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09-27-2004 (Zoning Board of Adjustment) Agenda Packet AGENDA Zoning Board of Adjustment City Council Chambers - Wylie Municipal Complex 2000 Highway 78 North Wylie, Texas 75098 Monday, September 27, 2004 7:00 p.m. CALL TO ORDER CITIZEN PARTICIPATION CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the August 23, 2004 meeting. PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Edd Haskins of Roemer/Haskins, L.C. for a variance to Section 4.4.E to reduce the landscape requirement from 20% to 13.6% coverage and Section 4.2.B.3 to reduce the sideyard building setback from 10 ft. to 4.80 ft., this property being located at 3475 FM 544 and being Lot 2, Block 1 of the McCreary-FM 544 Addition. (ZBOA Case No. 2004-10) � %willl}y11 .•`_‘‘y F ,'r e . e::: -_ z „.., c % „,.... ....,„D $. ,..., 4..1,2*******,..,....„ ,..... ,„„,L.I E,I.t- ,N.•` iiiiiiiimo .- ' ' Posted Frida -September 17, 2004 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. Zoning Board of Adjustments City of Wylie September 27, 2004 Regular Business Meeting AGENDA Zoning Board of Adjustment City Council Chambers - Wylie Municipal Complex 2000 Highway 78 North Wylie, Texas 75098 Monday, September 27, 2004 7:00 p.m. CALL TO ORDER CITIZEN PARTICIPATION CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the August 23, 2004 meeting. PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Edd Haskins of Roemer/Haskins, L.C. for a variance to Section 4.4.E to reduce the landscape requirement from 20% to 13.6% coverage and Section 4.2.B.3 to reduce the sideyard building setback from 10 ft. to 4.80 ft., this property being located at 3475 FM 544 and being Lot 2, Block 1 of the McCreary-FM 544 Addition. (ZBOA Case No. 2004-10) � %willl}y11 .•`_‘‘y F ,'r e . e::: -_ z „.., c % „,.... ....,„D $. ,..., 4..1,2*******,..,....„ ,..... ,„„,L.I E,I.t- ,N.•` iiiiiiiimo .- ' ' Posted Frida -September 17, 2004 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 Zoning Board of Adjustment City Council Chambers, Wylie Municipal Complex 2000 Highway 78 North Wylie, Texas 75098 Monday, August 23, 2004 7:00 p.m. Notice was posted in time and manner required by law, and a quorum was present. Board Members Present: Staff Members Present: Eric Alexander Claude Thompson Weldon Bullock Renae 011ie Marilyn Herrera Mary Bradley Linda Jourdan Layne LeBaron Jan Sargent Board Members Absent: Wayne Morman CALL TO ORDER Chairman LeBaron called the meeting to order at 7:13 p.m. CONSENT AGENDA 1. Consider and act upon approval of the Minutes of the July 26, 2004 Meeting. A motion was made by Mr. Alexander, and seconded by Ms. Herrera, to approve the minutes as submitted. Motion carried 6 — 0. SWEARING IN OF ADJUDICANTS Mary Bradley, Secretary, administered oath. ZBOA Commission Meeting August 23, 2004 Page 2 of 4 PUBLIC HEARING 1. Hold a public hearing to consider and act upon a request by Jose Juan Perez for a variance to Sections 11.3(1)(c) of the 1985 Zoning Ordinance in order to decrease the rear yard setback from the required twenty-five (25) feet to seventeen (17) feet, this property being located at 523 Robinwood Road and being Lot 6 of Block E of the Meadows of Birmingham Phase 2 Addition. (ZBOA Case No. 2004-08). Thompson stated that the subject property was created in April of 2003 with the platting of Phase 2 of the Meadows of Birmingham Addition. The required rear yard setback is twenty-five (25) feet. The subject lot backs in to the southeast corner of the intersection of Westgate Way and Ann Drive. The rear yard measures approximately 29 feet deep and 94.8 feet long totaling 2,560 square feet, of which approximately 550 square feet is dedicated to the visibility triangle of the streets and is outside the usable fenced yard. The rear exit of the subject residence is by an 8 foot wide sliding-glass door, opening on to a stoop/porch which measures 10 feet by 8 feet. The applicant desires to construct a shade covering over the rear porch to provide shade to the wall and opening. This covering is to be attached to the rear wall of the residence and extend into the rear yard a distance of 10 feet. The covering will, therefore be 17 feet from the rear property line, extending 8 feet into the required rear yard or a variance of 32 percent from the required setback. The platted configuration of this rear yard, especially the shared uses for street visibility triangle and common wall easement, reduce the useable private space, of the rear yard setback which does not align easily with the normally straight walls of dwellings, and in this case creates the hardship. Mr. Jose Juan Perez, 523 Robinwood, Wylie, homeowner of the subject property, stated that the shade covering for the porch will be attached to the home and will not extend beyond the current measurements of 10 feet by 8 feet. The porch covering will have a flat roof. A motion was made by Mr. Alexander, and seconded by Ms. Sargent, to GRANT the variance for ZBOA 2004-08, with stipulation that the construction substantially conform to the materials that are used in the main structure, be a flat roof, open on all sides, and excluding corrugated or fiberglass. Motion carried 6 — 0. ZBOA Commission Meeting August 23, 2004 Page 3 of 4 2. Hold a public hearing to consider and act upon a request by Gary Weberg for an interpretation of and variance to Section 2.5.4.e(3) of the Zoning Ordinance regulating exterior wall material for an accessory building/barn, this property being located at 1740 McMillen Road and being Lot 1-5 of the McMillen Estates Addition. (ZBOA Case No. 2004-09). Thompson stated that the subject property was initially created in 1993 by platting of McMillen Farms, which was later renamed by replat to the McMillen Estates Addition. This subdivision consists of rural estate lots and farms, and the subject lot is 2.18 acres in size. The house was constructed with garage of 616 square feet attached to the main residence with a common-roof breezeway. Both the residence and garage have brick siding. A wood-siding storage shed of 288 square feet has been erected in the rear yard. The applicant desires to construct a barn (accessory building) in the rear yard of the subject lot, and is seeking clarity of the regulations and a variance if necessary to construct the structure to 2,000 square feet with exterior walls of synthetic stucco siding (Hardiplank). Specifically in question are the allowed number of buildings and their cumulative size as well as the required materials for exterior walls. Thompson reviewed the zoning of the subject property and the surrounding properties, and also the accessory buildings limitations. In September of 2003, intentionally to limit the increasing size of accessory buildings within residential neighborhoods, the Zoning Ordinance was amended to allow accessory buildings located on lots of 2 acres or larger to have a cumulative size of up to 3,000 square feet. The Building Official has ruled that, since the lot is zoned Single Family-10 Residential rather than Agriculture, these current regulations apply: • No more than 2 accessory buildings are allowed, compared to the 3 (detached garage, existing storage shed and requested barn) requested by the applicant; and • Exterior wall materials must be the same masonry content required of the main residence (75% masonry). The applicant argues that: • The garage was constructed as an attached portion of the residence and should not be counted as a separate accessory building, and the future barn is therefore only the second accessory building and should be allowed; and • The size of the lot complies with the Agriculture District, although it is zoned Residential, and the lot and future barn are agriculture in function and character, and should be exempted from the masonry wall requirement. ZBOA Commission Meeting August 23, 2004 Page 4 of 4 Comment Forms were mailed to ten (10) property owners within 200 feet of this request. Four responses have been submitted, supporting the requested interpretation and variance. Section 8.4 provides that the Board shall decide appeals of denial of building permits and interpretations of the development code. The applicant is specifically requesting that the Board rule on the following: • That the garage be defined as being attached and part of the residence rather than detached and counted as an accessory building, thereby allowing the construction of the barn as an additional accessory building; and • That the lot be defined as Agriculture (based on its 2-acre size) rather than as Residential (based on its zoning), and thereby allow the exception of Section 2.5.4.e(3) that barns be exempted from the masonry requirement for exterior walls; or • That, failing the above interpretations, variances be granted to allow the barn as a third accessory building and synthetic siding rather than masonry. Mr. Gary Weberg, 1740 McMillen Road, property owner of the subject property, stated that the siding and trim of the accessory building will match the main structure. The accessory building will resemble a barn and the intention is to store antiques. Mr. Weberg stated that the Building Official did receive a picture of the house and agreed that the garage was attached to the house, which stated at first after reviewing the plot plan that the garage was detached from the house. Mr. Alexander questioned the material used on existing accessory buildings adjacent to the subject property. Mr. Weberg stated that all existing accessory buildings on adjacent properties are metal buildings, and no accessory buildings are made out of brick or masonry. A motion was made by Mr. Alexander, and seconded by Ms. Herrera, to GRANT the variance on the basis that the subject property is zoned Single Family 10, with attached garage and the material can be out of hardiplank. Motion carried 5 -1, with Mr. Bullock voting in opposition. ADJOURNMENT With no further business to discuss, a motion was made by Ms. Sargent, and seconded by Ms. Jourdan, to adjourn the meeting at 8:50PM. Layne LeBaron, Chairman Mary Bradley, Secretary ill Public Hearing Item No. 1 City of Wylie ZBOA No. 2004-1 0 Zoning Board of Adjustment Public Hearing: September 27, 2004 Owner/Applicant: Edd Haskins, Roemer/Haskins, L.C. Location: 3475 Hwy 544, Lot 2, Block 1, of the FM 544 Addition Request: Variance to Section 4.4(E) to reduce the landscape requirement from 20% to 13.6%, and Section 4.2.3.B to reduce the sideyard building setback from 10 ft. to 4.80 ft. Background: The subject property was created as Lot 2 of the McCreary-F.M. 544 Addition, approved in December of 2003. The lot is 4.2 acres and wraps around Lot 1 of the Addition, with access from both F.M. 544 and McCreary Road. The current zoning is Commercial Corridor (CC). The planned mini self-storage is an allowed use by right in the CC District. The CC District requires that 20% of each lot be allocated to irrigated landscaping. Self-storage facilities must provide one parking space for each 1,000 sq. ft. of storage area and one space for each 300 sq. ft. of office space. The site plan approved by the Planning and Zoning Commission in October of 2003 indicates that the proposed development would comply with all current code requirements. However, the Board of Adjustment granted a variance on the subject property in February of 2004 allowing the landscape requirements to be reduced from 20% to 17% (ZBOA 2004-01), because the applicant assumed that the development could not accommodate the desired building area as well as required parking and landscaping. Compliance with all requirements would have required a reduction in the total building size. Landscape is related to lot size and parking is related to building size. Development was legally permitted and initiated. However, staff review of the form surveys provided after foundations and slabs were completed indicates that the slabs for future buildings along the south property line were actually constructed 4.80 to 5.52 feet north of the property line instead of the required 10 feet. ZBOA 2004-10 The subject lot backs on to the railroad corridor on the north, and no development will occur immediately adjacent to the north property line. The applicant owns both the subject mini storage (Tract A), and the adjacent retail site (Tract B) located at the Northeast Corner of Highway 544 and McCreary Road. 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. Considerations: 1. Comment Forms were mailed to eight (8) property owners within 200 feet of the subject property, as required by State Law. No forms had been returned at the time of this posting. 2. The subject Lot 2 is configured in an "L" shape around the north and east of the corner Lot 1, and fronts on F.M. 544 with a side yard along McCreary Road. Lot 1 is undeveloped and no plans have yet been announced for its development. Lot 1 is currently platted with a depth of 225.12 feet. The Commercial Corridor District requires a front yard set back of twenty-five (25) feet and side and rear yards of ten (10) feet. A cross access easement is provided within the front yard between the subject property and properties to the west and east. 3. The Zoning Ordinance requires that twenty (20) percent of the lot be landscaped, and that such landscaping be provided in the front yard as well as in the side and rear yards when adjacent to or across the street from residential uses. Based on this ratio, the proposed development is required to provide a total of 36,100 square feet of landscaping. The approved site plan shows 36,112 square feet of landscaping. However, with the error in the placement of the property line, the proposed landscaping is actually only 24,497 square feet which is 13.6 percent of the site. This deficit represents a reduction of approximately 11,603 square feet or a variance from the requirement of 6.4 percent. 4. Due to the configuration of the lot and character of the neighboring development, much of the required landscaping (especially that within side and rear yards) will not be visible by the public nor easily accessed for maintenance by the facility operator. There is very little front yard within the subject property. 5. At least fifty (50) percent of the front yard must be landscaped, within a buffer-yard of at least ten (10) feet wide, as well as trees. The proposed plan is not in compliance with this regulation. 6. The subject property totals 180,505 square feet in size, and it is proposed to construct a total of 87,688 square feet of building space, resulting in a 48.5% of the lot being covered. The Zoning Ordinance allows a maximum lot coverage of 50%. 7. Alternative solutions available to correct the error and achieve compliance with the requirements of the Zoning Ordinance include the following: • Demolish sufficient amounts of the concrete foundation and slabs to comply fully with the landscape requirements; or • Replat both lots to relocate the south property line of Lot 2 in sufficient distance to provide the required side yard and landscaping, thereby reducing the depth and area of Lot 1 for which no plans have been announced; or • Approve the requested variance and allow the reduced landscaping. Attachments: Location Map Memo from Applicant Conceptual Site Plan Site Photos Notification List and Map with Responses 111111111,1111111 es i 6• itti0e7i- 4L ¶r " 2oo ZBA CASE #2004- 10 Request for Variance Zoning Board of Adjustment Background: The Applicant owns both the subject self storage site(Tract"A" -presently under construction),and the adjacent retail site(Tract"B") located at the NEC of Hwy 544 and McCreary. During construction of the self storage facility, it was learned that an error was made by the Architect or Surveyor in determining the southern property line for "Tract A". As a result of this error,buildings"C' and"D"are now located 4.80-5.52 ft north of the property line instead of the 10 ft. required. The Applicant is requesting a variance to reduce the landscape requirement from 20%coverage to 13.6%and the building setback between buildings"C/D"and the Retail Center property line from 10 ft to 4.80-5.52 ft. This will allow the site plan to match the plat. Facts in Support of Requested Variance: 1. Self Storage is a unique land use,not specifically addressed by the existing Landscape Ordinance. At the time of Site Plan submittal, City Staff suggested that the Applicant might wish to seek a variance to the Landscape Ordinance, as the Ordinance never anticipated that multiple buildings would locate on the same tract,reducing the need and practicability of 20%landscape coverage. The Applicant declined to seek a Variance at that time in order to proceed with the project without delaying site plan approval. 2. The 20% landscape requirement places a burden on the Applicant that would not apply to a single structure utilizing a corresponding amount of front yard street frontage. 3. The 20% landscape requirement forces the Applicant to locate landscaping in areas of the site never anticipated in the Ordinance. The requirement exceeds the spirit and intent of the Landscape Ordinance. 4. The Applicant has made every reasonable effort to provide landscape coverage at every reasonable area of the site.Note, for example, landscaping along the railroad tracks and the additional side-yard setbacks created exclusively to accommodate the 20%coverage requirement. 5. Self Storage is a unique land use, not specifically addressed by the Building Set-Back Ordinance. 6. The purpose and intent of the set-back requirements do not apply to the "fortress style"construction of the self storage facility. The intent of the set- back requirement is to allow persons exiting a structure from rear doors"free flow"between buildings. The fortress style construction has no exterior doors. 7. The development of the Retail Center to the south will create the separation between the self storage buildings and the Retail Center that is the intent and spirit of the Set-Back Ordinance. It is not necessary to enforce strict compliance with the set-back Ordinance in order to meet the building separation objectives of the Ordinance. 8. Strict compliance to the Set-Back Ordinance will create a nuisance not intended by the Ordinance. A 10 foot building set-back fronting on the rear of a Retail Center will only create a larger dead space for blowing trash from the service docks of the Retail Center. The Ordinance never intended to create such a nuisance. 9. The set-back proposed by the Applicant will meet the spirit and intent of both the Landscape Ordinance and the Set-Back Ordinance. 10.Although the Applicant is requesting a small variance to the set-back requirements between buildings "C" and"D" and the Retail Center to the south,the Applicant has greatly exceeded the side-yard set-back requirement along McCrary and also along the west property line.The Applicant's proposal significantly exceeds the"overall" set-back requirements, particularly in the most visible and important portions of the site. 11.While an error on the part of the Applicant's architect or surveyor brought this situation to light,the Special Conditions and Circumstances which created the Burden and Hardship to the Applicant preceded this Variance Request and are the result of the unique nature of self-storage construction, conditions not anticipated by the Ordinances. Alternate Solutions: Some may argue that the variance should be denied because the Applicant has available to him the remedy of simply re-platting the site to obtain compliance with the Ordinance. This is certainly true, and the Applicant will indeed immediately undertake a re-plat if the request for a variance is denied. The"re-plat alternative" will have almost zero financial implications for the Applicant. However, while the loss of a few feet from the Retail Center site will have no significant negative financial implications to the Applicant,we are advised by commercial real estate specialists that the reduction in the overall depth of the Retail Center may make it impossible to attract the highest quality of retail tenants most desirable to the City of Wylie. The Retail Center is located at a major gateway to the City. Both the Applicant and the City have a common interest in developing the Retail Center in a manner that creates the potential for attracting the most desirable retail tenants possible. The overall best interests of the City of Wylie will be served by granting this variance request. POINT STLIW TABULATION GENERAL NOTES: SNE DESIGN POWs 1. CONSTRUCT.MNIE CONFORM TO THE RE=IREMENIE OF THE ETAMRVM SPECIFICATIONS OF THE CM OF ME.TErAS N ELEMENT ::o E O. DOLL l'IS BUILT'rI PUNS TO 1E ENGINEER e['w=IUM rtDAs°iaTaar°WE.PLANS Lay ATI BUTLER.AUGMENT ro Y PLAT z TIE CONTRACTOR 4WL BE REQRNpf�]EDro6 PR..u1MVHiuH AU. STERMCE 1�BARN.NO SE N OE ES MASHING UNITS ETY BARRICADESOY , AcCESS MKS TTHEq°xOR HoE COMPLETED AND ACCEPTED BY THE OTT. ,�N� DALLASi. um TON O Muwss ..rK,mATna a DPI a u,una vlwm ox re'nwvs of rHE Domwc o. ,Ma N���-1��----- EA RAPID TOT.Nu.a OF NuNBER Of WE DESIGN POINTS ROOMED a Mt DEMI MINTS so " E or D.ORRsuHoc�,RaMoOUND UTILMES.NOWT ITC FOLLORRIC _�—�� =f��E�___ LANDSCAPWG POINTS STAR COMPANY -- fLP,SET _ (_ -R =— —�� $^"E ��������----_ � uswD N REwE�"[RENT PaNrs mELON _ Gor — -- ----__m._ a -w b E^ �..F_� ��� H p STRIPING SPECIFICATIONS �@ a. F r OTS FP" ... - ' �� — -- _ F.o"nrm ,a COMM roiwamN%wNa.IGelwrsla m.Inn.Rea ro PANT SWIM. ! BMia' .� oPIEs PM 1...ococAPING of STREET MmAEE , usouxTl I• f.;� . .■�'_ _ � _ _ ____ '[- - Ora or LMOOCHIE Poxrs Fu wow SWIM MO VOWS awa rarer wm wA r +�: HANDICAP , N i M .. - -___________ TOTAL.NUMBER OF W ME POINTS RN11ED Au.MO WO�IR A DIVA '' __ .ALL enLAMos M f' A 'e .7 ';•' IRCNIIECNRIL POIMS ss D SIIiYC IMO C C1 .^� T.OG. ., ;I E' 40�/701 &300• xsMtE Bw,Nma aRxMI,O,rFa E F u E x T POINTS FIRE LANE STRIPING i I fB.oO•' .TgWrT 00 FENCE .........ELEMENT NDMO WTPOIN ]O OWL T FOUR(0 INCH LETTERS SW.10 SOI3 Er A RE IME Y NEM VME RRP....14NCE r� -r Ail EDUN46 rt.50.)A' Qj I I11 o.N' FBUILDING ORM NM u GE)FOOT MM. Al I V i 1 y PHASE 2 BLDG.S R ! me Enn D 120'X 140' {., coMPA sm NOTES: �i0 tR,W' 19 FT-552V Jam, G '( w ' 000 TOUT MIYBMI 6 ANaMNGRfiE POINTS WES W1MLH,DBO.NL Ma a PMeR,t 14 I.i TOTAL MM.a Ma'HLECIUVL POSITS REWIRED e1MG5 MO EONO MEN SAIL SE S. ,d Cesw..lw Lm. 'O. I gi ••• © • BLDG.'F" 1 R :I! i! S TE SUMMARY z OBBINCTOR FOR 9PU.TE Mfl6Y4 Wm/l TN Oro, .BtM r.r , 75'X 300' rNSrMu BD 0000z m Ef TOTAL NFT AR. ,w.xs 1, MOON NO Deuuo,REMO E MCP.FM • eo.ao• I LI , nFNB a.F, 4.1436 ACRES NET \--o I IG HE wmm COON BM.,ov.To¢ muss' <�SWAM FEETa �"ET '! =ATE CONTROL 24.2E S.F. z SEE COT a Mt=METE PANE NCO ,MnEAnr t ...„0 — NsrAu eawwrtos S NON-ruwrz CONTROL RIMMED ;*1n S.F. > I I r O,,, p� ry I 1 TOTAL BDM�ME .EMD S.F. j .ram iio M^ • 1 i KS [• s:� aewn+Tri MOO 9. 4I MWgN T NON iFfKE FcrnssE PARKAS SPACE 2 ua.o• FF.uts•^ M-u _ (TrP.xr.BlNnocs) -... ...,it.- E-SSlO' iH7,pG •C• FF-5E15• 10.00' 's' BLDG. D MISTML BOURNS TN.` � LANDSCP2 �� cr zo,225 ------..EON0 - x tETDSTMDI ti oi-roraENEr.Iw q 4- 'I _ p w.BOLuus r 23o200' Rom or7 I_ _ - 7 li ' . _ _ _—__—__—__—__—__ 'T-j�S.'iE`E i.o.-- ,.....I LOT 2, BLOCK 1 su ) ATM ��µ,ETAo U 4ja_ _ ., 0 i (T,y . ,eu=..::1 KRea.I�\l -M`-� MO55 ADDITION oosT. TEM ---NNN ,d J r ,7Ey) i (rm iWO,11 o_n1#ti oFyET,ya �N ST t u S,roNN oe,FPmmEy y,E ww 5+ MOSS CONSTRUCTION CT Aa MT., M'LS ;rN Ty,TrzD Wg1 ''COXCC/92-0022956Y! LxNIPWRES PWON 10:+10m• m$r N • I: oF AM,'ExuVAMON WORK. I1i or 9.011 ONAIMLI E aMENT Ib� yKI) REr� A MBE 7 r1f MOMM , I'�1NR1,TPv.Y21 P ,...ji STILL BOLLARDS d i 1L Ir f0. N.8 — _—my r N 20.ACCESS MWET * NORM T..MUM./MIEN N' ¢ r» __.�SM1.DY '�I{{ i:aw NE vA,auSP.ss \v r i yor g7ni. IN {//•�',"'OPTS.- t' 5 s `T'�uimieitT vs Lx — naY '( $ O omma sa no Bf' ' j�2CPE2MI f I MI V. eM �TL ���D.-B �8-, v AN IJA. h - -- /E rM+ V.SET ----y- "S $=— ----� P.1ET�i 1 M =.>2. v m 1/2 CAPPED LP.SET DDST. Tkc_ • MTV= pJ-___ ' "— r I W 2 MRR w M + t WIVE bJ F.M.NO.544 xanx TOW 11MM WHIM.WATER RI S S. =r."'" Etas _ .--,.—�...v \ g ''�TK,, FL_520.112 4,9' (120' R.O.W.) oaT FpsE}ort -sM+.ex too.' ----- 'm°•."°' PROJECT S7 ..s> �o---...... SIT E 1 /A . . ... rNR..N,.N m ..NM.E irk NICNTY MAP SCALE:NONE :k...,Rr PPF I OWNER/DEVELOPER: THE HUDSON GROUP EXCAVATION NOTES: ARCHITECTS ROEMER/HASKINS,L.C. ANDENGNEERs t limn uo THE GENERAL CONTRACTOR SHALL ACCEPT THE 3631 CORAL GABLES DRIVE ORA.nNEaxuAE non DALLAS.TEEMS 75229 to pF'�ga.n(474m"H114 RESPONSIBILITY TO NOTIFY ALL UTILITY, CITY AND PHONE:214353-0681 .4444.4 wawrop+m. COMMUNICATION COMPANIES TO PROVIDE LOCATIONS PAX:214-722-01368 AUGUST 90,2004 0 1ENGINEERING SITE PLAN AND DIMENSION CONTROL (INCLUDING DEPTH) OF ALL UNDERGROUND PIPE, 'F.-agar.W Da CONCEPTUAL SITE PLAN OWE:r-Ryy INCLUDING GAS, COMMUNICATION CABLE AND ANY OTHER „Tm T ": ENaNETx's sEA4 FIBER OPTIC CABLES PRIOR TO PERFORMING ANY PROJECT MANAGER MINI STORAGE CENTER =AaNn SCALE CONSTRUCTION EXCAVATION, FILLING OR HOLE DRILLING MO N1,, MriNANA PRO a M a 1 1 RELATED TO ONSITE OR OFFSITE WORK FOR THE THE 0wNrt 1IA ..,,,, .ma.m 3 1 CITY OFVYYLYE.COLLIN COUNTY,TEXAS EXECUTION OF THE CONSTRUCTION DESIGN DRAWINGS "MTc � ;k.J�loM�MAW 4.143S ACRES CSP PERTAINING TO THIS PROJECT. ' D�24Rr; `aiiM.E`1,' B®N" Public Hearing Item No. 1 ZBOA Case No. 2004-10 3475 FM 544 t� I Appx. 42'from DART to North Property Line View of subject property looking Southwest from DART Railway. View of subject property facing South from McCreary Estates Subdivision Open Space Area. Public Hearing Item No. 1 ZBOA Case No. 2004-10 3475 FM 544 !ir; ► ,. tom`.- _ .; - R -T - -4_. Appx. 25'from _ _Olt back of curb to _- back of bldg slab ;,� ,, . ,u McCreary Rd 7-11 Aaa8SS Drive View of subject property facing East from intersection of McCreary Road and access drive to 7-11 convenience store. NOTIFICATION REPORT APPLICANT: Edd Haskins APPLICATION FILE ZBA#2004-10 3631 Coral Gables Dallas, Texas 75229 r# BLK/ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS Applicant 3631 Coral Gables 1 Edd Haskins Dallas, Texas 75229 McCreary Estates #1 McCreary Estates #01 HOA 8235 Douglas Avenue #650 2 BIk X Lot 3 R-4748-00X-0030-1 c/o McCreary 100 Partners LP Dallas, Texas 75225-6098 Moss Addn. Moss Brothers 3455 FM 544 3 BIk 1 Lot 2 R-2820-001-0020-1 Real Estate Management LP Wylie, Texas 75098-9401 McCreary-FM 544 3245 MaJestic Circle 4 BIk 1 Lot 1 R-8451-001-0010-1 Wessington Properties LLP Conway,Arkansas 72034-8392 McCreary-FM 544 3245 MaJestic Circle 5 BIk 1 Lot 2 R-8451-001-0020-1 Wessington Properties LLP Conway,Arkansas 72034-8392 Mary Allene Jones 5925 Dewitt Street 6 Abst 835 Tract 1 R-6835-000-0010-1 c/o Craig Jones Sachse, Texas 75048-3701 PO Box 66016 7 DART Railway DART Railway Dallas, Texas 75266 Collin County 210 S. McDonald Street 8 FM 544 Commissioner's Court McKinney, Texas 75069 9 10 11 12 13 14 15 16 17