Wylie council denies proposed 237‑site manufactured‑home community, rejects annexation

The Wylie City Council on April 22 denied a development agreement and related annexation request for a planned 237‑site manufactured‑home community proposed by First Step Homes, rejecting both the development agreement and the annexation services agreement and later voting to deny annexation in a public hearing.

Council members voted 6–1 to deny the development agreement “with prejudice” after a motion by Councilman Dave Strang and a second by Councilman David R. Duke; Mayor Pro Tem Jeff Forrester cast the lone dissent on that vote. The companion annexation services agreement was denied with the same 6–1 tally. At the subsequent public hearing on the annexation ordinance, the council voted 7–0 to deny the annexation.

The council heard a presentation from developer representatives and several residents during the meeting. Developer David Zulaikich, who identified himself as owner of First Step Homes, described the project as a factory‑built, homeownership‑oriented community with amenities, in‑house financing and a stated development cost of about $55 million. “This isn’t your average trailer park,” Zulaikich said. First Step Homes’ materials and staff described lot widths of about 50 feet (some double‑wide lots 65 feet), a planned mix of single‑wide and double‑wide homes, and a project density of about 3.95 homes per acre. City staff noted that the municipal code’s manufactured‑housing‑park standard references a 5,500‑square‑foot lot size and permits up to seven homes per acre; a manufactured‑housing subdivision standard cited in the presentation uses 7,200 square feet per lot.

Opponents and some council members raised concerns about long‑term impacts and process. Several residents said the council had not had enough time to review a revised packet delivered shortly before the meeting and expressed worry about infrastructure, density and effects on surrounding neighborhoods and schools. Mayor Pro Tem Jeff Forrester argued that denying the project “with prejudice” could send the owner to Collin County, where different approval pathways exist; Forrester said he opposed the “with prejudice” aspect for that reason. Supporters — including several speakers who identified themselves as local business owners or longtime residents — urged the council to approve the project as proposed, citing added housing stock and homeownership options.

What the council decided - Development agreement: denied with prejudice (motion by Councilman Dave Strang; second by Councilman David R. Duke). Vote: 6 yes, 1 no (Forrester). - Annexation services agreement: denied with prejudice (motion carried 6–1, Forrester opposed). - Annexation (public hearing on Ordinance No. 2025‑17): denied 7–0.

Why it matters The developer said the project would add lower‑cost homeownership opportunities and pay for infrastructure improvements including an extension of Allen East Drive; the developer also described an on‑site management model and amenities intended to support residents and to market to first‑time buyers, downsizers and workforce households. Opponents focused on site‑specific concerns, potential impacts to schools and roads, and the risk that a county approval could produce a project the city cannot regulate in the same way.

Next steps The denials with prejudice place limits on re‑submittal of the same proposal under city rules; council members and the developer discussed remaining legal options and the possibility of pursuing approvals through Collin County. The council did not direct staff to pursue further steps on this property at this meeting.

Speakers - David Zulaikich, owner, First Step Homes (business) — first referenced at 2025‑04‑22 01:02:13 (s=3762.775) - Kyle Verla, director of development, First Step Homes (business) — first referenced at s=3840.885 - Chris Swanson, First Step Homes (business) — first referenced at s=4103.885 - Red Byboth, longtime Wylie resident and former planning member (citizen) — first referenced at s=4317.01 - Bill Howard, resident (citizen) — first referenced at s=4611.645 - David Zuleikich (developer remarks at public hearing) — first referenced at s=5046.19 - Mayor Matthew Porter (government) — presiding - Councilman Dave Strang (mover on denial) — government - Councilman David R. Duke (second on denial) — government - Mayor Pro Tem Jeff Forrester (voted against denial) — government - Mister Haskins, city staff (planning) — government

Authorities - ordinance: "Ordinance No. 2025‑17" (annexation ordinance referenced in packet) — referenced_by: ["annexation public hearing"] - policy/land‑use: Wylie Comprehensive Plan / Future Land Use Map — referenced_by: ["developer presentation","public comment"]

Actions - {"kind":"other","identifiers":{},"motion":"Deny development agreement with prejudice (as moved on the floor)","mover":"Councilman Dave Strang","second":"Councilman David R. Duke","vote_record":[{"member":"Dave Strang","vote":"yes"},{"member":"David R. Duke","vote":"yes"},{"member":"Scott Williams","vote":"yes"},{"member":"Sid Hoover","vote":"yes"},{"member":"Gino Maleche","vote":"yes"},{"member":"Keith Stevens","vote":"yes"},{"member":"Jeff Forrester","vote":"no"}],"tally":{"yes":6,"no":1,"abstain":0},"outcome":"failed","notes":"Denied with prejudice; transcript discussion noted that denial with prejudice may limit city consideration of the same proposal; Forrester opposed noting county review remains possible."} - {"kind":"other","identifiers":{},"motion":"Deny annexation services agreement with prejudice","mover":"Councilman Dave Strang","second":"Councilman David R. Duke","vote_record":[{"member":"Dave Strang","vote":"yes"},{"member":"David R. Duke","vote":"yes"},{"member":"Scott Williams","vote":"yes"},{"member":"Sid Hoover","vote":"yes"},{"member":"Gino Maleche","vote":"yes"},{"member":"Keith Stevens","vote":"yes"},{"member":"Jeff Forrester","vote":"no"}],"tally":{"yes":6,"no":1,"abstain":0},"outcome":"failed","notes":"Denial with prejudice; staff noted annexation requires a services agreement before city could lawfully annex."} - {"kind":"other","identifiers":{"ordinance_number":"2025-17"},"motion":"Deny annexation ordinance after public hearing","mover":"Council (motion made during public hearing)","second":"Councilman Strang (seconded)","vote_record":[{"member":"Matthew Porter","vote":"yes"},{"member":"Dave Strang","vote":"yes"},{"member":"David R. Duke","vote":"yes"},{"member":"Scott Williams","vote":"yes"},{"member":"Sid Hoover","vote":"yes"},{"member":"Gino Maleche","vote":"yes"},{"member":"Jeff Forrester","vote":"yes"}],"tally":{"yes":7,"no":0,"abstain":0},"outcome":"failed","notes":"Annexation ordinance denied following public hearing."}

Discussion vs decision - Discussion: developer presentation on housing supply and amenities; residents’ concerns about school impact, density and infrastructure; council concern about timing and packet revisions; Forrester’s concern that county approval remains an option. - Decision: council formally denied the development agreement, annexation services agreement and the annexation ordinance.

Clarifying_details - {"category":"project_size","detail":"Proposed approximately 237 sites","value":"237","units":"sites","approximate":true,"source_speaker":"David Zulaikich"} - {"category":"project_value","detail":"Developer stated development cost","value":"55000000","units":"USD","approximate":true,"source_speaker":"Kyle Verla"} - {"category":"zoning_standard","detail":"Manufactured housing park minimum lot area / density","value":"5,500","units":"sq ft per lot","source_speaker":"Kyle Verla"} - {"category":"zoning_standard_comparison","detail":"Manufactured housing subdivision lot size cited","value":"7,200","units":"sq ft per lot","source_speaker":"Kyle Verla"} - {"category":"density","detail":"Proposed density about 3.95 homes per acre (includes duplexes)","value":3.95,"units":"homes/acre","source_speaker":"Kyle Verla"}

proper_names":[{"name":"First Step Homes","type":"business"},{"name":"Allen East Drive","type":"location"},{"name":"Wylie","type":"location"},{"name":"Collin County","type":"jurisdiction"},{"name":"Ordinance No. 2025-17","type":"other"}],"searchable_tags":["manufactured_housing","annexation","First_Step_Homes","affordable_housing","Wylie"] ,"provenance":{"transcript_segments":[{"block_id":"s=3699.945","local_start":0,"local_end":180,"evidence_excerpt":"Item number 3 is to consider and act upon authorizing the city manager to sign a development agreement pending between the city of Wylie and Wylie 33 LLC for the development of a manufactured home community generally located on the East Side of East FM 544 at Allen East Drive.","reason_code":"topicintro"},{"block_id":"s=4754.565","local_start":0,"local_end":120,"evidence_excerpt":"I second. K. We have a motion to deny with prejudice. Council, please cast your vote. Motion carries 6 1 with Councilman Forrester against.","reason_code":"topicfinish"}]}