Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Modify the Development Standards and to Allow for Multi-Family Residential Uses, Located on the North Side of Spur 399 and Approximately 260 Feet East of Medical Center Drive
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: Joe Moss, Planner I
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 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: September 14, 2020 (Original Application)
October 8, 2020 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 17.002 acres of land, generally to allow for the development of multi-family residential uses on a portion of the tracts formally developed as the Greens of McKinney Golf Course.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District 2000-11-093 (Commercial Golf Course and Multiple Family Residential Uses) |
Undeveloped Land (Former Greens of McKinney Golf Course) |
|
North |
“PD” - Planned Development District 2000-11-093 (Multiple Family Residential Uses) |
Magnolia Ranch |
|
South |
“PD” - Planned Development District 2017-12-109 (Commercial Uses) |
7-eleven, Undeveloped Land |
|
East |
“PD” - Planned Development District 2020-05-0058 (Single Family Residential Uses) |
Meridian at Southgate |
|
West |
“C” Planned Center District (Commercial Uses), “PD” - Planned Development District 2014-02-009 (Office and Commercial Uses) |
Life Hope and Truth Church, Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District to “PD” - Planned Development District, generally to allow for multi-family residential uses and to modify the development standards, as further discussed below.
• Multi-Family Residential Uses
o Currently, the property is zoned for a commercial golf course and multifamily residential uses and is comprised of property formally developed as the Greens of McKinney Golf Course. The applicant’s request is for the subject property to develop in accordance with the “MF-3” - Multiple Family Residential - Medium-High Density District.
• Building Height
o Currently, the maximum height allowed in “MF-3” - Multiple Family Residential - High Density District is two stories (35’ in height). The applicant has requested an increased height to three stories (45’ in height).
o Staff feels that the proposed maximum building height of three stories would provide a natural transition between the existing 2-story multi-family development and the more intense office and commercial uses that are envisioned along Medical Center Drive and across Spur 399.
While the existing zoning on the subject property allows for the development of some multi-family uses, most of the parcel is zoned/developed for a commercial golf course. With the golf course no longer operational, the applicant desires to redevelop the site and expand the multi-family uses onto this tract.
The property has little frontage along Medical Center Drive and access from Spur 399 may be limited due to the presence of the existing floodplain. As such, it is Staff’s professional opinion that commercial development potential may be difficult to achieve and the proposed infill of multi-family uses is appropriate for the subject property.
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 designated as the Urban Living placetype and is within the Southgate District. Other placetypes included in this district are Professional Center, Suburban Living and Mixed Use 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 aligns with the urban living placetype of the Southgate District. Furthermore, the proposed request should be compatible with the surrounding properties and placetypes, including Professional Center, Suburban Living and Mixed Use Center placetypes.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $36,917 for the 17.002 acre tract and should achieve an overall fiscal benefit to the city. Some key takeaways for this property include:
1. The fiscal model would increase the projected value of the property from $127,515 under its current zoning to $48,965,760 under the proposed zoning.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.