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HomeMy WebLinkAboutOrd 1057-2023-06 Zone property to Planned Development with C-3 Planned Center District (The Preserve)CITY OF ANNA, TEXAS (Property zoned under this ordinance is generally located at the northeast corner of U.S. Highway 75 and Collin County Outer Loop Road) ORDINANCE NO. 10 5 4 - 2023, 00 AN ORDINANCE OF THE CITY OF ANNA, TEXAS AMENDING THE CITY'S COMPREHENSIVE PLAN, ZONING MAP, AND ZONING ORDINANCE AND CHANGING THE ZONING OF CERTAIN PROPERTY AS DESCRIBED HEREIN; PROVIDING FOR SAVINGS, REPEALING AND SEVERABILITY CLAUSES; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR A PENALTY CLAUSE NOT TO EXCEED $2,000 OR THE HIGHEST PENALTY AMOUNT ALLOWED BY LAW, WHICHEVER IS LESS; AND, PROVIDING FOR THE PUBLICATION OF THE CAPTION HEREOF. WHEREAS, the City of Anna, Texas ("City") has previously adopted ordinances, rules and regulations governing the zoning in the City; and WHEREAS, the City has received a requested zoning amendment from Bhadresh Trivedi / Dosti Partners, LLC. on Property described in Exhibit 1 ("Property") attached hereto and incorporated herein for all purposes as if set forth in full; and WHEREAS, said Property generally located at the northeast corner of U.S. Highway 75 and Collin County Outer Loop Road is currently within the extraterritorial jurisdiction (ETJ); and WHEREAS, the Planning and Zoning Commission of the City and the City Council of the City of Anna ("City Council") have given the requisite notices by publication and otherwise and have held the public hearings as required by law and afforded a full and fair hearing to all property owners and generally to all persons interested in and situated in the affected area and in the vicinity thereof, the City Council has concluded that the Zoning Ordinance of the City should be amended as set forth below. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ANNA, TEXAS THAT: Section 1. Recitals Incorporated The above recitals are incorporated herein by reference for all purposes. Section 2. Zoning Change The Anna City Code of Ordinances (the "Anna Code") are hereby amended by amending the zoning of the Property described in Exhibit 1 and as depicted in the conceptual development layout on the attached Exhibit 2. 1. Purpose. The purpose of this Planned Development District is to facilitate the development of high - quality multiple -family residence development. 2. Definitions. Except as otherwise provided herein, the definitions in Appendix 3 of the City's Zoning Ordinance shall apply. 3. Development Standards. 1. The location of the planned development zoning district shall be insubstantial conformance with the conceptual development layout (Exhibit 2). 2. Definitions: Except as otherwise provided herein, the definitions in Appendix 3 of Article 9.04 shall apply. a. Banquet Hall: A meeting facility for lease by private parties which may also include on - site kitchen/catering facilities. 3. Standards and Area Regulations: Development must comply with the development standards for use, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, and lighting, set forth in the C-3 Planned Center District (C-3) zoning district and the Planning and Development Regulations except as otherwise specified herein. a. Uses i. Additional permitted uses: 1. Multiple family residence; 2. Hotel; buildings are prohibited from having restaurants, club rooms, banquet halls, ballrooms and/or meeting rooms when shared parking with other uses; 3. Private Club is permitted without a Specific Use Permit (SUP) when constructed with or adjacent to a hotel with shared parking; and 4. Banquet Hall. ii. Prohibited: Automobile and Related Service Uses except parking lot or parking garage, automobile iii. Maximum multiple -family residence units: 2 1. Maximum of 700 total units; and 2. Maximum of 210 units may be two and three -bedroom. b. Maximum height (feet): 4 stories / 45 feet c. Parking: i. Multiple -Family Residence: 1. One -bedroom: One space per unit; 2. Two- & Three -bedroom: Two (2) spaces per unit; 3. Covered Parking: 50% of the residence required parking must be covered; and 4. Visitor Parking: 0.25 per unit. ii. Private Club/Banquet Hall shall provide parking at a ratio of 1 space per 250 sf of gathering floor space under the following conditions: 1. The Private Club/Banquet Hall is constructed in conjunction or adjacent to a hotel with shared parking; and 2. Up to 36 of the required parking spaces for the Private Club/Banquet Hall to be an alternative parking surface other than asphalt or concrete. iii. Except as noted above, parking for a Private Club/Banquet Hall: 1 space per 100 sf of gathering floor space d. Screening Fence: i. Screening is not required when abutting or within floodplain and dam areas. ii. Screening is not required between multiple -family residence uses or multiple - family zoning districts. e. Refuse Facilities: Multiple -family residences served by valet trash service may: i. Increase the distance from dwelling units to the refuse facility to 1,000 feet measured along the designated pedestrian and vehicular travel way; and 3 ii. Utilize a trash compactor in lieu of traditional dumpsters. 4. Plats and/or site plans submitted for the development of the PD shall conform to the data presented and approved on the conceptual development layout (Exhibit 2). Non - substantial changes of detail on the final development plan(s) that differ from the conceptual development layout may be authorized by the City Council with the approval of the final development plan(s) and without public hearing. 5. The Concept Plan will expire after two (2) years of approval. 6. Approvals by the City of Anna does not constitute approval of County, State, or Federal regulations. Section 3. Official Zoning Map The official Zoning Map of the City shall be corrected to reflect the change in zoning described herein. Section 4. Savings, Repealing and Severability Clauses It is hereby declared to be the intention of the City Council that the words, sentences, paragraphs, subdivisions, clauses, phrases, and provisions of this ordinance are severable and, if any phrase, sentence, paragraph, subdivision, clause, or provision of this ordinance shall be declared unconstitutional or otherwise invalid or inapplicable by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality, invalidity or inapplicability shall not affect any of the remaining words, sentences, paragraphs, subdivisions, clauses, phrases, or provisions of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional, invalid or inapplicable words, sentences, paragraphs, subdivisions, clauses, phrases, or provisions. Further, all ordinances or parts of ordinances in force when the provisions of this ordinance become effective that are consistent and do not conflict with the terms and provisions of this ordinance are hereby ratified to the extent of such consistency and lack of conflict, and all ordinances or parts of ordinances in force when the provisions of this ordinance become effective that are inconsistent or in conflict with the terms and provisions contained in this ordinance are hereby repealed only to the extent of any such conflict. Notwithstanding any provision of this ordinance or the Anna Code, it is intended that this ordinance fully comply with Chapter 3000 of the Texas Government Code ("Chapter 3000") and this ordinance shall and the City Code shall be interpreted in a manner to comply with Chapter 3000. For the purposes of this ordinance, any provision of the City Code that does not comply with Chapter 3000 shall be deemed to have been excluded and not a part of this ordinance. Section 5. Penalty Any violation of any of the terms of this ordinance, whether denominated in this ordinance as unlawful or not, shall be deemed a misdemeanor. Any person convicted of any such violation shall be fined in an amount not to exceed $2,000 for each incidence of violation. Each day a violation exists is considered a separate offense and will be punished separately. 4 Section 6. Publication of the Caption and Effective Date This ordinance shall be effective upon its passage by the City Council, approval by the Mayor, and posting and/or publication, if required by law, of its caption. The City Secretary is hereby authorized and directed to implement such posting and/or publication. PASSED by the City Council of the City of Anna, Texas this 27th day of June 2023. ATTESTED: APPROVED: , / LEGAL DESCRIPTION: (ZONING BEING a tract of land situated in the City of Anna, Collin County, Texas, being a part of the William E. Throckmorton Survey, Abstract No. 899, Robert A. Johnson Survey, Abstract No. 479 and William Kitchings Survey, Abstract No. 505, being all of a called 57.23 acre tract of land described in a Special Warranty Deed with Vendor's Lien to Dosti Partners LLC, as recorded in Instrument No. 2022000075491, Official Public Records, Collin County, Texas (O.P.R.C.C.T.) and being more particularly described as follows: BEGINNING at a brass monument stamped "TXDOT" found for corner, said monument being in the east line of South Central Expressway (a variable width right-of-way); THENCE along the east line of said South Central Expressway, the following course and distances: North 06 degrees 56 minutes 20 seconds West, a distance of 579.73 feet to a brass monument stamped "TXDOT" found for comer; North 00 degrees 28 minutes 23 seconds West, a distance of 139.55 feet to a brass monument stamped "TXDOT" found for comer; North 07 degrees 39 minutes 33 seconds East, a distance of 283.54 feet to a one-half inch iron rod found for comer; North 09 degrees 20 minutes 24 seconds West, a distance of 77.81 feet to a one-half inch iron rod with yellow plastic cap stamp illegible found at the northwest corner of said 57.23 acre tract of land and the southwest corner of a called 4.3905 acre tract of land described in a in a General Warranty Deed o Anna KSH Farms LLC et al., as recorded in Instrument No. 20220318000438100, O.P.R.C.C.T.; THENCE along the north line of said 57.23 acre tract of land, the following courses and distances: South 60 degrees 04 minutes 46 seconds East, a distance of 427.49 feet to a one-half inch iron rod found for corner; North 39 degrees 11 minutes 45 seconds East, a distance of 64.03 feet to a one-half inch iron rod found for corner; North 73 degrees 29 minutes 08 seconds East, a distance of 89.46 feet to a one-half inch iron rod found for comer; North 42 degrees 22 minutes 06 seconds East, a distance of 233.63 feet to a one-half inch iron rod found for corner; South 89 degrees 36 minutes 19 seconds East, a distance of 1,131.37 feet to a five -eighths inch iron rod found at the northeast corner of said 57.23 acre tract of land and the northwest corner of a called 30.676 acre tract of land described in a Special Warranty Deed to Luscombe Family Trust, as recorded in Instrument No. 20101227001420450, O.P.R.C.C.T., said iron being in the south line of a called 10.247 acre tract of land described in a General Warranty Deed to Mack Neff and wife, Rachel Neff, as recorded in Instrument No. 20211105002279430, O.P.R.C.C.T.; THENCE South 00 degrees 40 minutes 03 seconds West, a distance of 1,408.04 feet to a one-half inch iron rod found for comer, said point being at the beginning of a non - tangent curve to the right; THENCE in a southwesterly direction, a distance of 112.55 feet, having a central angle of 14 degrees 29 minutes 30 seconds, a radius of 445.00 feet, a tangent length of 56.58 feet and whose chord bears South 84 degrees 32 minutes 52 seconds West a distance of 112.25 feet to a point for corner; THENCE North 88 degrees 12 minutes 22 seconds West, a distance of 407.46 feet to a point for corner, said point being at the tangent curve to the left; THENCE in a southwesterly direction, a distance of 273.62 feet, having a central angle of 14 degrees 51 minutes 35 seconds, a radius of 1,055.00 feet, a tangent length of 137.58 feet and whose chord bears South 84 degrees 21 minutes 50 seconds West a distance of 272.85 feet to a point for corner, said point being at the beginning of a reverse curve to the right; THENCE in a southwesterly direction, a distance of 245.10 feet, having a central angle of 14 degrees 51 minutes 37 seconds, a radius of 945.00 feet, a tangent length of 123.24 feet and whose chord bears South 84 degrees 21 minutes 50 seconds West a distance of 244.41 feet to a point for corner; THENCE North 88 degrees 12 minutes 22 seconds West, a distance of 175.08 feet to a point for corner; THENCE North 88 degrees 55 minutes 16 seconds West, a distance of 152.32 feet to a one-half inch iron rod found for corner, said point being at the beginning of non - tangent curve to the right; THENCE in a northwesterly direction, a distance of 273.51 feet, having a central angle of 16 degrees 07 minutes 20 seconds, a radius of 972.00 feet, a tangent length of 137.66 feet and whose chord bears North 52 degrees 23 minutes 47 seconds West a distance of 272.61 feet to a three -eighths inch iron found for corner, said iron rod being in the east line of said South Central Expressway; THENCE North 16 degrees 29 minutes 41 seconds West, a distance of 75.71 feet to brass monument stamped "TXDOT' found for corner; THENCE North 48 degrees 24 minutes 30 seconds West, a distance of 165.83 feet to the POINT OF BEGINNING containing 2,391,462 square feet or 54.900 acres. G !1! OUTERL OOP ROAD LOCA'nON MAP S : N.T.S. �� ! | ;�.! �• ); e|J°&wm. . \(r , a :� a § e; . § e !! o Cl) \ ||In 10 •' �§� | �.....� . ]mF ||4 h!• ®� p� ! ;��@ `§!`||| !� � —�1� \ | p lei '~§) Hill M . All ©|k /� er . MIN i � CITY OF ANNA PLANNING & ZONING COMMISSION June 5, 2023 Public Hearing: Zoning — The Preserve, Block A, Lot 1 Applicant: Bhadresh Trivedi / Dosti Partners, LLC. DESCRIPTION: Request to annex and zone 54.9± acres located at the northeast corner of U.S. Highway 75 and Collin County Outer Loop Road to Planned Development to allow for a multiple - family residence, hotel and private club/banquet hall development with modified development standards. The proposed zoning will be Planned Development with C-3 Planned Center District as the base zoning. REMARKS: The applicant is proposing zoning and design standards that would allow for a development that consists of four-story buildings, maximum height of 45 feet, with one, two, and three -bedroom unit apartment buildings, a hotel, and a private club/banquet hall, on one lot. A Planned Development (PD) district is intended to provide for combining and mixing of uses allowed in various districts with appropriate regulations and to permit flexibility in the use and design of land and buildings in situations where modification of specific provisions of this article is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the community. A PD district may be used to permit new and innovative concepts in land utilization. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to insure against misuse of the increased flexibility. A concept plan (Exhibit A) for The Preserve, Block A, Lot 1, accompanies this request. Additionally, as part of the zoning request the property owner has submitted a voluntary annexation petition. Surrounding Land Uses and Zoning.— the entire subject property is located within the ETJ. The City of Anna does not regulate land uses for properties within the ETJ. North Residences and vacant tract — zoned SF-E & located in the ETJ East Vacant land — zoned Planned Develo ment-MF-2 Ord. No. 2002-27A South Across Collin County Outer Loop, the City of Melissa ETJ ANNEXATION & ZONING - THE PRESERVE, BLOCK A, LOT 1PAGE 1 OF 7 West Across U.S. Hwy 75, residences, commercial, & vacant tracts — zoned SF-E & C-2 Proposed Planned Development Stipulations The requested zoning is PD with a base zoning of C-3. The primary purpose of the Planned Development request is to allow for a medium -density, multiple -family residence and commercial development with modified development standards. There are two primary parts to this request: land use and design standards. Land Use - The applicant is proposing to annex and zone the subject property to allow for multiple -family residences and commercial uses on one lot. Design Standards - The language in the proposed PD district would allow for modified development standards associated with the multiple -family residence, hotel, and private club/banquet hall development. Height and area regulations — Appendix 1 (zoning district area regulations) of the Zoning Ordinance has a maximum height of 35 feet. ➢ The applicant is proposing four-story buildings and requesting 45 feet as the maximum height allowance. Multiple -Family Residence Parking - Sec. 9.04.037 (Parking space regulations) of the Zoning Ordinance requires a minimum of 2 parking spaces per dwelling unit for multiple - family dwellings, plus 0.25 spaces per dwelling unit for visitor parking. Additionally, 75% of the required parking is required to be covered. ➢ The applicant is proposing to reduce the required parking for one -bedroom units from two (2) spaces per unit to one (1) space per unit. ➢ The applicant is requesting to reduce the required covered parking from 75% to 50%. Private Club/Banquet Hall Parking - Sec. 9.04.037 (Parking space regulations) of the Zoning Ordinance requires parking as follows: • Private Club: 10 per 1000 sf GFA. • Banquet Hall: not defined. ➢ The applicant is requesting a reduction for the Private Club/Banquet Hall to 1 space per 250 sf of gathering floor area with the following restrictions: o Hotel buildings are prohibited from having restaurants, club rooms, banquet halls, ballrooms and/or meeting rooms. ANNEXATION & ZONING - THE PRESERVE, BLOCK A, LOT 1PAGE 2 OF 7 A hotel and/or parking area associated with the hotel is required to be constructed adjacent to and in conjunction with a Private Club/Banquet Hall development. Screening fence — Sec. 9.04.025 (C-3 zoning regulations) requires a masonry wall when adjacent to a residentially zoned lot or tract. The wall shall have a minimum height of six feet above the average grade of the residential property and shall be constructed on the nonresidential property adjacent to the common side or rear property line. ➢ The applicant is requesting to remove the provision -for portions of the property abutting or within floodplain and dam areas, and between multiple -family residence uses. ➢ The applicant is not requesting to remove the masonry requirements between the commercial uses and the multiple family or single-family residential uses. Refuse Facilities — The C-3 district requires two dumpsters per lot but does not typically allow multiple family residences. When multiple -family residences are proposed in commercial zoning districts, it is .recommended to follow Sec. 9.04.020 (MF-2 zoning regulations) which contains the following provision regarding the refuse facilities: Every dwelling unit in a multifamily complex shall be located within 250 feet of a refuse facility, measured along the designated pedestrian and vehicular travel way. There shall be available at all times at least six cubic yards of refuse container per 30 multifamily dwelling units. For complexes with less than 30 units, no less than four cubic yards of refuse container shall be provided. Each refuse facility shall be screened from view on three sides from persons standing at ground level on the site or immediately adjoining property, by a wall of masonry not less than seven feet nor more than eight feet in height or by an enclosure within a building. Refuse containers shall be provided and maintained in a manner to satisfy city public health and sanitary regulations. Each refuse facility shall be located so as to provide safe and convenient pickup by refuse collection agencies. ➢ The applicant is requesting to increase the distance requirement to 1,000 feet and utilize one compactor on -site as long as a valet waste service is provided. Conformance with the Anna205O Comprehensive Plan Future Land Use Plan The Future Land Use Plan designates this property as Professional Campus and Parks and Open Space. Character & Intent The Professional Campus designated area is intended to provide office jobs and is the location for major employers as well as smaller office or professional service companies. They typically locate near major transportation corridors and may include office parks or technology centers. ANNEXATION & ZONING - THE PRESERVE, BLOCK A, LOT 1PAGE 3 OF 7 Land Use Considerations Primary Land Use Higher education, research and technology, professional offices, medical, restaurant and retail Secondary Land Use Civic and institutional uses, parks and open space. Preferred Scenario Diagram The Preferred Scenario Diagram designates this property as Mixed Use and Ranching & Agriculture. Character & Intent d � I l; � I I I A Mixed Use designated area is intended to offer people the ability to live, shop, work and play in one community. They include a mixture of housing types and multiple residential housing choices within close proximity to the goods and services residents need on a daily basis. They typically include a higher intensity of uses developed in an urbane style that are supported by nodes of activity. The design and scale of development in a Mixed Use center encourages active living, with a complete and comprehensive network of walkable streets. Land Use Considerations Primary Land Use Retail, commercial, townhomes, apartments, offices, hotels and personal service uses Secondary Land Use Civic and institutional uses, parks and open space Being at the intersection of U.S. Highway 75 and future Collin County Outer Loop, the Anna 2050 Future Land Use Plan identifies this corner as professional campus and to evolve over time into a mixed use center as shown on the Preferred Scenario Diagram. The proposed development is dominated by the multiple -family residential use with a hotel and Private Club/Banquet Hall and does not offer goods and services for typical daily life needs of the residents. SUMMARY: Request to zone 54.9± acres to Planned Development with a base zoning of C-3 Planned Center District to allow for multiple -family residence and commercial uses with modified development standards. ANNEXATION & ZONING -THE PRESERVE, BLOCK A, LOT 1PAGE 4 OF 7 While the property has limitations in developable area due to flood plain and development restrictions associated with the Soil Conservation Service Site 47 Reservoir, the proposed allowance of multiple family residences does not conform to the Future Land Use Plan nor does the proposed layout provide for a walkable development as intended in the Preferred Scenario Diagram. Additionally, the requested parking reduction for the Private Club/Banquet Hall (1 per 250 sf) does not meet the minimum parking requirements (1 per 200 sf) for restaurants and/or conference areas if located within or part of a hotel development. RECOMMENDATION: If the Commission votes in favor of the zoning request below are recommended restrictions to place on the Planned Development zoning: Restrictions: 1. The location of the planned development zoning district shall be in substantial conformance with the Concept Plan (Exhibit A). 2. Definitions: Except as otherwise provided herein, the definitions in Appendix 3 of Article 9.04 shall apply. a. Banquet Hall: A meeting facility for lease by private parties which may also include on -site kitchen/catering facilities. 3. Standards and Area Regulations: Development must comply with the development standards for use, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, and lighting, set forth in the C- 3 Planned Center District (C-3) zoning district and the Planning and Development Regulations except as otherwise specified herein. a. Uses i. Additional permitted uses: A. Multiple -family residence; B. Hotel; buildings are prohibited from having restaurants, club rooms, banquet halls, ballrooms and/or meeting rooms when shared parking with other uses; C. Private Club is permitted without a Specific Use Permit (SUP) when constructed with or adjacent to a hotel with shared parking; and D. Banquet Hall. ANNEXATION & ZONING - THE PRESERVE, BLOCK A, LOT 1PAGE 6 OF 7 ii. Prohibited: Automobile and Related Service Uses except parking lot or parking garage, automobile iii. Maximum multiple -family residence units: A. Maximum of 700 total units; and B. Maximum of 210 units may be two and three -bedroom. b. Maximum height (feet): 4 stories / 45 feet c. Parking: i. Multiple -Family Residence: A. One -bedroom: One space per unit; B. Two- & Three -bedroom: Two (2) spaces per unit; C. Covered Parking: 50% of the residence required parking must be covered; and D. Visitor Parking: 0.25 per unit. ii. Private Club/Banquet Hall shall provide parking at a ratio of 1 space per 250 sf of gathering floor space under the following conditions: A. The Private Club/Banquet Hall is constructed in conjunction or adjacent to a hotel with shared parking; and B. Up to 36 of the required parking spaces for the Private Club/Banquet Hall to be an alternative parking surface other than asphalt or concrete. iii. Except as noted above, parking for a Private Club/Banquet Hall: 1 space per 100 sf of gathering floor space d. Screening Fence: i. Screening is not required when abutting or within floodplain and dam areas. ii. Screening is not required between multiple -family residence uses or multiple -family zoning districts. ANNEXATION & ZONING - THE PRESERVE, BLOCK A, LOT 1 PAGE 6 OF 7 e. Refuse Facilities: Multiple -family residences served by valet trash service may: i. Increase the distance from dwelling units to the refuse facility to 1,000 feet measured along the designated pedestrian and vehicular travel way; and ii. Utilize a trash compactor in lieu of traditional dumpsters. 4. Plats and/or site plans submitted for the development of the PD shall conform to the data presented and approved on the Concept Plan. Non -substantial changes of detail on the final development plan(s) that differ from the Concept Plan may be authorized by the City Council with the approval of the final development plan(s) and without public hearing. 5. The Concept Plan will expire after two (2) years of approval. 6. Approvals by the City of Anna does not constitute approval of County, State, or Federal regulations. ANNEXATION & ZONING - THE PRESERVE, BLOCK A, LOT 1 PAGE 7 OF 7 BOHLERI TO: City of Anna Planning and Development 120 West 7th Street, Suite #142 Anna, TX 75409 RE: The Preserve, Block A Lot 1 Request to rezone PD (MF-2) Zoning Request Summary and Justification Requested Zoning: PD (MF-1) 2600 Network Blvd Suite 310 Frisco, TX 75034 469.458.7300 Ordinance MF-2 Base Requested PD Max Height 35 feet 45 feet or 4 stories Side Yard, Interior 10 feet Unchanged Rear Yard, Interior 25feet Unchanged Front Yard 25feet Unchanged Lot Area 5,000 SF Unchanged Lot Width 50feet Unchanged Lot Depth 120feet Unchanged Lot Coverage 50% Unchanged Density 25 units per acre Unchanged Open Space Based on unit mix, Section 9.04.033 Unchanged Covered Parking 75% of multifamily spaces 50%ofmultifamily spaces Use Proposed uses in the PD reflect the uses in the MF-2 zoning district, plus the C-3 zoning district. Prohibited used include auto and engine repair to protect the valuable Highway Commercial frontage along US-75. The Private Community Center is included as a permissible use as it is not currently defined in the City's standard uses. • CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS WWW.BOHLERENGINEERING.COM Blvd Suite 310 2600 Network F 4c69.45 BOHLERI 75034 8.7300 Building Height Request to change the building height from 35 feet to 45 feet OR 4 stories. Justification: The increase in building height is intended to accommodate the site and the surrounding area's topography. The site's existing elevation sits approximately 35' below the intersection of US-75 Frontage and Outer Loop. The site's topography allows for a four-story product without the towering presence. The site's highway adjacent allows caters more to a four-story product, including an allowable hotel. The proposed multifamily is not adjacent to any single-family housing where site lines could be an issue. Parking Parking requirement is 1/200 sf for restaurant, retail, conference, or office area within a Hotel/Motel. We request 1/250 sf of gathering floor area provided that the Private Community Center is constructed with a hotel and contains overflow parking as shown in the PD Concept Plan. Justification: The parking reduction is only granted with construction of both the hotel and community center uses. Shared trips are generated between the hotel and private community center, and the intent is that community center patrons and hotel guests will be shared trips, and thus shared parking spaces at a reduced rate. In the event the hotel is not constructed, the community center will be parked at the 1/200 sf ratio. For reference, the City of Frisco requires 10 spaces plus 1 space/300 sf for a community center. While we realize this is another jurisdiction, it does serve as a good reference point to show the proposed parking standard is consistent with City of Frisco standards and overparked comparatively. Request for overflow parking (36 spaces) to be on an unpaved surface. Justification: Due to the nature of the shared parking and constraint of the and Collin County Dam requirements, the unpaved, overflow parking will support the natural drainage and preservation adjacent to the floodway rather than providing a paved surface. The frequency of the overflow parking is expected to be low frequency and will not be used to support the daily operations of the center. The overflow parking is only intended to be used during high volume events. • CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS WWW.BOHLERENGINEERING.COM 2600 Network Frisco, Blvd Suite 310 BOHLERI 469. 58.7300 Parking requirement is 75% covered parking for multifamily. We request a reduction to SO% covered parking for multifamily. Justification: For a development without structured parking (concept plan is all surface parked), 50% is adequate to provide a premium feature for future residents. Covered parking does carry a higher rent cost for residents, so the 50% provided allows for a variety of rental options and price points for residents. Based on previous zoning cases in Anna, we feel that 50% is in line with previous precedence. *CIVIL AND CONSULTING ENGINEERS • PROJECT MANAGERS • SURVEYORS W W W.BOHLERENGINEERiNG.COM