04-03-2001 (Planning & Zoning) Agenda Packet Zoning
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A pril 3 2001
Regular Business Meeting
AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL CHAMBERS - WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Tuesday, April 3, 2001
7:00 p.m.
CALL TO ORDER
INVOCATION & PLEDGE OF ALLEGIANCE
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the March 20, 2001 Meeting.
ACTION AGENDA
1. Consider and act upon approval of a Site Plan for Carlisle Coating & Waterproofing,
Inc., located at 900 Hensley Lane and being all of a certain 8.035 acre tract at the
southwest corner of Hensley Lane and Sanden Boulevard, and being Lot 3, Block B of
the Premier Industrial Park South Addition, ls` Revision, City of Wylie, Collin County,
Texas.
WORK SESSION
1. Consider revisions to the Comprehensive Zoning Ordinance.
ADJOURNMENT
Posted Friday, March 30, 2001, at 5:00 p.m.
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED
ATTENDEES MUST BE REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170.
MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Regular Business Meeting
March 20, 2001
7:00 pm
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Steve Ahrens Claude Thompson, Planner
William Chapman
Michael George
Carter Porter
Tony Snider
Gary Wiseman
Commissioners Absent:
Phillip Tramell
PREMEETING
The Premeeting was convened at 6:30. Thompson reviewed the Planning Report and addressed
questions from the Commissioners.
CALL TO ORDER
Chairman George called the Meeting to order at 7:00 p.m.
PLEDGE AND INVOCATION
Commissioner George offered the Invocation and Commissioner Wiseman led the Pledge of
Allegiance.
CITIZEN PARTICIPATION
No one was present to speak on any topic other than the later public hearing item.
CONSENT AGENDA ITEM
1. Consider and act upon approval of the Minutes of the March 6, 2001 meeting.
P&Z Meeting
March 20, 2001
Page 2
Motion was made by Commissioner Chapman, seconded by Commissioner Ahrens, to approve
the minutes, with the addition that Commissioner Ahrens requested a review of the
Commission's meeting attendance policy. Motion passed 6-0.
ACTION ITEMS
1. Consider and a recommendation to the City Council regarding a Final Plat for the
Greenway Addition, being all of a certain 27.4852 acre tract situated in the Duke
Strickland Survey, Abstract No. 841 and the E.C. Davidson Survey, Abstract No. 267,
City of Wylie, Collin County, Texas, and being a portion of that certain 49.7438 acre
tract of land conveyed to John P. Pennington Investments, Inc. as recorded in Volume
2893, Page 788 of the Deed Records of Collin County, Texas.
Thompson reported that this Final Plat will create the lot for the Albertsons store and other retail
uses. The Albertsons store and fuel center will be located on Lots 2 and 2A. The Plat conforms
to the Preliminary Plat approved by the Commission in October and by the Council in November
of 2000 as well as to all other related code requirements.
Commissioner George asked about the number and location of entry drives. Thompson indicated
the proposed drives on the earlier approved Site Plan.
Paul Hames of Pate Engineers, 8150 Brookriver Drive, Dallas, TX 75247, was available to
respond to questions. Commissioners asked when construction and store opening were
anticipated. Hames responded that construction will begin in the next couple of months.
There was no further discussion.
Motion to recommend approval was made by Commissioner Ahrens, seconded by Commissioner
Wiseman. Motion passed 6-0.
2. Consider and act upon approval of a Site Plan for Walgreens, generally located at the
northeast corner of West Kirby Street (F.M. 544) and Cooper Drive, and being all of a
certain 5.244 acre tract situated in the S.B. Shelby Survey, Abstract No. 820, City of
Wylie, Collin County, Texas, and being all of a certain tract of land conveyed to Rushin
Lumber Manufacturing Company, Inc. as recorded in Volume 843, Page 43 of the Deed
Records of Collin County, Texas.
Thompson reported that the site was part of a larger tract being assembled for development of a
multi-tenant retail center. The total tract will incorporate the Rushin Trust property as well as
P&Z Meeting
March 20, 2001
Page 3
several other developed and undeveloped parcels when combined. He reviewed building
elevations, as well as major aspects of the Site Plan. The Site Plan is in compliance with all
applicable code requirements. A Preliminary Plat of the subject property is also on the current
agenda for review, and he suggested that the Plat be reviewed to provide information on existing
conditions on the site.
Commissioners Ahrens, George and Porter raised concern about access/egress. Thompson
responded that initially major access will be from Cooper which will remain open, because the
limited distance between Cooper and SH 78 does not allow an entry. An access drive will also
be provided across the railroad corridor to connect with Highwas78. These drives will work
much better when Russin Trust and the railroad corridor are vacated and incorporated into the
enlarged site. Commissioner George recommended that points of access should be secured prior
to approval of the Site Plan and Plat.
Juan Gonzalez of Nathan D. Maier Consulting Engineers, 8080 Park Lane, Dallas, TX, reported
that access is being negotiated across to S.H. 78 and would be secured by an instrument other
than the Plat. He suggested that it is likely that the entire retail center will be platted/replatted
when all properties are acquires.
Commissioner George asked how the site will be drained after Cooper Drive and Rushin Trust
development are removed. Gonzalez responded that engineering is still being worked out
Commissioner Ahrens asked what size store is anticipated and how it will be lighted. Rich
Carlson of Rogers & Perry Architects, 7600 Chevy Chase Drive, Austin, TX 78752 responded
that the building will be the same size and construction as the new store in Murphy. Lighting is
indicated on the Site Plan, and will include both pole lights in the parking areas and wall-
mounted lights on the building.
Commissioner Snider asked about sidewalks on 544. Gonzalez responded that sidewalks will be
either constructed with the development or funds will be escrowed with the City for construction
after improvements to 5444 and 78 have been completed.
Commissioner George asked about the dumpster enclosures to the west side. Carlson responded
that these will be constructed of masonry with gates to screen the dumpster from view of 544 and
Cooper.
Commissioner George asked about the site sign. Carlson responded that pylon sign shown on
the Site Plan at the southeast corner was the only free standing sign anticipated. This or similar
pylons will likely be used for the larger overall center when developed.
P&Z Meeting
March 20, 2001
Page 4
Motion to approve was made by Commissioner Ahrens, seconded by Commissioner Snider.
Motion passed 6-0.
3. Consider a recommendation to the City Council regarding a Preliminary Plat for the
Walgreens-Wylie Addition, being all of a certain 5.244 acre tract situated in the situated
in the S.B. Shelby Survey, Abstract No. 820, City of Wylie, Collin County, Texas, and
being all of a certain tract of land conveyed to Rushin Lumber Manufacturing Company,
Inc. as recorded in Volume 843, Page 43, a certain tract of land conveyed to Rushin
Lumber and Manufacturing Company, Inc. as recorded in Volume 828, Page 303, and a
certain tract of land described as Tract I and all of a certain tract described as Tract II
conveyed to JCM Partners, L.P. recorded in County Clerks File No. 96-0045040, of the
Deed Records of Collin County, Texas.
Thompson reported that the Plat will create the lot for the Walgreens store which was the subject
of the previous Site Plan review agenda item. He noted that the current Subdivision Regulations
require that Preliminary Plats be more site studies which include existing conditions rather that
planned improvements, and that the subject Plat complies with this requirement (which is likely
to be changed in revision of the Subdivision Regulations). Approval of a Final Plat will be
required prior to obtaining a Building Permit.
Commissioner George asked if drainage and access requirements which are still in the planning
and engineering stages can be adequately accommodated in the Final Plat if not considered at the
Preliminary Plat review. Thompson responded that such coordination could be and has been a
problem, but that preliminary plans for engineering and architecture are currently under review
also, and the Final Plat will reflect the combined results of these reviews.
Motion to recommend approval was made by Commissioner Porter, seconded by Commissioner
Wiseman. Motion passed 6-0.
4. Consider and act upon approval of a Site Plan for the McCreary Road Elementary
School, generally located east of McCreary Road and north of F.M. 544, and being all of
a certain 10.3431 acre tract situated in the Moses Sparks Survey, Abstract No. 849, City
of Wylie, Collin County, Texas.
Thompson stated that the Site Plan complies with all requirements of the Wylie code. He noted
that the somewhat unique one-way drives and parking have been planned specifically to
accommodate the drop-off and pick-up of children. A wood fence will be installed to screen the
residential properties to the east, and a fence has already been installed by the mobile home park
to the north. He noted that a Final Plat is also on the current agenda for review by the
Commission.
P&Z Meeting
March 20, 2001
Page 5
Engineer Robert Howman of Glenn Engineering, 100 Decker Court, Irving, TX and architect
J.T. Brown, of SHW Group, 4000 McEwen RoadNNorth, Dallas, TX explained that the school is
intended to accommodate an ultimate capacity of 750 children in grades K thru 4, but that
enrollment will likely be held to a maximum of 675. The school is the exact footprint as Dodd.
Commissioner Porter asked if there would be sufficient outdoor play area. Howman noted that
there will be two hard surface courts and grass areas for play. The courts also serve as
emergency fire lanes. Several Commissioners expressed concern about insufficient open space
for student play and socialization, perhaps encouraging safety conflicts with school drives and
trespassing conflicts with neighboring properties. Commissioner George asked if the State Law
did not require a certain amount of play space at schools. Brown responded that there was no
such requirement.
Commissioner Snider expressed concern about the location and treatment of service entries and
wastes dumpsters. Howman responded that these will be screened from view.
Commissioner Ahrens expressed concern that the building covered so much of the site and was
so close to neighboring residences, especially that it allowed so limited play area. Brown and
Howman responded that the site is common for a school of the planned size and student makeup.
Commissioner Snider asked if sidewalks will be installed along the streets and perhaps onto the
neighboring subdivision to encourage pedestrian access. Howman responded that sidewalks are
anticipated along McCreary Road and Riverway, and that fence cut-throughs are being discussed
with the mobile home park to the north and the subdivision to the east (at Everglade Lane).
Commissioner George asked about signage. Brown responded that no free standing sign is
planned, and that there will only be a name on the wall as is done on Dodd.
Commissioner Snider asked about drainage of the site. Howman responded that drainage had
been planned as part of the neighboring Sage Creek subdivision, and will be entirely within a
pipe except for the limited swale along the eastern property line.
Commissioner asked if coverings will be provided at the student drop-off locations. Brown and
Howman responded that covered walks will be provided.
The subject Site Plan and Final Plat following on the agenda were discussed together and a
single motion was made. Motion to approve was made by Commissioner Porter, seconded by
Commissioner Chapman. Motion passed 4-2, Commissioners Ahrens and Wiseman voting in
opposition.
P&Z Meeting
March 20, 2001
Page 6
5. Consider a recommendation to the City Council regarding a Final Plat for the McCreary
Road Elementary School, being all of a certain 10.3431 acre tract situated in the Moses
Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas, and being a
portion of a 45.3768 acre tract of land conveyed to the Wylie Independent School District
as recorded in File No. 98-0009496 of the Land Records of Collin County, Texas.
Thompson explained that the Plat will create the lot of the McCreary Road School, the Site Plan
for which was reviewed previously by the Commission. He reported that although the site has
never been platted and that no Preliminary Plat has been approved for the property, the lot has
been identified and designated for school use in the Planned Development District for Sage
Creek (PD 98-5) and that these plans will serve as the Preliminary Plat. The Plat provides
additional right-of-way for the widening of McCreary Road.
The previous Site Plan and subject Plat were discussed together. There was no additional
discussion.
Motion to recommend approval was made by Commissioner Porter, seconded by Commissioner
Chapman. Motion passed 4-2, Commissioners Ahrens and Wiseman voting in opposition.
WORK SESSION
1. Discuss side yard requirements of the Zoning Ordinance.
Thompson explained that during revisions to the Zoning Ordinance, the only change to the lot
configuration between the new SF-8.5 and old SF-2 residential lots is an increase in the side yard
from 7 feet to 10 feet. The result is additional open space between houses but a narrower house
front and potentially smaller house. He distributed illustrations by staff to explain the difference
in the requirements as well as a comparison of requirements of neighboring communities.
Potential applicants have attempted to lay out subdivisions on at least four tracts, and report that
the wider side yard limits the desired wider house pad desired by area house builders. Two of
the potential developers are present to discuss the issue and request reduction in the side yard
back to the earlier 7 feet.
Commissioner Ahrens reported that the change was specifically intended to provide more open
space between houses and to give the impression of wider lots regardless of house size. He said
that what other cities do or what is common to area builders is not an important consideration of
the Wylie code.
Commissioner George observed that the change in the residential requirements was intended to
require houses to be spaced further apart than the obvious area trend.
P&Z Meeting
March 20, 2001
Page 7
Peter Shaddock, Shaddock Developers, Ltd, 4975 Preston Park Boulevard, Plano, TX and
Richard Hovas, Tipton Engineering, Inc., 6330 Beltline Road, Garland, TX, testified that their
development south of Riverchase complies with the Comprehensive Plan as well as all base
requirements as well as the variable points requirements of the new SF-8.5 district except for the
side yard. The development will have rear entry alleys and a landscaped monumental entry, and
lots will average about 9,000 square feet with houses in excess of 2,000 square feet. Their
builders (Grand and Paul Taylor require a building pad of 56 feet wide by 70 feet deep, which is
common for products being built in the area, but which can not be accommodated on a 8,500
square feet lot. Production builders who provide the larger quantities of dwellings need to
replicated the same basic product for economic reasons, nor can codes produce sufficient
numbers of dwellings when they accommodate just custom builders. He said that the narrower
side yard will attract larger houses and better builders. Staff has told them that they will
recommend denial of a Planned Development District which requests modification of only the
side yard.
Commissioner Snider said that Murphy will be built out soon and that builders will provide what
ever Wylie requires on the next ring of available lands. He questioned why the 76 feet (56 feet
pad and two 10 feet side yards) by 120 feet lot was not acceptable. Shaddock responded that it
reduced the overall yield. Thompson responded that to admit that the example 9,120 square feet
lot is the desired minimum is to admit that the SF-8.5 requirements are not desired and should be
deleted. If some 8,500 square feet lot is desirable, then it appears that the side yard requirement
is too wide.
Commissioners George and Ahrens argued that economics and insufficient yield required by the
larger lots should not be a concern of the Commission.
Commissioner Wiseman asked why the wider yard was not a legitimate sales tool, and suggested
that such was believed more attractive in the Wylie area. Shaddock responded that the wider lot
and narrower house may be acceptable in the future (+/- 5 years), but was not the area norm at
present.
Consultant Ray Stanland, 5207 McKinney Avenue, Dallas, TX, who drafted the revisions,
testified that the Commission might consider some compromise, either as a interim Planned
Development District for the applicant or as the future revised Zoning requirements, which
encourages both the wider lot and larger house. He recommended a side yard of 8.5 feet as the
required minimum or average of both sides (a 7 feet next to a 10 feet). Commissioner Snider
endorsed the concept of 8.5 feet or a minimum 17 feet (7' & 10') between houses.
Commissioner Ahrens recall that such options were discussed during the revision process before
the 10 feet.
P&Z Meeting
March 20, 2001
Page 8
Commissioner Wiseman asked what additional offerings the applicant's interim PD might
consider. Shaddock responded that the development would include alleys, larger houses and a
private recreation/amenity center and entry landscaping to be maintained by a Homeowners
Association. Thompson reported that staff has recommended that the development provide no
public park land dedication, which will effectively provide an increased number of lots to
balance wider side yards. Commissioners generally endorsed submittal of a PD application
containing such variances.
Jerry Lowrey, Stone-Lowrey Architects, 3800 Main Street, Dallas, TX, reviewed several
potential proposals for a tract north of Riverchase. Although his issues are different than those
of the earlier case, the wider side yard requirements dictate larger lots for the narrow
configuration of his property, resulting in one-acre lots along a single over-lengthed central
street. He has attempted to enlarge the tract but neighboring properties are not for sale.
Commissioner George said that the larger lots both better complement the tract and conform to
the recommendations of the Comprehensive Plan.
Commissioner Ahrens stated that there is a growing market for the one-acre lots as proposed by
the Comprehensive Plan, and stated that he would not support a PD which varied from those
recommendations. Other Commissioners agreed with that assumption.
2. Discuss revisions to the Zoning Ordinance.
Following a short break, Commissioners reconvened in the Wok Session Conference Room.
Thompson encouraged Commissioners to forward to him soon their comments on Article 5 and
the Definitions which have been previously distributed and discussed.
Ray Stanland, 5207 McKinney Avenue, Dallas, TX and Janet Thorp, 7933 Goodshire Avenue,
Dallas, TX distributed and summarized the proposed revisions to the nonresidential districts of
the Zoning Ordinance.
Article 4 has been revised from the version earlier distributed to the Commission to include an
expansion of the point system for various design standards as well as illustrations of the earlier
recommended site and architectural design standards. These requirements provide base
standards with which all nonresidential development must comply and desirable design attributes
from which an applicant may choose in order to achieve the number of points for each type of
development and category of standard. The recommendations include some articulation of
building facades, limiting front yard parking, landscaping of parking lots and front yards,
sidewalks and pedestrian routes, and architectural detailing.
P&Z Meeting
March 20, 2001
Page 9
Commissioners George and Snider cautioned that the requirements should not result in all
buildings looking alike, with the same design shape and materials. They recommended
allowance for individuality and creativity.
Article 6 provides an initial outline of the development criteria for the Special Purpose and
Overlay Districts, including the Planned Development Districts, Floodplain Districts, the
Downtown Historic District and the Gateway Districts. These special districts will generally tie
together as they overlap and touch at the edges. The special conditions of these districts are
intended to overlay or be applied in addition to the development requirements of the standard use
districts. The currently proposed conditions are largely procedural, and ultimately be revised to
include more detailed development requirements.
Thompson encouraged Commissioners to review all of the draft revisions which have been
distributed. Now that the Impact Fee recommendations have been forwarded to City Council,
the P&Z Commission will spend additional time on revisions to the Zoning Ordinance and the
Subdivision Regulations. Additional meetings on Monday or every Tuesday evening may be
required in order to complete the revisions in the next few months.
ADJOURNMENT
Motion to adjourn was made by Commissioner Ahrens, seconded by Commissioner Wiseman. Motion
carried 4-0 (Commissioners Chapman and Snider having left during the work session), and the meeting
was adjourned at 10:20 p.m.
Michael George, Chairman Claude Thompson, Planner
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CRY of WI*
Action Item No. 1
Site Plan
Carlisle Coating & Waterproofing
Planning and Zoning Commission Meeting: April 3, 2001
Owner: Carlisle Coating & Waterproofing, Inc.
Land Planner: Centex Forcum Lannom
Location: Generally located in the southwest corner of
Sanden Boulevard and Hensley Lane
Existing Zoning: Industrial(I) District
Summary:
The Site Plan under consideration is for the relocation and consolidation of the manufacturing
facility of Carlisle Coating and Waterproofing. The proposal is to construct a building totaling
105,906 square feet on the 8.05-acre tract.
The property is platted as Lot 3, Block B of the Premier Industrial Park, and is zoned for
Industrial(I) uses.
The properties to the north and west are zoned Agriculture and are developing for public (City
and WISD) uses. Properties to the south and east are zoned and developing for Industrial uses.
Section 29A.2 of the Zoning Ordinance requires that a site plan be reviewed and approved by the
Planning and Zoning Commission for any development within a nonresidential zoning district.
The purpose of the site plan is to ensure harmonious and efficient development of land,
compliance with appropriate design standards, safe and efficient vehicular and pedestrian
circulation, and provision of utilities and other services. Site plans shall contain sufficient
information related to the site design considerations and shall conform to data presented within
the building permit application.
Site Plan — Carlisle
Issues:
1. Staff has reviewed the proposed Site Plan for the Carlisle manufacturing facility and
found it to be in compliance with the requirements of the Zoning Ordinance and other
pertinent ordinances of the City of Wylie.
Financial Considerations:
Site Plan application fees - Paid
Staff Recommendation:
Approval
The Departments of Development Services, Public Works and Fire concur with this
recommendation.
Attachments:
Site Plan and Building Elevations
1 i
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BUILDING HEIGHT=#33'"8"(SLOPES TO 29'41/2") SITE PLAN Ntt
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BUILDING TYPE=GROUP F(FACTORY INDUSTRIAL) z3 U
BUILDING 8IZE (2a4313 ACRES 105=90N SQ.FT.)
NUMBER Im CD °Z
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LOT SIZE=8.06 ACRES(350,004.$SQ.FT.} Cl 11'02'44" S 84'28'38"E 193.38 2000.00 385.56 384.96
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LOT COVERAGE=30% C2 00'45'11" S 11'52.34"W 24.69 3756.44 49.37 49.37 Z
LANDSCAPING REQUIRED(0 5%) 17,Iz00 SQ.FT.)
C3 36"50'43" S 0610'00"E 201.52 605.00 389.06 382.39 a 4' X
LP =LKIFIT POLE WITH SINGLE FIXTURE
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NOTICE
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® FIRE LANE MARKINGS THIS DRAWING do THE INFORMATION CONTAINED HEREIN ARE THE EXCLUSIVE DAIS 29-01
PROPERTY OF CENTER FORCUM CANNON.
- IT SHALL BE RETURNED,UPON DEMAND,TO CENTEX FORCUM CANNON.
IT SHAM NOT BE REPRODUCED IN-WHOLE OR IN-PART.DISCLOSED TO ANYONE)5� Cl OF
:= E.OR USED.WITHOUT THE WRITTEN CONSENT OF CENTEX FORCUM CANNON.
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THIS DRAWING&THE INFORMATION CONTAINED HEREIN ARE THE EXCLUSIVE a.U
A fROFERTY OF CENTEX I'ORCUM LANNON.
NORTH ELEVATIN 4 SOUTH H ELEVATION IT SHALL BE RETURNED,UPON DEMAND,TO CENTER FORCUM ANNON.
IT SHALL NOT BE REPRODUCED IN-WHOLE OR IN-PART,DISCLOSED TO ANYONE DATE 03I29I01
ELSE,OR USED,WITHQUT THE WRITTEN CONSENT OF CENTER FORCUM CANNON.
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