Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “PD” - Planned Development District, for Single-Family Residential Uses, Located on the South Side of County Road 278 and Approximately 1,800 Feet East of State Highway 5 (McDonald Street)
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 14, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: 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 January 4, 2022 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning 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: January 26, 2021 (Original Application)
April 2, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to zone approximately 20.246 acres of land, generally for single family uses (Willow Wood Phase 8).
An associated voluntary annexation request (21-0002A) has been submitted and will be considered by the City Council at the January 4, 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 |
Single Family Residential |
|
South |
McKinney ETJ |
Single Family Residential |
|
East |
McKinney ETJ |
Single Family Residential, Undeveloped Land |
|
West |
“PD” Planned Development District 2015-04-024 (Single Family Residential Uses, and Institutional Uses) |
Melissa ISD Elementary School, Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to zone the subject property generally for single family residential uses. The applicant is proposing development standards based off the “SF-5” Single Family Residence District with the following modifications to the space limits:
|
Requirement |
Proposed Development Regulation |
“SF-5” Single Family Residential District |
|
Minimum lot area |
5,500 sq ft |
5,000 sq ft |
|
Front yard setback |
20 ft |
20 ft with allowance for some encroachments |
|
Side yard setback |
5’ minimum |
0’/10’ |
|
Side yard for lots with side entry |
20’ minimum |
20’ |
|
Side yard for corner lots with houses fronting to same side of the street |
20’ minimum |
15’ |
|
Side yard for corner lots without houses fronting to same side of the street |
15’ |
15’ |
|
Maximum density |
4.4 dwelling units per acre |
3.2 dwelling units per acre |
|
Minimum mean lot size |
7,000 square feet |
7,200 square feet |
|
Minimum Median Lot size |
6,200 square feet |
7,200 square feet |
|
Minimum lot with |
50’ |
40’ |
The proposed deviations of the “SF-5” Single Family Residence District are similar to the existing standards of the earlier phases of the existing Willow Wood development. Given that the proposed requirements both reduce and increase standards to various effects, Staff does not have any concerns with the proposed modifications, and thus recommends approval of the 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 zoning 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 “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.”
• 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 Suburban Living placetype.
The Suburban Living Placetype is found in close proximity to neighborhood commercial and commercial centers. Suburban Living provides the population necessary to support the nearby commercial and professional office uses within the surrounding corridors. These neighborhoods generally feature a subdivision layout. Residential uses are typically self-contained with a buffer from non-residential developments through landscaped areas.
• Land Use Diagram Compatibility: In evaluating development requests, the City should determine that a project aligns with the land use diagram of the comprehensive plan 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 the Suburban Living placetype of the land use diagram.
• Fiscal Model Analysis: The attached fiscal analysis shows a fiscal benefit of $141,546 for the 20.246-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 comments or phone calls in support of or opposition to this request. Staff has received citizen comments through the online citizen portal, which are attached for your reference.