Wylie Zoning Board approves five variances, including remodel of former self‑storage on State Highway 78

The Wylie Zoning Board of Adjustments voted unanimously to approve five variance requests during its regular meeting, allowing changes that include remodeling an existing self‑storage building at 1959 North State Highway 78 into a multi‑tenant commercial structure and several residential setbacks, a taller yard fence, and a slightly oversized accessory building.

The actions matter because each variance modifies how property owners may use or alter structures relative to the city’s zoning rules and several items referenced homeowners associations or older zoning text that continue to apply via planned‑development documents.

City staff summarized each request and told the board there were few neighborhood objections. Kevin, a city staff member, presented the items and noted mailed notice counts and any HOA responses. “The applicant is here to answer any questions as well,” Kevin said during the first item’s presentation.

Board decisions and discussion - 1959 North State Highway 78 (ZBA 2025‑02): F and S Ventures LLC requested a variance to sections 4.3 and 9 of the zoning ordinance to allow remodeling of a nonconforming self‑storage building into a multi‑tenant commercial building with uses the applicant listed on plans, including a pet grooming business, a thrift store tied to a church mission, and two offices. Kevin told the board the structure predates current commercial‑zoning requirements and that forcing full code compliance would likely require demolition because upgrades would exceed 50% of the building’s value. The applicant did not require further explanation, and no public comments were offered. The board approved the variance after a motion to “approve the item as presented,” which passed unanimously.

- 1911 Fountain Spray Drive (Cascades PD): Tina Brown requested a variance to allow an 8‑foot board‑on‑board cedar fence with metal posts where the PD’s height limit is 7 feet. Kevin said the applicant had HOA approval and that staff mailed 22 notices with no opposition. Santana Tapia, speaking on Brown’s behalf, showed photos and a permit card and said the neighboring property already has an approximately 8‑foot fence. The board approved the variance unanimously.

- 1303 Shadow Hills Drive (ZBA 2025‑04): James Donovan sought a side‑setback variance of 3 feet in lieu of 10 feet for an attached addition. Kevin said the requested 3‑foot clearance would still allow maintenance access and that staff had mailed 19 notices and received four in favor and none opposed. The board discussed that HOA approval was still pending but noted the adjacent neighbor who would be most affected appeared supportive. The board voted to approve the variance unanimously.

- 1804 Stongland Drive (Riverchase HOA): Brian Shearer requested a side‑setback variance of 7 feet 3 inches instead of 10 feet to attach a structure (a game room) via a breezeway; Kevin said the location aligns with an existing utility easement and that the plans show no windows on the elevation facing the neighboring property. The city mailed 23 notices and received two favorable responses. Board members discussed the nature of utility easements and typical subdivision phasing before unanimously approving the variance.

- 1901 Stone Glen Drive (ZBA 2020‑506): Joseph Sotelo requested a variance to allow a 700‑square‑foot accessory structure where a 600‑square‑foot maximum appears in a 1991 zoning ordinance referenced by the property’s planned development. Kevin explained that because the lot is within a PD that references the 1991 ordinance, the variance request was required; staff said the Riverchase Homeowners Association provided conditional approval, and 18 notices were mailed with no responses for or against. The board approved the variance unanimously.

Votes at a glance - ZBA 2025‑02 (1959 N. State Highway 78, F and S Ventures LLC): Motion to approve variance as presented; outcome: approved (unanimous of members present). Notices mailed: 8; public comment: none. - Fence variance, 1911 Fountain Spray Drive (Tina Brown): Motion to approve variance as presented; outcome: approved (unanimous). Notices mailed: 22; HOA: approval reported; public comment: none. - ZBA 2025‑04 (1303 Shadow Hills Drive, James Donovan): Motion to approve variance as presented; outcome: approved (unanimous). Notices mailed: 19; responses in favor: 4; HOA response pending. - Side‑setback variance, 1804 Stongland Drive (Brian Shearer): Motion to approve variance as presented; outcome: approved (unanimous). Notices mailed: 23; responses in favor: 2; utility easement noted. - ZBA 2020‑506 (1901 Stone Glen Drive, Joseph Sotelo): Motion to approve variance as presented; outcome: approved (unanimous). Notices mailed: 18; HOA conditional approval provided; accessory structure proposed: 700 sq ft (PD limit referenced: 600 sq ft under 1991 ordinance).

What the board did not do - The board did not receive or act on any public opposition during the hearings; all five items moved forward after staff presentation and brief board discussion. - For at least one residential addition (1303 Shadow Hills Drive), Kevin confirmed that HOA approval was still outstanding and that the homeowner must secure any necessary HOA approvals and building permits before final construction, a distinction staff emphasized during discussion.

Context and next steps All approved variances will proceed according to standard city permitting procedures; several items noted that separate building permits and any required HOA approvals remain necessary before construction. Kevin told the board that staff had mailed notices for each item and summarized responses from neighbors and HOAs where applicable.

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