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
MEETING DATE: February 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. Garages that are accessed from the front of the lot shall be permitted (alleys shall not be required).
c. The maximum number of front-entry garage townhomes shall be limited to 50% of the total number of townhome units on the subject property.
d. 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.
e. Front-entry garage doors shall not be permitted to face towards other front-entry garage doors on the opposite sides of a street.
f. There shall be no maximum lot area or width.
g. The minimum lot width shall be 25 feet.
h. There shall be no minimum side yard setback, except that 10 feet of separation must be maintained between buildings.
i. The maximum density shall be 8.5 dwelling units per acre.
j. The development shall be subject to the attached 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 has 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 has 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, which has been added above. 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.
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 has not been provided by the applicant to Staff.