03-29-2005 (City Council) Agenda Packet NOTICE OF MEETING
WYLIE CITY COUNCIL AGENDA
SPECIAL CALLED MEETING
Joint Work Session with Planning and Zoning Commission
March 29, 2005
6:00 p.m.
Wylie Municipal Complex—Council Chambers/Council Conference Room
2000 State Highway 78 North
Wylie,Texas 75098
• Presentation and discussion of Development Proposal for the 186.5-acre Jones tract, south of FM
544 and west of Regency Business Park. (ZC 2005-01) (Herschel Leffel of MeritageHomes and
Rob Adams ofAdams Engineering)
• Presentation and discussion of Development Proposal for the 59.3-acre Housewright tract, north
of FM 544 and the Wooded Creek Addition, south of Sage Creek Phase 8 and east of Sage Creek
Phase 4 and 7. (ZC 2005-03) (Bruce Prine of Ashton Woods Homes and John Bull of Dowdy
Anderson Engineers)
SIN ME EN
In addition to any specifically identified Executive Sessions,Council may convene into Executive Session at any point during the open
meeting to discuss any item posted on this agenda. The Open Meetings Act provides specific exceptions that require that a meeting be
open. Should Council elect to convene into Executi Oefisi };, those exceptions will be specifically identified and announced. Any
subsequent action,as a result of this Executive Se
ky b 6ry4nd recorded in open session.
I certify that this Notice of Meeting was pOtecl�ti.this 24th.11q<411.11arch,2005 at 5:00 p.m. as required by law in accordance
with Section 551.042 of ti exas Governme&Vodt the app>Eopriate news media contacted. As a courtesy,this agenda
is also I, d to the Ci Website=at wyvw. . lie.c.usl
•
Carol- Ehrlich,City �i . Date Notice Removed
The Wylie Municipal Complex is Wheelchair acce9 1 9ytigri Nt etation or other special assistance for disabled attendees must be
requested 48 hours in advance by contacting the City Se�fbtAit I'office at 972/442-8100 or TD 972/442-8170.
CITY OF WYLIE Item No. wS
City Secretary's Use Only
COUNCIL AGENDA ITEM
Council Meeting Of: 03-29-05 Originating Department: Planning and Zoning
Prepared By: Claude Thomnson
03-23-05
Account Code No. #: Date Prepared:
PD Conditions and
Budgeted Amount: Exhibits: Development Plan
AGENDA SUBJECT:
Presentation and discussion of Development Proposal for the 186.5-acre Jones tract, south of FM 544
and west of Regency Business Park. (ZC 2005-01)
RECOMMENDED ACTION:
SUMMARY:
Owner: Estate of Mary Allene Jones Applicant: Adams Engineering
Property totals 186.56 acres, south of FM 544 and west of Regency Business Park Addition. The property is
traversed by the undevelopable 150 feet wide right-of-way of a major electric power transmission line
(approximately 9 acres), which divides the property into the northern Tract 1 of 130.7 acres and the southern
Tract 2 of 55.8 acres.
The zoning request proposes to divide the property into several tracts of varied uses. The northern 60 acres
along FM 544, for a depth of 1,000 feet, is designated for Corridor Commercial uses. 87 acres to the east and
south are designated Village Residential for 332 detached single-family lots of 7,000 square feet. The
remaining 35 acres along the west/central portion of the tract is designated for 102 Suburban Residential lots
of 10,000 square feet.
Notification/Responses: Twenty-eight (28) notifications mailed, with two (2) written responses returned (1
opposed and 1 favoring). Requires simple majority to approve.
The currently-adopted Comprehensive Plan recommends that the eastern half of the property be developed as
APPROVED BY: Initial Date
Department Director: CT \ 3/23/05
City Manager: /wI . \ ,?Ja7 ykr
AGENDA SUBJECT:
Presentation and discussion of Development Proposal for the 186.5-acre Jones tract, south of FM 544
and west of Regency Business Park. (ZC 2005-01)
SUMMARY: (Continued)
Suburban Residential with lots averaging 20,000 square feet, and the western half to be Country
Residential with lots in excess of 1 acre. None of the tract is recommended for commercial uses. This
Plan would yield a total of approximately 226 lots or a net density of 1.2 dwelling units per acre. The
proposed PD would allow 434 lots or a density of 3.6 dwellings per acre. The request does not conform
to the recommendations of the current Comp Plan, in regards to both permitting nonresidential uses and
proposed residential densities.
However, revisions to the Comp Plan currently under consideration recommend that a strip of perhaps
200 feet deep along FM 544 be allocated to Corridor Commercial uses, and the PD proposal does
conform with this recommendation.
The Conditions of the PD allocates approximately 24 percent of the total lots as Suburban Residential
(10,000 sq. ft. minimum). These must generally conform to the standard requirements of the SF-10
District, except for narrower lot widths and yard setbacks, 75 percent masonry rather than 100 percent, no
porches, and no requirement of building articulation/off-sets.
Approximately 76 percent of the total lots are proposed to 7,000 square feet in size. The smallest lots
allowed by the current Zoning Ordinance are 8,500 square feet.
Nonresidential/commercial development must comply fully with the standard requirements of the
Corridor Commercial District of the Zoning Ordinance.
The PD provides for the extension of McCreary Road as a 4-lane divided roadway south of FM 544, as
envisioned by the Thoroughfare Plan. The right-of-way for this stretch of thoroughfare will be dedicated
and one-half of the pavement constructed by the developer of the subject property. The City of Wylie is
currently negotiating a land swap with the City of Sachse for a portion of this new street corridor.
The development must also provide a major east/west collector road from Woodbridge North Addition to
the east across the subject tract to connect with McCreary, and this street will be entirely the responsibility
of the developer.
The PD proposes to eliminate the requirement of alleys within the residential neighborhoods. The PD
provides that 25 percent of the houses must have side entry garages.
The PD requires the installation of approximately twice the number of yard trees than is currently required
by the Zoning Ordinance.
The PD identifies no park land dedication, and 21.7 acres will be required for the proposed 434 lots. 3.92
acres of open space is illustrated on the development plan.
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LOCATION MAP
ZONING CASE #2005-01
EXHIBIT "B"
PLANNED DEVELOPMENT DESIGN STANDARDS
WESTPOINTE ADDITION
City of Wylie, Collin County, Texas
1. PLANNED DEVELOPMENT DISTRICT
Statement of Purpose: This Planned Development is intended to achieve an
efficient land use on diverse properties of varied zoning. The subject property is
situated at the southeast corner of F.M. 544 and the future southerly extension
of McCreary Road.
Statement of Effect: This Planned Development shall not effect any regulation
found in the Comprehensive Zoning Ordinance of the City of Wylie as adopted
and amended, except as specifically provided herein.
PLANNED DEVELOPMENT — NON-RESIDENTIAL AND COMMERCIAL
CORRIDOR DISTRICT
General Regulations: The commercial tract within this Planned Development
Districts location within the proximity of the residential land uses of the Suburban
Residential District and the Village Center are intended to accommodate the
development of office, retail and commercial service-related uses for the
neighborhood residents.
Permitted Uses:
Land uses permitted within non-residential areas, indicated as Tract A
shall include those uses allowed in Article 5 Use Regulations, Section 5.1
Lane Use Charts, Figure 5-3 Land Use Tables, Non-residential Districts,
Commercial Corridor Districts (CC) and Section 5.2 Listed uses as defined
in the Zoning Ordinance of the City of Wylie.
Commercial Corridor District (CC): Tract"A"
Tract A is to be developed in accordance with the development standards
as defined in Article 4 — Non-residential District Regulations, Section 4.2
Business Districts, B. Commercial Corridor District (CC), Figure 4-4 —
Commercial Corridor District (CC) in the Zoning Ordinance of the City of
Wylie.
Non-residential Design Standards:
The Section 4.4 Non-residential Design Standards shall apply to the
commercial development within the Planned Development District in the
Commercial Corridor District (CC) classification.
PLANNED DEVELOPMENT— SUBURBAN RESIDENTIAL DISTRICTS
General Regulations: All regulations providing for single family 10/19 as set
forth in Section 3.2 Suburban Residential Districts of the Comprehensive Zoning
Ordinance are included by reference and shall apply, except as otherwise
specified under the provisions hereunder. The conditions contained herein and
the conditions of the Comprehensive Zoning Ordinance, which are not amended
by this Planned Development, shall constitute all of the zoning requirements
applicable to this Planned Development.
Specific Regulations: Tract"B"
This classification shall conform to the City of Wylie Single Family 10/19
Suburban Residential district (SF-10/19) except as noted below:
Figure 1-1 — Single Family Planned Development District
Lot size'(Sq:ft)
Lot size 10,000
Lot Width (feet) 70*
Lot width of corner Lots (feet) 81*
Lot Depth (feet) 100
Lot Depth of Double Front Lots (feet) 120
Minimum Square footage See chart below
Design Standards Level of Achievement See section of Zoning Ord.
Yard-Requirements-Main Structures„ t � k , _ °`
Front Yard (feet) 25 — 20' w/side entry*
Side Yard (feet) 6*
Side Yard Corner Lots (feet) 15*
Side Yard of Allowable nonresidential use (feet) 30
Rear Yard (feet) 25
Rear Yard Double Front Lots (feet) 30*
Yard Requirements-Accessory;Structures a .
Front Yards (feet) Behind Rear Building Line of Main
Structure
Side Yards (feet) 5
Rear Yards (feet) 10
Rear Yards Double Front Lots (feet) 15*
Side Yards Corner Lots (feet) 15*
Minimum Distance From Main Building (feet) 5
Area of Building Maximum cumulative building size
2,500 square feet; or
Lots 2 Acres or Less (square feet) 10% of lot area
Lots 2 Acres or More (square feet) 5% of lot area whichever is less
x
HHe ight
Main Structure (feet) 2-story
Accessory Structure (feet) 36
* Represents a Variance from SF-10/19 District
Minimum Square Footage of dwelling:
35% > 2,000 square feet
35% > 2,400 square feet
20% > 3,000 square feet
10% > 4,000 square feet
PLANNED DEVELOPMENT—VILLAGE RESIDENTIAL DISTRICTS
General Regulations: All regulations providing for single family 8.5/17 as
set forth in Section 3.3 Village Residential Districts of the Comprehensive Zoning
Ordinance are included by reference and shall apply, except as otherwise
specified under the provisions hereunder. The conditions contained herein and
the conditions of the Comprehensive Zoning Ordinance, which are not amended
by this Planned Development, shall constitute all of the zoning requirements
applicable to this Planned Development.
Specific Regulations: District - C
This classification shall conform to the City of Wylie Single Family 8.5 District
(SF-8.5/17) except as noted below:
Figure 1-2 — Single Family Planned Development District
tot size,(Sq. ,`) > rA& ._. �- x as 5.
Lot size 7,000*
Lot Width (feet) 60*
Lot width of corner Lots (feet) 71*
Lot Depth (feet) 100
Lot Depth of Double Front Lots (feet) 115*
Dwelling Regulations, ;.. , sr .
Minimum Square footage See chart below
Design Standards Level of Achievement See section of Zoning Ord.
f J � z+t,*T.`;`s T4fl`tf.
Yard'Requirements ,�Main.St_ructures E '
Front Yard (feet) 25 —20 w/side entry*
Side Yard (feet) 6*
Side Yard Corner Lots (feet) 15*
Side Yard of Allowable nonresidential use (feet) 30
Rear Yard (feet) 25
Rear Yard Double Front Lots (feet) 25*
Yard; 9ui 070- 47.01tSiketiW
Front Yards (feet) Behind Rear Building Line of Main
Structure
Side Yards (feet) 5
Rear Yards (feet) 10
Rear Yards Double Front Lots (feet) 10*
Side Yards Corner Lots (feet) 15*
Minimum Distance From Main Building (feet) 5
Area of Building Maximum cumulative building size
2,500 square feet; or
Lots 2 Acres or Less (square feet) 10% of lot area
Lots 2 Acres or More (square feet) 5% of lot area, whichever is less
:.Height
Main Structure 2-story
Accessory Structure (feet) 36
*Represents a Variance from SF-8.5/17 District
Minimum Square Footage of dwelling:
20% > 1,600 square feet
20% > 1,800 square feet
30% > 2,000 square feet
15% > 2,400 square feet
15% > 3,000 square feet
Additional Guidelines:
1. Exterior Wall Materials —A minimum of 75% of the dwelling's total exterior area,
minus windows and doors, must be masonry veneer, such as brick, stone or
masonry. Any exterior wall having street frontage shall be 100% masonry
veneer, minus windows and doors.
2. Roofs —roofs must be covered with composition material of at least 180 lb weight
shingle and have a roof pitch of 8:12, except that the garage and rear elevation
may have a pitch of 6:12 in Village Residential only. Additionally, all roofs shall
include dormers or have a combination hip and gable roof. (This item shall be
worth 10 points as part of the architectural requirements.)
3. Fences and Walls - Fences may not exceed 8 feet in height. Fences must be
made of masonry, wood or architectural metal. The use of chain link fencing is
prohibited. Railroad ties may not be used for a retaining wall visible from the
street. All rear yard fencing adjacent to dedicated park land shall be wrought
iron material, 6 feet in height. (This item shall be worth 5 points as part of the
architectural requirements.)
4. Screening —The owner of a lot must screen the following items from the view of
the public and neighboring lots and dwellings, if any of these items exist on the
lot:
a. Clotheslines
b. Drying racks
c. Hanging clothes, linens, rugs and textiles of any kind
d. Yard maintenance equipment
e. Wood piles and compost piles
f. Accessory structures such as dog houses, gazebos, metal storage
sheds and green houses.
g. Garbage can and refuse containers.
Plant material such as trees and bushes may be used for screening. (This item
shall be worth 0 points as part of the architectural requirements.)
5. House Elevation -No like floor plans shall be constructed adjacent to each other.
Additionally, there shall be a minimum of 7 lots skipped on the same side of
street or 4 lots skipped on the opposite side of the street between units with the
same floor plan and same elevation. (This item shall be worth 10 points as part
of the architectural requirements.)
6. Mailboxes — Mailboxes shall be paired at the property lines and shall be of one
style throughout the development. (This item shall be worth 5 points as part of
the architectural requirements.)
7. Side Entry Garages— 25% of the total number of units shall have side entry
garages. (This item shall be worth 5 points as part of the architectural
requirements.) If the floor plan contains space for 3 cars in a split design, then
the plan shall be considered a side entry if a least two of the garage spaces face
the side.
8. Landscaping -The following minimum landscape features shall be installed prior
to the initial occupancy:
SUBURBAN RESIDENTIAL ONLY
a. Trees — a minimum of 6 inches in total diameter shall be installed. This may
be accomplished by one 6 inch tree or multiple trees whose diameters add up to
at least 6 inches.
b. Shrubs —twelve (18) 3 gallon shrubs across the front of the house.
c. Grass — solid sod from the fence to the curb.
VILLAGE RESIDENTIAL ONLY
a. Trees — a minimum of 5 inches in total diameter shall be installed. This may
be accomplished by one 5 inch tree or multiple trees whose diameters add up to
at least 5 inches.
b. Shrubs —twelve (12) 2 gallon shrubs across the front of the house.
c. Grass — solid sod from the fence to the curb.
9. Alleys—The alley requirement for this planned development shall be waived.
10. Density—The total number of residential units for this planned development
shall not exceed 450 units and the total density (based upon gross acreage) shall
not exceed 3.60 units per acre overall.
PLANNED DEVELOPMENT— GENERAL CONDITIONS
1. Conformance to the Wylie Zoning Ordinance:
Except as amended herein, this Planned Development shall
conform to any and all applicable articles and sections of the City of
Wylie Zoning Ordinance dated February 27, 2002.
2. Procedures of the Planned Development District:
a. Zoning Exhibit: A zoning exhibit is hereby attached
and made part of the approval for this Planned
Development District. This zoning exhibit, indicated as
Exhibit"C" sets forth an overall property boundary
description and the designation of each zoning tract,
identified by a number which corresponds to the
tracts defined in this Exhibit"B" Planned Development
District Development Standards.
b. Conceptual Plan: The Conceptual Plan is hereby
attached and made part of the approval for the
Planned Development District as Exhibit"D".
c. Development Plan: Prior to any development under
this approved Planned Development District, a
Development Plan for each phase must be submitted
to the City of Wylie for approval. The Development
Plan shall suffice as the Preliminary Plat for the
residential single family tracts or districts. The
Development Plan shall suffice as the Site Plan for
non-residential tracts or districts. The Development
Plan shall be approved by the Planning and Zoning
Commission and the City Council prior to the issuance
of any building permit for construction.
d. In the event of a conflict between the Development
Standards and a Development Plan, the Development
Standards shall apply.
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EXHIBIT 'D' iritt-_-.��.rs-=�--
CITY OF WYLIE Item No. wS
City Secretary's Use Only
COUNCIL AGENDA ITEM
Council Meeting Of: 03-29-05 Originating Department: Planning and Zoning
Prepared By: Claude Thompson
Account Code No. ft: Date Prepared: 03-23-05
Concept Plan and
Budgeted Amount: Exhibits: Development Type
AGENDA SUBJECT:
Presentation and discussion of Development Proposal for the 59.3-acre Housewright tract,north of FM 544 and
the Wooded Creek Addition, south of Sage Creek Phase 8 and east of Sage Creek Phase 4 and 7. (ZC 2005-03)
RECOMMENDED ACTION:
SUMMARY:
Owner—Ronnie Joe and Suxanne Housewright Applicant—Ashton Dallas Residential
Property totals 59.24 acres, west of Sage Creek Phase 4 and 7 Additions and north of Wooded Creek Estates.
The request is to expand the existing Sage Creek Planned Development District (PD 99-9) for single-family
residential uses, with similar size of lot and houses as the previously approved PD.
Notification/Responses—Forty-eight (48) notifications mailed with three (3) written returned, two (2)
opposed and one (1) favoring. Requires simple majority to approve.
The currently-adopted Comprehensive Plan recommends low-density Country Residential (1 acre lots), and
revisions to the Comp Plan currently being considered recommend medium-density residential (10,000 to
20,000 square feet lots). The requested smaller lot size does not conform to either of these recommendations.
The stated purpose of a Planned Development District is to permit flexibility and innovation in the use and
design of land and development. The proposed PD offers no innovations or higher quality than the standard
regulations of the Zoning Ordinance, nor does it address documented hardships of the site requiring variance
from the code. Although the existing Sage Creek development has been successful, the applicant has not yet
APPROVED BY: Initial Date
Department Director: CT \ 3/23/05
City Manager: !/4/< \ .3j 71/vs
AGENDA SUBJECT:
Presentation and discussion of Development Proposal for the 59.3-acre Housewright tract, north of FM 544 and
the Wooded Creek Addition, south of Sage Creek Phase 8 and east of Sage Creek Phase 4 and 7. (ZC 2005-03)
SUMMARY: (Continued)
documented why the tract cannot be developed with larger lots as recommended by the Comprehensive Plan
and neighboring properties to the east.
The subject tract is effectively land-locked, with developed properties on all four sides. Properties abutting to
the west and north are within the Sage Creek PD with minimum lot size of 7,200 square feet and minimum
house size of 1,700 square feet. Properties abutting to the south are developing as the Wooded Creek PD of
single-family residences on lots of 8,500 square feet and houses. The floodplain corridor of Muddy Creek
occupies the eastern two-thirds of the tract, and properties across the Creek are developed as the Lake Ranch
Estates Addition with rural lots exceeding 10 acres each.
The Conditions of the PD establish a minimum lot size of 7,200 square feet, which is smaller than both those
recommended by the Comprehensive Plan and developed and/or being developed in neighboring subdivisions
(including the Sage Creek/Ashton development —the 650 total lots within Sage Creek, 67 percent are 7,200
square feet or larger). At least ten (10) of the total lots must be at least an acre in size, and these are located
along the Muddy Creek floodplain.
The Conditions of the PD establish a minimum dwelling size of 1,700 square feet, larger than most of the
existing Sage Creek subdivision but the same as the most recently approved Phase 8. This size is equal to that
on the Wooded Creek subdivision to the south, and the smallest currently allowed by Wylie's standard zoning
regulations.
The proposed PD generally follows the design requirements of the current Zoning Ordinance, except for
narrower lot widths (60 feet rather than 70 feet) and smaller porches (14 feet rather than 20 feet).
The PD provides that no land will be dedicated as public park, but proposes that the required Park Land
Dedication fees be provided for in improvements within this tract or existing Sage Creek phases. This
stipulation is under consideration and must be approved by the Park and Recreation Board. Approximately
one acre of land is allocated as a private amenity center.
The PD proposes to waive the requirement that alleys be required in all residential subdivisions, in order to
continue the character of the existing Sage Creek development which does not provide alleys. Alleys are
provided within the Wooded Creek subdivision.
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LOCATION MAP
ZONING CASE #2005-03
Exhibit "B"
CONDITIONS FOR PLANNED DEVELOPMENT DISTRICT
Sage Creek Phase 9
(Housewright Tract)
Zoning Case#2005-03
General Conditions:
1. This Planned Development District shall not effect any regulation within the Code of
Ordinances, except as specifically provided herein.
2. All regulations of SF-8.5/17 District set forth in Article 3, Section 3.3 A.3 of the
Comprehensive Zoning Ordinance(adopted as of February 27, 2002) are included by reference
and shall apply except as provided herein.
3. The attached Development Plan(Exhibit C) shall serve as a Preliminary Plat. The Development
Plan shall conform to the written conditions of the Planned Development, but in case of conflict
between the two, the written conditions shall prevail.
Special Conditions:
1. Lot Mix
Maximum number of Single Family dwelling units permitted in this Planned Development
shall not exceed 100 units
Maximum 92 lots will be 7200 sq. ft. or greater
Minimum 8 lots will be 1/2 acre(21,780 sq. ft.)or greater
2. Lot Size
Minimum Lot Width(at front building line): 60 feet
Minimum Lot Width(at front building line) of Corner Lots 60 feet
Minimum Lot Depth: 120 feet
Minimum Cul-de-Sac Lot Depth: 90 feet
Conditions for Planned Development-Sage Creek Phase 9 1
3. Dwelling Regulations
Minimum Dwelling Size on Lots under 1/2 acre: 1,700 sq. ft.
Minimum Dwelling Size on 80% of Lots under 1/2 acre: 1,900 sq. ft.
Minimum Dwelling Size on Lots 1/2 acre+ 2,200 sq. ft.
4. Yard Requirements—Main Structures
Front Yard 25 feet
Side Yard 5 feet
Side Yard of Corner Lots 15 feet
Rear Yard 20 feet
5. Yard Requirements—Accessory Structures
Front Yard behind rear building line of main
structure
Side Yard 5 feet
Rear Yard 5 feet
Side Yard of Corner Lots 20 feet
Minimum Distance from Main Building 5 feet
Max Area of Accessory Structure 80 sq. ft.
6. Height of Structures:
Main Structure 36 feet
Accessory Per existing Sage Creek CCR's
(currently 8 feet)
7. Alleys
No alleys shall be required within this Planned Development District
8. Design Standards
The following will substitute for Section 3.4, Figure 3.14 of the Zoning Ordinance
Exterior Facade(Main Structure) 100%brick, stone
Chimneys Chimney enclosure required
Roof Pitch 8:12 or greater with architectural grade overlap
shingles
Conditions for Planned Development-Sage Creek Phase 9 2
Roof Materials Asphalt shingles, no wood shingles
Paint rooftop accessories to match
Units with same street elevation 4 lots skipped same side of street
2 lots skipped opposite side of street and
No identical floor plans side by side
Front Entry Cover 14 sf minimum front porch, 5' minimum width
Residential Mail Box locations Paired at Lot Line, same style throughout
Garage Doors Offset, 12" minimum, maximum 50% of
elevation
9. Signage,Entry Feature and Medians
No signage, entry feature or median element will be required within this Planned Development
District as this is an additional phase to an existing community that already has signage, entry
feature and medians.
10. Sidewalk Lighting
Decorative low height solar lighting will be required within this Planned Development District.
11. Crosswalk Construction
Specialty pavers will be installed at all crosswalks within subdivision. Pavers will be installed at a
minimum width of 4 feet
12. Park Dedication
City of Wylie Park Fees shall not be waived or reduced for development within this Planned
Development District. The Owner/Developer may dedicate acreage in lieu of fees and/or use
comparable funds to provide park improvements within this Planned Development District or in
existing Sage Creek Phases, as per City direction. The cost of park improvements shall be equal to
or greater than the park land dedication requirements in effect at the time of platting. All park
improvements shall be coordinated with the Director of Community Services or his designee, prior
to initial construction of the development. All park improvements shall be installed and/or fees paid
prior to City acceptance of the development or as otherwise agreed to between Owner/Developer
and the City of Wylie
Conditions for Planned Development-Sage Creek Phase 9 3
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