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, 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: December 1, 2020
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Joe Moss, Planner I
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 a portion of existing zoning on the subject property currently allows for the development of multi-family uses, most of the parcel is currently zoned for a commercial golf course. Furthermore, to the existing zoning currently has a unit cap of 580 units, of which 576 have already been developed. Since the Greens of McKinney Golf Course that had previously occupied the site has now closed and been partially redeveloped as single-family housing, this tract is left too small to be a golf course and sits wedged between commercial tracts on Medical Center Drive and an existing multifamily development.
As such, Staff feels that the infill nature of this property limits the developability of the property for commercial uses due to little frontage on Medical Center Drive, which is largely fronted by existing commercial lots. Frontage along Spur 399 is also limited due to the presence of a floodplain. In addition, the proximity of the existing multifamily makes the property well suited for a continuance in the multifamily uses.
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 of “PD” - Planned Development District 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 property 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 in 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.
BOARD OR COMMISSION RECOMMENDATION: On November 10, 2020, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning request.