Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “PD” - Planned Development District to Allow for Commercial and Multi-Family Residential Uses, Located on the East Side of State Highway 5 (McDonald Street) and Approximately 600 Feet North of the Intersection of County Road 278 and Fannin Road
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: February 8, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Caitlyn Strickland, Planning Manager
Jennifer Arnold, AICP, Director of Planning
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning request subject to the following special ordinance provisions:
1. The property shall be zoned “PD” - Planned Development District, and subject to the attached development regulations; and
APPLICATION SUBMITTAL DATE: March 02, 2021 (Original Application)
April 4, 2021 (Revised Submittal)
April 25, 2021 (Revised Submittal)
April 29, 2021 (Revised Submittal)
May 25, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to zone approximately 39.90 acres of land, generally for multi-family and commercial uses.
An associated voluntary annexation request (21-0004A) will be considered by the City Council at the March 1, 2022 meeting.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
McKinney ETJ |
Undeveloped Land |
|
North |
McKinney ETJ |
Undeveloped Land |
|
South |
McKinney ETJ |
Single Family Residences, Undeveloped Land |
|
East |
McKinney ETJ |
Single Family Residential |
|
West |
McKinney ETJ |
Commercial - Hotties Hotrods |
PROPOSED ZONING: The applicant is requesting to zone the subject property generally for multi-family residential and commercial uses, as further described below.
Tract 1 (19.89 acres)
• Commercial Uses
o The applicant proposes to develop Tract 1 in accordance with the “C2” - Local Commercial Zoning District, with an additional requirement to provide 10’ sidewalks along all public streets and to observe a minimum 45’ building setback along all public streets.
Tract 2 (19.90 acres)
• The applicant proposes to develop Tract 2 with commercial uses and/or multi-family residential uses.
• If developed for commercial uses, Tract 2 shall develop in accordance with the use and development standards of the “C2” - Neighborhood Commercial Zoning District, with independent living and nursing home uses being specifically prohibited.
• If developed for multi-family residential uses, Tract 2 shall develop pursuant to the “MF3” - Multiple Family Residential Medium-High Density District, with the following exceptions:
o The maximum allowed density shall be 25 units per gross acre.
o The maximum allowed building height shall be 45 feet (3 stories).
o No less than 30% of the units shall have enclosed parking spaces and no less than 50% of the units shall have an enclosed or covered parking space.
o An additional 3 amenities shall be provided beyond the typical requirements for a multi-family residential development.
With “PD” - Planned Development District requests, projects must provide a feature(s) to ensure exceptional quality or demonstrate innovation. To meet this provision for exceptional quality, the applicant is proposing to dedicate 30% of the entire subject property (Tract 1 and Tract 2) for living landscaping.
Upon detailed review of the site and development regulations set forth in the proposed PD, staff is supportive of the proposed rezoning request to allow for a commercial and multi-family residential development.
The tract sits along State Highway 5 and the future extension of CR 339 in the northern most portion of McKinney’s ultimate growth area. Even with the extension of CR 339 to the east and the potential commercial opportunity that it could bring, the potential for all 39.90 acres of this tract to develop as commercial may be low. Where commercial development does occur, it will likely be concentrated on tracts closer to the State Highway 5 frontage and for which are already being designated as commercial per this zoning request.
Given that a significant portion of the tract along the highway commercial frontage is being preserved for commercial uses and the fact that the development standards being proposed for the multi-family residential uses are consistent with requests that have previously been approved, Staff is comfortable recommending approval of the proposed zoning request.
CONFORMANCE TO THE ONE MCKINNEY 2040 COMPREHENSIVE PLAN: A key aspect of the ONE McKinney 2040 Comprehensive Plan is to provide direction related to desired development patterns in the city and to inform decisions related to the timing and phasing of future infrastructure investments. To assist in guiding these decisions, the plan includes a set of Guiding Principles that provide overall guidance and a Preferred Scenario and Land Use Diagram that illustrates the desired development patterns in the city. The Preferred Scenario and Land Use Diagram are built upon a series of distinctive districts, each with a specific purpose, focus and market. Each district consists of a mix of placetypes that identify the predominate land uses and desired pattern of development for the district.
• Guiding Principles:
The proposed rezoning request is generally in conformance with the Guiding Principle of “Diversity (Supporting our Economy and People)” established by the Comprehensive Plan. In particular, the proposed request has the potential to provide “[…] new businesses and developments that support economic engines, broaden the tax base, and make the city’s economy more adaptable and resilient” and provide “[…]housing options and neighborhood choices that are accessible, attainable and appealing to people at all stages of their lives.”
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the East Fork District and is designated as the Commercial Center Placetype.
Commercial Center is characterized by big box stores or multi-tenant commercial uses. They are typically located at high volume intersections and along both sides of a highway or arterial. Commercial Centers are accessible primarily by one mode of travel, the automobile; though walkable pedestrian access should be encouraged wherever possible. Buildings are typically set back from the road behind large surface parking lots that may be prime locations for infill development.
• Land Use Diagram Compatibility:
When considering land use decisions, the City should determine that a project aligns with the Land Use Diagram and/or meets a majority of the established criteria (below) to be considered compatible with the Land Use Diagram. Given the proposed multi-family uses, the rezoning request does not align with the Commercial Center placetype of the Established Community District.
In order to be considered compatible with the comprehensive plan, the project should meet a majority of the established criteria below:
1. Help McKinney achieve the Comprehensive Plan’s Vision and Guiding Principles;
2. Advance the District’s intent;
3. Demonstrate compatibility with the District’s identity and brand;
4. Include uses compatible with the Land Use Diagram;
5. Leverage and protect natural and built amenities and infrastructure;
6. Strengthen or create connections to activity centers within and beyond the District;
7. Create a positive fiscal impact for the City through the timeframe of the Plan (2040);
8. Demonstrate that the project’s travel demand estimates can be accommodated by the planned transportation network;
9. Demonstrate that the project’s demand on other public infrastructure can be accommodated by planned facilities; and
10. Demonstrate that the life-cycle costs to the public of constructing, maintaining and operating infrastructure included in the project is consistent with this plan’s [Comprehensive Plan] fiscal responsibility policies.
Given the factors discussed above, Staff feels that the proposed rezoning request substantially advances a majority of the decision-making criteria above to be considered compatible with the comprehensive plan.
• Fiscal Model Analysis: The attached fiscal analysis shows a fiscal benefit of $1,119,509 for the 39.90-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 currently located within McKinney’s extra territorial jurisdiction (ETJ) and is not subject to city ad valorem taxes.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of opposition and no letters in support to this request.