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07-17-2006 (Zoning Board of Adjustment) Minutes Wylie Zoning Board of Adjustment CITY OF WYLIE Minutes Zoning Board of Adjustment Monday, July 17, 2006 — 7:00 pm Wylie Municipal Complex—Council Chambers 2000 Highway 78 North CALL TO ORDER Announce the presence of a Quorum. Chairman LeBaron called the meeting to order at 7:05PM. Board Members present were: Chairman LeBaron, Board Member Ms. Herrera, Board Member Ms. Jourdan, Board Member Mr. Young, and Board Member Mr. Ellis. Staff members present were: Assistant City Planner Renae 011ie and Secretary, Mary Bradley. WELCOME NEW BOARD MEMBER Chairman LeBaron welcomed new Board Member Thomas Young. CONSENT ITEMS Consider and act upon approval of the Minutes of the April 24, 2006 Meeting. A motion was made by Board Member Mr. Ellis, and seconded by Board Member Ms. Herrera, to approve the minutes of the April 24, 2006 meeting as submitted. Motion carried 4 — 0, with Board Member Mr. Young abstaining. Minutes July 17, 2006 Wylie Zoning Board of Adjustment Page 1 of 5 PUBLIC HEARINGS 1. Hold a public hearing to consider and act upon a request by Richard M. Taylor — Habitat for Humanity for a variance to Section 3.2(B)(3) Single Family - 10 District Development Standards of the Zoning Ordinance to reduce the required lot size from 10,000 minimum square feet to 5,931 minimum square feet; to reduce the dwelling size from the minimum 2,400 square feet to 1,200 square feet; to reduce the side yard set back from ten feet to six feet; to allow a one car garage in lieu of the required two car garage; and a variance to the required masonry exterior finish to allow Hardiplank type exterior finish. (ZBOA Case No. 2006-05). Ms. 011ie stated that the property is currently platted as three separate lots, Lot 2F, 2B and 2C of Block 2 of the Russell No. 1 Addition. The subject property measures approximately 162.74 feet deep by 75 feet wide totaling approximately 12,205 square feet in area. The applicant desires to replat the lot into two separate lots to accommodate single family residences. The property was originally platted under the Single-Family 2 zoning district, but with the recently city-wide rezoning, the area is now zoned Single-Family 10/24. The applicant is proposing to construct two houses with a dwelling size of 1,200 square feet. The applicant is requesting to reduce the required lot width from 75 feet to 37.5 feet for each lot, and to reduce the required lot size from 10,000 minimum square feet to 5,931 minimum square feet. The subject property is located in an area that has received significant redevelopment throughout the years. A couple of years ago, the properties to the west were zoned Townhouse (TH) District, and developed as duplexes. A majority of the properties on either side of the subject property do not meet the regulations of the current code due to the size of the originally platted lots. Thirty-three property owners were mailed public comment forms. Three comment forms were received; two in favor, and one in opposition of the request. Mr. Dick Taylor, 1100 Summit Avenue, Suite 103, Plano, Texas, the executive director for Habitat for Humanity of South Collin County, described the purpose of Habitat of Humanity and stating that the homes are built for families that are unable to purchase or build their own home. These homes are sold at a reduced price and are not given away to families. The homes are usually one-story, two or three bedrooms, with one-half baths and one- car garage. Board Member Mr. Ellis questioned Mr. Taylor about the unique characteristic of the lot. Mr. Taylor stated that the three lots are too small to build the required 10,000 square feet on each lot. If all three were replatted into one lot, then the price range of the house would not meet the purpose of Habitat for Humanity. Minutes July 17, 2006 Wylie Zoning Board of Adjustment Page 2 of 5 Board Member Mr. Ellis asked about the price for each home. Mr. Taylor stated the appraisal price is mid-nineties, but the price could go up to one hundred thousand. The percent of volunteer construction workers saves on the price by seventy or seventy-five. The plumbing, electrical, HVAC is subcontracted out, as well as some of the drywall, depending on the house. Board Member Mr. Ellis asked if Habitat for Humanity built duplexes and that with the properties to the west of the subject property, the duplexes meet the brick requirement. Mr. Taylor stated that a duplex would be considered. Board Member Ms. Herrera stated that a larger home would not fit within the neighborhood, and expressed concern of space for the families within a duplex. Chairman LeBaron asked if Mr. Taylor would consider brick. Mr. Taylor stated that brick would be considered as a sub-contract project. The intent is to build the house by volunteers, as Habitat for Humanity is a ministry, and desires to do what benefits the neighborhood and the families. The houses are usually brick front with hardi-plank around the rest. Board Member Mr. Young asked the time frame of the land and how the families are chosen. Mr. Taylor stated that the land was purchased about a year ago. The families will be citizens of Wylie, and a meeting will be held at the First Baptist Church in Wylie next month, which will review the guidelines and procedure to the families applying for assistance. Chairman LaBaron opened the Public Hearing. Mr. Larry DeBerry, P.O. Box 2589, Wylie, Texas, developer of the duplexes to the west of the subject property, expressed support of 100 percent brick, and stated that a single family residence may not fit, especially since majority of the property is duplexes or will be rezoned as duplexes. Chairman LeBaron closed the Public Hearing. The Board Members discussed the requirement of brick. Board Member Mr. Ellis expressed the recommendation to have the properties rezoned as duplex and meet the requirement of brick. Board Member Mr. Young stated that the lots are difficult to develop, and the character of the house would be the same if developed as a duplex or single-family residence. A motion was made by Board Member Mr. Young, and seconded by Board Member Ms. Herrera, to GRANT the variance as submitted, with the exception of exterior material be 100 percent brick. Motion failed 3 — 2, with Board Member Mr. Ellis and Board Member Ms. Jourdan voting in opposition. A motion was made by Board Member Mr. Ellis, and seconded by Board Member Ms. Jourdan, for the applicant to submit for rezoning to Planning and Zoning Commission to Townhouse District with 100 percent brick, but if denied, the Zoning Board of Adjustment will GRANT the request with stipulation that the detached houses be 100 percent brick. Motion carried 5 — 0. Minutes July 17, 2006 Wylie Zoning Board of Adjustment Page 3 of 5 2. Hold a public hearing to consider and act upon a request by Tom Allred for a Variance to Section 4.1(C) 3 - Rear Yard Regulations of the Zoning Ordinance to reduce the rear yard setback from the required 10 feet to 0 feet, being located north of FM 544, south of the DART railroad tracks and east of Springwell Parkway. (ZBOA Case No. 2006-06). Ms. 011ie stated that the subject property has never been platted and is zoned Commercial Corridor. The property is bounded to the west by an existing office/warehouse single story building and to the north by the Dallas Area Rapid Transit Railroad (DART). The subject property is triangular in shape measuring one hundred and two feet (102.09') along the western property line and tapering along the northern property line for a distance of 1,219.65 feet. The applicant is proposing to construct a 7,300 square feet building and is requesting a variance to the rear yard setback to allow the building to be constructed at the rear property line. The CC District requires that a ten (10) foot setback be maintained from the rear property line. Nineteen property owners were mailed comment forms, and four comment forms were received. One comment form was received in opposition, which may have misunderstood the development. However, three comment forms were in favor of the request. Mr. Tom Allred, P.O. Box 38346, Dallas, Texas, stated that he owns the property to the west, and there is a creek between the subject property and his existing property. The infrastructure expense will be for the water and sewer lines, which will tie into his existing property and then loop under FM 544 to connect with twelve inch lines on the south side. An access easement by a pedestrian walkway will join the two properties together, but no median cut will be constructed. The building will be constructed on the north property line, which abuts the Dallas Area Rapid Transit Railway, with the front of the building facing FM 544. The building will match the existing building on the west, with 100 percent brick. A motion was made by Board Member Mr. Ellis, and seconded by Board Member Ms. Jourdan, to GRANT the variance as requested. Motion carried 5— 0. Minutes July 17, 2006 Wylie Zoning Board of Adjustment Page 4 of 5 ADJOURNMENT A motion was made by Board Member Ms. Herrera, with the consensus from all Board Members to adjourn the meeting at 8:00PM. Layne LeBaron, Chairman ATTEST: (\\ .v EAOKAa Mary rad'y,Secretary I Minutes July 17, 2006 Wylie Zoning Board of Adjustment Page 5 of 5