05-15-2001 (Planning & Zoning) Agenda Packet AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL CHAMBERS - WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Tuesday, May 15, 2001
7:00 p.m.
A Pre-Meeting Session will begin at 6:30 p.m. for staff/Commission review of Agenda items.
CALL TO ORDER
INVOCATION & PLEDGE OF ALLEGIANCE
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the May 1, 2001 Regular
Meeting and the April 30, 2001 Special Work Session.
ACTION AGENDA
1. Consider and act upon approval of a Site Plan for a 1.351 acre retail center in the
northwest corner of F.M. 544 and Springwell Parkway, being Lot 2, Block A of the
FM 544/Springwell Addition, situated in the Moses Sparks Survey, Abstract No. 849,
City of Wylie, Collin County, Texas.
2. Consider a recommendation to the City Council regarding a Final Plat for the Shiloh
Baptist Church Addition, located at 840 East Brown Street, east of State Highway 78,
being all of a certain 2.001 acre tract situated in the Francisco de la Pina Survey,
Abstract No. 668, City of Wylie, Collin County, Texas.
3. Consider a recommendation to the City Council regarding a Final Plat for the Twin
Lakes Phase IV Addition, including a partial waiver of alleys, generally located south
and north of Alanis Drive and east of South Ballard Avenue (F.M. 2524), to the east
of Twin Lakes Phase I, being all of a certain 32.782 acre tract situated in the Allen
Atterberry Survey, Abstract No. 23, City of Wylie, Collin County, Texas.
P &Z Agenda
May 15, 2001
Page 2
PUBLIC HEARING AGENDA
1. Hold a public hearing and consider a recommendation to the City Council regarding a
change in zoning from Retail(R) District to Business-2 (B-2) District, for a 4.703 acre
tract generally located south of State Highway 78 and south of West Kirby Street
(F.M. 544), situated in the E.C. Davidson Survey, Abstract No. 267 and being Lot 1,
Block 1 of the Wylie Shopping Village No. 1 Addition, City of Wylie, Collin County,
Texas. (Zoning Case No. 01-06)
2. Hold a public hearing and consider a recommendation to the City Council regarding a
change in zoning from Agriculture (A) District to Planned Development (PD) District
for Church Related Activities, for a 15.00 acre tract generally located at the northwest
corner of Country Club Road (F.M. 1378) and McMillen Road (C.R. 298), situated in
the William Patterson Survey, Abstract No. 716, City of Wylie, Collin County, Texas.
(Zoning Case No. 01-07)
WORK SESSION
1. Consider revisions to the Comprehensive Zoning Ordinance.
ADJOURNMENT
Posted Friday, May 11, 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
May 1, 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
Mike Phillips
Carter Porter
Tony Snider
Commissioners Absent:
Gary Wiseman
PREMEETING
The Premeeting was convened at 6:30 p.m.. Thompson reviewed the Planning Report and
addressed questions from the Commissioners.
CALL TO ORDER
Chairman George called the Regular Meeting to order at 7:04 p.m.
PLEDGE AND INVOCATION
Commissioner George offered the Invocation and Commissioner Phillip led the Pledge of
Allegiance.
CITIZEN PARTICIPATION
No one appeared to speak.
CONSENT AGENDA ITEM
1. Welcome new Commissioner Mike Phillips.
P&Z Meeting
May 1, 2001
Page 2
Chairman George acknowledged the presence of Commissioner Mike Phillips. Commissioner
Phillips was appointed by the City Council on Tuesday, April 24, 2001 to complete the term of
Phillip Trammel and was officially sworn in by the City Secretary at the Commission's Work
Session on Monday, April 30, 2001.
2. Consider excusing the absence of Commissioner Chapman from the April 17, 2001
Regular Meeting.
Thompson noted that the Commission's adopted Rules of Procedures provide that three
consecutive unexcused absences from meetings make a Commissioner subject to dismissal and
lists illness as a valid excuse for an absence. At their April 17, 2001 meeting, Commissioners
recommended revision of the Commission's Procedure to eliminate the limited specific reasons
for which an excuse may be granted in order to make the Commission's Procedure like the City
Charter. Also on April 17, Commissioners recommended that approval of excused absences be
voted on by the entire Commission, concluding that it is inappropriate for either staff or
Chairman to decide unilaterally the validity of such excuses.
Commissioner George suggested that it may be inappropriate to open the personal lives of
Commissioners to public review by the public notice and vote required by a vote of the
Commission. Varied alternatives for approving and documenting excuses were discussed, but no
decision was concluded.
Motion was made Commissioner Snider, seconded by Commissioner Ahrens, to table the
discussion indefinitely until staff can prepare alternative procedures for consideration. Motioned
passed 6-0.
3. Consider and act upon approval of the Minutes of the April 17, 2001 Regular Meeting
and the April 23, 2001 Special Work Session.
Commissioner Porter noted that his name was called incorrectly in the third paragraph from the
bottom on page 2. Commissioner Ahrens noted the he asked about the adequacy of the fire lane
in the last paragraph of page 2 and Commissioner Snider noted that he expressed that the 8.5 side
yard was an appropriate compromise in the third paragraph on page 6, where specific names
were omitted.
Motion to approve the minutes of April 17 Regular Meeting with corrected Commissioners'
names and the minutes of April 23 Work Session as submitted was made by Commissioner
Ahrens, seconded by Commissioner Snider. Motion passed 6-0.
P&Z Meeting
May 1, 2001
Page 3
ACTION ITEMS
1. Consider a recommendation to the City Council regarding a waiver of alleys for Lots 16
through 30 of Block L and Lots 78 through 97 of Block E of the Twin Lakes Phase IV
Addition, generally located to the east of South Ballard Avenue (C.R. 819), north of
Alanis Drive and east of the Twin Lakes II Addition, being situated in the Allen
Atterberry Survey, Abstract No. 23, City of Wylie, Collin County, Texas.
Thompson noted that the Commission and Council had recently denied a request to waive the
required alleys completely throughout Phase IV, and that the current request was for a waiver of
only those alleys serving 35 lots within that portion of Phase IV which is north of Alanis Drive
and adjoining Phase III which was earlier constructed and accepted without alleys. Thompson
stated that the applicant has expressed the intention to provide alleys in the remainder of Phase
IV which is south of Alanis, as illustrated on the approved Preliminary Plat and required by City
code. Utilities and drainage are appropriately addressed in easements for the area of the subject
waiver request, and staff recommends approval of the requested waiver.
Robert Betancur of Zena Land Development, P.O. Box 92864, Southlake, Texas, 76092, was
present to address concerns related to the request.
Commissioners asked if the Council is willing to support the waiver of alleys, considering the
apparent change in attitude. Thompson responded that it is staff's opinion that alleys are still
generally desired as well as required, but that it is recognized that alleys are not appropriate or
feasible in some specific locations. Requests such as the current one will still be considered
when warranted by special circumstances and waivers will be considered and voted on
specifically in order to build a file record of actions.
Motion to approve was made by Commissioner Porter, seconded by Commissioner Ahrens.
Motion passed 6-0.
2. Consider a recommendation to the City Council regarding a waiver of alleys and a Final
Plat for the Harvest Bend Phase II Addition, generally located southeast of Parker Road
(F.M. 2514) and north of the Harvest Bend Phase I Addition, being all of a certain 16.371
acre tract situated in the W.D. Penny Survey, Abstract No. 696, City of Wylie, Collin
County, Texas.
Thompson reported that the subject Final Plat conforms to the approved Preliminary Plat and
complies with all technical requirements of the City codes except for the absence of alleys. Staff
recommends approval.
P&Z Meeting
May 1, 2001
Page 4
Engineer Bub Douphrate, 2235 Ridge Road, Rockwall, Texas, 75087, and owner Bill Wait, 2314
East Hebron Parkway, Carrollton, Texas 75010, were present to represent the request.
Commissioner George questioned if the total number of lots in this Phase remains the same as
indicated on the Preliminary Plat. Thompson responded that the total number of lots has not
changed. Douphrate responded that the lot count remains the same, and that the slight difference
in lot alignment is due to adjustments in the accuracy of the final engineering layout and
calculations but he could not point out specific changes.
Commissioner Ahrens questioned why a screen wall was not required rather than the live plant
hedge noted on the Plat and whether the hedge may be a hazard to traffic along the curved
roadway of Parker Road. Commissioner Porter recommended that a plant other than the Red Tip
Photinia be used. Several Commissioners expressed concern for the inconsistency in height,
materials and design of perimeter fences installed by individual homeowners. Thompson
responded that the code allows wood fence, masonry wall, earth berm or plant hedge, and that
the Commission and Council had earlier approved the live plant hedge, and that regardless of
material, the screen will be located on private property and privately maintained. Wait
responded that a voluntary Homeowners Association is already in place to provide maintenance
of the screen. At the recommendation of several Commissioners, he suggested that he will
initially provide a common wood fence between masonry columns to the inside of the plant
hedge. Commissioners suggested that the unified fence would be a better screen than the hedge
and irrigation can be eliminated if the plants are eliminated.
Commissioner Ahrens questioned why rear-entry garages in Phase I of Harvest Bend have been
allowed to use the alley constructed as part of the Point North development, when it was his
understanding that no access to this alley was a condition of approval of the earlier Harvest Bend
Phase I Plat. Thompson responded that neither minutes of the meetings nor notes on the
approved plats limit access to the public alley, and that the alley is a public right-of-way to which
access can not be legally denied, by Council action or platted reserve strip.
Motion was made by Commissioner Phillips, seconded by Commissioner Snider, to recommend
approval of the Final Plat with the stipulation that the note on the plant screen hedge be revised
to require a wood fence eight feet in height be installed between masonry columns approximately
100 feet on center but placed at the property lines. Motion passed 6-0.
3. Consider a recommendation to the City Council regarding a Final Plat for the Cimarron
Estates Phase I Addition, including variances to the requirements for alleys and
thoroughfare screening, generally located north of Brown of Brown Street, east of
Kreymer Lane and east of the Wylie Ranch East Phase I Addition, being all of a certain
54.336 acre tract situated in the Francisco de la Pina Survey, Abstract No. 688, City of
Wylie, Collin County, Texas.
P&Z Meeting
May 1, 2001
Page 5
Thompson reported that the subject Plat conforms to the approved Preliminary Plat. He noted
that no alleys are provided along Brown to the south or adjacent to the nonresidential properties
to the north. Along Anson, the applicant will install masonry columns on private property at
front building lines with wrought iron for attachment of the future private fences of wood. The
developer will also initially provide a unified wood fence to screen lots which back on to Brown.
Richard Hovas, of Tipton Engineers, 6330 Broadway Boulevard, Suite C, Garland, Texas 75043
was present to represent the Plat.
Commissioner George asked how drainage from the subdivision to the west is to be handled and
how such drainage devices will effect use of the park. Hovas responded that all storm drainage
within the new addition will be underground. Drop inlets will collect water from the west and
from within the park and pipe it off to the southeast through the new underground system. The
inlets and surface swales will not limit park use.
Commissioner Ahrens questioned the length of cul-de-sacs and streets. Hovas pointed out the
dimensions on the Plat and responded that all streets comply with maximum lengths required by
the City codes.
Motion to recommend approval of the Final Plat, stipulating that the developer provide masonry
columns and wrought iron fencing at cul-de-sacs abutting Anson and a unified screen fence
along Brown as well as a partial waiver of alleys along the perimeters, was made by
Commissioner Snider, seconded by Commissioner Porter. Motion passed 6-0.
PUBLIC HEARINGS
1. Hold a public hearing and consider a recommendation to the City Council regarding a
change in zoning from Agriculture (A) District to Industrial (I) District, generally located
north of West Kirby Street (F.M. 544) and west of Westgate Way, being a 3.66 tract
situated in the E.C. Davidson Survey, Abstract No. 266, City of Wylie, Collin County,
Texas. (Zoning Case No. 01-04)
Thompson reported that the applicant intends initially to use the existing house and barn for
office and equipment storage in order to relocate his business to the site. The use is consistent
with the recommended Business Center of Comprehensive Plan, anticipated to include such uses
as professional offices and clean manufacturing/assembly. Staff recommends approval.
John Mctivain, 4557 Bently Drive, Plano, 75093 testified that his business installs and maintains
large windows, and that there will be no storage on the subject property because equipment is
normally kept on the individual job sites. At a later date, he hopes to construct a new
office/warehouse on the property.
P&Z Meeting
May 1, 2001
Page 6
Commissioner Snider expressed concern that the requested Industrial classification allows more
intensive and possibly incompatible uses than anticipated by the proposed use and asked if
another zoning district might not both better accommodate this use and guard against future
undesirable uses. Thompson responded that the use could be accommodated in the Office
district or the Retail or Business-1 districts, but the staff recommended Industrial as an expansion
to adjacent Industrial zone on the east to avoid illegal "spot zoning" of the small, disconnected
parcel. Another zoning district cannot be considered without denying the current request and
readvertising the request at a later date. He mentioned that all zoning in the area will be
transitioned to the not-yet-created Business Park district when revisions to the Zoning Ordinance
are completed, and the applicant is aware that the classification may be temporary.
Commissioner Ahrens expressed the concern that this type of use is not what has been
envisioned for the Business Center. Thompson noted that, while he understood the concern that
more intensive industrial uses would be allowed if the current request failed, the recently-
approved Retail uses are less compatible with the Business Center as defined by the
Comprehensive Plan than is the proposed light industrial use.
Motion to approve was made by Commissioner Porter, seconded by Commissioner Chapman, to
recommend approval. Motion passed 5-1, Commissioner Ahrens voting no.
WORK SESSION
1. Discuss revisions to the Zoning Ordinance.
Discussion of revisions to the Zoning Ordinance was postponed until a Special Work Session on
Monday, May 7, as decided at the Special Work Session on Monday, April 30.
ADJOURNMENT
Motion to adjourn was made by Commissioner Ahrens, seconded by Commissioner Snider.
Motion passed 6-0, and the meeting was adjourned at 8:45 p.m..
Michael George, Chairman Claude Thompson, Planner
MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Special Work Session
April 30, 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
Michael George
Mike Phillips Consultants Present:
Carter Porter Ray Stanland
Tony Snider Janet Tharp
Commissioners Absent:
William Chapman
Gary Wiseman
CALL TO ORDER
Chairman George called the Special Work Session to order at 7:05 p.m., in the Council Work
Session Room of the Municipal Complex.
CITIZEN PARTICIPATION
No one appeared to speak.
WORK SESSION
1. Swearing in of new Commissioner Mike Phillips.
City Secretary Barbara Salinas administered the oath of office to newly-appointed Commissioner
Mike Phillips.
2. Consider revisions to the nonresidential districts of the Comprehensive Zoning Ordinance
with the consultant.
Stanland led a discussion of the design regulations for residential structures within the
Downtown Historic District. This will be added to Section 6.3 which already provides
requirements for nonresidential structures, and were discussed at the last meeting.
P&Z Work Session
April 30, 2001
Page 2
Stanland illustrated the complex relationship between structures and uses within the downtown
area, noting that both residential and nonresidential uses will be accommodated within structures
of both residential and nonresidential design and character. Neighboring structures should be of
similar external design character, regardless of internal use and design. Building regulations will
control external design but not internal, while use regulations will dictate internal uses.
He reviewed common design features of residential-style structures within the downtown area
from photographs, recommended that these be preserved and replicated in new structures. He
noted that most existing structures reflect a common external low-profile single-story height
even when used as two-story, have covered porches, have a multiplicity of roof lines with steep
pitches, and significant articulation by rooms and trim features projecting outward. Side yards
are commonly very wide, foundation piers and crawl spaces are usually covered by wood skirts
and/or plantings, and windows have multiple lights or panes.
Recommended design requirements include allowing such residential designs only adjacent to
other such structures and within blocks with existing residential character designs. Yards should
be maintained or created in conformance to the existing residential yard/setbacks. Accessory
structures, including garages, should be detached from the main structure and located behind the
front building line and off-street parking should be located to the rear or side of the lot.
Recommended architectural requirements include covered porches which fill spaces where
rooms project or up to as much as 2/3 of the front façade, and screened porches should be
prohibited. Roofs should have a steep pitch, with shed roofs prohibited, even on the porches.
Porches should include columns and rails of a compatible design. Foundation skirts could be
included as a desired feature for which points are provided.
The existing low residential profile should be maintained, with the allowed maximum height not
to exceed approximately 26 feet. First and second floors should be aligned vertically, and no
first floor room should project alone outward from the second story wall line, so that the
structures appear to be one-story in height and of a single bulk. All rooms should project at right
angles, and all roof lines should terminate at the same highest point.
Multiple mixed uses should be allowed and encouraged within structures, but no maximum
percentage should be established for joint residential vs nonresidential uses. A residential design
structure could be used entirely for nonresidential purposes and vice-versa, but the character of
the structure should reflect the historic character of the lot and adjacent existing structures.
Nonresidential uses should generally be located on the ground floor and oriented to a front or
side street.
P&Z Work Session
April 30, 2001
Page 3
Only wood board-on-board or wood-simulated hardi-plank siding should be allowed, and vinyl
or metal siding should be strictly prohibited. The width of siding boards should be specified as
between four to six inches in width, or the historic dimensions of the area. Composition shingles
or extruded or corrugated metal, in patterns already common to the area, should be allowed on
roofs.
A list of permitted colors should be specified, such as adopting the standard historic pallette of a
manufacturer. The requirement should cite appropriate colors for the main structure as well as
trim. Colors should be appropriate for an historic residential period, but not necessarily limited
to those historically used in this area of Wylie
Floor elevations and new construction on pier foundations must accommodate State and federal
requirements for access by the disabled, and ramps should be located so as not to visually
obstructive or intrusive. New slab foundation construction should visually match the heights of
existing pier foundation structures.
No outside storage will be permitted.
Fencing will be allowed within front yards of residential design structures, if of a decorative
design with a minimum opening ratio of 50% and a maximum height of four feet.
No spot or flood lights will be allowed on residential design buildings or sites, but decorative
lighting fixtures and low-intensity illumination will be encouraged. Directional lighting will be
encouraged and spillover of glare onto neighboring properties will be prohibited.
Special on-site landscape requirements will be required. However, streetscape landscaping and
lighting within the public parkway should be unified and the responsibility of the City.
Thorp distributed and led discussion of Land Use Table 5-2, to which uses permitted within the
historic downtown area have been added. Commissioners generally agreed to delete the
following uses from the downtown area: motels; mortuaries and funerals homes; commercial
amusements; health clubs; fueling stations; telecommunications towers; private swimming pools;
and drive thrus for cleaners and financial institutions. Pawnshops and commercial printing
should be allowed and amateur communication towers allowed without the SUP. Occasional
garage and seasonal sales should be allowed.
Thorp distributed and led discussion of Article 7 Residential Adjacency Requirements, which
will control nonresidential uses which are constructed immediately adjacent to residential
properties. These standards will apply throughout the City, and not just within the downtown
area.
P&Z Work Session
April 30, 2001
Page 4
Nonresidential buildings must be set back from residential side and rear property lines a distance
which varies according to their height at a 3:1 ratio. This setback buffer yard may be used for
utility and drainage easements as well as drives and parking. The adjacency requirements also
address glare, noise, traffic, screening of loading docks, HVAC equipment and trash receptacles.
Nonresidential uses which are normally incompatible to residential uses, such as vehicular repair
shops, car washes and fueling centers must be at least 150 feet from residential property lines.
These regulations will be revised and discussed in greater detail at a future work session.
Another work session will be held next Monday, May 7 at 7:00 p.m.
ADJOURNMENT
Motion to adjourn was made by Commissioner Ahrens, seconded by Commissioner Porter. The
meeting was adjourned at 9:20 p.m..
Michael George, Chairman Claude Thompson, Planner
•
City of W dIe
Action Item No. 1
Site Plan
Wylie — 544 Retail Center
Planning and Zoning Commission Meeting: May 15, 2001
Owner: Wylie - 544, L.P.
Land Planner: JDJR Engineers& Consultants, Inc.
Location: Generally located in the northwest corner of F.M. 544
and Springwell Parkway
Existing Zoning: Business-2 (B-2)
Summary:
The Site Plan under consideration is for a multi-tenant retail center. The proposal is to develop a
single, free-standing multi-tenant retail/office building of 10,500 square feet and gas pumps on the
subject tract, and later to develop the adjoining lot to the west as a similar retail/office center.
The subject property is in the process of being platted as a minor plat. The property is zoned
Business-2 (B-2), and the anticipated retail and professional office uses are currently allowed
within the Business-2 District. The property is 1.352 acre in size and fronts 299 feet along F.M.
544.
The adjoining property to the west is zoned and developed for Business-2 uses. The property to
the south across F.M. 544 is zoned for Business-2 uses and is undeveloped. Property to the north
across the railroad corridor is zoned and developing as a Planned Development (PD 99-18) for
Single-Family uses. The property to the east across Springwell Parkway is zoned and developed
for Industrial(I) uses.
The Comprehensive Plan recommends that the subject tract and surrounding properties transition
to medium-density single-family residential uses.
Site Plan — Wylie-544 Retail Center
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.
Issues:
1. Staff has reviewed the proposed Site Plan for the Wylie-544 Retail Center
development and found it to be in compliance with the requirements of the Zoning
Ordinance and other pertinent ordinances of the City of Wylie.
2. The subject location, along the major regional thoroughfare F.M. 544 and backing on
to the railroad corridor, is better suited to nonresidential uses such as those currently
existing on adjacent properties than to the residential uses recommended by the
Comprehensive Plan.
3. The property must be platted prior to issuance of a building permit. A Minor Plat of
this property is currently under consideration for administrative approval by the staff.
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
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Action Item No. 2
Final Plat
Shiloh Baptist Church Addition
Planning and Zoning Commission Meeting: May 15, 2001
Owner: Shiloh Baptist Church
Surveyor/Engineer: Jackson and Associates Land Surveyor
Location: 840 East Brown Street
Existing Zoning: Single-Family-2 (SF-2) Residential
Summary:
The subject 2.001-acre tract is occupied by the church buildings for church uses only. Believing
the property to be located within unincorporated Collin County rather than the City of Wylie, the
church moved two one-story frame buildings were moved on to the property without a City
permit. Their intent is to renovate the structures for church uses.
In addition to renovation of the two vacant buildings moved on to the property, certain other
improvements will be required for the property and facilities to comply fully with City of Wylie
development codes. These include a paved parking surface and connection to City utilities when
feasible.
The property is currently occupied by the church, it is unplatted, and zoned SF-2 (Single-Family)
residential uses.
Property must be platted to create a "lot of record" before a building permit for the renovation
can be issued. A Preliminary Plat of the subject property was approved by the Planning and
Zoning Commission and the City Council in November of 2000.
Final Plat—Shiloh Baptist Church Addition
Issues:
1. Section 212.005 of the Texas Local Government Code states that "the municipal authority
responsible for approving plats must approve a plat that satisfies all applicable regulations".
Section 212.009(a) states that "the municipal authority responsible for approving plats shall
act upon a plat within 30 days after the date the plat is filed. A plat is considered approved
by the municipal unless it is disapproved within that time period".
2. Staff has reviewed the proposed Plat for the Shiloh Baptist Church Addition and found it to
conform to the approved Preliminary Plat and to be in technical compliance with all
applicable State subdivision regulations. The plat also complies with all Subdivision
Regulations and other pertinent ordinances of the City of Wylie.
Financial Considerations:
Plat application fees- Paid
Staff Recommendation:
Approval
The Department's of Development Services, Public Works and Fire concur with this
recommendation.
Attachments:
Final Plat
V'''.' STATE OF TEXAS
COUNTY OF COLLIN
WHEREAS,Shiloh Baptist Church of Wylie,Inc„a Texas non-profit corporation,is the owner
of a tract of land situated in the Francisco De La Pina Survey,Abstract No.688,City of Wylie,
Collin County,Texas and being all of a called 1.9998 acre tract of land conveyed to Shiloh Baptist
Church of Wylie,Inc.,a Texas non-profit corporation by deed recorded under County Clerk's
THE LADYLIKE SHOP
i)-- File Number 94-0012161,Deed Records,Collin County,Texas,and being more particularly
described as follows:
Beginning at a 1"pipe found(control monument)on the sou.right-of-way line of East Brown
Street(Old Highway 78)(80'R.O.W.)for the northwest corner of said 1.9998 acre tract a.the
northeast corner of a tract of land conveyed to Richard Justice by deed recorded in Volume 2399,
Page 222,Deed Records,Collin County,Texas;
Thence,South 88°30'00"East,(Basi'sWoNfl'eSarCinEgRsT)1FaMloAnTgE the north line of said 1.9998 acre tract
and the south right-of-way line of East Brown Street(Old Highway 78)(60'R.O.W.),a distance
of 417.62 feet to a 1"pipe found(control monument)for the northeast corner of said 1.9998 acre
tract and the northwest corner of a 0.961 acre tract of land conveyed to William M.Taylor by deed
17.567 ACRES recorded in Volume 4161,Page 451,Deed Records,Collin County,Texas;
i Thence,South 01°33'10"West,along the east line of said 1.9998 acre tract and the west line of
said 0.961 acre tract,a distance of 208.69 feet to a capped 5/8"iron rod set for the southeast
corner of said 1.9998 acre tract and the southwest corner of said 0..1 acre tract and being on a
north line of a 40.459 acre tract of land conveyed to Archie A.Kreyrner by deed recorded under
40 0 40 80 120 County Clerk's File Number 97-0098211,Deed Records,Collin County,Texas;
EAST BROWN STREET (OLD HWY 78) (so R.O.W.) gu-E.- ,---•-•---.-, Thence,N 88°30'00"West,along the south line of said 1.9998 acre tract and a nor.tine of said
POINT OF 40.459 acre tract,a distance of 417.62 feet to a 1"iron pipe found for the southwest corner of
BEGINNING
_ (BASIS OF BEARINGS) Scale 1" = 40' said 1.9998 acre tract and the southeast corner of said Justice tract;
., S 813.30'00"E 417.82' Thence,North orn'to"East,along the west line of said 1.9998 acre tract and the east line
_ —
_ _ CONTROL WON, of said Justice tract,a distance of 2,08.69 feet to the Point of Beginning and containing 87,155
_ _ square feet or 2.001 acres of land.
]
1 NOW,THEREFORE KNOW ALL MEN BY THESE PRESENTS:
,
.,-;' `1,..." I -4 '''''' 7,,,,,, That,Shiloh Baptist Church of Wylie,Inc.,a Texas non-profit corporation,does hereby adopt this plat designating
the hereinabove described property as Shiloh Baptist Church Addition,an Addition to the City of Wylie,Collin County,
20°' ri6 I , ,,,,-` Texas,and does hereby dedicate to the public use forever the easements and right-of-ways shown hereon.
cCii I. The easements shown hereon are hereby reserved for the purposes as indicated. No buildings,fences,trees,
vgl,c.ITL,Jup7.% :' LOT 1 ct"'
`1,0''".' L. EAST BROWN ST OLD HWY 75 _____ shrubs,or other improvements or growths shall be constructed or placed upon,over,or across the easements
and right-of-ways as shown. Said utility easement being hereby reserved for the mutual use and accommodation
BLOCK 1 of all public utilities desiring to use or using same. All and any public utility shall have the full right to remove
'•'. I.
-co WILLIAM M.TAYLOR V Va j and keep removed all or parts of any buildings,fences,trees,shrubs,or other improvements or growth which
r - 8;.A.5/Nig F., 0.961 ACRES SUE may in any way endanger or interfere with the construction,maintenance,of efficiency of its respective system
S io VOL 4161,PG.451 'g,q,:','' '7:1:i. on the utility easernent and all public utilities shall at.all times have the full right of ingress and egress to or
from and upon the said utility easement for the construction,reconstruction,inspecting,patrolling,maintaining,
,...1
- and adding to or removing all or part of its respective systems without the necessity at any time of procuring
the permission of anyone.
WITNESS MY HAND AT WYLIE,TEXAS,this day of ,2001.
---1---- — — I eAsrEvs a' RI,cPc'i:::.'
LOCATION MAP
p i 1 Ochh aBrlir i STt,Vriiuni.itie of Wylie,Inc.
_ .
—
N 88.3076-0"TV 417.82' - -
'TT.5/6' STATE OF TEXAS 0
COUNTY OF COLLIN ()
BEFORE ME,the undersigned authority,a Notary Public in anci for the State of Tex.,on
this date PersonallY aPPeared Gharle,T—Jiarnble,known to me to be the person whose
ARCHIE A.KREYMER name is subscribed to the foregoing instrument and acknowledged to me that he
40.459 ACRES executed the same for purpose and considerations therein expressed.
CC#97-0098211 GIVEN UNDER MY HAND AND SEAL OF OFFICE,THIS day of ,2001.
'IP."'' Notary Public for the State of Texas
FLOOD NOTE. My Commission expires
No portion of the above property lies within
"Recommended for Approval" the designated flood are.according to the
Flood Insurance Rate Map Community Panel
Number 4r3085C0470 G,dated January 19,1996.
Dat e.•
Chairman71,1annirig 8(--Zoning ComMission
City of Wylie,Texas
"Approved for Construction"
Date:
Mayor,City of Wylie",Texa-s
CERTIFICATE OF COMPLETION
"Accepted" SURVEYOR'S CERTIFICATE
Date:
iitiyor,City of Wylie,Texas KNOW ALL MEN BY THESE PRESENTS: ,
THAT,I,Donald J.Jackson,do hereby certify that.I have prepared this plat from an actual and accurate
The undersigned,the City Secretary of the City of Wylie,Texas,hereby certifies that the foregoing final survey of the land and that the corner monuments shown thereon were properly placed under my
plat of Shiloh Baptist Church Addition,an addition to the City of Wylie was submitted to the City Council personal supervision in accordance with the Platting Rules and Regulations of the City of Wylie,Texas. FINAL PLAT
on the__. day of__ ,2001,and the Council,by formal action,then and there
accepted the dedication of streets,alleys,parks,easements,public places and water and sewer-lines as
shown and set forth in and upon.said plat and said Council further authorized the Mayor to note the Donald J.Jackson Registered Professional Land Surveyor No.3949 SHILOH BAPTIST CHURCH ADDITION
acceptance thereof by signing his name as hereinabove described. FRANCISCO DE LA PINA SURVEY, ABSTRACT NO. 688
Witness my hand this_ day of ,A.ID.,2001. STATE OF TEXAS 0 CITY OF WYLIE, COLLIN COUNTY, TEXAS
COUNTY OF COLLIN 0 PREPARED: MARCH 22, 2001
BEFORE ME,the uendersiganed,authority,a Notary Public in and for the State of Texas,on this date
TtYy cSi.cPrytliter".Y Texas personally appear d Don Id ,Jackson,known to me to be the person whose name is subscribed to the
foregoing instrument and acknowledged to me that he executed the same for the purpose and
consideration therein expressed and under oath stated that the statements in the foregoing certificate OWNER: SHILOH BAPTIST CHURCH OF WYLIE,INC,
are true. 840 EAST BROWN
WYLIE,TEXAS 75098 972-442-4484
GIVEN UNDER MY HAND AND SEAL OF OFFICE this. day of ,2001.
SURVEYOR: JACKSON&ASSOCIATES LAND SURVEYORS
NOTICE 2600 W.F.14.RD.544 RECEVED
Notary Public for the State of Texas WYLIE, 75098 972-442-4045
To TEXAS1.atetTV:Dral.V ih's'iilaledcTit°on f ibrIre:Itects:iitTliboldirn'gdsoifs uatil=tr-licl buldiYng'ptir'nW:. My commission expires.
JOB NO.735-00-0310
DWG NO.7350310.DWG CON 07
W
CitY e
Action Item No. 3
Final Plat
Twin Lakes Phase IV
Planning and Zoning Commission Meeting: April 17, 2001
Owner: Twin Lakes, LP
Surveyor/Engineer: Corwin Engineering, Inc.
Location: Generally located south of Alanis Drive and east of
South Ballard Avenue (F.M. 2524)
Existing Zoning: Single-Family—2 Residential(SF-2) and
Single-Family—3 Residential(SF-3)
Summary:
The Final Plat for Phase IV of the Twin Lakes Addition includes 32.782 acres and will create a
total of 103 lots. On April 24, 2001, following a recommendation of denial by the Planning and
Zoning Commission, the City Council denied approval of a Final Plat of the Phase IV addition
because it did not include alleys. Section 2.9 of the Paving Standards states that "Alleys shall be
required in all residential areas and shall be paved with concrete. The City Council may waive
the residential requirement upon determination by the Council that it is in the best interest of the
City."
The portion of the subject Phase IV addition which is north of Alanis Drive is zoned Single-
Family Residential— 3 (SF-3) and creates 35 lots of a minimum size of 7,200 square feet. These
lots are adjacent to Phase III of the Twin Lakes Addition which was constructed, accepted by the
City Council and filed with the County in November of 2000 without alleys. On May 1, 2001,
the Planning and Zoning Commission recommended approval of a waiver of alleys for these 35
lots north of Alanis because the addition of alleys would be inconsistent with the existing
development of the neighborhood street which these lots complete, and utilities and drainage
have been appropriately addressed in easements.
Final Plat—Twin Lakes Phase IV
The portion of the subject addition which is south of Alanis Drive is zoned Single-Family
Residential — 2 (SF-2) and creates 68 lots of a minimum size of 8,500 square feet. Most lots
significantly exceed these required minimums. No alleys are provided to serve the 21 lots in
Block N back on to a 90-feet wide drainage easement and open channel. Neither the 1987 nor
the 1998 approved Preliminary Plats anticipated alleys for these lots.
Phase I of the Twin Lakes Addition was initially platted and developed prior to 1987, and that
phase incorporated alleys. A Preliminary Plat for Phase II, which includes the area currently
under consideration as Phase IV, was approved in 1988, but no final plats were approved and no
further development occurred at that time beyond the Phase I. Another version of a Phase II
Preliminary Plat for the overall tract, very similar to the 1988 version, was approved by the City
Council in February of 1998. That 1998 Preliminary Plat included alleys throughout the entire
addition except for those backing along the drainage channel.
However, two subsequent Phases of the Twin Lakes Addition have been approved and developed
without the required alleys. A smaller Phase II was completed in August of 1998 and Phase III
was completed in November of 2000. The public infrastructure was accepted by the City and
Final Plats were filed with the County for both Phase II and III with no alleys.
Issues:
1. Section 212.005 of the Texas Local Government Code states that "the municipal authority
responsible for approving plats must approve a plat that satisfies all applicable regulations".
Section 212.009(a) states that "the municipal authority responsible for approving plats shall
act upon a plat within 30 days after the date the plat is filed. A plat is considered approved
by the municipal unless it is disapproved within that time period".
2. The Final Plat does substantially conform to the approved 1998 Preliminary Plat, except for
the absence of alleys in the portion north of Alanis for which the Planning and Zoning
Commission has recommended a waiver of the alley requirement. The Plat also complies
with all applicable technical requirements of the City of Wylie.
3. The normal functions of alleys, drainage and public and private utilities, are adequately
accommodated in easements.
Financial Considerations:
Plat application fees—Paid
The applicant is aware that development impact fees must be paid before a Final Plat can be filed
with Collin County. Water: $72,100 Sewer: $145,436
Final Plat—Twin Lakes Phase IV
Staff Recommendation:
Approval. Drainage and utility functions are adequately accommodated by other measures..
The Departments of Development Services, Public Works and Fire concur with this
recommendation.
Attachments:
Applicant's letter requesting waiver of alleys
Final Plat
Apr 24 01 01 : 53p ZENA 8174216910 p- 2
--- ZQNA ...._______________.........
April 26, 2001
Mr. Claude Thompson
Director of Planning
City of Wylie
2000 Hwy. 78 North
Wylie, Texas 75098
Re: Twin Lakes, Ph IV
Partial Alley Waiver
Dear Claude,
Please accept this letter as my formal request for an "Alley Waiver" to accompany
our Plat to be placed on the Planning& Zoning agenda for May 1st, 2001 for a
portion of our proposed Twin Lakes Phase Four development. Zena Land
Development is requesting the consideration of an Alley Wavier for lots 16 thru
30,block L; and lots 78 thru 97, block E. This portion of Phase Four is located
north of Alanis Blvd. as shown on Exhibit attached.
I respectfully request your assistance in placing this item on the P&Z agenda. If
you should have any questions please contact me at(817)269-8528.
Sincerely,
Zena Lan velgp ent LP
Robert J. etancur
Director of Development and Construction
P.O. Box 92864, Southlake,Texas 76092
Metro(817)424-1392 Fax(817)421-6910
Apr 24 01 O1 : 53p ZENA 8174216910 p. 3
COR'uJIN ENGINEERING PAGE 02
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N.T.S.
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S89°53.41IIW ,00.9,°,9, ,,'4ri
TWIN LAKES PHASE IV
TES
OUT OF THE
Bearing are referenced to TIP4 i)
i Lakes Phase I ALLEN ATTERBERRY SURVEY,ABSTRACT NO.23
2.All lot lines Al radial or perpendicular to the IN THE
street unless otherwise noted by bearing.
CITY OF WYLIE
, 3•y2..iron rods with b"CORWI cury
N ENGR.INC."caps set at all CITY OF WYLIE
COLLIN COUNTY,TEXAS
boundary corners, lock corners,points of ature,
points of tangency,and angle points in public right-of-way
OWNER
unless otherwise noted.
TWIN LAKES,LP.
4-• ::Indicates 10'x10'Electric Easement.
P.O.BOX 92864
SOUTH LAKE,TEXAS 76092 5,B.L.-Building Line.
(214,878-7069
. U.E.-Utility Easements.
E.A.E.-Emergency Access Easement.
E.E.-Electric Easements.
REQUIRED SCREENING SHALL BE ACCOMPLISHED BY THE CONSTRUCTION OF A PREPARED BY
D.E.-Drainage Easements.
6-FOOT HIGH WOODEN FENCE WITH STEEL FENCE POSTS CONSTRUCTED CORWIN ENGINEERING,INC.
c.A.-Controlling Monument.
BY THE HOME BUILDER.THIS FENCE WILL BE MAINTAINED BY THE
() -Street Name Change
INDIVIDUAL HOMEOWNER.THE FINISHED SIDE OF THE FENCE 200 W.BELMONT,SUITE E SHALL FACE THE THOROUGHFARE. ALLEN,TEXAS 75013
(972,396-1200
MAY 2001 SCALE,1,00'
REVISED 5-7-01 SHEET 1 OF 2
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Public Hearing Item No. 1
01-06
Rezoning: Brookshire Grocery
Planning and Zoning Commission Public Hearing: May 15, 2001
Owner/Applicant: Brookshire Grocery Co.
Location: Generally located in the southeast corner of State Highway
78 and West Kirby Street (F.M. 544)
Existing Zoning: Retail(R) District
Requested Zoning: Business—2 (B-2) District
Summary:
The applicant is requesting rezoning of the subject property in order to develop a gasoline service
station on a portion of the property. Specifically, a 144 square feet kiosk/building and 4 self-serve
gas pumps, covered by a 2,200 square feet canopy, will be added to the front portion of the
property.
The total size of the subject property and request is 4.768 acres, and the gas station will
accommodate approximately 13,050 square feet along the front of the property. The property
fronts 244.04 feet along S.H. 78. The property is currently zoned Retail (R) District and is
occupied by the Brookshire's grocery store and parking. It is platted as Lot 1, Block 1 of the
Wylie Shopping Village No. 1 Addition.
The adjacent properties to the northeast are zoned Business-2 (B-2) and developed with such
business uses (Exxon gas station and Eckerd drug store). The property to the south is zoned for
Retail (R) and developed with the hospital and professional office uses. The property to the
north, across S.H. 78 and the railroad corridor, is zoned for Industrial (I) uses and is
undeveloped.
ZC 01-06 Rezoning: Brookshire Grocery
Public Comment Forms were mailed to twenty-three (23) property owners within 200 feet of this
request. Three Public Comment Forms have been returned, two in favor of the request and one
opposed.
Issues:
1. Gas service stations are not current permitted within the Retail (R) District. Gas stations are
permitted in the Business-1 (B-1) and Business-2 (B-2) Districts. The requested change to
Business-2 (B-2) reflects the expansion of the current zoning of the adjacent commercial
property to the northeast. Rezoning to the Business-1 District would create a single-parcel
limited-use district who's uses are unrelated to surrounding uses and districts (defined as
"spot zoning" and ruled invalid by the courts).
2. The Comprehensive Plan recommends Commercial uses for the subject property. The Plan
defines the Commercial category as "establishments that range from retail, office and/or
related mixed uses". The request conforms to this definition.
3. The gas station will replace 42 existing parking spaces. The existing parking provided
exceeds the required parking and will exceed the required parking with the addition of the gas
station. No access/egress drives or internal circulation will be adversely effected by the
addition.
4. The applicant is aware that approval of a Site Plan by the Planning and Zoning Commission is
required prior to the issuance of any building permits.
Financial Considerations:
Rezoning application fee - Paid
Staff Recommendation:
Approval. The proposed zoning and land use are consistent with the Comprehensive Plan and are
compatible with the existing development and zoning of neighboring properties.
The Department's of Development Services, Public Works, and Fire, concur with this
recommendation.
Attachments:
Location Map
7 ,.... ,.., arntrr ,.anQ c)FT �`
6,IIIQt atreet
•
II
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LOCATION MAP
ZONING CASE #2001 -06
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Public Hearing Item No. 2
01-07
Rezoning:
Wylie United Methodist Church
Planning and Zoning Commission Public Hearing: May 15, 2001
Owner/Applicant: Wylie United Methodist Church.
Location: Generally located in the northwest corner of Country Club
Road (F.M. 1378) and McMillen Road(C.R. 298)
Existing Zoning: Agriculture (A) District
Requested Zoning: Planned Development (PD) District
for Church-Related Uses
Summary:
The applicant is requesting rezoning of the subject property in order to develop a multi-building
complex for church-related uses. The development will be constructed in several phases, with the
multi-purpose building being the initial phase, followed by the education center.
The total size of the subject property is 15 acres. The property fronts 1,021 feet along Country
Club Road (F.M. 1378) and 639 feet along McMillen Road (C.R. 298). The property is currently
zoned Agriculture (A) District and is not platted.
The properties to the west and north are zoned for Agriculture (A) uses and are undeveloped
except for limited agricultural uses, telecommunications towers and a Bed-&-Breakfast operation.
The properties to the east, across Country Club, are zoned Retail (R) and Business-1 (B-1) and
are undeveloped. The property to the south, across McMillen, is zoned for Single-Family -1 (SF-
1) Residential uses and developed with such low-density residential uses.
ZC 01-07 Rezoning: Wylie United Methodist Church
Public Comment Forms were mailed to ten (10) property owners within 200 feet of this request.
No Public Comment Forms have been returned.
Issues:
1. Churches and Houses of Worship are permitted within the Agriculture (A) District as well as
all Residential Districts. However, the structure must conform to all of the Development
Standards required for the zoning district in which it is located. No more than a single main
building may be erected on a single lot of record, and the church anticipates several major
structures. The height limitation within the Agriculture District as well as within most
Residential Districts is thirty-six (36) feet, and the church anticipates structures which may
require a height of sixty feet. The Planned Development District classification allows the
flexibility in the use and design of land and buildings to achieve these varied plans while
complying with the intent of the Zoning Ordinance and conforming to neighboring land uses.
2. The Comprehensive Plan recommends Suburban Residential uses for the property. The Plan
defines the Suburban Residential category as single-family detached residential lots ranging in
size from 1/5 acre to one acre with urban streets and amenities. The requested Planned
Development District establishes a base zoning of Single-Family - 10 Residential (SF-10)
District, which is consistent with the recommendations of the Comprehensive Plan.
3. The property must be platted prior to the issuance of any building permits
Financial Considerations:
Rezoning application fee - Paid
Staff Recommendation:
Approval. The proposed zoning and land uses are consistent with the Comprehensive Plan and
compatible with the surrounding existing development and zoning.
The Department's of Development Services, Public Works, and Fire concur with this
recommendation.
Attachments:
Location Map
Conditions of the Planned Development District and Detailed Site Plan
I I IL I)
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LOCATION MAP
ZONING CASE #2001 -07
CONDITIONS FOR PLANNED DEVELOPMENT DISTRICT
Wylie United Methodist Church
Country Club Road (F.M. 1378) at McMillen Road (C.R.298)
GENERAL CONDITIONS
1. This Planned Development District shall not affect any regulation found within the Code of
Ordinances, except as specifically provided herein.
2. All regulations of SF-10 District set forth in Article 3, Section 3.2, C.3 of the Comprehensive
Zoning Ordinance (adopted as of July 25, 2000) are included by reference and shall apply except
as provided herein.
SPECIAL CONDITIONS
1. Height of structures shall be limited to 60'.
2. Exterior walls which face directly or within 45 degrees of a property line shall be composed of a
minimum of 25% primary masonry product, a maximum of 75% secondary masonry product, and
no more than 20% other non-masonry materials, excluding doors, windows and window walls.
Primary masonry shall mean brick, stone, form-decorated tilt concrete wall, form-decorated
concrete block or veneer simulations of these materials. Secondary masonry shall mean exterior
insulation finish systems of natural aggregates and synthetic binders having a minimum applied
thickness of 3/4 inch, or glass block. The Building Official may approve a masonry alternate
when such material has a masonry appearance and is demonstrated to be as durable as exterior
unit masonry materials.
3. Three monument signs may be permitted. One at the corner of F.M. 1378 & McMillen, and one
at each entry to the property from F.M. 1378 and from McMillen.
4. Minimal roof slope shall be 3:12.
5. Only the following uses shall be permitted:
A. Church related activities to include but not limited to--
Worship
Christian Education
Youth and Children's programs
Day Care
Church Recreation
Church Administration
Pre-School
Christian School
B. Meetings and activities of non-profit community oriented groups as approved by church
trustees
M.\0013\M I SC\Conditions-Zoning.w pd
AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL WORK SESSION ROOM - WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
SPECIAL WORK SESSION
Monday, May 14, 2001
7:00 p.m.
CALL TO ORDER
CITIZEN PARTICIPATION
WORK SESSION
1. Consider revisions to the nonresidential districts of the Comprehensive Zoning
Ordinance with the consultant.
ADJOURNMENT
Posted Friday, May 11, 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