Title
Conduct a Public Hearing to Consider/Discuss/Act on the Request by Y Street Ventures, L.L.C., on Behalf of Sterling Trust Company, for Approval of a Request to Rezone Approximately 0.35 Acres from “BG” - General Business District and “H” - Historic Preservation Overlay District to “CHD” - Commercial Historic District and “H” - Historic Preservation Overlay District, Generally to Modify the Development Standards, Located on the Southeast Corner of Johnson Street and Louisiana Street, and Accompanying Ordinance.
Summary
MEETING DATE: April 3, 2012
DEPARTMENT: Development Services - Planning
CONTACT: Jennifer Cox - AICP, Director of Planning
Brandon Opiela, Senior Planner
Anthony Satarino, Planner
RECOMMENDED CITY COUNCIL ACTION:
• Staff recommends approval of the proposed rezoning request with the following special ordinance provision:
1. The subject property shall be developed accordance with Section 146-96 “CHD” - Commercial Historic District and Section 146-97 “H” - Historic Preservation Overlay District of the Zoning Ordinance, and as amended.
ITEM SUMMARY:
• The applicant is proposing to rezone approximately 0.35 acres of land from “BG” - General Business District and “H” - Historic Preservation Overlay District to “CHD” - Commercial Historic District and “H” - Historic Preservation Overlay District to utilize the existing building for restaurant and retail uses.
• The building (approximately 15,000 square feet) was constructed circa 1925 for office and commercial purposes. The building was previously used as an office and is currently vacant. The change of use from office use to restaurant and retail uses requires a site plan to be approved for the subject property.
• The existing building is designated as legal non-conforming structure; therefore space limitations, off-street loading spaces, and landscaping will not apply when the site plan is reviewed for conformance with the Zoning Ordinance regulations.
• Off-street parking, however, cannot be exempted by the non-conforming structure status. Rezoning the subject property to the “CHD” - Commercial Historic District will allow the proposed restaurant and retail uses, that are currently unable to meet the parking standards in the “BG” - General Business District, to locate within the building.
• Under the proposed “CHD” zoning, the subject property is only required to provide one off-street parking space per full-time employee who works more than 30 hours per week, and these off-street parking spaces can be located within two city blocks of the subject property. Based on the 2009 parking study of the downtown core area and the associated parking model (which has been periodically updated since 2009), Staff believes that there is sufficient capacity of off-street parking spaces within two city blocks of the subject property.
BACKGROUND INFORMATION:
• Since the building on the property was constructed prior to the adoption of the Zoning Ordinance, it developed in a manner similar to other buildings in McKinney’s historic downtown, but was not included as one of the parcels in the original “CHD” district. As a point of reference, the properties to the north and west of the subject property are currently designated as “CHD” - Commercial Historic District. Another property located along Louisiana Street, approximately 200 feet east of the subject property, was rezoned in 2009 to the “CHD” - Commercial Historic District and is now the site of the Dawgs N’ Hawgs restaurant.
• The Commercial Historic District, coupled with the Historic Preservation Overlay District, is intended to ensure the development, redevelopment, and renovations within the downtown area are consistent with the historic character of the city’s original business district and the surrounding area.
FINANCIAL SUMMARY:
• N/A
BOARD OR COMMISSION RECOMMENDATION:
• On March 13, 2012, the Planning and Zoning Commission voted 6-0 to approve the rezoning request as conditioned by Staff.