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 Uses, Located South of Pearson Avenue and Heritage Drive, and Approximately 160 Feet East of Redbud Boulevard
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: Danielle R. Mathews, AICP, Planner II
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 meeting of December 1, 2020.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provision:
1. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: May 5, 2020 (Original Application)
August 13, 2020 (Revised Submittal)
September 1, 2020 (Revised Submittal)
October 19, 2020 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 8.9 acres of land from “PD” - Planned Development District to “PD” - Planned Development District, generally to modify the uses and development standards. More specifically, the proposed rezoning request modifies the density, building height, and landscaping requirements for multi-family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2007-01-004 (Office, Medical Office, and Multifamily Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 1332 (Retail, Hotel/Motel, Office, Medical Office, and Multifamily Residential Uses) |
Heritage Place Apartments and Heritage Premier |
|
South |
“RD-30” - Duplex Residence District, “PD” - Planned Development District Ordinance No. 1996-06-24 (Office and Day Care Uses), and “PD” - Planned Development District |
Little Saints School and Brookwood Fourplexes |
|
East |
“PD” - Planned Development District Ordinance No. 1332 (Retail, Hotel/Motel, Office, Medical Office, and Multifamily Residential Uses) |
Park Manor of McKinney |
|
West |
“PD” - Planned Development District Ordinance No. 1332 (Retail, Hotel/Motel, Office, Medical Office, and Multifamily Residential Uses) |
American Red Cross |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District to “PD” - Planned Development District, generally to modify the uses and development standards, as further discussed below.
• Multifamily Residential Uses and Density
o Currently, the property is zoned “PD” - Planned Development District to allow for office, medical office, and multi-family uses.
o The applicant’s request is to rezone the subject property to “PD” - Planned Development District to allow uses pursuant to the “MF-2” - Multiple Family Residential - Medium Density District.
o Additionally, the applicant also proposes to change the currently permitted density of 20 dwelling units per acre, or a maximum permitted 178 units, to 25 dwelling units per acre, or a maximum permitted 222.5 units.
• Building Height
o Currently, the maximum height allowed in “MF-2” - Multiple Family Residential - Medium Density District is two stories (35’ in height). The applicant has requested an increased height to three stories (45’ in height).
o The surrounding development includes buildings of two stories and three stories, so the proposal is expected to be compatible with the surrounding area.
• Setbacks and Landscaping
o The “MF-2” - Multiple Family Residential - Medium Density District requires a minimum 20-foot side yard setback, however the applicant proposes a 10-foot setback. The required minimum rear yard setback is 25 feet; however, the applicant proposes the following: Ten feet where free of encroachments by utility easements, and fifteen feet in all other locations.
o The applicant proposes to decrease the required landscape buffer along the eastern and western property lines from the required 20 foot buffer to a 10 foot buffer, and provide for a 15 foot buffer, 10 feet of which must be clear of easements, along the southern property line.
o Staff does not have any objection to the proposed reductions in setbacks and landscaping buffers. Given the utility easement that runs along the western and southern property lines and the existing developments to the south and east, it is Staff’s professional opinion that the proposed setbacks and landscaping buffers will not have a negative effect on the surrounding developments.
With “PD” - Planned Development District requests, projects must provide a feature(s) to ensure exceptional quality or demonstrate innovation. As part of this request, the applicant proposes to increase the required number of amenities for the multi-family development. Four amenities are required, but six are proposed.
It is also worth noting that the site is located within the Historically Significant Area, so façade plans that comply with the architectural standards of the Zoning Ordinance will be required for development of the site.
Staff is of the opinion that the proposed rezoning request will result in a development that will blend well with the surrounding properties and create a quality development. As such, Staff recommends 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 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 located in the Town Center District and is designated as the ‘Historic Town Center - Residential’ Placetype. Other general placetypes included in this district are Historic Town Center, Professional Campus, Commercial Center, and Neighborhood Commercial, and the sub-placetypes include Historic Town Center Downtown, Historic Town Center Mix, and Historic Town Center Residential.
• Guiding Principles: The proposed rezoning request is generally in conformance with the Guiding Principle of “Places (To Live, Work, Play, and Visit)” established by the Comprehensive Plan. In particular, the proposed request has the potential for “private sector development and redevelopment [to] meet McKinney’s expectations for excellence in design and create places with market support and long-term economic viability.”
• 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 generally aligns with the ‘Historic Town Center - Residential’ Placetype. Furthermore, the proposed request is compatible with the Land Use Diagram of the comprehensive plan and with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analyses shows positive fiscal benefits of $8,673 for the 8.9-acre property and should contribute towards achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.