10-04-2005 (Planning & Zoning) Agenda Packet AGENDA
PLANNING AND ZONING COMMISSION
CITY COUNCIL CHAMBERS WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North Wylie, Texas 75098
Tuesday,October 4,2005
7:00 p.m.
CALL TO ORDER
INVOCATION & PLEDGE OF ALLEGIANCE
CITIZEN PARTICIPATION
CONSENT AGENDA
1. Consider and act upon approval of the Minutes from the September 20, 2005 Regular Meeting.
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Final Plat for T-Mobile, generally located
at the southwest corner of F.M. 544 and Highway 78, and being more specifically described as a
0.014 acre tract of land situated in the E.C. Davidson Survey, Abstract No. 267, City of Wylie, Collin
County, Texas and being part of a called 3.953 acre tract described in a deed from Robert R.
Martinez, Marcos F. Martinez, Ronald F. Martinez, Ernesto F. Martinez, Eugenio F. Martinez and
Elida M. Price to Greenway-78, L.P. as recorded in Volume 4886, Page 4459, Collin County Deed
Records.
PUBLIC HEARING
1. Hold a public hearing and consider a recommendation to the City Council concerning a change in
zoning from Business Center (BC) District to Business Center District with a Specific Use Permit
(SUP) for Warehouse and Distribution uses, 1307 Century Way, Lot 2, Block C of the Century Way
Business Park Addition, City of Wylie, Collin County, Texas. Item tabled from the September 20,
2005 meeting. (Zoning Case 2005-18).
2. Hold a public hearing and consider a recommendation to the City Council concerning certain
revisions to the residential and nonresidential development requirements of the Zoning Ordinance and
to the City-Wide Zoning Map.
ADJOURNMENT
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THE WYLIE MUNICIPAL COMPLEX IS WHEELCHAIR ACCESSIBLE. SIGN INTERPRETATION OR OTHER SPECIAL ASSISTANCEIPORDISABLED 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
September 20, 2005
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Eric Alexander Claude Thompson, Planning Director
Red Byboth Renae' 011ie, Assistant City Planner
Jamie Gregg Mary Bradley, Secretary
Dennis Larson
Joel Hemphill
Dave Hennesey
CALL TO ORDER
Chairman Larson called the meeting to order at 7:03 PM.
INVOCATION & PLEDGE OF ALLEGIANCE
Commissioner Byboth gave the invocation and Commissioner Alexander 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 September 6, 2005
Regular Meeting.
Commissioner Gregg recommended that the election results be included. With no further
corrections or deletions, a motion was made by Commissioner Byboth, and seconded by
Commissioner Alexander, to approve the minutes with amendments. Motion carried 4 —
0,with Commissioners Hennesey and Gregg abstaining and Commissioner Ames absent.
P &Z Commission Meeting
September 20, 2005
Page 2 of 5
PUBLIC HEARING
1. Hold a public hearing and consider a recommendation to the City Council concerning
a change in zoning from Business Center (BC) District to Business Center District
with a Specific Use Permit (SUP) for Warehouse and Distribution uses, 1307 Century
Way, Lot 2 Block C of the Century Way Business Park Addition, City of Wylie,
Collin County, Texas. (Zoning Case 2005-18)
Thompson stated that the newly-revised Comprehensive Plan recommends Corridor
Commercial uses for the subject property, in keeping with existing development of the
vicinity.
The subject lot was created in 1985 with the platting of the Century Business Park,
vesting development rights in the code regulations which were in effect at that time.
However, the plat established front yard and rear yard (also a drainage easement) building
lines of twenty (20) feet, contrary to the standards in force both at that time and today, but
with which future development must comply.
The property is currently zoned Business Center (BC) District, having been rezoned from
Industrial (I) in November of 2001 with the city-wide revision of the Zoning Ordinance
and map. The proposed warehouse and distribution use was permitted by right in the
previous I District, but is allowed within the current BC District only with an approved
Specific Use Permit. Office Showroom Warehouse which would be generally for retail
use and wholesale warehouse and distribution, the applicant proposes HVAC and
electrical contractors wholesaling and contract offices, which is a warehouse and
distribution use. The major difference is heavier truck traffic, as opposed to heavy retail
vehicles. The wisdom in the BC District was to be for light industrial and not for heavy
manufacturing, which a warehouse and distribution use, would be considered.
As required by law, seventeen notifications were mailed to property owners within two
hundred feet, and two were returned opposing the request. These properties, which
represent three parcels of property, exceed the twenty percent notification area and a 75%
majority will be required to approve the request.
Chairman Larson opened the Public Hearing.
Commissioner Byboth questioned the radius to allow tractor trailer. Scott Park, 915 Glen
Meadow, Garland, Texas, represented applicant for the subject property, stated that there
is misconception of the proposed building and does not foresee tractor trailers coming
into the buildings. The buildings will be office warehouse "suites." The proposed
development is to build two buildings, one 9,000 square feet building divided up to six
units, each one 1600 to 1800 square feet.
P &Z Commission Meeting
September 20, 2005
Page 3 of 5
The final plans for the size of the units is not definite, the plans will be reviewed and
discussed with Staff on Thursday. The second building will be built after the first
building is leased.
Sherman Wilhite, Goodyear Store, Century Way, stated that there are two 18-wheeler
trucks that come into the property, but do not park outside. The property is large enough
to accommodate the trucks, coming inside the building through the back and leaving
through the side. There is a problem with neighboring businesses that have 18-wheelers
coming in and not having a place to turn around. There is a median in the middle of
Alanis and Century Way, which does not allow over-sized vehicles to turn around.
Will George, adjacent property owner to the subject property, stated that the
Commissioners need to get specific types of proposed businesses and questioned the
parking requirements for the proposed development. Thompson stated that a Site Plan
will be reviewed and approved after the zoning is established and the applicant proposes
31 parking spaces.
Mr. Park stated that the decorative brick facing Century Way is basically all that is
needed to be finalized. The parking requirements are met by having one space per 500
square feet.
Chairman Larson closed the Public Hearing.
Commissioner Hemphill recommended that the City Engineer meet with the
Commissioners to define the accessibility for tractor trailers on Century Way and Alanis.
A motion was made by Commissioner Hemphill, and seconded by Commissioner
Alexander, to table the item until October 4, 2005, at which time City Engineer come to
discuss final plans of Alanis and Century Way. Motion passed 6— 0, with Commissioner
Ames absent.
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Final Plat for the Lost
Acre Addition, generally located south of East Brown Street (old State Highway 78)
and east of Country Place Lane (Private Road 5459) within unincorporated Collin
County and the Extraterritorial Jurisdiction of the City of Wylie, Texas, and being
more specifically described as a tract of land situated in the Francisco de la Pina
Survey, Abstract No. 688, and all of that 3.00 acre tract as recorded in the County
Clerk's file No. 96-0014543 of the Land Records of Collin County, Texas.
P & Z Commission Meeting
September 20, 2005
Page 4 of 5
Thompson stated that the property is within unincorporated Collin County but within the
Extraterritorial Jurisdiction of the City of Wylie. The Preliminary Plat was approved by City
Council on June 14, 2005.
The Final Plat substantially complies with the previously-approved Plat. This Final Plat will
create two residential lots totaling three (3) acres. Lot 1 is 1.33 acres in size, and Lot 2 is
1.38 acres in size.
The plat dedicates 40 feet of right-of-way for the future widening of existing East Brown
Street (old S.H. 78). This segment of roadway is proposed in the upcoming bond referendum
to be improved eastward to the new WISD High School site.
A motion was made by Commissioner Alexander, and seconded by Commissioner Hennesey,
to recommend approval of the Final Plat for Lost Acre Addition to the City Council. Motion
carried 6—0, with Commissioner Ames absent.
2. Consider a recommendation to the City Council regarding a Preliminary Plat for the
Woodbridge Phase 10D, generally located south of Creek Crossing Lane and Woodbridge
Phases 9 and 10C, and being more specifically described as a tract of land situated in the
Richard Newman Survey Abstract No. 660, and being part of a 159.3280 acre tract of land
described in deed to Woodbridge Properties, LLC as recorded in County Clerk's File No.
97-0032073, part of the 199.3963 acre tract described in deed to Woodbridge Properties,
LLC as recorded in County Clerk's File No. 97-0032076, part of the 49.3111 acre tract
described as Tract II in deed to Woodbridge Properties, LLC, recorded in County Clerk's
File No. 2001-0127082, all of the Land Records of Collin County, Texas.
Thompson stated that the Preliminary Plat totals 20.469 acres and will create 57 single-family
residential lots and four common open space areas (to be maintained by the Homeowners
Association).
The property is part of the larger mixed-use Woodbridge Planned development (PD 98-15),
which consists of Single-Family Residential of varying densities, Multifamily Residential, a
Golf Course, Parks, Commercial, a School Site, and Common Open Spaces, totaling 921
acres in size.
With no questions for the applicant or staff, a motion was made by Commissioner Byboth,
and seconded by Commissioner Alexander, to recommend approval of the Preliminary Plat
for Woodbridge Addition Phase 10D. Motion passed 6 — 0, with Commissioner Ames
absent.
P &Z Commission Meeting
September 20, 2005
Page 5 of 5
3. Consider and call public hearings to receive citizen comments concerning certain revisions
to the Zoning Ordinance of the City of Wylie.
Thompson stated that the Commissioners need to schedule a public hearing to receive
comments from citizens regarding the revisions to the Residential and Non-Residential
Districts.
Thompson stated that a joint work session is scheduled with City Council on September 27,
2005, and polled for opinion. The Commissioners decided not to have the joint work
session, and stated that the direction received if any, from the Council would not be used in
the short time frame allotted to finalize the Zoning Ordinance.
Chairman Larson adjourned the meeting at 8:50PM and reconvened at 9:00PM.
The Commissioners reviewed the point system requirements and made minor revisions to
some of the land design requirements. Instead of using the point system,the recommendation
was to leave open-ended and the developer choose which desirable requirement, whether
three out of five or two out of three on each land design page.
ADJOURNMENT
A motion was made by Commissioner Byboth, and seconded by Commissioner
Hennesey, to adjourn the meeting at 9:55 PM. Motion passed 6 — 0, with Commissioner
Ames absent.
Dennis Larson, Chairman Mary Bradley, Secretary
CITY OF WYLIE
PLANNING & ZONING COMMISSION AGENDA ITEM
Agenda Item No. Meeting Date: October 4,2005
Consent Case Name: T-Mobile
Action 1 Prepared By: Renae' 011ie
Public Hearing Exhibits: Final Plat
Miscellaneous Conditions of SUP (Ordinance 2004-24)
Other Overall Development Plan
AGENDA SUBJECT:
Consider a recommendation to the City Council regarding a Final Plat for T-Mobile, generally located at the
southwest corner of FM 544 and Highway 78.
STAFF RECOMMENDATION:
Approval
SUMMARY:
The Final Plat under consideration will create a 0.014 acre lot for a proposed telecommunications tower and
related equipment. The subject property is part of the larger parent property which totals 3.953 acres.
The City Council approved a Specific Use Permit (SUP) for this use in July 2004, including special conditions
and site plan.
The parent property has never been platted into an official lot of record. Access to the platform will be provided
initially by a twenty-four feet wide drive within an access easement from F.M. 544/Kirby. The parent property
will ultimately be developed as retail and permanent access will be provided with the platting of that future
development. (See attached concept plan.)
The Final Plat complies with all applicable technical requirements of the City of Wylie.
APPROVED BY: Initial Date
Department Director: CT \ 09/28/05
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CITY OF WYLIE
PLANNING & ZONING COMMISSION AGENDA ITEM
Agenda Item No. Meeting Date: October 4,2005
ZC 2005-18, Tabled from 9/20/05, SUP
Consent Case Name: for Warehouse/Distribution use w/in BC
Action Prepared By: C. Thompson
Public Hearing 1 Exhibits: Location Map
Miscellaneous Conditions of SUP& Site Plan
Other Notification List&Map
AGENDA SUBJECT: Continue a public hearing and consider a recommendation to the City Council
concerning a change in zoning from Business Center (BC) District to Business Center with a Specific Use
Permit (SUP) for warehouse and distribution uses, being Lot 2, Block C of the Century Way Business Park, at
1307 Century Way. ZC 2005-18 Discussion was tabled September 20 to allow response from the City
Engineer related to concerns for the adequacy of area streets to accommodate anticipated truck traffic.
STAFF RECOMMENDATION:
Approval
SUMMARY:
Following the close of the public hearing at the September 20 meeting, discussion of this item was tabled
by the Commission with the agreement of the applicant, in order to allow time for the City Engineer to
respond to concerns raised as to the adequacy of area streets (especially during the temporary
construction of the Alanis extension) to handle the anticipated volume of large trucks. The applicant
contends that the tenants anticipated for the proposed buildings (small building and utility contractors)
will not attract large trucks, but will use and be serviced by smaller delivers and pickup trucks. Opposed
neighboring property owners contend that the existing streets are inadequate for current industrial-type
traffic and cannot accommodate additional traffic from warehousing uses. The City Engineer, Chris
Hoisted,will be present to discuss with the Commission the current and proposed street system within the
immediate area of the subject request.
The Commission may continue discussion and take action with no additional public comment or
reconvene the public hearing prior to taking action on this item.
APPROVED BY: Initial Date
Department Director: CT \ 09/27/05
1
AGENDA SUBJECT: Continue a public hearing and consider a recommendation to the City Council
concerning a change in zoning to permit a Specific Use Permit (SUP) for warehouse and distribution uses
within the Business Center(BC)District, at 1307 Century Way. ZC 2005-18 Tabled September 20.
SUMMARY(Continued):
The applicant has submitted a revised site plan, intended to address certain concerns raised during the
previous public hearing and discussion. Staff has reviewed the new site plan and concludes that it
complies with all requirements of the City of Wylie.
The new site plan proposes two free-standing masonry-skin buildings, totaling 16,890 square feet. No
overhead doors face the street. The plan now anticipates 2 separate entry drives, and no internal drive
and fire lane completely around the buildings. The City Engineer and Fire Marshall have approved this
new circulation pattern.
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Applicant: Autumn Investments, Inc. Owner: Heatley Properties,
Inc.
The newly-revised Comprehensive Plan recommends Corridor Commercial uses for the subject property, in
keeping with existing development of the vicinity. The proposed warehouse and distribution center conforms
to this recommendation.
The subject lot was created in 1985 with the platting of the Century Business Park,vesting development rights
in the code regulations which were in effect at that time. However, the plat established front yard and rear
yard (also a drainage easement) building lines of twenty (20) feet, contrary to the standards in force both at
that time and today,but with which future development must comply.
Neighboring properties within the Century Way Business Park are largely developed with heavy commercial
or industrial uses, including private warehousing and public self-storage, assembly and fabrication, vehicular
repair and contractor supply and storage. These have been developed at different times, under differing
regulations.
The property is currently zoned Business Center (BC) District, having been rezoned from Industrial (I) in
November of 2001 with the City-wide revision of the Zoning Ordinance and Map. The proposed warehouse
and distribution use was permitted by right in the previous I District, but is allowed within the current BC
District only with an approved Specific Use Permit. The applicant intends to develop two free-standing
buildings on the lot totaling approximately 18,000 square feet, for lease to small contractors such as plumbers
and electricians.
The future development must comply with all Design Standards of the currently-adopted BC District. The
Conditions of the SUP establish no requirements or allowances beyond those of this current code.
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LOCATION MAP
ZONING CASE #2005- 18
Exhibit "B"
SPECIFIC USE PERMIT CONDITIONS
for Warehouse/Distribution Center within the Business Center District
650 Century Way— Lot 2, Block C of the Century Way Business Park
ZONING CASE NO. 2005-18
General Conditions:
1. The purpose of this Special Use Permit is to allow development of new facilities for
Warehousing and Distribution operations, subject to conditions to make it harmonious and
compatible with the surrounding area.
2. This Special Use Permit shall not affect any regulation found within the Code of Ordinances,
except as specifically provided herein.
3. All regulations of the Business Center(BC)District set forth in Sections 4.2.A, 5.2 and 7 of
the Zoning Ordinance(as adopted February 27, 2002) are included by reference and shall
apply except as specifically provided herein.
Special Conditions:
1. This Special Use Permit shall apply only to Lot 2,Block C of the Century Way Business
Park, at 1307 Century Way, as described in Exhibit"A", and shall not be transferred or
applied to other uses or properties in any way.
2. Permitted land uses within this Special Use Permit shall include all and only those uses
permitted Business Center(BC)District as specified in Section 5.1 of the Zoning Ordinance,
including Warehouse/Distribution Center.
3. All operations shall be conducted within the enclosed structures. No vehicles or other
materials shall be stored overnight except within the building.
4. No overhead entry doors shall face the public right-of-way.
5. All future development shall conform generally to the conceptual Site Plan attached as
Exhibit "C", and shall conform fully to the requirements of the current Zoning Ordinance.
6. The operations shall remain in compliance at all times with the above and all other applicable
local, state and federal laws, and failure to do so shall be considered a violation of this
Special Use Permit and subject to revocation of this SUP and Certificate of Occupancy.
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ZONING CASE #2005- 18
NOTI FICATIuN REPORT i
APPLICANT: Scoff Park with Autumn Investments, Inc. APPLICATION FILE #2005-18
PO Box 450027 Garland, Texas 75045 X t MI, NI J' T
# BLK/ABST I LOT/TRACT I TAX I.D. # I PROPERTY OWNER NAME I ADDRESS I)
Applicant-Scott Park PO Box 450027
1 Autumn Investments, Inc. Garland,Texas 75045
Century Business Park 2100 Lakeview Parkway
2 Blk A Lot 1 R-4002-00A-0010-1 Collision Center Paint&Body, Inc. Rowlett,Texas 75088
Century Business Park 5 Manor Lane
X 3 Blk A 7A R-4002-00A-007A-1 William George Allen,Texas 75002
• 5 Manor Lane
XCentury Business Park Texas Lane
4 Blk A 7B R-4002-00A-007B-1 Texas Prime Properties,LP 636 Allen, exaup O75ak Drive
Century Business Park ,Plano Texas 75025
5 Blk C Lot 1 R-2103-00C-0010-1 BCF Enterprises, Inc. 2695 Villa
Texasreek Drive#145
Century Business Park
6 Blk C 2 R-2103-00C-0020-1 Heatley Moist,Inc. Dallas,Texas 75234
Century Business Park 14160 Dallas Parkway,#500
X 7 Blk C 3B R-2103-00C-003B-1 Charles Wood, Jr. Dallas,Texas 75254
Holland Hitch 1301 Martinez Lane
8 --- Lot 2 _ R-4853-000-0020-1 Holland Hitch Company Wylie,Texas 75098
PO Box 650324
9 Abst 841 Tract 6 R-6841-000-0060-1 USA Cars,Inc. Dallas,Texas 75265
3118 Tina Street
10 Abst 267 Tract 21 R-6267-000-0210-1 Oscar Garcia Sachse,Texas 75048
1538 Tanglewood Lane
11 Abst 267 14 R-6267-000-0140-1 Victor Trevino Garland,Texas 75042
Metrotech Addn. 8201 Hartford Drive
12 Blk A Lot 1 R-8619-00A-0010-1 Frank Story Rowlett,Texas 75089
2209 Michael Street
13 Abst 267 63 R-6267-000-0630-1 Estella Humphries Garland,Texas 75040
402 N. Gaston Drive
14 Abst 267 69 R-6267-000-0690-1 David Whitmore Wylie,Texas 75098
402 N. Gaston Drive
15 Abst 267 20 R-6267-000-0200-1 David Whitmore Wylie,Texas 75098
1600 Martinez Lane
16 Abst 267 17 R-6267-000-0170-1 Ruben Fuentes Wylie,Texas 75098
PO Box 448
17 Abst 267 22 _ ' 7-000-0220-1 Raynor Manufacturing Company Dixon, Illinois 61021
18
Department of Planning
2000 Highway 78 North
Wylie,Texas 75098
I am FOR the requested zoning as explained on the attached public notice for Zoning Case
#2005-18.
I am AGAINST the requested zoning as explained on the attached public notice for Zoning
Case#2005-18.
Date,Location&Time of Ce. " Wei
Planning&Zoning
Commission meeting: Tuesday, September 20,2005,7:00 pm
Municipal Complex,2000 Highway 78 North,Wylie,Texas
Date,Location&Time of
City Council meeting: Tuesday,October 11,2005,6:00 pm
Municipal Complex,2000 Highway 78 North,Wylie,Texas
.i,�LC•�c-�- as►c�-tea U€Name: C.�
(please print) I 3,1 D (r ^7 �►
Address: / 3/ 2 C. Lk/•t 1-
Signature:
Date: Q-t 4_osr
COMMENTS:
2 4- - i i )t?�('A L__)�
PUBLIC COMMENT FORM
(Please type or use black ink)
Department of Planning
2000 Highway 78 North
Wylie,Texas 75098
I am FOR the requested zoning as explained on the attached public notice for Zoning Case
#2005-18.
I am AGAINST the requested zoning as explained on the attached public notice for Zoning
Case#2005-18.
awvoky
Date,Location&Time of
Planning&Zoning
Commission meeting: Tuesday, September 20,2005,7:00 pm
Municipal Complex,2000 Highway 78 North, Wylie,Texas
Date,Location&Time of
City Council meeting: Tuesday,October 11, 2005,6:00 pm
Municipal Complex,2000 Highway 78 North,Wylie,Texas
Name: /74/ 5 «� f 1, A i T
(please print)
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Signature:
Date: F`- g O S
COMMENTS:
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AUTUMN INVESTMENTS, INC.
P.O. BOX 450027
GARLAND, TX 75045-0027
August 17, 2005
Mr. Claude Thompson
Planning Director
City of Wylie, Texas
2000 Highway 78 North
Wylie, TX 75098
Dear Mr. Thompson,
Attached is our application for a Special Use Permit for property we have under contract
at 1307 Century Way, Wylie, TX (Lot 2, Block C, Century Business Park). We are
asking for permission to use this property for"Warehouse/Distribution Center"purposes
(BC I-3).
Our objective is to build two 9,000 square foot buildings (+/-) in two phases roughly as
shown on the attached plot plan. We would like the opportunity to be able to lease space
to businesses such as small electrical contractors, HVAC contractors, residential window
distributors, etc. There already exists similar types of businesses in Century Business
Park, therefore we are only asking to be able to lease to tenants comparable to those now
established in the immediate area.
The plans attached are not the final plans we plan to build from, but are simply generic
designs submitted for SUP consideration. Our final plans will include offsets for
entryways, facade ornamentations, etc, and we feel will be an aesthetic compliment to the
community.
If you have any questions, please feel free to contact me at (972) 530-3336, or my cell
phone (214) 448-9263.
Thank you for your consideration.
Sincerely,
>41 4,6 ki
Scott Park
Autumn Investments, Inc.
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CITY OF WYLIE
PLANNING & ZONING COMMISSION AGENDA ITEM
Agenda Item No. Meeting Date: October 4,2005
Consent Case Name: Revisions to Zoning Ordinance&Map
Action Prepared By: C. Thompson
Public Hearing 2 Exhibits: Proposed ZO Regulations
Miscellaneous Proposed Zoning Map
Other Existing ZO Regulations and Map
AGENDA SUBJECT:
Hold a public hearing and consider a recommendation to the City Council concerning certain revisions to the
residential and nonresidential development requirements of the Zoning Ordinance.
STAFF RECOMMENDATION:
Forward recommendation of appropriate revisions to City Council for Council public hearing scheduled for
October 25. Staff believes that the attached drafts reflect the direction provided by the Commission.
SUMMARY:
On May 24, 2005 the City Council adopted the revisions to the Comprehensive Plan, and these revisions to the
Plan dictate the need for corresponding revisions to the Zoning Ordinance.
The Commission held a joint work session with the Council in June obtain policy direction for these revisions.
On September 6,the Commission held a work session with developers and builders currently involved in Wylie.
At the September 2o meeting, the Commission finalized the attached draft recommendations and called the
subjectl public hearing to receive citizen comments. Notices of the public hearings by the Commission and
Council have been mailed to all postal addresses within the Wylie zip code as well as published in the Wylie
News_ No written comments have been received from the public at the time of this posting
Attached are the proposed development regulations for Article 3/Residentialand and Article4/Nonresidential and
the revised Map of the proposed districts as well as those of the current Zoning Ordinance.
APPROVED BY: Initial Date
Department Director. CT \ 09/27/05
1
AGENDA SUBJECT:
Hold a public hearing and consider a recommendation to the City Council concerning certain revisions to the
residential and nonresidential development requirements of the Zoning Ordinance.
SUMMARY(Continued):
The lot size for all new residential development has been established at 10,000 square feet, 30,000 sq. ft. or 1
acre, and dwelling sizes have been increased for all new lots to 2,400 sq. ft, 2,600 sq. ft. and 3,000 sq. ft.
respectively. The Base development requirements for new residential uses have been significantly
strengthened, and the flexible system of Desirable value-added choices has been modified.
The City-wide Zoning Map has been revised to reflect the reduced number of residential districts, and all
currently-zoned land will be classified at the new minimum size of SF-10. However, the zoning of no
properties has been changed from its previously-existing classification. Residential properties that are already
platted will continue to comply with the dimensional regulations (lot and dwelling size as well as setbacks)
which were in force when that property was platted, but must comply fully to the proposed use and proposed
Infill regulations.
Nonresidential districts have been modified to convert the Business Center (BC) District to Light Industrial,
with reduced setbacks which conform to the existing platting patterns of these older areas. The development
requirements for nonresidential uses remain largely as currently-adopted except for increased landscaping.
Zoning Ordinance
ARTICLE 3 RESIDENTIAL DISTRICT REGULATIONS
SECTION 3.1 LOW-DENSITY RESIDENTIAL DISTRICTS 17
A. Agricultural District(AG/30)District 17
B. Single Family- 1 Acre District(SF-1A/30)District 18
SECTION 3.2 MEDIUM-DENSITY RESIDENTIAL DI T 19
A. Single Family-20 District(SF-20/2 19
B. Single Family- ' " •ct A 0/2 20
•
SECTION 3.3 TRICTS 21
A. s4' • 21
B. -ly District(MF) 22
C. Manufactured Home District(MH) 23
D. Infill Residential District(IF) 24
SECTION 3.4 RESIDENTIAL DESIGN STANDARDS 24
A. Desirable Design Attributes 24
B. Purpose of Residential Design Standards 24
C. Design Standards Review 24
D. Land Design Standards 32
E. Street and Sidewalk Standards 36
F. Architectural Standards 42
Adopted November 2001 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Page i
Amended September 2003 TABLE OF CONTENTS
Zoning Ordinance
ARTICLE 3 RESIDENTIAL DISTRICT REGULATIONS
SECTION 3.1 LOW-DENSITY DISTRICTS
The Comprehensive Master Plan calls for the establishment of low density residential areas throughout
Wylie in order to preserve and replicate the rural environment. These districts provide for very low density
residential development and agricultural land uses which will preserve the rural amenities and character.
A. Agricultural District(AG/30)
1. Purpose: Land within Wylie which is presently used • •urposes and to which urban
services may not yet be available should tinue s•• fo h agricultural purposes until
needed for urban purposes '• •• ormi the •mpr ive Master Plan. It is
anticipated that .. i• c i ed fo • 'cultural ••ses will eventually be used
for more u s i. ity annexed areas that are predominantly to be
used for r, s ed an agricultural district until other zoning is required.
2. Permitted •rt in Article 5, Section 5.1.
3. Development Standards: Following are the yard,lot and space requirements for the Agricultural
District, including density,height, lot and unit size.
Figure 3-1 -Agricultural District(AG/30)
Lot Size
Lot Area(sq. ft.) Minimum 2 acres
Lot Width(feet) 200
Lot width of corner Lots (feet) 230
Lot Depth(feet) 300
Lot Depth of Double Front Lots(feet) 300
Dwelling Regulations
Minimum Square Footage 3,000
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 50
Side Yard(feet) 20
Side Yard of Corner Lots (feet) 50
Side Yard of allowable nonresidential use(feet) 30
Rear Yard(feet) 50
Rear Yard Double Front Lots(feet) 50
Height of Structures
Main Structure(feet) 36
Accessory Structure(feet) 36
Adopted November 2001 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Page 17
Amended September 2003
reZoning Ordinance
4. Additional Provisions:
a. Refer to additional requirements in Article 7, General Development Standards.
b. A minimum separation of 100 feet between agricultural buildings and dwelling units on the
same lot shall be maintained. Agricultural buildings for the purpose of this provision means
those buildings used of the raising of crops or animals,or for the storage of agricultural
equipment, supplies, or products.
c. A minimum setback of 100 feet from the property line shall be provided for any agricultural
building.
d. Accessory structures on lots greater than 5 acres in area do not have to be behind the rear
building line of the main structure.
B. Single Family-1 Acre District(SF-1A/30)
1. Purpose: SF-1A/30 is a single famil • ''en •. f ho on individual lots and
requiring a minimum lot of i CUF tural cr a allowed but no
large animals are al
2. Permitted Uses: S. . I • • ion 5.1.
3. Development Stan sliming are the yard,lot and space requirements for the Single Family
— 1 Acre District, inc uding density,height, lot and unit size.
Figure 3-2- Single Family-1 Acre District(SF-1A/30)
Lot Size No Large Animals
Lot Area(sq. ft.) Minimum 1 acre
Lot Width(feet) 150
Lot width of corner Lots(feet) 175
Lot Depth(feet) 200
Lot Depth of Double Front Lots (feet) 200
Dwelling Regulations
Minimum Square Footage 3,000
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 90
Side Yard(feet) 20
Side Yard of Corner Lots(feet) 40
Side Yard of allowable nonresidential use(feet) 30
Rear Yard(feet) 50
Rear Yard Double Front Lots (feet) 50
Height of Structures
Main Structure(feet) 36
Accessory Structure(feet) 36
Page 18 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
Zoning Ordinance
4. Additional Provisions:
a. Refer to additional requirements in Article 7,General Development Standards.
b. A minimum separation of 100 feet between agricultural buildings and dwelling units on the
same lot shall be maintained. Agricultural buildings for the purpose of this provision means
those buildings used of the raising of crops or small animals,or for the storage of agricultural
equipment, supplies,or products.
c. A minimum setback of 100 feet from the property line shall be provided for any agricultural
building.
SECTION 3.2 MEDIUM-DENSITY RESIDENTIAL DISTRICTS
The Comprehensive Master Plan calls for the development of medium ••• tial areas to provide
housing for most of the community's population. These distri - �� y,detached housing
on larger lots with wide setbacks in order to replicate 's
A. Single Family-20 Dist ' SF 0 A
1. Purpose: SF-2$ •si• • .M owing detached houses on individual
lots and requi ' s'. .,.00 square feet.
2. Permitted Uses • Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the Single
Family-20/26 District, including density,height,lot and unit size.
Figure 3-3- Single Family 20 District(SF-20/26)
Lot Size
Lot Area(sq. ft.) 20,000
Lot Width(feet) 100
Lot width of corner Lots(feet) 115
Lot Depth(feet) 150
Lot Depth of Double Front Lots(feet) 170
Dwelling Regulations
Minimum Square Footage 2,600
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 30
Side Yard(feet) 15
Side Yard of Corner Lots (feet) 30
Side Yard of allowable nonresidential use(feet) 30
Rear Yard(feet) 30
Rear Yard Double Front Lots(feet) 50
Adopted November 2001 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Page 19
Amended September 2003
Zoning Ordinance
Height of Structures
Main Structure(feet) 36
Accessory Structure(feet) 36
4. Additional Provisions: Refer to additional requirements in Article 7, General Development
Standards.
B. Single Family-10 District(SF-10/24)
1. Purpose: SF-10/24 is a single family residential district allowing detached houses on individual
lots and requiring a minimum lot size of 10,000 square feet.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are th- • lot ace ents e Single
Family-10/24 District, inclu.'i a ensi of . i
Figure 3 t F 4)
Lot Size
Lot Area(sq. ft.) 10,000
Lot Width(feet) 75
Lot width of corner Lots (feet) 90
Lot Depth(feet) 100
Lot Depth of Double Front Lots (feet) 120
Dwelling Regulations
Minimum Square Footage 2,400
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 25
Side Yard(feet) 10
Side Yard of Corner Lots(feet) 25
Side Yard of allowable nonresidential use(feet) 30
Rear Yard(feet) 25
Rear Yard Double Front Lots(feet) 45
Height of Structures
Main Structure(feet 36
Accessory Structure(feet) 36
4. Additional Provisions: Refer to additional requirements in Article 7,General Development
Standards.
Page 20 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
pitZoning Ordinance
SECTION 3.3 HIGH-DENSITY RESIDENTIAL DISTRICTS
High-density residential uses provide smaller-sized housing for entry and exit sized families as well as
support for businesses.
A. Townhouse District(TH))
1. Purpose: The TH district is a single family residential district allowing between 2 and 7 attached
houses on individual lots and requiring a minimum lot size of 3,500 square feet. The Townhouse
District is intended to provide flexibility for development of properties that are providing open
space,preserving natural areas of value, or avoiding areas with environmental hazards.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the Townhouse
District, including density,height,lot and unit size.
Figure 3-5—Townhous ' rict
Lot Size
Lot Area(sq. ft.) 0-exterior w/side yards
,000 -interior w/no side yards
Lot Width(feet) 30
Lot width of corner Lots 45
Lot Depth(feet) 100
Lot Depth of Double Front Lots(feet) 120
Dwelling Regulations
Minimum Square Footage 1,000 -Duplex(2 dwellings)
1,200 -others(3+dwellings)
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 20
Side Yard(feet) 0 or 5
Side Yard of Corner Lots(feet) 15
Side Yard of allowable nonresidential use(feet) NA
Rear Yard(feet) 25
Rear Yard Double Front Lots (feet) 45
Height of Structures
Main Structure(feet 36
Accessory Structure(feet) 36
4. Additional Provisions: Refer to additional requirements in Article 7,General Development Standards.
Adopted November 2001 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Page 21
Amended September 2003
pin Zoning Ordinance
B. Multifamily District(MP)
1. Purpose: The MF district allows for high density residential development immediately adjacent to
shopping and activity centers. The Multifamily District provides for the development of smaller,
attached dwelling units on the same lot. Dwellings may be placed in one or more buildings and
multiple buildings may be developed on the same lot.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the Multifamily
District, including density,height, lot and unit size.
Figure 3-6-Multifamily District(MF)
Lot Size
Lot Area(sq. ft.) 43 -4
Lot Width(feet) 100 at str= — ratio of 1:3 or
less
Lot width of corner Lots (feet) j NA
Lot D-gth(feet) gth—width ratio of 1:3 or less
Lot Depth of Double Front . NA
Dwelling Regulations
Minimum Square Footage EF-750 sf; 1 BR-900 sf;
2 BR- 1,000 sf—No more than 2 BR
Maximum Density 15 Dwelling Units/Gross Acre
Building Separation between detached buildings(feet) 20 or height of building,whichever is greater.
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 30 from any street frontage
Side Yard(feet) 20 from any interior lot line
Side Yard of Corner Lots (feet) NA
Side Yard of allowable nonresidential use(feet) NA
Rear Yard(feet) 20 from any interior lot line
Rear Yard Double Front Lots(feet) NA
Height of Structures
Main Structure(feet 36
Accessory Structure(feet) 36
4. Additional Provisions: Refer to additional requirements in Article 7, General Development
Standards.
Page 22 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
Zoning Ordinance
C. Manufactured Home District(MH)
1. Purpose: The Manufactured Home District allows for manufactured home subdivisions.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Are provided for Manufactured Home Subdivision_These development
standards are shown in the following charts.
Figure 3-7-Manufactured Home(MH)
Lot Size
Lot Area(sq. ft.) 7,
Lot Width(feet) A Fr"
Lot width of corner Lot 70
Lot Depth(feet) 100
Lot Depth of Double Fr eet 120
Dwelling Regulations
Minimum Square Footage 1,000
Design Standards Level of Achievement See Section 3.4 Residential Design Standards
Yard Requirements—Main Structures
Front Yard(feet) 25
Side Yard(feet) 10
Side Yard of Corner Lots(feet) 20
Side Yard of allowable nonresidential use(feet) NA
Rear Yard(feet) 25
Rear Yard Double Front Lots (feet) 40
Height of Structures
Main Structure(feet 30
Accessory Structure(feet) 15
4. Additional Provisions for Manufactured Home:
a. Refer to additional requirements in Article 7,General Development Standards.
b. Manufactured housing design and construction will comply with manufactured housing
construction and safety standards published by the department of housing and urban
development pursuant to the requirements of the Texas Manufactured Housing Standards Act
(Vernon's Ann. Civ. St. art. 5221f, as amended)and all manufactured housing will be subject
to inspection by the building official.
c. All manufactured housing within a subdivision shall be set on a solid slab structure or pier and
beam foundation. Additional rooms in the subdivision, such as enclosed porches, etc., shall be
constructed on a solid slab.
d. Accessory buildings will be either manufactured or constructed in accordance with city codes.
Adopted November 2001 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Page 23
Amended September 2003
peZoning Ordinance
D. Infill Residential District(IF)
1. Purpose: The Infill Residential District accommodates new residential uses as infill or
redevelopment of previously platted areas with the lot and dwelling size of the previous code
requirements.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the Infill
Residential District, including density,height, lot and unit size.
SECTION 3.4 RESIDENTIAL DESIGN STANDARDS
A. Desirable Design Attributes
All properties must meet b. - -+ui ivi, . s n for Lan sign, Street and
Sidewalks,and Archi : I 111.r - s di ' st also select a certain number of
desirable design stan.. . ►ries. e available desirables are detailed in the
following sections.
B. Purpose of Residenti'. - ign Standards
1. Land Design Standards. The purpose of the Land Design Standards is to provide for public
sidewalks and pathways and to provide public access to open space,to provide enhancements
along pathways.
2. Street and Sidewalk Standards.The purpose of the Street and Sidewalk Standards is to provide
for street treatments,pedestrian sidewalk and crosswalk standards, and to address location criteria
of subdivisions adjacent to major thoroughfares.
3. Architectural Standards.The purpose of the Architectural Standards is to provide standards for
exterior facades, roof quality,repetition of residential unit designs,garage doors, and façade
upgrades in village residential areas.
C. Design Standards Review
1. All residential development shall achieve at a minimum the required number of desirable design
attributes in Figures 3-9 and 3-10.
2. Details of the Land Design Standards are included in Subsection D, details of the Street and
Sidewalk Standards are included in Subsection E,and details of the Architectural Standards are in
Subsection F.
FIGURE 3-8—DESIGN STANDARDS INDEX
Category Figure
New Residential Development Requirements See Figure 3-9
Infill Residential Requirements See Figure 3-10
Page 24 ARTICLE 3—RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
FIGURE 3-9
New Residential Development Requirements
1
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
(All development must comply fully with all listed below) (Each development must select 3 of the 5 desirables
listed below)
39 Public Open Space Connection 30 ft wide buffer with 8 ft wide trail to rear of houses besides open Single-loaded street along open space.
space and perpendicular to 30'wide access.
Perimeter Screen Along Thoroughfares 40 ft wide buffer,w/6 ft wrought iron between brick or stone Increase buffer width,slip street/parkway with no
columns(50 ft o.c.)or landscaped eathern berm(3:1 slope) residential lots backing or siding on thoroughfare
39 Perimeter Walkways and Landscape Large canopy trees 50 ft.o.c.and 5 ft concrete walk Mixture of large/canopy and small/ornamental trees and
8 ft walk/trail,benches at nodes
41 Furnishings along open space Solar-controlled lighting on 10- 12 ft decorative poles every 100 a.Trees 30 ft o.c.maximum,with down lighting
connections and trails ft,common throughout and ground-level lights
Benches with backs every 1/2 mile or portion thereof b.Exercise apparatus every 1/4 mile
Decorative paving and cross-walks at street connectors
I
I
FIGURE 3-9
New Residential Development Requirements
B.Land Design Requirements-Without Open Space Adjacency
1 (Without adjacency to floodplains,open space,utility easements,or Lake Lavon or Ray Hubbard.)
i
1 Page# Element Base Standard Desirable
I (All development must comply fully with all listed below) (Each development must select 3 of the 5 desirables
listed below)
Land Disturbance Minimal land disturbance,balanced cut and fill with maximum Landscape trees
tree preservation
Perimeter Screen Along Thoroughfare 40 ft wide buffer,w/6 ft wrought iron between brick or stone Residential lots facing slip street/parkway with no lots
comumes(50 ft o.c.)or landscaped earthen berm facing,backing or siding on thoroughfare
39 Perimeter Walkways and Landscape Large trees 50 ft.o.c.,with 5 ft concrete walk Mixture of large and small trees,with 8 ft wide walk
Furnishings for Perimeter Buffer Solar-controlled lighting on 10- 12 ft decorative poles every 100 a.Trees 30 ft o.c.maximum,with down lighting
ft,common throughout and ground-level lights
Detention ponds,fountains or pools b.Exercise apparatus every 1/4 mile
Decorative paving and cross-walks at street connectors
FIGURE 3-9
New Residential Development Requirements
C.Street and Sidewalk Requirements
(For all Residential Districts)
Page# Element Base Standard Desirable
tt (All development must comply fully with all listed below) (Each development must select 2 of the 4 desirables
listed below)
43 Curvilinear Streets Curvilinear streets(minimum 25%between 3&23 degrees)
I.
43 Entry Features and Medians Architectural features on stone screen wall or stone monument(no Wrought iron accent panels,or water feature,or 2 or
brick)within landscaped median to first cross street,with more different type/color of stone(can be synthetic or
6 decorative paving and cross-walks cultured)
43 Signage at Entries Incorporated into screen wall or monument sign within median
Street Name Signs Including block numbers,incorporated with street lighting Unique neignborhood design,or back-lighted
•
coordinated throughout
44 Pedestrian Crosswalks 7 ft.,connected system of decorative pavers 10 ft or wider,decorative pavers
45 Sidewalks 5 ft concrete,both sides of street,meandering continuous pathway
I 54 Mail Boxes Paired at lot line on SF-10 Lots or lower.Number plaque,brick Stone,same house exterior trim
I same as resident.
s 46 Sidewalk Lighting Low-illumination with solar controls,on decorative poles every
150 ft(intersections&mid-block)
47 Perimeter Alleys No alley connection to thoughfare,or screened from thoroughfares,
Ino lots face thoroughfares
I
t
1
1
FIGURE 3-9
New Residential Development Requirements
D.Architectural Requirements
(For all Residential Districts)
Page# Element Base Standard Desirable
(All development must comply fully with all listed below) (Each development must select 5 of the 10 desirables
listed below)
Building Bulk and Articulation Minimum 25%street façade offset minimum 2 ft,minimum 60%
total area on 1st floor of 2-story
House Numbers Stone plaque with number beside main entry Lighted front wall plaque
49 Exterior Façade Material 100%kiln-fired clay brick,stone or masonry stucco,with 20% Minimum 20%stone as secondary product.
stone or decorative brick accent
50 Porch 40 square feet covered front entry,and 100 sq ft covered back or 60 sq ft or larger front entry,or connected wrap-around
side entry two or more sides,or pitched cover incorporated into roof
lines of house
50 Chimneys Chimney enclosed with masonry matching exterior walls and 40%stone to match house accent material
capped
51 Roof Pitch 8:12 minimum roof pitch;with articulation,dormers or hip/gable
51 Roof Materials Architectural-grade overlap shingles,tile or standing seam metal,
no wood shingles,paint rooftop accessories to match
Roof Eaves No wood fascia and soffit
52 Repetition of floor plan and elevation 7 lots skipped on same side of street before repeating similar floor 9 lots skipped on same side of street before repeating
plan and elevation, same or flipped,and
4 lots skipped opposite side of street,and no identical or flipped 6 lots skipped on opposite side of street
floor plans side by side or directly across street
Dwelling Size Minimum dwelling size exclusive of garages and breezeways
53 Garage entry No doors facing primary street front
Storage(Built In) Minimum 100 square feet of storoage space built in to garage or 200 sq ft or more builtin storage,separate room or larger
separate room garage,and direct access from/to side or rear yard
Fencing Front:4 ft maximum height,50%transparaent,wood or wrought Board on Board
iron. or Wrought Iron
Side/Rear: 8 ft maximum height,wood w/metal posts&rails to
inside. (No pressure treated wood).
Landscaping Established front lawn and minimum 2 trees and 5 shrubs in front Automated,subsurface irrigation system
yard
Outdoor Lighting Front entry and drive/garage illunimated by standard porch light Front facade and drive/garage illuminated by
down-light(tree-or house-mounted)or up-light
(house-mounted),and front-and side-yard activity areas
illuminated,wired to interior.
Conservation/Sustainability Complies with Energy componemt of Building Code Certified by USGBC or LEEDS for energy and water.
FIGURE 3-10
Infill Residential Requirements
A.Land Design Requirements
(Infill is vacant lot redeveloped of less than 20%of any block face. If greater than 20%is redeveloped than the new code applies)
Page# Element Base Standard Desirable
(All development must comply fully with all listed below) (Each development must select 2 of the 3 desirables listed below)
Sidewalk 4 ft wide concrete continuous across lot front. 4 ft continuous walk,with 8 ft by 8 ft landing, or landing of brick or
pavers.
Landscaping Established front lawn and minimum 2 trees and 5 shrubs in
front yard.
Fencing Front:4 ft maximum height,50%transparent,wood or wrought Board on Board
iron. or Wrought Iron
Side/Rear: 8 ft maximum height,wood w/metal posts&rails to
inside.(No pressure treated wood)
Conservation/ Complies with Energy component of Building Code. Certified by USGBC or LEEDS for energy and water.
Sustainability
FIGURE 3-10
Infill Residential Requirements
B.Site Design Requirements
(Infill is vacant lot redeveloped of less than 20%of any block face. If greater than 20%is developed than the new code applies)
Page# Element Base Standard Desirable
(All development must comply fully with all listed below) (Each development must select 2 of the 4 desirables listed below)
i Lot Size and Setbacks Minimum of Zoning Ordinance when platted. No front yard less than 20 ft.,rear less than 15ft and no side less than 5 ft or
Replat to achieve current code requirements.
Dwelling Size Minimum of Zoning Ordinance when platted or equal to 1,700 sq.ft.livable space or larger,increase points with increase.
average of 60%of existing houses on block front.
Dwelling Design Finish floor elevation at least 18 in above grade with steps. Pier&Beam w/skirted crawl-space
(Pier&Beam appearance)
Building Bulk and Front facade design conforms to 60%of existing houses on Minimum 50%street facade offset minimum 2 ft,minimum 60%total area on
Articulation block face. 1st floor of 2 story.
FIGURE 3-10
Infill Residential Requirements
C.Architectural Design Requirements
(Infill is vacant lot redeveloped of less than 20%of any block face.If greater than 20%is developed than the new code applies)
Page# Element Base Standard Desirable
(All development must comply fully with all listed below) (Each development must select 3 of the 5 desirables listed below)
( House Numbers Attached number beside main entry.
Exterior Facade Conforming to primary materials of 60%of existing houses on 100%brick,stone or masonry stucco,add stone or contrasting accent.
Material block face.
Porch 20 square feet covered front entry. 40 sq.ft.or larger front entry,or a connected wrap-around two or more sides,
or pitched cover perpendicular to primary roof lines of house,columns and
railings.
Chimneys Chimney enclosed,composite synthetic siding if exterior walls
are wood,or same masonry as exterior walls if masonry.
Roof Pitch Consistent with 60% 8:12 minimun roof pitch.Added dormers or hip/gable,and points if these face
front street.
Roof Materials Architectural-grade,overlap shingles or standing seam metal,
no wood shingles,paint rooftop accessories to match.
Roof Eaves Overhang and fascia/soffit design same as 60%of existing.No
wood fascia or soffit.
Garage Two-car enclosed,attached or detached. No doors facing primary street front
Storage(Built-In) 80 sq.ft.or more storage built in separate room or larger garage,and
accessible from side or rear yard
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Zoning Ordinance
ARTICLE 4 NONRESIDENTIAL DISTRICT REGULATIONS
SECTION 4.1 COMMERCIAL DISTRICTS 2
A. Neighborhood Service(NS) 2
B. Community Retail (CR) 3
C. Commercial Corridor I• •ct ( 3
SECTION 4. t i_' ` • ' et' 4
I i• (L 4
I .stna District (HI) 5
SECTION 4.3 NONRESIDENTIAL DESIGN STANDARDS 7
A. Desirable Design Attributes 7
B. Purpose of Nonresidential Design Standards 7
C. Design Standards Review 7
D. Site Design Standards 8
E. Landscaping Requirements 9
F. Architectural Requirements 10
July 24, 2001 ARTICLE 4-NONRESIDENTIAL DISTRICT REGULATIONS Page i
TABLE OF CONTENTS
reZoning Ordinance
ARTICLE 4 NONRESIDENTIAL DISTRICT REGULATIONS
SECTION 4.1 COMMERCIAL DISTRICTS
Commercial land uses provide retail goods and personal services as well as employment opportunities to
support the local residential population,public sales tax revenues to supplement property taxes. To serve
the future population,three types of commercial categories exists,defined by their primary service
function. Commercial districts provide a focus for institutional,commercial, entertainment and service-
related uses for the neighborhood residents. Residential uses within and ' •-•. •jacent to the
commercial district provide a customer base for businesses loca
A. Neighborhood Service(NS)
1. Purpose: The Nei. , •• -•• ' lip ri« 11_ or venience r r shopping,personal
services, and pro • , '• all e of the neighborhoods within and
around the villag • ci, ,ment within the village center in the NS district
should be compa • le, . er and intensity with the surrounding residential
neighborhoods.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the
Neighborhood Service District.
Figure 4-1—Neighborhood Service District(NS)
Height
Height of Main Structure(feet) 36
Number of Stories 2
Residential Proximity 3 : 1 slope from residential lot line
Building Placement and Coverage
Front Yard Setback(feet) 25
Side Yard Setback(feet) 10
Rear Yard Setback(feet) 10
Lot Coverage 45 %
Buffering and Screening
Nonresidential Use Adjacent to Single Family Double Side&Rear Setback—
10' required landscaping w/screening
Nonresidential Use Adjacent to Multifamily Double Side&Rear Setback—
5' required landscaping w/screening
Service and Loading Areas Not visible from public street or
adjacent residential uses
4. Additional Provisions:
Refer to additional requirements in Article 7,General Development Standards.
Page 2 ARTICLE 4—NONRESIDENTIAL DISTRICT REGULATIONS February 27,2002
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Zoning Ordinance
B. Community Retail(CR)
1. Purpose: The Community Retail District allows for the development of higher intensity uses
providing shopper and consumer goods, retail and personal services beyond the village centers.
Community Retail districts support several neighborhoods and are located adjacent to commercial
corridors,business parks or industrial parks within the Comprehensive Plan.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard,lot and space requirements for Community
Retail District.
Figure 4-2—C ni • istri R)
Height
Height of I 36
Number of' 2
Residential 3 : 1 slope from residential lot line
Building PI:cement and Coverage
Front Yard Setback(feet) 25
Side Yard Setback(feet) 10
Rear Yard Setback(feet) 10
Lot Coverage 45 %
Buffering and Screening
Nonresidential Use Adjacent to Single Family Double Side&Rear Setback—
10' required landscaping w/screening
Nonresidential Use Adjacent to Multifamily Double Side&Rear Setback—
5' required landscaping w/screening
Service and Loading Areas Not visible from public street or
adjacent residential uses
4. Additional Provisions:
a. Refer to additional requirements in Article 7,General Development Standards.
C. Commercial Corridor District(CC)
1. Purpose: The Commercial Corridor District allows for the retail,personal service,office and light
commercial needs of the residents of Wylie at a scale,character and intensity that is higher than
allowed in the Neighborhood Services and Community Retail Districts. The commercial corridor
district has enhanced design and development standards to ensure the urban design quality and
image recommended in the Comprehensive Plan.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for Commercial
Corridor District.
February 27,2002 ARTICLE 4—NONRESIDENTIAL DISTRICr REGULATIONS Page 3
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Figure 4-3—Commercial Corridor District(CC)
Height
Height of Main Structure(feet) 50
Number of Stories 4
Residential Proximity 3 : 1 slope from residential lot line
Building Placement and Coverage
Front Yard Setback(feet) 25
Side Yard Setback(feet) 10
Rear Yard Setback(feet) 10'
Lot Coverage
Buffering and Screening
Nonresidential Use Adjacent to Sin0 Side Setback—
1 wired Ian or
w/screening
Nonresidential Use Ad I, u uble Side&Rear Setback—
5' required landscaping w/screening
Service and Loading • Not visible from public street or
adjacent residential uses
4. Additional Provisions: Refer to additional requirements in Article 7,General Development
Standards.
SECTION 4.2 INDUSTRIAL DISTRICTS
The purpose of the Industrial District is to provide a location where the major employment base of the
community can be located with minimum impact on residential neighborhoods.Within the industrial district
the primary focus should be industrial and commercial uses that serve regional, state and national markets
with support retail, office, and business-serving commercial uses as needed.
A. Light Industrial District(LI)
1. Purpose: Light Industry includes less-intensive assembly,warehousing and distribution of
products from previously prepared materials and parts. Excluded uses include,but are not limited
to meat packing, chemicals and petroleum processing and manufacturing and foundries.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the Industrial
District.
Page 4 ARTICLE 4—NONRESIDENTIAL DISTRICT REGULATIONS February 27,2002
Zoning Ordinance
Figure 4-4—Light Industrial District(LI)
Height
Height of Main Structure(feet) 50
Number of Stories 4
Residential Proximity 3 : 1 slope from residential lot line
Building Placement and Coverage
Front Yard Setback(feet) 25
Side Yard Setback(feet) 10
Rear Yard Setback(feet) 25
Lot Coverage %
Buffering and Screening
Nonresidential Use Adjacent to • •ly uble &Rear Setback—
5' requir dscaping w/screening
Nonresidential U 'ly Double Side&Rear Setback—iii
15' required landscaping w/screening
Service and .• . - Not visible from public street or
adjacent residential uses
B. Heavy Industrial District(HI)
1. Purpose: Heavy industry generally includes the more intensive processing and manufacturing of
raw materials into usable products, and such operations normally create the most obnoxious
consequences. Heavy industry requires access to regional transportation(highway and rail)and
resources(water)as well as special utilities, and should be isolated or buffered from other land
uses on larger campus settings.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard,lot and space requirements for the Industrial
District.
February 27, 2002 ARTICLE 4-NONRESIDENTIAL DISTRICT REGULATIONS Page 5
reZoning Ordinance
Figure 4-5—Heavy Industrial District(HI)
Height
Height of Main Structure(feet) 50
Number of Stories 4
Residential Proximity 3 : 1 slope from r ' 'al lot line
Building Placement and Coverage
Front Yard Setback(feet)
Side Yard Setback(feet)
Rear Yard Setback(feet IRA 25
Lot Coverage 50
Buffering and Screening
Nonresidential Use Adja t to Single Family Double Side&Rear Setback—
25' required landscaping w/screening
Nonresidential Use Adjacent to Multifamily Double Side&Rear Setback—
15' required landscaping w/screening
Service and Loading Areas Not visible from public street or
adjacent residential uses
4. Additional Provisions: Refer to additional requirements in Article 7, General Development
Standards.
Page 6 ARTICLE 4—NONRESIDENTIAL DISTRICT REGULATIONS February 27,2002
Zoning Ordinance
SECTION 4.3 NONRESIDENTIAL DESIGN STANDARDS
A. Desirable Design Attributes
All properties must meet base requirements provided in this section for Site Design, Landscaping,and
Architectural Features. In addition,properties must also select a certain number of desirable design
standards from each of these categories. The available desirables are detailed in the following sections.
B. Purpose of Nonresidential Design Standards
1. Site Design Standards. The purpose of the Site Design Standards is to provide for building and
parking placement,access drives and the location of service and loading areas.
2. Landscaping Standards.The purpose of the Landscaping Standards is to - 'de for landscaping
in required yards,parking lots and street frontages.
3. Architectural Features.The purpose of the Ar• • r s is t. vide for exterior
building materials,building arti ."rm • A sin chit-• compatibility.
C. Design Standards Re • ,
1. All nonresidential • .. • . minimum the required number of desirable design
attributes discuss a ough 4-8.
2. Details of the Site • sign Standards are included in Subsection D, details of Landscaping
Standards are included in Subsection E, and details of the Architectural Features are in Subsection
F.
February 27,2002 ARTICLE 4—NONRESIDENTIAL DISTRICT REGULATIONS Page 7
Requirements for Non-Residential Development
FIGURE 4-8 ARCHITECTURAL REQUIREMENTS
Page# Element Base Standard Desirable
(All development must comply fully with all listed below) (Each development must select 3 of the 7 desireables
listed below)
68 Building Materials a.Buildings constructed of fired clay brick with at least 20% a.Use of two complementary primary facade
stone on front facade in NS,CR,CC,LI and HE Districts. materials to help achieve facade articulation,
b.Roofs with pitch greater than 2:12 use specified roofing visual variety and/or architectural detailing.
materials. b.Use of architectural detailing and/or materials
c.Buildings should copy architectural styles and details, to provide variety in visual appearance.
design themes,building materials,and colors of the c. Copy same style entire block.
surrounding new development context w/in 200 ft of a
corner,no franchise design.
68 Building Articulation,Form a.Walls not exceed height width ratio of 1 to 2 without a.Application of base standards to facades not
and Massing variation in massing of facade.At least 25%of facade facing a public street.
offset at least 4'. b.Use of Architectural detailing and/or
b.Entrances must be emphasized with architectural materials to provide variety in visual
elements. appearance.
c. Ground floor facades in NS,CR,&CC Districts required
specified features along 60%of length.
71 Architectural Compatibility a.Buildings in the NS and CR Districts shall be a.Buildings with pitch roofs meeting minimum
architecturally compatible with surrounding requirement of residential development.
neighborhoods. b.Buildings with hip roof sections,dormers or
b.Buildings in CC District adjacent or within 200' two or more gable roof sections at right
of residential areas shall be architecturally compatible. angles to each other.
Requirements for Non-Residential Development
FIGURE 4-7 LANDSCAPING REQUIREMENTS
Page# Element Base Standard Desirable
(All development must comply fully with all listed below) (Each development must select 4 of the 8 desireables
listed below)
64 Landscaping in Required a.At least 20%of site shall be landscaped in a.Landscaping that exceeds the minimum by 10%.
Yards NS,CR,&CC Districts; 10%of site in LI and HI b.Landscaping in side and rear yard not otherwise
b.Landscaping is required in the front yard. required.
Districts.
c.Landscaping is required in side and rear yards
adjacent to,or across the street from residential.
65 Landscaping of Parking a. Site plans requiring more than 12 spaces required to a.Landscaping 10%or more in excess of
Lots have 50 sq.ft.of landscaping per space. 50 sq.ft./space
b.No parking space further than 60'from landscaped area b.Parking lots with no space further than 40 feet from
on site. a landscaped area.
c.Parking rows 12 spaces or longer shall have landscaped c.Landscaped pedestrian connection to main entrance.
islands at end.
d.All parking rows shall have landscaped areas at least
every 12 spaces.
66 Visual Screening a.Required screening in strip at least 5'wide,plants 3'in
height when planted,include one flowering tree for every 20
linear feet of area.
66 Landscaping of Street a.At least 50%of required front yard developed as landscaped a.Use of rock walls or other natural landscape
Frontages buffer,at least 10' in width. features.
b. Trees required in buffer,in groves or belts on a 30—40' b.Increase in minimum width of landscape buffer by
spacing. 20%.
c.Required trees at least 3"in caliper. c.Provision of special benches,pedestrian lighting
d.At least 4'meandering concrete walkway on other streetscape elements.
perimeter when adjacent to thoroughfare.
1
Requirements for Non-Residential Development
FIGURE 4-6 SITE DESIGN REQUIREMENTS
Page# Element Base Standard Desirable
d (All development must comply fully with all listed below) (Each development must select 4 of the 9 desireables
listed below)
61 Building Placement a.Entrances and/or facades oriented to the street. a.Building at the front yard line.
f b.Building footprints no greater than 20,000 b.Individual buildings w/footprints
c.Multiple buildings placed to create plazas,courtyards, =or<10,000 square feet.
landscaped areas w/connecting walkways. c.Front facade oriented to the street.
i
62 Parking Placement a. To extent possible,parking to side and rear of building a. Site plan with no parking in front of the building.
in NS,CR. and CC Districts. b.Building with no more than one row parking in
b.Parking spaces at least 10'from residential lot line. front.
63 Access Drives a.Minimum width of 24'turning radius of 25'. a.Combined access points with adjacent tracts.
b.Access drive at least 150'from intersection. b.Direct connection between buildings and street.
c.Access drives serving developments greater than c.Any development not able to meet base standard
30,000 sq.ft.shall have separated median, "b"shall be required to earn 10 additional points.
or be separated at least 150'from each other.
d.Landscaped treatment of entrances
64 Location of Service and a. Service and loading areas shall not be visible from a public a.Not visible from public street but provide masonry
Loading Areas street or adjacent residential lot. screening.
b.Developments unable to meet the above are required to
have masonry screening walls w/gates.