[Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Allow Multi-Family Residential Uses and Modify the Development Standards, Located on the South Side of Laud Howell Parkway and Located on the Northeast and Northwest Intersections of Laud Howell Parkway and Trinity Falls Parkway]
[00:09:15]
FOR TRACKS THREE AND FOUR. SO THAT'S GOING TO BE MORE OF THE URBAN STYLE MULTIFAMILY, WITH
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THE 90% OF ALL THOSE PARKING SPACES ARE REQUIRED TO BE WITHIN STRUCTURES. IT'S ALSO GOING TO BE MIXED VERY CLOSELY WITH THE NON RESIDENTIAL. SO THE COMMERCIAL TYPES OF USES AROUND THERE AS WELL. SO PARKING WILL BE REQUIRED SEPARATELY FOR THAT. HOWEVER I WILL DEFER TO THE APPLICANT ON THE ON THE EXACT MIX OF THOSE. SO JAKE QUICK QUESTION FOR YOU AS IT RELATES TO THE HATCHED AREAS, THAT'S THE AREA WHERE, GENERALLY SPEAKING, WHERE COMMERCIAL DEVELOPMENT WILL TAKE PLACE. CORRECT? THAT'S CORRECT. SO THE YELLOW AND THE HATCHED AREAS ON THE EXHIBIT HERE, THAT'S GOING TO BE FULLY COMMERCIAL. THE BLUE AREAS THAT ARE NOT HATCHED, THOSE HAVE COMMERCIAL ALLOWANCES. SO COMMERCIAL CAN DEVELOP ACROSS FULLY ON BOTH TRACKS. BUT[00:10:03]
THERE'S ALSO MULTIFAMILY ALLOWANCES THERE AS WELL. THERE ARE NO MULTIFAMILY ALLOWANCES WITHIN THE WITHIN THE YELLOW AREAS IT'S JUST BLUE. YEP. SO IT COULD BE HYPOTHETICALLY SPEAKING IT COULD BE ALL COMMERCIAL OR IT COULD BE A COMMERCIAL MULTIFAMILY BLEND WITH THE MULTIFAMILY REPRESENTED IN BLUE AND THE COMMERCIAL REPRESENTED IN YELLOW. THAT'S CORRECT. YES.OKAY. LOOKING AT THE SURVEY, IT LOOKS LIKE PART OF THAT YELLOW, ESPECIALLY ON TRACT WAS THAT FOR ON THE SOUTH SIDE IT LOOKS LIKE PART OF THAT IS STILL IN THE FLOODPLAIN. HAVE THEY DONE ANY REMEDIATION OR GOT A CLIMBER OR ANYTHING. THAT'S THAT'S CORRECT. THERE WOULD BE SOME RECLAMATION REQUIRED IN ORDER TO BRING THAT OUT OF THE FLOODPLAIN. I WILL DEFER TO THE APPLICANT ON IF THAT EXACT AREA AT THAT CORNER IS PROPOSED TO BE RECLAIMED OR NOT. OKAY. LAST QUESTION. AS IT PERTAINS TO THE TRIGGERS, FOR LACK OF A BETTER TERM, THE COMMERCIAL THAT NEEDS TO BE DEVELOPED BEFORE ANY MULTIFAMILY DEVELOPMENT CAN TAKE PLACE. DO YOU MIND RUNNING THROUGH THAT AGAIN ONE MORE TIME? YEAH OF COURSE. SO TRACK THREE ON THE ENTIRE TRACK THREE, OR AT LEAST WITHIN THE BLUE AREA, THERE ARE 445 MULTIFAMILY UNITS PERMITTED. HOWEVER, BEFORE UNLOCKING EVEN A SINGLE UNIT OF MULTIFAMILY DEVELOPMENT ON TRACK THREE, THERE IS A REQUIREMENT FOR AT LEAST 20,000FT■!S OF FLOOR AREA FOR NONRESIDENTIAL COMMERCIAL TO BE DEVELOPED ON THAT TRACK.
PRIOR TO UNLOCKING THE MULTIFAMILY DEVELOPMENT ON TRACK FOUR. IT'S VERY SIMILAR FOR THE FOR FIRST, I BELIEVE IT'S 400 UNITS. YOU HAVE TO HAVE 20,000FT■!S OF FLOOR AREA OF NON RESIDENTIAL PRIOR TO UNLOCKING THAT. AND THEN 40,000 IN ORDER 40,000FT■!S OF COMMERCIAL PRIORO UNLOCKING WHATEVER UNITS ARE LEFT IN THERE. I BELIEVE IT'S 775 ACROSS THE ENTIRE TRACK.
JAKE, HOW BIG IS A PARKING GARAGE THAT'S GOING TO BE BUILT? SO IT IT'S REALLY DICTATED BY THE NUMBER OF PARKING SPACES THAT ARE REQUIRED. AND SO ALL I KNOW THAT WE'RE WHAT WE'RE LOOKING AT ARE ABOUT 65 UNITS TO THE ACRE ON TRACKS THREE AND FOUR. ALL DEFER TO THE APPLICANT ON, YOU KNOW, KIND OF WHAT THE EXACT NUMBERS OF MULTIFAMILY UNITS ARE. BUT STAFF IS COMFORTABLE WITH THE 1.5 AS LONG AS THEY HAVE THE ADDITIONAL CURB PARKING IN THE CENTRAL GARAGE TO SHARE. YES, THAT'S THAT'S CORRECT. SO THAT'LL HAVE TO BE BUILT PRETTY EARLY. YES. IT'LL HAVE TO BE COMPLETED AT THE SAME TIME OR PRIOR TO ANY OF THE MULTIFAMILY, YOU KNOW, BEING APPROVED FOR SEO. AND YOU DON'T KNOW IF THERE'S ANY CURB CUT OUT PARKING, DO YOU? CURB CUT OUT PARKING. SO REALLY THE ONLY RIGHTS WAY OR KIND OF THE FOUR SECTIONS SHOWN HERE, EVERYTHING ELSE IS GOING TO BE INTERNAL, EITHER FIRE LANE OR IT'S GOING TO BE RESIDENTIAL STREETS, BUT LIKELY JUST FIRE LANES. SO THERE IS PARKING THAT IS PERMITTED OFF OF ALL OF THOSE FIRE LANES INTERNAL TO THE SITE. THERE WILL BE NO STREET PARKING ALONG LORD HAL OR TRINITY FALLS, THOUGH.
JAKE, YOU MENTIONED REAR ENTRY GARAGES. HOW WILL THE UNITS BE ORIENTED ON EACH OF THOSE TRACKS? SO WE'RE WHAT'S CONSIDERED REAR ON THOSE? YEAH. SO AT A MINIMUM IT WILL BE NONE FACING TRINITY FALLS PARKWAY OR LORD HOWE PARKWAY. OKAY. OUTSIDE OF THAT, I'LL KIND OF DEFER TO THE APPLICANT ON HOW THEY KIND OF HAVE THAT SET UP. BUT THOSE WOULD KIND OF BE THE FRONT, I GUESS, FACADES FOR OUR PURPOSES. IS THE PARKING REQUIREMENT FOR TRACKS ONE AND TWO THE SAME AS THREE AND FOUR? I KIND OF LOOK AT HERE. I COULDN'T COULDN'T FIND IT JUST NOW. THEY ARE A LITTLE BIT DIFFERENT. SO THREE AND FOUR I BELIEVE IT'S 1.6 SPACES PER UNIT. TRACK ONE IS IT'S GOING TO BE THE I BELIEVE IT'S THE GREEN. WE CAN GO BACK. THERE WE GO. YEP. THAT FOLLOWS THE EXACT SAME REQUIREMENT AS OUR MF 30. SO OUR STANDARD MULTIFAMILY IT'S 1.75 PER UNIT.
AND THEN THE RED TRACK WHICH IS TRACK TWO, THE BROWNSTONE STYLE MULTIFAMILY THAT IS TWO ENCLOSED SPACES PER UNIT. SO IT'S ACTUALLY ABOVE AND BEYOND WHAT WE REQUIRE. SO TO CLARIFY, THE GREEN MATCHES CODE RED IS ABOVE AND BEYOND AND THE EXCEPTION IS ON YELLOW AND BLUE. THAT'S CORRECT OKAY. AND I DO JUST WANT TO NOTE THAT THE EXCEPTION FOR THE YELLOW AND BLUE IS BECAUSE IT IS THE INTEGRATED MIXED USE MIXED USE. CORRECT. WHICH IS WHY STAFF FEELS COMFORTABLE WITH THAT. CORRECT? YES. CORRECT. THOSE ARE ALL GREAT QUESTIONS. ANYBODY HAVE ANY OTHER QUESTIONS OF JAKE. THANK YOU JAKE. APPRECIATE IT. IF WE COULD GET THE APPLICANT UP. IF YOU PLEASE STATE YOUR NAME AND ADDRESS PLEASE. SURE. IT'S PART OF THE SAME PRESENTATION, JAKE. I JUST
[00:15:04]
ROLL FORWARD. ALL RIGHT. GOOD EVENING. MY NAME IS TOMMY MAN, 500 WINSTEAD BUILDING. I'M REPRESENTING THE DEVELOPMENT TEAM HERE TONIGHT. WE ACTUALLY HAVE OUR DESIGN, ARCHITECTURE, ENGINEERING LANDSCAPE TEAM HERE, AS WELL AS MY CLIENT. YOU'LL JUST PRIMARILY HEAR FROM ME AND FROM ALEX BIESE WITH THE CREATION DEVELOPMENT TEAM, BUT EVERYBODY IS HERE FOR QUESTIONS.YOU HAD A LOT OF GREAT QUESTIONS. STAFF DID A GREAT JOB OF ANSWERING THEM, WHICH I HOPE IS INDICATIVE OF THE LEVEL OF COLLABORATION WE'VE HAD WITH THEM TO BE HERE BEFORE YOU TONIGHT. SO WE'RE THRILLED TO GO OVER THIS PROJECT WITH YOU. SO THINKING ABOUT THIS PROJECT, WE'VE BEEN WORKING ON IT FOR A LONG TIME. IF YOU DRIVE BY IT TODAY, IT'S NOT MUCH, BUT WHEN YOU REALIZE IT'S THE FUTURE INTERSECTION OF 75 AND 380 AND THAT KIND OF TOP LEFT VIEW THAT'S TAKEN OFF OF TEX DOT'S FLYOVER THAT THEY'VE DONE AT THE COMMUNITY MEETINGS. JUST TO GIVE YOU A SENSE OF WHAT THIS IS GOING TO LOOK LIKE WHEN IT'S BUILT AND THE PROMINENCE AND THE OPPORTUNITY THAT WE HAVE HERE. OUR VISION FOR THE SITE IS FUNDAMENTALLY A WALKABLE, HIGHLY AMENITIZED, MIXED USE PROJECT THAT HAS A COMBINATION OF SERVICE, TRADITIONAL GROCERY ANCHORED RETAIL, AS WELL AS EXPERIENTIAL RETAIL CENTERED ON A CENTRAL OPEN SPACE THAT HAS INTERESTING AND FUN DINING OPPORTUNITIES, A MIXTURE OF DIFFERENT TYPES OF LIVING OPTIONS, AND REALLY KIND OF CRESCENDOING TO THE HARD CORNER WITH A MAJOR. WHAT WE HOPE TO BE CORPORATE OPPORTUNITY FOR OFFICE AND HOTEL TO REALLY FRAME AND TAKE ADVANTAGE OF THE SITE. GO FORWARD THINKING ABOUT THIS SITE AND SIMILAR OPPORTUNITIES AROUND THE METROPLEX IN MCKINNEY. THESE ARE SOME SITES THAT WE'VE THOUGHT ABOUT TO KIND OF PUT IT IN CONTEXT FOR YOU. OBVIOUSLY, MORE DENSITY AS THEY COME UP CLOSER TO THE MAJOR HIGHWAYS. A LOT OF GREAT THINGS ABOUT SOME OF THESE EXAMPLES, BUT ALSO OPPORTUNITIES. WE THINK PLANNING THIS ONE FROM SCRATCH TO REALLY EXCEED EVEN SOME OF THE THINGS THAT YOU'RE FAMILIAR WITH IN THOSE DEVELOPMENTS. SO THE WAY WE'RE PROPOSING TO ACCOMPLISH THIS, AND I'LL TRY NOT TO BE REPETITIVE OF STAFF, BUT IS TO CREATE A PLANNED DEVELOPMENT DISTRICT THAT'S DIVIDED INTO FOUR TRACKS, AND THE FOUR TRACKS ARE SORT OF LOGICALLY DIVIDED BY THE TWO MAJOR THOROUGHFARES THAT WOULD BISECT THE SITE. AND YOU HAVE IN TRACT ONE, YOU SEE THE DEVELOPMENT PROGRAM. IT'S A MORE TRADITIONAL MULTIFAMILY. TRACK THREE IS WHERE WE INTRODUCED THE SERVICE GROCERY ANCHORED RETAIL, MORE TRADITIONAL TRACK TWO, TOWNHOME STYLE. AND THEN TRACK FOUR IS REALLY THE CENTERPIECE IN THE LONG TERM VISION WHERE WE CAN CREATE THE OFFICE CORPORATE RELOCATION TYPE OPPORTUNITIES AND HOTEL FROM A PHASING PERSPECTIVE, WHICH I'M SURE IS AN INTERESTING QUESTION ON THIS ONE, WE HAVE THE REQUIREMENTS THAT JAKE WENT INTO TO ENSURE THAT THIS HAS TO BE A MIXTURE OF USES. REALISTICALLY, WHAT WE THINK WILL BE FIRST IS A COMBINATION OF TRACKS ONE AND THREE. WE'VE HAD A LOT OF INTEREST FROM GROCERS ALREADY, AND WE'RE CONFIDENT THAT ONCE THEY SEE THE CRITICAL MASS IS IN MOTION, THEY'RE GOING TO LIKE THAT SITE. SO WE THINK THOSE WILL BE THE FIRST ONES THAT YOU START TO SEE ACTION ON. IT'S HARD TO GIVE YOU A PRECISE TIMELINE THAT WE'RE GOING TO BE DONE IN SEVEN YEARS AND TWO MONTHS ON A PROJECT AT THIS SCALE, BUT THINK IN TERMS OF 6 TO 8, MAYBE TEN YEARS TILL YOU SEE SUBSTANTIAL DEVELOPMENT LIKE THIS ACROSS ALL OF THE TRACKS ON A ON A PROJECT OF THIS SCALE. IN ADDITION TO THAT THINKING, A KEY TO THIS WHOLE PLANNING PROCESS IS THE AMENITIES AND THE CONNECTIVITY, AND WE'VE CREATED EXHIBITS AND REQUIREMENTS IN THE PD TO MEMORIALIZE THIS. BUT THIS IS A KEY MAP. THAT IS, I'M SORRY, A LITTLE SMALL, BUT JUST TO GIVE YOU AN IDEA, IT'S EVERYTHING FROM POCKET PARKS TO URBAN STREETSCAPES WITH WIDER SIDEWALKS TO A TRAIL SYSTEM THAT'S INTERCONNECTED TO AREAS FOR TREE PRESERVATION. AND THE IDEA IS TO INTEGRATE AND CONNECT ALL OF THEM, TO CONTRIBUTE TO THE OVERALL MIXED USE AND WALKABILITY AND THE ENVIRONMENT OF THE PROJECT. THIS IS KIND OF A ZOOMED OUT MASTER TRAIL MAP, TO GIVE YOU A SENSE OF HOW YOU CAN BIKE, RUN, WALK AROUND IF YOU CHOOSE TO LIVE, WORK AND PLAY HERE, I'M GOING TO LET ALEX COME UP NEXT AND GET TO THE EXCITING PART. SHARE THEIR VISION AND THE RENDERINGS OF THE PROJECT THAT THEY'VE WORKED ON TO DATE. FIRST OFF, THANKS EVERYBODY FOR THE OPPORTUNITY TO PRESENT. THANK YOU FOR TO STAFF FOR THE THOROUGH PRESENTATION.
AND THANK YOU TO TOMMY FOR LETTING ME DO THE FUN PART WHERE WE GET TO SHOW THE PRETTY PICTURES. WOULD YOU STATE YOUR NAME AND ADDRESS, PLEASE? OH, I'M SORRY, ALEX BIESE CREATION EQUITY, 1280 EAST LEVEE STREET. THANK YOU. YEP. SO WE WANT TO START HERE JUST BY CONTEXTUALIZING THE SITE A LITTLE BIT FOR EVERYBODY, HOW WE APPROACHED SOME OF THE UNIQUE CHALLENGES THAT THE SITE HAD AND WHAT WE WERE TRYING TO ACHIEVE, AND HOW THAT ULTIMATELY CAME THROUGH IN THE DESIGN. YOU KNOW, TOMMY WENT THROUGH AND SHOWED SOME OF THESE SITES THAT HAVE REALLY FANTASTIC FREEWAY ACCESS AND VISIBILITY. WHAT ALL OF THOSE SITES, I THINK DID A REALLY GOOD JOB OF WAS CURATING A MIX OF USES TO CREATE SOMETHING URBAN, CREATE
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SOMETHING WALKABLE, BUT ULTIMATELY IS GOING TO BE AN AMENITY FOR NOT JUST WHAT EXISTS ON THE SITE, BUT ALSO FOR ALL OF THE SURROUNDING USES. THIS SITE IS GOING TO BE EXACTLY THAT.OBVIOUSLY WITH THE EXISTING DENSITY AND TRINITY FALLS, WHAT'S COMING AND HONEY CREEK AND FIGURING OUT A WAY TO COMBINE ALL OF THOSE ADJACENT USES WITH THIS SUPER PROMINENT INTERSECTION WAS SOMETHING THAT WE WERE TRYING TO DO. WE HAD A QUESTION ON THE FLOODPLAIN EARLIER. THAT WAS ALSO A CONSTRAINT THAT WE HAD TO WORK THROUGH. SO WE WILL BE RECLAIMING THAT SOUTHERN PORTION OF THE PROJECT. THAT RECLAMATION WILL BE PART OF THE BROADER FIRST PHASE OF INFRASTRUCTURE, WHICH REALLY IS GOING TO BE THE FIRST THING THAT WE NEED TO GET STARTED ON. WE ARE ACTUALLY WORKING THROUGH ALL OF OUR INFRASTRUCTURE DRAWINGS CURRENTLY, AND PLANNING TO SUBMIT THOSE TO STAFF HERE IN THE NEXT COUPLE OF MONTHS. SO INFRASTRUCTURE RECLAMATION IS ALL GOING TO BE A PART OF THE FIRST PHASE. SO, YOU KNOW, ONE THING THAT WE REALLY TRIED TO DO, BECAUSE THERE IS GOING TO BE THIS RECLAMATION, HOW DO WE MAKE SURE WE KIND OF MAINTAIN THE NATURAL FEEL THROUGHOUT THE PROJECT AS WELL, WHICH IS WHY WE TRIED TO INTEGRATE SO MUCH OPEN SPACE TRAILS, POCKET PARKS, REALLY ACROSS THE PROJECT. AND THEN FINALLY SCALE. YOU KNOW WHAT PROJECTS HAVE DONE EXCEPTIONALLY WELL BOTH IN DFW AND ACROSS THE COUNTRY. YOU KNOW, JAKE DID A GREAT JOB OF LAYING OUT THE USES, AND I THINK WE WERE REALLY THOUGHTFUL ABOUT WHERE WE TRIED TO PUT COMMERCIAL, WHERE WE TRIED TO PUT RETAIL, AND THEN HOW THAT TRANSITION BACK INTO RESIDENTIAL. SO I THINK, YOU KNOW, THE FACT THAT WE WERE VERY SPECIFIC AND INTENTIONAL ABOUT WHERE THOSE USES ARE GOING TO BE ON THE REGULATING PLAN, GOING SO FAR AS TO COME UP WITH NEW DEVELOPMENT STANDARDS FOR OUR BROWNSTONES TO ENSURE THESE ARE REALLY, YOU KNOW, EXCEPTIONAL STRUCTURES THAT PEOPLE CAN BE PROUD OF AND WANT TO LIVE IN. YOU KNOW, WE TRY TO BE VERY THOUGHTFUL ABOUT THAT. SO, YOU KNOW, THE FIRST THING I WANT TO CALL OUT, YOU CAN SEE THESE OFFICE BUILDINGS HERE DOWN, YOU KNOW, PLAN RIGHT ON THE SCREEN. THESE ARE GOING TO BE SIX STOREY OFFICE BUILDINGS. THEY'RE GOING TO BE OVER 80FT TALL COMBINED. THAT'S ABOUT 350,000FT■!S OF OFFICE WITH AN OVER 900 SPACE PARKING GARAGE, A PARKING RATIO OF WELL NORTH OF FOUR PER THOUSAND. TO ME, YOU KNOW, IT'S 75 AND 380 WITH THAT MUCH PARKING, THAT MUCH SCALE OPPORTUNITY. THIS REPRESENTS ONE OF THE BEST CORPORATE CAMPUS OPPORTUNITIES IN DFW. IN MY MIND. WE TRIED TO MAKE SURE THAT WE ADDED A BUNCH OF POCKET PARKS THAT REALLY GAVE PEOPLE AN ESCAPE FROM THE HIGHWAY, SO IT'S NOT TOO LOUD, MADE SURE WE HAD AMPLE PARKING AND THEN PROGRAMING FOR AN AMENITY FOR THOSE USERS WITH THE HOTEL. SO THAT WAS THE GOAL THAT WE WERE TRYING TO ACCOMPLISH ON THE OFFICE SIDE, YOU KNOW? AND THEN SECONDLY, I THINK WHEN YOU HAVE SUCH A PROMINENT HIGHWAY INTERSECTION, MAKING SURE THAT THE MULTIFAMILY THAT'S REALLY GOING TO CREATE THIS TRUE LIVE, WORK, PLAY ENVIRONMENT, YOU CAN SEE THAT THE GARAGES ARE ORIENTED UP AGAINST THE HIGHWAY.
YOU'VE SEEN THAT ON OTHER EXAMPLES ACROSS 75. ALSO VERY INTENTIONAL TO TRY AND CREATE THIS INSULATED SPACE, ULTIMATELY TO LEAD BACK TO THE RETAIL, WHICH, YOU KNOW, WE THINK THIS EXPERIENTIAL RETAIL AT THE CORE OF THE PROJECT, THIS IS REALLY GOING TO BE THE CENTERPIECE, RIGHT? WHEN YOU THINK ABOUT WHAT OUR COMMERCIAL REQUIREMENTS ARE GOING TO BE IN TERMS OF PHASING, HAVING TO BUILD COMMERCIAL ALONG WITH THE RESIDENTIAL, WE SORT OF ENVISION THIS COMMERCIAL CORE GOING ALONG WITH THE FIRST PHASE OF THE RESIDENTIAL THAT GETS BUILT ON THIS SITE. THIS IS GOING TO BE AN ABSOLUTELY FANTASTIC AMENITY, YOU KNOW, BOTH FOR THE RESIDENTIAL, BUT REALLY FOR THE OFFICE AS WELL. I MEAN, THERE'S CONNECTED TRAILS AND SIDEWALKS THAT ARE GOING TO TAKE YOU UP FROM THE OFFICE CAMPUS, PAST THE GARAGE, HERE TO COME EAT LUNCH. THIS IS GOING TO BE A PLACE FOR PEOPLE IN THE SURROUNDING NEIGHBORHOODS, TRINITY FALLS, HONEY CREEK TO COME AND STAY. AND WE WERE REALLY THOUGHTFUL ABOUT PROGRAMING THIS AREA. WITH OPEN SPACES, YOU CAN SEE THERE'S KIND OF TWO ZONES THAT WE HAVE PROGRAMED FOR PEOPLE TO COME STAY AND PLAY, AND YOU'LL NOTICE A LOT OF PATIOS. YOU'LL NOTICE A LOT OF PERMEABILITY. WE WANT TO BE ABLE TO GET PEOPLE TO COME IN OFF OF OUR BIG SIDEWALKS AND STAY AND MAKE IT FEEL LIKE IT'S ACCESSIBLE. SO THIS IS SOMETHING THAT WE'RE REALLY PROUD OF AND EXCITED ABOUT. THIS PARK IS JUST A LITTLE UNDER A HALF ACRE, WITH ABOUT 40 ZERO ZERO ZERO SQUARE FEET OF RETAIL PROGRAMED IN THE CORE, GIVE OR TAKE. SO JUST SCROLLING THROUGH A COUPLE MORE SHOTS HERE, THIS WOULD BE LOOKING NORTH FROM THE SOUTHERN END OF THE PARK. YOU CAN SEE THE PATIOS. YOU CAN SEE THE WALKABILITY. PEOPLE ABLE TO MOVE IN AND OUT OF THE SITE. AND YOU CAN SEE HOW THE MULTIFAMILY IN THE BACKGROUND REALLY KIND OF INSULATES THAT POCKET PARK TO MAKE IT FEEL LIKE A TRULY URBAN DESTINATION, KIND OF PROTECTING IT FROM THE 380 THAT'S GOING TO BE COMING IN, AS WELL AS 75.
NEXT, I JUST WANT TO POINT OUT THE SIDEWALKS AND THE WALKABILITY THAT WE'RE GOING TO HAVE. SO YOU CAN SEE WITH THE APARTMENTS, THESE ARE DESIGNED TO BE, YOU KNOW, A REALLY INTEGRATED URBAN COMMUNITY. RIGHT. SO STOOPS THAT LEAD YOU OUT TO SIDEWALKS WITH DIRECT ACCESS INTO THE RETAIL. YOU CAN SEE THE OFFICE BUILDINGS IN THE BACKGROUND. IT'S GOING TO FEEL, I THINK, LIKE A TRULY URBAN ENVIRONMENT, WHICH IS WHAT WE WERE GOING FOR AS WE DESIGNED THE PROGRAM. SAME THING, JUST MORE EXAMPLES OF THE WALKABILITY, THE SIDEWALKS AND HOW THAT'S ALL GOING TO LOOK AND FEEL. NEXT, I WANT TO JUMP DOWN TO THE COMMERCIAL. BIGGEST POINT
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THAT I JUST WANT TO REEMPHASIZE IS SCALE HERE. SO I BELIEVE, YOU KNOW, THIS RENDERING IS SHOWING SIX STORIES. THAT'S OUR PROGRAM. THAT'S OUR TARGET. WE ACTUALLY HAVE A MINIMUM HEIGHT THAT WE ARE REQUIRED TO HIT. SO THE GOAL IS HERE IS STATEMENT DENSITY AT THE MOST PROMINENT, YOU KNOW, CORNER OF THE ENTIRE PROJECT. THAT'S REALLY WHAT WE'RE GOING FOR HERE. SECOND I THINK YOU CAN SEE THIS A LITTLE BIT MORE IN THE BROADER SITE PLAN, BUT JUST HOW THE OFFICE BUILDING INTEGRATES INTO THE STREETS, HOW EASY IT IS TO MOVE FROM THE PARKING TO THE OFFICE BUILDING AND HOW IT STILL FEELS, YOU KNOW, EVEN THOUGH, YOU KNOW, THIS IS A PROMINENT CORPORATE CAMPUS, THAT IT STILL FEELS WALKABLE AND INTEGRATED INTO THE BROADER PROJECT. AND LASTLY, YOU KNOW, WE WENT THROUGH AND WE TALKED ABOUT HOW, YOU KNOW, WE'VE COME UP WITH DEVELOPMENT STANDARDS FOR THE BROWNSTONES. THIS IS A REALLY INTERESTING PROJECT, AND WE WANT THIS TO BE AN EXAMPLE. WE THINK THIS IS AN AWESOME PRODUCT TYPE, YOU KNOW, FOR RENTERS THAT JUST AREN'T QUITE READY FOR A DOWN PAYMENT, BUT THEY WANT TO LIVE IN MCKINNEY. THEY'RE READY FOR MORE OF A SINGLE FAMILY TYPE OF LIFESTYLE. THEY'RE GOING TO STAY IN MCKINNEY. THEY JUST NEED A LITTLE BIT OF TIME TO ACCUMULATE THAT NEST EGG. AND THIS TYPE OF PRODUCT WE THINK PROVIDES THAT.THIS IS A MIX OF TWO AND THREE STORY PRODUCT. EVERY UNIT WILL HAVE A TWO CAR GARAGE, AND IT REALLY IS GOING TO FEEL LIKE A LITTLE MINI NEIGHBORHOOD, YOU KNOW, DIRECTLY ADJACENT TO THIS LARGE, MIXED USE, YOU KNOW, PROJECT JUST TO THE SOUTH. WE'VE BEEN REALLY THOUGHTFUL ABOUT INCLUDING A LARGE OPEN PARK WHERE THERE ARE GOING TO BE PRESERVED TREES IN THIS AREA.
AND WE THINK, YOU KNOW, WITH THIS TYPE OF PRODUCT PROJECT, IT REALLY FEELS LIKE A LITTLE MINI NEIGHBORHOOD. THAT'S GOING TO BE AN EXCELLENT WAY FOR RENTERS TO KIND OF BUILD UP AND WORK THEIR WAY INTO MCKINNEY, AND ULTIMATELY, A VERY COMPLIMENTARY USE TO WHAT IS THE CORE OF THE PROJECT. SO, YOU KNOW, HOPEFULLY THE RENDERINGS, I THINK, ILLUSTRATE OUR VISION, WHICH ULTIMATELY IS A STATEMENT. COMMERCIAL CAMPUS UP AGAINST THE FREEWAY INTERSECTION WITH THE DENSITY THAT BOTH INSULATES AND SUPPORTS US AND SUPPORTS WHAT IS A THRIVING RETAIL CORE AND COMPLEMENTARY SURROUNDING USES. SO THAT CONCLUDES MY REMARKS. THANK YOU FOR BEING PATIENT WITH ME. WE SPENT A LOT OF TIME ON THIS. I'M SURE WE'LL HAVE A LOT OF QUESTIONS. YEAH. CAN YOU GO BACK TO ONE OF THE FIRST RENDERINGS WHERE WE GOT KIND OF AN OVERVIEW AERIAL? SO THE PARKING GARAGE IS AT THE L SHAPED STRUCTURE THERE, KIND OF ALONG THE BOTTOM OR. YEAH. SO THE L SHAPE IS THE HOTEL. OH, THAT'S THE HOTEL. YEP. THIS IS THE PARKING GARAGE. PARKING GARAGE IS IN THE CENTER. YES. THE CAR IS ON THE TOP. AND THAT SEEMS TO BE, THAT SEEMS TO BE QUITE A DISTANCE FROM THE BROWNSTONES. OR THE BROWNSTONES HAVE THEIR OWN PARKING. YEAH, WELL, BROWNSTONES WILL HAVE THEIR OWN PARKING. YEAH. THEY'VE GOT TWO. YES. BUILT IN. CORRECT.
BUT, YOU KNOW, FRIENDS COME BY TO SEE THEM. THEY HAVE TO PARK IN THE GARAGE. YEAH. SO I THINK IDEALLY THERE WILL BE STREET PARKING AVAILABLE. PEOPLE CAN PARK ON THE STREET IF THEY'RE COMING TO STAY AND VISIT. AS FAR AS YOU'RE YOU'RE RIGHT. AS FAR AS THE WALK FROM THE GARAGE TO THE BROWNSTONES. I WHEN WE WERE DESIGNING IT, THE WE DIDN'T NECESSARILY ENVISION, YOU KNOW, VISITORS COMING AND PARKING YOU. BRIAN CORRECT ME IF I'M WRONG. SO THERE'S TWO THINGS ON THE VISITOR PARKING FOR THE TOWNHOMES. THESE ARE NOT PUBLIC STREETS IN THE MIDDLE, SO THEY WILL HAVE PARKING ALONG THE SIDE OF THEM. AND THEN THERE SHOULD BE AN APRON BEHIND THE GARAGE AS WELL. THAT'S GOT THE DEPTH WHERE IF YOUR CARS ARE IN THE GARAGE, YOUR VISITOR CAN PARK BEHIND YOUR GARAGE. YEAH, IF THAT MAKES SENSE. IT'S CURB CUT PARKING, ISN'T IT, WITH TREES STICKING OUT INTO THE DRIVE. I SAW A PICTURE. THERE WAS A GREEN AREA AND THERE WOULD BE. WE'LL CALL IT ON STREET. EVEN THOUGH THERE WON'T BE STREETS. THESE WILL BE FIRE LANES AND DRIVE AISLES, BUT THEY WILL BE BUMP OUTS AND YOU CAN KIND OF SEE IT RIGHT THERE ALONG THE INTERNAL DRIVES. AND THEN WHERE THE GARAGE, TWO CAR ENCLOSED GARAGE SPACES ARE, THERE WILL BE AN APRON TO GET THE VEHICLES INTO THE GARAGE THAT PEOPLE CAN PARK IN AS WELL. OKAY. THANK YOU. AND THANK YOU.
NO, YOU ALL HAVE A FEEL FOR WHAT THE UNIT MIX ON THE MULTIFAMILY WILL BE PRIMARILY OR. YES. SO STILL EARLY TO DETERMINE THE EXACT UNIT MIX GENERALLY. SO FOR MORE URBAN MULTIFAMILY LIKE THIS WE THINK IT'S GOING TO BE AROUND 6,060% STUDIOS AND ONES AND 40% TWOS AND THREES. YEAH. THIS IS ME PROBABLY GETTING WAY DOWN IN THE WEEDS. SO MY APOLOGIES. BUT. IN THE IN THE RENDERING WHERE IT KIND OF ACTUALLY THAT'S IT RIGHT THERE. THAT RENDERING RIGHT THERE. SOMETIMES IT'S BETTER TO BE LUCKY THAN GOOD. FIRST AND FOREMOST YOU GUYS IN MY OPINION, DONE A HECK OF A JOB, REALLY THOUGHT THROUGH ANYTHING AND EVERYTHING FOR IT TO BE THIS EARLY IN THE PROCESS, FOR YOU TO
[00:30:02]
HAVE THIS MUCH DETAIL AND THOUGHT LAID OUT IS IMPRESSIVE. SO THANK YOU AS IT PERTAINS TO THAT WALKWAY THAT KIND OF SEPARATES THE POCKET PARK, FOR LACK OF A BETTER TERM WITH THE RETAIL, DO YOU ALL DO YOU ALL HAVE THAT IN THERE YET? HOW MANY FEET THAT THOSE WILL BE IN TERMS OF HOW WIDE ARE 5 OR 6FT. YEAH OKAY. THANK YOU. AND THE 380 BYPASS IS GOING TO BE JUST ON THE SOUTHERN SIDE OF THIS WHOLE. YES. YEAH. 75 EASTERN. YES. YOU DON'T HAVE ANY IDEA OF WHAT'S GOING TO BE ON THAT HARD CORNER THERE ON THE OTHER SIDE I GUESS JUST RIGHT BELOW. IS THAT TRACT TWO. DO YOU WANT TO TURN ON THE ANNOTATED THREE JUST RIGHT. THREE. YEAH. THAT. YES. SO ANY IDEA WHAT'S GOING TO BE ON ON TRACK THREE. YES. SO TRACK THREE IS PROGRAMED FOR A GROCER. SO THE FOOTPRINT THAT YOU SEE LAID OUT ON THE RENDERING IS ABOUT 67,000FT■!S. SO THINK LIKE A TOM THUMB TYPE OF FOOTPRINT WOULD BE THE IDEAL TYPE OF GROCER. I THINK JAKE CALLED THIS OUT AND IT'S REALLY IMPORTANT IF NEEDED. SO IF WE GET A LARGER FOOTPRINT GROCER LIKE A KROGER FOR INSTANCE, WHERE THEY'RE GOING TO NEED 120,000FT■!S, WE CAN ACTUAY TURN THAT WHOLE TRACT INTO COMMERCIAL IF WE NEED TO AND DO A LARGER FORMAT GROCER. THEY'RE GOING TO NEED A LITTLE LARGER THAN A 67,000 SQUARE FOOT FOOTPRINT. SO WE DID WANT THE FLEXIBILITY IN CASE ALL OF THAT GOES COMMERCIAL FOR THE RIGHT GROCERY USE TO BE ABLE TO, WE CAN GET RID OF THAT MULTIFAMILY AND TURN THAT INTO A FULL COMMERCIAL ZONE FOR A GROCER. AND I'LL ALSO JUST KIND OF DOUBLE DOWN A BIT ON THE REQUIREMENT FOR THE TRIGGER THERE. IT IS A MINIMUM 60,000 SQUARE FOOT. IS THAT RIGHT ON THIS TRACT OR IS IT 2020. YEAH. SO THEY WOULD BE REQUIRED TO PROVIDE 20 ZERO ZERO ZERO SQUARE FEET OF RETAIL SPACE BEFORE THEY CAN UNLOCK THE MULTIFAMILY ON THAT TRACT, AND SIMILAR ON THE TRACK SOUTH OF THAT. IN TERMS OF THE FLEXIBILITY IN TERMS OF YOU GET MORE CORPORATE USERS OR CAMPUS OR RETAIL USERS, YOU HAVE FLEXIBILITY THERE. YEP. TO FLEX IT UP. EXACTLY. AND A QUESTION PERTAINING TO THE KIND OF THE POCKET PARKS YOU MENTIONED INTERCONNECTIVITY. DO YOU HAVE PLANS TO BE ABLE TO CONNECT TO THE GREATER THE MASTER PARKS PLAN FOR CITY OF MCKINNEY? YES. SO ALL OF OUR AND PAUL, IF YOU WANT TO SPEAK AT ALL TO THE PAUL IS OUR LANDSCAPE ENGINEER AS WELL, WHO HELPED DESIGN THE TRAIL SYSTEM. SO I JUST WANT TO MAKE SURE YOU GET THE CORRECT ANSWER. SO WHAT'S CALLED OUT IN GREEN IS THE PLANNED FUTURE CITY OF MCKINNEY TRAILS. WHAT'S CALLED OUT IN YELLOW IS THE PLANNED HONEY OR SORRY ORANGE IS THE PLANNED HONEY CREEK TRAIL. SO ALL OF OUR ON SITE TRAILS AND THOSE ARE AT A LARGER LEVEL. ALL OF OUR ONSITE TRAILS ARE PLANNED TO HAVE A CONNECTION POINT TO CONNECT INTO THE BROADER TRAIL SYSTEM. YES. THANK YOU. SO FIRST OF ALL, I JUST WANT TO SAY GREAT, GREAT PRESENTATION, GREAT PLAN. IT'S WONDERFUL. I DO HAVE A QUESTION REGARDING WHAT IT TAKES TO VARY FROM THIS PLAN. SO DOWN THE ROAD WHAT YOU KNOW, WHAT'S THE TRIGGER TO HAVE TO COME BACK TO THE CITY OR ANYONE ELSE, ANY REGULATORY AGENCY TO VARY FROM WHAT YOU'VE LAID OUT HERE AND WHAT'S BEEN APPROVED? YEAH, THE STAFF WANT TO HANDLE. YEAH. FOR GENERAL DEVIATIONS OF REQUIREMENTS THAT ARE SPECIFICALLY CALLED OUT WITHIN THE PD, THOSE WOULD REQUIRE REZONE UNLESS THEY'RE NOTED WHERE THE APPLICANT CAN COME FORTH WITH A DESIGN EXCEPTION AS PART OF A SITE PLAN. BUT, YOU KNOW, FOR THOSE HARD REQUIREMENTS THAT ARE EXACTLY SPELLED OUT WITHIN THE DEVELOPMENT REGULATIONS, IT WOULD REQUIRE REZONING IN THE FUTURE. SO IT WOULD GO BACK IN FRONT OF P AND Z AND COUNSEL BOTH. OKAY. THANK YOU. ONE LAST QUESTION. FOR ME, GENERALLY SPEAKING, APPROXIMATELY HOW MUCH COMMERCIAL AND HOW MUCH AND HOW MANY MULTIFAMILY UNITS ARE YOU ANTICIPATING ACROSS ALL FOUR TRACKS? YEP. SO JUST BREAKING DOWN THE COMMERCIAL USES BECAUSE IT'S A LITTLE BIT EASIER FOR ME. SURE. OFFICE IS ABOUT 120,000FT■!S. THE RETAIL. WHAT'S THAT? OH, SORRY, 320,000FT■!S. SORRY ABOUT THAT OFFICE. ABOUT 320,000FT■!S. THE RETAIL BETWEEN THE GROCER AND THE REST OF THE ADJACENT RETAIL NEXT TO THE GROCER AND THE ON SITE. THAT'S PLUS OR -150,000FT■!S. DON'T HOD ME TO EXACT NUMBERS HERE ON THE ADDITION. SURE. AND THEN THE MULTIFAMILY USES ACROSS THE THREE TRACKS, GIVE OR TAKE. WE'RE ABOUT 1200, AND YOU CAN CORRECT ME IF I'M OFF ON THAT ONE. LOOKS ABOUT RIGHT. YEAH. ABOUT 1200. SO A LOT OF DENSITY.YEAH. I MEAN, I SAY THAT IN A POSITIVE WAY, BUT THOUGHTFULLY PLACED DENSITY. YES. THANK YOU.
[00:35:05]
IN TERMS OF THE HOTEL, LIKE WHAT TYPES OF BRANDS ARE YOU ENVISIONING? YEAH, THAT'S A REALLY GOOD QUESTION. I MEAN, IT'S 100 KEYS. YEAH. WHICH IS REALLY A FUNCTION OF PARKING. I THINK IF WE COULD BUILD MORE PARKING, WE COULD ACCOMMODATE MORE DENSITY. YOU KNOW, I THINK IT'S A LITTLE EARLY TO DETERMINE. I THINK RIGHT NOW THE SITE HAS A LOT OF FLEXIBILITY.RIGHT. IF THE SITE REALLY MATURES, WE LAND A CORPORATE CAMPUS. YOU KNOW, I THINK THIS COULD BE A MORE, YOU KNOW, ELEVATED TYPE OF FLAG, LIKE A CANOPY AC IF WE'RE, YOU KNOW, WE GET A HOTEL AT A TIME WHEN THE SITE IS REALLY MATURE. IF IT'S EARLIER, I THINK YOU'RE LIKELY TO SEE MAYBE MORE SELECT SERVICE TYPE OF HOTELS. OUR GOAL, I THINK, IS THAT THE HOTEL IS REALLY A COMPLEMENT TO THE OFFICE AND COMMERCIAL USES, RIGHT. THAT'S GOING TO BE A HUGE AMENITY, I THINK, FOR ANY TYPE OF OFFICE USER THAT COMES IN. SO MY GOAL AND MY HOPE IS THAT, YOU KNOW, WE GET THE RIGHT OFFICE USER HERE AND CAN ATTRACT, YOU KNOW, MORE OF THAT HIGHER END BRAND WOULD BE MY GOAL. BUT IT'S STILL EARLY. ULTIMATELY YOU DO YOU HAVE THE ABILITY IN YOUR PLAN TO FLEX AND ACCOMMODATE A LARGER BRAND IF NECESSARY. WE'D HAVE TO SOLVE FOR THE PARKING.
THE PARKING WOULD BE THE BIGGEST CONSTRAINT ON THAT. SO, YOU KNOW, RIGHT NOW WE'VE TRIED TO SIZE THE GARAGE TO THE METRICS THAT YOU SEE ON THE SCREEN IN TERMS OF DENSITY. IF WE WANTED TO FLEX THAT HOTEL UP A LITTLE BIT, I THINK I WANT TO SAY WE HAVE THE HEIGHT TO DO IT. IF WE WANTED TO GO TALLER, BUT WE WOULD JUST NEED TO FIGURE OUT THE PARKING. SO I THINK IF WE JUST WANTED TO BUILD MORE SPACES, THAT'S SOMETHING WE CAN DEAL WITH. WHEN WE GET THE WHEN WE GET THE BRAND IN PLACE. OKAY. GOOD QUESTION. LIKE WHAT? DO YOU KNOW WHAT'S GOING IN THERE ON THE NORTH SIDE OF LORD HOWE? JUST. EAST OF TRACK AND TRACK THREE? YEAH. WILSON. YEAH. SO TO THE NORTHEAST OF THIS PROPERTY IS WHAT WE CALL THE. OH, SORRY. IT'S WHAT WE CALL THE ADDISON WILSON TRACK. SO THERE'S A PRETTY HEAVY URBAN MULTIFAMILY THERE AS WELL. VERY SIMILAR TO THIS TRACK THERE AT 75 AND LORD HOWE. YEAH. FREEWAY COMMERCIAL DESIGNATION. THAT'S CORRECT.
YEAH. THAT'S COMMERCIAL. EVERYTHING TO THE NORTHEAST THOUGH IS MULTIFAMILY. SO THE GROCERY USE WOULD KIND OF TIE INTO THAT FREEWAY COMMERCIAL FROM A CONTINUITY STANDPOINT.
YEAH, YEAH. SO THE TRACK JUST TO THE NORTHEAST OF IT, I GUESS, IF YOU WILL, IS KNOWN AS WILSON CROSSING. IT HAS AN URBAN MIXED USE FORM BASED ZONING CODE ON IT FROM 2013. I THINK IT'S BEEN UPDATED A FEW TIMES, BUT IT ALLOWS FOR A VERY SIMILAR STYLE OF DEVELOPMENT WHERE THE FRONTAGE IS RESERVED FOR COMMERCIAL. IT DOES HAVE AN INTEGRATED MULTIFAMILY AND NEIGHBORHOOD STREETSCAPE, VERY SIMILAR TO WHERE THEY INTERACT FOR WHERE THEY'RE SHOWING THAT RED RETAIL AND THE CENTRAL PARK. IT HAS THAT SAME KIND OF REQUIREMENT, SO VERY COMPLEMENTARY TO EACH OTHER IN TERMS OF THE FORM AND MIX OF USES. I JUST WANTED TO ECHO WHAT RUSSELL AND JAMES SAID. I THINK THERE'S A LEVEL OF THOUGHT AND INTENTIONALITY HERE THAT WE DON'T ALWAYS SEE AT THIS STAGE IN THE PROCESS, AND APPRECIATE THE LEVEL OF DETAIL YOU GUYS HAVE PUT IN WITH STAFF WORKING ON THIS. THANK YOU. ANYBODY ELSE? WELL, THAT WAS A GREAT DISCUSSION AND PRESENTATION. THANK YOU VERY MUCH. THANK YOU. DO WE HAVE ANYBODY CAITLIN, IS THERE ANYBODY HERE WISHING TO SPEAK ON THIS ITEM. THIS IS A PUBLIC HEARING. AND YOU CAN COME TO THE PODIUM AND SPEAK ON THIS ITEM. ANYBODY? SEEING NONE. WE'LL ENTERTAIN A MOTION. A MOTION TO APPROVE. GO AHEAD. MAKE A MOTION TO APPROVE. ITEM NUMBER 24 018Z, AS RECOMMENDED BY STAFF. SECOND MOTION. OKAY. THANK YOU VERY MUCH. WE HAVE A MOTION BY GINA HAMMOCK TO APPROVE THIS ITEM AND SECONDED BY DEIDRE WOODARD. IS THERE ANY FINAL DISCUSSION ON THIS? OKAY.
PLEASE CAST YOUR VOTE. I KNOW WE'RE LEARNING.
WE SELECT THE MOTION BUTTONS AGAIN FOR US, PLEASE. COMMAND.
[00:40:17]
OKAY. OH THERE WE GO. SO I HAD TO CLICK THAT. OH YOU'VE GOT IT. LOOKS LIKE THEY POPPED UP. JUST CLICK RECORD OKAY. THE MOTION PASSES IS A VOTE OF 7 TO 0 AND WILL BE FORWARDED ON TO CITY COUNCIL FOR A FINAL DECISION ON MARCH 31ST 2025 MEETING. NEXT, WE'LL MOVE TO ITEM 24 0146Z.[Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “BG” - General Business District to “PD” - Planned Development District, Located at 500 W University Drive]
CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON A REQUEST TO REZONE THE SUBJECT PROPERTY FROM BG GENERAL BUSINESS DISTRICT TO PD PLANNED DEVELOPMENT DISTRICT, LOCATED AT 500 WEST UNIVERSITY DRIVE, STUART. THANK YOU CHAIRMAN. GOOD AFTERNOON, COMMISSIONERS. STUART STORY PLANNER WITH THE CITY OF MCKINNEY. THE APPLICANT REQUEST TO REZONE THE SUBJECT PROPERTY FROM BG GENERAL BUSINESS DISTRICT TO PD PLANNED DEVELOPMENT DISTRICT.THE SITE. THE SITE CURRENTLY FEATURES AN EXISTING OFFICE BUILDING AND IS SURROUNDED BY A MIX OF LAND USES. TO THE NORTH AND EAST THERE IS AN EXISTING SINGLE FAMILY RESIDENTIAL PROPERTIES, WHILE TO THE SOUTH AND WEST ARE COMMERCIAL USES SIMILAR TO THE EXISTING DEVELOPMENT ON SITE. WHILE ALL PROPOSED USES UNDER THE PD ZONING ARE CURRENTLY PERMITTED UNDER THE EXISTING ZONING, THE APPLICANT SEEKS TO MODIFY THE FOLLOWING DEVELOPMENT STANDARDS.
REDUCING THE RESIDENTIAL ADJACENCY SETBACK REQUIREMENT FROM 20FT TO 16FT. REDUCING THE STREET BUFFER WIDTH REQUIREMENT FROM 20FT TO 5.85FT, AND ADJUSTING THE DISTANCE REQUIREMENT FOR PASSENGER VEHICLE FUEL SALES FROM THE TYPICAL 250FT TO 103FT FROM RESIDENTIAL PROPERTIES. THE PURPOSE OF THE PD ZONING DISTRICT IS TO ENCOURAGE CREATIVE AND HIGH QUALITY SITE DESIGN THAT PROVIDES A GREATER PUBLIC BENEFIT THAN WHAT IS ACHIEVABLE UNDER THE STANDARD ZONING REGULATIONS. HOWEVER, THE PROPOSED DEVELOPMENT REGULATIONS DO NOT INCORPORATE ANY ENHANCED SITE DESIGN ELEMENTS THAT WOULD JUSTIFY A DEVIATION FROM THE STANDARD BG ZONING OR ANY UNIQUE SITE CONSTRAINTS THAT WOULD NECESSITATE A PD ZONING. THE RESIDENTIAL ADJACENCY BUFFER REQUIREMENT IS A STRICT STANDARD UNDER THE UDC, WITH NO AVAILABLE DESIGN EXCEPTIONS. THE PROPOSED REDUCTION FROM 20FT TO 16FT DOES NOT PROVIDE ADDITIONAL SCREENING, BUFFERING, OR DESIGN ENHANCEMENTS TO MITIGATE ITS IMPACT ON ADJACENT RESIDENTIAL PROPERTIES. GIVEN THAT THE PURPOSE OF A PD ZONING IS TO ALLOW FOR UNIQUE DEVELOPMENT PROJECTS THAT OFFER A HIGHER LEVEL OF PUBLIC BENEFIT, THE PROPOSED REQUEST DOES NOT ALIGN WITH THE ZONING CHANGE APPROVAL CRITERIA. AS SUCH, STAFF IS NOT SUPPORTIVE OF THE OF THE PROPOSED REDUCTION. THE REQUEST TO REDUCE THE STREET BUFFER WIDTH FROM 20FT TO 5.85FT IS INCONSISTENT WITH THE UDC'S DESIGN EXCEPTION STANDARDS, WHICH ONLY ALLOW A REDUCTION IN STREET BUFFER TO A MINIMUM OF TEN FEET. GIVEN THAT THIS WOULD DIMINISH THE CORRIDOR'S ESTHETIC AND FUNCTIONAL QUALITY, THE REQUEST DOES NOT MEET ZONING CHANGE APPROVAL CRITERIA. AS SUCH, STAFF IS NOT SUPPORTIVE OF THE PROPOSED REDUCTION. PER THE UDC, FUEL PUMPS ASSOCIATED WITH A PASSENGER FUELING STATION MUST BE SET BACK A MINIMUM OF 250FT FROM RESIDENTIAL PROPERTIES.
THIS PROVISION EXISTS TO MINIMIZE PUBLIC HEALTH AND SAFETY RISKS, AS WELL AS NUISANCES SUCH AS NOISE, ODORS, AND INCREASED FOOT TRAFFIC, REDUCING THE REQUIRED SETBACK TO 103FT COULD NEGATIVELY IMPACT NEARBY HOMES, PARTICULARLY IN THE ABSENCE OF MITIGATING DESIGN MEASURES SUCH AS ENHANCED LANDSCAPING OR SITE ORIENTATION CHANGES. AS SUCH, STAFF IS NOT SUPPORTIVE OF THE PROPOSED REDUCTION. THE REQUESTED ZONING CHANGE DOES NOT MEET THE APPROVAL CRITERIA FOR A PD DISTRICT, AS THE PROPOSED DEVELOPMENT DOES NOT OFFER ADDITIONAL PUBLIC BENEFITS BEYOND WHAT COULD BE ACHIEVED UNDER THE STANDARD BG ZONING.
FURTHERMORE, THE REQUESTED REDUCTIONS TO THE RESIDENTIAL BUFFER, STREET BUFFER WIDTH AND FUEL PUMP SEPARATION REQUIREMENTS FAIL TO MEET THE APPROVAL CRITERIA FOR ZONING
[00:45:05]
CHANGE. SUPP OR DESIGN EXCEPTION, AND FAILS TO PROVIDE MITIGATION FOR SAID REDUCTIONS.STAFF ALSO RECEIVED THREE LETTERS OF OPPOSITION. FOR THESE REASONS, STAFF RECOMMENDS DENIAL OF THE REZONING REQUEST. I WILL STAND FOR ANY QUESTIONS. THANK YOU. STUART. QUESTIONS OF STUART. YEAH. AS IT PERTAINS TO THE STREET BUFFER. CAN WE GO BACK TO THAT SLIDE? SO I UNDERSTAND WHY THE. REQUIREMENT OR THE REGULATION IS IN PLACE. BUT THAT ENTIRE HARD CORNER IS A TXDOT RIGHT OF WAY. RIGHT. YES. YES. YEAH. SO THERE IS AN AMPLE AMOUNT OF BUFFER ALREADY CREATED JUST BY THE NATURE. I MEAN, I UNDERSTAND TO BASED ON THE LETTER OF THE LAW, BUT. I MEAN, THERE'S A LOT OF SPACE FOR A BUFFER ALREADY THERE. CORRECT. WELL, AS A UNIVERSITY DRIVE HAS EXPANDED THROUGH THE YEARS, IT HAS KIND OF EATEN INTO THAT LANDSCAPE BUFFER. AND SO IT IS THAT IS WHY IT IS CRITICAL TO MAINTAIN AS MUCH AS AS POSSIBLE. OKAY. AND. OKAY. THANK YOU. JUST OUT OF CURIOSITY, SO THE APPLICANT IS REQUESTING A AN EXCEPTION TO THE DISTANCE FROM THE FUEL DISPENSERS. DID THAT DISTANCE CHANGE SINCE THE UDC CAME INTO PLAY? NO, IT HAS NOT.
IT'S ALWAYS BEEN 250, 250FT. OKAY, SO I WENT OUT AND THERE ARE A COUPLE OF GAS STATIONS.
I'D SAY WITHIN A HALF A MILE FROM THIS SITE. SO THERE'S A SUNOCO AT THE SOUTHWEST CORNER OF CHURCH AND UNIVERSITY. I MEASURED, SO THEIR FUEL DISPENSER DISTANCE WAS APPROXIMATELY 180FT FROM A RESIDENTIAL ON THE SOUTHWESTERN PUMP. AND THEN FURTHER DOWN THERE'S A CIRCLE K AT UNIVERSITY AND THROCKMORTON. THROCKMORTON, ACTUALLY, WHERE THROCKMORTON AND WOODLAWN INTERSECT WITH UNIVERSITY. AND THAT FUEL DISPENSER WAS APPROXIMATELY 85 TO 100FT FROM RESIDENTIAL. SO THAT'S WHY I WAS WONDERING IF MAYBE IT USED TO BE A DIFFERENT DISTANCE, AND MAYBE THOSE WERE GRANDFATHERED IN. SO WE'D HAVE TO GO LOOK AND SEE WHEN THOSE WERE ACTUALLY CONSTRUCTED. SO WHILE THE 250FT DIDN'T CHANGE WHEN WE WENT FROM THE OLD ZONING ORDINANCE TO THE NEW UDC IN 2022, WE'D HAVE TO GO SEE. IT IS LIKELY THAT THAT 250 CAME ONLINE AT SOME POINT, AND THOSE EXISTING GAS STATIONS WERE BUILT BEFORE THAT REQUIREMENT CAME ON.
IT JUST IT DIDN'T IT WASN'T NEW IN 2022 WITH THE UDC, ESPECIALLY IN AN AREA OF TOWN WHERE THERE WAS DEVELOPED A LONG, LONG TIME AGO, LIKE THE 380 CORRIDOR. YEAH. STUART, IT'S MY UNDERSTANDING THERE'S NO STATE LAW THAT REGULATES THE STORAGE DISPENSER TO BE A CERTAIN DISTANCE FROM RESIDENTIAL. IS THAT CORRECT? THAT IS CORRECT. IT IS ONLY FROM DAYCARES. I BELIEVE OUR UDC CODE REQUIRES IT. CORRECT. THANK YOU. STUART, WHEN YOU STARTED, WOULD YOU GO BACK? I THOUGHT I HEARD YOU SAY THAT UNDER THE CURRENT ZONING, THAT WOULD BE PERMISSIBLE OR NOT FOR THIS PROPERTY, THE GAS STATION. THE USE IS ALLOWED UNDER THE CURRENT ZONING. OKAY.
IS THE BUFFERING AND THE. YEAH, IT'S JUST THE STANDARDS THAT THEY ARE TRYING TO REDUCE THAT WOULD NOT ALLOW THE DOES THIS. I'M ONLY ASKING BECAUSE THE AERIAL YOU HAVE UP HERE NOW THE PROPOSED BUFFER IN THE REAR EXCEED WHAT'S THERE CURRENTLY IN THE EXISTING USE. IT LOOKS LIKE IT DOES, BUT I CAN'T TELL BECAUSE OF THE HATCHING. NO, I THINK IT'LL IT'LL BE PROBABLY A LITTLE BIT MORE THAN WHAT IS EXISTING. THE CURRENT EXISTING BUILDING IS A LEGAL NONCONFORMING. OKAY. THANK YOU. STUART, DO YOU HAVE ANY INFORMATION ON THE EXISTING USE THAT'S THERE? DO WE KNOW IF ANYONE'S EVEN OCCUPYING IT OR IS IT JUST. I BELIEVE SO IT IS CURRENTLY AN OFFICE BUILDING AND I'M NOT ENTIRELY SURE HOW FULL IT IS. I'LL LEAVE THAT TO THE
[00:50:02]
APPLICANT. OKAY. OKAY. I DIDN'T LOOK THIS UP, BUT HOW BIG IS THE EXISTING BUILDING IN COMPARISON TO THE PROPOSED BUILDING? I WILL LET THE APPLICANT SPEAK TO THAT. I'M NOT SURE WHAT SIZE THE BUILDING IS THEY'RE PROPOSING OR THE EXISTING. THE EXISTING BUILDING IS AROUND 9500FT■!S, GE OR TAKE. OKAY. THANK YOU. ANYTHING ELSE? JUST OUT OF CURIOSITY. SORRY. I PUT A PIECE OF CANDY IN MY MOUTH. I'M SO EMBARRASSED. I HAD A QUESTION. DOES THE APPLICANT. DO YOU KNOW? OR DO YOU HAVE KIND OF SITE PLAN RENDERING OF WHERE THE FUEL PUMPS WOULD BE ORIENTED AT THE SITE? THEY DID AT SOME POINT SHOW A PRELIMINARY LAYOUT DESIGN. HOWEVER, IT IS NOT A CONCRETE DESIGN AT THIS POINT, SO I, I DON'T HAVE IT WITHIN THE PRESENTATION. OKAY. THANK YOU.IT LOOKS LIKE FROM THIS PICTURE HERE THAT THERE WOULDN'T BE ABLE TO BE ANY CROSS ACCESS WITH ANY ADJACENT PROPERTY. FOR. CORRECT. I MEAN, THEY WOULD, IT WOULD, THE LAYOUT WOULD HAVE TO BE SOMEWHAT SIMILAR, LIKE JUST CONNECTING UNIVERSITY TO A COLLEGE STREET. AND I DON'T THINK THERE COULD BE ABLE TO CONNECT INTO THE ADJACENT PROPERTY TO THE EAST. THERE'S PART TO THE WEST. WEST. ANYBODY ELSE QUESTION. THANK YOU STUART. IF WE COULD GET THE APPLICANT UP. GOOD EVENING COMMISSIONERS. MY NAME IS JEFF TUCKER WITH MURPHY USA DEVELOPMENT TEAM 4319 CIBOLO CREEK TRAIL. JUST HERE TO ANSWER ANY QUESTIONS YOU MAY HAVE. TO ANSWER YOURS SPECIFICALLY, WE BUILD A 2800 SQUARE FOOT BUILDING, SO IT'LL BE 99,000 TO 2500FT■!S. AND WE DO HAVE RENDERINGS OF WHERE WE PROPOSE THE FUEL PUMPS, AS WELL AS THE BUILDING THAT WE SHARED IN OUR PRE-APP MEETING. WE ALSO HAVE THE LANDLORD HERE, AS WELL AS OUR ENGINEER, TO ANSWER ANY QUESTIONS THAT YOU GUYS MAY HAVE. I GUESS I HAVE A QUESTION.
I WONDER IF YOU'VE WORKED. HAVE YOU WORKED WITH THE CITY OR STAFF OR TRIED TO LAY OUT YOUR YOUR YOUR PROPOSED BUILDING TO MITIGATE THE STANDOFF REQUIREMENT? WE HAVE AND IT DOES NOT MEET WHERE WE COULD ACTUALLY GET A STATION BUILT THERE. IT LOOKS LIKE IT LOOKS LIKE YOU COULD PROBABLY PUT A SMALLER BUILDING OR MOVE THE BUILDING AROUND TO MEET THAT REQUIREMENT, BUT WE BUILD A PREFAB BUILDING. SO EVERY SINGLE ONE OF OUR BUILDINGS IS 2800FT■!S. TO CREAE CONSISTENCY FOR OUR CUSTOMER BASE. I SEE. YEAH. WELL, I WAS GETTING AT IS I CAN'T TELL ME IF I'M WRONG, BUT I CAN'T SEE HOW YOU COULD MOVE A PUMP AROUND TO GET AWAY FROM THE 250 FOOT STANDOFF. I THAT IT DOESN'T LOOK LIKE THERE'S ENOUGH REAL ESTATE THERE TO DO THAT. YEAH, THAT'S WHY WE'RE ASKING FOR THIS CHANGE HERE SO THAT WE CAN ULTIMATELY FIT OUR NUMBER OF PUMPS AND OUR BUILDING. THAT'S OUR TYPICAL. THANKS. IT'S ONLY SIX PUMPS. CORRECT? SIX PUMPS? YES. WHAT WOULD YOU DO IF YOU HAD ALL THE SPACE IN THE WORLD? WHAT WOULD YOU. THE MOST WE DO IS THE MOST WE'VE EVER DONE IS TEN. OUR TYPICAL IS 6 OR 8. OKAY. CAN YOU TALK A LITTLE BIT ABOUT BUFFERING ALONG THE NORTH SIDE? YEAH. WE'RE WILLING TO WORK WITH THE NEIGHBORING PROPERTY OWNERS TO DETERMINE. YOU WANT TO JUMP IN HERE? YEAH. AND, YOU KNOW, WE'LL WORK WITH THEM ON WHAT THEIR DESIRE IS, WHETHER IT BE A BLOCK WALL, BRICK WALL, LANDSCAPE BUFFER. WE'RE WILLING TO BE FLEXIBLE. HAVE YOU CONTACTED THE NEIGHBORS? WE HAVE. AND WHAT ARE THE RESPONSES? SCOTT TALKED TO THEM DIRECTLY. THEIR RESPONSES WERE OVERWHELMINGLY POSITIVE. AND THERE WAS ONE THAT'S SPECIFICALLY REQUESTED A BUFFER. AND WE'RE GOING TO GIVE HER THE OPPORTUNITY TO GIVE US FEEDBACK AND ULTIMATELY WORK WITH HER CHOICE. AND THESE WOULD BE NEIGHBORS THAT ABUT TO THE PROPERTY. YES. ON THE NORTH SIDE. RIGHT. JUST IN TERMS OF SOME OF THE PREFAB BUILDINGS THAT YOU'VE DONE IN THE OTHER LOCATIONS, MAYBE OUTSIDE OF MCKINNEY, HAVE YOU EVER HAD ANY WHERE THE PUMPS WERE LESS THAN THE 250 FROM RESIDENTIAL? AND WHAT'S BEEN KIND OF THE LEAST, THE SHORTEST? I DON'T KNOW EXACTLY OFFHAND, THE SHORTEST,
[00:55:02]
BUT THEY'VE BEEN LESS THAN 250 FOR SURE. WE WORK WITH A NUMBER OF DIFFERENT PROPERTIES, YOU KNOW, IN COMPARISON TO OTHER GAS STATION USERS. WE ARE A SMALLER BUILDING AND TYPICALLY LESS PUMPS THAN YOU SEE FROM, LIKE I SAID, OTHERS. AND SO, YOU KNOW, WE'RE VERY MUCH WHAT WE CONSIDER CATERING TO THE BLUE COLLAR CUSTOMER. AND, YOU KNOW, TRYING TO FILL ALONG THESE COMMERCIAL CORRIDORS WHERE, QUITE FRANKLY, OUR COMPETITION CAN'T BECAUSE THEY'RE TOO BIG. LOOK, I'D LOVE TO. SCOTT WOODRUFF, 2707, CARRIAGE TRAIL, MCKINNEY, TEXAS. LOOK, I JUST WANT TO RUN THROUGH EACH ONE OF THE THREE EXCEPTIONS THAT WE'VE ASKED FOR. YOU KNOW, THE FIRST ONE BEING THIS REAR ADJACENCY TO RESIDENTIAL, AS JEFF JUST MENTIONED, I DID GO MEET WITH ALL THE HOMEOWNERS, SPECIFICALLY THE FIVE. I DON'T KNOW HOW TO CHANGE THIS. SO THE FIVE HOMES THAT ARE RIGHT BEHIND THE PROPOSED GAS STATION, THE CORNER ONE IS EMPTY, VACANT FOR TWO YEARS. THE SECOND ONE IS OWNER OCCUPIED. THE THIRD ONE IS A RENTER. THE FOURTH ONE IS EMPTY AND IS FOR LEASE. THE NEXT ONE OVER. WE APPROACHED THEM. THEY DIDN'T WANT TO COME OUT AND TALK. WE WENT ACROSS THE STREET.WE TALKED TO THEM. OWNER ON THE HARD CORNER. THE SECOND ONE IN THEY WERE ACTUALLY OWNER OCCUPIED. THERE ARE FOUR OF THE GAS STATION AND SAME WITH THE THIRD. SO THE THREE ON THE NORTH SIDE OF THE STREET ARE FOUR ON THE SOUTH SIDE. WE TALKED TO ALL, SEVERAL OF THEM. NOBODY WAS OPPOSED. AND WHAT I'VE AGREED TO WITH THE LADY THAT LIVES IN THE SECOND HOUSE IS THAT WE CAN GO ONE OF TWO WAYS WITH HAVING ADDITIONAL SCREENING. ONE IS A BRICK WALL ALL THE WAY ACROSS SIX FOOT, OR HAVE A WROUGHT IRON FENCE WITH COLUMNS, BRICK COLUMNS, AND HAVE A LANDSCAPE BUFFER. AND AS I'VE PROPOSED TO STAFF EARLIER TODAY, WE'RE GAME. YOU KNOW, I ASKED I ASKED THAT LADY, DON'T GIVE ME A COMMITMENT TODAY. BUT BEFORE THE HEARING WITH THE CITY COUNCIL ON APRIL 1ST, I JUST NEED TO KNOW AN ANSWER BY THEN. AND WE'LL COMMIT TO THAT. THAT PIECE IN THAT MEETING. ALSO, YOU KNOW, SO OBVIOUSLY THEN WE TALKED ABOUT THE 250FT OF ALL THOSE HOMES. I DID SPEAK WITH THE HOME UP ON THE RIGHT HAND CORNER AS WELL. OWNER OCCUPIED. THEY WERE FINE WITH THE GAS STATION. AND THEN AS YOU COME DOWN ON THE RIGHT HAND SIDE, THE THREE THAT ARE THE CLOSEST TO THE GAS STATION, THE SOUTHERN ONE IS A OWNER OCCUPIED. HE WAS FINE WITH THE GAS STATION. THE NEXT TWO ARE RENTALS. I ONLY GOT TO THE MIDDLE RENTAL PERSON AND THEY WERE OKAY WITH IT. BUT AGAIN RENTAL. SO ULTIMATELY. AND THEN WE'LL GET TO THE COMMERCIAL USES TO THE HARD CORNER DOWN ON THE RIGHT HAND SIDE. THEY WERE OKAY WITH THE CONCEPT. THE MEXICAN RESTAURANT WAS OKAY WITH THE CONCEPT. AND THEN THE LAST BUILDING, THE THIRD BUILDING DOWN, WE HAD A CONVERSATION WITH THEM, BUT IT'S SOME TEMP TENANT IN THERE. THE LAW FIRM I GUESS, RECENTLY MOVED OUT AND THEY HAVE A TEMP TENANT IN THERE I THINK. SO THAT WILL ADDRESS COMMENTS ONE AND TWO. NUMBER THREE, I'M GOING TO LET YOU PICK OUT WHERE WE HAVE A FRONT VARIANCE. IT'S VERY SMALL SLIVER. AND I WANT YOU TO IF YOU COULD TELL THEM WHERE THAT LITTLE SLIVER IS BECAUSE WE'RE NOT ASKING FOR A LANDSCAPE LANDSCAPE. YEAH. THE LANDSCAPING VARIANCE. CHAIRMAN.
COMMISSIONERS. THANK YOU. ALAN PEREZ JM CIVIL ENGINEERING 1101 CENTRAL EXPRESSWAY, ALLEN, TEXAS. YEAH. THE EXCEPTION FOR THE LANDSCAPE VARIANCE IS ABOUT SIX FEET, FIVE FEET ON THE FAR SOUTHEAST CORNER OF THE SITE. IT ACTUALLY ABUTS THE LARGE TXDOT GREEN AREA. THE REST OF IT ALONG COLLEGE, WE ARE ABLE TO MAINTAIN THE 20 FOOT LANDSCAPE REQUIREMENT. IT'S JUST THAT ONE CORNER THAT WE'RE NOT ABLE TO PARTIALLY. THE REASON WHY IS, I DO WANT TO POINT OUT, IS WE WORK CLOSELY WITH ENGINEERING AND FIRE ON A SITE PLAN THAT SATISFIED THE HEALTH, SAFETY, WELFARE CONCERNS THAT THEY WOULD HAVE BEFORE EVEN COMING TO THE PD, BEFORE EVEN SUBMITTING FOR THE PD. SO I HAD TO RUN A FIRE LANE THROUGH THE SITE. WE HAD TO GET THE CERTAIN RADIUSES TO ACCOMMODATE, AND ALSO WE HAVE TO PROVE THAT WE CAN MAKE CROSS ACCESS TO THE PROPERTY NEXT DOOR. I KNOW THE QUESTION OF CROSS ACCESS CAME UP, AND I DON'T KNOW THAT THE NEXT DOOR NEIGHBORS EVER GOING TO NOT DO WHAT THEY'RE DOING NOW, BUT IN THE EVENT THAT THEY REDEVELOP THAT SITE, THE MURPHY SITE WILL ALLOW FOR THAT CROSS ACCESS TO OCCUR. SO IF THAT RESTAURANT
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EVER CHANGES WHAT THEY WANT TO DO OR BECOME SOME OTHER KIND OF DEVELOPMENT. SO WE WORKED PRETTY CLOSELY ON ON THAT. WE DIDN'T WANT TO SUBMIT SOMETHING TO TRY TO GET A PD THAT WOULD NEVER GET THROUGH ENGINEERING AND FIRE. SO WE TRIED TO GET THAT OUT OF THE WAY FIRST. SO BUT YEAH, THE THIRD CONCERN ABOUT LANDSCAPING IT IS REALLY IT WOULD HAVE BEEN NICE. WE ACTUALLY DO HAVE A SITE PLAN THAT ENGINEERING AND FIRE LOOKED AT. AND THAT WOULD HAVE BEEN A BENEFICIAL ADDITION TO THIS PRESENTATION. IN HINDSIGHT. BUT YEAH, THE LANDSCAPE ISSUE IS MAINLY ON THAT SOUTHEAST CORNER.SO. YEAH, OKAY. GLAD TO ANSWER ANY OTHER QUESTIONS FROM AN ENGINEERING PERSPECTIVE.
ANYTHING ELSE? THANK YOU VERY MUCH. THANK YOU. THIS ITEM DOES HAVE A PUBLIC HEARING. YES.
STEWART. SORRY. I JUST WANTED TO MENTION THAT THE UPDATED DEVELOPMENT REGULATIONS HAVE BEEN PROVIDED TO YOU GUYS IN CASE YOU GUYS WANT TO LOOK AT THOSE. THANK YOU. THIS ITEM DOES HAVE A PUBLIC HEARING. IS THERE ANYONE HERE WISHING TO SPEAK ON THIS ITEM? CAITLIN, DO WE HAVE ANY CARDS? YES, SIR. PLEASE COME TO THE PODIUM. IF YOU'LL GIVE YOUR CARD TO THE LADIES DOWN AT THE END. THANK YOU. AND PLEASE STATE YOUR NAME AND ADDRESS. LET ME SPEAK. MY NAME IS PAUL GRIFFIN. RESIDE AT 7127 COUNTY ROAD 410, MCKINNEY, TEXAS 75071. I OWN THE TWO PROPERTIES ON THE EAST SIDE OF COLLEGE STREET, 1806 AND 1804. COLLEGE RIGHT THERE WHERE THE ENTRANCE GOES INTO THEIR PROPERTY. THE SITE PLAN THAT YOU HAVE ON THE SCREEN HAS TWO ENTRANCES, ONE OFF 380 AND ONE OFF COLLEGE STREET, AND THE ONE ON COLLEGE STREET GOES DIRECTLY INTO THE DRIVEWAY OF THE RESIDENCE. 1804. I AM CONCERNED ABOUT THE ODOR AND THE EXCESSIVE TRAFFIC GENERATED BY THIS DEVELOPMENT. THERE ARE IS STREET PARKING WITH VISITORS COME TO THE RESIDENCES THAT I OWN, AND THE INCREASED TRAFFIC WOULD CREATE A SAFETY CONCERN FOR MY PROPERTIES. SO THAT'S THAT'S MY MAIN CONCERN IS SAFETY. THE ODOR I HAVE CONCERNS WITH. THE DEVELOPER DID NOT TALK TO ME. HE TALKED TO ONE OF MY TENANTS, AND THAT LADY CALLED ME AND SAID, I DON'T WANT THIS. SO I'M GOING TO HAVE TO SAY THAT BOTH MY PROPERTIES ARE GOING TO BE IN OPPOSITION TO THIS. THANK YOU VERY MUCH. THANK YOU. THANK YOU. ANYBODY ELSE WISHING TO SPEAK? JENNIFER, WHAT IS THE GUIDANCE ON THE DUMPSTER? HOW FAR AWAY FROM RESIDENTIAL DOES IT HAVE TO BE? PER THE UDC, DUMPSTERS HAVE TO BE A MINIMUM OF 20FT AWAY FROM ADJACENT RESIDENTIAL. OKAY. AND I GUESS THERE'S ROOM FOR THAT, IS IT? DOES THE PLAN WOULD YOU COME UP ONE MORE TIME? DOES YOUR PLAN HAVE A ROOM FOR A DUMPSTER TO BE 20FT AWAY FROM RESIDENTIAL? I'M NOT CERTAIN OF THE DISTANCE.
IT'S NOT QUITE AS FAR BACK AS THE BUILDING. WE DO HAVE A TRASH ENCLOSURE, A MASONRY ENCLOSURE AROUND THE DUMPSTER ON THE SITE PLAN. IT'S INCORPORATED ON IT. KIND OF HARD TO EXPLAIN WITHOUT THE GRAPHIC, BUT IT'S. IT'S ADJACENT TO THE BUILDING. IT'S ON THE EAST SIDE OF THE BUILDING. I'M JUST SAYING, KNOWING THAT IT'S GOT TO BE 20FT AWAY FROM RESIDENTIAL, I THINK WE COULD ACCOMMODATE, I DON'T KNOW, OFF THE TOP OF MY HEAD, BUT IT WASN'T ONE OF THE VARIANCES SOUGHT IN THE THREE THAT WERE IDENTIFIED. CORRECT? THAT'S CORRECT. OKAY. THANK YOU.
THAT MIGHT BE PART OF THE VARIANCE, BUT YEAH, I'M NOT CERTAIN THAT I APOLOGIZE. I'M NOT CERTAIN OF THE ENCLOSURE. THE ENCLOSURE COULD PROBABLY CERTAINLY MOVE UP THE BUILDING.
WHAT WE'RE PROPOSING WITH THE BUILDING IS THERE'S NO ABILITY TO MOVE IT FURTHER TOWARDS 380, BECAUSE WE'RE SQUEEZED BETWEEN THE FIRE LANES THAT ARE REQUIRED BY THE FIRE DEPARTMENT AND THE CANOPY ITSELF, THE FUELING CANOPY. SO THERE'S JUST NO ABILITY TO GET, NO ABILITY TO GET THE AND MAINTAIN TWO WAY TRAFFIC AROUND THE AROUND THE SITE. THANK YOU. ONE QUESTION I HAD REAL QUICK THE ACCESS ON 380 THERE ARE THE EXISTING CURB CUT. ARE Y'ALL GOING TO BE ABLE TO KEEP THAT WITH AS FAR AS THE DISTANCE FROM THE CORNER WITH TXDOT STANDARDS OR. YEAH, BOTH ACCESS LOCATIONS AND THE ONE ON 380. WE WORKED WITH ENGINEERING AND FIRE ON IT. THE LOCATIONS WILL STAY WHERE THEY ARE. THEY APPROVE THAT THE RADIUSES WILL HAVE TO BE INCREASED IN ORDER TO
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ACCOMMODATE FIRE LANES. GOTCHA. THE LOCATION IS THE SAME. CAN I ASK A QUESTION OF STAFF? STUART.THANK YOU SIR. DOES THE SUGGESTION THE APPLICANT MADE IN REGARDS TO REDUCING THE REAR LANDSCAPE BUFFER ADDRESS THAT CONCERN, WITH STAFF OF IT NOT BEING ENHANCED? WELL, OUR TYPICAL REQUIREMENTS ARE A SIX FOOT MASONRY WALL WITH TREES PLANTED AT ONE PER 40 FOR ADJACENT RESIDENTIAL. SO THAT WOULD JUST BE YOUR TYPICAL REQUIREMENT. THANK YOU. I HAVE A I HAVE A STAFF QUESTION AS WELL. WHAT IS THE BASIS FOR THE 250 FOOT STANDOFF REQUIREMENT? DO YOU KNOW IF THERE'S A SPECIFIC I DID INQUIRE ABOUT THIS AND IT IS FOR A SAFETY CONCERNS. BUT WHAT YOU'RE ASKING IS WHAT'S THE BASIS FOR IT? YEAH. AND YOU MAY NOT KNOW, BUT YOU KNOW, I WONDER IF THERE'S SOME SPECIFIC TESTS OR OR. YEAH, I'M NOT 100% SURE HOW THAT 250FT NUMBER WAS ESTABLISHED. HOWEVER, I DO KNOW IT WAS IN REGARDS TO JUST THE PUBLIC SAFETY. OKAY, THANKS. MR. CHAIRMAN. WE'VE ASKED FOR PUBLIC COMMENTS, AND SINCE IT SEEMS LIKE WE'VE HAD THE PUBLIC COMMENTS, I'D LIKE TO MOVE THAT WE CLOSE THE PUBLIC HEARING. THANK YOU SIR. I SECOND THAT MOTION. OKAY. WE HAVE A MOTION AND A SECOND TO CLOSE THE PUBLIC HEARING. ANY FINAL DISCUSSION ON CLOSING? MAKE SURE PLEASE CAST YOUR VOTE. NO. COMMISSIONER WHATLEY MADE THE MOTION.
YES. IS THERE A JUST. I'M SORRY, YOU GUYS. ALL RIGHT. JUST THE THIRD MEETING IN THIS BUILDING.
AND THE FIRST ONE WITHOUT HELP FROM THE CITY SECRETARY. YEAH. THAT'S TRUE. I WAS GOING TO TOUCH ANYTHING. EVERYBODY VOTED ALREADY, DIDN'T YOU? DID EVERYBODY VOTE? I'M NOT SURE.
NO, BECAUSE I HAVEN'T. BECAUSE I DON'T KNOW IF WE CAN. WELL, IT LOOKS LIKE. IT LOOKS LIKE GINA CAN. I CAN READ YOU THE MOTION. YES. WE HAVE TO GO BACK AND REDO THEM. CAN WE JUST MOVE TO A HAN? VOTE FOR THIS ONE TO CLOSE THE PUBLIC HEARING. I MAKE A MOTION. WE DO A HAND VOTE. I SECOND THAT MOTION. MOTION SECOND. TAKE A HAND VOTE. ALL IN FAVOR? CLOSING THE PUBLIC HEARING. RAISE YOUR RIGHT HAND. SAY AYE. AYE. ANY OPPOSED? THERE ARE NONE. THE PUBLIC HEARING IS CLOSED. THE VOTE IS 7 TO 0. OKAY. DO WE HAVE DISCUSSION NOW? GO HAVE A DISCUSSION. CHARLES, DID YOU HAVE SOME DISCUSSION? WELL, SINCE SHE JUST CALLED ME OUT LIKE THAT, YES, I DO. I THINK THAT, YOU KNOW, WE'VE IDENTIFIED SOME PROPERTIES. ALREADY ON HIGHWAY 380, SOME GAS STATIONS.
I THINK WE HAVE THE SAME EXISTING, IF YOU WANT TO CALL THEM CHALLENGES OR OR ISSUES WITH THE 7-ELEVEN ON VIRGINIA AT LAKE FOREST AND ALSO DOWN CLOSE TO 75. I THINK IT'S A CIRCLE K THAT BACKS UP TO A RESIDENTIAL AREA. AND IT ALSO HAS A FENCE, A BRICK MASONRY FENCE BEHIND IT.
SO WE STILL WE HAVE THOSE CHALLENGES IN A NUMBER OF PLACES. AND EVEN ACROSS THE STREET FROM THIS LOCATION. EVEN THOUGH NOW IT'S A CAR REPAIR PLACE, IT WAS A GAS STATION AT ONE TIME. SO AND IT RELATES TO THE DUMPSTER. I THINK THAT LOCATION ALREADY HAS A DUMPSTER.
I DON'T KNOW HOW THE TRUCKS GO IN AND OUT. I DON'T KNOW IF THEY EXIT ON 380, BUT IF THEY COME OUT ON COLLEGE, YOU'RE STILL GOING TO HAVE THAT SAME TRAFFIC PROBLEM IF THERE IS A PROBLEM,
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BECAUSE THOSE TRUCKS ARE EVEN LARGER THAN THE CARS THAT MAY BE EXITING ONTO COLLEGE. BUT I WOULD THINK THAT THE MOST USED EXIT WOULD BE ON 380. WE HAVE A GREAT STAFF AND I REALLY HATE TO EVER. OPPOSE STAFF'S RECOMMENDATION, BUT I WOULD BE IN FAVOR OF PASSING THIS FOR THE APPLICANT TO GO ON TO CITY COUNCIL. THANK YOU. CHARLES. ANYONE ELSE WANTING TO SPEAK ABOUT THE MATTER? MY ONLY COMMENT IS THAT, YOU KNOW, I DO RESPECT WHAT STAFF HAS DONE.AND, YOU KNOW, IT JUST SEEMS LIKE WE'RE TRYING TO SHOEHORN A PROPERTY INTO A SPACE THAT MAY NOT BE IDEALLY SUITED FOR IT. AND, YOU KNOW, QUITE HONESTLY, I THINK WE HAVE PLENTY OF SIMILAR PRODUCT WITHIN THAT CORRIDOR. SO I DON'T KNOW. I GUESS I MAKE THE COMMENT THAT, YOU KNOW, I WHILE I AGREE THAT THERE'S PROBABLY A STRONG DESIRE FOR THE STATION TO BE PUT IN WHERE IT IS, AND I KNOW THE AREA AND I KNOW THERE PROBABLY A NEED THERE FOR THE STATION. THAT BEING SAID, YOU KNOW, WE HAVE A PROPERTY OWNER HERE OR HOMEOWNER HERE THAT IS DIRECTLY AFFECTED BY THIS, BY THIS PROPERTY CHANGE OR THIS THIS ZONING CHANGE. AND WE'RE BEING ASKED TO CUT THE REQUIREMENT IN HALF FROM 250 TO 100 AND SOMETHING. THAT THAT A PROPERTY OWNER IS OPPOSED TO. SO FOR THAT REASON, I, YOU KNOW, I, I HAVE A PROBLEM WITH THIS, THIS DEVELOPMENT. I GUESS I GUESS I'D HAVE TO SAY THEN, AS IT PERTAINS TO THE PROPERTY OWNER. PART OF THE CHALLENGE IS THAT THIS PART OF THE CITY WAS DEVELOPED LONG AGO. AND SO I WOULD ARGUE THAT YOU'RE GOING TO HAVE SIMILAR CHALLENGES, ESPECIALLY AS IT IMPACTS HIS, THAT THE GENTLEMAN AT 1806 AND 1804 COLLEGE. BUT ACROSS THE BOARD, ANY USE THAT WOULD BE APPROPRIATE FOR HIGHWAY COMMERCIAL IS GOING TO HAVE AT LEAST A MINOR IMPACT ON. WE'RE TALKING ABOUT WITH ALL DUE RESPECT TO THE RESIDENT, WE'RE TALKING ABOUT FIVE. I'M SORRY. I GUESS IF YOU'RE COUNTING. YEAH. I MEAN, I THINK YOU'RE GOING TO HAVE SIMILAR CHALLENGES REGARDLESS ON ON PROPERTIES SUCH AS THESE WHERE IT'S SECOND GENERATION. DEVELOPMENT AND THERE IS SOMETHING ALREADY THERE. AND THE RESIDENTIAL WAS DEVELOPED LONG BEFORE. WE AS A CITY UNDERSTOOD THE IMPACT OF 380 AND HOW MUCH TRAFFIC IT WOULD EVENTUALLY CONTAIN AND HOW MUCH LARGER IT'S GOING TO EVENTUALLY BE. AND I'D JUST LIKE TO ADD. YOU KNOW, FORTUNATELY OR UNFORTUNATELY, MCKINNEY IS POISED AS A CITY. THAT DEVELOPMENT IS INEVITABLE REGARDLESS OF WHERE YOU LIVE, UNLESS YOU ALREADY LIVE IN A MASTER PLANNED COMMUNITY AND THERE'S NO ADDITIONAL AREA TO KIND OF DEVELOP ANYTHING FURTHER WITH THIS PARTICULAR TRACT OF LAND. IT'S KIND OF LIKE THE WHOLE, YOU KNOW, CINDERELLA SHO.
AND, YOU KNOW, IT'S A IT'S A PRETTY TRACT OF LAND. BUT SOME OF THE HOMEOWNERS MIGHT BE OPPOSED TO WHAT'S BEING PROPOSED TO GO ON THAT SITE. BUT, YOU KNOW, IF THIS PROJECT DOES NOT MOVE FORWARD, IT COULD BE A SIMILAR PROJECT THAT COMES BACK WITH A SMALLER FOOTPRINT AND COULD STILL BE A GAS STATION OF SOME SORT. SO I FEEL LIKE THERE'S ALREADY A PRECEDENCE ESTABLISHED IN THIS AREA. WHERE THERE HAVE BEEN EXCEPTIONS, WHETHER THEY WERE BEFORE THE UDC WAS ESTABLISHED OR NOT. SO I'M IN FAVOR WITH COMMISSIONER WATLEY'S MOTION TO APPROVE I SECOND THAT. WE MAKE A MOTION. I DON'T KNOW THAT HE MADE A FORMAL MOTION. MOTION? CAN YOU MAKE A MOTION TO APPROVE? DID YOU MAKE A MOTION? NO. I THOUGHT WE WERE STILL IN DISCUSSION. GOTCHA. ALL RIGHT. FURTHER DISCUSSION. IT'S A MOTION TO CLOSE DISCUSSION AND APPROVE PROJECT. ITEM. SORRY. I
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HAVE A MOTION TO APPROVE THE ITEM. DINA, DID YOU SECOND? I SECOND. OH. COMMISSIONER WATLEY.OKAY, LET ME GIVE HIM A MOMENT TO GET THIS UP. WE HAVE A MOTION BY MISS DEIDRA TO APPROVE THE ITEM. 240146Z. AND A SECOND BY COMMISSIONER WILEY. PLEASE CAST YOUR VOTE.
CAN YOU GO BACK? TO THE VOTE? IS WE. I DON'T THINK WE CAN GO BACK, BUT THE MOTION PASSED.
FOUR YEAS AND TWO NAYS. WHO DIDN'T VOTE? MY VOTES NOT UNDER. DO WE ALL NEED TO VOTE AGAIN? I THINK THEY'RE TRYING TO BE. I THINK THEY'RE GOING TO SET IT UP HERE. OKAY. THANK YOU. SHOULD BE ABLE TO REVOTE NOW. THERE WE GO. FOUR, THREE. THE MOTION PASSES AT A VOTE OF 4 TO 3 TO APPROVE 240146Z. AND THE ITEM WILL BE PASSED ON AS A RECOMMENDATION TO THE CITY COUNCIL FOR FINAL ACTION ON MARCH 31ST, 2025. OKAY, LET'S MOVE ON TO OUR FINAL PUBLIC HEARING. ITEM 240008M3.
[Conduct a Public Hearing to Consider/Discuss/Act on Certain Amendments to Chapter 150, entitled “Unified Development Code,” of the Code of Ordinances, City of McKinney, Texas, to: (1) correct typographical errors and make nonsubstantive editorial changes to Article 2 (Zoning Regulations), including Appendix 2B (McKinney Town Center MTC); and (2) Make Certain Substantive Changes to Article 2 (Zoning Regulations), Specifically to Section 205 (Use Regulations) and Appendix 2B (McKinney Town Center MTC)]
THIS IS TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON CERTAIN AMENDMENTS TO CHAPTER 150 ENTITLED UNIFIED DEVELOPMENT CODE OF THE CODE OF ORDINANCES. CITY OF MCKINNEY, TEXAS TO CORRECT TYPOGRAPHICAL ERRORS AND MAKE NON-SUBSTANTIVE EDITORIAL CHANGES TO ARTICLE TWO. GO AHEAD. CAMERON. THAT WAS ENOUGH. I LIKE WHAT YOU DID. THANK YOU. COMMISSIONERS. HELLO.MY NAME IS CAMERON CHRISTIE, PLANNER WITH THE CITY OF MCKINNEY. AND IT'S MY DISTINCT PLEASURE TO PRESENT TO YOU THE MTC ZONING DISTRICT AMENDMENTS THAT HAVE BEEN IN THE WORKS FOR QUITE SOME TIME. BUT BEFORE WE GET TO THE MEAT OF THE OF THE SUBJECT, FIRST I JUST WANT TO GO OVER WHAT THE MTC IS AND WHAT MAKES IT SPECIAL. SO THE MTC THAT IS THE MCKINNEY TOWN CENTER DISTRICT IS HOUSED CURRENTLY IN APPENDIX TWO B OF THE UNIFIED DEVELOPMENT CODE, THE UDC. IT IS PART OF THE UDC, BUT IT'S ALSO DISTINCT. AND THAT IS A BIG REASON WHY WE'RE HERE TODAY. IT IS DISTINCT, BUT WE WOULD LIKE FOR IT TO WORK BETTER WITH THE REST OF THE DOCUMENT. THE MTC CAME INTO EXISTENCE IN 2013 AS A RESULT OF A DIRECTIVE GIVEN IN THE TOWN CENTER STUDY THAT THE CITY COMPLETED EARLIER IN THE 2000. THE MTC IS UNIQUE IN THAT IT IS A FORM BASED CODE OF LAND DEVELOPMENT, RATHER THAN A USE BASED CODE LIKE THE REST OF THE CITY. A FORM BASED CODE IS A CODE THAT AIMS FOR PREDICTABLE AND HIGH QUALITY BUILT RESULTS BY USING PHYSICAL FORM RATHER THAN SEPARATION OF USES AS ITS PRIMARY ORGANIZING PRINCIPLE. IN THE CASE OF THE MTC, WE DO STILL HAVE A TABLE OF USES, AND AS WE'LL SEE, THAT'S THE PRIMARY REASON WHY WE'RE HERE TONIGHT.
BUT THE PRIMARY GOVERNING STRUCTURE OF THE DOCUMENT IS THAT FORM BASED CODE. AND IT SHOULD BE TIED TO THE PHYSICAL DEVELOPMENT OF THE SITE ITSELF. ZOOMING IN FOR A BETTER LOOK AT THE MTC, WE CAN SEE HERE THE DIFFERENT CHARACTER DISTRICTS AND NOW CHARACTER DISTRICTS IN THE MTC ARE ESSENTIALLY LIKE SUBZONES WITHIN THE TOWN CENTER ZONING DISTRICT. EACH ONE HAS SLIGHTLY DIFFERENT REGULATIONS AND USES ALLOWED. WOULD APPEAR. THE LASER POINTER IS DEAD REGARDLESS. IN THE RED WE HAVE THE HISTORIC CORE AND THAT IS THE TOWN, THE TOWN SQUARE AND
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THE IMMEDIATE SURROUNDINGS. AND IT, ALONG WITH THE DOWNTOWN CORE, COMPRISE THE SORT OF COMMERCIAL CENTER OF THE MTC. WEST OF HIGHWAY FIVE, AROUND THE EDGE OF THAT, IN ITS WESTERN FLANK, WE HAVE THE DOWNTOWN EDGE, WHICH IS INTENDED TO HAVE LOWER INTENSITY DEVELOPMENT AS IT KIND OF TRANSITIONS TO THE RESIDENTIAL USES WE SEE IN THE HISTORIC DISTRICT. GOING FURTHER WEST ACROSS HIGHWAY FIVE, WE HAVE OUR TWO TRANSIT VILLAGE CHARACTER DISTRICTS WITH A SIMILAR IDEA OF GRADUATED INTENSITY. AND FURTHER SOUTH ALONG HIGHWAY FIVE, THE COTTON MILL DISTRICTS ARE A EXCLAVE OF THE MTC. SO THE GOALS OF THE AMENDMENT THAT WE'RE BRINGING BEFORE YOU TONIGHT ARE PRIMARILY TO CLEAN UP LANGUAGE AND TO MAKE THE MTC AND THE UDC WORK MORE CONSISTENTLY TOGETHER. THE BIGGEST HURDLE IN FIXING THAT IS THAT WE NEED TO RECONCILE THE MTC AND THE SECTION 205 TABLE OF USES. SECTION 205 OF THE UDC CONTAINS THE TABLE OF USES AND THE DEFINITIONS FOR ALL OF OUR LAND USES. CURRENTLY, THE MTC HAS A DIFFERENT SET OF USES, AND THAT'S BECAUSE WHEN THE UDC WAS ADOPTED BACK IN 2022, THE MTC WAS IMPORTED AS IS AS APPENDIX TWO B. WE ALWAYS KNEW WE WOULD BE COMING BACK TO MAKE IT PLAY NICE WITH THE REST OF THE UDC, AND SO THAT'S WHY WE'RE HERE TODAY. IN ADDITION TO MAKING THE USES LINE UP AND THE USE TABLES, WE WANT TO GENERALLY IMPROVE THE EASE OF USE OF THE DOCUMENT TO CLEAN UP UNCLEAR LANGUAGE WITHIN THE MTC, MAKE CLARIFICATIONS WHERE NECESSARY, AND TO ADJUST ALLOWED LAND USES. THOUGH IT SHOULD BE SAID THAT NO NEW NONCONFORMITIES WOULD BE CREATED BY THESE AMENDMENTS. AS FOR THE TYPE OF AMENDMENTS THAT WOULD BE HAPPENING, WE HAVE TWO GENERAL BROAD CATEGORIES. THERE'S THE FINE TUNING, WHICH ARE WHAT WE CALL NON-SUBSTANTIVE. THAT'S FIXING TYPOS, ADDING CLARIFICATION, JUST GENERALLY MAKING THE DOCUMENT EASIER TO READ AND EASIER TO USE. AND THE BIG ONE, THOUGH, IS AGAIN MAKING THAT LANGUAGE CONSISTENT ACROSS THE UDC. THERE'S ALSO MODIFICATIONS, WHICH ARE WHAT WE WOULD CALL SUBSTANTIVE CHANGES. THESE WOULD BE MODIFIED LAND USE PERMISSIONS AND CHANGES IN STANDARDS OR CRITERIA FOR DIFFERENT USES. HERE'S A SUMMARY OF THE DIFFERENT SECTIONS THAT WE'LL SEE. FINE TUNING CHANGES THE MOST ARE GOING TO BE HAPPENING IN SECTION FOUR OF THE MTC IN SECTION SIX. THAT BEING THE DEFINITIONS AND TABLE OF USES, THOUGH THERE ARE SMALL CHANGES THAT WE MADE THROUGHOUT THE DOCUMENT. WHEN WE'RE TALKING ABOUT THE TABLE OF USES ITSELF, THERE ARE SIX GENERAL CHANGES TYPES OF CHANGES RATHER THAT WERE MADE. THE MOST COMMON WOULD PROBABLY BE CONVERSIONS. THAT IS, WE HAVE A USE OF THE MTC THAT HAS A 1 TO 1 MATCH WITH A USE IN THE MAIN UDC TABLE. SO TO MAKE IT CONSISTENT, WE REMOVE THE MTC SPECIFIC USE AND IMPORT THE UDC OR THE USE THAT IS IN THE UDC. TABLE OF USES.CONSOLIDATION IS FAIRLY SIMILAR. IT'S WHERE WE HAVE A BROAD A BROADER USE IN THE UDC AND MORE NARROWLY DEFINED USES. CURRENTLY IN THE MTC, WE REMOVE THE TWO NARROWLY DEFINED USES AND REPLACE IT WITH THE SINGLE BROAD USE. A GOOD EXAMPLE OF THIS WOULD BE IN THE MTC. WE CURRENTLY HAVE MOTEL AND FULL SERVICE HOTEL, WHEREAS IN THE UDC IT'S A SINGLE USE MOTEL OR HOTEL, SO WE'D BE CONSOLIDATING THOSE MTC USES TO LINE UP WITH THE UDC. BREAKOUTS ARE ESSENTIALLY THE REVERSE OF THIS. IT'S WHERE THE UDC HAS A. A SET OF TWO OR MORE MORE NARROWLY DEFINED USES, AND THE MTC HAS A SINGLE USE THAT IS MORE BROADLY DEFINED. AN EXAMPLE THAT WE'LL SEE LATER IS COMMERCIAL AMUSEMENT IN THE UDC. THAT'S COMMERCIAL ENTERTAINMENT AND RECEPTION OR EVENT CENTER. SO AMUSEMENT BEING BROKEN OUT INTO THOSE TWO SEPARATE USES.
[01:25:06]
ADDITION IS PRETTY STRAIGHTFORWARD. IT'S A USE THAT WAS NOT PRESENT AND WILL BE ADDED. NAME UPDATE IS JUST A NAME CHANGE TO MAKE IT LINE UP. NO CHANGE IN DEFINITION AT ALL.EXAMPLE. WE CURRENTLY HAVE BREWPUB IN THE MTC. IT'S NOW RESTAURANT COMMA BREWPUB.
FINALLY, WE HAVE RETIRED AND THERE ARE JUST A COUPLE OF USES, MOSTLY ONES THAT WERE OVERLY NARROW, THAT ARE NO LONGER EXIST IN THE UDC. AN EXAMPLE OF THIS WOULD BE UPHOLSTERY SHOP THAT WOULD TRANSLATE PRIMARILY TO COTTAGE INDUSTRIAL AS A USE, BUT IT COULD ALSO BE RETAIL DEPENDING ON THE SPECIFICS OF THE PROJECT. FOR CASES LIKE THI, WHERE THE USE IS REMOVED AND NOT REPLACED BY A COMPARABLE USE FROM THE UDC, IT WOULD BE A CASE BY CASE BASIS. DETERMINING WHAT USE IS MOST APPROPRIATE. AS FOR THE MODIFICATIONS, WE HAVE SEVERAL USES THAT HAVE BEEN ADDED TO THE MTC. COMMUNITY GARDEN IS A IS ADDED TO EACH CHARACTER. DISTRICT WARMING STATIONS HAVE BEEN ADDED AS A TEMPORARY USE ALLOWED IN ALL CHARACTER DISTRICTS, AND ELECTRIC VEHICLE CHARGING STATIONS ARE ALLOWED AS ACCESSORY USES IN ALL CHARACTER DISTRICTS. THE BIG TICKET ITEMS, AS IT WERE, WOULD BE THE ADDITION OF A NEW USE CRAFT CONSUMABLES AND THE ADJUSTMENT OF LAND USE PERMISSIONS FOR COMMERCIAL AMUSEMENT. SO CRAFT CONSUMABLES IS A NEW USE MEANT TO REPLACE AND EXPAND ON THE EXISTING MICROBREWERY, WINERY, DISTILLERY AND CIDER USE THAT CURRENTLY EXISTS IN THE UDC. THIS IS A BIT DIFFERENT THAN THE OTHER CHANGES WE'RE MAKING WITH THE AMENDMENT TONIGHT, BECAUSE THIS IS A CHANGE TO BOTH THE MTC AND THE BROADER UDC. THE CRAFT CONSUMABLES VENUE IS A COMPREHENSIVE SOLUTION PROPOSED THAT WOULD NOT ONLY BRING THE MTC INTO ALIGNMENT WITH THE UDC, BUT WOULD ALSO EXPAND THE USE TO COVER SIMILAR BUT DISTINCT USES LIKE CHOCOLATIERS, COFFEE, ROASTERIES, ETC. A CRAFT CONSUMABLES VENUE WOULD COVER SMALL SCALE PRODUCTION OF ALCOHOLIC BEVERAGES, NONALCOHOLIC BEVERAGES, AND FOOD, WITH ON SITE SALES AND OR LIMITED DISTRIBUTION. SHOWN HERE ARE TWO EXAMPLES OF WHAT THAT WOULD LOOK LIKE. THE ORIGINAL GHIRARDELLI CHOCOLATIER IN DOWNTOWN SAN FRANCISCO, AND A COFFEE ROASTERY IN HAWLEY WHARF IN LONDON, BOTH SMALL SCALE BUSINESSES THAT PRODUCE CONSUMABLE PRODUCTS AND THAT DO DISTRIBUTE, BUT NOT TO AN EXCESSIVE DEGREE WHERE THEY WOULD BE CONSIDERED SOMETHING LIKE FOOD PROCESSING, TO KIND OF HIGHLIGHT EXACTLY HOW THIS WORKS. CURRENTLY IN THE UDC, WE HAVE THAT MICROBREWERY, DISTILLERY, WINERY, CIDERY USE. IT IS JUST BEING REMOVED AND REPLACED WITH CRAFT CONSUMABLES, CRAFT CONSUMABLES ENCOMPASSES EVERYTHING THAT WOULD HAVE BEEN OR THAT WAS IN MICROBREWERY, DISTILLERY, WINERY, CIDERY PLUS EXTRA. THE CHOCOLATIERS, COFFEE ROASTERIES ETC. IN THE MTC, WE CURRENTLY HAVE TWO USES THAT ACTUALLY COVER FEWER DEFINITIONS THAN THE MICROBREWERY, DISTILLERY, WINERY CIDERY, BOTH BREWERY AND MICRO BREWERY, MICROBREWERY AND WINERY WILL BE REMOVED AND REPLACED WITH CRAFT CONSUMABLES. PROPOSED CRITERIA FOR CRAFT CONSUMABLES AND THIS WOULD APPLY TO ALL CHARACTER DISTRICTS AS WELL AS THE C2 ZONING DISTRICT ELSEWHERE IN THE CITY WOULD BE THAT THEY ONLY BE LOCATED IN BUILDINGS LESS THAN 20 ZERO ZERO ZERO SQUARE FEET IN AREA, WITH AN EXCEPTION THAT THEY CAN GO UP TO 50 ZERO ZERO ZERO SQUARE FEET IF THEY INCLUDE A RESTAURANT WITH THEIR FRONT FACING PORTION THAT IS OF SUFFICIENT SIZE. AND THIS IS IMPORTED DIRECTLY FROM THE EXISTING CRITERIA OF MICROBREWERY, DISTILLERY, WINERY. CIDERY. NEXT UP WE HAVE COMMERCIAL AMUSEMENT. THIS EXISTS IN BOTH COMMERCIAL AMUSEMENT OUTDOOR AND INDOOR SEPARATE USES WITH DIFFERENT ALLOWANCES, BUT FOR EACH OF THOSE, WE'RE SPLITTING THEM INTO COMMERCIAL ENTERTAINMENT AND RECEPTION EVENT CENTER. THERE WON'T BE ANY DIMINISHMENT OF LAND USE ENTITLEMENTS WITH THESE. WITH THIS SPLITTING OF USES. IT'S REALLY JUST A RELABELING. HERE WE HAVE MORE EXAMPLES OF WHAT THESE KIND OF
[01:30:04]
BUSINESSES LOOK LIKE. TUPPS HAS AN SP CURRENTLY FOR OUTDOOR COMMERCIAL AMUSEMENT THAT WOULD TRANSLATE TO COMMERCIAL OUTDOOR ENTERTAINMENT. LIKEWISE, THE FLOUR MILL HAS AN SP FOR COMMERCIAL AMUSEMENT OUTDOOR THAT BECOMES RECEPTION EVENT CENTER OUTDOOR ARCADE 92.COMMERCIAL AMUSEMENT INDOOR BECOMES COMMERCIAL ENTERTAINMENT INDOOR. MORE SUBSTANTIVE, THOUGH, IS THE ADJUSTMENTS IN LAND USE PERMISSIONS FOR THESE USES. PRIMARILY WE ARE CHANGING.
WE ARE CHANGING THE REQUIREMENT OF AN SP IN THE HISTORIC CORE AND THE DOWNTOWN CORE TO PERMITTED BY. RIGHT. AND AGAIN, THAT'S THAT COMMERCIAL CORE OF THE MTC. THE OTHER MAJOR CHANGE IS THAT WE ARE CHANGING THE PERMISSIONS IN EACH OF THE EDGE DISTRICTS TO PERMITTED WITH CRITERIA, THOSE CRITERIA BEING THAT THEY NEED TO BE A MINIMUM OF 300FT FROM RESIDENTIAL USES OR ZONES, THOUGH THAT CAN BE MODIFIED OR ELIMINATED WITH APPROVAL OF A SPECIFIC USE PERMIT. FOR OUTDOOR, IT'S A BIT SIMPLER. THE ONLY CHANGE WOULD BE GOING FROM NOT ALLOWED IN DOWNTOWN EDGE TO ALLOWED VIA SUP. IN DECEMBER, WE BROUGHT OUR INITIAL DRAFTS TO BOTH A P AND Z WORK SESSION, AND A COUNCIL WORK SESSION TOOK THE FEEDBACK AND DIRECTION HONED IN THE PROPOSAL.
AND SO NOW WE'RE HERE FOR THE P AND Z PUBLIC HEARING. AFTER THAT, ON THE MARCH 31ST COUNCIL HEARING, THEY WILL TAKE YOUR RECOMMENDATION AND MAKE A FINAL DECISION. IT SHOULD BE NOTED THAT THAT MARCH 31ST DATE FOR THE VIEWERS AT HOME IS A RARE MONDAY CITY COUNCIL MEETING. SO WITH THAT CONCLUDES OUR PRESENTATION AND I STAND FOR ANY QUESTIONS. THANK YOU SIR. I MEAN CAMERON. SORRY, STUART. CAMERON I ACTUALLY HAD A GREAT PRESENTATION, BY THE WAY. THANK YOU FOR POINTING OUT ALL THE DIFFERENT CHANGES THAT ARE ON THE BEING CONSIDERED. I HAD A COUPLE QUESTIONS FOR POINT OF CLARIFICATION. SO YOU MENTIONED WARMING STATIONS AS HAVING A TEMPORARY I CAN'T REMEMBER WHAT YOU REFER TO IT A TEMPORARY USE. TEMPORARY USE. SO IS THAT TEMPORARY BECAUSE THAT'S MORE OF A SEASONAL TYPE OF THING AS OPPOSED TO THE CHARGING STATION? EXACTLY. AND THAT'S WHAT IT IS IN THE UDC AS WELL. OKAY. AND THEN SECOND QUESTION HAS TO DO WITH THE CRAFT CONSUMABLES. SO IT MENTIONED IT CAN BE UP TO 50,000FT■!S IF THERE'S AN AFFILIATED RESTAURANT. DOES THAT RESTAURANT HAVE TO BE THE SAME VENDOR. OR COULD A CRAFT CONSUMABLE BE LOCATED WITHIN A LARGER RESTAURANT? THAT'S NOT THAT'S TWO ENTIRELY DIFFERENT BUSINESS ESTABLISHMENTS. THE IDEA WOULD BE THAT IT IS ONE VENDOR, ALTHOUGH THERE COULD BE EXAMPLES WHERE IF YOU HAVE ONE BUILDING, YOU HAVE TWO OCCUPANTS OF THE SAME BUILDING. WE PROBABLY WOULD NOT LOOK AT THEM AS THE SAME USE UNLESS THEY HAD SOME SORT OF MUTUAL AGREEMENT.
SO LIKE FOR EXAMPLE, LIKE SAY YOU HAVE A MICROBREWERY THAT HAS THE GROSS FLOOR AREA RATIO, THAT BUT THEN MAYBE A WINE GLASS MANUFACTURER DECIDES TO SET UP SHOP AS A, YOU KNOW, INDEPENDENT CRAFT CONSUMABLE. SO THERE'S SOME SYNERGISTIC RELATIONSHIP THAT COULD OCCUR. I'M JUST CURIOUS TO KNOW, IS THAT POSSIBLE WITH THAT TYPE OF CLASSIFICATION? I THINK WE WOULD PROBABLY LOOK AT THAT THE SAME WAY WE LOOK AT MICROBREWERY, DISTILLERY, WINERY, CIDERY. I'M NOT 100% SURE HOW WE WOULD HANDLE THAT SPECIAL CASE. IT WOULD HAVE TO BE NEGOTIATED INTERNALLY TO KIND OF FIGURE OUT WHAT THE MOST APPROPRIATE WAY TO APPLY THESE STANDARDS WOULD BE, AND I'LL JUMP IN REAL QUICK. THE CODE DOES NOT DISTINGUISH THAT IT HAS TO BE THE SAME USER. AND SO I KNOW YOU'RE TALKING ABOUT SORT OF A MIX, BUT FOR EXAMPLE, IF YOU HAD A MICROBREWERY AND THEN A CHILI'S, YOU KNOW, THAT'S NOT AFFILIATED, THAT'S ON THE FRONT. THE CODE DOES NOT DISTINGUISH THAT IT HAS TO BE A RESTAURANT THAT IS ALSO THE BREWER OR THE DISTRIBUTOR. SO WE WOULD PROBABLY TRY AND LOOK AT THAT TO CAMERON'S POINT. IF THERE WAS SOMETHING THAT WAS TRULY UNIQUE THAT CAME IN, WE'D PROBABLY DO A LITTLE BIT OF DIGGING TO SEE IF WE REALLY THOUGHT IT MET THE INTENT OF THE CODE. IF IT DIDN'T, WE'D BRING IT BACK FORWARD. YEAH. THANK YOU BOTH. MORE OF A PROCESS QUESTION. BUT ON AN AMENDMENT LIKE THIS, CAN YOU SPEAK TO HOW THE PUBLIC GETS NOTIFIED FOR THIS PUBLIC HEARING? SO FOR AMENDMENTS LIKE THIS, INDIVIDUAL
[01:35:07]
PROPERTY OWNER NOTIFICATIONS WOULD ONLY GO OUT IF A NON-CONFORMING USE WAS CREATED.NONE WERE IN THIS CASE. SO THE NOTIFICATION THAT GOES OUT IS JUST THE LEGAL NOTICE THAT IS PUBLISHED IN THE NEWSPAPER AT LEAST 16 DAYS AHEAD OF TIME FOR BOTH THIS MEETING AND COUNCIL.
YES, SEPARATE AND P AND Z AND COUNCIL HEARINGS ARE SEPARATELY NOTICED. SO FOR THE ENTIRE PROCESS IT WILL BE TWO NOTICES. THANK YOU. ANY MORE QUESTIONS FOR CAMERON? GOOD JOB. THANK YOU CAMERON. THANK YOU. APPRECIATE IT. THANK YOU. ALL RIGHT. THIS IS A PUBLIC HEARING. THERE'S NOT MANY PEOPLE HERE BUT YOU WANT TO SPEAK ON THIS ITEM. COME TO THE PODIUM. WELL, SEEING AS THERE AREN'T ANY, COULD WE HAVE A COMBINED MOTION? THANK YOU. I'LL MAKE A MOTION TO APPROVE ITEM 24 00083, AS RECOMMENDED BY STAFF. AND CLOSE THE PUBLIC HEARING. SECOND. YES. OKAY. WE HAVE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THIS ITEM. AND I SECOND IT. YES. MOTION MADE BY MISS HAMMOCK, SECOND BY MISS WOODARD. THANK YOU. ANY FINAL DISCUSSION? PLEASE CAST YOUR VOTE. HI. ARE YOU THERE? NICE JOB. WELL, WE MANUALLY ENTERED THE MOTION. THE MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE ITEM 24, THE MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE ITEM 24 0008 M3 HAS PASSED WITH A VOTE OF 7 TO 0, AND BE FORWARDED ON TO CITY COUNCIL FOR FINAL ACTION ON MONDAY, MARCH 31ST, 2025. THIS CONCLUDES OUR PUBLIC HEARING AGENDA. IS THERE ANYONE HERE WISHING TO SPEAK ON ANY MATTER, NOT ON THE AGENDA, SEEING NONE,
[COMMISSION AND STAFF COMMENTS]
LET'S MOVE ON TO COMMISSIONER OR STAFF COMMENTS. JENNIFER, WOULD YOU MIND SPEAKING TO EVERYONE ABOUT APPLICANT CONTACTS, EMAILS? PHONE CALLS MIGHT BE A QUESTION. I MEAN, PERMISSIBILITY AND OH SURE, ACTUALLY I'LL GO I'LL GO DOWN TO THE PODIUM JUST BECAUSE IT PROBABLY WILL BE A LITTLE BIT LONG. BUT. I THINK YOU WANTED YOU WANTED ME TO KIND OF TALK ABOUT IF YOU ALL GET CONTACTED BY AN APPLICANT. YEAH. PEOPLE DON'T KNOW EXACTLY WHAT TO DO. RIGHT FOR SURE. SO THERE IS NO FORMAL POLICY ON THAT. IT'S NOT UNCOMMON FOR APPLICANTS TO REACH OUT TO INDIVIDUAL COMMISSION MEMBERS TO TRY AND SOCIALIZE A CASE OR EXPLAIN CERTAIN ELEMENTS OF A PARTICULAR PROJECT. IT REALLY IS AT YOUR DISCRETION HOW YOU WANT TO INTERACT WITH THEM. AS A STAFF, WE ARE HERE TO BE STEWARDS OF THE PUBLIC PROCESS, SO WE WOULD CERTAINLY ADVISE THAT AS MUCH OF ANY SPECIFIC DETAILS OR LEANINGS HAPPEN ON THE PUBLIC FLOOR AND THROUGH THAT PUBLIC FORUM, WE ALSO WOULD ALWAYS ADVISE TO ENSURE THAT YOU'RE NOT MEETING IN GROUPS IF YOU ARE TALKING WITH FOLKS SO THAT WE'RE NOT IN VIOLATION OF THE OPEN MEETINGS ACT, WE'VE GOT A QUORUM ON UNEXPECTEDLY. AND THEN, OF COURSE, JUST REALLY USE YOUR DISCRETION. THE CLOSER AN ITEM GETS TO BEING ON THE FLOOR, USUALLY THE MORE YOU'RE GOING TO SEE PEOPLE TRYING TO REACH OUT AND SOCIALIZE WITH THAT, THAT ITEM WITH YOU. YOU ALL DO NOT HAVE CITY OF MCKINNEY EMAIL ADDRESSES. SO WE DO AS A STAFF SOMETIMES GET ASKED, YOU KNOW, CAN WE GET THE CONTACT INFORMATION FOR PLANNING AND ZONING COMMISSION MEMBER WE DON'T TYPICALLY DISCLOSE THOSE OR WE REALLY DON'T EVER DO THAT AT ALL. ONLY BECAUSE WE DON'T FEEL LIKE THAT IS OUR OUR ROLE.WE ALWAYS TELL APPLICANTS IF THEY'RE LOOKING TO GET IN TOUCH WITH A COMMISSION MEMBER, WE'LL REACH OUT TO YOU AND LET YOU ALL KNOW THAT THEY ARE TRYING TO, YOU KNOW, EXPLAIN PARTS OF THEIR PROJECT SO THAT YOU'LL KNOW THAT SOMEBODY IS TRYING TO GET IN TOUCH WITH YOU. BUT WE DON'T GIVE OUT YOUR PERSONAL EMAIL ADDRESSES OR YOUR PROFESSIONAL EMAIL ADDRESSES. SO THAT'S KIND OF THE WAY WE APPROACH THAT HERE AT THE CITY. THANK YOU JENNIFER. THAT'S EXACTLY WHAT WE NEEDED.
PERFECT. ANY ADDITIONAL COMMISSIONER COMMENTS? I WANT TO SAY ONE THING. WE'VE GOT A GREAT TEAM HERE. THANK YOU ALL VERY MUCH I APPRECIATE IT. I JUST WANTED TO COMMENT THAT JUST WE APPRECIATE EVERYTHING THAT STAFF DOES BEHIND THE SCENES. AND, YOU KNOW, YOU GUYS HAVE A LOT ON YOUR PLATES. AND I ALSO JUST WANT TO SAY THANK YOU TO STUART TODAY FOR MAKING HIMSELF AVAILABLE BECAUSE I HAD SOME QUESTIONS. SO THANK YOU. I'D LIKE TO THANK WHOEVER'S RESPONSIBLE FOR THE CANDY UPGRADE. MUCH BETTER. EXCELLENT. GET A NEW BUILDING AND BETTER BOWLS. YEAH. NICE. GET THE GOOD STUFF. I KNOW ANYBODY ELSE. DO WE HAVE A MOTION TO ADJOURN? SO
[01:40:04]
MOVED. AND WELCOME BACK, CAITLIN. WE HAVE A MOTION BY COMMISSIONER WOODFORD RESERVE TO ADJOURN. WHATLEY. WHATLEY. OH. EXCUSE ME, MR. WHATLEY. NOT ME, BUT NO. AND WE HAVE A SECOND.SECOND. THAT WAS YOU, GINA? SECONDED. IN A SECOND. I GUESS WE'RE NOT GOING TO BRING IT UP.
ALL IN FAVOR OF ADJOURNMENT. PLEASE CAST YOUR VOTE. RAISE YOUR HAND. SAY AYE. AYE. ANY OPPOSED? WE ARE
* This transcript was compiled from uncorrected Closed Captioning.