The Community Corners future land use category applies to retail sites on the corners of major arterial roadways that traditionally serve the general retail, service, office, and institutional needs of surrounding neighborhoods. These areas are often anchored by uses such as a large grocery store, hardware store, department store, fitness center, or other big box retailer.
CRITERIA FOR COMMUNITY CORNERS
A Community Corner is typically 25 acres or more, but may be as small as 10 acres if it meets two of the three following criteria:
does not directly abut single-family neighborhoods
at least 250,000 sq. ft. of commercial floor area is located within 1/4 mile
at least two 50,000 sq. ft. or larger anchor stores are located within 1/4 mile
REDEvelopment & Innovative concepts
Due to the abundance of retail zoning in Plano’s development history and changes in retail consumer trends, these areas are increasingly susceptible to decline. Redevelopment is encouraged where appropriate to reduce excess retail square footage, increase green space, integrate new uses, improve walkability, limit visual impacts of parking, and enhance community form. Furthermore, innovative solutions that introduce useable open space and repurpose existing structures are desired to create unique community gathering spaces in these corners. Adequate transitions in building setback and height must be considered when development is proposed near surrounding neighborhoods.
The introduction of residential uses are encouraged where buffered from adjacent neighborhoods, or when necessary to further the goals of the Redevelopment and Innovative Concepts section above and are provided in a context-sensitive manner. New housing should be thoughtfully integrated into the street network of the corner and, where feasible, safe and convenient connections from existing neighborhoods should be provided. In many cases, the layout of existing neighborhoods may preclude direct walking connections to these corners. Low-rise, single-family housing types are desired for compatibility with existing adjacent neighborhoods. Existing multifamily developments, which function as transitions from moderate-to-high intensity commercial areas, should be well maintained to preserve neighborhood character.