third Street behind subject property. NOTIFICATION REPORT APPLICANT: Steve Repasky APPLICATION FILE ZBA #2002-19 316 South Fourth Street Wylie, Texas 75098 # I BLK/ABST LOT/TRACT I TAX I.D. # I PROPERTY OWNER NAME I ADDRESS I I Applicant 316 South Fourth Street 1 Steve Repasky Wylie, Texas 75098 Bostic #1 Addn 2413 Morningside Drive Texas 75041 2 BIk 1 Lot 9 R-1153-001-0090-1 Sammie Gray Garland,614 Bethany Road Bostic #1 Addn 75090-3202 Sherman, Texas 3 Blk 1 Lot 10 R-1153-001-0100-1 Fred Mobbs 318 T. Third Street Bostic #1 Addn e yli W , Texas 75098 4 Blk 1 Lot 11 R-1153-001-0090-1 Halton Sumners Wylie, 32 Third Street Bostic #1 Addn Wylie, Texas 75098 5 BIk 1 Lot 12 R-1153-001-0120-1 Steven TurneyP.O. Bostic #1 Addn Wylie, Texas 75098 40 6 Blk 1 Lot 13 R-1153-001-0130-1 John Yeager P O. Box 1724 Bostic #1 Addn V Texas Wylie, 75098 7 BIk 1 Lot 26 R-1153-001-0260-1 Randy WatkinsP, Box 7 Bostic #1 Addn Texaas 75098 40 8 BIk 1 Lot 27 R-1153-001-0270-1 John Yeager Wylie, Third Street Bostic #1 Addn 31 e yli W , Texas 75098 9 BIk 1 Lot 28 R-1153-001-0280-1 Robert Franklin Wylie, 31 Third Street Bostic #1 Addn 75098 Texas Tex,ie Wyl 10 Blk 1 Lot 29 R-1153-001-0290-1 Johnnie King Wylie, Tex Box 4 Bostic #1 Addn P. Texa s a Wylie, as 75098 4 11 Blk 1 Lot 30 R-1153-001-0300-1 Don Miller32 Third Street Bostic #1 Addn e yli W , Texas 75098 12 Blk 1 Lot 31 R-1153-001-0310-1 G.H. White Wylie, 32 Third Street Bostic #1 Addn e yli W , Texas 75098 13 Blk 1 Lot 32 R-1153-001-0320-1 Sarah Hamlett Wylie, Third Street Bostic #1 Addn 14 BIk 1 Lot 33 R-1153-001-0330-1 John Hatfield Wylie, Texas 75098310 S. Fourth Street Bostic #2 Addn 5098 Texas 7 15 Blk 2 Lot 6 R-1154-002-0060-1 Pat Minihan Wylie,P.O. Box 7 Bostic #2 Addn Wylie, Texas 75098 V 16 BIk 2 Lot 7 R-1154-002-0070-1 Wanda Graem Bostic #2 Addn 314 S. Fourth Street Wylie, Texas 75098 17 Blk 2 Lots 8 & 9A R-1154-002-0080-1 Gary Summers 316 S. Fourth Street Bostic #2 Addn8 098 7 Texas 5 18 Blk 2 Lots 9B 10 R-1154-002-009E-1 Steven Repasky Wylie,P.O.Texas 4 5 Bostic #2 Addn Wylie, Texas 75098 19 Blk 2 Lot 11 R-1154-002-0110-1 First Christian Church P.O Box 66 Bostic #2 Addn Texas 75098 Wylie, 20 Blk 2 Lot 12 R-1154-002-0120-1 Curtis Ratcliff P.O. 572 Bostic #2 Addn Texas 75098 21 Blk 2 Lot 13 R-1154-002-0130-1 T.W. Williams Wylie,S. Fourth Street Bostic #2 Addn 311Wylie, Texas 75098 22 Blk 2 Lot 23 R-1154-002-0230-1 Jose Alvarez S. Fourth Street Bostic #2 Addn Wylie,313 Texas 75098 1/ 2 3 Blk 2 Lot 24 R-1154-002-0240-1 Betty Vaughn 13 S. Fourth Street Bostic #2 Addn V 2 Wylie, Texas 75098 4 Blk 2 Lot 25B R-1154-002-0240-1 Betty Vaughn Wylie, 315 S. Fourth Street Bostic #2 Addn 75098 e, Texas s 25 Blk 2 Lot 25A R-1154-002-025A-1 Floyd Maxwell Wylie, S. Fourth Street Bostic #2 Addn 315Wylie, Texas 75098 26 Blk 2 Lot 26 R-1154-002-025A-1 Floyd Maxwell yli 317 S. Fourth Street Bostic #2 Addn 75098 e, Texas s 27 Blk 2 Lot 27 R-1154-002-0270-1 H.A. Dempsey Wylie, S. Fourth Street Bostic #2 Addn 319Wylie, lie, Texas 75098 28 Blk 2 Lot 28 R-1154-002-0280-1 Edwin Nemer 3 S. Fourth Street Bostic #2 Addn e, Texas 75098yli 29 Blk 2 Lot 29 R-1154-002-0290-1 James Daniel Wylie, 323 S. Fourth Street Bostic #2 Addn 75098 x, Te xas 30 Blk 2 Lot 30 R-1154-002-0300-1 Otis Carter W y Wylie, 16 Hilltop Lane Bostic #3 Addn 75098 Texas Wylie, Tex 31 Blk 3 Lot 9 R-1155-003-0090-1 Wesley Drain 1 Bay Valley Circle Bostic #3 Addn 75032 Texas Heath, 32 Blk 3 Lot 10 R-1155-003-0100-1 Edward Hobbs 320 HilltopLane Bostic #3 Addn Wylie, Texas 75098 33 Blk 3 Lot 11 R-1155-003-0110-1 Janell Cardwell 322 Hilltop Lane /34 Bostic #3 Addn Wylie, Texas 75098 Blk 3 Lot 12 R-1155-003-0120-1 Noah Hale 35 36 -I 5 5B 22 6 I 25 6 CD �� --7c- - 4 "..". --- 0 7rip 1/98 � 8259 V 9 25A 9 9A 26 • 29 0 r J" 10 1 < ^ 10_;,;< *�, 27 30 +F 1 1 > 31 1 1 _� 2 g 12 3 32 12 ) 29 13 O \\\ ,..........................,. I I 14 33 13 15 • V--.0 Fo R A, cx:t iii5t x :_-_ T `J ii f = foa PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 2000 Highway 78 North Wylie,Texas 75098 VI am FOR the requested variance as explained on the attached public notice for ZBA Case T #2002-19. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2002-19. • Date,Location&Time of Zoning Board of Adjustment meeting: Monday,October 28,2002, 7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas • Name: /3 el-1 P' V Li_ r J n (please print) J Address: 3/ 3 S. 4- ' I \,/liv7--)575-o9� Signature: 1 .� /D ' / 7 Dv--- Date: COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested variance as explained on the attached public notice for ZBA Case #2002-19. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2002-19. Date,Location&Time of Zoning Board of Adjustment meeting: Monday,October 28,2002,7:00 pm Municipal Complex,2000 Highway 78 North,Wylie,Texas Name: G31\ (- (please print) 1 ii -- Address: \ 5 3 C C� 5T Signature: AA,",! Date: I © - c� COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 2000 Highway 78 North Wylie,Texas 75098 7 I am FOR the requested variance as explained on the attached public notice for ZBA Case #2002-19. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2002-19. • Date,Location&Time of Zoning Board of Adjustment meeting: Monday, October 28, 2002, 7:00 pm Municipal Complex, 2000 Highway 78 North, Wylie,Texas Name: 4/6 A A L-. F (please print) Address: 3 Z 2 XI,-,- ii 7 \ Signature: LI` )47e Date: / . )--- Z7_- Uc7 COMMENTS: PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 2000 Highway 78 North Wylie,Texas 75098 I am FOR the requested variance as explained on the attached public notice for ZBA Case #2002-19. I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2002-19. Date,Location&Time of Zoning Board of Adjustment meeting: Monday,October 28, 2002,7:00 pm Municipal Complex, 2000 Highway 78 North, Wylie,Texas • Name: WA-Ain,/ v/C A E/s'I (please print) Address: t7/- c . `-{7� Signature: ���,14�iZ,,ti Date: %b /6- G <2--- COMMENTS: