Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “RS-60” - Single Family Residence District and “TMN” - Traditional McKinney Neighborhood Overlay to “PD” - Planned Development District and “TMN” - Traditional McKinney Neighborhood Overlay, Generally to Modify the Development Standards, Located on the Northeast Corner of Erwin Avenue and Waddill Street
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: November 10, 2020
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Gibbon, Planner II
Jennifer Arnold, AICP, Director of Planning
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the December 1, 2020 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: August 24, 2020 (Original Application)
October 6, 2020 (Revised Submittal)
October 20, 2020 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 0.4 acres of land, generally for single family uses. More specifically, the proposed rezoning request modifies the setbacks and landscaping requirements.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“RS-60” - Single Family Residence District (Single Family Uses) |
Single Family Residence |
|
North |
“RS-60” - Single Family Residence District (Single Family Uses) |
Single Family Residences |
|
South |
“RS-60” - Single Family Residence District (Single Family Uses) |
Single Family Residences |
|
East |
“RS-60” - Single Family Residence District (Single Family Uses) |
Single Family Residences |
|
West |
“RS-120” - Single Family Residence District (Single Family Uses) |
Single Family Residences |
PROPOSED ZONING: The applicant is requesting to rezone the subject property generally for single family uses. The applicant has provided a zoning exhibit which divides the property into two tracts. Tract A is approximately 0.272 acres in size and Tract B is approximately 0.133 acres in size. The proposed rezoning request includes the following modifications to the use and development standards:
Tract A:
• Single Family Residential Uses
o There is an existing, legal non-conforming duplex on Tract A. With this zoning request, the existing duplex would maintain its legal non-conforming status. Accessory uses shall be permitted on the property; however, no additions shall be permitted on Tract A so long as the duplex remains. At such point in time that the duplex is demolished, development of the tract would comply with single family residential uses of the “SF-5” - Single Family Residential District.
o Staff feels that this request offers a market balance between the existing development on the tract and the future potential for redevelopment in a manner that is compatible with the surrounding area.
• Setbacks
o The current zoning of “RS-60” - Single Family Residence District on the subject property would allow for single family residential uses with a front yard setback of 25 feet, a rear yard of 25ft, and a side yard of 5ft.
o The front yard setback for the “SF-5” - Single Family Residential District is 20 feet with a 10-foot encroachment zone for porches, patios, or similar structures. The rear yard setback is 15ft and the side yard is 0ft with a requirement to keep a 10-foot building separation.
o In the event that Tract A redevelops, the subject property shall develop with the setback requirements of “SF-5” - Single Family Residential District with a modified front yard of 15 feet, a rear yard of 10 feet, and a side yard of 5 feet.
o The proposed modified setbacks would blend in with the adjacent single family residences and integrate as part of the block development. As such, Staff does not have any objections to this request.
• Lot Size
o “SF-5” - Single Family Residential District lots are required to develop with a mean and median lot size of 7,200 square feet for the neighborhood. The applicant is further clarifying that the mean and median lot size shall be calculated with the block face of Waddill Street, White Avenue, West Street, and Erwin Avenue.
o Typically, when the single family lots are developed with a mean and median lot size, it is in a larger scale development where the minimum is more achievable. As proposed, the applicant would still provide the typical mean and median lot size required within the block face. As such, Staff does not have any objections to this request.
Tract B:
• Single Family Residential Uses
o Currently, the property is zoned “RS-60” - Single Family Residence District for single family residential uses. The applicant’s request is to develop in accordance with “SF-5” - Single Family Residential District to allow for single family residential uses.
o Staff feels that the proposed use is compatible with the existing single family residential uses surrounding the subject property.
• Setbacks
o The current zoning of “RS-60” - Single Family Residence District on the subject property would allow for single family residential uses with a front yard setback of 25 feet, a rear yard of 25ft, and a side yard of 5ft.
o The front yard setback for “SF-5” - Single Family Residential District is 20 feet with a 10-foot encroachment zone for porches, patios, or similar structures, the rear yard is 15ft, and the side yard is 0ft with a requirement to keep a 10-foot building separation.
o Tract B shall develop with the setback requirements of “SF-5” - Single Family Residential District with a modified front yard of 15 feet, a rear yard of 10 feet, and a side yard of 5 feet.
o The proposed modified setbacks would blend in with the adjacent single family residences and integrate as part of the block development. As such, Staff does not have any objections to this request.
• Lot Size
o “SF-5” - Single Family Residential District lots are required to develop with a mean and median lot size of 7,200 square feet for the neighborhood. The applicant is further clarifying that the mean and median lot size shall be calculated with the block face of Waddill Street, White Avenue, West Street, and Erwin Avenue.
o Typically, when the single family lots are developed with a mean and median lot size, it is in a larger scale development where the minimum is more achievable. As proposed, the applicant would still provide the typical mean and median lot size required within the block face. As such, Staff does not have any objections to this request.
• Landscaping
o Typically, single family residential lots are required to provide a minimum of two canopy trees on each lot. The applicant is requesting to provide a minimum of one canopy tree in the front yard with the ability to provide two ornamental trees in either the front yard of rear yard of Tract B.
o As proposed, the applicant would still provide the typically required two trees per lot, with at least one canopy tree in the front yard. Staff feels as though the proposed request is in keeping with the spirit of the ordinance. As such, we do not have any objections to this request.
With “PD” - Planned Development District requests, projects must provide a feature(s) to ensure exceptional quality or demonstrate innovation. To satisfy this requirement, the applicant proposes to plant an additional two canopy trees on Tract A and an additional ornamental tree on Tract B.
When looking at the surrounding area, Staff is of the opinion that the proposed rezoning request will create a quality infill development that will blend well with the surrounding single family residences. As such, Staff recommends approval of the proposed rezoning 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. General placetypes also included in this district are Historic Town Center Downtown, Historic Town Center Mix, Professional Campus, Commercial Center, and Neighborhood Commercial.
• Guiding Principles: The proposed rezoning request is generally in conformance with Guiding Principle of “Diversity (Supporting our Economy and People)” established by the Comprehensive Plan. In particular, the proposed request has the potential to provide “private development, public investments, and community engagement support the people of McKinney by making available housing options and neighborhood choices that are accessible, attainable and appealing to people at all stages of their lives.”
• 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 aligns with the Historic Town Center - Residential placetype of the Town Center District. Furthermore, the proposed request of “PD” - Planned Development District with a base zoning of “SF-5” - Single Family Residential District should be compatible with the surrounding properties and placetypes.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $2,023 for the 0.4 acre property and should contribute to 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.