Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone a Portion of the Subject Property to “AG” - Agricultural District, and Zone a Portion of the Subject Property to “R5” - Residential District, Located on the Southeast Corner of FM 543 and County Road 202 and Located on the North Side of FM 543 and Approximately 160 Feet East of Lantana 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: December 12, 2023
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-A, Senior Planner
Caitlyn Strickland, AICP, 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 16, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning request.
APPLICATION SUBMITTAL DATE: June 20, 2023 (Original Application)
ITEM SUMMARY: The city proposes to zone the subject property, generally for single family residential and agricultural uses.
An associated city-initiated annexation request (23-0004A) for the approximately 127 acres of land will be heard at the January 2, 2024 City Council meeting and will be considered for adoption by City Council at the January 16, 2024 meeting.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
McKinney ETJ |
Shaded Tree Addition, Undeveloped Land |
|
North |
“SF5” - Single Family Residential District (Residential Uses) |
Honey Creek Addition |
|
South |
McKinney ETJ |
Undeveloped Land |
|
East |
McKinney ETJ |
Weston Ridge Addition, Luxe Addition, Undeveloped Land |
|
West |
“PD” - Planned Development District Ordinance No. 1703 (Residential Uses), McKinney ETJ |
Preserve at Honeycreek Addition, Single Family Residents, Undeveloped Land |
PROPOSED ZONING: The city proposes to zone the subject property as follows:
• Staff recommends zoning the 84-acre portion of the property known as tracts 37 and 42 in the Meredith Hart Survey - Abstract Number 371 located on the southeast corner of FM 543 and County Road 202 to “R5” - Residential District, generally for single family residential uses. The proposed zoning aligns with the Urban Living and Suburban Living placetype designated in the comprehensive plan, as well as the existing Annexation and Development Agreement, approved in December 2021.
• Staff recommends zoning the 38-acre portion of the property known as tract 43 in the John Emberson Survey - Abstract Number 294 located on the north side of FM 543 and approximately 160 feet east of Lantana Drive to the “AG” - Agricultural District, generally for agricultural uses. Although the proposed zoning does not strictly align with the Urban Living and Suburban Living placetypes designated in the comprehensive plan, Staff feels that the proposed zoning allows for use of the property similar to what is seen in the immediate area, until such time that future development of the site occurs.
• As such, Staff recommends approval of the proposed zoning request.
CONFORMANCE TO THE ONE MCKINNEY 2040 COMPREHENSIVE PLAN: 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 rezoning 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 “[…]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 partially located in the Trinty Falls District and is designated as the Suburban Living placetype and is partially located in the Honey Creek District and is designated as the Urban Living placetype.
Suburban Living 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 transitional uses and landscaped areas. Lot sizes in Suburban Living areas are consistently less than ½ acre.
Urban Living supports a mix of housing options in a walkable development pattern. Urban neighborhoods are relatively compact and easy to get around by car, bike, or walking. They may contain one or more of the following housing types: small lot, single-family detached, townhomes, duplexes, condominiums, or apartments. The design and scale of the development in an urban neighborhood encourages active living, with a complete and comprehensive network of walkable streets. Although minimal, urban residential neighborhoods provide a small amount of local retail and services that serves the smaller and low intensity neighborhoods.
• Land Use Diagram Compatibility:
When considering land use decisions, the City should determine that a project aligns with the Land Use Diagram and/or meets a majority of the plan’s established criteria to be considered compatible with the Land Use Diagram. The proposed zoning generally aligns with the Suburban Living placetype of the Trinity Falls District and the Urban Living placetype in the Honey Creek District and meets a majority of the plan’s established criteria, and should be compatible with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of approximately $941,000 for the 127-acre property, which should contribute to achieving an overall fiscal balance in the city. It is important to note that the reason the existing zoning analysis does not have a value is because this property is located within McKinney’s Extraterritorial Jurisdiction (ETJ).
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. As part of the Planning and Zoning Commission Public Hearing(s), Staff has not received any citizen comments through the online citizen portal.