Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District, “REC” - Regional Employment Center Overlay District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, Generally to Allow for Commercial, Hotel/Motel, Outdoor Amusement and Multi-Family Uses, Located at the Northeast Corner of Henneman Way and Alma Road and on the South Side of Collin McKinney Parkway, 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: August 6, 2018
DEPARTMENT: Planning
CONTACT: Matt Robinson, AICP, Planning Manager
Jennifer Arnold, AICP, Interim Director of Planning
Michael Quint, Executive Director of Development Services
RECOMMEND CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request subject to the following special ordinance provisions:
1. The subject property shall be developed in accordance with the attached development regulations and concept plan.
APPLICATION SUBMITTAL DATE: December 11, 2017 (Original Application)
January 9, 2018 (Revised Submittal)
January 29, 2018 (Revised Submittal)
March 12, 2018 (Revised Submittal)
May 25, 2018 (Revised Submittal)
June 11, 2018 (Revised Submittal)
June 25, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 55.54 acres of land, generally located at the northeast corner of Henneman Way and Alma Road and on the south side of Collin McKinney Parkway, for a mix of commercial, hotel/motel, outdoor amusement and urban multi-family uses.
On June 26, 2018 the Planning and Zoning Commission voted 5-0-0 to table the item to the July 10, 2018 meeting per the applicant’s request.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2003-01-004 (Commercial Uses), “PD” - Planned Development District Ordinance No. 2008-06-054 (Commercial, Office, and Residential Uses), “REC” - Regional Employment Overlay District and “CC” - Corridor Commercial Overlay District |
Craig Ranch Ballfields, Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2015-07-068 (Townhome and Single-family Residential Uses) and “REC” - Regional Employment Overlay District, “PD” - Planned Development District Ordinance No. 2017-04-043 (Single Family Residential Uses) and “REC” - Regional Employment Overlay District |
Watters Branch Subdivision, Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 2006-05-053 (Commercial and Office Uses), “PD” - Planned Development District Ordinance No. 2004-12-123 (Commercial and Office Uses) and “REC” - Regional Employment Overlay District |
Holiday Inn Express, Baylor Scott & White Medical Office, Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 2003-10-089 (Commercial, Office, Soccer and Softball Uses) and “REC” - Regional Employment Overlay District |
McKinney Soccer Complex at Craig Ranch |
|
West |
“PD” - Planned Development District Ordinance No. 2015-07-067 (Office, Retail, Restaurant and Multi-Family Residential uses), “PD” - Planned Development District Ordinance No. 2012-07-036 (Office, Retail, Restaurant and Multi-Family Residential uses) and “REC” - Regional Employment Overlay District |
Parkside at Craig Ranch Apartments |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District, “REC” - Regional Employment Center Overlay District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, generally to modify the development standards to allow for a mix of uses including commercial, hotel/motel, outdoor amusement and urban, pedestrian-oriented multi-family residential development. The applicant is proposing to build upon the established walkable, urban development pattern in the area that provides access to shopping, employment, housing, as well as community and regional-level retail.
When considering whether or not to develop in McKinney, Staff continues to field questions regarding where “places” and noteworthy destinations are being planned. When referring to “places,” most reference an area’s walkability, its unique charm or distinct flavor, or its ability to accommodate a multitude of activities in close proximity to and in coordination with one another. In most cases, we’re able to cite places like McKinney’s historic downtown and Adriatica as existing places while also citing places like Southgate and the planned regional retail at the intersection of Laud Howell Parkway and Central Expressway as “places” of the future. These places help to ensure that McKinney remains competitive in a hot development market but also helps to ensure that McKinney’s economy remains sustainable over time by offering a variety of shopping, dining and living options for all types of people. We’re seeing huge increases in the numbers of people who are foregoing traditional home ownership in exchange for living in distinct places. Additionally, we’re hearing from large employers that they want to develop in or nearby these types of places. Staff feels as though the proposed rezoning request can expand on the existing and planned development pattern in the area and can help create a place where people want to be helping to expand McKinney’s reach in a competitive market.
The proposed zoning will provide linkages between the existing Parkside at Craig Ranch Development, the currently under construction Independent Bank Headquarters as well as the new HUB 121 commercial/entertainment/retail development. As proposed, the development will help to continue the urban development pattern that is being created in the area, provide for a transition to residential uses to the north, while setting the stage for more commercial/retail/office uses to be developed just to the south of the subject property along Henneman Way and State Highway 121.
When evaluating this request in isolation of its surroundings, it might be difficult to recognize the possibilities of the area. However, when evaluating the area at a more macro level, one can see a clear and well defined opportunity for something unique. The Craig Ranch Corporate Office Park and a regional park destination on the east side that is currently being evaluated for additional recreation possibilities would serve to anchor a hub or urban residential density on the west and east respectively. The residential density hub would transition north through more traditional residential offerings (townhomes, dense detached single family residential, and more average sized single family residential) and would be buffered from the Sam Rayburn Tollway by more walkable non-residential offerings such as Hub121 and the vacant non-residential land on the southeast corner of Alma Road and Henneman Way. This type of opportunity does not currently exist in other parts of McKinney.
To encourage the linkage of these existing and planned uses, a series of linear open spaces, trails and walkways are planned. Additionally, the City is in discussions to construct a bridge over the Watters Branch that would link the proposed development to the Soccer Fields at Craig Ranch (a regional city park) and also a signalized pedestrian crossing to link the urban residential units on the west side of Alma Road to what’s planned for the east side of Alma Road. The City of Plano has recently received a flurry of positive publicity for its existing and planned use of a High Intensity Activated Crosswalk (HAWK) pedestrian crossings. These potential contributions to the project would be further detailed in a development agreement, subject to the City Council’s review and approval.
Regulations for the urban multi-family areas incorporate build-to-lines to pull the buildings up to the street to create an interactive pedestrian experience and compliment the urban developments to the west and southwest. The proposed zoning breaks up the property into five separate tracts, all having a C2 - Local Commercial District base zoning district, with additional uses of hotel/motel and outdoor amusement (limited to miniature golf) permitted on tracts three (3), four (4) and five (5), with tracts four and five also permitting multi-family uses with a minimum height of four (4) stories and a maximum of 2,300 dwelling units. A minimum of four (4) acres of tract five at the hard corner of Alma Drive and Henneman Way is reserved for commercial uses.
In Staff’s opinion the overall development will continue and expand upon the urban environment that is being created by nearby projects, while providing key pedestrian linkages on a larger macro scale to the Craig Ranch Corporate Center and McKinney Soccer Complex. Given these elements Staff recommends approval of the proposed rezoning request.
CONFORMANCE TO THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the subject property for Regional Commercial uses. The FLUP modules diagram designates the subject property as Tollway Commercial within a significantly developed area. The Comprehensive Plan lists factors to be considered when a rezoning request is being considered within a significantly developed area:
• Comprehensive Plan Goals and Objectives: The proposed rezoning request is generally in conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed zoning change would help the community attain the goal of “Economic Development Vitality for a Sustainable and Affordable Community” through the stated objective of the Comprehensive Plan, a “balanced development pattern”. Another goal of the Comprehensive Plan is accomplished through “Land Use Compatibility and Mix” by creating a “mix of land uses that provides for various lifestyle choices”.
• Impact on Infrastructure: The Future Land Use Plan (FLUP) designates the subject property generally for regional commercial uses. The water master plan, sewer master plan, and master thoroughfare plan are all based on the anticipated land uses as shown on the Future Land Use Plan. The proposed rezoning request will have an impact on the existing and planned water, sewer and thoroughfare plans in the area as the allowed land uses on the subject property are changing to permit increased density from what is currently allowed.
• Impact on Public Facilities/Services: The Future Land Use Plan (FLUP) designates the subject property generally for regional commercial uses. Similar to infrastructure, public facilities and services are all planned for based on the anticipated land uses shown on the Future Land Use Plan. The proposed rezoning request does alter the allowed land use and, thus, will have an impact on public facilities and services.
• Compatibility with Existing and Potential Adjacent Land Uses: The properties located adjacent to the subject property are zoned for similar commercial, office, and residential uses. The proposed rezoning request should not have a negative impact on existing and potential adjacent land uses.
• Land Use and Tax Base Summary: Module 12 is currently comprised of approximately 15% residential uses and 85% non-residential uses (including mixed-use, institutional and agricultural uses). The proposed rezoning request will have an impact on the anticipated land uses in this module as it includes multi-family uses. Estimated tax revenues in Module 12 are comprised of approximately 68.5% from residential uses and 31.5% from non-residential uses (including mixed-use, institutional and agricultural uses). Estimated tax revenues by type in Module 12 are comprised of approximately 60.8% ad valorem taxes and 39.2% sales and use taxes.
• Concentration of a Use: The proposed rezoning request will result in a concentration of urban multi-family uses in the area, but in Staff’s opinion it will help to further the urban development pattern that has been created in the area from nearby developments to the west (Parkside at Craig Ranch) and southwest (Hub 121).
CONFORMANCE TO THE MULTI-FAMILY POLICY: The current multi-family policy was adopted by City Council in May of 2015. In reviewing requests to rezone property for multi-family uses, Staff evaluates the request for conformance to the policy criteria listed in the Comprehensive Plan.
Multi-family developments serve an important function in McKinney. Multi-family developments function as housing for young professionals who are not ready to own homes, as well as housing for citizens who are relocated on a regular basis by their employer. Multi-family also provides housing for retirees who seek low maintenance living and, in some cases, they serve as affordable housing for those who cannot meet the expense of home ownership. While the City of McKinney recognizes the importance of multi-family land use, attention should be given to how it is developed. For this reason, the following are the design and location parameters that apply to multi-family developments in McKinney.
1. Multi-family developments shall be subject to architectural standards as provided for in Section 146-139 of the Zoning Ordinance.
2. Multi-family uses should not be located in large, high-density concentrations and clusters, but rather dispersed in small groupings around the city in a balanced manner that provides a mix of uses and densities.
3. Multi-family developments should generally be no greater in size than either 20 acres or 400 units.
4. Multi-family developments shall be located at major thoroughfare intersections rather than between intersections (i.e., not mid-block).
5. Multi-family uses shall be located on only one corner of a major intersection, unless they are constructed as part of a mixed-use vertical development.
6. New multi-family zoning shall not be located within 1,320 feet (one-quarter mile) of any other multi-family zoning district.
7. In each of the six planning sectors, the number of multi-family units generally should not exceed 10% of the total number of existing or estimated future residential housing units.
8. If the total estimated number of future residential multi-family units in a planning sector exceeds 10%, a new location should be proposed for rezoning. Staff will evaluate any new locations to determine whether a recommendation for an amendment to the future land use plan should be made.
9. Vertical mixed-use developments may be allowed even if multi-family housing in the sector exceeds 10% of the existing and zoned housing units, and shall not count towards the multi-family percentage. A vertical mixed-use area shall be defined as one with non-residential uses on the ground floor and in some cases lower floors, with residential uses on the upper floors. The City encourages the vertical mixing of rental units with other land uses.
10. Urban multi-family developments may also be allowed even if multi-family housing in the sector exceeds 10% of the existing and zoned housing units. For the purposes of this section, urban multi-family development shall mean a multi-family residential development which incorporates, at a minimum, the following urban design elements:
a. structured and/or tuck-under garage parking for no less than 80% of the total required parking for the development;
b. ground floor units adjacent to a public right-of-way are designed and constructed to permit commercial uses with a minimum 12 feet clear ceiling height;
c. meaningful, centrally located internal open spaces (parks, plazas, courtyards, and squares) offering public gathering areas; and
d. 10 foot wide public sidewalks adjacent to all public roadways.
At the time the Multi-Family Policy was adopted in 2001, all of the sectors of the City were above the allotted 10% and the applicant’s request to allow new multi-family zoning will only make these percentages increase. As part of the proposed zoning request, the applicant has proposed to meet the standards of an urban multi-family development, which includes the elements outlined in number 10 above. In Staff’s opinion, while the proposed zoning would create additional multi-family units in the area, it will help to further the urban environment that is being created by nearby developments to the west and southwest, while providing key linkages on a larger macro level to the Craig Ranch Corporate Center and McKinney Soccer Complex. As such, Staff is recommending approval of the proposed rezoning request.
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 July 10, 2018, the Planning and Zoning Commission voted 6-1-0 to recommend approval of the proposed rezoning request.