Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from "PD" - Planned Development District, "REC" - Regional Employment Center Overlay District and "CC" - Corridor Commercial Overlay District to "PD" - Planned Development District, "REC" - Regional Employment Center Overlay District and "CC" - Corridor Commercial Overlay District, Generally to Allow for Townhome Uses, Located on the Southwest Corner of McKinney Place Drive and Collin McKinney Parkway, and Accompanying Ordinance
Summary
COUNCIL GOAL: Direction for Strategic Growth
MEETING DATE: March 17, 2015
DEPARTMENT: Planning
CONTACT: Michael Quint, Director of Planning
Brandon Opiela, Planning Manager
Samantha Pickett, Planner II
RECOMMENDED CITY COUNCIL ACTION:
· Staff recommends denial of the proposed rezoning request due to the proposed development standards' inability to mandate or achieve a high quality development.
However, the applicant is requesting the following special ordinance provisions in addition to provisions recommended by the Planning and Zoning Commission:
1. The subject property shall be developed in accordance with the Area and bulk regulations for Townhouse (rowhouse) dwellings of the REC Neighborhood Zone, except as follows:
a. Single family attached residential (townhome) uses shall be the only permitted use on the subject property.
b. Development of the subject property shall generally conform to attached Exhibit D - Concept Plan.
c. Screening and buffering along Collin McKinney Parkway and McKinney Place Drive shall conform to the attached Exhibit E - Landscape Plan with regard to screening wall height and material, as well as the number and size of canopy trees. In addition to the masonry wall and canopy trees shown on the exhibit, a minimum of 25% of the length of the screening walls shall provide a bed of shrubs and groundcover.
d. Garages that are accessed from the front of the lot shall be permitted (alleys shall not be required).
e. The maximum number of front-entry garage townhomes shall be limited to 50% of the total number of townhome units on the subject property.
f. For lots where garages are accessed from the front of the lot, the front build-to-line shall be 20 feet. All rear-access garage lots shall adhere to the required build-to line.
g. Front-entry garage doors shall not be permitted to face towards other front-entry garage doors on the opposite sides of a street.
h. There shall be no maximum lot area or width.
i. The minimum lot width shall be 25 feet.
j. There shall be no minimum side yard setback, except that 10 feet of separation must be maintained between buildings.
k. The maximum density shall be 8.5 dwelling units per acre.
l. Signs indicating "Not a Public Street" shall be placed along the shared fire lane adjacent to southern property line. Location and number of signs shall be subject to the review and approval of the City Engineer.
m. The development shall be subject to attached Exhibit B - Architectural Standards.
ITEM SUMMARY:
· The applicant is requesting to rezone approximately 30.36 acres of land, located on the southwest corner of McKinney Place Drive and Collin McKinney Parkway, from multi-family residential uses to single family attached residential (townhome) uses. Additionally, the applicant is requesting approval of modified development regulations regarding front entry garages, lot area and width, setbacks, and architectural standards, discussed in further detail in the attached Staff report.
· On December 9, 2014, the Planning and Zoning Commission voted 7-0-0 to table the item to the January 13, 2015 meeting due to public hearing notification signs not being posted on the subject property by the applicant in the timeframe required by the Zoning Ordinance.
· On January 13, 2015, the Planning and Zoning Commission voted 6-0-0 to close the public hearing and table the item to the next available meeting to give the applicant time to address the Commission's comments regarding the front-entry garages and resulting issues in on-street parking. Subsequent to the meeting, the applicant modified the request to limit the percentage of front-entry garage townhomes to no more than 50% of the total number of townhome units on the property and is reflected in the special ordinance provisions listed above. The applicant also requested that the concept plan previously provided to the Planning and Zoning Commission for informational purposes, be rescinded from the information moving forward (see attached letter of intent).
· At the January 27, 2015 Planning and Zoning Commission meeting, the applicant requested to add an additional special ordinance provision that the minimum lot width for townhome uses be 25 feet. The Planning and Zoning Commission made additional recommendations (detailed further below) which the applicant agreed with and have been provided as special ordinance provisions above as well.
· On February 17, 2015, the City Council voted to table the item to the March 3, 2015 City Council meeting to give the applicant time to address the Council's comments, specifically providing a detailed site layout that shows the street network, lot lines, and proposed landscaping. Additionally, several Councilmembers requested that the applicant consider providing enhanced landscaping for the project, especially in an external fashion, such as in common areas and along surrounding streets, rather than internal to the project, such as additional trees on individual lots (see attached minutes). Subsequent to the meeting, the applicant provided a concept plan exhibit depicting the lot layout and ratio of front-entry to rear-entry product, as well as a landscape plan exhibit showing screening and buffering along Collin McKinney Parkway and McKinney Place Drive, along with additional canopy trees (4" caliper, 12' tall at the time of planting) planted every thirty (30) feet along said street frontages. An additional special ordinance provision has been proposed regarding special signage indicating the shared fire lane along the southern property line is not a public street, and therefore maintenance of this portion of pavement will not be provided by the City of McKinney. Staff and the applicant worked diligently to resolve the outstanding issues; however, the concept and landscape plans attached still have remaining Engineering issues regarding right-of-way.
· On March 3, 2015, the City Council voted to table the item to the March 17, 2015 City Council meeting per the applicant's request.
· Additionally, Staff has included the existing approved site plan, landscape plan and elevations (07-312SP) for a multi-family development on the subject property in the attachments for the City Council to reference.
BACKGROUND INFORMATION:
· Please see attached Planning and Zoning Commission meeting Staff report.
FINANCIAL SUMMARY:
· Please see attached Planning and Zoning Commission meeting Staff report.
BOARD OR COMMISSION RECOMMENDATION:
· On January 27, 2015, the Planning and Zoning Commission voted 4-3-0 to recommend approval of the applicant's request, with modifications to the garage door design (making one of the proposed architectural standards options a requirement), the orientation of front-entry garages (prohibiting the front-entry units from facing towards each other across a street), and recommended that the applicant provide a concept plan of the development prior to the item going to City Council. The applicant is in agreement with the modifications recommended by the Planning and Zoning Commission, and the changes are reflected in the special ordinance provisions listed above. Please note that the concept plan requested by the Planning and Zoning Commission was not provided by the applicant to Staff prior to the City Council meeting on February 17, 2015.