07-05-2005 (Planning & Zoning) Agenda Packet Planning & Zoning
Commission
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City of Wylie
July 5, 2005
Regular Business Meeting
AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North Wylie, Texas 75098
Tuesday, July 5, 2005
7:00 p.m.
CALL TO ORDER
INVOCATION & PLEDGE OF ALLEGIANCE
WELCOME NEW PLANNING AND ZONING COMMISSION MEMBERS
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the June 21, 2005 Regular Meeting.
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Final Plat for the ZLAN Corner Addition,
generally located in the northeast corner of F.M. 1378 (Country Club Rd.) and Brown Street, more
specifically situated in the Charles Atterbury Survey, Abstract Number 22, City of Wylie, Collin
County, Texas and being a portion of that certain tract of land conveyed to Zlan, Ltd. by Special
Warranty Deed recorded under County Clerk's File Number 94-0029160, Land Records of Collin
County, Texas.
MISCELLANEOUS
1. Discuss revisions to the Zoning Ordinance to conform to recent changes in the Comprehensive
Plan.
ADJOURNMENT ,.``‘+ p F, IN y'%,,
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Posted Friday, July 1, 2005, at 5:00 ��•``�p rrrnin�9+�
THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCE FOR DISABLED ATTENDEES MUST BE
REQUESTED 48 HOURS IN ADVANCE BY CONTACTING THE CITY SECRETARY'S OFFICE AT 442-8100 OR TDD AT 442-8170.
•
MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North
Wylie, Texas 75098
June 21, 2005
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Scott Ames Mary V. Bradley, Secretary
Eric Alexander Claude Thompson, Planning Director
Red Byboth
Dave Hennesey
Dennis Larson
Kathy Spillyards
Commission Members Absent:
Don Hughes
CALL TO ORDER
Chairman Larson called the meeting to order at 7:05PM.
INVOCATION & PLEDGE OF ALLEGIANCE
Commissioner Byboth gave the invocation and Commissioner Hennesey led the pledge of
allegiance.
CITIZEN PARTICIPATION
No one appeared to speak to the Commissioners.
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the June 7, 2005 Regular
Meeting.
With no corrections or deletions, a motion was made by Commissioner Byboth, and
seconded by Commissioner Alexander, to approve the minutes as submitted. Motion
carried 5 —0, with Commissioner Spillyards and Commissioner Hughes absent.
P &Z Commission Meeting
June 21, 2005
Page 2 of 5
ACTION ITEMS
1. Consider and act upon approval of a Site Plan for a financial institution with drive-
thru on 1.377 acres, generally located in the northeast corner of S.H. 78 and W. Kirby
Street, and being more specifically described as all of Lot 1 of Moussa-Switzer
Addition as recorded in Cabinet G, Page 414 of the Map Records of Collin County,
Texas, being part of a tract of land described in deed to Hibernia National Bank as
recorded in Volume 5730, Page 3929 of the Land Records of Collin County, Texas.
Thompson stated that the Site Plan creates a financial institution with drive-thru accessibility
on 1.377 acres. The property is located on the northeast corner of S.H. 78 and W. Kirby
Street, adjacent to a Subway Restaurant to the east and McDonalds Restaurant to the west.
The property is zoned Corridor Commercial (CC). Financial Institution with drive-thru is a
permitted use within the current CC District. The property is currently occupied by the drive-
thru banking structure of the Inwood Bank which will be replaced by the new facility.
A Replat which relocates the west property lines and creates additional access easement is on
the current agenda for consideration.
With no questions for the applicant or staff, a motion was made by Commissioner Ames, and
seconded by Commissioner Hennesey to approve the Site Plan for financial institution with
drive-thru accessibility as submitted. Motion carried 5 —0 with Commissioner Spillyards and
Commissioner Hughes absent.
2. Consider a recommendation to the City Council regarding a Replat for Wylie
Hibernia Addition. Subject property being generally located at the northeast corner of
S.H. 78 and W. Kirby Street, and more specifically being a tract of land situated in the
S.B. Shelby Survey, Abstract No. 820, being all of Lot 1 of Moussa-Switzer Addition
as recorded in Cabinet G, Page 414 of the Map Records of Collin County, Texas,
being part of a tract of land described in deed to Hibernia National Bank as recorded
in Volume 5730, Page 3929 of the Land Records of Collin County, Texas.
Thompson stated the Replat under consideration is a reconfiguration of Lot 1 of Moussa-
Switzer Addition. The Plat also abandons and relocates the west property line and creates
additional access easements.
The Site Plan is on the current agenda for consideration.
With no questions for the applicant or for staff, a motion was made by Commissioner
Hennesey, and seconded by Commissioner Alexander, to recommend approval of the Replat
for Wylie Hibernia Addition to the City Council. Motion carried 5 — 0 with Commissioner
Hughes absent and Commissioner Spillyards arriving after the vote.
P & Z Commission Meeting
June 21, 2005
Page 3 of 5
PUBLIC HEARINGS
1. Hold a Public Hearing and consider a recommendation to the City Council regarding
a change in zoning from Agriculture (A) to Planned Development (PD) District for
single-family residential uses. Subject property being generally located in the
southwest corner of Brown Street and Kreymer Lane, part of the Francisco De La
Pina Survey, Abstract No. 688, and more specifically being all of that 14.755 acre
tract of land conveyed to D.R. Horton-Texas, Ltd. as recorded in Volume 5697, Page
6349, Collin County Deed Records, all of that 34.872 acre tract of land conveyed to
D.R. Horton-Texas, Ltd. as recorded in Volume 5697, Page 6354, Collin County
Deed Records, all of that 14.760 acre tract of land conveyed to D.R. Horton-Texas,
Ltd. as recorded in Volume 5700, Page 3087, Collin County Deed Records. (Zoning
Case No. 2005-05). Tabled from the 3/15/05 and 4/19/05 P & Z meeting.
Thompson stated that the property is located east of Kreymer Lane and south of Brown Street
and totals 64.38 acres.
Twenty-three comment forms were mailed to surrounding property owners and twenty-seven
written responses returned, twenty-five in opposition and two in favor of the request. A
simple majority will be required by the City Council on July 12, 2005 for approval.
The Comprehensive Plan recommends that the entire tract be developed as one acre lots. The
requested residential density does not comply with this recommendation of the
Comprehensive Plan.
Staff recommends denial. The request does not conform to the commendation of the
Comprehensive Plan for larger lots, nor does it offer innovations to justify a PD other than
variances from the regulations of the Zoning Ordinance.
The number of lots illustrated on the Development Plan is 193, or a density of nearly 3 lots
per acre, compared to a potential of approximately 63 lots or one lot per acre density as
recommended by the Comp Plan.
The proposed Conditions of the PD complies with Single Family Residential 8.5/17 with the
exception that the lot size begin at 8,500 square feet with a minimum average of 10,000
square feet, and minimum 1,700 square feet dwelling size, but average dwelling size of 2,400
square feet throughout the PD.
The PD proposes that no alleys be required, but no garages shall face the front street unless
off-set six feet (compared to five feet and no more than 50% of elevation standard
requirement of the ZO).
P &Z Commission Meeting
June 21, 2005
Page 4 of 5
The easement corridor of a major overhead electric transmission line traverses the
northeastern corner of the tract, occupying 0.96 acre, and this area cannot be developed.
Jerry Sylo, Jones and Boyd, 17090 Dallas Parkway, Dallas, Texas, representative for property
owner, D R Horton, stated that in March, the request for the PD was tabled by the applicant
in order to review lot sizes. After considering the recommendations from the Commissions,
if the lots were to increase as recommended, there would be a loss of 63 lots. The
development is surrounded by Suburban Residential on the north and west and Country
Residential and south and east. The proposed development provides 10,000, 8,500 and 5,000
square feet lots to the north and west, and 11,000 square feet and one acre lots are located to
the south and east.
Commissioners discussed with Mr. Sylo the surrounding properties and the revised Comp
Plan recommending acreage lots. Mr. Sylo stated that in the best interests of the property
owner and to the Commission, for the Commission to make a recommendation to the City
Council, and not table the item. Chairman Larson stated that the surrounding property
owners and the Commission recommend half-acre or larger lots on the subject property.
Chairman Larson opened the Public Hearing.
Amy Tolleson, 1036 S Kreymer, spoke in opposition of the zoning change and presented to
the Commissioners and to the applicant,pictures of the surrounding properties with minimum
house size of 3,000 square feet, and the lot sizes from one acre and up to thirteen acres.
Tony Warren, 1030 S. Kreymer, spoke in opposition of the zoning change and stated that the
temperature drops about ten degrees because of the surrounding trees on the large lots.
Chairman Larson closed the Public Hearing.
Mr. Sylo stated that all people have different lifestyles, and not all desire to live in larger
homes or a 2,000 square foot town home. The proposed development offers flexibility for
the different lifestyles by offering lots 8,500 square feet up to 11,000 square feet.
A motion was made by Commissioner Alexander, and seconded by Commissioner Spillyards,
to recommend denial for the zoning change of 2005-05 to the City Council meeting on July
12, 2005. Motion carried 6—0, with Commissioner Hughes absent.
P &Z Commission Meeting
June 21, 2005
Page 5 of 5
WORK SESSION
1. Discuss potential revisions to the Zoning Ordinance to conform to recent changes
in the Comprehensive Plan.
2. City Planning Workshop in McKinney.
Thompson stated that additional Residential and Non-Residential Regulations were
mailed to the Commissioners within the last week, and encouraged the Commissioners to
review the design standards and provide the recommendations to staff at the next
meeting. Commissioners expressed desire to modify the base standard to include the
current desired standard and raise the desired above the standard for Country and
Suburban Residential District only.
Thompson distributed information for a City Planning Workshop held in McKinney on
July 23, 2005. Commissioners will confirm their attendance by July 5, 2005.
Thompson also loaned tapes from a previous Workshop held in Allen. Commissioner
Hennesey received tapes one and two, and Chairman Larson received tapes three and
four. At the next meeting, the tapes will be distributed to other Commissioners.
ADJOURNMENT
A motion was made by Commissioner Alexander, and seconded by Commissioner
Spillyards, to adjourn the meeting at 9:10PM.
Dennis Larson, Chairman Mary Bradley, Secretary
CITY OF WYLIE
PLANNING & ZONING COMMISSION AGENDA ITEM
Agenda Item No. Meeting Date: July 5, 2005
Consent Case Name: Zlan Corner Addition
Action 1 Prepared By: Renae' 011ie
Public Hearing Exhibits: Final Plat
Miscellaneous
Other
AGENDA SUBJECT:
Consider a recommendation to the City Council regarding a Final Plat for the Zlan Corner Addition, generally
located in the northeast corner of F.M. 1378 (Country Club Rd.) and Brown Street. Subject property being a
portion of a 9 acre tract of land owned by Zlan, Ltd.
STAFF RECOMMENDATION:
Approval
SUMMARY:
The Final Plat under consideration will create four(4) retail lots. Lot 1 is 1.088 acres in size, Lot 2 is 1.033 acres
in size, Lot 3 being 1.028 acres, and Lot 4 being 5.851. The Commission has approved a site plan for a retail site
with convenience store and motor vehicle fueling station for Lot 1 in April 2005. No other uses have as yet been
proposed for the remaining lots. The subject property is currently zoned Neighborhood Service (NS) District
(has been zoned to allow commercial uses since 1986). The Plat dedicates a varied width right-of-way for
Country Club Road (FM 1378), and to accommodate TXDOT the width varies from 36.14 to approximately 28
feet.
The newly adopted Comprehensive Plan recommends this property be developed for single-family residential
uses. Approval of the subject plat will protect the rights to develop the property for commercial uses.
APPROVED BY: Initial Date
Department Director: CT \ 06/27/05
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Requirements for New Residential Development
A.Land Design Requirements-With Open Space Adjacency
(With adjacency to floodplains, open space, utility easements, or Lake Lavon or Lake Ray Hubbard.)
Page# Element Base Standard Desirable Points
39 Public Open Space Connection Street along open space or 30 ft open
space with 8 ft wide trail, every 50 lots
Perimeter Screen 6 ft masonry wall along thoroughfares
39 Perimeter Walkways and Landscape 10 ft buffer with 4 ft walk
41 Furnishings along open space Low-height solar lighting every 100 ft
connections and trails Benches with backs every 1/2 mile or
portion thereof
Decorative paving and cross-walks at
street connectors
B.Land Design Requirements-Without Open Space Adjacency
(Without adjacency to floodplains, open space, utility easements,or Lake Lavon or Ray Hubbard.)
Page# Element Base Standard Desirable Points
Land Disturbance Minimal disturbance,balanced cut and fill
Perimeter Screen 30 ft wide buffer,with landscaped mound or
rail fence or low wall
39 Perimeter Walkways and Landscape 20 ft buffer with 5 ft walk
Furnishings for Perimeter Buffer Low-height solar lighting every 100 ft
Fountains or pools
Decorative paving and cross-walks at
street connectors
C. Street and Sidewalk Requirements
(For all Residential Districts)
Page# Element Base Standard Desirable Points
43 Curvilinear Streets Curvilinear streets
43 Entry Features and Medians Architectural features on screen wall or
monument within landscaped median to
first cross street,with decorative paving
and cross-walks
43 Signage at Entries Incorporated into screen wall or
monument sign within median
Street Name Signs Incorporated with street lighting
44 Pedestrian Crosswalks Connected system of decorative pavers
45 Sidewalks 4 ft concrete, both sides of street,
meandering continuous pathway
54 Mail Boxes Paired at lot line
46 Sidewalk Lighting Low-illumination with solar controls, on
decorative poles every 300 ft
47 Perimeter Alleys No alley connection to and screened
from thoroughfares,no lots face
thoroughfares
D.Architectural Requirements
(For all Residential Districts)
Page# Element Base Standard Desirable Points
Building Bulk and Articulation Minimum 25%street facade offset minimum
2 ft,minimum 60%total area on 1st floor of 2.
story
49 Exterior Façade Material 100%kilm-fired brick, stone or masonry
stucco
50 Front Entry Cover 40 square feet covered front entry
50 Chimneys Chimney enclosed with masonry
matching exterior walls
51 Roof Pitch 8:12 minimum roof pitch; with
articulation, dormers or hip/gable
51 Roof Materials Architectural-grade, overlap shingles or
standing seam metal,no wood shingles,
paint rooftop accessories to match
52 Repetition of floor plan and elevation 7 lots skipped same side of street,
4 lots skipped opposite side of street and
no identical floor plans side by side
53 Garage entry No doors facing primary street front
Landscaping Minimum 1 tree and 5 shrubs in front
yard