01-15-2002 (Planning & Zoning) Minutes MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Regular Business Meeting
January 15, 2002
7:00 pm
Notice was posted in the time and manner required by law and quorum was present.
Commission Members Present: Staff Members Present:
Steve Ahrens Claude Thompson, Director
Mike Phillips Mary V. Bradley, Secretary
Carter Porter Terry Capehart, Planner
Tony Snider
Gary Wiseman
Commission Members Absent:
William Chapman
Michael George
CALL TO ORDER
Vice-Chairman Porter called the Regular Meeting to order at 7:05 p.m.
PLEDGE AND INVOCATION
Commissioner Snider offered the Invocation and Commissioner Ahrens led the Pledge of
Allegiance.
CITIZEN PARTICIPATION
No one appeared to speak.
CONSENT AGENDA ITEM
1. Consider and act upon approval of the Minutes from the January 2, 2002 Regular
Meeting.
Motion was made by Commissioner Phillips, seconded by Commissioner Ahrens, to
approve the minutes as submitted. Motion passed 5 —0.
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January 15, 2002
Page 2 of 6
PUBLIC HEARING AGENDA
1. Hold a public hearing and consider a recommendation to the City Council regarding a
change in zoning on Tract A from Single-Family (SF-3 and SF-8.5/17) and Business-
2 (B-2) to Multi-Family (MF) and Tract B from Multi-Family (MF) to Single-Family
(SF 8.5/17), Tract A, being approximately 8.175 acres and Tract B, being
approximately 5.969 acres situated in the D.W. Williams Survey, Abstract No. 980
and the Allen Atterbury Survey, Abstract No. 23, City of Wylie, Collin County,
Texas, being a portion of a tract of land conveyed to JCM Properties, according to the
deed recorded in Volume 2223, Page 874, and part of two tracts of land conveyed to
JCM Partners, L.P., according to the deed recorded in County Clerk File Number 96-
0045039, and part of a tract of land conveyed to Verna M. Poor and Michael R. Poor
according to the deed recorded in Volume 4409, Page 2100 of the Deed Records of
Collin County, Texas. (Zoning Case No. 01-16)
Thompson stated that the applicant is requesting rezoning of the subject tracts currently
zoned Multifamily, Business or Neighborhood Service and Single Family in order to
relocate the Multifamily and eliminate the Business (Neighborhood Service)uses.
Thompson stated that the Single Family area and approximately 3.38 acres of Business-2
fronting Elm Road were rezoned in 1985, and approximately 8.23 acres immediately
north of this B-2 were rezoned Multifamily in 1987. The remainder of this tract was
zoned Single Family (SF-3).
The Comprehensive Plan and Thoroughfare Plan recommend that Elm Road become a
six-lane parkway with divided median as part of a new Lakeshore Drive loop system to
connect Wylie's downtown core with lake-oriented developments. The higher-densities
of Multifamily and the SF-8.5 Districts are more compatible with this major traffic
corridor than is the rural roadway envisioned to accommodate the Country Residential
classification of the Comprehensive Plan.
Steve Parsons, 16810 Deer Park, Dallas, Texas, owner of the subject property, stated that
the intent is to relocate the Multifamily to the frontage along Elm Road and expand from
8.23 acres to 10.44 acres. The remainder of the property will remain zoned SF 8.5/17.
Parsons stated that there is no intent to develop one-acre lots as recommended by the
Comprehensive Plan. The lot size will be 8,500 square feet such as are developing in the
adjoining property to the north.
The following citizens voiced opposition to the rezoning, and concerns for the widening
of Elm Road.
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January 15, 2002
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Kevin Sanders, 1780 Elm Drive, Wylie, Texas; Willis Dykes, 1820 Elm Drive, Wylie,
Texas; Brenda Hensley, 2310 Elm Drive, Wylie, Texas; Carl Foster, 2320 Elm Drive,
Wylie, Texas; Rick Foster, 2010 Elm Drive, Wylie, Texas; and Ronny Klingbeil, 821
Autumn Hill, Wylie, Texas.
Thompson stated that since Elm Road was a County Road, the County is responsible for
the widening and maintaining of the road.
Motion was made by Commissioner Ahrens, seconded by Commissioner Phillips, to
close the Public Hearing and recommend approval of the rezoning as submitted. Motion
passed 4—1 with Commissioner Snider voting no because the request does not conform to
the Comprehensive Plan. Thompson stated that the rezoning would go to City Council at
6:00 p.m. on January 22, 2002, and encouraged the citizens to attend that meeting.
2. Hold a public hearing and consider a recommendation to the City Council regarding a
change in zoning from Agricultural (A) to Planned Development (PD - S/F 10/19),
being a certain 68.11 acre tract of land situated in the Guadalupe De Los Santos
Survey, Abstract No. 1384, and being parts of Lots No. 1 and 2 of the partition of the
estate of Josiah Stone among his children, and being part of a 154.31 acre tract and a
1.01 acre tract conveyed to B.B. Owen and H.A. Walker by deed dated July 30, 1960,
and filed for record August 5, 1960, in the Deed Records of Dallas County, Texas.
(Zoning Case No. 01-17)
Thompson stated that the subject property totals 68.11 acres in size and that the applicant
intends to develop approximately 155 single-family residential lots and approximately
9.4 acres of public open space. Lots will be a minimum of 10,000 square feet.
Jerry Sylo, of Genlser Planning Group, 5430 LBJ Freeway, Three Lincoln Centre, Suite
400, Dallas, Texas, represented the property owner, Southwestern Medical Foundation,
stated that the major site constraints limit the developable size, especially adjacency to a
sewage treatment plant, and several utility corridors that will become linear parks. Sylo
stated that the requirement of the SF-10 District will be followed, except the PD
Conditions with all the porches closer to the street enhancing a feeling of a community.
The homes would be approximately 2,300 to 2,500 square feet, and depending on the
market, the development would not begin until two or three years down the road.
Sylo presented to the Commissioners a handout reflecting one-acre lots, which he
believes does not allow the creativity of the 155-lot presentation.
The following citizens voiced opposition to the development, including such concerns as
decreasing value of their property, overcrowding of the school, increased traffic on rural
Pleasant Valley Road and potential conflict with school buses, destruction of the
floodplain and County Park/Preserve, all caused by small houses on small lots.
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January 15, 2002
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Clinton Loggins, 9512 Wells Road, Wylie, Texas; Scott A. White, 9470 Wells Road,
Wylie, Texas; R. P. Miller, 101 Hunters Glen, Wylie, Texas; Travis Brock, 9427 Wells
Road, Wylie, Texas; Carolyn Proctor, 4035 Avion Drive, Wylie, Texas; Becky and
Carlos Sanoja, 4060 Avion Drive, Wylie, Texas; James E. Parker, 5406 Pleasant Valley,
Wylie, Texas; Melinda Bento, 3525 Whitley Road, Wylie, Texas; Don G. Smith, Sr.,
5102 Sachse Road, Sachse, Texas; Kim Mays, 3577 Whitley Road, Wylie, Texas; Cliff
Martin, 4040 Avion, Wylie, Texas; Jacqui Makias, 3507 Pleasant Valley, Sachse, Texas;
Pat Martin, 4040 Avion Drive, Wylie, Texas; Leila Makias, 3507 Pleasant Valley Road,
Sachse, Texas; and Kenneth McCord, 9424 Wells Road, Wylie, Texas.
The Commission took a break at 8:45 p.m. and reconvened at 8:54 p.m.
Jerry Sylo stated that the land was donated to support the charitable functions of
Southwest Medical and the owner is responsible to get the best return, while still being
responsible to existing neighbors. If lots were one acre there would only be 65 lots, and
he did not believe there was a market for one-acre lots in a subdivision layout.
Commissioner Snider stated that the owner should consider larger lots and be charitable
to the neighbors the land was donated.
Motion was made by Commissioner Wiseman, seconded by Commissioner Ahrens, to
recommend denial because the development does not comply with the Comprehensive
Plan. Motion passed 5 —0.
ACTION AGENDA
1. Consider a recommendation to the City Council regarding a Preliminary Plat for the
LGD Properties Townhouses, being a certain 1.2388 acre tract of land situated in the
S.B. Shelby Survey, Abstract No. 820, and being a part of Block 3 of the unrecorded
Russell Addition, and being a part of Lot 39, Block 8, Brown and Burns Addition to
the City of Wylie, Collin County, Texas, according to the Plat thereof recorded in
Volume 1, Page 110-112 of the Map Records of Collin County, Texas, and being a
tract of land conveyed to Marion M. McDonald by deed recorded in Volume 205,
Page 653, and being a tract of land conveyed to D&M Check Cashing by deed
recorded in County Clerk's File No. 95-0008356 of the Deed Records of Collin
County, Texas.
Thompson stated that the Preliminary Plat includes 1.2338 acres and will create eleven
(11) Single-Family Townhomes constructed as zero lot line duplexes. On September 11,
2001, the property was rezoned to Townhouse District (TH/15) from Single Family (SF-
2).
Larry DeBerry, 8277 PR 5397, Nevada, Texas, stated that the initial townhouse will be
1,500 square feet, and lots will be at least 4,000 square feet as required by code.
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January 15, 2002
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Motion was made by Commissioner Ahrens, seconded by Commission Wiseman, to
recommend approval of the Preliminary Plat as submitted. Motion passed 5 —0.
The Commission adjourned the regular meeting and convened to a work session at 9:15
p.m.
WORK SESSION
1. Consider revisions to the Townhouse District(TH/15) of the Zoning Ordinance.
Thompson stated that the Zoning Ordinance was revised to combine Duplexes and all
Single-Family Attached within the Townhouse District (TH-15) in July 2000. A few
developers and builders have expressed concerns for the differences and unique features
in each attached building-type, and required that changes be considered for this District.
In attendance of the work session to discuss the matter with Commissioners was Larry
DeBerry, developer of townhouses on Jackson Street and Marc Schwartz, developer of
duplexes in Garland. They generally explained that ownership of the various attached
housing types differ and this dictates differences in design. Until land and purchase costs
increase with demand, the Wylie Market cannot support the larger attached dwellings.
Thompson led the group in a discussion of the requirements of the lot and dwelling size
for a townhouse, reviewing the limits of the regulation and various alternative
modifications. An open and comprehensive discussion followed.
Although various alternatives were discussed, general consensus was to call a Public
Hearing to consider the following revisions:
• Reduce the minimum dwelling size to 1,000 square feet
• Require enclosed garage with 20 foot setback
• Keep 4,000 square feet minimum lot size, but allow 3,000 square feet minimum
size for interior lots when three or more lots are aligned with attached, zero side
yard buildings.
Commissioners directed staff to bring these revisions to a Public Hearing at the earliest
possible date.
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January 15, 2002
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ADJOURNMENT
Motion made by Commissioner Ahrens, seconded by Commissioner Wiseman, to adjourn
at 10:10 p.m. Motion passed 5 —O.
kr,_6
Carter Porter, Vice-Chairman M V. d1ey, Secretary
