Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “PD” - Planned Development District, Generally to Modify the Development Standards and to Allow Single Family Residential Uses, Located Approximately 1,300 Feet East of County Road 943 and on the South Side of Bloomdale Road, 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: March 16, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, Planning Manager
Kaitlin Gibbon, 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 development regulations.
APPLICATION SUBMITTAL DATE: January 27, 2021 (Original Application)
ITEM SUMMARY: The applicant is requesting to zone approximately 60 acres of land, generally to modify the development standards and to allow for single family uses. More specifically, the proposed zoning request modifies the density and lot sizes for single family residential. The development regulations included with this zoning request were included in a development agreement (Agenda Item #20-1122) that was ultimately approved by the City Council at the December 15, 2020 meeting. No other development regulations are being proposed with this request.
Staff is of the opinion that this zoning request will create a compatible and quality development in this area. As such, Staff recommends approval of the proposed zoning request. I will stand for any questions.
An associated voluntary annexation request (Agenda Item #20-0001A) is being considered by the City Council on this agenda.
EXISTING ZONING AND SURROUNDING LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
McKinney ETJ |
Undeveloped Land |
|
North |
McKinney ETJ |
Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 2005-11-120 (Residential, Commercial, and Office Uses) |
Erwin Farms Phase 1, Erwin Farms Phase 2 |
|
East |
“PD” - Planned Development District Ordinance No. 2005-11-120 (Residential, Commercial, and Office Uses) |
Erwin Farms Phase 3 |
|
West |
McKinney ETJ |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to zone the subject property, generally for single family uses and to modify the development standards as further described below.
• Single Family Residential Uses
o Currently the subject property is located within McKinney’s Extra Territorial Jurisdiction (ETJ). An associated voluntary annexation request has been submitted and will be considered by the City Council at the March 16, 2021 meeting.
o The applicant is requesting to zone the property to “PD” - Planned Development District with a base zone of “SF-5” - Single Family Residential District. The proposed use of single family homes aligns with the suburban living placetype shown in the comprehensive plan. Staff is also of the opinion that the proposed development is compatible and will blend in with the existing Erwin Farms development to the south and to the east.
• Density
o The “SF-5” - Single Family Residential District currently allows a maximum density of 3.2 dwelling units per gross acre. The density may be increased to 3.4 dwelling units per acre if the “design for density” criteria outlined in the city’s former comprehensive plan is satisfied.
o The adjacent zoning district for the Erwin Farms development follows base zoning districts of “RS-84” - Single Family Residence District, “RS-72” - Single Family Residence District, “RS-60” - Single Family Residence District, and “RG-27” - General Residence Townhome District for the residential tracts.
o The applicant has requested to increase the density to 7 dwelling units per gross acre. Given that the current zoning for Erwin Farms permits a density of 7 dwelling units per gross acre when the “RS-60” - Single Family Residence District.
• Mean and Median Lot Size
o The “SF-5” - Single Family Residential District and the current zoning district for the Erwin Farms development requires a mean and median lot size of 7,200 square feet for single family detached developments.
o The applicant is requesting to remove the mean and median lot size requirement for this property. Staff does not have any objections with this request given that the applicant is proposing to increase the minimum lot area to 6,000 square feet.
With “PD” - Planned Development District requests, projects must provide a feature(s) to ensure exceptional quality or demonstrate innovation. The applicant is proposing to increase the minimum lot area from 5,000 square feet to 6,000 square feet as mentioned above. The applicant is also proposing to increase the minimum lot width from 40 feet to 50 feet, increase the minimum lot depth from 80 feet to 117 feet, increase the minimum front yard setback from 20 feet to 25 feet, and increase the rear yard setback from 15 feet to 25 feet.
With these modifications, the applicant is proposing to develop the subject property with similar standards that are required with the existing Erwin Farms development. Staff is of the opinion that this zoning request will create a compatible and quality development in this area. 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 series of Land Use Diagrams establish distinctive districts, each with a clear intent, market focus, and desired development patterns that are reinforced through character-defining placetypes.
Per the Preferred Scenario, the subject property is located in the Medical District and is designated as the ‘Suburban Living’ placetype. General placetypes also included in this district are Urban Living, Neighborhood Commercial, and Professional Center.
• 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 generally aligns with the Suburban Living placetype. Furthermore, the proposed request is compatible with the Land Use Diagram of the comprehensive plan and with the surrounding developments.
• Fiscal Model Analysis: The attached fiscal analysis shows a fiscal benefit of $572,942 for the 60-acre property. It is important to note that the reason that the existing zoning analysis does not have a value is because this property is located within McKinney’s extra territorial jurisdiction (ETJ).
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 February 23, 2021, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed zoning request.