10-25-2000 (Planning & Zoning) Minutes 1
MINUTES
SPECIAL CALLED WORK SESSION
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
October 25, 2000
7:00 pm
Commission Members Present: Chairman Mike George, Steve Ahrens, Bill
Chapman, Carter Porter, Gary Wiseman
Staff Present: Assistant City Manager Mindy Manson, City Attorney Richard
Abernathy, City Engineer Chris Hoisted, City Planner Claude Thompson
Guests Present: Art Anderson of Winstead/Sechrest/Minick, Jason Weaver of
Goodwin & Marshall, Skip Hynek and john Wells of Birmingham Land Lltd.
Call to Order:
Chairman Michael George called the meeting to order at 7:00 p.m.
Discussion Items:
1. Birmingham Farms Development Proposal
Richard Abernathy, City Attorney, explained that the purpose of the meeting was to
review the Birmingham Farms development proposal before the case is officially
filed.
Mindy Manson, Assistant Manager, reviewed the history and geographic context of
the Birmingham Farms proposal reflected in the current zoning allocations. She
suggested that tonight's review should be directly to issues of land use,
development standards and parks and open spaces. The project totals 616 acres
and is generally located in the northeastern quadrant of Country Club Road (FM
1378) and W. Brown Street (FM 3412).
Art Anderson, Attorney/Planning Consultant, introduced the owners/developers and
consultant team. He explained that the major change reflected in this proposal, now
called Birmingham Park Estates, is the 75-80 acre recreation park and amenity
center within the old Soil Conservation Service detention basin, which also
accommodates drainage and wet lands mitigation. US Corps of Engineers has
agreed to this concept. The City of Wylie has agreed to participate in a State
matching grand to fund park land development.
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The concept plan calls for several village centers with amenity centers within each.
There will be special external entry features as well as internal features to delineate
and identify the villages.
Total acreage is approximately 616 acres. There will be a maximum of 1,661 lots
with an average lot size of 7,200 square feet, which reflects a lower density than
currently allowed by zoning.
Commissioner George asked how often the park area would flood.
Weaver responded that once the drainage impoundment and system are improved
and maintained it should flood only one day in 100 years. The lake will noormally be
only 5-7 feet deep to accommodate flood flows, but will be continually aerated by a
fountain.
Commissioner Carter asked about dredging of the lake.
Weaver responded that dredging and placement off spoils must be done according
to US Corps of Engineers regulations.
Commissioner Ahrens asked what Wylie's Comprehensive Plan recommends for
this area.
Manson responded that the Plan recommends a mixture of uses somewhat like that
proposed by Birmingham, but of less density. The Plan envisions low-density
Country Residential immediately around the open space drainage and lake, with
medium-density Suburban Residential as well higher-density residential surrounding
two retail/office village centers.
Commissioner George asked why the proposal could not be planned to comply with
the new residential standards of the Zoning Ordinance, questioning if the public park
land is worth the smaller lots and higher residential densities.
Abernathy responded that this proposal has vested interests because it was initiated
and partially platted prior to adoption of the new zoning standards, so the new
standards can not be applied. Tonight's meeting is to negotiate some compromise
between the applicant's rights and the City of Wylie's philosophy.
Commissioner George asked how Birmingham's current proposal compares to the
existing zoning.
Manson responded that this proposal was a better land use mix and lower density
than allowed by the current zoning.
Abernathy mentioned that the City Council has expressed a willingness to negotiate
some concept which improves that currently allowed by zoning, in order to reverse
Wylie's image as primarily starter lot homes.
Commissioner Porter asked if the current proposal could incorporate a retail village
center as proposed by the Comprehensive Plan.
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Anderson responded that he had never seen a practical comprehensive plan and
predicted that Wylie may consider revision of their's in the future. However, he said
that the village retail center concept could be used for the proposed retail.
Manson responded that the village center concept fits the proposed plan well.
Hynek responded that the Comprehensive Plan had been carefully considered when
formulating the current proposal, and that he thought the two quite similar.
Abernathy asked what house prices were being considered.
Hynek answered that they would range from $180K to $250K.
Commissioner Porter asked if the planed condominiums might accommodate retired
persons.
Anderson and Hynek responded that that is a possibility, and the design/demand
would be dictated by the market at the time.
Manson reported that the applicant has a right to the proposed 5,500 square feet
lots, and that our challenge is to try to make these best fit the general concept of the
Comprehensive Plan. The proposed development standards reflect a high quality
product, and the open spaces will create an illusion of lower densities.
Commissioner Porter asked when FM 1378 and other roads will be improved and
other infrastructure provided to handle the new growth within this area.
Manson responded that the County anticipates another bond program in 2-3 years
and 1378 is a top priority for those funds. Utilities are being extended as part of the
New Port Harbor development.
Commissioner Ahrens said that his primary concern was for the small lots and
asked how much of the development these lots represent. For example, the 5,500
sq.ft lots have only a 5 feet side yard, placing houses very close together and
increasing the perceived density while limiting open space and emergency access.
Anderson and Hynek responded that the overall average lot size will be 7,200
square feet so for every 5,500 sq.ft. lot there will be a 9,000 sq.ft. lot. But the
market will ultimately dictate the number, size and quality. The set backs are typical
of such lot sizes.
Thompson asked open to consideration are the proposed development standards,
noting that they call for 80-90% masonry and include stucco and hardiplank as
masonry when current developments are requiring 100% unit-laid masonry (no
stucco or veneers).
Hynek responded that there was perhaps some room for discussion, but the
ultimate decision of quality is up to the builder and the market. The development
requirements must be affordable.
Commissioner George said that wanted to see fewer small lots and more larger
ones. Some smaller lots are acceptable around the school shopping but not
throughout the entire tract.
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Abernathy responded that too much retail is allowed by the current zoning and this
should be converted to single-family residential. If the smaller lots (SF-3) were
developed first to get residents on site and a cash flow established, it would also
provide leverage to argue for larger lots and against the mixture of nonresidential
uses. The demand is for some mix of small starter and larger lots rather than all or
most larger. The proposed Planned Development District was negotiated to provide
a better mix of uses and higher quality than the current zoning allows. The
proposed PD anticipates an overall density of 3.4 dwelling units per acre. Compare
the proposal PD with what they could develop by the existing zoning and indicate
how that can be improved.
Hynek reminded the group that a larger lot development had recently failed near this
site (Presidential Estates) when the market became depressed and would accept its
product. He believes that Wylie has too many large lots and needs some smaller
products to succeed. He said that he needed a final decision on the proposal by
December.
Thompson summarized the issues which had been discussed, including concern for
the smaller lots (7,000 and 9,000 as well as multifamily are acceptable) and
additional amenities such as a hike and bike trail to tie residential communities
together with and to school and shopping. He reported that the group will meet
again on this next Wednesday, November 1, at 6:00 pm (dinner will be served).
Staff will prepare comparisons of the proposal and what is allowed by the zoning
and/or recommended by the Comprehensive Plan.
2. Land Use and Population Assumptions for Impact Fees
Thompson distributed copies of the Land Use Assumptions for Impact Fees: 1996-
2006. He reported that the State allows municipalities to charge impact fees to new
developments to fund the cost of providing existing capital improvements serving
those developments. Wylie initiated such a program in 1990 and updated the
assumptions on which the fee is based in 1996. The State requires that these
assumptions be updated every three years. Staff is preparing updated compilations
of land use and population densities based on the new Comprehensive Plan and
recent developments, and will provide draft estimates of land use expansion and
population at a future meeting. He asked that Commissioners familiarize
themselves with the process in order to be better prepared for the future discussion.
There being no further discussion, the meeting was adjourned at 10:15 pm.
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