The property is generally located at the southeast corner of the intersection of Custer Road and Sam Rayburn Tollway (SH 121).  The property to the north (across Sam Rayburn Tollway/SH 121) is the City of McKinney.  To the west (across Custer Road), is the City of Plano.  The property to the east is zoned Planned Development PD No. 101 for Corridor Commercial CC. The properties to the south are zoned Planned Development PD No. 63 for Corridor Commercial CC, Community Facilities CF, Planned Development PD No. 63 for R-6 Single-Family Residential, and Planned Development PD No. 63 for Community Facilities CF.

The property is currently zoned Corridor Commercial CC. The applicant is requesting to change the zoning by creating a Planned Development for a mixed use development containing retail, restaurant, and urban living uses, and adopting Development Regulations, a Concept Plan, Building Elevations, and a Sign Plan for the property. The rezoning to a mixed-use development is consistent with the future land use plan adopted in the Comprehensive Plan.

The Concept Plan identifies two tracts - Tract 1 and Tract 2. Tract 1 shows twenty-three (23) retail and restaurant buildings totaling about 324,480± square feet on approximately 44± acres. Tract 2 shows a conceptual urban living residential use on approximately 16± acres at the southeastern portion of the property. There will be three main buildings with a maximum height of 4 stories. The development regulations provide a list of requirements that must be met when the urban living portion will develop, including a regulation that any construction on Tract 2 must be contemporaneous or after the development of Tract 1.

Screening through an eight-foot (8') masonry screening wall is shown on the southern side adjacent to the existing residential subdivision. Screening will not be provided between the retail/restaurant piece (Tract 1) and the urban living piece (Tract 2) in order to promote a walkable and pedestrian friendly cross-connection. Additionally, to achieve such an environment, the buildings have primarily been placed along the perimeter of the site and the majority of the parking placed within the interior.

Landscaping will meet ALDC standards. A development regulation regarding the ability to group required trees is included. 

Parking provided for the majority of the retail/restaurant development on Tract 1 complies with ALDC. The restaurant portions of buildings 6-10 will have a reduced parking ratio of 0.75 spaces per 100 square feet. Additionally, a cross-access easement for vehicle and pedestrian travel as well as cross-easements for parking shall be granted between and among all parcels and future parcels.

There are nine (9) access points for the site; two (2) on Custer Road, five (5) on Sam Rayburn Tollway (SH 121), and three (3) on the south through a firelane.  For efficient vehicular access and circulation, deceleration lanes for every driveway (with approval from TxDot) will be provided on SH 121. Additionally, there will be no outbound left-turn on the northern access point on Custer Road. A traffic signal may be required on Custer Road at the intersection of the proposed firelane for which an escrow agreement has been drafted and specific elements included in the development regulations.

On-site detention may be required, and will be defined after a drainage analysis is vetted by the Engineering Department. If an on-site detention pond is required, then the Developer shall construct it in keeping with the nature and character of the Concept Plan. 

Sign locations are shown on the Concept Plan and specific sign elevations will also be adopted with this PD Amendment.

The architectural style of all of the buildings within the Tract 1 portion of the development are cohesive and include several decorative elements (such as the trellises, awnings, and pergolas) and articulated buildings. The primary exterior building materials are stone and stucco with standing seam metal roofing. The elevations of Tract 2 are conceptual per the renderings, and show an urban style with flat roofs.

The development regulations include design standards to establish the Planned Development, including signs, setbacks, utilities, screening, parking/access easements, traffic, drainage, and urban living requirements.

The request has been reviewed by the Technical Review Committee and meets the requirements of the Allen Land Development Code.

On March 7, 2017, the Planning and Zoning Commission approved the request with the following recommendations:  

1. To construct an 8' foot masonry wall on the northern border of the City of Allen Parks property;
2. To limit the height to 2 stories and not have open balconies or decks (and the actual height in feet to be determined by City Staff before the City Council meeting) within 100' feet adjacent to the single-family residential subdivision property;
3. To add a provision that no Building Permit shall be issued for any building on Tract 2 until after Commencement of Construction of 1/3 of the total square footage of Tract 1 shown on the Concept Plan.

The requirements above have been incorporated into the draft ordinance.

LEGAL NOTICES
         
Public Hearing Sign - February 24, 2017
Public Hearing Notices - February 24, 2017
Newspaper Notice - March 23, 2017

Staff recommends approval.

I make a motion to adopt Ordinance No. ________________ establishing Planned Development No. 127 for Corridor Commercial and adopting development regulations, a concept plan, building elevations, and a sign plan for a 60± acres of land generally located at the Southeast Corner Custer Road and Sam Rayburn Tollway.