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06-06-2006 (Planning & Zoning) Minutes Wylie Planning and Zoning Board CITY OF WYLIE • Minutes Wylie Planning & Zoning Board Tuesday, June 6, 2006 —7:00 pm Wylie Municipal Complex—Council Chambers 2000 Highway 78 North CALL TO ORDER Chairman Larson called the meeting to order at 7:05PM. Present besides Chairman Larson were, Commissioner Ames, Commissioner Gregg, Commissioner Hennesey Commissioner Hemphill, and Commissioner Alexander. Staff members present were Mindy Manson, Renae 011ie and Mary Bradley. INVOCATION & PLEDGE OF ALLEGIANCE Commissioner Hennessey gave the invocation and Commissioner Hemphill led the pledge of allegiance. CITIZEN PARTICIPATION No one approached the Commission. CONSENT ITEMS 1. Consider and act upon approval of the Minutes from the May 16, 2006 Regular Meeting. A motion was made by Commissioner Gregg, and seconded by Commissioner Hemphill, to approve the minutes from May 16, 2006, regular meeting. Motion passed 5 —0 - 1, with Commissioner Alexander abstaining. Minutes June 6, 2006 Wylie Planning and Zoning Board Page 1 of 6 ACTION AGENDA ITEMS 1. Consider a recommendation to the City Council regarding a Final Plat for Parkside Addition Phase II for Single-Family residential uses, generally located north of F.M. 544, west of F.M. 1378 and northwest of Parkside Phase I Addition. Ms. 011ie stated that the property totals 30.1225 acres and will create 84 single-family residential lots. The subject property is part of the larger Parkside Addition Planned Development District (PD 2004-42), consisting of a total of 100.0994 acres. With no questions for staff, a motion was made by Commissioner Hennesey, and seconded by Commissioner Ames, to recommend approval to the City Council for the Final Plat for Parkside Addition Phase II for single-family residential uses, generally located north of F.M. 544, west of F. M. 1378 and northwest of Parkside Phase I Addition. Motion carried 6— 0. PUBLIC HEARING 1. Hold a Public Hearing and consider a recommendation to the City Council regarding an amendment to Planned Development 2003-01 to allow for a sports complex, generally located west of Hooper Road and south of Exchange Street and Regency Business Park Addition. ZC 2006-08 Ms. 011ie stated that the subject property is located west of Hooper Road and south of Exchange Street and Regency Business Park Addition. The applicant is requesting to amend Section 2.02 Permitted Uses of Planned Development 2003-01 to include Sports Complex as a permitted use. The applicant is requesting that a sports complex facility be allowed on Tracts A-3 and A-4. The previously approved PD calls for the subject tracts to conform to that of Townhouse District. The proposed complex would be similar to the previously approved complex on the adjacent property to the west. The request only adds sports complex as a permitted use and does not alter any other uses as outlined in the approved PD. Don Herzog, Herzog Corporation, 9696 Skillman, Suite 210, Dallas, Texas, represented the applicant/developer stated that the sports complex will be private owned/membership only and a entry fee charged. The sports complex will be an addition to the sports complex currently zoned on the property adjacent to the west, PD 2006-01. The subject Tract A-3, and A-4 property if developed with the current criteria allowed within the PD, the site would yield 581 Townhouse lots. Chairman Larson opened the public hearing and with no one approaching the Commission, Chairman Larson closed the public hearing. Minutes June 6, 2006 Wylie Planning and Zoning Board Page 2 of 6 A motion was made by Commissioner Hemphill, and seconded by Commissioner Alexander, to recommend approval to the City Council for final passage of Zoning Case 2006-08 regarding an amendment to Planned Development 2003-01 to allow for a sports complex. Motion carried 6 — 0. 2. Hold a Public Hearing and consider a recommendation to the City Council regarding a change in zoning from Neighborhood Services (NS) and Agriculture (AG) District to Planned Development (PD) District to allow for a mixed uses including retail and single-family residential of varied densities, generally located at the southwest corner of Sachse Road/Ballard Avenue and Pleasant Valley Road. ZC 2006-09 Ms. 011ie stated that the subject property is located on the southeast corner of Sachse Road/Ballard Avenue and Pleasant Valley Road. The applicant is requesting a change in zoning from Neighborhood Services (NS) and Agriculture (AG) District to Planned Development (PD) District. The subject property totals 287.68 acres and has approximately 3,500 feet of frontage along Sachse Road and approximately 1,800 feet of frontage along Pleasant Valley Road. The Conditions of the PD proposes to accommodate a variety of single family residential land uses and densities. Lot sizes shall range from a minimum of 7,200 square feet to 15,000 square feet. The total maximum number of single family residential units shall not exceed 633 units. The PD Conditions outline a minimum dwelling size adjustment based on Mortgage Interest Rates. If approved, the Mortgage Interest Rate will determine the house size which could allow a minimum dwelling size of 1,850 square feet or seventy-seven percent smaller than that required by the Zoning Ordinance. The proposal also includes office, retail and commercial service-related uses for the neighborhood residents. The commercial tract shall not exceed ten (10) acres in size. A development plan shall be submitted prior to construction for each phase for approval. The Comprehensive Plan recommends the subject property be developed as low density residential consisting of lots one (1) acre or greater in size. The proposed plan as submitted does not conform to the recommendations of the Comprehensive Plan in regards to residential densities. Twelve comment forms were mailed to property owners surrounding the subject property. One written response returned favoring the request. However, eighteen responses located near the subject property, but outside the city limits were received opposing the request and one favoring the request. The following citizens are in attendance opposing the request, but do not wish to speak: Robert and Shirley Marchell, 219 Colonial Drive, Jack Hunter, 100 Rockbrook; Barbara Hunter, 1822 Brookridge Drive, Elisha Lovell, 1314 Mobile Lane, Diana and Charles Holley, 711 Meadow Lane, Steven Montgomery, 215 Colonial, Claude and Bobbie Montgomery, 2220 Sachse Road, Simon Hamilton, 404 Stoneybrook Drive, Randy and Candace Duvall, 703 Chelsea, Tom and Fran Bauman, 2202 Sachse Road, Matt and Amy Barner, 1810 Brookridge Drive, Katherine Flippo, 6311 Pleasant Valley Road, Minutes June 6, 2006 Wylie Planning and Zoning Board Page 3 of 6 Timothy and Andrea Ewing, 101 Shadybrook, Bryan May, 109 Shadybrook, Coy Watkins, 1218 Estate Lane, Jim Byrne, 3104 Bryce Drive, Kelly Harmon, 104 Shadybrook, Kim and Mark Ritchie, 217 Meadowlark, Robert and Cynthia Thorson, 1034 Hall Drive, Dawn Strong, 6405 Pleasant Valley Road and Robert Walton, 112 Cliffbrook. Don Herzog, Herzog Development Corporation, 9696 Skillman, Suite 210, Dallas, Texas, represented the applicant/developer of the subject property, presented a slide presentation to the Commissioners and stated that the number of units averaged to be 2.2 units per acre. The number of lots per lot category is as follows: SF-15,000 square feet with minimum dwelling size of 2,600 square feet, with maximum 138 units. The SF- 13,500 square feet lots, with minimum dwelling size of 2,400 square feet, will be maximum 54 units. The SF-10,000 square feet lots, with minimum dwelling size of 2,200 square feet, will be maximum 76 units. The SF-7,200 square feet and minimum dwelling size of 2,000 square feet, with maximum of 365 units. The total maximum number of single family residential units shall not exceed 633 units. The proposed development was initially presented in 2004, with a village concept, but the proposed development consists of more varied densities ranging from 7,200 square feet to 15,000 square feet lots. The property shall be developed similar to the existing Woodbridge Addition, located within Wylie and Sachse. The mandatory Homeowners Association will apply, which is the same as Woodbridge, and the existing standards will apply. The proposal will be considered by the Park Board on June 19, 2006. A six foot trail is proposed throughout the development along the existing utility easement and power lines. A landscape buffer will be provided along Sachse/Ballard Road and Pleasant Valley, additionally a ten foot wide buffer along the common boundaries of existing homes not separated by Pleasant Valley, which is adjacent to the property. The Land Use Chart indicates the acreage in each of the various categories; Commercial zoning on 10 acres, single-family residential uses 218.3 acres, and open space approximately 59.3 acres. No lots located within Collin County shall be less than 10,000 square feet. Chairman Larson opened the Public Hearing to citizens wishing to speak, and to keep comments limited to three minutes, and not to duplicate what others have said before. Alexis Tapp, 2250 Sachse Road, spoke in opposition of the proposed zoning, and represented neighboring county and Wylie citizens affected by the proposed development. One comment that was made when the proposal was presented in 2004, by Mr. Herzog, was that the request for zoning would be presented until new Council was appointed, and then present it again. She expressed concern of too fast growth, just appropriate growth and citizens that will be here in the future not all existing citizens. She expressed concern of traffic and unkempt roads. Michael Fasang, 2601 Sachse Road, spoke in opposition of the proposed zoning, expressed concern of roads, which would take up a portion of his property, and wants larger lots developed on the subject property. Minutes June 6, 2006 Wylie Planning and Zoning Board Page 4 of 6 Ron Flippo, 6311 Pleasant Valley Road, spoke in opposition of the proposed zoning, and growth in Wylie, and expressed concern that the development would impact the lack of water and when raining comes it floods the streets. Frances Campbell, 6006 Pleasant Valley Road, spoke in opposition of the proposed zoning, and submitted a petition signed by 32 neighboring realtors, stated that there are enough starter homes, and in favor of homes located on one-acre or larger. Joe Strong, 6405 Pleasant Valley Road, spoke in opposition of the proposed zoning, most everything has been covered already, and doesn't understand why submittal was accepted. Cindy Groves Conoly, 1201 Stone Road, spoke in favor of the proposed zoning, and stated that the property is owned by her family and looking forward to growth. Mary Ann Groves Nall, 606 Butler Circle, Wylie, spoke in favor of the proposed zoning, and stated that she is a part of the family that owns the property, and her siblings are doing what their dad would have wanted them to do, and no problem with the development. Robert Bruner, 3704 Normandy, Dallas, spoke in favor of the proposed zoning, and stated that his family owns the property, and desires to fulfill his family's wishes of growth to Wylie. The proposal shows quality of development, and will protect the roots established by first-quality homes built on the proposed property. Merrill Young, 200 Westgate Way, spoke in opposition of the proposed zoning, represented citizens of Wylie, and stated that the proposal was good in some areas, recommended amending the development with no alley in order to achieve densities of larger lots. Ron Groves, 6526 Brook Lake Drive, Dallas, spoke in favor of the proposed zoning, and stated that he is a member of the family that owns the property, and desires to have the development as submitted and fair market value as much as can be maximized. Breaking up the property to develop one-acre with amenities will not benefit Wylie. Gaila Morgan, 6210 Pleasant Valley Road, spoke in opposition of the proposed zoning, and expressed desire to have country living on the property with one-acre lots, which will be a step-up house from existing starter homes. David Goss, 1033 Hall Drive, spoke in opposition of the proposed zoning, and reminded the Commissioners of the 1,000 multi-family units platted, and recommends following Comprehensive Plan. Jerry Hougan, 109 Martin Drive, spoke in opposition of the proposed zoning, and expressed concern for the roads and traffic. Chairman Larson closed the Public Hearing. Minutes June 6, 2006 Wylie Planning and Zoning Board Page 5 of 6 Mr. Herzog rebutted to the citizens speaking in opposition; the property in Woodbridge Phase 9, are fifty-foot lots and average 2,200 square feet and cost $166,000. The homes within the proposed development will start about $200,000 to $250,000. None of the building requirements will be compromised from the current Zoning Ordinance. In response to the reference of Pinnacle Oaks Addition, there are no amenities, such as a pool, or club house. Most of the citizens in opposition do not live within the City of Wylie. Commissioner Hemphill commented that the proposal has come a long way from the proposal submitted in 2004. The citizens not within the city limit have invested in the community and should be respected. He recommended working with neighbors together. Chairman Larson questioned to see if Mr. Herzog was interested in meeting with adjacent property owners. Mr. Herzog stated that he is interested in meeting with reasonable neighbors and did meet with some neighbors last time and came up with 15,000 square feet lots. A motion was made by Commissioner Ames, and seconded by Commissioner Hemphill, to recommend denial to the City Council regarding a change in zoning from Neighborhood Services (NS) and Agriculture (AG) District to Planned Development (PD) District, being Zoning Change 2006-09. Motion carried 6 — 0. ADJOURNMENT A motion was made by Commissioner Hemphill, and seconded by Commissioner Alexander, to adjourn the meeting at 8:30PM. Motion carried 6 — 0. Dennis Larson,Chairman ATTEST: dall &Ice $ Mary B'dley,Secret;ry Minutes June 6, 2006 Wylie Planning and Zoning Board Page 6 of 6