Title
Informational Update on the Northwest Sector Planning Initiative
Summary
MEETING DATE: December 1, 2014
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, Planning Manager
Michael Quint, Director of Planning
Barry Shelton, AICP, Interim Assistant City Manager
RECOMMENDED CITY COUNCIL ACTION:
· Receive update and provide feedback.
ITEM SUMMARY:
· Staff is presenting an informational update of the Northwest Sector Planning Initiative, specifically to provide a summary of the activities completed thus far and to present the draft vision framework for the northwest sector.
· The northwest sector has some of the most beautiful natural features in Collin County, but is also anticipated to be the focus of tremendous growth and development over the next several decades. With this in mind, the City initiated the Northwest Sector Planning Initiative in the summer of 2013 as a proactive means to learn how to best accommodate this future growth while still embracing the natural landscape of the area.
· In order to craft a shared vision that incorporates the various different interests and stakeholders of the northwest sector, Staff and the consultant team have hosted a number of public outreach activities, including:
o Public Open House Kick-Off (Fall 2013)
o Focus Group Input Sessions (Fall 2013)
o Formal Work Sessions (Winter 2013)
o Public Workshop (Summer 2014)
o Focus Group Planning Charrettes (Summer 2014)
· The result of these outreach activities is a shared vision that sets the framework for how growth should occur in the northwest sector (Sub-Area Priorities) and for the quality characteristics that should be integrated into future development (Place Type Principles).
Preferred Sub-Area Priorities
· Because of the unique features present throughout the northwest sector, the vision establishes smaller sub-areas; each with their own meaningful priorities and recommendations for growth. The sub-area priorities are:
(a) Collin County Outer Loop Sub-Area Priorities
1. Encourage taller building heights along the regional Collin County Outer Loop frontage to maximize development opportunities and minimize impact on natural features
2. Preserve and expand residential character where it currently exists
3. Preserve future Collin County Outer Loop/FM 2478 (future Custer Road) intersection for potential regional commercial node
4. Preserve future Collin County Outer Loop/Lake Forest Dr intersection for potential mixed-use commercial opportunity
(b) Trinity Falls Sub-Area Priorities
1. Preserve and provide access to natural features of the area so they can act as amenities
2. Integrate natural features with residential neighborhoods and community-scale commercial areas
3. Provide access to major employment centers and regional transportation corridors
(c) US 75 Sub-Area Priorities
1. Preserve US 75/Laud Howell Pky for major regional commercial development that links together with the Collin County Government Complex
2. Program environmental plans at US 75/Laud Howell Pky to create regional amenity
3. Preserve US 75/Bloomdale Rd. for mixed use commercial development
4. Identify Community Ave. as edge of intense commercial development
5. Support office and industrial uses east of US 75
(d) US 380 Sub-Area Priorities
1. Promote corridor frontage as office commercial development area
2. Maximize Baylor Hospital as anchor to attract large offices, hospitals or other similar users
3. Provide a wide range of housing types (single-family, townhome, apartment)
4. Design Stonebridge Drive in a manner that continues its aesthetic appeal north of US 380
5. Alleviate traffic congestion along US 380
(e) Central Sub-Area West Priorities
1. Encourage residential development patterns
2. Preserve frontage along FM 2478 (future Custer Rd.) for non-residential economic development opportunities
3. Preserve FM 1461/FM 2478 (future Custer Road) intersection as major commercial development node or activity center
4. Design infrastructure that complements natural topography and features
5. Design Stonebridge Dr. in a manner that continues its aesthetic appeal north of US 380
(f) Central East Sub-Area Priorities
1. Preserve and maximize Erwin Park as passive regional amenity
2. Establish the sub-area as an 'open space district' that highlights natural features
3. Preserve existing natural corridors to create a 'green network'
4. Encourage low-impact, residential development north of Erwin Park
5. Preserve future Bloomdale/Hardin intersection as a neighborhood mixed-use development opportunity
6. Recognize sensitive impacts on natural features as future infrastructure is constructed
Preferred Place Type Principles
· In addition to the sub-area priorities, the vision also outlines a clear set of place type planning principles to serve as policy guidance in establishing desirable development patterns in the northwest sector. These principles aim to tangibly define the preferred quality and characteristics of residential, mixed use, and commercial growth as it occurs over time.
· To solidify their intent, the place type principles have been illustrated at three locations or "focus areas" of the northwest sector. These focus areas were identified in early 2014 after an objective assessment of seventeen potential locations.
· For each focus area, a base character plan was developed to demonstrate how typical, quality development might occur. The project team then applied the preferred place type principles to the character plan to illustrate how these principles elevate its quality to an even higher level.
· The planning principles were prepared based on regional best practices and were refined with local developer input to create values that are unique for the northwest sector.
Place Type Planning Principles: Residential
(1) Improve residential-commercial interaction in a conventional scenario.
(2) Improve neighborhood patterns through diversified product and lot types.
(3) Protect, integrate and/or maximize open space.
(4) Improve walkability within and connectivity between neighborhoods.
Place Type Planning Principles: Neighborhood Mixed Use
(1) Provide balanced and purposeful integration of mixed use.
(2) Incorporate multimodal connectivity.
(3) Create defined places and quality spaces.
Place Type Planning Principles: Regional Commercial
(1) Provide and support critical mass.
(2) Create a distinct sense of place.
(3) Protect and/or integrate natural features, resources and heritage.
(4) Provide effective/efficient transportation network.
· Over the next month, these place type principles will be further evaluated to better understand the value that they can bring to the city, to developers and to users. In doing this, the project team hopes that the conceptual alternatives could unlock near to mid-term development opportunities and be demonstrative of the development patterns and quality that the City hopes to achieve over the long-term.
Next Steps
· Over the next two months, Staff and the consultant team will begin work on refining the northwest sector vision and creating the formal Northwest Sector Master Plan. The Master Plan will outline the sector-wide goals and objectives in addition to sub-area and place type (focus area) principles which will serve to guide future development in the City's Northwest Sector.
· The Master Plan will also make recommendations regarding possible implementation strategies which will help to bring the vision to fruition. These recommendations will likely include annexation strategy analysis and reform, updated development regulations, market demand analysis, and the evaluation of funding options to assist with public infrastructure costs.
· Staff anticipates presenting a final draft of the Master Plan to a Joint Work Session of the City Council and Planning and Zoning Commission in late January 2015, with possible adoption in February 2015.
BACKGROUND INFORMATION:
· The Northwest Sector is approximately 30,000 +/- acres generally located north of US 380 and west of US 75 (including the city limits and extraterritorial jurisdiction) and represents the largest portion of undeveloped property with the City's ultimate planning area.
· The Northwest Sector has some of the most beautiful natural features in Collin County and is also anticipated to be the focus of new development over the next several decades. With this in mind, the City initiated the Northwest Sector Study in the summer of 2013 as a proactive means to learn how to best accommodate this future growth while still embracing the natural landscape of the Northwest Sector.
· The study kicked off in the summer of 2013 with a project initiation meeting and site tour.
· Over the last 15 months, Staff and the consultant team hosted a series of public input sessions including multiple outreach events in the fall of 2013, half-day planning charrettes and a public workshop in summer of 2014, and several city council work sessions through 2013 and 2014.
· These public outreach efforts revealed a desire of developers, residents, and the City Council to overcome infrastructure investment hurdles, improve the development process (i.e. zoning entitlements), encourage high-quality development, maintain a diverse tax base, and capitalize on the natural setting of the Northwest Sector. These desires are what serve as the foundation of the northwest sector vision.