12-08-2003 (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, December 8, 2003
CALL TO ORDER
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the September 22, 2003 Meeting.
SWEARING-IN OF SPEAKERS
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Christopher R. Hykel for a
variance to Section 2.5.4.c.(4) of the Zoning Ordinance in order to decrease the setback
between an accessory building and the main structure from the required five (5) feet to four (4)
feet, this property being located at 701 Valley Mills Drive and being Lot 9 of Block F of the
Harvest Bend Phase II Addition. (ZBOA Case No. 2003-13)
2. Hold a public hearing to consider and act upon a request by John Sanders for a variance to
Section 2.5.4.b. and c. of the Zoning Ordinance in order to increase the maximum size of an
accessory building from six hundred (600) square feet to seven hundred twenty (720) square
feet, and to decide on the applicability of Section 2.5.4.e. of the Zoning Ordinance concerning
exterior siding materials, this property being located at 1806 Stone Glen Drive and being Lot 45
of Block A of the Riverchase Phase Ill Addition. (ZBOA Case No. 2003-14)
3. Hold a public hearing to consider and act upon a request by Stuart Allison for the following
variances to the Zoning Ordinance in order to:
a. Reduce the minimum dwelling size from the required seventeen hundred (1,700) square
feet to eleven hundred (1,100) square feet;
b. Reduce the front yard setback from the required twenty-five (25) feet to fifteen (15) feet
(Section 3.3.A.3.);
c. Reduce the rear yard setback from the required twenty-five (25) feet to ten and one-half
(10.5) feet (Section 3.3.A.3.);
d. Reduce the east side yard (street-side on corner lot) setback from the required twenty-
five (25) feet to twenty (20) feet (Section 3.3.A.3.);
e. Reduce the west side yard (interior-side) setback from the required seven (7) feet to six
(6) feet (Section 3.3.A.3.); and
f. Reduce the parking requirement from two (2) enclosed spaces to two (2) spaces, one (1)
of which must be covered (Section 5.2.B.9.c.);
this property being located at 111 Keefer Street a d being Lot 40R of Block 9 of the Brown and
Burns Addition. (ZBOA Case . 003-15)
G
Posted Friday, Dece ber 5, 2003 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 CRY SECRETARY'S OFFICE
AT 442-8100 OR TDD AT 442-8170.
Adjustments
Zoning Board of
a
t
City of Wylie
December 8, 2003
Regular BusinessMeeting
. i
AGENDA
Zoning Board of Adjustment
City Council Chambers -Wylie Municipal Complex
2000 Highway 78 North Wylie, Texas 75098
Monday, December 8, 2003
CALL TO ORDER
CONSENT AGENDA
1. Consider and act upon approval of the Minutes of the September 22, 2003 Meeting.
SWEARING-IN OF SPEAKERS
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Christopher R. Hykel for a
variance to Section 2.5.4.c.(4) of the Zoning Ordinance in order to decrease the setback
between an accessory building and the main structure from the required five (5) feet to four (4)
feet, this property being located at 701 Valley Mills Drive and being Lot 9 of Block F of the
Harvest Bend Phase II Addition. (ZBOA Case No. 2003-13)
2. Hold a public hearing to consider and act upon a request by John Sanders for a variance to
Section 2.5.4.b. and c. of the Zoning Ordinance in order to increase the maximum size of an
accessory building from six hundred (600) square feet to seven hundred twenty (720) square
feet, and to decide on the applicability of Section 2.5.4.e. of the Zoning Ordinance concerning
exterior siding materials, this property being located at 1806 Stone Glen Drive and being Lot 45
of Block A of the Riverchase Phase Ill Addition. (ZBOA Case No. 2003-14)
3. Hold a public hearing to consider and act upon a request by Stuart Allison for the following
variances to the Zoning Ordinance in order to:
a. Reduce the minimum dwelling size from the required seventeen hundred (1,700) square
feet to eleven hundred (1,100) square feet;
b. Reduce the front yard setback from the required twenty-five (25) feet to fifteen (15) feet
(Section 3.3.A.3.);
c. Reduce the rear yard setback from the required twenty-five (25) feet to ten and one-half
(10.5) feet (Section 3.3.A.3.);
d. Reduce the east side yard (street-side on corner lot) setback from the required twenty-
five (25) feet to twenty (20) feet (Section 3.3.A.3.);
e. Reduce the west side yard (interior-side) setback from the required seven (7) feet to six
(6) feet (Section 3.3.A.3.); and
f. Reduce the parking requirement from two (2) enclosed spaces to two (2) spaces, one (1)
of which must be covered (Section 5.2.B.9.c.);
this property being located at 111 Keefer Street a d being Lot 40R of Block 9 of the Brown and
Burns Addition. (ZBOA Case . 003-15)
G
Posted Friday, Dece ber 5, 2003 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 CRY 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
September 22, 2003
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
Marilyn Herrera Terry Capehart
Randle Henry
Layne LeBaron
Linda Jourdan
Board Members Absent Staff Members Absent:
Weldon Bullock Mary Bradley
Wayne M rm n
CALL TO ORDER
Chairman LeBaron called the meeting to order at 7:06 p.m.
CONSENT AGEN A
1. Consider and act upon approval of the Minutes of the August 25, 2003, Meeting.
A motion was made by Mr. Alexander, and seconded by Ms. Herrera, to recommend
approval of the minutes as submitted. Motion carried 4 - 0 - 1 with Ms. Jourdan
abstaining.
SWEARING IN ADJUDICANTS
Terry Capehart, Assistant City Planner, administered the oath.
PUBLIC HEARINGS
1. Hold a public hearing to consider and act upon a request by Michael Shaw for a
variance to Section 11.3(1)(c) of the 1985 Zoning Ordinance in order to decrease
the required rear yard setback from twenty-five (25) feet to twelve (22) feet, this
property being located at 1702 Eastfork Lane and being Lot 2 of Block E of the
Riverchase Phase I Addition. (ZBOA Case No. 2003-11)
ZBOA Commission Meeting
September 22, 2003
Page 2 of 3
Mr. Thompson described the request as a room addition enclosing an existing back
porch, in order to shade the rear of the residence from the sun and conserve energy.
The new construction will be 22 feet from the rear property line and the code requires
25 feet. The requested 3 feet variance is 12 percent of the required setback.
Mike Carter, the contractor representing the owner, stated the purpose of the project
was to build an enclosed sunroom to provide protection from exposure to inclement
weather. The addition will be constructed of the same masonry and roof materials to
match the existing house.
Ms. Herrera asked Mr. Carter if an open patio was to be built and if it would extend out
as far as the enclosed addition. Mr. Carter replied that a patio will be built on the east
side of the sunroom to protect it from the sun, but no construction will extend out past
the sunroom toward the rear.
A motion was made by Mr. Alexander to grant the variance as requested, seconded by
Mr. Henry, motion passed 5-0.
2. Hold a public hearing to consider and act upon a request by Earnest Tackettfor
a variance to Section `. .r.e.1 of the 1962 Zoning Ordinance in order to
decrease the required front yard setback from twenty-five 2 feet to thirteen and
one-half (13.5) feet, this property being located at 414 South Second Street and
being Tract of the J. Truett Survey, Abstract No. 920-2. (ZBOA Case No.
2003-12)
Mr. Thompson stated that the house was constructed with a single-car garage and the
applicant desires to add a carport and maintain the garage for parking. The carport will
extend into the required 25 feet front yard a distance of 11.5 feet or a 46 percent
variance.
Ms. Jourdan asked about the dimensions of the proposed carport. Mr. Tackett, the
owner of the subject property, stated that the carport would be 21 feet long and 18 feet
wide to accommodate his new over-sized pickup truck.
Mr. LeBaron asked if the owner or an independent contractor would be performing the
construction. Mr. Tackett replied that a contractor would be doing the work.
Mr. Alexander asked Mr. Thompson about other carports in the area. Mr. Thompson
replied that there were several on the same side of the street north of the applicant, and
across the street to the east. The Board approved a variance for a carport built on Third
Street in April of this year.
ZBOA Commission Meeting
September 22, 2003
Page 3 of
A motion was made by Ms. Herrera to grant the variance as requested, seconded by
Ms. Jourdan, motion passed 5-0.
WORKSESSION
Mr. Thompson reviewed the legal criteria for judging a request for a variance, especially
requirement for a hardship for a variance that is not self imposed. Re encouraged
Board Members to determine their own definitions of these criteria. Staff will continue to
be somewhat liberal in judging the merits of the requests brought before the Board, and
will provide facts of the cases. Consistency of Board Member's actions is important to
meet the major test of equal treatment.
ADJOURNMENT
A motion was made by Mr. Alexander, and seconded by Mr. Henry, to adjourn the
meeting at 7:50 p.m. Motion passed b— O.
Layne LeBaron, Chairman Terry Capehart, Assistant Planner
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Public Hearing Item No. 'I
ZBOA No. 2003-13
Zoning Board of Adjustment Public Hearing: December 8, 2003
Owner/Applicant: Christopher R. Hykel
Location: 701 Valley Mills Drive, being 9 of Block F of the
Harvest Bend Phase II Addition
Request: arian f Section 2. . . .(4) of the Zoning
Ordinance to reduce the distance between an
accessory building and the main structure from the
required 5 feet to 4 feet
Background:
The subject lot was created by the platting of Phase II of the Harvest Bend Addition in
July of 2002. The property is zoned Single Family Residential . '1 , which allows
accessory buildings of up to 0 square feet in size when other development
regulations are satisfied. Section 2. . . . states that "Accessory buildings shall not
be located within five feet of any other structure".
In August of this year, the property owner, with no building permit from the City of
Wylie, initiated construction of an accessory building of one hundred and forty (140)
square feet on the lot. Review of plans revealed that the slab of the accessory building
had been constructed four feet rather than the required five feet from the main
residence. When the illegal construction was halted by City Inspectors, the concrete
slab had been poured and some framing had been completed. The owner was
instructed to remove the slab and partial framing which were in place when the illegal
construction was discovered, but requested instead to appeal to the Zoning Board of
Adjustment for a variance of the distance from the residence. Subsequently, the owner
has illegally completed construction of the accessory building, with no inspections or
permits from the City.
ZBOA 2003-13
Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment may
permit a variance to the requirements f 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. This section further states that in order to grant a variance to the
Ordinance, the Board shall find that all of the following have been satisfied:
1. That there are unique physical circumstances or conditions of the lot, or other
exceptional physical conditions particular to the affected property;
2. That because of these unique and exceptional circumstances, the property cannot
be reasonably developed or used in compliance with the provisions f the Zoning
Ordinance;
3. That due to such unique and exceptional circumstances, the strict application of the
Ordinance would create a demonstrated hardship (convenience, profit or caprice
shall not constitute undue hardship);
4. That the demonstrated 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 Ordinance; and
8. That the variance, if granted, will not adversely affect the health, safety or welfare of
the citizens of Wylie.
Considerations:
1. Public Comment Forms were mailed as required by State Law to owners of twenty
(20) properties within 200 feet of this request. One I response had been returned
at the time of this posting, favoring the requested variance.
2. The City of Wylie Code has historically required some minimal distance between
residences and accessory buildings, in order to insure adequate space for
maintenance of structures and grounds as well as to protect against spread of fire.
Since 1985, that distance has been five feet, and prior to that time the regulation
was six feet. Those involved in construction are responsible for knowledge of
the appropriate codes when making improvements to private properties. The
property owner poured the concrete slab and initiated framing of the building
contrary to code regulations and without a City permit and inspection. These
conditions in conflict with the code have been created solely by the property owner.
ZBOA 2003-13
8. The owner contends that unique conditions of the lot and house create a hardship
which limit the potential placement of the accessory building to its current location,
and thus justifies the granting of the variance. The lot is triangular in shape, and
drainage or utility easements (within which no structures are permitted) restrict
location within ten (10) feet of the south property lira (side on which the accessory
building is now located), five feet on the north side and five 8 feet in the east
side rear yard. A wood stockade fence encloses the rear yard, and the gate
providing access to the rear yard faces the front street and is approximately
centered, limiting location of the accessory building to either side of the gate.
Windows are located along the rear and southeastern side of the house, and the
accessory building is currently located so as not to be visible from these windows.
However, the current code requires that accessory buildings be located within the
rear or side yards and at least five feet from side property lines and ten (10) feet
from rear property lines, and the existing easements are generally the same as
these setbacks. The remainder of the rear yard appears to provide sufficient space
for alternative locations which could comply fully with the code requirements as well
as the owner's desires, and the applicant has yet to document that there are no
locations available on the lot which cannot comply with the code requirements.
4. There are no known cases within the area where an accessory building exists less
than five feet from its residence, whether legally or illegally.
5. Although the height of the accessory building extends above the fence and is visible
from the street and neighboring properties, it is of a similar color as the house and
does tend to blend with the house, and should not adversely affect surroundings.
6. At the time the applicant was initially instructed by City staffto stop work and comply
with code regulations, only the concrete slab and some wood framing existed on the
accessory building. The applicant has since, without building permit from the City,
completed the structure and incurred additional cost. State law specifically states
that economics alone shall not be defined as a hardship to justify a variane of
adopted code regulations.
7. The requested setback variance is one 1 foot or twenty (20) percent of the
required five feet distance.
8. If the requested setback variance is not granted, the accessory building must be
dismantled and relocated onto another concrete slab. If the variance is granted and
the accessory building is allowed to remain in its current location, the structure must
comply with all other City code regulations, including a roof pitch of at least 3:12
ratio, exterior walls constructed of composite masonry or the same masonry content
as the residence, and a height of not more than fourteen 1 feet. A building permit
must be issued and inspections completed by City staff to assure compliance of the
work already performed, and a fine must be paid for work performed without a
permit.
ZBOA 2003-13
Attachments:
Location Map
Site Plan (Illustrating requested variance and conditions of the site)
Site Photographs
Application Providing Applicant's Justification for Variance
Zoning Ordinance Requirements for Accessory Buildings
Notification List and Map, with Responses
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ZBOA Case No* 2003-13
701 Valley Mills Drive
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ZBOA Case No. 2003-13
701 Valley Mills Drive
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APPLICATION - REQUEST FOR VARIANCE OR APPEAL
„, It 61
ZONING BOARD OF ADJUSTMENT
2-,17J4
CITY OF WYLIE 1 b I (ft
DATE:JOL27:- e
I,the undersigned owner or authorized agent ft e following described real property located in the City ofWylie,Texas,hereby
make application for a request for a variance from the terms of section _ofthe City
of Wylie Zoning Ordinance.
41"114-'L 5- I -4,„_e_4
LOCATION OF PROPERTY
Street Address: ._7QL___\1 4 C 2
Legal Description: Lot/Tract_ ,Block F ,of Subdivision Abstract HAR tik s E PH S.& I(•
REQUEST: (If there is additional information which you feel would be helpful to the Board in making a decision,be sure to
include this information in your request. If additional space is required to explain your request, please attach the explanation to
this application.)
/Y4r .TIALC__VAgia_a_V FOie ,_,1,71/Ar2__ __APAJG- X JC/
6°1US-7F /4/ r:
1-ZE 6/0 1 )6 Agatg MotiT 12:4T_alo Iv\ a.r ,six-
O •� - .. W/RE W')/ fi)l)k ' OF A)EEDrnic I)
PEPMriog /LSTof?Ac( #a/LoAl A,&io
t3a,Lbrn & n 5 77IIEE- QU1R72Y?S A66
�.�..
A non-refundable application fee of 100 is required at the time ofapplication.
For a variance to be granted by the Board of Adjustment, the Board must determine that all of the following conditions apply:
(a) That special conditions and circumstances exist which are peculiar to the land,structure or building involved and which are not applicable to
other lands,structures,or buildings in the same district.
(b) That literal interpretation ofthe provisions of[this ordinance would deprive the applicant()frights coninionly enjoyed by other properties in
the same district under the terms of this ordinance.
(c) That the special conditions and circumstances do not result from the actions ofthe applicant.
(d) That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands,
structures,or buildings in the same district.
(e) No nonconforming use of neighboring lands,structures,or buildings in other districts shall he considered ground for the issuance of a
variance.
Financial hardship shall not be considered grounds for the issuance of a variance.
I have read this application packet and understand that filing the application and paying the fee does not guarantee an affirmative
action by the Board of Adjustment. I further understand that at least seventy-five percent concurring affirmative
votes must be cast in order to receive a variance.
/ /if
A '40 iel-C 1, /. 17/e&41
ignature o A:p scant Print ame
To/ vivi4Y ow- pe. I/wiz- 7Y 75-10q1 97,2- 97,1-9V1-
Marling Address Telephone(Home) Te ephone(Day Number)
ber
• tLJj' O.3
Staff emit ill's Signature Date Receipt umber
Board of Adjustment Variance Request i Page
(Revised r03)
. ,
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a
S! ' Zoning Ordinance
SECTION 2.5 REGULATIONS APPLICABLE TO ALL DISTRICTS
The following regulations shall apply to all zoning districts in this ordinance, as amended:
1. No land or building shall be used nor intended for any use other than those uses permitted in the
district where the land or building is located.
. No building shall be erected, reconstructed, enlarged, structurally altered, or moved in such a
manner as to evade conformity with height, bulk, lot area, use and other regulations for the district
where the building is located.
. No yard provided adjacent to a building for the purpose of complying with provisions of this
Zoning Ordinance, as amended, shall be considered as providing any part of a yard for another
building on the same lot or on an adjacent lot.
. Accessory Buildings
a. Attached accessory buildings shall conform to the regulations applicable to the main building
to which they are attached.
b. Detached accessory buildings shall be subject to all of the following regulations, in addition to
any other applicable regulations of this chapter.
Except in the Agricultural AG/ District, not more than two accesso •buildings may be
placed on any residential lot. The combined floor area of all accessory buildings shall not
exceed six hundred (600) square feet or twenty five percent of the primary structure,
whichever is less. In no case shall the combined area of the primary structure and accessory
building(s) exceed the maximum percentagezoningdistrict of lot coverage allowed for the on
which the structures are placed.
Exception I: Accessory buildings located on lots that are between one 1 and two acres in
size shall not exceed one thousand (1,000)square feet.
Exception 2: Accessory buildings located on lots that are two acres or more in size shall
not exceed three thousand (3,000)square feet.
Barns and Stables: in the Agricultural (AG/28) zoning districts, barns and/or stables directly
associated with the support of a bonafide private agricultural use of the property shall be
limited �
in area to that allowed by the building code for their use and construction type, but in
no case shall the combined floor area of the primary use and all accessory buildings exceed the
maximum percentage of lot coverage allowed for in the Agricultural (AG/28) district.
Said barns and/or stables shall not be located within fifty feet of any property r ert line.
Commercial equestrian or rodeo arenas whether enclosed, partially enclosed, or open air shall
require a Specific Use Permit as provided in section 5A "Special Use Permits"of this
ordinance,
c, Setback Requirements: No accessory building shall be located within any easement.
}
1 Front -Accessory buildings shall not be located closer to the front property line than the
main building or the front yard setback requirement for that zoning district, whichever is
greater.
Page 8 ARTICLE 2—DISTRICTS&ZONING DISTRICT MAP Adopted November 2001
Amended September 2003
Zoning Ordinance
Side:
(a) Five feet when the accessory building is located behind the main building. When
the accessory building is located in the side yard,the side yard setback for the
accessory building will be the same as the setback for the main building.
(b) Accessory buildings shall not extend beyond a platted front, side or rear building line
adjacent to a street. If no building line exists adjacent to a street on anapproved
the buildingshall not be located
plat,
closer than tenfeet from the side property line.
Rear:
(a) Ten I feet if the rear property line is adjacent to a street right-of-way.
(b) In situations other than those contained in c. 3. above, the rear setback is five
feet.
Exception: When the accessory building is a garage with rear access,the rear setback
shall be a minimum of twenty feet from the property line.
(4) Other Structures -Accessory buildings shall not be located within five feet of any
other structure.
xception: Carports.
/d. Roof:
(1) The minimum roof slope for all accessory buildings shall be 3:12.
Exception: When the accessory building is a metal building or carport.
(2) The color and materials of the roof of the accessory building must closely resemble
the
color and materials of the roof of the main building.
Exception: When the accessory building is a metal building, the roof material is not
required to closely resemble the roof material of the main building.
/e. Exterior Wails:
(1) Accessory buildings one hundred twenty 1 square feet and less in area are required q d to
be constructed with exterior walls composed of metal with a baked-on enamel finish,
composite masonry facade or the same masonry content required of the main structure.
(2) Accessory buildings larger than one hundred twenty 1 square feet but less than
q three
hundred 3 square feet in area are required to be constructed with exterior walls
composed of composite masonry facade material or the same masonry content required of
the main structure.
(3) Accessory buildings over three hundred (300) square feet in area are required to be
constructed with exterior walls composed of the same masonry content required of the
main structure, The masonry used on the accessory building shall closely resemble the
masonry used in the main building.
Exception: Barns and stables located on property zoned Agricultural AG are exempt
from the masonry requirement for exterior walls.
Adopted November 2001 ARTICLE ---DISTRICTS ZONING I _
DISTRICT'1�� Page
Amended September 2003
_.__:. ,* Zoning Ordinance
If. Height: Accessory buildings shall be limited to a height of not more than fourteen 1 feet to
the top of the roof.
Exception: In the Agricultural A zoning district, accessory buildings shall be limited to
a height of not more than twenty feet to the top of the roof.
5. Buildin. Encroaclunent into Required Yards
a. Mini,ini, urn Front Yard Setback. The location of buildings shall comply w' the
minim • front yard setback standards contained in the district regulat` ns and
su nnari'ed in the Residential and Nonresidential Dimensional Regi. ations
Schedules, as may be modified by additional provisions in the dist* ct regulations, in
this subsectt,n or elsewhere in this chapter.
1. Permitted Obstructions. Every part of a required front yard all be open and
unobstructl except for plant material and for the ordina projections of window sills,
belt courses, cornices and other architectural features of . e main building, projecting
no more than tw:lye I inches into the required front 'ard. Roof eaves and roof
extensions of the 'ain building or a porch without pi, is or columns may project into
the required front y. d for a distance of no more two feet, and subsurface
structures, platforms . slabs may project into • front yard to a height no greater than
thirty inches above he average grade of p yard.
b. Minimum Side Yard Setback: he location a Buildings shall comply with the
minimum side yard setback staff dards con tined in the district regulations and
summarized in the Residential aid Ionrrsidential Dimensional Regulations
Schedules, as may be modified b ad.' ional provisions in the district regulations, in
this subsection or elsewhere in this apter.
1. Permitted Obstructions. Ev-ry •art of a required side yard shall be open and
unobstructed, except for p ant mat, Pal and for accessory buildings as
permitted herein and the •rdinary pr s`ections of window sills, belt courses,
cornices and other arc tectural featur-. of the main building projecting no
more than twelve (1 inches into the re ired side yard. Roof eaves of the
main building shall 'roject no more than t s. 2 feet into the required side
yard.
e. Minimum Rear Yard Setback. The location of built. gs shall comply with the
minimum rear ya d setback standards contained in the •'strict regulations and
summarized in e Residential and Nonresidential Dimen *oral Regulations
Schedules, a: may be modified by additional provisions in t- - district regulations, in
this subse ion or elsewhere in this chapter.
1. Per itted Obstructions. Every part of required rear yard .hall be open and
ur obstructed to the sky from a point thirty (30) inches above e general
•round level of the graded lot, except for plant material and acc sory
buildings as permitted herein and the ordinary projections of wins ow sills, belt
courses, cornices and roof overhangs and other architectural feature of the
main building projecting no more than two feet into the required r- r yard.
Page 10 ARTICLE 2—DISTRICTS&ZONINGDISTRICT MAP Adopted November 2001
Amended September 2003
NOTIFICATION REPORT
APPLICANT: Christopher R. H kel APPLICATION FILE 7BA 2003-13
701 Valley Mills Dr. Wylie,Texas 75098
# BLK/ABST LOT/TRACT TAX 1.D. # PROPERTY OWNER NAME ADDRESS
1 - - Applicant 701 Valley Mills Drive
1 Christy•her R. HIeI Wylie, Texas 75098
Harvest Bend 1 609 Haymeadow Drive
2 Blk A Lot 26 R-4447-00A-0260-1 Mark Horton Wylie, Texas 75098
1 Harvest Bend 2 709 Valley Mills Drive
3 Blk F Lot 5 R- 13 -OOF- 0 0-1 Joe Finch Wylie,Texas 75098
Harvest Bend 2 707 Valley Mills Drive
4Blk F Lot 6 R- 13i-00E-000-1 Debbie Beaudoin 1J'
-- - - ylie,Texas 75098
Harvest Bend - - -- ---PO Box 80
Blk F Lot 7 - 1 -O F-00 0-1 Ray Morris Homes Allen,Texas 75013-0002
Harvest Bend 2 703 Valley Mills Drive
0 6 1 Blk F Lot 8 - 13 -00E-000-1 James Hunt Wylie, Texas 75098
Harvest Bend 2 701 Valley Mills Drive
7 Mk F Lot 9 R- 13 -00E-0090-1 Christopher Hykel Wylie,Texas 75098
Harvest Bend 2 2314E. Hebron Pkwy.
8 ` Blk F Lot 10 - 13 -OOF-0100-1 B&D Land LC Carrollton,Texas 75010-4424
Harvest Bend 316 Orchard Trail
9 BIk F Lot 11 - 136-00E-0110-1 Edward Esplin Wylie,Texas 75098
Harvest Bend 2 2314 E. Hebron Pkwy.
10 Blk F Lot 1 - 13 -OOF-01 0-1 Colonnade Homes Carrollton,Texas 75010-4424
Harvest Bend 2314 E. Hebron Pkwy.
11 L Blk F Lot 13 R- 13 -00E-0130-1 Colonnade Homes Carrollton, Texas 75010-4424
Harvest Bend ---- - ------- ------ PO Box 80
12 Blk F Lot 14 R- 136-OOF-01 071 Ra Morris Homes Allen,Texas 75013-0002
Harvest Bend 2 PO Box 80
13 Blk G Lot 2 R- 13 -00 -000-1 Ray Morris Homes75013-0002
Harvest Bend 2 702 Valley Mills Drive
' 14 BII G Lot 3 R- 13 -00G-0030-1 - - - Crissy Black Wylie, Texas 7 098
Harvest Bend 2 ! - - 2314 E. Hebron Pkwy.
15 Mk G - Lot 4 R- 13 -00G-00 0-1 B&D Land LC Carrollton, Texas 75010-4424
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PUBLIC COMMENT FORM
(Please type or use black ink)
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
#2003-13.
I am AGAINST the requested variance as explained on the attached public notice for ZBA
Case#20 3-13.
Date, Location&Time of
Zoning Board of Adjustment meeting: Monday,December er ,2003, 7:00 pm -�
Municipal Complex, 2000 Highway 78 North, Wylie, Texas
Name: 4-fxr)
(please prin.
Address: -10 "
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Public Hearing Item No.
ZBOA No. 2003-14
Zoning Board of Adjustment Public Hearing: December 8, 2003
Owner/Applicant: John Sanders
Location: 1806 Stone Glen Drive, being 45 of Block A of the
Riverchase Phase III Addition
Request: Variance of Section 2.5.4.b. of the Zoning Ordinance
to increase the size of an accessory building from the
required maximum of 600 square feet to 20 square
feet; and
Interpretation of the applicability of Section 2.5.4.e. of
the Zoning Ordinance concerning exterior siding
material for accessory buildings and resolution of
differing staff interpretations
Background:
The Riverchase residential community was created by a Planned Develop District (PD
99 3 approved by the City Council in September of 1999. The subject lot was created
by the platting of the Third Phase of the Riverchase Addition in November of 2002.
The PD includes special Design Standards to regulate the development, but these
regulations did not specifically address accessory buildings.
The owner of the subject lot has recently completed construction of the residence, and
desires to install an accessory building within the rear yard, in order to accommodate
the storage of a boat and lawn maintenance equipment as well as to serve as a
workshop for a woodworking hobby. The accessory building is proposed to measure
24 feet by 30 feet and total 720 square feet in area. The exterior walls are proposed to
be constructed of masonry composite siding similar to that used on part (25%
maximum) of the house and painted the same color of siding and trim on the house.
ZBOA 3-14
Section 2.5.4.b of the Zoning Ordinance provides that "the combined floor area of all
accessory buildings shall not exceed six hundred square feet or twenty-five (25)
percent of the primary structure, whichever is less". The size of the accessory building
is proposed to be 0 square feet. The area of the residence is 3,200 square feet, and
the 25% rule limits an accessory building to 0 square feet. The owner/applicant is
requesting a variance in order to allow construction of the 720 square feet accessory
building. This reflects a variance of 120 square feet or 20% from the maximum allowed
size of 600 square feet, or a variance of 200 square feet or 25% from the potentially
allowed 800 square feet.
Section 2. . .e. 3) of the Zoning Ordinance, adopted by the City Council in September
of 2003, provides that "accessory buildings over three hundred (300) square feet in
area are required to be constructed with exterior walls composed of the same masonry
content required of the main structure, and the masonry of the accessory building shall
closely resemble the masonry used on the main building". Prior to this amendment, the
previous Zoning Ordinances did not specify building materials for residential accessory
buildings. The owner/applicant is proposing to finish the subject accessory building
with a masonry composite siding of equal quality and painted the same color as the
siding currently used on the main residential structure. The Building Official has ruled
that the exterior materials of the accessory building must be primarily unit masonry,
citing the newly adopted Section 2. . .e. 3 above. The Planning Director has ruled
that the siding need not be unit masonry, citing the absence of regulations for materials
of accessory buildings within both the City codes at the time that the Riverchase
development was initially approved and the Design Standards of the Planned
Development District. The owner/applicant is requesting that the Zoning Board of
Adjustment decide between these differing staff interpretations.
Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment 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. This section further states that in order to grant a variance to the
Ordinance, the Board shall find that all of the following have been satisfied:
1. That there are unique physical circumstances or conditions of the lot, or other
exceptional physical conditions particular to the affected property;
ZBOA 2003-14
2. That because of these unique and exceptional circumstances, the property cannot
be reasonably developed or used in compliance with the provisions of the Zoning
Ordinance;
3. That due to such unique and exceptional circumstances, the strict application of the
Ordinance would create a demonstrated hardship (convenience, profit or caprice
shall not constitute undue hardship);
4. That the demonstrated 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 Ordinance; and
8. That the variance, if granted, will not adversely affect the health, safety or welfare of
the citizens of Wylie.
Considerations:
1. Public Comment Forms were mailed as required by State Law to owners of twenty-
six 2 properties within 200 feet of this request. One response had been
submitted at the time of this posting, opposing the requested variance.
2. The Homeowners Association of the Riverchase roha mmunity administers private
Rules which govern the design and maintenance of residences and common areas.
Although these private regulations may be similar to the Design Standards of the
public Planned Development District, the City does not monitor nor enforce such
private covenants. The Riverchase covenants require that all alterations to private
residences first be approved by an Architectural Control Committee of the
Homeowners Association. The subject request for the size and materials of the
accessory building has been reviewed and approved by the Riverchase I1 .
3. The City of Wylie initially established size regulations for residential accessory
buildings with the 1 Zoning Ordinance, at a maximum imum six hundred (600) square
feet. In 1999, specifically to allow larger agricultural buildings, the City Council
increased the maximum size of such buildings to two thousand (2,000) square feet
when on lots of two acres or larger. The July 2000 revisions to the residential
requirements of the Zoning Ordinance increased the maximum size of all residential
accessory buildings to four thousand (4,000) square feet or ten (10) percent of the
lot, whichever was greater. However, in direct response to the proliferation of larger
accessory buildings within residential neighborhoods, the maximum size was
reduced to twenty-five hundred (2,500) square feet or the greater of ten 1 percent
of the lot with the adoption of the new Zoning Ordinance in 2001, and again
reduced in September of 2003 to the current six hundred (600) square feet or ten
(10) percent of the main structure whichever is less.
ZBOA 2003-14
3. There are no known accessory buildings within the Riverchase hale mmunity which
are larger than the 600 square feet allowed by code nor of one of similar size to that
proposed by the current request (720 q. ft.).
4. The proposed larger size does comply with the requirement that the accessory
building be no larger than 25% of the footage of the residence (25% of 3,200 sq. ft.
is 00 sq. ft.), and would therefore require no variance. However, the proposed size
of 720 sq. ft. does not comply with the "whichever is less" controlling stipulation of
the Zoning Ordinance.
b. The applicant desires the larger accessory building for the purpose of storing a boat
and larger yard and garden maintenance equipment, as well as for a hobby
workshop. It is a stated goal of the City of Wylie Zoning Ordinance that outside
storage of vehicles and equipment be eliminated, and enclosed garages and screen
fences are required. The Riverchase PD Design Standards require the screening of
yard maintenance equipment and structures such as doghouses and refuse
containers.
6. The subject lot totals over one-half acre (26,534 sq. ft.) in size. The combined floor
area of the residence (3,200 sq. ft.) plus the proposed accessory building (720 sq.
ft.) represents approximately 15% coverage of the subject lot. Although the current
Zoning Ordinance does not control lot coverage, the previous Ordinance limited the
proportion which buildings could cover a larger residential lot to 45%.
7. The accessory building is proposed to be located within the rear yard. The building
will be approximately 20 feet from the closest side yard and 80 feet from the rear
property line. The current Zoning Ordinance allows accessory buildings of 600
square feet to be located 5 feet from side and rear property lines.
8. In its proposed rear-yard location, the accessory building will be partially screened
from view of the front street by the main residence. The building is proposed to be
constructed to match the appearance of the main residence in an attempt to blend
with the house and neighboring properties, and should not adversely affect the
surroundings.
9. The proposed accessory building will comply with all setback requirements of the
current Zoning Ordinance. The building will be located approximately 20 feet from
the south side property line, 116 feet from the north side property line and 80 feet
from the east and rear property line. The construction will require that plans and
on-going construction be permitted and inspected by the Building Inspection staff of
the City.
10.The requested size variance is one hundred fifty (150) square feet or twenty-five
(25) percent larger than the required six hundred 0 square feet.
ZOA 2003-14
11.The Building Official and Planning Director hold differing interpretation regarding
the required material of the exterior walls of the proposed accessory building. The
applicant has appealed to the Zoning Board of Adjustment for resolution.
a. The Building Official cites Section 2. . .e. 3 of the Zoning Ordinance, adopted
in September of 2003, which states that "accessory buildings over three hundred
(300) square feet in area are required to be constructed with exterior walls
composed of the same masonry content required of the main structure, and the
masonry used on the accessory building shall closely resemble the masonry
used on the main building'. This amendment was added to the Ordinance with
the conscious intent of limiting the size of residential accessory buildings. The
Riverchase PD Design Standards require that "a minimum of the dwelling's total
exterior area, minus windows and doors, shall be masonry veneer, such as brick,
stone or stucco. The Zoning Ordinance currently requires that exterior walls of
all new dwellings be 100% masonry, but the new code does not amend the PD.
Therefore, at least 75% of the proposed accessory building must be brick, stone
or stucco. To interpret the request otherwise could provide precedent for
oversized accessory buildings throughout Riverchase and perhaps the City.
b. The Planning Director cites no regulation of construction materials for accessory
buildings prior to the September 2003 amendment, although the City codes have
historically regulated the location (setback distances) of such buildings. The
Riverchase PD does not regulate accessory buildings, and the City did not do so
when the PD was adopted in 1999. The applicant contracted construction of the
house and started discussions about the accessory building in May of 2003,
prior to the code adoption of revisions which regulate materials. Section 245 of
the Texas Local Government Code which states that a local regulatory agency
"shall consider an application solely on the basis of adopted requirements in
effect at the time the application for the initial permit is filed" (and courts have
generally ruled platting to represent the first permit). Therefore, any siding
allowed in May when the building process was initiated should be allowed today.
This decision does not establish precedent for development initiated after the
September amendment of the Ordinance.
Attachments:
Location Map
Site Plan
Site Photographs
Applicant's Justification for Variance, with computer drawings of building
Design Standards for Planned Development
Zoning Ordinance Requirements for Accessory Buildings
Fiverchae HOA Architectural Control Committee
Notification List and Map, with Responses
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1806 Stone Glen
Wylie, TX 75098
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ZBOA Case No. 2003-14
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ViewiewV of existing accessory building of approximately 575 sq. ft. on adjacent street.
John M. and Helen K. Sanders
1806 Stone Glen
Wylie, TX 75098
Request for Variance:
My wife and I respectfully request a variance to Article 2 — Districts & Zoning District Map,
Section 2.5 subsection 4 Accessory Buildings. Specifically subparagraphs b and e (3).
2.5.4.b (Excerpt)
The combined floor area of all accessory buildings shall not exceed six hundred (600)
square feet or twenty five 2 percent of the primary structure, whichever is less.
Variance: The proposed auxiliary building would be seven hundred twenty 2 square
feet. This would be 20% larger than the 600 sq ft but under 25% of the main structure
(3200x 0.25 = 800).
2.5.4.e Exterior Walls
Accessory buildings over three hundred 3 square feet in area are required to be
constructed with exterior walls composed of the same masonry content required of the
main structure. The masonry used on the accessory building shall closely resemble the
masonry used in the main building.
Variance: The proposed finish approved by the Home Owners Association review
committee was for siding of the same color as the trim and existing siding on the main
structure. We plan to use a good quality masonry composite siding painted the same
color as the siding and trim on the house.
Proposed Building:
The proposed building will be 24 ft by 30 ft (720 sq ft) with a composite roof and masonry
composite siding to match the house roof and siding/trim colors, respectively. This building will
be sited behind and offset of the existing attached two car garage. (Site plan and other
graphics included for consideration).
Property Description:
Lot/Tract: 45
Block: a
Subdivision/Abstract: Riverchase Ill
Particulars:
My wife and I contracted with DR Horton to build a house in the Riverchase Community on
May 18, 2003. The house was one they were building on "spec". As such, we were
prevented from making any major additions to the house such as additional garage bays,
etc. to accommodate additional storage space for a boat and/or my woodworking tools and
equipment. As an alternative, the builder pointed out that since the lot we were buying was
oversized at a half acre-plus we would be able to add additional buildings to the site after
closing. These additions would be allowed provided we sought and were granted approval
by the Architectural Control Committee (ACC) of the Home Owners Association along with
any required city building permits. The builder further explained that there had been
changes to the size/height/exterior finish of these type buildings. These changes were due
to the "commercial" sized, steel structure allowed (through oversight) and the ensuing
complaints from the immediate neighbors. The suggested requirements were for walls no
higher than 10 feet with a composite roof and good quality siding which would blend with
the house and neighborhood.
To insure the building I planned met applicable codes as well as ACC requirements,
visited the City ofWyliWb Site — Building inspection home page in mid to late May.
When I attempted to access the accessory building code link, a message appeared
indicating this information was not currently available. I tried this for several days before
calling the Building Inspection Department directly for the information I needed. On May 28,
2003, I called the Building Inspections Department to find out why the Accessory Building
requirements were not available on the int rn t link. The Senior Building Inspector
explained that the Accessory Building Codes were under revision. I explained what I was
planning to build after we closed on the house. He indicated that the revisions were being
applied to the height and setback requirements only. Based on this, I completed my initial
plans and submitted them to the ACC for approval. My plan was approved by the ACC on
June 3, 2003 (copy attached).
As our closing date approached. I began solidifying plans for the building. At this time, I
became aware of the Accessory Building Code changes adopted by the City of Wylie on
September 23, 2003. Following discussion with several people in the Building Inspections
Department, I was directed to the Planning and Zoning Adjustments Board as my only
recourse in being able to build the auxiliary building to meet my needs at the same time
maintaining the building standards approved by our Home Owners Association —
Architectural Control Committee.
Summary:
My wife and I are respectfully requesting a variance to the Accessory Building Codes as
adopted by the City of Wylie on September 23, 2003 only in the areas of footprint and
exterior finish for the following reasons:
1. When we signed the purchase contract on our house, we were prevented from making
any additions to the house such as garage bays which could have been used for my
woodworking ing hobby, garden implement ent and boat storage.
2. Our initial plan was submitted and approved by the HOA during the period of
uncertainty in the direction Accessory Building Codes were going.
3. Our plan included considerations for limiting the types of buildings being allowed in
residential areas in response to several residents constructing commercial type
structures on their property.
4. The size we are requesting is under the 25% square footage requirement of the code.
5. The exterior finish we planned has been approved by the governing body of the
neighborhood in which we plan to construct it.
Attached for you consideration is a rendering of the proposed building and site plan.
Variance Request: John & H&en Sanders
1806 Stone Glen
Wylie, TX 75098
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Actual Picture of the House as Completed
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The proposed design for the workshop will be mostly behind the rtwo story section. The
siding f the workshop will match the exterior trim of the house as well as the area of
siding n the front of the second story. In addition, being lower than the second story
section provides a sight break between the one story main section and the two story
garage section.
Auxiliary Building
This is the proposed elevation for the auxiliary building.
Roof: ,..FF y , •
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1"1-4ht
Drive.
•
LA NN D DEVELOPMENT DESIGN STANDARDS
R'v vg CH#5L .
. City of Wylie
August 6, 1999
F-A -Stnale Familye gia
This classification shall conform to the City of Wylie -1 zoning classification except as noted
below:
9.01 Permitted uses. The following uses are specifically not allowable:
(3) Church or rectory. F
(5) Public buildings, including libraries,rnuseitras,police and fire stations and similar ,
public uses or facilities.
(7) Public schools or denominational(kindergarten through high school).
(9) Publicly owned water supply reservoirs,pumping plants and towers.
(11) Telephone exchange provided no public business and no repair or outside storage
facilities are maintained, gas lines and regulating stations, electrical lines and
local utility lines.
(12) Sewage treatment plant(public operated).
(14) Water treatment plant.
(15) Noncommercial stables as an accessory use to the housing of animals owned by
the resident and setback from adjacent property lines a minimum distance of 100
feet. An area of one-3321f acre shall be required for each animal.
The following specific uses are not allowable:
(1) Cemetery or mausoleum.
(2) Charitable organization.
(3) University, college or parochial school and related facilities(public or private).
(4) Country club or golf course and related uses such as driving ranges but not
including similar forms of commercial amusement such as mature golf.
(6) Electric substation. t• '
(7) Hospital,
(8) Museurn,Library or art gallery.
(9) Post office.
(10) Radio, television or microwave to3ewer.
(11) Golf course,public.
(12) Private club.
. Area regulations.
(3) Size of yards
(d) Front yard. There shall be a front yard having a depth ofnot less than 30 feet as
measured from the front property line.
(e) Side yard. There shall be a side yard on each side of the lot having a width of not
less than 10 feet in width. A side yard adjacent to a side street shall notbe less
than 20 feet.
i
t Page 1 of 5
(2) Size of lot.
(a) Lot area. No building shall be constructed on any lot of less than 20,000 square
feet.
CO Lot width. The minimum width as measured it the front building line of the lot
shall not be less than 75 feet.
• (c) Lot t . The minimum depth of the lot shall be not less than 125 feet.
(3) .Minimum dwelling size. The sraiiiiiiltail floor area of any dwelling shall be 2,400 square
feet exclusive of garages,bree e) ays and porches.
Additional xuidelines ,"—t"."' 1--?\--..,---1,---v----1,---,e'—h�
.1 Exterior Wall Materials--A minimum of 75%of the dwelling's total exterior area,minus—)
windows and doors,must be masonry venerer, such as brick, stone or stucco. ,,, )
fi,
..)
A.2 Roofs-Roofs must be covered with composition material of at least 1.80 lb weight shingle
and have a minimum pitch?f612.
•
A.3 Fences and Walls-Fences may not exceed 6 feet in height. Fences must be made of
masonry, wood or wrought iron. The use of chain link fencing is prohibited. Railroad
ties may not be used for a retaining wall visible from the street.
v/A.4 Screening-The owner of a lot must screen the following items from the view of the
public and neighboring lots and dwellings,if any of these items exist on the lot:
a. Clotheslines
b. prying racks
c. Hanging clothes, linens, rugs and textilesof any end
d. Yard maintenance equipment
e. Wood piles and compost piles
f. Accessory structures such as dog houses, gazebos, metal storage sheds and
greenhouses
g. Garbage carad and refuse containers
•
Plant material such as trees and bushes may be used for screening,
A.5 House 'levation-No house elevation shall be constructed adjacent to each other
A. arching-The following minimum landscape features shall be installed prior to the
initial occupancy:
(a) Trees- a minimum of 6 inches in total diameter shall be installed. This may be
accomplished by one 6 inch tree or multiple trees whose diameters add up to at
least 6 inches.
(b) Shrubs - eighteen(10) gallon shrubs across the front of the house •
(c) Grass -solid sod from the fence to the front curb
.. Page 2 of
Zoning Ordinance
SECTION 2.5 REGULATIONS S APPLICABLE TO ALL DISTRICTS
The following regulations shall apply to all zoning districts in this ordinance, as amended:
1. No land or building shall be used nor intended for any use other than those uses permitted in the
district where the land or building is located.
2. No building shall be erected, reconstructed, enlarged, structurally altered, or moved in such a
manner as to evade conformity with height, bulk, lot area, use and other regulations for the district
where the building is located.
3. No yard provided adjacent to a building for the purpose of complying with provisions of this
Zoning Ordinance, as amended, shall be considered as providing any part of a yard for another
building on the same lot or on an adjacent lot.
. Accessory Buildings
a. Attached accessory,buildings shall conform to the regulations applicable to the main building
to which they are attached,
b. Detached accessory buildings shall be subject to all of the following regulations, in addition to
any other applicable regulations of this chapter.
1/ ExceptTh
b the Agricultural AG/ District, not more than two accessory buildings maybe
placed on any residential lot. The combined floor area of all accessory buildings shall not
exceed six hundred (600) square feet or twenty five percent of the primarystructure��
�*hichever is less. In no case shall th combined ea th i er-aee sso
ry
uiling ceed th Siaxipattrntage of lot coverage allowed for the zoning district on
ItieirttEanictures are placed.
Exception 1: Accessory buildings located on lots that are between one (1) and two acres in
size shall not exceed one thousand (1,000) square feet.
Exception 2: Accessory buildings located on lots that are two acres or more in size shall
not exceed three thousand (3,000) square feet.
Barns and Stables: in the Agricultural (AG/28) zoning districts, barns and/or-stables directly
associated with the support of a bonafide private agricultural use of the property shall be
limited in area to that allowed by the building code for their use and construction type, but in
no case shall the combined floor area of the primary use and all accessory buildings exceed the
maximum percentage of lot coverage allowed for in the Agricultural AG zoning district.
Said barns and/or stables shall not be located within fifty feet of any property line.
Commercial equestrian or rodeo arenas whether enclosed, partially enclosed, or open air shall
require a Specific Use Permit as provided in section 5A "Special Use Permits"of this
ordinance.
c. Setback Requirements: No accessory building shall be located within any easement.
I Front -Accessory buildings shall not be located closer to the front property line than the
main building or the front yard setback requirement for that zoning district, whichever is
greater.
Page 8 ARTICLE 2—DISTRICTS&ZONING DISTRICT MAP Adopted November 2001
Amended September 2003
leZoning Ordinance
(2) Side:
Five 5 feet when the accessory building is located behind the main building. When
the accessory building is located in the side yard, the side yard setback for the
accessory building will be the same as the setback for the main building.
(b) Accessory buildings shall not extend beyond a platted front, side or rear building line
adjacent to a street. If no building line exists adjacent to a street on an approvedplat,
�l�
the building shall not be located closer than ten (10) feet from the side roe line.
property�
(3) Rear:
(a) Ten 1 feet if the rear property line is adjacent to a street right-of-way.
y
(b) In situations other than those contained in c. 3. above, the rear setback is five 5 feet,
Exception:when the accessory building is a garage with rear access, the rear setback
shall be a minimum of twenty feet from the property line.
Other Structures -Accessory buildings shall not be located within five 5 feet of any
other structure.
Exception: Carports.
d. Roof:
(1) The minimum roof slope for all accessory buildings shall be 3:12.
Exception: When the accessory building is a metal building or carport.
(2) The color and materials of the roof of the accessory building must closely resemble the
color and materials of the roof of the main building.
Exception_ When the accessory building is a metal building,the roof material is not
required to closely resemble the roof material of the main building.
e. Exterior Walls:
(1) Accessory buildings one hundred twenty(120) square feet and less in area are required to
be constructed with exterior walls composed of metal with a baked-on enamel finish,
composite masonry facade or the same masonry content required of the main structure.
(2) Accessory buildings larger than one hundred twenty (120) square feet but less than three
hundred (300) square feet in area are required to be constructed with exterior walls
composed of composite masonry facade material or the same masonry content required of
the main structure.
(3) Accessory buildings over three hundred 0 square feet in area are required to be
constructed with exterior walls composed of the same masonry content required of the
main structure. The masonry used on the accessory building shall closely resemble the
masonry used in the main building.
Exec Barns and stables located on property zoned Agricultural (AG/28)are� � exempt
from the masonry requirement for exterior walls.
Adopted November 2001 ARTICLE 2--DISTR crs&ZONING DISTRICT MAP Page
Amended September 2003
}
:7 Zoning Ordinance
f. Height: Accessory buildings shall be limited to a height of not more than fourteen 1 feet to
the top of the roof.
Exception: In the Agricultural (AG/28) zoning district, accessory buildings shall be limited to
a height of not more than twenty feet to the top of the roof.
. Building Encroachment into Required Yards
a. Minimum Front Yard Setback. The location of buildings shall comply with the
minimum front yard setback standards contained in the district regulations and
summarized in the Residential and Nonresidential Dimensional Regulations
Schedules, as may be modified by additional provisions in the district regulatio I s, in
this subset.`on or elsewhere in this chapter.
I. Permittes I bstructions. Every part of a required front yard shall be o t= and
unobstruct e except for plant material and for the ordinary prof eti• s of window sills,
belt courses, irnices and other architectural features of the m i/ 1uilding, projecting
no more than t ve 1 inches into the required front yard. oof eaves and roof
extensions of the thain building or a porch without posts •- columns may project into
the required front y for a distance of no more than t o feet, and subsurface
structures, platforms o labs nay project into the f +nt yard to a height no greater than
thirty inches above t • average grade of the ard.
b. Minimum Side Yard Setback: e location of buildings shall comply with the
minimum side yard setback standards co fined in the district regulations and
summarized ed in the Residential any No esidential Dimensional Regulations
Schedules, as may be modified by a•a itional provisions in the district regulations, in
this subsection or elsewhere in th ; c ipter.
i. Perniitted Obstructions. very pa ofa required side yard shall be open and
unobstructed, except f r,r plant rater 1 and for accessory buildings
permitted herein an @ he ordinary prof Lions of window sills, belt courses,
cornices and othe+ architectural features f the main buildingprojecting no
l �
more than twel e (12) inches into the req 'red side yard. Roof eaves of the
main but ldin t shall project no more than twi feet into the required side
yard.
c. Minimum ' ar Yard i Setback. The location of built* gs shall comply with the
1 minimum ear yard setback standards contained in the ,,istrict regulations and
summ . zed in the Residential and Nonresidential Dime .ionl Regulations
Sch-4 ales, as may be modified by additional provisions in he district regulations, in
t subsection or elsewhere in this chapter.
1. Permitted Obstructions. Every part of a required rear ya d shall be open and
unobstructed to the sky from a point thirty 0 inches abo - the general
ground level of the graded lot, except for plant material and ati cessory
buildings as permitted herein and the ordinary projections of wi'dov sills, belt
courses, cornices and roof overhangs and other architectural feat' res of the
main building projecting no more than two 2 feet into the required rear yard.
Page 10 ARTICLE 2--•DISTRICTSZONING G I TRICT MAP Adopted November 2001
Amended September 2003
RIVERCHASE H.O.A.
***
ARCHITECTURAL ALTERATION/CA.AIYGE REQUEST
ADDRESS:_- � ( —Jr/04t° ( / /4 - TELEPHONE#0,c 39o-tov
SUBMITTED BY: J04/1 /VI. . 1/1P.m /17 ,5;nC.ileI/S � ---
DESCRIPTION OF PROPOSED ALTERATION/CHANGE:
c r r1 VA___y__6r_461q7
1� LV.S e /rl
PROPOSED LOCATION: ,5 ?4 4 r /Pk ch-ed PROPOSED GRADE:
PROPOSED ELEVATION/SHAPE/DIMENSIONS/EXTERIOR COLOR PLANS: l �
Ai/d ', saf-�z � era dcs' �Ph �vse � �x3Dx y :.
TYPE & COLOR OF MATERIAL USED:_ Lm�n�osik n96, suni e as Me/1 ovse.
PLANS ATTACHED: YES / NO
DATE SUBMITTED:_(p�2A5 DATE WORK TO BEGIN:Aifl,n /PO Way_<
EST. COMPLETION TIME: ho .5 e�"�Md'2
SUBMIT THIS FORM TO:
EXCEL ASSOCIATION MANAGEMENT, INC.,
P.O.BOX 260997, PLANO, TX. 75026-0997 (972) 881-7488 FAX--{972)578-2801
EXCEL will then forward this form to the ACC Committee for their review. Anticipated time of response is 10-14 days.
ARCHITECTURAL CONTROL COMMITTEE USE:
APPROVED � DISAPPROVED :.:
AN OWNER MAY FILE AN APPEAL BY NOTIFYING THE MGMT.CO. -.-
OR CHAIRMAN OF THE ACC IN WRITING WITHIN 30 DAYS i2ECEIPT
OF THIS RULING BY THE ACC.
COMMENTS:
1111111111111.1111
BY: ' I7 DATE: tI..
NOTIFICATION REPORT
APPLICANT: John Sanders APPLICATION FILE ZBA 2003-14
1806 Stone Glen Drive Wylie, Texas 75098
BLC ABST LOT/TRACT TAX I.D. # PROPERTY OWNER NAME ADDRESS
Applicant 1806 Stone Glen Drive
1 John Sanders Wylie,Texas 75098
Riverchase 1 310 E. 1-30,Suite 280
111 Blk A Lot 47 DR Horton-Texas Ltd Garland,Texas 75043-4038
Riverchase 1 - - --- 1813 Country Walk Lane
II Bloc A Lot 94 Michelle N•u en 1e,Texas 75098 Riverchase 11811 Country Walk Lane
i 1 -494-OOA-O9O-1 Ronnie Sebren W lie,Texas 7098
Riverchase 1 1809 Country Walk Lane
5 Bik A Lot •. - r •. Barry McHenry - W lie,Texas 7098
Riverchase 1 - ---------------- 1807 Country Walk Lane
R-4 94-OOA-0 70-1 Roderick Jones _Wylie,Texas 76098
X
Riverchase 1 1805 Country Walk Lane
•: - 9 -OOA-0 80-1 - - -Stacy Price W Ile, Texas 7 098
Riverchase 1 1803 Country Walk Lane
• R-49 -OOA-O99O-1 Barrr Flinn - Wylie, Texas 708
Riverchase 1 PO Box 350177
• Blk A Lot 100 R-44-OOA-1000-1 John Grimm Palm Coast, Florida 32135-0177
Riverchase 1 - --- - - 1707 Country Walk Lane
i Blk A Lot 101 R r u + Gary Needham - Wylie,Texas 75098
Riverchase 1 1705 Country Walk Lane
x Lot 102 R u u + i I rlstl Hentschel W lie,Texas 75098 Riverchase 1 1703 Country Walk Lane
Lot 103 R r Russell Jones �ylle,_Texas 75098
- 1808 Country Walk Lane
r - 0 Roger IVJlc rs Wylie,Texas 7 098
Riverchase 1 - - -_----- - - 1806 auntry Walk Lane
r s James Gunn W lie,Texas 75098
Riverchase - 1804 Country Walk Lane
s Jonathan Maness Wylie,Texas 7098---
Riverchase 1 ---- 1802 Country Walk Lane
16 Blk D Lot 31 R r Craig McCord - Wylie,Texas 75098
Riverchase 1 c 310 E. I-3O, Suite 280
I/ BikD Lot 32 R s ' Riverchase Homeowners Assoc. Garland,Texas 75043-4038
Riverchase 3 - -- 310 E.I-30, Suite 280
18 Bik B Lot 16 R-81 O7-DOB- 1 0-1 DR Horton-Texas Ltd Garland,_Texas 75043-4038
Riverchase31 E� 1-30,Suite280 -
19 BI Lot 17 -8107-008-01 -1 DRHorton-Texas Ltd Garland, Texas - 3
Riverchase 31 D E. 1- ,Suite 280
20 Bak Lot 1 r DRHorton-Texas Ltd G rlan 1, Texas 75043-4038
Riverchase 3 310 E. 1-30,Suite 280
21 Bll Lot 1 - Garland,Texas 3-403
Riverchase rahase 3 310E.i- ,Suite -
.at r arlan i,Texas 75043-4038
Riverchase 3 1802 Stone Glen Drive
B III A Lot 43 - Wylie,Texas 75098
Riverchase 3 310 E. 1-30,Suite 280
i Blk A Lot 44 - Horton-Texas Ltd Garland,Texas 704 -4038
Riverchase 3 310 E. 1-30,Suite 280
* Lot 4 r-1 DR Horton-Texas Ltd Garland, Texas 75043-4038
Riverchase 3 1808 Stone Glen Drive
Lot 46 - rGordon .- - --- -Wylie, Texas 75098 --
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} PUBLIC COMMENT FORM
• (Please type or use black ink)
Planning Department
2000 Highway 78 North
Wylie,Texas 75098
1 am FOR the requested variance as explained on the attached public notice for ZBA Case
# 00 -1 .
.1 /7
I a AINdthe requested variance as explained on the attached public notice for ZBA
Case# -1 .
Date, Location&Time of
Zoning Board of Adjustment meeting: Monday,December 8, 2003, 7:00 pm
Muni ipal Complex,2000 Highway 78 North, Wylie, Texas
Name: (; -16---2-e--- 9(--' C.- / e---de--
(Please rint)
Address: - 5:0 S--- , _
` /
A MA P..7: "IF .. ,
Signature: � � �
Date: / O J
COMMENTS:
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Public Hearing Item No. 3
ZBOA No. 2003-15
Zoning Board of Adjustment Public Hearing: December 8, 2003
Owner/Applicant Stuart Allison
Location: 111 Keefer Street, being Lot 40R of Block 9 of the
Brown and Burns Addition
Request: Variance of Section 3.3. .3. of the Zoning Ordinance
to reduce the minimum dwelling size from 1,700
square feet to 1,000 square feet, to reduce the front
yard from the required 25 feet to 15 feet, the rear
yard from the required 25 feet to 10.5 feet, the street
side yard from the required 25 feet to 20 feet, and the
interior side yard from the required 7 feet to 6 feet,
and of Section 5.2.B.9.c. to reduce the parking
requirement from two enclosed spaces to two spaces
one of which must be covered
Background:
The subject lot was created by a Minor Replat in April of 2003. It contains 5,248
square feet. The lot is currently vacant, but was at one time occupied by a single-
family residence.
The property was originally platted as Lot 40 and part of Lot 41 of the Brown and Burns
Addition, one of the oldest subdivisions within Wylie. A subsequent replat created two
lots 0 and 41 which measured approximately 2,600 square feet each, on which
were constructed small wood-frame residences. The residue Lot 41B is still occupied
by a single-family residence and underground storm shelter. The neighboring
properties are occupied by single-family residences of varied age, size and
maintenance condition. Both Keefer and Marble were platted as wider rights-of-way,
but only 30 feet is paved providing additional land to the subject lot.
ZBOA2003-15
With the adoption of a revised Zoning Ordinance and Map in February f 2002, the
subject lot was rezoned to its current to Single Family — 8.5/17, requiring lots of 8,500
square feet and dwellings of 1,700 square feet. The SF- . 17 District also requires
seven (7) feet interior side yards and twenty-five 2 feet street side yards as well as
front and rear yards of twenty-five 2 feet. The recent replat eliminates any vested
rights in previous code, and requires that development on the subject lot comply with all
regulations of the current Zoning Ordinance. The lot is smaller than the minimum area
required by the SF- . 17, and clearly cannot accommodate a dwelling of the required
1,700 sq. ft., a two-car garage, and the required yard setbacks.
The applicant desires to construct on the subject lot a single-story single-family
dwelling of nearly 1,100 square feet, with a single-car carport and front porch. The
development requirements of the previous and current Zoning Ordinances do not allow
such construction on the subject lot as platted, and the applicant is requesting the
variances in order to accomplish this construction. The new dwelling will face Marble
Street rather than Keefer as currently addressed.
Section 8.3 of the Zoning Ordinance provides that the Zoning Board of Adjustment 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 ofth applicant to effect any variance
in the Ordinance. This section further states that in order to grant a variance to the
Ordinance, the Board shall find that all of the following have been satisfied:
1. That there are unique physical circumstances or conditions of the lot, or other
exceptional physical conditions particular to the affected property;
2. That because of these unique and exceptional circumstances, the property cannot
be reasonably developed or used in compliance with the provisions of the Zoning
Ordinance;
3. That due to such unique and exceptional circumstances, the strict application ofth
Ordinance would create a demonstrated hardship (convenience, profit or caprice
shall not constitute undue hardship);
4. That the demonstrated 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 Ordinance; and
8. That the variance, if granted, will not adversely affect the health, safety or welfare of
the citizens of Wylie.
ZBOA 2003-15
Considerations:
1. Public Comment Forms were mailed as required by State Law to owners of twenty-
four 2 properties within 200 feet of this request. Five forms have been returned
at the time of this posting, two favoring the request and three opposing the request.
2. State Law vests the right to development the property according to the requirements
of the Zoning Ordinance in force at time of platting, and the replotting of the subject
lot eliminates all such vested rights. Provision of the requested variances to
required house and lot size as well as to building setback regulations will allow the
vacant lot to be developed in the spirit ofth City's codes.
3. Other lots in the immediate area are generally larger in size, due both to original
platting and the later rplatting combination of lots. These lots have larger front and
side yards more closely complying with the requirements f the Zoning Ordinance.
Most of these lots are occupied by dwellings which range from 1,000 to 1,700
square feet. The immediate vicinity is in transition to newer residences, although no
new construction has occurred in recent years, and construction on the subject lot
could encourage additional redevelopment.
4. In August of 2001, a different owner/applicant requested rather drastic variances in
order to construct residences on the then two lots, and were denied by the Board of
Adjustment. The subsequent combining of the two lots into a single larger one
allows the necessary variances to be closer to the normal City regulations. Several
other potential buyers/builders have expressed interest in the lot and questioned
the appropriate variances required to achieve various construction schemes.
5. The requested reduction in dwelling size, from the currently required 1,700 square
feet to 1,000 sq. ft., is a variance 700 sq. ft. or 41 percent. Prior to February of
2002, a 1,1 sq. ft. dwelling was allowed on the lot, and the current request
reflects a 9% variance from that previous requirement. The applicant intends to
construct a house closer to the earlier allowed 1,100 sq. ft. The proposed
residence will comply with all other construction regulations of the current Zoning
Ordinance, including 100% masonry and front porch. The proposed carport is of
sufficient size 2 sq. ft.) to accommodate two smaller compact cars, but the
variance is required because the current code requires that parking spaces be 10 ft.
by 20 ft.
6. The requested variances will allow a front yard of 1 feet rather than the required 25
feet, which is a variance of 10 feet or 40 percent. The requested variance will allow
a rear yard of 10.5 ft. rather than the required 25 ft., which is a variance of 9.5 ft. or
38%. The neighboring house to the west on Lot 41B is setback approximately 15
feet from the Marble Street right-of-way. The requested variance will allow a street
side yard along Keefer of 20 ft. rather than the required 25 ft., which is a variance of
5 ft. or 20%. The resulting six ft. wide interior side yard is a reduction of one foot or
14%, but complies with the requirement of the previous SF-3 zoning.
ZBOA 2003-15
7. The applicant is also requesting that the requirement that all single-family whiny
provide two enclosed parking spaces (garage of at least 400 sq. ft.) be reduced to
allow a carport to accommodate one vehicle with paved outside parking for a
second vehicle. Parking provided by existing dwellings in the immediate vicinity is
varied, with some complying with the required two-car garage and others providing
a single-car garage while some have no garage and require outside parking.
8. The State law governing Zoning Boards of Adjustment clearly states that economics
alone is not sufficient justification for granting a variance of an adopted regulation.
However, in its current undeveloped condition, the subject lot provides limited public
tax revenue, provides no incentive or resources for adequate maintenance, and
may be a blighting influence on neighboring properties which lessens their value
and tax. Without some degree of variance, the configuration of the subject lot
renders it undevelopable by current code requirements.
A ahmets:
Location Map
Replat (Illustrating the previous two lots combined into the subject lot)
House Plan
Site Photographs
Notification List and Map, with Responses
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NOTIFICATION REPORT
APPLICANT: Stuart Allison APPLICATION FILE ZBA 8-1
111 Keefer Street Wylie, Texas 75098
Fill- BLKIABST LOT/TRACT TAX 1.D. # PROPERTY OWNER NAME ADDRESS
Applicant 614 Nickelville Lane
-- - Stuart Allison Wylie, Texas 75098
Kellers 2nd Addn 109 N. Keefer11
Blk 9 Lot 1 -21 - 09-0010-1 David Brun li I e Wylie, Texas 75098
fellers 2nd Addn11 1190 Ramsay Drive
Blk 9 2 R-2130-009-0020-1 Donald Anderson Lucas, Texas 75002
Kellers 2nd Addn 105 N. Keefer
Blk 9 3 -21 0-009-0 8 -1 Curtis Ell nbur• Wylie, Texas 7 098
Kellers 2nd Addn 105 N. Keefer
131k 9 4 -21 - 09-0D 0-1 Curtis Ellen ur Wylie, Texas 75098
Kellers 2nd Addn 507 Sioneybrook Drive
6 Blk 9 8 R- 130-0 9- 08 -1 Shirley Jenkins Wylie, Texas 7 098
Kellers 2nd Addn - - _-- 106 N. Cottonbelt Avenue
)< 7 Mk 9 9A -2130- 09-009A-1 Rodney McCoy Wylie, Texas 75098
fellers 2nd Addn Federal National 13150 Worldgate Drive-8 Blk 9 1 OA & 9B - 18 '0 9- 1 1 Mort ate Association Herndon, VA 20170-4376
Kellers 2nd Addn 108 N. Coffonbelt Avenue
9 Bik 9 1 B - 130-009- 1 OB-1 J. Mark Glenn Wylie, Texas 7 098
Ai Brown 84 Burns Addn 614 Niolelrille Lane
AlPr 10 Bik 9 Lot 401R R-11 - 09- 0 -1 - Stuart Allison Wylie, Texas 75098
Brown 8( Burns Addn 1516 Hillside Drive ---
11 Eilk 9 41B -11 - 09- 18-1 Paul Bowden Plano, Texas 75074
Brown Burns Addn 110 N. Cottonbelt elt Avenue ..
12 Blk 9 42 -11 - 09-D 2 -1 Jeanie Benson Wylie, Texas 75098
Brown Burns Addn - - - --- P.O. Box 843
13 Bik 10 Lot 43 -11 -01 -0 8 -1 Carrie Schnelier Wylie, Texas 75098
Brown Burns Addn P.O. Box 843 14 Bik 10 -1 I - 1 -1 Carrie Schneller _ Wylie, Texas 75098
-- - - ------- ---
Brown & Burns Addn P.O. Box 1201
15 Blk 10 50A -11 - 10-0 A-1 Jesus Flipoloto Wylie, Texas 7 098
- - - - --------- ---- --- --- -------- --------
Brown & Burns Addn - - W303 . Jefferson
16 Blk 10 0B -11 - 1 - 8 B-1 Morris Housewright Wylie, Texas 75098
--
------ -- - ------ ---
Brown & Burns Addn 6146 Symphony Lane
17 Mk 10 51A R-11 - 1 -051 A-1 Larry Estes Dallas, Texas 75227- --
.-- - - Brown & Burns Addn 20.- -.--. -.------.----- -------- - - 1 N. Keefer
18 Blk 10 1 B -11 - 1 - 1 B-1 Michael Turner Wylie, Texas 75098
Brown & Burns Addn 1148 Minter Lane
19 Blk10 1 C -11 -01 - 1 -1 Virginia Estes A aline, Texas 7 603 ---
-- Brown & Burns Addn 6146 Symphony Lane
20 Blk 10 2 -11 -010- 1 A-1 Larry Estes Dallas, Texas 75227
Brown & Burns Addn 201 N. Keefer
1 Bik 10 52B R-11 - 1 - 1 B-1 Michael Turner Wylie, Txas 75098
Brown Burns Addn ------ - --.-- 1148 Minter Lane
22 Bik 10 52C -11 -010-0 1 -1 Virginia Estes Abiline, Texas
- - -- - Brown Burns Addn -- P.O. Box 1201
23 Bik 10 53A R-1156-010-050A-1 Jesus Hipolata Wylie, Texas 75098
Brown & Burns Addn 201 N. Keefer
24 Bik 1053B -11 -010- 1 B-1 Michael Turner Wylie, Texas 75098
---- - - --- ---- ---- 114 W. 11 th Street --
KCS Railroad KCS Railway Company Kansas City, MO 1 -18 9
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PUBLIC COMMENT FORM
(Please type or use black ink)
Planning Department
2000 Highway 78 North
Wylie,Texas 75098
V.V.-
I am FOR the requested variance as explained on the attached public notice for ZBA Case
# 0 -15.
I am AGAINST the requested variance as explained on the attached public notice for ZBA
Case# -1 .
Date,Location&Time of
Zoning Board of Adjustment meeting: Monday,December ber , 2003, 7:00 pm
--
Municipal Complex,2000 Highway 78 North, Wylie,Texas
Name: --ta /9 ie 7"- L 6 _`S 0 ati
(please print)
Address: i K L r. L eic) p..1 e-----
y L ,- e -7-S- 0 £2
- .
Signature: 6��ip.,
Date: 2 — 0 3
COMMENTS:
Sb-6-- . Ac#O-O Ae-tre-- --
Stuart Allison
614 Nickelville Lane Home 7442-4682
Wylie, TX 75098 stuarta716@aol.com Cell (214) 8 -8574
December 8, 2003
City of Wylie
Zoning Board of Adjustment
Re: Case Number ZBA No. 2003-15
I am FOR the requested variance as explained on the public notice for BA 00 -1 . l would like
to submit my comments on the above for your review.
A brief history of the described property that I have records on would be:
1856 Part of an initial survey of a 320-acre tract.
1886 Part of 1 acre newly created Brown & Burns Addition.
1890 Lots 40&41 (replat 2003 to Lot 0 created.
1908 First record of home constructed.
1952 Home destroyed by fire and was rebuilt.
1956 Back section (4,893 S.F. of property sold from the original 10,141 S.F. which makes Lot
4OR at 5,248 S.F.
1990 Home was deemed unrepairable condemned, and was demolished.
l would quickly like to respond to some opposition that has stated that this property(5,248 S.F.) is
too small to build a home. My response would be:
There has been a home on this property for the greater part of the past century.
I was advised by the Planning Department ent that there is some residential construction
occurring in the city on lots as small as 3,500 S.F.
The tax information for your review is as follows:
Current_Annul Prop Propes Estimated Taxes ors Pry ed Home PIar1
City $28.00 City $6 .0 -
WIS $69.00 WISD $1,548.00
The renovation and beautification of older sections of Wylie is a wonderful example of the
ongoing development and progress of our growing city. A new home on this ugly barren corner
lot would bring enrichment to the neighborhood and tax dollars to the city and our excellent
school district.
Thank you for your service on the Zoning Board of Adjustment and your kind consideration of this
matter.
t
Stuart Allison
PUBLIC COMMENT FORM
(Please type or use black ink)
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
#2003-15.
_ I am AGAINST the requested variance as explained on the attached public notice for ZBA
Case#2003-15.
Date,Location&Time of
Zoning Board of Adjustment meeting: Monday, December 8,2003,7:00 pm
Municipal Complex,2000 Highway 78 North, Wylie,Texas
Name: _ ff A im iTh Q L.tJ De N
(please print)
Address: _ l S/6 7'+I &I.— ft pc_____ DZI VL
Pi3 I, ,e, -1. --e• prs I gm 7 y
Signature: 'Zrnr--,—P-rthg--D-N------.
Date:
COMMENTS:
PUBLIC COMMENT FORM
(Please type or use black ink)
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
#2003-15.
Au.
l am AGAINST the requested variance as explained on the attached public notice for ZBA
Case#2003-15.
Date,Location&Time of
Zoning Board of Adjustment meeting: Monday, December 8, 2003,7:00 pm
Municipal Complex, 2000 Highway 78 North, Wylie,Texas
Name: f z_. 4 I.-,
p ease print)
Address:
Al , • 2/1-0
Signature: /7
/2 F;#-7--Z /1 z.....--
Date: - 63
COMMENTS:
PUBLIC COMMENT FORM
(Please type or use black ink)
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
# 003-1 .
I am AGAINST the requested variance as explained on the attached public notice for ZBA
Case# 003-15.
Date, Location&Time of
Zoning Board of Adjustment meeting: Monday,December 8, 2003,7:00 pm
Municipal Complex,2000 Highway 78 North, Wylie,Texas
Name:
(please print)
Address: � la IQ-
- ,- . �
Signature: _
Date: /72 - 2 —
COMMENTS:
•
AgLUILL__
-19 -AO
ao LAIL. 1/43/1„,-
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