The property is generally located at the northeast corner of Ridgeview Drive and Alma Drive. The property to the north (across State Highway 121) is in the City of McKinney. The properties to the west (across Alma Drive) are zoned Corridor Commercial and Planned Development No. 72 Corridor Commercial. To the south (across Ridgeview Drive), the property is zoned Planned Development No. 72 Single-Family Residential R-5. The property to the east is zoned Agriculture Open Space.
The property currently retains a mix of existing zoning designations - Corridor Commercial, Planned Development No. 72 Corridor Commercial and Local Retail. The applicant is requesting to rezone the subject property to a Planned Development with the following base zoning districts assigned to designated subdistricts: Corridor Commercial (Alma subdistrict); Corridor Commercial (Central subdistrict); Office (Tollway subdistrict); Multifamily-18 (Neighborhood-North subdistrict); Single-Family Residential - R-7 (Neighborhood-South subdistrict); and Office (Creek subdistrict). The proposed Planned Development would accommodate a mix of land uses including office, retail, restaurants, mixed-use, urban residential, and single-family residential. The PD Amendment includes Development Regulations, a Concept Plan, Building Elevations (for only the proposed self-storage use), Open Space Plan and Cross-Sections, District Map, and a Phasing Plan for the property. The rezoning to a mixed-use development is consistent with the Land Use Plan.
The overall Concept Plan includes seven subdistricts: Alma, Tollway, Central, Neighborhood-North, Neighborhood-South, Creek, and Greenbelt. The site is bounded by Alma Drive to the west, State Highway 121 to the north, Ridgeview Drive to the south, and a combination of floodplain and vacant/undeveloped tract to the east. In addition to the overall Concept Plan, there are detailed concept plans for the single-family development in the Neighborhood South subdistrict and the self-storage/retail development in Tract 3 at the southwest corner of the subject property.
The floodplain area will be dedicated to the City but maintained by the developer through a separate maintenance or facility agreement. The existing floodplain may be modified and is subject to approval by the Engineering Department and FEMA through a CLOMR and LOMR. A series of 8' hike and bike trails are proposed throughout the Greenbelt District. Additionally, there are 12' and 10' hike and bike trails proposed along Ridgeview Drive and Alma Drive, respectively.
Phase 1 of the development will include the following:
- Single-Family uses in the Neighborhood South subdistrict. A concept plan is included for consideration with this request. Building elevations will be considered by City Council at a future date as part of a zoning amendment.
- Open Space and Retail within the Central subdistrict. A concept plan and building elevations will be considered by City Council at a future date as part of a zoning amendment.
- Self-Storage and Retail development on Tract 3, which is the southwest corner of the subject site. A concept plan and building elevations are included for consideration with this request.
- Approximately 375 urban residential dwelling units. A concept plan and building elevations will be considered by City Council at a future date as part of a zoning amendment.
As noted in the Phasing requirements (Section C of the Development Regulations), occupancy of any single-family or urban residential dwelling unit will not be permitted until the Central subdistrict open space is substantially complete. Future phases of development include incremental urban residential units to be constructed only in concert with corresponding open space and/or office use development.
There are a total of eleven access points for the site—four (4) along State Highway 121, three (3) along Alma Drive, three (3) along Ridgeview Drive, and one (1) cross-access to the adjacent property to the east. A Traffic Impact Analysis was conducted and the developer proposes a number of mitigation strategies, which include deceleration lanes at all access points along public thoroughfares as well an additional median cut along Alma Drive to allow full access to Drive 10 (noted on the Road Diagram). Improvements including the remaining northbound lane of Alma Drive and two westbound lanes of Ridgeview Drive will be constructed with Phase 1 of the development. Parking provided for all uses will be in accordance with the proposed development regulations and ALDC requirements.
The Zoning Concept Plan and corresponding Phasing Plan show the open space areas provided in Phase 1. This includes both portions of the Greenbelt Area, Central District open space, and various open space proposed in other areas. It is the intent to collaborate on the open space provided in future phases as part of the Concept Plans submitted for those respective phases.
Staff will
conduct a holistic and comprehensive analysis of tree mitigation credits in
light of the landscape and open space package proposed. Although there will be
tree removal associated with this proposed development, any removal will be
mitigated by the landscape and open space package, donation of trees to the
City's tree farm, and/or fees paid in lieu of trees planted. Tree mitigation
will include an overall negative tree credit reduction by 25% for Hackberry
trees only. Additionally, trees located along fence hedge rows will not be
included in the count of negative tree credits. Finally, open space and
landscaping will be reviewed as the project progresses for proposed
enhancements to minimum requirements in order to consider potential tree
mitigation credit.
The development regulations include design standards to establish the Planned Development, including permitted uses, height and area regulations, greenbelt and natural area protection measures, trail standards, landscaping, and tree mitigation requirements.
The request has been reviewed by the Technical Review Committee and meets the requirements of the Allen Land Development Code.
On December 19, 2017, the Planning and Zoning Commission recommended approval of the request.
LEGAL NOTICES
Public Hearing Sign - December 8, 2017
Public Hearing Notices - December 8, 2017
Newspaper Notice - December 20, 2017