Title
Consider/Discuss/Act on a Resolution Establishing a Highway Corridor Building Height Policy
Summary
MEETING DATE: September 7, 2010
DEPARTMENT: Development Services - Planning
CONTACT: Jennifer Cox, AICP, Director of Planning
Michael Quint, Senior Planner
RECOMMENDED CITY COUNCIL ACTION: Staff recommends the City Council approve the resolution establishing the proposed highway corridor height policy.
ITEM SUMMARY:
• Four corridors have been created along the Sam Rayburn Tollway, University Drive, and Central Expressway. Central Expressway was divided into two corridors to address existing development conditions.
• The Sam Rayburn Tollway Corridor shall generally extend 1,000 feet north of the Sam Rayburn Tollway right-of-way and extend from the Custer Road right-of-way past the Central Expressway right-of-way to the Medical Center Drive right-of-way. The Sam Rayburn Tollway Corridor, as proposed, states that buildings with no maximum height should be supported by Staff. However, no building height over 3 stories within 300 feet of a property zoned or used for single family residential uses should be supported by Staff unless the development proposal or site circumstances warrant support. Also, modifications in the architectural and site standards for taller buildings in this corridor should also be supported by Staff. The supported modifications may include, but not be limited to a reduced percentage of required masonry finishing materials on stories higher than 3 and the addition of new, previously prohibited, exterior finishing materials including, but not limited to glass curtain wall systems and architectural metal materials.
• The Central Expressway South Corridor shall generally extend 500 feet east and 500 feet west of the Central Expressway right-of-way and extend from 1,000 feet north of the Sam Rayburn Tollway right-of-way to the southern limits of the White Avenue right-of-way. The Central Expressway South Corridor, as proposed, states that buildings with a maximum height of 5 stories (12 stories in certain circumstances) should be supported by Staff. However, no building height over 3 stories within 300 feet of a property zoned or used for single family residential uses should be supported by Staff unless the development proposal or site circumstances warrant support. Also, modifications in the architectural and site standards for taller buildings in this corridor should also be supported by Staff. The supported modifications may include, but not be limited to a reduced percentage of required masonry finishing materials on stories higher than 3 and the addition of new, previously prohibited, exterior finishing materials including, but not limited to glass curtain wall systems and architectural metal materials.
• The Central Expressway North Corridor shall generally extend 1,000 feet east and 1,000 feet west of the Central Expressway right-of-way and extend from the northern limits of the White Avenue right-of-way to the northern most corporate limit of the City. The Central Expressway North Corridor, as proposed, states that buildings with no maximum height should be supported by Staff. However, no building height over 3 stories within 300 feet of a property zoned or used for single family residential uses should be supported by Staff unless the development proposal or site circumstances warrant support. Also, modifications in the architectural and site standards for taller buildings in this corridor should also be supported by Staff. The supported modifications may include, but not be limited to a reduced percentage of required masonry finishing materials on stories higher than 3 and the addition of new, previously prohibited, exterior finishing materials including, but not limited to glass curtain wall systems and architectural metal materials.
• The University Drive Corridor shall generally extend 1,000 feet north and 1,000 feet south of the University Drive right-of-way and extend from the western most corporate limit of the City to a point 1,000 feet west of University Drive. The University Drive Corridor, as proposed, states that buildings with a maximum height of 12 stories should be supported by Staff. However, no building height over 3 stories within 300 feet of a property zoned or used for single family residential uses should be supported by Staff unless the development proposal or site circumstances warrant support. Also, modifications in the architectural and site standards for taller buildings in this corridor should also be supported by Staff. The supported modifications may include, but not be limited to a reduced percentage of required masonry finishing materials on stories higher than 3 and the addition of new, previously prohibited, exterior finishing materials including, but not limited to glass curtain wall systems and architectural metal materials.
BACKGROUND INFORMATION:
• On August 31, 2009, Council member Day made comments regarding issues he found with the City of McKinney’s Zoning Regulations. One of these issues was the need for increased building heights. More specifically, it was stated that higher maximum building heights were needed in order to attract economic development in the form of corporate office developments along McKinney’s highways.
• On May 17, 2010, Staff indicated to the City Council that the best way to achieve the goal allowing higher building heights for corporate offices was to establish an overlay district that would allow taller buildings along the highways by right. Staff went on to state that the creation of this overlay district may take as long as a year. Council member Ussery requested a highway corridor height policy in the interim to give corporate office developers some assurance that their rezoning requests for this type of development would be supported by Staff, the Planning and Zoning Commission, and City Council. The proposed highway corridor height policy is Staff’s attempt to satisfy Council member Ussery’s request.
• On August 2, 2010, Staff brought an iteration of the draft highway corridor building height policy to the City Council for consideration and discussion. At that time, Mayor Pro-Tem Huff requested modifications to the architectural standards discussion of the policy to ensure an architectural style that is consistent with the rest of the City. To address this concern, Staff has revised the proposed policy to state that no modifications to the required masonry percentages of the current Architectural and Site Standards section of the Zoning Ordinance should be supported by Staff for the first three floors of taller buildings. At the same August 2nd work session, Mayor Loughmiller requested that the policy be modified to allow Staff some discretion regarding what building heights should be supported when adjacent to single family residential zones or uses. Staff has revised the proposed policy to allow Staff the ability to support specific building heights if the development proposal or site specific conditions warrant that support.
• On August 19, 2010, Staff brought the current draft policy to the Community Development Committee for Mayor Pro-Tem Huff’s and Council member Ussery’s input. While the specifics of the proposed policy were not discussed, general support for a policy was expressed.
SPECIAL CONSIDERATIONS: N/A
FINANCIAL SUMMARY: N/A
BOARD OR COMMISSION RECOMMENDATION: N/A