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12-05-2006 (Planning & Zoning) Minutes Wylie Planning and Zoning Board CITY OF WYLIE Minutes Wylie Planning & Zoning Board Tuesday, December 5, 2006 —7:00 pm Wylie Municipal Complex— Staff Conference Room 2000 Highway 78 North CALL TO ORDER Chairman Larson called the meeting to order at 7:02PM. In attendance with Chairman Larson were Commissioner Goss, Commissioner Bennett, Commissioner Ames, Commissioner Gregg, and Commissioner Onufreiczuk. Staff members present were Renae 011ie and Mary Bradley. INVOCATION & PLEDGE OF ALLEGIANCE Chairman Larson gave the invocation and Commissioner Bennett led the pledge of allegiance. CITIZENS COMMENTS No one approached the Commissioners. CONSENT ITEMS 1. Consider and act upon approval of the Minutes from the November 7, 2006 Regular Meeting. A motion was made by Commissioner Gregg, and seconded by Commissioner Ames, to approve the minutes from November 7, 2006, regular meeting as submitted with no changes or corrections noted. Motion passed 5 — 0 - 1 with Commissioner Onufreiczuk abstaining. Minutes December 5, 2006 Wylie Planning and Zoning Board Page 1 of 6 ACTION AGENDA ITEMS 1. Consider and act upon approval of a Site Plan for Regency Business Park Addition Phase 1, Lot 6, Block B for 6,500 s.f. office/warehouse development. Ms. 011ie stated that the applicant is proposing to develop a single story office/warehouse building on one lot. The lot is .4613 acres (20,104 square feet) in size, and will consist of 2,500 square feet office building and 4,000 square feet of warehouse space. With no questions for Staff, a motion was made by Commissioner Ames, and seconded by Commissioner Gregg, to approve the Site Plan for a proposed 6,500 square foot office/warehouse building on one lot, generally located at 121 Regency Drive of the Regency Business Park Addition, Phase I. Motion carried 6 - 0. 2. Consider a recommendation to the City Council regarding a Final Plat creating 4 commercial/retail lots for Victoria Place Addition, generally located at the northeast corner of SH 78 and Spring Creek Parkway. Ms. 011ie stated that the property totals 12.9096 acres and will create four commercial/retail lots. The plat dedicates a thirty (30) foot wide drainage easement, which will extend from S.H. 78 and north along the western property line. With no questions for Staff, a motion was made by Commissioner Onufreiczuk, and seconded by Commissioner Goss, to recommend approval to the City Council for Victoria Place Addition Final Plat, generally located at the northeast corner of SH 78 and Spring Creek Parkway. Motion carried 6 — 0. 3. Consider and act upon approval of a Site Plan for a proposed multi-family development on 20.500 acres, generally located south of FM 544 between Hooper Road and Wylie High School within the Woodbridge North Subdivision. Ms. 011ie stated that the applicant is proposing to develop a 322 unit multi-family complex on 20.500 acres. The subject property is part of the larger Woodbridge North Addition, which is mixed used planned development including multi-family uses (PD 2003-01). The development consists of 28 separate buildings with one and two dwelling units. The subject property is triangular in shape with several utility traversing the property. The design will concur with the Residential Design Standards as approved in the PD Conditions. Exterior façade material shall be 100% brick, stone or masonry composite with a minimum of 30% brick or stone. The Preliminary Plat is on the current agenda for consideration. Minutes December 5, 2006 Wylie Planning and Zoning Board Page 2 of 6 Commissioner Bennett expressed concern of the technical layout of the Site Plan. Ms. 011ie reminded Commissioners that the Planned Development was approved and adopted in 2003, and was under the Zoning Ordinance 2001. Ms. 011ie assured Commissioner Bennett that the technical concerns will be addressed when the Construction Plans are submitted. Commissioner Bennett expressed concern of the access, the Site Plan proposed one access, and scaled at 24 feet. Chairman Larson stated that the duty of the Commissioners was to approve the concept of the Site Plan, and not the technical layout. Ms. 011ie stated that the access shown will be divided access, and be two points of access. Don Herzog, Herzog Development Corporation, 9696 Skillman Street, Suite 210, Dallas, Texas, represented the owner of the subject property, not the applicant and apologized for them not being at the meeting. He stated that the Final Plat for Woodbridge Parkway was submitted in November and will be considered by the Commissioners and Council in January. The parkway will be adjacent to the subject property, with a median cut on the south side of the property, with the four lane divided access onto the property. The construction of the parkway will begin approximately February 2007. Commissioner Bennett expressed concern of Landscaping Plan. Ms. 011ie stated that the Landscaping Plan was submitted with the initial submittal and reviewed by staff and not included in the packet for Commissioners review. Commissioner Bennett requested that Landscaping Plans be included with Site Plans. A motion was made by Commissioner Onufreiczuk, and seconded by Commissioner Gregg, to approve the Site Plan with no changes noted. Motion carried 5 — 1, with Commissioner Goss voting in opposition. 4. Consider a recommendation to the City Council regarding a Preliminary Plat creating a single lot on 20.500 acres, generally located south of FM 544 between Hooper Road and Wylie High School within the Woodbridge North Subdivision. Ms. 011ie stated that the property totals 20.500 acres and creates a single lot for Multi-Family development. The subject property is part of the larger Woodbridge North Addition which was the subject of a zoning change request in 2003. The subject property is triangular in shape with several utility easements traversing the property. The property is bordered by a flood zone on two sides. A Site Plan is on the current agenda for consideration. A motion was made by Commissioner Ames, and seconded by Commissioner Onufreiczuk, to recommend approval to the City Council a Preliminary Plat creating a single lot on 20.500 acres, located within the Woodbridge North Addition. Motion carried 6 — 0. Minutes December 5, 2006 Wylie Planning and Zoning Board Page 3 of 6 PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding an amendment to Article 3, Section 3.4 lighting requirements of the Zoning Ordinance specifying spacing distance between poles. Tabled from the November 7, 2006 meeting. A motion was made by Commissioner Goss, and seconded by Commissioner Ames, to remove the Public Hearing from the table. Motion carried 6— 0. Ms. 011ie stated that the Commissioners tabled this public hearing on November 7, 2006, and a public hearing is scheduled to be held at City Council on December 12, 2006. Ms. 011ie stated that within the packet is a table that refers to each of the subdivisions that the street lights were measured. Commissioner Ames distributed a table representing each of the Single-Family Residential zoning classifications, and the number of lights that a lot on a street would have based on spacing from 150 feet to 400 feet. The Commissioners discussed the spacing preferred and the type of illumination given by the light poles. Commissioner Ames stated that the light spacing for some of the new subdivisions allows enough light to be able to play football at 3:00 in the morning, and that is without the porch lights and landscaping lights from the residential houses. Commissioners discussed putting restrictions on how far apart the lights can be. Chairman Larson opened the public hearing. Mr. Gary DeFrain, Campbell Properties, developer of Creekside Estates, recommended that the spacing of the lights be generally 300 feet on-center, and for a developer to submit a Street Light Plan prior to construction to the City Engineer, and the length will dictate where the street lights are placed aside from the intersection. He also discouraged setting the spacing based on the zoning. Mr. Don Herzog, Herzog Development Corporation, developer for Woodbridge, recommended 300 feet based on the lot line and length of the streets. Ms. Suzette Clark, 3405 Lombardy Drive, Wylie, spoke in favor of developers recommendations, and encouraged the Commissioners to encourage community awareness of where they are, and who is around. Ms. Marcia Rodriquez, 3300 Francis Drive, spoke in favor of expanding the lights, and cautioned the Commissioners of providing too much light. Minutes December 5, 2006 Wylie Planning and Zoning Board Page 4 of 6 Mr. Gilbert Tamez, 3104 Hinnant Court, spoke in opposition of too much street light, and recommended the spacing 500 feet. Chairman Larson closed the Public Hearing. Commissioners discussed the option of alternating lights and lots adjacent to parks. If the requirement is to have parkland lit, and having a light at each of the intersections, then the parkland should have lights on the same side of street. A motion was made by Commissioner Goss, and seconded by Commissioner Bennett, to approve the Ordinance, amending Article 3, Section 3.4 lighting requirements of the Zoning Ordinance specifying a distance ranging from 250 feet to 350 feet between lights placed on alternating sides, and authorizing the City Engineer to review Street Light Plans and to alter the light spacing as needed. Motion carried 5 — 1, with Commissioner Gregg voting in opposition. DISCUSSION Discuss Townhouse Zoning District (Commissioner Bennett). Commissioner Bennett stated that he wanted to know where the Commissioners stood on zoning and developing townhouses. Commissioner Gregg stated that currently there are enough townhouses and duplexes within Planned Development Districts already approved but not constructed. The roadways and schools are not at the point of handling additional traffic and children for the ones that are not developed yet. Commissioner Onufreiczuk stated that there is a need to look at the benefit of attracting higher rent and higher income, and not a development constructed to be run down within a few years. He requested that Mr. Don Herzog come and address some of his questions regarding attracting higher end level of builders looking into building multi-family, spend the least and get the most profit out it. Mr. Don Herzog, Herzog Development Corporation, stated that if quality is not done at the beginning of development, you will not get the rest to get the project to obtain higher rent and higher income residents. Herzog Development loves developing with a PD, because the PD will set the standards of the architectural and gives them the option to negotiate with the cities. All developers will do their market studies, and income studies, and what is needed will go into consideration. When a broker comes in to build multifamily or townhouses within a PD, one of the questions asked is how it will be financed, because how it is financed will determine how the development will turn out. Minutes December 5, 2006 Wylie Planning and Zoning Board Page 5 of 6 The Commissioners discussed amongst themselves how currently within the city limits, there is not very many apartments. Chairman Larson stated that the projected population for the next ten to fifteen years is 68,000, and additional apartments and townhouses will come once the population starts to increase. Chairman Larson asked if questions were addressed that Commissioner Bennett had regarding Townhouse Districts. Commissioner Bennett stated that the discussion was helpful and healthy. On a different note, Ms. 011ie encouraged all Commissioners to attend the City Council meeting on December 12, 2006. The Council wants the Commissioners view of approving and denying a public hearing. Chairman Larson stated that a clear understanding of the reason why a public hearing is denied at the time the Commissioners consider the project, and can be submitted with the report. The Council is encouraging the Commissioners to present their reasons at the Council meetings. ADJOURNMENT A motion was made by Commissioner Onufreiczuk and seconded by Commissioner Ames, to adjourn the meeting at 9:05PM. Motion carried 6 —O. L. Dennis Larson,Chairman ATTEST: )1.' k..., cCA a ley,Secretary Y Minutes December 5, 2006 Wylie Planning and Zoning Board Page 6 of 6