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02-26-2007 (Zoning Board of Adjustment) Agenda Packet Wylie Zoning Board of Adjustment CITY OF WYLIE NOTICE OF MEETING Regular Meeting Agenda Monday, February 26, 2007 — 7:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North Jeff Ellis Chair Linda Jourdan Vice-Chair Marilyn Herrera Board Member Layne LeBaron Board Member Karyn McGinnis Alternate Board Member Willie Osborne Alternate Board Member Thomas Young Board Member Renae' 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Assistant Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.wvlietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wvlietexas.gov. The Chair and Board Members request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. 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 972.442.8100 or TD 972.442.8170. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the January 22, 2007 Meeting. AGENDA Public Hearing 1. Hold a public hearing to consider and act upon a request by Jerry Silo of Jones and Boyd, Inc. (for D.R. Horton) for a Variance to PD 2005-44 to reduce the required lot size from 20,000 square feet to 18,955 creating a separate 5000 square foot easement, this property being Lot 47, Block A of the Riverchase Addition, Phase 1, located at 1900 Stone Glen Drive (ZBOA 2007-02). February 26,2007 Wylie Zoning Board of Adjustment Regular Meeting Agenda Page 2 of 2 ADJOURNMENT CERTIFICATION I cert that this Notice of Meeting was posted on this 26 dary of February, 2007 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Governme, f'C.''b� Hid jat the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wyl lat b.Q ;., �yljSetexas.gov. -..,,`• %'. Carole hrlich,City Secretary ? Date Notice Removed . •'�''i •...•...• c- �.`� Zoning Board of Adjustments ipill 7 CITY OF WYLIE g February 26, 2007 Regular Business Meeting Wylie Zoning Board of Adjustment CITY OF WYLIE NOTICE OF MEETING Regular Meeting Agenda Monday, February 26, 2007 — 7:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North Jeff Ellis Chair Linda Jourdan Vice-Chair Marilyn Herrera Board Member Layne LeBaron Board Member Karyn McGinnis Alternate Board Member Willie Osborne Alternate Board Member Thomas Young Board Member Renae' 011ie Planning Director Charles Lee Senior Planner Jasen Haskins Assistant Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media, and posted on the City website: www.wvlietexas.gov within the required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website: www.wvlietexas.gov. The Chair and Board Members request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. 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 972.442.8100 or TD 972.442.8170. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the January 22, 2007 Meeting. AGENDA Public Hearing 1. Hold a public hearing to consider and act upon a request by Jerry Silo of Jones and Boyd, Inc. (for D.R. Horton) for a Variance to PD 2005-44 to reduce the required lot size from 20,000 square feet to 18,955 creating a separate 5000 square foot easement, this property being Lot 47, Block A of the Riverchase Addition, Phase 1, located at 1900 Stone Glen Drive (ZBOA 2007-02). February 26,2007 Wylie Zoning Board of Adjustment Regular Meeting Agenda Page 2 of 2 ADJOURNMENT CERTIFICATION I cert that this Notice of Meeting was posted on this 26 dary of February, 2007 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Governme, f'C.''b� Hid jat the appropriate news media was contacted. As a courtesy, this agenda is also posted on the City of Wyl lat b.Q ;., �yljSetexas.gov. -..,,`• %'. Carole hrlich,City Secretary ? Date Notice Removed . •'�''i •...•...• c- �.`� Wylie Zoning Board of Adjustment CITY OF WYLIE Minutes Zoning Board of Adjustment Monday, January 22, 2007 — 7:00 pm Wylie Municipal Complex— Council Chambers 2000 Highway 78 North CALL TO ORDER Announce the presence of a Quorum. Chairman Ellis called the meeting to order at 7:00PM. Board Members present were: Board Member Ms. Herrera, Board Member Ms. Jourdan, and Board Member Mr. LeBaron. Board Member absent was Board Member Mr. Young. Ms. 011ie welcomed two new employees, Charles Lee, Senior Planner, and Jasen Haskins, Assistant Planner. All Board Members welcomed them aboard. Staff members present were: Planning Director Renae 011ie, Senior Planner Charles Lee, Assistant Planner Jasen Haskins and Administrative Assistant Mary Bradley. CONSENT ITEMS 1. Consider and act upon approval of the Minutes of the September 25, 2006 Meeting. A motion was made by Board Member Ms. Herrera, and seconded by Board Member Ms. Jourdan, to approve the minutes of the September 25, 2006 meeting as submitted. Motion carried 3 — 0, with Board Member LeBaron abstaining. Minutes January 22, 2007 Wylie Zoning Board of Adjustment Page 1 of 4 PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Tom Allred for a Variance to Section 5.D.3c of the 2001 Zoning Ordinance to reduce the number of required parking spaces by one, this property being Lot 1, Block A of the A&W Properties Addition, located at 2801 West FM 544 (ZBOA 2007- 01). Ms. 011ie stated that the subject property was created in July 2003 with the platting of the A&W Properties Addition. The development on the property consists of a 6,600 square foot building originally intended as an office/warehouse space. As intended, the development conforms to Section 5.2.1.7c of the 2001 Zoning Ordinance for parking. However, the applicant wishes to lease a portion of the building as general office. As designed and configured the property has space available but inadequate parking under Zoning Ordinance 5.2.D.3c. The applicant states that a hardship exists due to the general vicinity moving toward retail as opposed to a warehouse market. The Zoning Ordinance required one space for every 300 square feet for general office use, and one space for every 500 square feet for warehouse use. The applicant is developing Lot 2, Block A, located immediately east, with more parking than required for most commercial uses. The applicant desires to share the parking between the two buildings. A pedestrian access will be constructed from Lot 2 to Lot 1. Chairman Ellis opened the Public Hearing. Mr. Tom Allred, Developer/Owner, A & W Properties, P. O. Box 38346, Dallas, Texas, stated that when the building was constructed the intent was to have office/warehouse uses, but with the City of Wylie growing, more retail uses are in demand. Thereby, the parking originally required is not enough. A tenant desires to move in now, and before a Certificate of Occupancy is approved adequate parking must be provided. The request for a variance is only a temporary request, as mentioned before shared parking will be provided once the construction is completed to the property to the east. The time frame of the completion is approximately eight to twelve months. Chairman Ellis closed the Public Hearing. A motion was made by Board Member LeBaron, and seconded by Board Member Herrera to Grant the request for a variance as submitted. Motion failed 3 — 1. A motion was made by Board Member Jourdan, and seconded by Board Member Herrera, to Temporarily Grant for ten months the request for a variance to Section 5.D.3c of the 2001 Zoning Ordinance. Motion carried 4 — 0. Minutes January 22, 2007 Wylie Zoning Board of Adjustment Page 2 of 4 2. Hold a public hearing to consider and act upon a request by Todd Miller for a Variance to Section 7.B.e(2) of the 1962 Zoning Ordinance to reduce the rear yard setback requirement from 25 feet to 6.2 feet, this property being Lot 2, Block 8 in the Westwind Meadows Addition, located at 629 Willow Way (ZBOA 2007- 03). Mr. Haskins stated that the subject property was created in June 1978 with the platting of Phase 1 of the Westwind Meadows Addition. The subject property is located at 629 Willow Way and faces north. The southern side of the rear yard abuts a 30 feet alley right-of-way which includes an underground pipeline easement. The applicant desires to extend the existing garage by 30 feet toward the alley, using the existing garage area as an interior room and the requested additional area as the new garage. The proposed structure will be six feet two inches (6'2") from the rear property line, extending 18 feet by 10 feet into the required rear yard setback. The applicant states that a hardship exists due to the amount of space used for the combined alley right-of-way and pipeline easement. Chairman Ellis opened the Public Hearing. Mr. Todd Miller, property owner, 629 Willow Way, stated that his Mother had a stroke recently and he will be moving her into the proposed room. No expansion will be made to the sides of the existing garage, just extending the garage toward the alley. Chairman Ellis closed the Public Hearing. Board Members discussed in length the purpose of the extension of the garage, and the existing pipeline. Mr. Haskins stated that the proposed request will allow a two- car garage, and that an additional vehicle would still be able to park outside the garage if needed without blocking the alley. The proposed addition would leave approximately 26 feet setback from the actual alleyway without the easement, but because of the 20 foot easement, there is only 6 feet from the rear property line. A motion was made by Board Member LeBaron, and seconded by Chairman Ellis, to Grant the Variance. Motion failed 2 — 2. With no other motion made, the request for a variance was Denied. Minutes January 22, 2007 Wylie Zoning Board of Adjustment Page 3 of 4 ADJOURNMENT A motion was made by Board Member Mr. LeBaron, and seconded by Board Member Ms. Herrera, with the consensus from all Board Members to adjourn the meeting at 7:20PM. Jeff Ellis, Chairman ATTEST: Mary Bradley, Secretary Minutes January 22, 2007 Wylie Zoning Board of Adjustment Page 4 of 4 //t Wylie Zoning Board of Adjustment CiTY OF WYLIE AGENDA REPORT Meeting Date: February 26, 2007 Item Number: 1 Department: Planning Case Number: 2007-02 Prepared By: Jasen Haskins Project Location: 1900 StoneGlen Drive Date Prepared: 02/12/07 Subdivision Name: Riverchase Addition, Phase 1 Location Map, Survey Plat, Statement from Applicant, Photos, Notification List and Map Exhibits: with Responses Subject Variance to PD 2005-44 to reduce the required lot size from 20,000 square feet to 18,955. Discussion A January 10, 2007 letter from the applicant(attached) gives the background on this variance request. Section 8.4(E)(4)(b) of the Zoning Ordinance provides that the Zoning Board of Adjustments may permit a variance to the requirements of the Zoning Ordinance if the variance is not contrary to the public interest and, due to special conditions of the site, a literal enforcement of the ordinance would result in unnecessary hardship, and so that the spirit of the Ordinance is observed and substantial justice is done. The Board may impose any reasonable conditions on the issuance of a variance and may amend the variance from that requested. The concurring vote of 75 percent of the members of the Board shall be necessary to reverse any order, requirement, decision or determination of any administrative official, or to decide in favor of the applicant to effect any variance in the Ordinance. In order to grant a variance to the development code the Board shall find that all the following have been satisfied: (1) That there are unique physical circumstances or conditions of the lot, or other exceptional physical condition particular to the affected property; (2) That because of these unique physical circumstances or conditions, the property cannot be reasonably developed or used in compliance with the provisions of the development code; (3) That due to such unique physical circumstances or conditions, the strict application of the development code would create a demonstrated hardship; (4) That the demonstrable hardship is not self-imposed; (5) That the variance if granted will not adversely affect the proposed development or use of adjacent property or neighborhood; (6) That the variance, if granted will not change the character of the zoning district in which the property is located; (7) That the variance, if granted is in keeping with the intent of the development code; and (8) That the variance, if granted will not adversely affect the health, safety or welfare of the citizens of Wylie. Public comment forms were mailed to twenty-eight (28) property owners within 200 feet of this request, as required by State Law. Four(4) responses in favor have been received at the time of this posting. Page 1 of 2 Page 2 of 2 ZBOA 2007-02 Considerations: 1. As presented in the application the change in use would result in the property having 1045 square feet less then, or 95% of, the required size under PD 2005-44. 2. This paved easement is used by Wylie ISD buses and other area traffic. 3. If granted, the revised property would fully comply with the other requirements of PD 2005-44. 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''� , 1 ,` 5 8,4.4 27 r ► opaa gee S-1 ,s"" s5 ; lam'_ 1 ` 12 r�-- t ...i:. i 1( ' -"- - QPen ■cr Fri 1 ,r!". 51 ,fl ,%� _.-----'�"---1 Pe fi Park j 1 r 1 AREA MAP RIVERCHASE WYLIE, TEXAS JAN 10 2007 HOE051 1,100 En,--+cer,SLncr-y Plan,,,, Lands::P:I1•c},trvoc Ccnsuus::nl,!.ns,cracrt Jones&Boyd.inc- .. 171330,Dal:c0 Parkway _ C«Ila:,Tcxas 772<8 ` 1 r 972.]39,7fi7G fl .: f rnnv.yarca boyd.cam i� Engineering I Surveying { Planning Landscape Architecture Construction Management • "^ ,a•,jav,ro- twa N } +7 ---,I' Jones o d,Inc. January 10, 2007 Ms. Renae' 011ie Planning Director City of Wylie 2000 State Highway 78 North Wylie, Texas 75098 RE: Riverchase JBI Project No.HOE051 Dear Ms, 011ie: Please have this letter serve as an explanation of the raonin for the accompanying Zoning Board of Adjustment request for 1900 Stone Glen Drive(Lot 47,Block A, Riverchase Addition, Phase 1 . Riverchase Addition, Phase 1 was platted in 2000. The plat identified a 25' access easement on Lot. 47, Block A along the lot's southern border. From what can be discerned through our research, it appears this easement was platted to provide neighborhood access to the private open space at the western end of the neighborhood. This easement is paved as can be seen from the photos on the accompanying exhibit. For all intents and purposes, this easement has the appearance of an alley. When this lot was sold by D R Horton to the Ms. Hines in 2004,Ms. Hines, as part of the closing process signed a copy of the survey which showed the 25' access easement traversing across her property. As time passed, Ms. Hines has realized the easement is actually part of her lot and not a separate lot next to hers. Ms. Hines then approached D R Horton to express concerns regarding liability, maintenance costs, etc. As a result of those conversations, D R Horton has offered to replat the property so the 25' access easement is a separate lot owned and maintaine by the Homeowners Association. This action cannot be accomplished, however, unless a variance is granted to the minimum lot requirement for this property. Per the planned development ordinance which was adopted in 2000, the minimum lot size for this portion of the Riverchase neighborhood is 20,000 square feet. This lot is 23,955 square feet, inclusive of the 5,000 square foot access easement. If the easement is replatted as a separate lot, Lot 47 Block A will decrease in size to 18,955 square feet, which is less than the minimum lot size allowed. We feel the granting of a variance to the minimum lot size in this instance will be in the best interest of the homeowner and will not have a negative impact on the adjacent homeowners. At present, as can be seen in the accompanying photos, the access easement is being used as such and not as part of 17090 Dallas Parkway Suite 200 Dallas Texas 75248 97 . 8.776 tel 97 . 48,1414 fax www.Jones-boyd.com • Ms. Renae' 011ie January I0,2007 Page the property owner's usable lot. The property owner is not utilizing the easement for any access to her lot. The adjacent homeowners have basically turned their backs to the easement and have built wooden fences adjacent to it.As previously stated,the neighborhood basically treats this easement as an alley. If the variance is granted, nothing changes from the existing situation. While Ms. Hines signed a copy of the property survey when she purchased the property, she has indicated she did not realize the access easement was actually part of her lot. D R Horton clearly had the easement shown on all of the legal documents for the property. it appears no one "did anything. wrong"and all parties acted in good faith. While the burden of Maintaining the access easement is insignificant today, it may create an undue hardship on the property owner if it has to be reconstructed at a later date. Since the easement benefits all of the residents in the neighborhood by providing access to the community's open space, it is best if the easement is platted as a separate lot owned and maintained by the Homeowners Association, thus requiring the variance since the revised Lot 47 would be less than 20,000 square feet. If you should have any questions, please contact me at 972.738.0248. 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'1.....'-.,..-•r 1 • M:.-1.''''''11..7111Sr'' 'Z4:.-.:..-..*r`.'",'•'.:--7:. •,- : , ° .--_ _I . ..... . _ .. 0 0 100 200 - - ----------, North RIVERCHASE WYLIE,TEXAS JAN 10,2007 HOE051 1"=100' Ei,c....,-,,,, P,r1, L.....,A,,,:tth:,C I it, Jones&Bay&Inc. ...v_A 1 793-0 Dal,.Path., — -t 11 Dall,s.Tems 75,Q 1 i 972 2413 MS LVW,jun es boyd ccm —... ='..-- NOTIFICATION REPORT APPLICANT: Jerry Sylo with Jones &Boyd, Inc. APPLICATION FILE ZBA 2 0 -02 17090 Dallas Parkway #200 Dallas, Texas 75248 BLK/ABST LOT/TRACT TAX 1.D. # PROPERTY OWNER NAME ADDRESS Applicant Jerry SyloII 17090 Dallas Parkway #200 Jones & Boyd, Inc. Dallas, Texas 75248 Riverchase#1 _. 1903 Stone Glen Drive 0 - Blk B Lot 14 R-4 94-00B-0140-1 James Raebel Ile, Texas 75098 Riverchase#1 1901 Stone Glen Drive O 81k B 15 R-4 9 -008-01 0-1 Joe Laird Wylie, Texas 75098 Riverchase #1 --- 1904 Country Walk Lane 4 8ik ID Lot 23 R-4 94-OOD-0230-1 Johnny Nguyen Wylie, Texas 75098 Riverchase#1 1902 Country Walk Lane R Blk D 24 R-4 94-OOD-0240-1 Ryan Young Wylie, Texas 75098 Riverchase #1 1900 Country Walk Lane Blk D 25 R-4 94-O D- 250-1 i Lisa Seigelhorst W lie, Texas 75098 Riverchase #1 1812 Country Walk Lane 1111 Blk D 26 R-4 94-OOD-O 0-1 Wilbur Cantrell Wylie, Texas 75098 Riverchase #1 _ 1810 ountry Walk Lane 8 Blk D 27 R-4 94-00D-0270-1 David.Cunningham Wylie, Texas 75098 Riverchase 1 1808 Country Walk Lane 9 Blk D 28 R-4 9 -00 - 2 0-1 Roger Marsh Wylie, Texas 75098 Riverchase #1 1806 Country Walk Lane 10 Blk D 29 R-4 94-OOD-0 9O-1 JamesGunn_- Wylie, Texas 75098 Riverchase #1 - 1900 Stone Glen Drive 11 Blk A Lot 47 R-4 9 -00A-0470-1 Victoria Hines Wylie, Texas 75098 Riverchase #11 - 1902 Stone Glen Drive 12 BIk A 48 R-4 94- OA-04 -1 April Cantu Wylie, Texas 75098 Riverchase #1 1904 Stone Glen Drive 13 Blk A 9 R-44-OA-0490-1 Kevin Berkhout - Wylie, Texas 75098 Riverchase #1. 1906 Stone Glen Drive 14 Blk A 50 R-4 94-OOA- 00-1 Mark r auldiin lle, Texas 7 098 Riverchase #1 1911 Country Walk Lane 15 Blk A 89 R-4 94-OOA-0890-1 Wanda West Wylie, Texas 75098 Riverchase#1 1907 Country Walk Lane 16 Blk A 90 R-4 94- A-0900-1 Dwayne Parrott Wylie, Texas 75098 Riverchase#1 1905 Country Walk Lane 17 BIk A 91 R-4 94-OOA-091 -1 John Chapman Wylie, Texas 75098 Riverchase #1 1903 Country Walk Lane 18 BIk A 92 R-4 4-OOA-0920-1 Alton Dunn Wylie, Texas 75098 Riverchase #1 1901 Country Walk Lane 19 BIk A ; 93 R-494-0A- -1 Deborah Jackson Wylie, Texas 75098 Riverchase #1 1813 Country Walk Lane e 20 Bik A 9 Michelle Nguyen...- Wy le, Texas 75098 Riverchase #1 Bik A 9 4 Ronnie Seren Wylie, Texas 75098 Riverchase #1. 1809 Country Walk Lane Bile A 96 - -- '` •. Thomas Eyarne bWylie, Texas 7 098 Riverchase# 1 - - 1807 Country Walk Lane 23 BikA 97 R 4 94 00a 09 0 Roderick Jones Wylie, Texas 75098 1 Riverchase#1 1805 Country Walk Lane -24 Bik A 9 •} r •: Stacy Price Wylie, Texas 75098 Riverchase#3 1809 Stone Glen Drive 25 Bik B Lot 16 - ; i s.: i .' Charles Rule Wylie, Texas 75098 Riverchase#3 1807 Stone Glen Drive 0 26 BIk B 17 R : u u Lisa Smith ..- _ - ........ 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I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#2007-02. Date.Location&Time of Zoning Board ofAdjustment meeting: Monday,February 26,2007,7:00 pm Municipal Complex, 2000 Highway 78 North, Wylie, Texas Name: f M -v au rs (please print)Address: , nCLeri ie Ida Ii Signature: - . Date: 07 3 MM TS: . .: . '. Lalapt 1.42t6 4,' • _ _ = • tateik caw_baba/nu/7d 4-Pluad 19.42d # +.. -0 :40 ) WfUtt / r V.)/ 114 11 ? PUBLIC COMMENT FORM (Please type or use black ink) Planning Department 2000 Highway 78 North Wylie,Texas 75098 lam FOR the requested variance as explained on the attached public notice for ZBA Case #2007-02. • I am AGAINST the requested variance as explained on the attached public notice for ZBA Case#27- 2. Date, Location&Time of Zoning Board of Adjustment meeting: Monday,February 26,2007,7:00 pm Municipal Complex, 2000 Highway 78 North, Wylie,Texas Name: \- oe B . Lam' (please print) Address: 01 0.-Tfefri kfrir r � r 111 -7506/ • • / 6 Signature: vow Date: Teb0Q/ -) COMMENTS: PUBLIC COMMENT FORM (Please type or use black inky Planning Department 2000 Highway 78 North Wylie,Texas 75098 / I am FOR the requested variance as explained on the attached public notice for ZBA Case #2 '- 2, I am AGAINST the requested variance as explained on the attached public notice for ZBA Case 420 '-0 . Date,Location&Time of Zoning Board of Adjustment meeting: Monday,February 2 ,2007,7: pm Municipal Complex, 2000 ighwa 78 North, Wylie, Texas Name: (please print) Address: 0___,--1)_ +pc:31,1 G- _DR — 9 Signature: (7)TV Date: i 1Q007 COMMENTS: PUBLIC COS FORM (Please type or use black ink) Plan iing Department 2000 Highway 78 North Wylie, Texas 7 098 am FOR the requested variance as explained on the attached public notice for ZBA 2007-02. Case - I am AGAINST the requested variance as explained on the attached public notice for ZBA Case# 07 . Date,Location&Time of Zoning Board of Adjustment meeting: Monday,February 26, 2007, 7:00 pm Municipal Complex,2000 ighway 78 North, Wylie, Texas Name: Lisai hcktrian please print) Address: /80—/ C9-60- [an_ Dr, *iv :75M8 _ Signature: Dale: 7 COMMENTS: