Title
Conduct a Public Hearing to Consider/Discuss/Act on the Request by Carwin Advisors, L.L.C., on Behalf of Collin CR Wellness Communities, L.L.C., for Approval of a Request to Rezone Approximately 33.89 Acres from “PD” - Planned Development District and “REC” - Regional Employment Center Overlay District to “PD” - Planned Development District and “REC” - Regional Employment Center Overlay District, Generally to Modify the Development Standards, Located on the East Side of Custer Road and on the South Side of Stacy Road, and Accompanying Ordinance.
Summary
MEETING DATE: November 16, 2010
DEPARTMENT: Development Services
CONTACT: Jennifer Cox, AICP, Director of Planning
Michael Quint, Senior Planner
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. Use and development of the subject property shall be subject to the following special ordinance provisions:
a. Use.
i. Multi-family residential uses shall be permitted at a density as reflected on the attached Zoning Exhibit.
b. Space Limits.
i. Stacy Road and Custer Road Setback: 35 feet.
ii. Southern property line setback: 25 feet.
iii. All other property line setback: 20 feet.
iv. Maximum Height: 35 feet (two stories).
v. Residential Unit Separation: 8 feet from unit foundation to unit foundation, except that the following items may project into the required 8 foot separation:
1. Architectural features may project up to 12 inches;
2. Roof eaves may project up to 24 inches; and
3. There shall be no required separation between detached garages and other buildings.
vi. Residential Unit Placement: Residential dwelling units shall be constructed in the general building pad locations reflected on the attached Zoning Exhibit, while the exact floor plan, elevation, driveway locations, and garage locations shall be determined through the building permit process.
c. Landscaping. All landscaping requirements of the Zoning Ordinance shall be applicable unless otherwise specified herein.
i. One canopy tree shall be provided in the front yard of each one unit building pad.
d. Parking.
i. Two enclosed parking spaces shall be provided for each unit.
ii. Driveways shall be a minimum of 5 feet in length as measured from the edge of the adjacent access drive to the face of the garage. If a driveway less than 18 feet in depth is provided, an additional two 9 feet by 18 feet parking spaces shall be provided on the unit’s building pad. There shall be no associated landscaping requirements for these two parking spaces.
e. Architectural Standards. All Architectural and Site Standards of the Zoning Ordinance shall be applicable unless otherwise specified herein.
i. The exterior finish on each wall of every multi-family structure shall be a minimum of 65 percent masonry as defined by the Zoning Ordinance.
ii. Windows within 150 feet of a property line may orient towards adjacent residential properties.
iii. The architectural character of any constructed structure shall generally conform to the attached Architectural Renderings.
f. The subject property shall generally conform to the attached Zoning Exhibit.
g. The subject property shall be subject to the requirements of the “REC” - Regional Employment Center Overlay District.
ITEM SUMMARY:
• The applicant is requesting to rezone approximately 33.89 acres of land, located on the east side of Custer Road and on the south side of Stacy Road from “PD” - Planned Development District and “REC” - Regional Employment Overlay District to “PD” - Planned Development District and “REC” - Regional Employment Overlay District, generally to modify the development standards.
• The subject property is currently zoned to allow multi-family residential uses and the applicant is not proposing to modify this aspect of the existing zoning. Portions of the eastern half of the subject property are currently developed with four unit multi-family residential structures. The applicant intends to develop the western portion of the subject property in a manner more consistent with a single family residential development while the remainder of the subject property will be developed with two and four unit buildings. Even though portions of the subject property may be designed to look and feel like a single family development, the proposed development is considered a multi-family development as three or more dwelling units will exist on a single platted lot of record.
• While the applicant wishes to create a single family residential character within the proposed multi-family residential development, the applicant has chosen not to create a true single family residential development (each residential unit on its own lot of record) because of the costly ramifications associated with the modifications to the existing infrastructure (drive aisles, private utility services, and water and sanitary sewer services).
BACKGROUND INFORMATION:
• See attached Planning and Zoning Commission staff report.
OPPOSITION TO OR SUPPORT OF REQUEST:
• Staff has received one phone call asking for more information and has received a copy of a letter from Mr. David Craig expressing support of the proposed rezoning request.
SPECIAL CONSIDERATIONS:
• See attached Planning and Zoning Commission staff report.
FINANCIAL SUMMARY:
• The proposed use for the subject property is not changing, thus the economic impact should be minimal. A fiscal impact analysis for the proposed rezoning request was not conducted.
BOARD OR COMMISSION RECOMMENDATION:
• On October 26, 2010, the Planning and Zoning Commission unanimously recommended approval of the proposed rezoning request with the special ordinance provisions detailed in the Planning and Zoning Commission staff report.