MINUTES
PLANNING AND ZONING COMMISSION
WYLIE MUNICIPAL COMPLEX
2000 Highway 78 North, Wylie, Texas 75098
Regular Business Meeting
January 2, 2002
7:00 pm

Notice was posted in the time and manner required by law and quorum was present.
    

Chairman George called the Regular Meeting to order at 7:10 p.m.

Commissioner Snider offered the Invocation and Commissioner Porter led the Pledge of Allegiance.

No one appeared to speak.

1. Consider and act upon approval of the Minutes from the December 18, 2001 Regular Meeting.

Motion was made by Commissioner Porter, seconded by Commissioner Chapman, to approve the minutes as submitted. Motion passed 5 – 0.

PUBLIC HEARING AGENDA

1. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning from Agriculture (A) District to Business Center (BC) District with a Specific Use permit (SUP) for Warehouse and Distribution Uses, being a 5 acre tract of land located west of Sanden Boulevard and south of F.M. 544, being part of a 16.6174 acre tract of land recorded in Volume 3367, Page 230, of the Collin County Land Records, situated in the Duke Strickland Survey, Abstract No. 841, City of Wylie, Collin County, Texas. (Zoning Case No. 01-18)

Thompson stated that the subject property totals approximately 5 acres in size, the majority of which is floodplain. The applicant will be required to prepare a flood study and obtain a Conditional Letter of Map Revision (CLOMR) from the U.S. Corps of Engineers prior to the issuance of permits for site grading and initial construction. The floodplain has already been partially removed from the neighboring property to the south.

The applicant has indicated on the Site Plan how the required points will be met and it is staff’s belief all of the required points have been achieved.

The nonresidential portion of the Zoning Ordinance, adopted November 13, 2001, permits Warehouse and Distribution uses within the Business Center District with a Specific Use Permit (SUP). The SUP provides additional review and the opportunity to impose special development conditions on certain uses when desired to better insure their compatibility with adjacent development.

Thompson stated that the accompanying Site Plan provides a summary of the proposed development requirements, and this Plan shall be considered part of the development requirements for the subject property. Thompson stated that the subject facility will provide sufficient compatibility to neighboring developments regardless of varied uses that may occupy the facility in the future.

Lee Dunlap, 2419 Coit Road, Plano Texas, the architect representing the applicant for the property, stated that the height of the building will be twenty-eight (28) feet and the building will be primarily decorative tilt-wall masonry. Thompson stated that the initial intent was to construct a single building of 54,000 square feet, 10,000 sq. ft. of which will be office/showroom and a future expansion of 18,000 square feet to the rear of the building will be built later. Mr. Dunlap stated that there is a possibility that the expansion may be constructed at the same time of the initial structure totaling a 72,000 square feet building.

Mr. Dunlap stated that a portion of property will be dedicated as right-of-way to the widening of Sanden Boulevard. Mr. Dunlap stated further that FEMA has already cleared 85% of the property from floodplain.

Sam Satterwhite, 2000 Highway 78, Wylie Texas, the Director of Wylie Economic Development Commission, expressed strong support of the applicant. Satterwhite stated that the applicant facility will be a clean building with no considerable amount of traffic.

Motion was made by Commissioner Snider, seconded by Commissioner Phillips, to approve the Site Plan with SUP. Motion passed 5 – 0.

2. Hold a public hearing and consider a recommendation to the City Council regarding a change to the Conditions of Development for the Planned Development District (PD 01-46), generally located north of F.M. 544 and east of McCreary Road, being north of the Lakeside Estates Addition and east of the Sage Creek Addition, situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas, being part of a 28.5675 acre tract and all of a 27.4522 acre tract conveyed to Thomas Mannewitz by deed recorded under County Clerk’s File No. 92-0064130, Deed Records, Collin County, Texas. (Zoning Case No. 01-19)

Thompson reviewed the approval dates of the Planned Development District (PD 2001-46) for the Development and a Conceptual Plan, and the Preliminary Plat. Thompson stated that the area covers a 41.7-acre tract and will create 151 single-family residential lots. The average lot size is 8,500 square feet, with no lots being smaller than 7,200 square feet and no fewer than 97 lots having a minimum size of 8,500 square feet.

Thompson stated that the applicant is now requesting an amendment to the Conditions of the Planned Development District in order to achieve certain variances to the standard requirements of the Zoning Ordinance. The Residential requirements of the Zoning Ordinance, adopted in July of 2000, requires that seven (7) lots be skipped on the same side of the street and four (4) on the opposite side before repeating a dwelling unit with substantially the same floor plan and street elevation. However, representatives of the home building industry have suggested that this requirement is too restrictive and recommended a skipping of four on the same side and two on opposite sides, which more closely follows accepted development practices. Of ten neighboring municipalities surveyed, only Rockwall had any requirement to skip elevations and they required a skipping of five (5) lots. The applicant is proposing to skip four (4) lots on the same side of the street and two (2) lots on the opposite side of the street with same floor plan and street elevation.

Thompson stated that the applicant is also proposing a change from a 40 square foot porch to 18 square feet minimum on the Base Standard in the Planned Development District.

Kevin Spraggins, 3038 Oaklawn Avenue, Suite 1212, Dallas Texas, represented the applicant for the subject property, stated that due to a typographic error when the original PD was submitted, Skorburg is requesting an amendment stating that the residential requirements to be four (4) lots be skipped on the same side of the street and two (2) lots be skipped on the opposite side before repeating an identical floor plan with an identical elevation. Commissioner Snider stated that in the Zoning Ordinance requirements, there are two issues which need to be addressed. One issue was identical floor plan and similar elevation and the second was dissimilar elevation and identical floor plan. There was discussion between the Commissioners on the definition of identical and similar floor plan or elevation. Thompson led the Commissioners to a discussion regarding the wording in the Zoning Ordinance, Architectural Requirements Table on page 31, giving the description on page 46, element number 6 "Units with same floor plan and same street elevation OR;" element number 7 "Units with same floor plan and different street elevation." Ryan Betz, 3038 Oaklawn Avenue, Suite 1212, Dallas Texas, represented the applicant for the subject property, stated that the interpretation of the Zoning Ordinance was to have either element number 6 or element number 7 and not meeting both elements. Betz stated that the intention is to abide by element number 7 with 4 lots skipped same side of street and 2 lots on opposite side. Commissioners discussed the definition of similar and identical. Betz stated further that the wording can be changed to similar elevation and similar floor plan.

Commissioner George stated that there are two ways to interpret the Zoning Ordinance, one is same floor plan and same elevation or same floor plan and different elevation. There will be situations arising when the element 6 and element 7 have to be addressed. Betz and Spraggins asked for a break to interpret element number 6 and number 7 in the PD language instead of element number 7 only. Chairman George stated the Public Hearing Item number 2 will be discussed after Item number 3 on the agenda.

3. Hold a public hearing and consider a recommendation to the City Council regarding a change in zoning from Industrial (I) District to Commercial Corridor (CC) District, being a 30.278 acre tract of land located in the northwest corner of F.M. 544 and S.H. 78, situated in the S.B. Shelby Survey, Abstract No. 820, City of Wylie, Collin County, Texas, being the same property as conveyed to the City of Wylie by deed recorded in Volume 279, Page 511, Deed Records of Collin County, Texas, being the same property as conveyed to the Gary E. Bowland, Charlotte A. Bowland, Martin L. Anderson and Susan M. Anderson by deed recorded under the County Clerk’s File No. 99-0048505, Deed Records of Collin County, Texas, being the same property as conveyed to Ronald C. Dow by deed recorded in Volume 1806, Page 902, Deed Records of Collin County, Texas, being the same property as conveyed to Wylie Economic Development Corporation by deed recorded in Volume 4572, Page 3563, Deed Records of Collin County, Texas, being all of Lot 1 and Lot 2, Block A, of the Walgreens-Wylie Addition, according to the plat thereof recorded in Cabinet N, Slide 378, Map Records of Collin County, Texas, being all of Wylie Industrial Park, according to the plat thereof recorded in Volume 8, Page 55, Map Records, Collin County, Texas, being all of tract of land conveyed to Collin County by deed recorded in Volume 4980, Page 2156, Deed Records of Collin County, Texas, being part of the D.A.R.T. ROW, being part of old State Highway ROW and being part of F.M. Highway 544 ROW. (Zoning Case No. 01-20)

Thompson explained that because the area around Cooper Street in the northwest corner of State Highway 78 and F.M. 544 has such diverse uses and transitioning development patterns, and at the specific request of several property owners, the City Council pulled out the area for separate consideration. This area totals approximately 30 acres and is held in approximately 17 separate ownerships.

Thompson stated that the Commercial Corridor (CC) District is intended accommodate a diverse mixture of commercial and light industrial uses which are all dependent upon direct access to major regional thoroughfares, but which are complimentary to one another as well as to the vehicular corridor. Several of the existing establishments within the subject area reflect these characteristics, as well as those of the Community Retail District. The size and configuration of many of existing lots within the subject area favor development as Commercial Corridor uses rather than as Community Retail.

Raymond Stone, 711 Cooper, Wylie Texas, owns 2.5-acres in the subject area, stated that his business is a restoration company, not a repair, but cleaning company. Thompson stated that the company would be defined as a personal service use, which will be permitted in a CC District. Modifications can be made if building codes are met. Thompson stated further that if the property was sold, similar uses would be in compliance with the zoning.

Sam Satterwhite, 2000 Highway 78, Wylie Texas, Director of WEDC, which owns property in the subject area, expressed concerns should WEDC propose CR zoning, how that would effect the process surrounding the WEDC property for less intense uses in a CC District. Thompson reviewed the allowable types of businesses for a CC District, zoning to a CR is possible as long as it is not spot zoning and is classified as a District.

Motion was made by Commissioner Phillips, seconded by Commissioner Chapman to approve the re-zoning to Commercial Corridor District. Motion passed 5 – 0.

The Commission adjourned for a ten minute break at 8:53 p.m. and resumed at 9:08 p.m. Chairman George re-opened Agenda Item number 2.

2. Hold a public hearing and consider a recommendation to the City Council regarding a change to the Conditions of Development for the Planned Development District (PD 01-46), generally located north of F.M. 544 and east of McCreary Road, being north of the Lakeside Estates Addition and east of the Sage Creek Addition, situated in the Moses Sparks Survey, Abstract No. 849, City of Wylie, Collin County, Texas, being part of a 28.5675 acre tract and all of a 27.4522 acre tract conveyed to Thomas Mannewitz by deed recorded under County Clerk’s File No. 92-0064130, Deed Records, Collin County, Texas. (Zoning Case No. 01-19)

Commissioner George asked the applicants if the request for the same floor plan and same elevation is proposed, could the same floor plan but different elevation not be placed right next door? Spraggins stated that on one-side of the street is where the repeat of the similar elevation with the same floor plan could be done, not on both sides of the street and they wouldn’t guarantee the separation of same floor plan and different elevation.

Motion was made by Commissioner Phillips, seconded by Commissioner Porter to approve the amendment with the exception of PD 2001-46 item number 2, the date to be dropped; item number 5, four (4) lots be skipped on the same side of the street and two (2) lots be skipped on the opposite side before repeating an identical floor plan with an identical elevation and the porch cover 18 square feet with 5 feet minimum width.

1. Consider with representatives of the building industry certain revisions to the Residential Districts of the Comprehensive Zoning Ordinance. Specifically these include, but may not be limited to, the following:

1. The requirement that exterior facade materials be 100% brick or stone. Figure 3-12.D.1. Figure 3-13.D.1., and Figure 3-14.D.1.
2. The requirement that the same floor plan and street elevation be skipped for 7 or 9 lots. Figure 3-12.D.6. &7., Figure 3-13.D.6. &7., and Figure 3-14.D.6. &7.
3. The requirement of a 40 sq. ft. entry covers on all SF 8.5/17 residences. Figure 3-14.D.9.
4. The definition of the depth of offset for residential garage doors. Figure 3-12.D.8. Figure 3-13.D.8., and Figure 3-14.D.11.

Thompson led the group in a discussion of the various alternatives to each issue discussed at the Work Session on December 18, 2001. Thompson drew the Commissioners attention to the first page of the Work Session report.

1. Limit the repeat of identical street elevations to three (3) lots on the same side and one (1) lot on opposite side of the street. There was strong support for a four (4) and two (2) pattern, as some support for a greater limitation on the opposite/facing-view side than same/linear-view side.

The consensus was to have four lots skipping on same side with same floor plan and two lots opposite/facing-view. The same floor plan can not occur side by side but the elevation can be mirrored

1. .Limit masonry requirement to 80% on all walls, and allow synthetic panel materials (EFIS, Hardiplank) to be defined as masonry or at least allowed for the 20% nonmasonry. There was discussion of regulating color and texture/pattern of the nonmasonry, and limiting masonry to as little as 50% or completely from upper stories.

There was a discussion of the percentage of masonry on each residential lot. The consensus was to change the masonry requirements to having the front facade 100% masonry and all other sides having minimum of 80% masonry. The Commissioners agreed that masonry be defined as laid brick or stone and include EFIS and Cementeous Stucco.

2. Require a porch of 18 square feet with a minimum depth of 5 feet for the SF 8.5/17 district, and leave the 20 sq. ft. requirement in other residential districts, and provide points for larger porches. There was discussion whether or not to require a porch at all (especially for SF 8.5) and giving points if provided, as well as setting the porch size at 20 sq. ft. for SF 8.5 as currently for other districts.

The consensus was to require the porch of 20 square feet with a minimum 5 feet width.

3. Define the garage offset as 12 or 18 inches. There was discussion of defining the offset as much as 5 feet.

The consensus was to define the garage offset as 12 inches or one foot.

A motion was made to bring these revisions to a Public Hearing at the earliest possible date.

Motion made by Commissioner Phillips, seconded by Commissioner Chapman, to adjourn at 10:45 p.m. Motion passed 5 – 0.