The subject property is located at the northwestern corner of the intersection of Ridgeview Drive and Alma Drive. To the west, the property is zoned Planned Development PD No. 135 Corridor Commercial CC. To the south (across Ridgeview Drive), the properties are zoned Planned Development PD No. 98 Single Family Residential R-5, Single Family Residential R-7, Townhome TH, and Local Retail LR. To the east (across Alma Drive), the properties are zoned Planned Development PD No. 134 Mixed Use MIX. To the north (across State Highway 121) is the City of McKinney.
In February 2020, City Council adopted Planned Development PD No. 142 Mixed Use (PD No. 142) for a development called The Avenue. At that time, the single-family residential along Ridgeview Drive fronted an internal street. The applicant is proposing to amend this layout to have homes front the northern open space and face Ridgeview Drive and to amend the Concept Plan, Street Cross Sections, and Ridgeview Drive Conceptual Landscape Plan to reflect this change. Additionally, the applicant is proposing to alter the screening along Ridgeview Drive and permit front yard fencing.
PD No. 142 defines minor changes that can be administratively approved by the Director of Community Development. Specifically, Section 3.B.1.c states that a minor change is a change that "do[es] not change the relationship between buildings and streets." The request changes the orientation of the northern row of homes from fronting a public street to fronting an open space and the southern row of homes from fronting a public street and adjacent homes to fronting a public street and facing Ridgeview Drive. These changes do impact the relationship between the buildings and streets, and as such, no longer constitute a minor change. A Planned Development Amendment is required for this change to move forward.
The Concept Plan for Single-Family Residential alters portions of Block M and all of Block N as identified in the previously approved Concept Plan. On the western portion of the property, the central public street with parallel parking has been replaced by an alley. The homes to the north of this alley now front the open space, and the homes to the south front a public street with parallel parking on one side. This street parallels Ridgeview Drive. On the eastern portion of the property, single-family homes replace the urban residential building that was previously shown. The streets have been redesigned to accommodate these homes that face open spaces, streets, and mews (which would be considered open space). The proposed layout does not increase maximum number of single-family detached (patio homes) or townhomes allowed in the ordinance. Additionally, the plan is conceptual and subject to final design requirements, and as such, the total lot count are not guaranteed with this entitlement.
The street layout on the Concept Plan for Single-Family Residential has changed to accommodate the use. The single access point on Ridgeview Drive remains, though the intersection of this street and Ridgeview Drive is subject to final design requirements to safely align with Twin Creeks Drive. The number of access points on the northern private street has reduced from three to two. There is one access point along the western edge of the development and one in the center of the single-family homes on the eastern side. The slight chicane in the road that connects the access point on Ridgeview Drive to the northern private street serves as a traffic calming measure to reduce or slow cut-through traffic.
In addition to the change in access points, the applicant is adopting new street cross sections to match the layout in the Concept Plan. New cross sections include "Single Family Public Street Section with Double Parking (50' ROW)," "Single Family Public Street Section with Single Parking (39' ROW)," "Single Family Public Street Section Alley (28' ROW)," and "Single Family Public Street Section Alley (24' ROW)." These cross sections correspond with the streets on the Concept Plan, easiest identified by matching the dimensioned right-of-way width.
As a result of changing the orientation of the homes to face Ridgeview Drive, the applicant is proposing to change the screening along Ridgeview Drive, as illustrated in the revised Ridgeview Drive Conceptual Landscape Plan. The existing screening requirement consists of a 12-foot-wide Hike and Bike Trail and two 10-foot-wide landscape buffers on either side. The proposed screening consists of a 12-foot-wide Hike and Bike Trail in a 30-foot-wide landscape buffer for a reduction in width of two feet. Though there is a reduction in the width, there is not a reduction in planting material. The requirements for the planting materials are outlined in the development regulations. Additionally, the distance between the rear property lines of the single-family residential homes south of Ridgeview Drive to the face of the single-family homes in the proposed development has increased. The current Ridgeview Drive Conceptual Landscape Plan illustrates the distance between homes at 200 feet, and the proposed plan has a distance of 212 feet. Additionally, to help illustrate the location of easements and screening, the applicant is adding a plan view of this exhibit.
The applicant is proposing to allow fencing in the front yard of the homes. Section 220.127.116.11.a of the Allen Land Development Code prohibits fences (and other structures) in front yards. The development regulations restrict the fencing to a maximum of four feet tall and ornamental metal materials. When evaluating the proposed maximum height of the fences, staff referred to the guidelines in Section 7.07.1.a of the Allen Land Development Code. This section permits fences or walls as a part of an unenclosed front porch or uncovered patio up to three feet in height. While the applicant's request is for fencing in the front yard not as a part of a front porch or patio, this standard provides guidance to an appropriate fence height. A lower fence height allows a distinction between public and private space while still allowing for interaction between the two, which is appropriate in this urban context. For this reason, staff is not in support of a maximum height of four feet for front yard fences and would recommend a maximum height of three feet. The applicant has provided additional cross sections ("Single-Family Residential Cross Sections") to illustrate how the front yards with fences will front the open space and neighborhood park.
The development regulations include amendments to the Single-Family Detached Residences (Patio Homes) and Screening Adjacent to Ridgeview Drive sections of the PD No. 142.
The request has been reviewed by the Technical Review Committee.
On March 2, 2021, the Planning and Zoning Commission voted to recommend approval of the request with the condition that up to a four-foot-tall ornamental metal fence be permitted in the front yard.
Public Hearing Sign - February 19, 2021
Public Hearing Letter - February 19, 2021
Newspaper Notice - March 4, 2021