01-16-2001 (Planning & Zoning) Agenda Packet Planning & Zonin g
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Regular Business Meeting
AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL CHAMBERS - WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Tuesday, January 16, 2001
7:00 p.m.
CALL TO ORDER
INVOCATION & PLLEDGE OF ALLEGIANCE
CITIZEN PARTICIPATION
CONSENT AGENDA ITEMS
1. Consider and act upon approval of the Minutes from the January 8, 2001 Meeting.
ACTION AGENDA ITEMS
1. Consider a recommendation to the City Council regarding a Final Plat for Lot 2A,
Block A of the Westgate Center Addition, being a replat of the Gateway Enterprises,
Inc., proposed by Probeck Land Surveyors, for the property located at 900 Westgate
Way, and being a replat of a portion of Lot 2 of Block A of the Westgate Center
Phase One Addition, situated in the Duke Strickland Survey, Abstract No. 841, City of
Wylie, Collin County, Texas.
ADJOURNMENT
Posted Friday, January 12, 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
January 8, 2000
7:00pm
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Michael George, Chairman Claude Thompson, Planner
Carter Porter, Vice Chairman Mike Sferra, Development Services
Steve Ahrens
William Chapman
Tony Snider
Phillip Tramell
Gary Wiseman
PREMEETING
The Premeeting was convened at 6:30. Thompson reviewed the Planning Report and addressed
questions related to the items on the current agenda.
CALL TO ORDER
Chairman George called the Meeting to order at 7:00 p.m.
PLEDGE AND INVOCATION
Commissioner Snider offered the Invocation and Commissioner Porter led the Pledge of
Allegiance.
CITIZEN PARTICIPATION
No one was present to speak.
P&Z Meeting
January 8, 2001
Page 2
CONSENT AGENDA ITEMS
1. Consider and act upon approval of the Minutes of the December 19, 2000 meeting.
Motion to approve was made by Commissioner Ahrens, seconded by Commissioner
Chapman. Motion carried 7-0.
ACTION ITEMS
1. Discuss and consider a recommendation to the City Council regarding a Preliminary Plat for
the Cimarron Estates Addition, proposed by Tipton Engineering Inc., being all of a certain
112.429 acre tract generally located south of State Highway 78 and east of Kreymer Lane,
situated in the Francisco De La Pina Survey, Abstract No. 688, in the City of Wylie, Collin
County, Texas.
Thompson explained that on December 12, 2000 the City Council had tabled the previous
Preliminary Plat on this tract (which the P&Z Commission on November 21 had recommended
approval). The current version incorporates modifications requested by the Council, including
relocation of the park land to accommodate drainage and better buffer the lots to the west,
realignment of the central collector street to provide a more direct route between S.H. 78 and
Brown, and additional alleys.
The applicant, Bret Pedigo of Centex Homes was present to address the proposal.
Commissioner George expressed concern for the aesthetics of private fences on residential lots
which side on to Anson and back on to Brown. Pedigo agreed to developer-installed masonry
columns and common fence along these side and rear yards. Commissioners' response varied
from favoring the fences (no runners to the street side) and additional wrought iron open fence
across the cul-de-sacs to questioning the need for any fencing along the collectors.
Several Commissioners expressed concern that the straight alignment of Anson will encourage
excessive speeds and potential for accidents. They encouraged some curved or off-set alignment
and/or the extension of side streets through to Anson to create addition intersections which could
be sign- or light-controlled. Commissioner Ahrens suggested all lots should be set back from the
collectors to provide a landscaped parkway strip. Thompson responded that the Council had
specifically requested the straight, direct alignment of the central collector street.
P&Z Meeting
January 8, 2001
Page 3
Commissioner Trammell expressed concern about improving the drainage along the western
property line, and reported that the City has obtained easements and planned improvements to
correct the flooding of residential lots to the west for some time. He questioned whether the
proposed park configuration was sufficient to accommodate the drainage problems. Pedigo
responded that stormwater will be intercepted and piped underground to Brown, and the City
engineer has approved preliminary drainage plans to control this limited runoff.
Commissioner Tramell recommended that the park be widened by increasing its size to the full
5.7 acres required in order to provide the greatest buffer effect. Commissioners George and
Ahrens expressed the opinion that the earlier location and configuration of the park was
preferable for access to the new subdivision, and the narrow, linear configuration of the current
proposal limited its use. Pedigo agreed to widen the park to its full requirement, but that no
development improvements would be provided as with the partial land and partial funds
dedication.
Thompson reminded the Commission that the Plan was a Preliminary which conformed to all
current technical requirements. Some of the requested changes are not required by the code, and
such should be addressed in revisions to the code rather than negotiated with the developer. The
reimbursement to the developer for over-sized off-site sewer construction, used by the Council as
a tool to negotiate changes to this Plat, is not a proper concern for matters related to the Plat.
State law requires that plats which meet applicable requirements must be approved within 30
days of submittal.
Motion to recommend denial of the Preliminary Plat pending modifications, including expansion
of the park size to its full 5.7-acre requirement, realignment of Anson to discourage excessive
speeds, and addition of columns and fences to improve aesthetics along Anson was made by
Commissioner Snider, seconded by Commissioner Ahrens. An alternate motion suggested by
Commissioner Ahrens to recommend approval with the above stipulation was not accepted.
Motion passed 7-0.
WORK SESSION
Thompson reported that potential applicants requested audience with the Commission in order to
present their concept for development of approximately 360 acres within the Extra Territorial
Jurisdiction at Troy and Stone Roads. He reported that the annexation agreement can include
specific zoning and development conditions.
P&Z Meeting
January 8, 2001
Page 4
Harry James, of Better Community Development, explained that the tract presented unique
problems, including approximately 100 acres of floodplain in two drainage basins with no
available central sewage treatment, extensive gas and electric transmission lines, and a cemetery.
The developers use a concept termed "Coving", which incorporates extensive open space with
curvilinear rural streets which connect clusters (or "coves") of housing, set well back from
streets with long access drives to provide open space in the front as well as rear. The developers
have agreed to provide the City with a site for a needed sewerage lift station, and are
investigating the need for expansion of the cemetery for public use. The floodplain and utility
corridors can not be eliminated so are being incorporated as the frame of the plan.
Skip Klinefelter, of Red Group Development Services, presented an illustrated discussion of the
concept and examples of the concept developed by the applicants and others. He testified that
the concept had been favored and attempted for a number of years, but was not widely used
because of the complex engineering required. The Red Group has refined special computer
technology which allows rapid computation of such plans. The said that gross density rather
than net density was the controlling philosophy in measuring lot sizes. He pointed out that the
nonlinear design followed nonlinear nature so required less infrastructure and provided more
open space for the same yield as a common grid design. There are no alleys because the longer
front drives eliminate on-street parking. The coving design process is somewhat reversed for the
standard layout in that specific house plans are first located on the most advantageous sites, then
streets are routed to connect the housing, and drives, walkways and other common and private
site amenities are added last.
Phil Clegg, of Red Group Development Services, reported that the applicant has discussed with
the City how and where the proposed new east-west thoroughfare would be extended through the
property as well as a site for the City-planned sewage lift station. He mentioned that the Lake
Shore Drive, proposed by the Comprehensive Plan, could also effect development of the
property.
Commissioner George asked if this was merely swapping rear yard open space for front yards.
Klinefelter responded that it was not, and the concept included extensive private and common
rear yard space in the floodplain and utility corridors.
Commissioner Ahrens asked what lot sizes were anticipated. Klinefelter responded that the
average will be 8,500 square feet, but that most will be smaller or larger. Commissioner
Wiseman stated that a majority of the lots should be 8,500 sq. ft. are larger, rather than a few
large estates at difficult locations to balance a majority of smaller lots and increase the average.
P&Z Meeting
January 8, 2001
Page 5
Commissioner Snider asked what overall density would be considered. Klinefelter responded
that they normally develop at approximately 33 to 3.5 dwelling units per acre, and that they
normally deal with averages rather than minimum or maximum requirements.
Commissioner Wiseman asked if there would be any nonresidential uses. Klinefelter responded
that about 2.5 acres of service retail would probably be included on the south side at the major
thoroughfare.
Commissioner Ahrens mentioned that multiple street ingress/egress will be required, whereas
several of the examples reflected a single entry into the developments.
Commissioner George asked if the concept could be achieved through straight zoning under the
new residential provisions of the Zoning Ordinance. Klinefelter responded that some
comparison has been made and the concept compares favorably to the new standards.
Commissioner Porter asked about land and house prices compared to conventionally-planned
subdivisions. Klinefelter responded that prices would be about the same or lower. There is no
reason for prices to increase, because the higher cost of new planning technology and increased
sales appeal is balanced by reduced infrastructure and maintenance costs. Thompson mentioned
that such a concept is standard planning practice in other areas of the country, especially where
critical environmental constraints exist.
Commissioners expressed general support for the concept, especially for lower-densities and
non-linear street layouts, as long as the submittal meets the spirit of the Comprehensive Plan.
The concept encourages and the Commissioners desire some capability to negotiate standards
such as allowed by a Planned Development District or the new residential provisions of the
Zoning Ordinance, especially concerning lot sizes and densities, rather than a limited non-
negotiable plan or regulation.
ADJOURNMENT
Motion to adjourn was made by Commissioner Ahrens, seconded by Commissioner Wiseman.
Motion carried 7-0, and the meeting was adjourned at 9:25 p.m.
i CIL/4124 , ,
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Michael George, Chairman I Claude Thompson, P er
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City of Wylie
Action Item No. 1
Final Plat
Lot 2A, Block A Westgate Center
Planning and Zoning Commission: January 16, 2001
Owner: Greenway Enterprises, Inc.
Surveyor/Engineer: Probeck Land Surveyors.
Location: 900 Westgate Way, generally located west of Westgate
Way and south of Kirby Street (F.M. 544)
Existing Zoning: Industrial
Summary:
The Final Plat under consideration is a replat for a portion of Lot 2, Block A of the Gateway
Center Phase One Addition. The owner proposes to plat the subject 3.13488-acre property in
order to develop and utilize it for retail uses.
The property was originally platted in 1990 as a single lot, in order to construct Westgate Way.
It was replatted in January of 2000 in order to create the 0.82-acre Lot 1 at the corner of
Westgate Way and Kirby Street for development of the restaurant (Taco Bell).
Financial Considerations:
Plat application fee - Paid
The applicant is aware that impact fees must be paid before the Plat can be filled with Collin
County. Water: $1,930.84 Sewer: $6,550.31
Final Plat—Lot 2A, Block A, Greenway Center
Staff Recommendation:
Approval
Staff has reviewed the proposed Final Plat and concluded that it is in technical compliance with
all applicable subdivision regulations and other pertinent ordinances of the State of Texas and
City of Wylie.
The Departments of Development Services, Public Works, and Fire concur with this
recommendation.
Attachments:
Final Plat
,
1 GENERAL NOTES:
50 0 5D 100 150 1)BASIS OF BEARINGS IS THE WEST LINE OF
,......... ..., ......:.
LOT 1,BLOCK A,REF L AT OF WESTGATE
Scale 1" 100' CENTER PHASE ONE,SHO,NN AS N 00'0322"
CERTIFICATE OF OWNERSHIP AND DEDICATION
2)ALL SET 5/5"IRON RODS,E SET',MTH
ORANGE PLASTIC CAPS M TE ARKED"PROBED< STA OF TEXAS §
5187" COUNTY OF COLLIN§
CITY OF WYLIE §
3)'CM'—DENOTES CONTROLLING MONUMENT
Minh:rikeTxacsertgicr;:tp,arttraccutcz pdaersccerVe;,f,tic4,,a,and being situ,.in the City of Wylie end the County ef
\ BEING a tract of lend situated in the Duke Stricklarld Survey,Abstroct No.841,of Collin County,Texes,end
being a part of LO1 2,BLOCK A,WESTGATE CENTER,PHASE ONE.an addition to the Cit f Wetie,
\ I POINT OF POINT OF County,Texas,according to the plat recorded in VolumePcge 659,of the Collie County Plat Recorcs,
h\\ BEGINNING ICOMMENCING and being also part of a tract of land conveyed to JOHN P.PENNINGTON INVESTMENTS,INC.,a Texas
\\ SANDEN ADDITION — corporation,by Warranty Deed recorded in Volume 2693,at Po,788,of the Collin County Lond Records a.
(CAB,PG.543) being more particularly described as follows,
\
(INDUSTRIAL ZONING)
15'EXISTING ,
I i I I
H I
0=-I--6,H. COMMENCING at a 5/Er iron rebar found for the northwesterly corner of Lot
1,Block A, WESTGATE CENTER,PHASE ONE,an addition to the City of W.ie,
Collin County,Texas,according to the plat record.in Volume L,at Page'659,
of the Collin County Plat Records,said 5/8"iron rebar being the
\ \\\ 2d91.L.,..\\\ \ DRAINAGE ES, I northeasterly corner of the SANDEN ADDITION,an addition to the City of VVylie, i
5/8 1/2.IRON PIPE°OM' (CAB.G,PG.781) I I
Collin County,Texas,according to the plat recorded in Cabinet C, at Pcge 543,"IRS W,ITH, I in,\', DIRECTIONAL CONTROL LINEeo-, N 00°0322 E 1820.93' PLASTIC S 00.0322"W 5/8"IRF'CM', , cf the Collin County Plat Records,said 5,./8”iron rebar being also in the
,,.> .N-000312-2,- 27.97rsoutherly line of West Kirby Street(FM 544)a 120.00 feet right-of-way,
\
((IF,KII'T,11P5G.T811)" T .1,, METROPLEX MULTI FOODS INC.1 i l' 1 ThENCE South 00.03'22”West,a distance of 215.00 feet to o
5/8.iron rebar found for the comrnon southwesterly corner of said Lot 1,i PA I''E'MjEI N7 I'F'iI IX IGTEH IS \\' 'IC,c', Block A,with the northwesterly corner of said tract,and the POINT OF
\ \ N
e'IC'''0 30'ENSEARoH COPP
> S-9',?'e-4.'.7 - 'I ' \ i PLAcT.L, 259,46,,Ask, 1.,..77..,e,: I
, e„,'17: 15'DRAINAGE EASEMENT... \\\ .-i 2 BEGINNING of the herein described tract;
THENCE South 89•56'38"East,a distance of 177.09 feet
\s,:\,,,,,,,, (FZLELliN,E56EIEGME7N24,\ \ \\\ \ r 4 V ,L' "iron rebar found for the common southeasterly to a 5/B
\ (cAe.G,PG.781) corner of Lot 1,Block A,with the northeasterly corner of said tract,L_______
''''\'Til,'),,! REMAINDER ...,,,,It'',J.,,',,,I LOT 2A \\a 2.IR) '2 said 5/E,'iron rebar being on a non-tangent curve on the westerly
right-of-way line of Westgate Way(a 65.00 feet right-of-way),having 0 radius
\ LOT 2 .-,-All:'-'7'..,T„ ,,,,,'"I. BLOCK A '
- 5/8"IRF ,..,I IN
of 392.50 feet and chord bearing and distance of South 28.47 17 East,218.43 feet;
\\. \X-.I' ''' \'-II \''2 A,. Z , I / ''I c't g
50 EXPLORER PIPELINE CO.EASEMENT
(VOL.767,PG.659) BLOCK A ,,,r)-,',ir,i, ''''-,,,,r-t'''''''I Q'; 3.13448 ACRES , '... (65'R.O.W.)
','",, dlr., ThENCE with said westerly right-of-way line of Westgate Way,through a
(INDUSTRIAL __,---— , central angle of 32'18'43",an arc length of 221.35 feet to a 1/2"iron
, 1-, i___________ rebar found for corner and the end of said curve,
7 / 7\ (INDUSTRiAL ZONING) L-,,,d' I ZONING) / . /-
\ E, , ,, THENCE continuing with said westerly right-of-woy line of Westgate Way,
,
South 44°56'38''East,a distance of 334.66 feet to o 5/6”iron rebar
I ''.4.ret.Igi with an orange plastic cap marked"PROBECK 518,found for the
\ie',„
Z /2 (?9, /
r'
southeasterly corner of said tract,
I
C.T:I. . S 28°4717" El '-'d ;'I THENCE departing the westerly right-of-way line of Westgate Way,
\
\
\, I \
\ \ '0 as_:\
\ 6,I
I —
D,ne-- 42°18'00"
- 9, / I
.t,F, North 891 56'38''West,distance of 519.10 feet to a 5/8"iron rebar
with an orange plostic cop marked,ROBECK 5167'.found for the
southwesterly corner of said tract.
C5' \ S t, \I',,,\ ,
\) I R=262.79 ... --,
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, ——— ear.t4e2r7Y.917eIe'tf OlIcIth:TglIEVNT'3DIBTE31\IIVN!'NGthand'cOn'tIci2ZIg E1Q.:c5I3dIstsqra%
\ \ \\
L= 194,01'
\ \\\\ ,.„, 42-L„.b.iy.237;i14'00,,,, 1._,, 1s891.V.;
5'00"E , ,THeeE,N cCrE,wiit,h„the8 ascareids coof Trend,wo ebs et errley,11:ntet eo,f as cs iLdottra,t,:ii,tch,t hAe,
1 , ,,,/,,,,br,,,,,> /
I ,,,,.1
, 7.05 ---60--i--5OIL:. Westgate Center,Phase One.
\ \\;\V 1,Z
.,, ::::, _____:__1,97, i/25/1,s,"IRS ll'H PLASTIC CAP
\
---- ,
, ----. ',5,...- 1 .IRF ———/2
-----WE—STGATE TrA y----1/2.IRF:-----'- '
/, ALBERTSON'S ,
I I
E.C.DAVIDS.SURVEY,ABSTRACT NO,N267841 II----- 1--I----j
VOL.4734,PG,2882 I
I I 1 I NOW THEREFORE,KNOW ALL MEN THESE PRESENTS,
THAT,GREENVILLE TSC,LTD,
\ \ \...,
acting herein by and through its duly authorized officer,do hereby adopt this plat designated therein above
\ ,. DUKETRICKLAND SURVEY,ABSTRACT . i ! I described property as PLAT OF LOT 2A.,BLOCK A,WE,GATE CENTER,PHASE ONE,an addition to the
\ City of Wylie,Texas,and do hereby dedicate to the public use forever,the easernents and rignte-of-ways
1/2.
-------------\ ---- ...... as shown thereon.The easements shown are hereby reserved for the purposes indicated.No buildings,fences,trees,
shrubs or other improvements or growths shall be constructed or placed upon,over or across the easements and rights-
,-,='. 49°30'38" `I of-weys as shown.Said utility easement being hereby reserved for the mutual accomodation of all public utilities desiring
MARTINEZ L ANR \\ \ K
to use the some, Any and all public utility shall have the full right to rernove and keep removed ail or part
\ \ se S \
i i I I of any buildings,fences,trees,shrubs,or other growths,or improvements which in any way endanger or interfere with
the construction,maintenance,or efficiency of its respective system on any of these easement strips,
and any public utility shall at all times have the right of ingress and egress to and from and upon the said
easement strips for the purpose of constructing,reconetructing,inspecting,patrolling,maintaining and adding\ \ \ \ \ C.B. =S 20°11'19"E
I 11 to or removing all or part of its respective systems without the necessity at any time of precuring the
\
\ \ \ \ \ perrnission of anyone.
WITNESS MY HAND,this the day of —2001.
GREENWAY TSC,LTD.
"GI7e7nYwo rrlitfeirtiehrisPers71 .n,tGenercil Partner
FetTNETy0F0ETEX AS
BEFORE ME,the undersigned authority,a Notary Public for the State of Texas,on this day pereonally appeared
JIMMY C.GRIFFITH,known to me to be the person whose name is subscribed tc the foregoing instrument
and acknowledged to me that he executed the same for the purposes and considerations therein expressed and
in the capacity therein stated.
GIVEN UNDER MY HAND AND SEAL OF OFFICE,this the _day,of ,2001.
Notary Public for the State of Texas
SURVEYORS CERTIFICATE
I,Larry A.Probeck,a Registered Professional Land Surveyor of the State of Tex.,.hereby certify that I prepared "RECOMMENDED FOR APPROVAL'',
this plat from en octuai survey of the land made by me or under rny personol supereieion,and thot the corner monuments Chairrna,Planning and Zoning Commission Date
shown thereon ere found or properly placed es indicated. City of Wylie,Texas
FINAL PLAT
”APPROVED FOR CONSTRUCTIONm":3
yor,City of Wylie,Texas Date LOT 2A, BLOCK A
Lorry A.Probeck,RN,#51 CERTIF ATE COMPLETION
57 WESTGATE CENTER, PHASE ONE
BEFORE ME,the undersigned hority NPublic f h ate xas n this clay pe nally appeared IC OF
cL-; STATE OF TEXAS 3.13438 ACRES
A #.41. COUNTY OF COLLIN ,CCEPTED'
BEING A REPEAT OF LOT 2,BLOCK A,WESTGATE CENTER,PHASE ONE
u aut ,a otary Por te St cf Te ,orso
Larry A.Probe:, known to me to.the person whose name is subscribed to the foregoing instrument Mayor,City of Wylie,Texas Date
OR IL.L,P.6
and ccknowledged to rne that he executed the same for the purposes and considerations therein express AS REC DED N VS G 59
ed end The undersigned,the City Secretary of the City of Wylie,Texas,hereby certifies thet the foregoing FINAL PLAT of
F,m,544 , KIRBY ST 1,/, in the cepacity therein stated. LOT 2A,BLOCK A,WESTGATE CENTER,an oddition to the City of Wylie,was submitte.d to OUT OF THE E.C.DAVIDSON SURVEY,ABSTRACT NO.267,ANID
GIVEN UNDER MY HAND AND SEAL OF OFFICE,this the_________day,of_____________,2001. the City Council or the_ _ cy of 2001,and the
4-cre ,,'4e.. THE D.STRICKLAND SURVEY,ABSTRACT NO.841
SITE ,,,, c,'"•• Council by formal action,then and there accepted the dedication of the streets and easements cs shown and set
1 )3'-c,, ,,,,,?, forth in and upon said plc,and the water lines,sewer lines a.drainage systerns installed with said addition,and
s,d Cowrie,further authorized the Mayor to note the acceptcnce thereof by signing his name as herein above CITY OF WYLIE,COLLIN COUNTY,TEXAS
I e I Notary Public for the State of Texas subscribed.
WITNESS MY HAND day of ,2001.
N SURVEYOR: OWNER;
e" , LARRY A.PROBECK,RPLS RE NV TSC,LTD.
NPROBECK LAND SURVEYORS GREENWAY ENTERPRISES,INC,,G.P.
," L*0 J City Secretary,City,Wylie, Collin County,Texas 7543 ROSEMONT RD. 1809 TR AILWOOD
..- DALLAS,TEXAS 75217 EULESS,TEXAS 76039
9 MAPSCO 10A—A TEL.No.(214)549-5349
FAX.No.(214)391-8734 SCALE, 1"=100'
VICINITY MAP
NO SCALE
JANUARY 2001
------- C,Tbutlpu-Wyliewbvinui-tu-trittlitai,Lxv-NEWHLAI-ull.w, .,
