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12-18-2001 (Planning & Zoning) Agenda Packet AGENDA PLANNING AND ZONING COMMISSION CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX 2000 Highway 78 North Wylie, Texas 75098 Tuesday, December 18, 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 December 4, 2001 Regular Meeting. ACTION AGENDA 1. Consider and act upon approval of a Final Plat for the Country Ridge Phase A Addition, being all of a certain 59.448 acre tract of land, situated in the William Patterson Survey, Abstract No. 716, City of Wylie, Collin County, Texas, and being a portion of the 99.7418 acre tract described in the deed to Fredrick Veninga, Trustee, according to the deed recorded in Volume 883, Page 628 of the Deed records of Collin County, Texas. WORK SESSION 1. Consider with representatives of the building industry certain revisions to the Residential Districts of the Comprehensive Zoning Ordinance. Specifically these include, but may not be limited to, the following: a. The requirement that exterior facade materials be 100% brick or stone. Figure 3- 12.D.1., Figure 3-13.D.1., and Figure 3-14.D.1. b. The requirement that the same floor plan and street elevation be skipped for 7 or 9 lots. Figure 3-12.D.6.&7., Figure 3-13.D.6.&7., and Figure 3-14.D.6.&7. c. The requirement of a 40 sq. ft. entry cover on all SF 8.5/17 residences. Figure 3- 14.D.9. d. The definition of the depth of offset for residential garage doors. Figure 3-12.D.8., Figure 3-13.D.8., and Figure 3-14.D.11. ADJOURNMENT Posted Friday, December 14, 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 December 4, 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: William Chapman Claude Thompson, Director Michael George Mary V. Bradley, Secretary Mike Phillips Terry Capehart, Planner Carter Porter Tony Snider Gary Wiseman Commission Member Absent: Steve Ahrens CALL TO ORDER Chairman George called the Regular Meeting to order at 7:00 p.m. PLEDGE AND INVOCATION Chairman George offered the Invocation and Commissioner Porter led the Pledge of Allegiance. CITIZEN PARTICIPATION No one appeared to speak. CONSENT AGENDA ITEM 1. Consider and act upon approval of the Minutes from the November 20, 2001 Regular Meeting. Motion was made by Commissioner Porter, seconded by Commissioner Chapman, to approve the minutes as submitted. Motion passed 6—0. P&Z Commission Meeting December 4, 2001 Page 2 of 7 PUBLIC HEARING AGENDA 1. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning of a 9.977 acre tract of land from Single-Family Attached Residential (SF-A), including a 7.977 acre tract to Multi-Family Residential (MF) and a 2.00 acre tract to Neighborhood Service Retail (NS), being part of a called 109.898 acre tract conveyed to Dixie Mortgage Loan Company by deed recorded in Volume 2668, Page 405, of the Real Property Records of Collin County, Texas, and being situated in the E.C. Davidson Survey, Abstract No. 266, City of Wylie, Collin County, Texas. (Zoning Case No. 01-14) Thompson stated that the property fronts approximately 850 feet along Westgate Way. Thompson stated that the property was zoned Single-Family Attached use before November 13, and it was zoned Town-House 15 use when the Official Zoning Ordinance and Map were adopted. Thompson stated that the applicant is requesting the land be divided into three tracts of uses. The applicant is requesting that approximately 8 acres be rezoned for assisted living residential for senior citizens, but currently assisted living operations is not allowed in Town-House 15, the only district an assisted living residential is allowed is Multi-Family Residential. Thompson stated that the applicant is requesting the 2-acre tract of land zoned Neighborhood Service Retail and the smaller tract of land of 1.337 acres will remain the current zoning as Townhouse Residential. The applicant owns the property to the east of the subject property and the intent is to purchase the smaller tract of land not only to use as a Townhouse Residential, area but also to get a road to the new development adjacent to the property. The applicant is requesting the rezoning for the owner of the subject property whose intent is to build an assisted living or nursing home on the Multi-Family Residential tract of land. The Comprehensive Plan does call for the area to be Single-Family Residential Suburban. Thompson reviewed the proximity surrounding the subject property stating that the higher density is appropriate. Westgate Way will be a four-lane thoroughfare and the railroad is increasing the traffic. The applicant is asking for assisted living residential, however, the City has no way to restrict that property without a Planned Development District. A straight zoning Multi-Family Residential will allow either conventional apartments or assisted living each of which would be 15 units per acre. Commissioner George expressed some concern of rezoning the Multi-Family Residential for the purpose of an assisted living use and later the owner decides to build apartments. Ryan Betz, 3838 Oak Lawn #1212, Dallas, Texas was represented as the applicant, stated that the purpose of the rezoning of the subject property was to connect from Westgate Way and the Single-Family Residential to the east. In order to acquire an easement to go through the property, the applicant had to purchase a- small tract of land that would remain the old Single-Family Attached. Mr. Betz stated that the agreement with the owner was for Skorburg to acquire the Multi-Family Residential zoning for the property. P&Z Commission Meeting December 4, 2001 Page 3 of 7 Commissioner Snider asked if there was another tract of land adjacent to the applicant's property for a road access. Mr. Betz stated that all other avenues for a road have been reviewed and discussed. Mr. Betz stated that in consideration to working with the owner, the applicant was asked to request the zoning for a Multi-Family Residential. Thompson clarified the difference of a Multi-Family Residential and a PD, would be limit the use to assisted living if defined properly. A PD does not include pre-mature zoning development with a roadway or architectural and lots have the same size in the area. To rezone the property as TH District, there would be 15 units per acre which is the same as Multi-Family District but the ultimate difference in the TH District would be individual lots per dwelling and MF is common lots per dwelling with deeper density. Chairman George opened the Public Hearing. No one appeared to speak. Chairman George closed the Public Hearing. Motion was made by Commissioner Snider, seconded by Commissioner Chapman, to recommend approval for rezoning of case number 01-14. Motion passed 4 — 2, with Commissioner Porter and Wiseman voting against. ACTION AGENDA 1. Consider and act upon approval of a Site Plan for the George — Uhry facility, located at 1312 Century Way, being all of a certain 0.543 acre tract of land, being Lot 7B, Block A, of the Century Business Park, a replat of the Highway 78 Business Park 1st Revision, and situated in the Duke Strickland Survey, Abstract No. 841, City of Wylie, Collin County, Texas. Tabled from the November 20, 2001 meeting of the Planning & Zoning Commission. Thompson stated that the subject property is approximately half of an acre that the applicant intends to build an office/warehouse facility. Thompson reminded the Commissioners that at the last meeting, the Commission had some concerns over the masonry on the façade and closeness of the drive to the existing drives. On November 13, the City Council rezoned this property from Industrial to Business Center. The masonry requirement for Industrial was 75% on facade and BC the requirement is 100% masonry. Willie George, 1310 Century Way, Wylie Texas, is the owner of the property and stated that the subject property will be used as retail wholesale of goods. The facility will not have chemicals or manufacturing of any type. The traffic on Century Way is minimal, the entrance driveway does not meet the 50-foot width, and however it that meets the development within how the business will be used. When coming into Century Way, the front building will be brick with four-inch trees and shrubs and landscaping all around the P&Z Commission Meeting December 4, 2001 Page 4 of 7 parking. Mr. George further explained the reason why the building could not be flipped over to make the entrance to the South rather than the North of the property. Mr. George stated that the front of the building would have four store glass doors with an archway around each door. Commissioner Porter asked what type of landscaping would be on the property facing S.H. 78. Mr. George stated that there would be trees and shrubs on the backside of the property. The color would be a tone to match the stone around the doors and brick on the building. The intent is to have a hill country look and probably be built out of stone, interior walkway made out of stone. Commissioner George asked how much of the masonry will be put on the West side of the building. Mr. George stated that stone would be up to six-foot height and go around the building. Commissioner George asked for clarification on the realignment to the approach of the property. Thompson stated that there are several alternatives to realign the approach. The approach is approximately 10 feet closer than they should be, a joint access with Industrial and Retail is not practical. Motion was made by Commissioner Porter, seconded by Commissioner Phillips, to approve the Site Plan with the addition of masonry or stone entrance along each of the passenger doors on the north side of the building but have at least 50 percent masonry on west side of the property. Motion passed 6—0. Commission took a break at 8:10 p.m. and reconvened at 8:20 p.m. 2. Consider a recommendation to the City Council regarding a Final Plat for the Twin Lakes Phase V Addition, generally located south of Alanis Drive and west of South Ballard Avenue (F.M. 2514) and Twin Lakes Phase IV, being of a certain 23.007 acre tract of land owned by Twin Lakes, L.P. being part of a called Tract 1 according to a deed recorded in the County Clerk's File No. 97-0054771, and situated in the Allen Atterberry Survey, Abstract No. 23, City of Wylie, Collin County, Texas. Thompson stated that this 23-acre Final Plat would create 60 single-family lots with minimum 8,500 square feet and will provide the extension of Canyon Lake Drive. On November 13 the City Council adopted the new Zoning Ordinance and Map, this area was rezoned from SF-2 to SF-8.5/17. The extension of Canyon Lake Drive will extend to the City's property where the new Sewer Pump will be located. There are no changes from the Preliminary Plat. Motion was made by Commissioner Phillips, seconded by Commissioner Porter to approve the Final Plat. Motion passed 6—0. P&Z Commission Meeting December 4, 2001 Page 5 of 7 3. Consider a recommendation to the City Council regarding a Final Plat for the Sage Creek Phase IV Addition, generally located east of McCreary Road and north of F.M. 544 and Sage Creek Phase VI, being all of a certain 38.3885 acre tract of land owned by Ashton Custer, L.L.C. according to a deed recorded in the County Clerk's File No. 98-0008878, and situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas. Thompson stated that this 38-tract acre land would create 120 single-family lots with minimum size of 7,200 square feet and 10-and-half acres open space. Alleys are not provided in the Final Plat as in accordance with the Preliminary Plat and the PD. Motion was made by Commissioner Chapman, seconded by Commissioner Snider to approve the Final Plat as submitted. Motion passed 6—0. 4. Consider a recommendation to the City Council regarding a Preliminary Plat for the Wood Creek Estates Addition, being a certain 41.7417 acre tract of land, generally located north of Lakefield Drive and Lakeside Estates Phase II and west of Springwell Parkway and Sage Creek Phase V, and situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas. Thompson stated that the 42-acre Preliminary Plat would create 151 single-family lots and .72-acres as open space for the Sewer Pump Station. The Planned Development was approved earlier this year and the average lot size would be 8,500 square feet with no lot being smaller than 7,200 square feet and no fewer than 97 lots being greater than 8,500 square feet. The PP will provide right-of-way completion on Lakefield Drive on the South, note the two stub-outs for future access/egress, but until those are developed, the median configuration on the South will provide two points of access. Thompson stated that the PP does provide location to the City's Sewer Pump Station and additional open space, which will be maintained by the Homeowners Association. Commissioner George asked for the requirement on the open space on a subdivision. Thompson stated that the requirement is 1.5 acres for 100 lots but the applicant is paying fees in lieu of park dedication. Kevin Spraggins, 1412 Basil Drive, Flower Mound, Texas, represented as the developer for the proposed property, stated that the street names will be changed on the Final Plat. Thompson stated that the Plat was a Development Plan/Preliminary Plat. Motion was made by Commissioner Porter, seconded by Commissioner Snider, to approve the Preliminary Plat with the stipulation that the street names will be changed on the Final Plat. Motion passed 6—0. P&Z Commission Meeting December 4, 2001 Page 6 of 7 WORK SESSION Thompson stated that three letters were submitted prior to the meeting. One letter was from Skorburg Company as the applicant, requesting an amendment to the PD 2001-46, in order to discuss the possibility of amending the point system. On November 13, 2001, the City Council adopted the Zoning Ordinance and Map that included a new point system. Thompson stated that the Commission voted not to have a meeting the first week of January at the last meeting. Several builders have proposed several changes to the point system, which Thompson stated was included in a memo from him to the Commissioners. The third letter to the Commission was from another applicant on a similar concern and would like to discuss the modifications to the TH District. Kevin Spraggins, 1412 Basil Drive, Flower Mound, Texas, represented as the Developer for PD 2001-46, stated that a special meeting between December 27 and January 3 would be requested in order to submit the amendments to City Council on January 8, 2002. Mr. Spraggins stated that after speaking to the builder and several other builders, there were several issues to be discussed. Commissioner Wiseman asked for reasons for the amendments. Mr. Spraggins stated that some of the builders have several concerns and one was building a different residence every seven to nine lots, another reason was the requirement that a porch of 40 square feet be provided on all residences, and another was the definition of off-set for garages. There was discussion among the Commissioners of whether to have Ray Stanland, Consultant and Thompson do more research regarding the architectural designs requirements in the Zoning Ordinance and Official Map and what the surrounding cities are requiring. Mr. Betz stated that all quality builders that build nice expensive homes that would be an asset to Wylie, have a concern with meeting the base standard in the Zoning Ordinance. Mr. Betz stated that there are several issues to discuss in a work session. Also, the PD 2001-46 would need to be submitted by January 8, because the closing of the property is on January 17, 2002. Motion was made by Commissioner Porter, seconded by Commissioner Chapman to have a work session in the next Planning & Zoning Commission meeting on December 18 and having a meeting on January 2 to review the point system for PD 2001-46. Motion passed 6—0. P&Z Commission Meeting December 4, 2001 Page 7 of 7 ADJOURNMENT Motion made by Commissioner Snider, seconded by Commissioner Wiseman, to adjourn at 9:30 p.m. Motion passed 6—0. Michael George, Chairman Mary V. Bradley, Secretary W' City of WOO Action Item No. 1 Final Plat Country Ridge Addition Phase A Planning and Zoning Commission Meeting: December 18, 2001 Owner: Shaddock Development Company Surveyor/Engineer: Tipton Engineering, Inc. Location: Generally located west of Country Club Road (F.M. 1378) and north of McMillen Road(C.R. 298) Existing Zoning: Planned Development District (PD 2001-24) for Single-Family Residential Uses Summary: The Final Plat for the Country Ridge Addition Phase A is the initial phase of the Country Ridge Addition, and includes 59.448 acres and will create 180 single-family residential lots. The Plat also dedicates additional right-of-way for widening of Country Club Roar (F.M. 1378), and creates common spaces for landscape and screen wall easements as well as an amenity center. The property is zoned Planned Development District (PD 2001-24) for Single-Family Residential Uses, approved by the City Council on May 22, 2001. The PD limits the overall development to a total 312 lots, requiring a minimum lot size of 8,500 square feet and a minimum house size of 2,000 square feet. A Preliminary Plat/Development Plan for the overall development was approved by the City Council on July 24, 2001. 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 municipality unless it is disapproved within that time period" Final Plat—Country Ridge Phase A Issues: 1. The Final Plat substantially conforms to the Concept Plan of the approved Planned Development District as well as to the approved Preliminary Plat/Development Plan. The Plat also complies with all applicable technical requirements of the City of Wylie. 2. The Plat dedicates right-of-way for the widening of Country Club Road (F.M. 1378). 3. The Plat provides open space for an amenity center as well as for a landscaped perimeter screen wall, to be maintained by a Homeowners Association. Financial Considerations: Plat application fees—Paid Staff Recommendation: Approval. The Departments of Development Services, Public Works and Fire concur with this recommendation. Attachments: Final Plat u... ....' PAR". ....,•,, L I VI \ D.R. 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FME-Fence Maintenance Easement CH=5.19' , 1 a \, A--House to face this street CB=559.21'57"W , i 1 \\ ' ,,,,,,,,,,,j„/, __,,17.I,:,\17 ,.„,,0.,,c, -•,,,,, ,/,_. ,,,,,,c).41 7,o .,,,,.0 7. , ,,,,b ,,,,.b .„.0 ,,,..0 ,,,,,,0 ...., 0 ,,,0 ,i‘. i , Cl-i ii-li 111 E1':S''' Pl: HI : El577'' !i149320.114;;41 0-Indica tes Street ' D=06.47'21. -'"\-- „.1.,"- c, ' ''',,,\, A`.• . , s .,'c''. - S.., ':,23.91'8- 2- '-25'8L 8- 8- 8- 8- 8- 8- 8 - 8- - 10 PI -96 40.00' 79148:31" 33.45' 5572. 51.32' N 39139'24"W -97 120.00' 21'01'07" 22.26' 44'12, 43.78' N 1o,',E C-98 100.00' 21'02.03. 18.56' 35'71. 36.51' N 10'45'54"E 16.49 6 5' '46'03. BE -it,-Iron pin with ° m staped Tipton Eng.,Inc.set -102 1230.00' 11109'06. i2o.o, 239.4P. 239.02' N 8,40'19-E • 0 „..-- , 101.25' ,_ ,,, D N 89145'08"w 892.20' 25 4:.L4ern: ___.. 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' ''A 1 a •'-`,1 17"`,.. 18 ' '',.!5 '' ' \T_,.., CH=60.34' i Temporary Construction Esmt. ..7:F':-.5S-, r- voi.3444,Pg.934 , ,,V cro, „ ''5, ,C).0' \7, , .. ---...,, „ , 23:ALLEY '):`,'.1 '‘ I i , Z 'R=1175.00' \ 12 __* --1,'' •,6:.':,A4 ','•'.''‘' t,,, \..,..,,„,,,C4 ,,,,ji 8,,, 74.00 74.00, 74,00 3 8 5, 0, , ,'e.'. 3":L.C-4 ..",,'5 ,hs 6 -',.• 7'i< a ', 1,T., . . -\ - 1,_ \,'' ',.-5': ' ' 2°' "\, ,\ \ 6, 6, r r, g, 6,,, 6, 6,r, __ -CH=26.62 - _- ,..,-----\ .'' CB=N69.57.26"E -- -. --- , ' '!'' To ''',,. 2:',- \____`„,'.__ ____ 5:1_31, __ ___ - _-- '-'--- --- --2--7--- --::'1._.,1‘.% cnci 5 '5\---- k i-,-,\:',, 3 ' ‘.,- 7 ,-'"--, \, 77.95' 74.00' 74.00' 74,00 74.00' 74.00' 74.00' 74.00' -.5, ' BTo. FINAL PLAT , \, 4*- 1--,..02,..-:\' t't,f",\,,, ,';' \71.15' 75.00' 75.00' 75.00' 75.00' 75.00' 16-r25i1415' -.--, - - .',.' t.' , ,1' :- - COUNTRY RIDGE PHASE A N09.49'00-W , , `3_,,-2. 7.'1,, ..\ . ,., -,.., -b , ',. - \ i':'N 89'5'8- ,'s)'' '2,''''' '2,-,..,. '.,',.,. '2ii,n,.. '-‘;,.,.. :',7,,.,,, '•:7, 7:'.!0, 7“:\,,,, -,liii: J. ,,,,,, i 1 7 ,N u01452"E 120.0c I .,,,, I,2o.oc .., .;,..,' g .:§,:,io§,,,-, ,-,_ ,,,, e-,- , WILLIAM PATTERSON SURVEY, ABSTRACT NO. 716 ,, 22.37' \ `,, ',-'1`.° -S) i -8 •/,,,,,' ' '; 'z' © c,' '; I,'', 3, cl ',_ 2 1 I 2 `"' ",,.I P,'. ,,,:', 139.67' ' 75.00'z 75.00' 75 00' 75 00' 75 00' 75,00' 78.00 75.00 82i5,i i 103 57 4,'1", : CITY OF WYLIE, COLLIN COUNTY, TEXAS s __1,...,,_....2,25' 120.00' ... OWNER R=40.00' N 001452"E N 894508"W 1436.46' . Bent 60D nail found ,T; D=90.00'00. 20.00' SHADDOCK DEVELOPERS, LTD. T=40.00' L=62.83' 4975 Preston Park Road.-,Suite 360-Plano,Texas 75093 CH=56.57' 972.985.5505 N4514.5rE NOTICE: Selling a portion of this addition by metes and MATTHEW M. BUTSCHEK 2 IN TEINPGTO"N'1 NEG NsG"I Nv TENR"I PNL A:,NINI INC C 'F, bounds is a violation of City ordinance and state law and is 97-0001744 subject to fines and withholding of utilities and building permits. 97-0001745 6330 Broadway Blvd,-Suite C-Garland,Texas 75043 972.2262967 0 NOTICE: All franchise utilities to be located within alleys. . , 180 LOTS 2,58,555SQ.,59.4484C. L2/12/01 PLAT\4581-1 , im • .i Our Mission.. `� r ...to be responsible stewards of the public trust, , to strive for excellence in public service,and 44a4 to enhance the quality of life for all. o December 14, 2001 TO: Members of the Planning and Zoning Commission FM: Claude Thompson, Planning Director RE: December 18, 2001 Work Session to discuss potential revision of the Residential Districts of the Zoning Ordinance Several questions have been raised concerning the validity of the new Residential Districts of the Zoning Ordinance. Since their adoption in July of 2000, no builders have fully complied with the flexible/choice point system. Most residential construction has been controlled by Planned Development Districts which set their own requirements with some variance to the adopted requirements, and those which proposed to build to the requirements have not yet initiated construction. Representatives of a number of home builders will be present at our meeting Tuesday evening, to discuss with us some of these questionable regulations, especially for the 8.5/17 residences. These include the following, and Commissioners may identify additional concerns: • The requirement that the same floor plan and street elevation be skipped for 7 to 9 lots. • The requirement that a porch of 40 sq. ft. be provided on all residences. • The requirement of 100% brick or stone, especially on upper stories. • The definition of off-set for garages. The following options are available to you in response to this concern: • Leave the regulations as currently written and encourage their compliance. • Recommend to the Council appropriate revisions to the regulations. • Direct staff to study the concerns further. PLANNING AND ENGINEERING 2000 Highway 78 North • Wylie,Texas 75098 • (972)442-8158 • Fax(972)442-8115 • www.ci.wylie.tx.us Revision to Residential Requirements of Zoning Ordinance Planning & Zoning Commission Page 2 of 2 You might consider the following general questions as you respond to these issues. 1. Do we want residences to reflect a common theme and similar look (ie, all brick w/o colored/textured sidings, all w/ porches), or do we want to encourage varied design and materials? 2. Why require larger porches on the smaller residences on smaller lots than are required on the larger ones? 3. Is it structurally feasible to require brick or stone on upper stories (masonry over wood framing or clear spans)? 4. Are there currently alternatives to brick and stone exterior materials which achieve the same desired image and structural integrity? 5. Do these requirements unnecessarily add costs to the residence (Starter homes currently of 100% brick)? 6. What off-set of walls and garages will achieve the desired articulation image?