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10-01-2013 (Planning & Zoning) Minutes Wylie Planning and Zoning Commission CITY OF WYLIF Minutes Wylie Planning& Zoning Commission Tuesday October 1,2013—6:30 pm Wylie Municipal Complex—Council Chambers 300 Country Club Road, Building 100 CALL TO ORDER Chairman Phillip Johnston called the meeting to order at 6:30PM. Present with Chairman Johnston were; Vice Chairman David Dahl,Commissioner Gilbert Tamez,Commissioner Dennis Larson, Commissioner Randy Owens, and Commissioner Mike McCrossin. Commissioner Ron Smith arrived late. Staff present was Charles Lee, Senior Planner, Jasen Haskins, Planner, and Mary Bradley, Administrative Assistant. INVOCATION & PLEDGE OF ALLEGIANCE Commissioner McCrossin gave the invocation and Commissioner Tamez led the Pledge of Allegiance. Chairman Johnston welcomed newly appointed Commissioner Randy Owens. CITIZENS COMMENTS Chairman Johnston opened the Citizens Participation. With no one approaching the Commissioners, Chairman Johnston closed the Citizens Participation. CONSENT ITEMS 1. Consider and act upon approval of the Minutes from the September 17, 2013, Regular Meeting. Board Action A motion was made by Vice-Chairman Dahl, and seconded by Commissioner Tamez, to approve the Minutes from the September 17, 2013 Regular Meeting as presented. Motion carried 6 0,with Commissioner Smith arriving after the vote. Minutes October 1,2013 Wylie Planning and Zoning Board Page 1 of 7 REGULAR AGENDA r Regular Hearing t I. Consider and act upon a recommendation to the City Council regarding a Preliminary Plat for Kreymer Estates Phase II consisting of 23.171 acres for 60 single-family residential lots and 2 open space lots dedicated to the City of Wylie, generally located west of W.A. Allen Boulevard,south of E. Brown Street. Mr. Lee stated that the subject property is the second phase of Planned Development Ordinance 2012-04, and amended and expanded in August 2013 as Planned Development Ordinance 2013-33. The Preliminary Plat will create 60 single family residential lots and two open spaces. Commissioner Larson questioned why so many Planned Developments are coming through with lot sizes not in conformance to the Zoning Ordinance, which require 10,000 square foot lots. He also questioned the size of the lots on this Plat. Mr. Lee stated that the lot sizes within the already approved PD range from 6,000 to 8,500 square foot lots. To gain approval, a developer submits the request for a Planned Development, and each request is reviewed individually case by case. The City of Wylie is approaching build out and therefore, certain tracts of lands are undevelopable due to the various challenges in developing according to the regulations set forth within the Zoning Ordinance. Vice Chairman Dahl mentioned to Commissioner Larson that the Preliminary Plat will construct 60 single family residential homes from 8,500 square foot to 10,000 square foot. Mr. Jim Douglas, 2309 Avenue 9, Plano, Texas, applicant for the subject property, stated that the lot size ranges from 8,500 to 10,000 square foot. All open space is dedicated to the City of Wylie and will be maintained by the Homeowners Association, as per the PD Conditions. The Park Board did review and approve all open space amenities, trails, and park benches. A motion was made by Commissioner McCrossin, and seconded by Commissioner Larson, to recommend approval to the City Council for Preliminary Plat Kreymer Estates Phase II. Motion carried 7 -0. 2. Consider, and act upon, a recommendation to the City Council regarding a Final Plat for Caliber Collision on two acres, generally located on Westgate Way just north of FM 544. Mr. Haskins stated that in August the property was zoned Commercial Corridor Specific Use Permit, to allow an automobile repair and body center. The plat divides the property into two lots, both on two acres. Minutes October 1,2013 Wylie Planning and Zoning Board Page 2 of 7 A motion was made by Commissioner Dahl, and seconded by Commissioner Smith, to recommend approval to the City Council for Final Plat for Caliber Collision. Motion carried 7 - 0. 3. Consider, and act upon, a recommendation to the City Council regarding a Preliminary Plat for Creekside South Apartments, Lot 1, Block A, creating a single lot, for the development of a 252 unit multi-family complex, generally located north of McMillen Road and west of Lewis Drive within the Creekside Subdivision. Property zoned PD 99-32-MF. Mr. Haskins stated that the plat totals 18.474 acres and will create a single lot for a multi-family residential community. The use is allowed by right within the Planned Development Ordinance 99-32, which allows a variety of uses from single-family residential community,commercial, assisted living, as well as multi-family residential community. The Site Plan, Landscaping and Elevations are on the current agenda. Commissioner Larson questioned the status of the expansion of McMillen Road, and expressed desire for Staff to see the urgency of expanding McMillen Road before construction of the apartments. Mr. Mike Klien, SC Bodner Company, 6010 W 62"d Street, Indianapolis, IN, applicant for subject property, stated that the projected date to start construction is the later part of the year in 2014,with a timeframe for build-out is 12 to 18 months. Commissioner Tamez expressed concern of traffic and the timeframe of widening of McMillen Road, and moving forward without moving forward to expand the road. Mr. Lee stated that when a development begins construction, impact fees are paid for road widening projects and dedicate roadway right-of-way. A motion was made by Commissioner Larson, and seconded by Commissioner McCrossin, to recommend approval to Preliminary Plat Creekside South Apartments Addition. Motion carried 7 0. 4. Consider, and act upon a Site Plan for Creekside South Apartments, Lot 1, Block A, creating a single lot, for the development of a 252 unit multi-family complex, generally located north of McMillen Road and west of Lewis Drive within the Creekside Subdivision. Property zoned PD 99-32-MF. Mr. Haskins stated that the 18.474 acres will create a single lot for multi-family residential community. The Preliminary Plat was on the current agenda for consideration. The complex will consist of 1, 2 and 3 bedroom units. The Zoning Ordinance allows 15 dwelling units per acre and the Site Plan proposing 13.6 dwelling units per acre. The apartment buildings are proposed at three stories high. A forty foot landscape buffer with five feet meandering sidewalk is proposed along the southern property line, in addition to twenty foot side landscape buffers and a twenty- five foot rear landscape buffers. Minutes October 1,2013 Wylie Planning and Zoning Board Page 3 of 7 Commissioner Tamez questioned the visibility from the apartment buildings to the existing residential structures on the north end. Mr. Mike Klien, SC Bodner Company, 6010 W 62'd Street, Indianapolis, IN stated that the proposed buffers include a six foot fence, as well as living screen of a variety of trees. The site lines will be approximately 24 feet. The actual distance between the property line and the closest existing single-family home is 87 and half feet, with a 25 foot setback for the buildings. He stated that several meetings were held with the City Engineer, regarding the impact fees, dedication of roadway right-of-way and thoroughfare impact fees, which will all be paid prior to obtaining a Certificate of Occupancy. A motion was made by Commissioner Tamez, and seconded by Vice-Chairman Dahl, to approve the Site Plan for Creekside South Apartments, with concern of urgency of widening of McMillen Road. Motion carried 7 0. Chairman Johnston called for a five-minute break.The meeting reconvened at 8:10PM. Public Hearing I. Hold a Public Hearing, and consider a recommendation to the City Council regarding amendments to: Article 4 (Nonresidential Standards), Article 5 (Use Regulations), Article 6 (Special Purpose and Overlay Districts) and Article 7 (General Development Regulations) of the City of Wylie Zoning Ordinance No. 2001-48, as amended, related to parking requirements; and Article 3 (Residential Development Regulations) and Article 6 (Special Purpose and Overlay District) of the City of Wylie Zoning Ordinance No.2001-48,as amended,related to fences. The Commissioners requested to review parking and fences separately, and with one motion. Staff Presentation Mr. Haskins gave a presentation detailing the purpose the text amendment for parking, stating the objective is to simplify, unify parking regulations and calculations; reduce the amount of required parking; increase the amount of developable land within the city,and implement sound alternative parking standards. Mr. Haskins reviewed the current requirements that are used to calculate required parking on the use; square footage of the building; square footage of the entire site; number of employees; number of seats; fixed number based on specific use; variable number based on specific use; site plan review and a variety of combinations. The proposed amendment reduces the current requirements to two square footage of the building and site plan review and be established on a case by case basis. Mr. Haskins stated that there were two types of research performed by the planning staff. One involved a comparison between various cities with comparable population, with the City of Wylie being the strictest on parking ratio requirements. The second examined how the current required parking spaces are being used in real world Minutes October 1,2013 Wylie Planning and Zoning Board Page 4 of 7 scenarios. The result of the examination revealed that existing parking is never fully utilized, even at retail locations on peak shopping days. Staff is recommending the following additions to the Zoning Ordinance: Allowing up to 10% of parking spaces to be smaller alternative sizes to the 10 feet by 20 feet standard. Marked motorcycle or subcompact parking is an example; Implement a maximum parking ratio of 25% greater than the minimum; and require parking over the maximum, to be on alternative surfaces. Another recommendation is to put a maximum on the number of allowed parking spaces, but with the flexiblity to allow a request for a variance or use alternative surfaces. The goal being to reduce the amount of parking required across the board, then have the range large enough to guide the developer without making it stringent on the developer. The alternative parking recommendation is for overflow parking only. The maximum number of parking spaces allowed for a use shall be no more than 25% greater than the minimum number of spaces required. A use can exceed the maximum number of parking spaces if the excess parking spaces are constructed as a near impervious surface, such as grasscrete, that is determined to acceptable by the City Engineer. Board Discussion Commissioner Larson questioned the increase of usage for parking when the economy recovers. Mr. Haskins replied that the recommendations is not reducing the number of parking drastically, but rather moderate. Commissioner Larson expressed desire to increase on handicap parking for major retail stores. Mr. Haskins stated that the requirement for handicap parking is one for every 25 parking spaces and governed by State Law. Commissioner Smith questioned if fuel efficient electrical vehicles parking was considered. Mr. Haskins stated that Council of Governments address the availability for the fuel efficient electrical parking, but not appropriate for City of Wylie at this time. The Developer may request a variance from Zoning Board of Adjustment to have parking spaces dedicated for those types of vehicles. Public Comments Chairman Johnston opened the Public Hearing. Mr. Sam Satterwhite, Director of Wylie Economic Development Corporation, expressed concern of the cost for maintenance of the grasscrete for alternative parking compared to the maintenance of a paved parking lot. Mr. Satterwhite stated that corporations know the number of parking spaces needed for their business, and putting a maximum percentage of required parking is not beneficial to them. Mr. Satterwhite stated that recent developments for significant commercial uses have requested and received variance to parking size from 10 by 20 to 9 by 18, and encouraged the Commissioners to consider amending the requirement. Mr. Minutes October 1,2013 Wylie Planning and Zoning Board Page 5 of 7 Satterwhite recommended increasing the required parking for Restaurant without Drive-Thru use. Board Discussion The P&Z Commissioners were generally in favor of reducing the number of required parking spaces. One noted exception was the required parking for the Restaurant w,o Drive-Thru use. The Commission recommended the elimination of the maximum parking requirement which was presented at 25°'0 over the minimum requirement. A majority of the Commissioners expressed concern that the requirement put too much of a burden on a developer with the options of exceeding the maximum requiring alternative parking or appealing to Zoning Board of Adjustment.Staff has removed that requirement. Mr. Haskins reviewed the recommendations from the Commissioners on parking amendment: eliminate compact car with exception of motorcycle parking; eliminate the option for grasscrete alternative parking; eliminate the maximum required parking spaces; and increase,if permitted,handicap parking standards. Staff Presentation Mr. Haskins stated that both the Zoning Ordinance and the City Code of Ordinance have rules and requirements for fences within City of Wylie. Staff feels that the fencing regulations should be minimized in the Zoning Ordinance and addressed within the Code of Ordinances and regulated by Building Inspections. In recent years, the Zoning Board of Adjustments has approved variance requests for fencing with the support of some citizens.Those requests,namely rail and post placement and the use of wooden posts are reflected in the changes to the Ordinances. Staff feels that the placement of rails and posts on the outside of the fence is reasonable if such placement is not visible from a public street. However, if there is a pool, the Code of Ordinance and Building Inspections Code have certain requirements. The use of wooden post as an acceptable material is debatable, as these are proven to require more maintenance, but the Code of Ordinance addresses that issue. Board Discussion The Commissioners discussed the requirement of wood posts versus the metal post. The consensus of the Commissioners was the post material. However, the Commissioners were in agreement to have all the requirements within the Code of Ordinance Building Inspections; but to allow only metal as an acceptable post material. A majority of the commissioners were in favor of allowing the placement of rails and posts to the outside of pickets if not visible from a public street. Public Comments Mr. John McCarthy, 1740 Boxwood, spoke in favor of having the metal post on the outside with slates at a 45 degree angle to prevent people to climb over. Minutes October 1,2013 Wylie Planning and Zoning Board Page 6 of 7 Chairman Johnston closed the Public Hearing. Board Action A motion was made by Vice-Chairman Dahl, and seconded by Commissioner Smith to recommend to the City Council the following amendments to parking requirements as amended with elimination of compact car with exception of motorcycle parking; eliminate the option for grasscrete alternative on Commercial parking; eliminate the maximum required parking spaces; and increase, if permitted, handicap parking standards; and for fencing amendments as proposed to move over to the Code of Ordinance. Motion carried 7 0. ADJOURNMENT A motion was made by Commissioner Larson, and seconded by Commissioner McCrossin to adjourn the meeting at 10:15PM. All Commissioners were in consensus. /X4 Phil ohnston, Chairman ATTEST: Mar Bra ey,Administra a Assistant Minutes October 1,2013 Wylie Planning and Zoning Board Page 7 of 7