Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District and “REC” - Regional Employment Center Overlay District to “PD” - Planned Development District, Generally to Allow for Single Family Residential, Multi-Family Residential and Commercial Uses, Located at the Northwest Corner of Collin McKinney Parkway and Alma Road
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: May 14, 2019
DEPARTMENT: Planning
CONTACT: Samantha Pickett, 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 June 4, 2019 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall develop in accordance with the attached zoning exhibit.
2. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: November 5, 2018 (Original Application)
February 5, 2019 (Revised Submittal)
February 26, 2019 (Revised Submittal)
April 17, 2019 (Revised Submittal)
April 26, 2019 (Revised Submittal)
May 6, 2019 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 18.75 acres of land, generally for single family residential, multi-family residential and commercial uses. More specifically, the proposed rezoning request establishes standards to create an urban development to align with the character of the area and the Comprehensive Plan.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ord. No. 2006-11-132 (Mixed Uses), “PD” - Planned Development District Ord. No. 2015-02-007 (Multi-Family Residential Uses), “PD” - Planned Development District Ord. No. 2001-02-017 (Mixed Uses), and “REC” - Regional Employment Center Overlay District |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ord. No. 2017-07-080 (Single Family Attached Residential Uses), “PD” - Planned Development District Ord. No. 2014-07-049 (Single Family Residential and Commercial Uses), and “REC” - Regional Employment Center Overlay District |
Trails at Craig Ranch Subdivision, Cooper Living at Craig Ranch Common Area, and Undeveloped Land |
|
South |
“PD” - Planned Development District Ord. No. 2014-11-087 (Single Family Residential and Open Space Uses), “PD” - Planned Development District Ord. No. 2001-02-017 (Mixed Uses), and “REC” - Regional Employment Center Overlay District |
Spicewood at Craig Ranch Subdivision, Millie Cooper Park, and Undeveloped Land |
|
East |
“PD” - Planned Development District Ord. No. 2008-06-054 (Mixed Uses), and “REC” - Regional Employment Center Overlay District |
Undeveloped Land |
|
West |
“PD” - Planned Development District Ord. No. 2001-02-017 (Mixed Uses), and “REC” - Regional Employment Center Overlay District |
Texas Health Outpatient Center |
PROPOSED ZONING: The applicant is requesting to rezone the subject property generally for single family residential, multi-family residential and commercial uses. The existing zoning, known as Cooper Life, was intended to create a mixed use development as well; however, the applicant has proposed updated standards and regulations that allow for more flexibility than the current zoning. The applicant has provided a zoning exhibit which divides the property into three districts and associated development regulations that stipulate the permitted uses and developments that each must follow.
The proposed development standards allow for a natural progression to blend with the existing developments and street network, with the single family development on the western portion of the subject property and the more dense and active districts (multi-family and commercial) transitioning towards the intersection of Collin McKinney Parkway and Alma Road. Each of the proposed districts incorporate space limits that reflect differing intensities of development with regard to building heights, setbacks, streetscape character, pedestrian connectivity and interaction, and permitted land uses.
Rather than looking at the zoning on a parcel by parcel basis, the applicant has incorporated the remaining contiguous undeveloped parcels within the area to create a renewed vision that can help ensure consistency and cohesiveness as each parcel develops independently. The standards proposed for the overall development and the residential components align with the development to the south, which includes a similar mix of uses and districts, zoned in 2014.
For example, the single family proposed on the western side of the property are an urban, small lot product that will blend well with the existing single family to the north and south. The multi-family residential and commercial districts have been designed with interconnectivity and urban character in mind by requiring open space, connecting paths, and structured parking. More specifically, the commercial district requires that the site develop with an urban form and character that incorporates at least 10% of the site as active open space that will include some of the following features, including but not limited to seating, additional landscaping, shade structures, water features, decorative lighting or public art. Furthermore, overarching design standards guide the overall development towards a more urban aesthetic. This includes enhanced landscaping along street frontages, wide sidewalks, lighting, and window requirements, all of which help to encourage interactivity between the buildings and pedestrians.
The proposed request incorporates both standards (build-to lines, heights, sidewalks) and design elements (architectural features, open space, lighting) that are in line with a pedestrian- and urban-oriented development. As the proposed zoning is in keeping with the intent of the area and the Urban Living placetype of the Comprehensive Plan, 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 establishes distinctive districts, each with a clear intent and market focus that are reinforced through character-defining placetypes. In conjunction with the Preferred Scenario, there will be a series of district diagrams which outline the desired development patterns for each unique area of McKinney. Per the Preferred Scenario, the subject property is located in the Collin McKinney Commercial District. General placetypes included in this district are Entertainment Center, Mixed-Use Center, Urban Living, and Professional Campus.
• Guiding Principles: The proposed rezoning request is generally in conformance with Guiding Principle of “Diversity (Supporting our Economy and People)” established by the Comprehensive Plan. In particular, the proposed request has the potential to provide “diverse economic engines… broaden the tax base, and make the City’s economy more adaptable and resilient”.
• 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 aligns with the Urban Living placetype of the Collin McKinney Commercial District. Furthermore, the proposed request of “PD” - Planned Development District for single family residential, multi-family residential and commercial uses should be compatible with the surrounding properties and placetypes, including the Urban Living and Mixed-Use Center placetypes.
• Land Use and Tax Base Summary: Module 12 is currently comprised of approximately 14.9% residential uses, 85.1% non-residential uses (including mixed-use, institutional and agricultural uses). The proposed rezoning request will have no impact on the anticipated land uses in this module. Estimated tax revenues in Module 10 are comprised of approximately 23.1% from residential uses and 76.9% from non-residential uses (including mixed-use and agricultural uses). Estimated tax revenues by type in Module 10 are comprised of approximately 60.8% ad valorem taxes and 39.2% sales and use taxes.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.