Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agricultural District to “PD” - Planned Development District, Generally to Modify the Development Standards and to Allow Single Family, Multi-Family and Commercial Uses, Located on the South Side of Stacy Road and Approximately 1,550 Feet East of Custer 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: March 22, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, Planner II
Caitlyn Strickland, Planning Manager
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 April 19, 2022 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: August 24, 2021 (Original Application)
November 24, 2021 (Revised Submittal)
February 7, 2022 (Revised Submittal)
February 18, 2022 (Revised Submittal)
March 7, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 29.9 acres of land, generally for single family residential, multi-family residential and commercial uses. The applicant has submitted this zoning request to modify the development standards for multi-family developments including parking and height and to allow uses similar to those permitted within the city’s “MF-1”; “MF-2”; and “MF-3” - Multiple Family Residential Zoning Districts as well as development standards for single family (attached) residential developments including setbacks and landscaping. Also included in the request are standards and similar uses to those within the city’s “C2” - Local Commercial District. More information is detailed further below.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agricultural District (Agricultural Uses) |
SPCA of Texas (formerly) |
|
North |
“PD” - Planned Development District Ordinance No. 2009-05-034 (Residential and Commercial Uses) |
Avenues at Craig Ranch |
|
South |
“PD” - Planned Development District Ordinance No. 2001-02-017 (Residential, Commercial, and Golf Course Uses) |
TPC Craig Ranch |
|
East |
“PD” - Planned Development District Ordinance No. 2001-02-017 (Residential, Commercial, and Gold Course Uses) |
TPC Craig Ranch |
|
West |
“PD” - Planned Development District Ordinance No. 2020-08-057 (Multi-family Residential Uses) |
The Retreat at Craig Ranch |
PROPOSED ZONING: The applicant is requesting to rezone the subject property generally for single family residential, multi-family residential, and commercial uses and to modify the development standards, as further described below.
Tract A (12 acres)
• Residential Uses
o Currently, the property is zoned “AG” - Agricultural District.
o The applicant proposes to rezone this tract to allow uses similar to those permitted within the city’s “TH” - Townhome Residential District. The applicant has indicated a desire to develop a single family (attached) private street development on the site; however, a complete list of the allowed uses is attached to this staff report for your reference.
• Space Limits
o “TH” - Townhome Residential District requires a minimum lot area of 2,700 square feet, a minimum lot depth of 80 feet, and a minimum lot width of 25 feet. The applicant is requesting to reduce the minimum lot area to 1,580 square feet, reduce the minimum lot depth to 72 feet and reduce the minimum lot width to 22 feet.
o “TH” - Townhome Residential District requires a minimum front yard setback of 20 feet and a minimum rear yard setback of 15 feet. The applicant is requesting to reduce the minimum front yard setback to 10 feet and the minimum rear yard setback to 5 feet.
o The current zoning on the subject property and the “TH” - Townhome Residential District limits the maximum building height to 35 feet. The applicant is requesting a maximum building height of 45 feet (3 stories) in Tract A, except that a maximum building height of 35 feet (2 stories) shall be observed if the single family residential structure is within 270 feet of the southern property line or within 100 feet of the western property line.
o Given that the existing development patterns in the immediate area are more urban style in nature, Staff does not have any concerns with the applicant’s requests.
• Landscape Requirements
o Typically, all single family developments are required to provide two canopy trees per lot, with a minimum of one canopy tree within the front yard.
o The applicant proposes to plant the typical required canopy trees within a proposed perimeter landscape buffer and within the proposed private streets parkway as generally depicted on the attached Landscape Plan Exhibit and Street Section Exhibit.
o Given that the applicant is proposing the provide canopy trees in the general locations typically required, Staff has no objections to the applicant’s request for the modified landscape requirements.
Tract B (13.43 acres)
• Residential Uses
o Currently, the property is zoned “AG” - Agricultural District.
o The applicant proposes to rezone this tract to allow uses similar to those permitted within the city’s “MF-1”; “MF-2”; and “MF-3” - Multiple Family Residential Zoning Districts. The applicant has indicated a desire to develop multi-family uses on the tract; however, a complete list of the allowed uses is attached to this staff report for your reference.
• Building Height and Density
o The zoning currently limits the maximum building height to 35 feet. The maximum building height permitted in the city’s typical multi-family residential zoning districts is also 35 feet (2 stories).
o The applicant is requesting a maximum building height of 4 stories, not to exceed 55 feet in Tract B, except that a maximum building height of 45 feet (3 stories) shall be observed if the multi-family residential structure is within 270 feet of the southern property line or within 375 feet of the western property line.
o The applicant is also proposing similar space limit requirements to the “MF-3” - Multiple Family Residential - High Density District with a decrease in the maximum density from 20 dwelling units per gross acre to 18 dwelling units per gross acre.
o Given the site’s topography changes sloping down from west to east, and the applicant’s proposal the transition the height away from the existing development to the west, Staff does not have any concerns with the applicant’s requests.
• Landscape and Screening Requirements
o Typically, all multi-family developments are required to provide a 20-foot landscape buffer along all rear and side property lines with canopy trees planted every 30 linear feet. A 6-foot masonry screening wall is also typically required along all rear and side property lines.
o The applicant proposes to remove the landscape buffer and canopy tree requirement as well as the screening wall requirement along all rear and side property lines. The applicant has, instead, provided the attached Landscape Plan Exhibit to depict general locations for ornamental and canopy trees along the perimeter of the proposed multi-family development.
o Tract B is internal to the subject property and directly adjacent to Rowlett Creek, which separates it from the existing golf course. With this in mind, Staff has no objections to the applicant’s request to create a cohesive development by utilizing the existing natural buffers on the site and providing a detailed plan for the provision of landscaping.
• Parking
o While the current required parking ratio for multi-family uses is one parking space for each dwelling unit plus half of a space for each bedroom in all dwelling units, the applicant has requested a modified parking ratio of 1 space per each bedroom and an additional 0.2 spaces per unit.
o In addition, the current requirement for multi-family uses also requires that no less than 50% of the units have an enclosed parking space. However, the applicant has requested a modified parking standard that no less than 30% of the units shall have an enclosed parking space and 20% of units shall have a covered space (carports). As proposed, all covered surface parking (carports) may be constructed of steel frame with gabled standing seam roofs supported by steel columns clad in metal or painted wood.
o In looking at similar developments that have used similar modified parking requirements, Staff found that the request still provides an enclosed or covered parking space product and is not detrimental to the development.
• Exceptional Quality
o Per Section 146-139 (Architectural and Site Standards) of the City’s Zoning Ordinance, a minimum number of amenities for multi-family developments are required based on the number of units. The maximum density of the proposed zoning would permit up to 241 units, which would typically require a minimum of four amenities. As a provision of exceptional quality, the applicant is proposing a minimum of seven amenities.
Tract C (4.44 acres)
• Commercial Uses
o Currently, the property is zoned “AG” - Agricultural District.
o The applicant proposes to rezone this tract to “PD” - Planned Development District with similar uses to those permitted within the city’s “C1” - Neighborhood Commercial District and those permitted within the city’s “C2” - Local Commercial District. A complete list of the allowed uses is attached to this staff report for your reference.
• Space Limits
o The current zoning on the subject property follows the space limit requirements for “AG” - Agricultural District.
o The applicant proposes to rezone this tract with similar space limit requirements within the city’s “C2” - Local Commercial District. A complete list of the space limits is attached to this staff report for your reference.
Staff is supportive of the proposed rezoning request to allow for a mixture of single family residential, multi-family residential, and commercial uses within the proposed tracts of the zoning request. The applicant’s proposal aligns with Urban Living placetype designated in the Comprehensive Plan and should provide a variety of housing types in area. The proposed single family uses should provide a buffer between the existing Retreat at Craig Ranch development to the west and the proposed multi-family in Tract B. Given the slope of the property and the proposed transitions in height, Staff feels that the request will blend in with the surrounding developments.
As such, Staff is recommending 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 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 “[…]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 Established Community District and is designated as the Urban Living placetype.
Urban Living supports a mix of housing options in a walkable development pattern. Urban neighborhoods are relatively compact and easy to get around by car, bike, or walking. They may contain one or more of the following housing types: small lot, single-family detached, townhomes, duplexes, condominiums, or apartments. The design and scale of the development in an urban neighborhood encourages active living, with a complete and comprehensive network of walkable streets. Although minimal, urban residential neighborhoods provide a small amount of local retail and services that serves the smaller and low intensity neighborhoods.
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 plan’s established criteria to be considered compatible with the Land Use Diagram. The proposed rezoning request aligns with Urban Living placetype of the Established Community District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analysis shows a potential overall annual deficit of approximately $364,000 for the 29.9 acre property.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received one letter of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.