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, 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: March 23, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Danielle R. Mathews, AICP, Planner II
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 meeting of April 20, 2021.
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: January 11, 2021 (Original Application)
February 25, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 8.9 acres of land from “PD” - Planned Development District to “PD” - Planned Development District, generally to modify the development standards. More specifically, the proposed rezoning request modifies the minimum lot area requirement and the screening standard for multiple family residential developments. No other amendments to the Planned Development are requested.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2020-12-085 (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. 2020-12-087 (Office Uses), “PD” - Planned Development District Ordinance No. 1996-06-24 (Office and Day Care Uses), and “PD” - Planned Development District |
Central Church of Christ of McKinney, Undeveloped Land, 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: A zoning request for the subject property was brought before the Planning and Zoning Commission on November 10, 2020, and was ultimately approved by City Council on December 1, 2020. However, the applicant is now requesting additional modifications to allow for developability of the site which were not included in the original request.
The applicant requests to rezone the subject property from “PD” - Planned Development District to “PD” - Planned Development District, generally to modify development standards, as further discussed below.
• “MF-2” - Multiple Family Residential - Medium Space Limits
o Currently, the “PD” - Planned Development District specifies the site shall conform to the requirements of the “MF-2” - Multiple Family Residential - Medium Density District, which states that the minimum lot area must be 2,700 square feet.
o The applicant proposes the minimum lot area be 1,860 square feet, which then allows the site to develop with the currently approved 25 dwelling units per acre, or a maximum permitted 222.5 units.
• Fences, walls, and screening requirements
o The zoning ordinance requires that a multiple family residential development provide for and maintain a six-foot tall masonry screening wall along side and rear property lines. The applicant proposes to meet the screening requirements along the Pearson Avenue street frontage and the eastern property line, and proposes the following deviations:
§ Along the southern property line, provide for a six-foot tall ornamental iron fence with masonry columns spaced a maximum of 20 feet on center with sufficient evergreen landscaping to create a solid screening effect.
§ Along the western property line, provide for an evergreen living screen that meets the intent of the ordinance and complies with all relevant Oncor requirements.
o Staff does not have any objection to the proposed screening deviations. The nursing home abutting the site along the eastern property line will be fully screened by the masonry wall, and the utility easement that runs along the western property line provides an ample buffer for the proposed use. The proposed ornamental iron fence with masonry columns and evergreen landscaping, in conjunction with another utility easement, also provides ample buffer to the office, institutional, and multifamily developments to the south. It is Staff’s professional opinion that the proposed deviations should not have a negative effect on the surrounding developments.
• Minimum Landscape Requirements
o The zoning ordinance requires that all multiple family parcels provide for a landscaped area with at least one tree within 65 feet of every parking space.
o The applicant proposes to provide for at least one tree within 80 feet of every parking space.
o Staff does not have any objection to the proposed deviation. Amending the minimum linear footage ensures adequate parking will be provided for.
With “PD” - Planned Development District requests, projects must provide a feature(s) to ensure exceptional quality or demonstrate innovation. Previously, the applicant proposed to increase the required number of amenities for the multi-family development. Four amenities are required, but six will be provided for.
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.
The proposed modifications still result in a development that will blend with the surrounding properties and create a quality development. As such, Staff 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 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 Center, 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 analysis shows that the economic benefit of the 33.89-acre property will remain the same.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.