Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “RD-30” - Duplex Residence District to “PD” - Planned Development District, Located on the North Side of White Avenue and Approximately 700 Feet West of Graves Street, and Accompanying Ordinance
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong city economy by facilitating a balance between industrial, commercial, residential and open space)
MEETING DATE: December 1, 2020
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Danielle R. Mathews, AICP, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request with the following special ordinance provision:
1. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: September 9, 2020 (Original Application)
October 13, 2020 (Revised Submittal)
October 23, 2020 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 1.34 acres of land generally for office uses.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“RD-30” - Duplex Residence District (Undeveloped) |
Undeveloped |
|
North |
“PD” - Planned Development District Ordinance No. 2007-01-004 (Office, Medical Office, and Multifamily Uses) |
Undeveloped |
|
South |
“RG-25” - General Residence District (Residential Uses) |
Discovery Learning Center |
|
East |
“RD-30” - Duplex Residence District (Residential Uses) |
McKinney Central Church of Christ |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Brookwood Fourplexes |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for office uses. However, in order to develop, the site’s unique shape requires deviations from the space limits of the requested “SO” - Suburban Office District base zoning district, and so a “PD” - Planned Development District is proposed. Specifically, the SO district requires a minimum 20-foot front yard setback. The applicant proposes a 15-foot front yard setback with encroachments of five feet permitted. The applicant also proposes a five-foot buffer with no trees along the eastern property line in lieu of the required 10-foot buffer with one tree per every 40 linear feet. Finally, the applicant proposes a deviation to the parking requirements for an office use; changing the requirement from one for every 400 square feet of gross floor area (GFA) to one for every 500 square feet of GFA.
The subject property is designated on the Comprehensive Plan as the ‘Historic Town Center - Residential’. However, the tracts to the east and west of the subject property are currently developed, which makes the realization of residential uses challenging on the tract. While not in strict conformance with ‘Historic Town Center - Residential’ placetype, the Comprehensive Plan also offers certain decision making criteria when determining if a rezoning request is appropriate, which is discussed in more detail below.
Given the property’s location along West White Avenue, as well as its proximity to a church and daycare uses, Staff is of the professional opinion that the proposal will complement the surrounding area. The site is also located within the Historically Significant Area, so façade plans that comply with the architectural standards of the Zoning Ordinance will be required for the development of the site. As such, Staff recommends approval of the proposed zoning request.
CONFORMANCE TO ONE MCKINNEY 2040: A key aspect of the ONE McKinney 2040 Comprehensive Plan is to provide direction related to the desired development patterns and to inform decisions related to the timing and phasing for future infrastructure investments in the City. To assist in guiding these decisions, the Preferred Scenario and Land Use Diagram establish distinctive districts, each with a clear intent and market focus that are reinforced through character-defining placetypes.
Per the Preferred Scenario, the subject property is located in the Town Center District and is designated as the ‘Historic Town Center - Residential’ Placetype. Other general placetypes included in this district are Historic Town Center, Professional Campus, Commercial Center, and Neighborhood Commercial, and the sub-placetypes include Historic Town Center Downtown, Historic Town Center Mix, and Historic Town Center Residential.
• Guiding Principles: The proposed rezoning request is generally in conformance with the Guiding Principle of “Places (To Live, Work, Play, and Visit)” established by the Comprehensive Plan. In particular, the proposed request has the potential for “private sector development and redevelopment [to] meet McKinney’s expectations for excellence in design and create places with market support and long-term economic viability.”
• Land Use Diagram Compatibility: In evaluating development requests, the City should determine that a project meets the majority of the established criteria to be considered compatible with the Land Use Diagram. The proposed rezoning request is not in strict conformance with the ‘Historic Town Center - Residential’ placetype of the Town Center District.
Projects not in strict conformance with the placetype or district may still be considered consistent with the Comprehensive Plan so long as the majority of certain decision making criteria are met. This rezoning request specifically meets the following criteria:
o Help McKinney achieve the Comprehensive Plan’s Vision and Guiding Principles;
o Advance the District’s intent;
o Demonstrate compatibility with the District’s identity and brand;
o Include uses compatible with the Land Use Diagram;
o Create a positive fiscal impact for the City through the timeframe of the Plan (2040); and
o Demonstrate that the project’s travel demand estimates can be accommodated by the planned transportation network.
• Fiscal Model Analysis: Since the November 10th Planning and Zoning Commission meeting, Staff reevaluated the fiscal analysis. The attached fiscal analysis shows a positive fiscal benefit of $11,569 for the 1.34-acre property and should contribute towards achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.
BOARD OR COMMISSION RECOMMENDATION: On November 10, 2020, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning request.