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 to Allow for Single-Family Attached Uses (Westridge Townhomes), Located Generally on the North Side of Virginia Parkway and Approximately 420 Feet West of North Independence Parkway
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: Araceli Botello, Planner I
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 2, 2024, meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: August 21, 2023 (Original Application)
September 22, 2023 (Revised Submittal)
October 16, 2023 (Revised Submittal)
November 13, 2023 (Revised Submittal)
November 20, 2023 (Revised Submittal)
December 01, 2023 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 6.650 acres of land, generally to allow for single-family attached uses. As part of the rezoning request, the applicant also proposes to modify the space limits and landscaping requirements typically required for single-family attached uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2001-02-024 and 1621 (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2001-02-024 (Commercial Uses) |
Collin County Water Tower |
|
South |
“PD” - Planned Development District Ordinance No. 2001-02-024 and C2 Local Commercial (Single Family Residential and Commercial Uses) |
Single Family Residential and Vacant Land |
|
East |
Outside City Limit - McKinney Extra-Territorial Jurisdiction |
Agricultural Land |
|
West |
“PD” - Planned Development District Ordinance No. 2001-02-024 (Single Family Residential Uses) |
Single Family Residential |
PROPOSED ZONING: The applicant requests to rezone approximately 6.650 acres generally for single-family attached uses and modified development standards, as further described below:
• Single-Family Attached Uses (Townhomes)
o Currently, the property is zoned “PD” - Planned Development District and allows for commercial uses. The applicant proposes to rezone the property to “PD” - Planned Development District to allow for single-family attached uses. A full list of the proposed uses can be found in the proposed development standards.
o The proposed zoning aligns with the Suburban Living Placetype designated for this area, which calls for population necessary to support the nearby commercial and professional office uses within the surrounding corridors and existing residential in the area.
• Space Limits
o The applicant proposes to modify the space limits typically required for the development of Single Family Attached uses as follows:
|
|
TR 1.8 |
Proposed |
|
Lot Size |
1,800 sqft |
1,900 sqft |
|
Lot Width |
22 ft |
22 ft |
|
Lot Depth |
80 ft |
90 ft |
|
Front Setback |
20 ft |
10 ft |
|
Rear Setback |
5 ft |
20 ft |
|
Side Setback (interior) |
5 ft |
5 ft |
|
Side Setback (corner) |
15 ft |
10 ft |
|
Height |
35 ft |
35 ft |
o Staff has reviewed the request and has no objection to the modified space limits. The 6.6-acre tract is uniquely shaped and located, which makes the development of single family residential uses challenging. The proposed space limits should allow for the property to develop in a manner that is consistent with the residential uses in the area.
• Landscaping
o Typically, single-family attached uses require a minimum of one canopy tree to be planted in the front yard of each lot.
o Due to the reduced front yard setback, the applicant proposes to plant one ornamental tree in the front of the yard. Canopy trees would be provided within the designated common areas at a ratio of one canopy tree per residential lot. Should the property develop consistent with the informational concept plan provided by the applicant, 53 canopy trees would be required for the subdivision.
o Although the proposed ornamental trees do not meet the typical requirement for landscaping, Staff recognizes that the unique conditions of this site makes the development of single family residential uses challenging without some modification to the city’s typical standards. The proposal to provide ornamental trees plus canopy trees throughout the development should still create a quality tree canopy that is consistent with the city’s typical requirements. As such, Staff has no objection to the request.
o The applicant also proposes to provide additional landscaping by planting evergreen shrubs along the western property line where a fence is located between existing single-family residential properties to the west.
Given the above factors, Staff recommends approval of the 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 “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 Established Community and is designated as the Suburban Living placetype.
The Suburban Living placetype generally is found in proximity to neighborhood commercial and commercial centers. Suburban living provides the population necessary to support the nearby commercial and professional office uses within surrounding corridors. These neighborhoods generally feature a subdivision layout. Residential uses typically self-contained with a buffer from non-residential development through transitional uses and landscape areas. Lot sizes in Suburban Living areas are consistently less than half an acre.
• 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 rezoning request aligns with the Suburban Living placetype of the Established Community District, is in conformance with the Land Use Diagram, and should be compatible with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analysis shows a potential overall surplus of $97,440 for the 6.650-acre property and should contribute to achieving an overall fiscal balance in the city.
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 or Commission. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any comments through the online comment portal.