Title
Conduct a Public Hearing to Consider/Discuss/Act on the Request by Kimley-Horn and Associates, Inc., on Behalf of Haggard Enterprises, LTD, for Approval of a Request to Rezone Approximately 67.22 Acres from “AG” - Agricultural District to “PD” - Planned Development District, Generally for Residential and Commercial Uses, and Zone Approximately 67.22 Acres as “PD” - Planned Development District, Generally for Residential and Commercial Uses, Located on the Southeast Corner of FM 2478 (Custer Road) and FM 1461, and Accompanying Ordinance.
Summary
MEETING DATE: November 16, 2010
DEPARTMENT: Development Services - Planning
CONTACT: Jennifer Cox, AICP, Director of Planning
Michael Quint, Senior Planner
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
• The subject property be zoned “PD” - Planned Development District and the following special ordinance provisions shall be applicable:
a. The subject property shall generally develop according to the attached Zoning Exhibit (Exhibit C).
b. The subject property shall develop according to the attached Planned Development District Regulations (Exhibit B).
ITEM SUMMARY:
• The applicant is requesting to rezone approximately 67.22 acres of land from “AG” - Agricultural District to “PD” - Planned Development District, for low density residential, medium density residential and retail/commercial uses. The applicant is also requesting to zone approximately 67.22 acres of land to “PD” - Planned Development, for low density residential, medium density residential and retail/commercial uses.
• The western approximately 67.22 acres of the subject property is located within the City of McKinney corporate limits while the remainder of the subject property is located within the City of McKinney extraterritorial jurisdiction (ETJ). The portion of the subject property located within the ETJ has an associated annexation request (04-410A) which will be considered by the City Council concurrently with this rezoning request. The portion of the subject property within the ETJ must be annexed into the city limits prior to being zoned.
• The proposed rezoning request is in conformance with the goals and objectives of the City’s Comprehensive Plan. The uses proposed by this rezoning request are within the allowable percentages and are in the appropriate locations for residential and commercial land uses in this Suburban Mix module.
BACKGROUND INFORMATION:
• The subject property shall develop according to the attached Planned Development District Regulations (attached).
• Approximately 31 acres are planned for retail and commercial development, which may include office uses. The use and development of these portions of the subject property shall conform to Section 146-85 (“BG” - General Business District) regulations of the City of McKinney Zoning Ordinance.
• Approximately 68 acres are planned for low density residential development. The use and development of these portions of the subject property shall conform to Section 146-73 (“RS 60” - Single Family Residence District) regulations of the City of McKinney Zoning Ordinance, except that the applicant is proposing a minor reduction in required rear yard setbacks (25 feet to 20 feet) and a slight increase in the permitted lot coverage (40 % to 50%) and floor area ratio (0.4:1.0 to 0.5:1.0).
• The Comprehensive Plan states that single family residential uses within the Suburban Mix module shall maintain a mean and median lots size of a minimum of 7,200 square feet. This ensures the desired density for residential development within the Suburban Mix modules. The proposed mean and median lot sizes for the single family residence districts for the subject property shall be a minimum of 7,200 square feet per the requirements of the proposed development standards.
• The maximum allowed density for the single family residence districts shall be 3.2 dwelling units be acre but may be increased to a maximum 3.4 dwelling units per acre if the future preliminary-final plat(s) meets the “Design for Density” criteria detailed in the Comprehensive Plan.
• Approximately 24 acres are planned for medium density residential development. The use and development of these portions of the subject property may conform to Section 146-74 (“RS 45” - Single Family Residence District, Zero Lot Line Homes) regulations of the City of McKinney Zoning Ordinance, except that the applicant is proposing minor reductions in the required rear yard setback (20 feet to 10 feet), modifications to the front yard setback (porch encroachments will be permitted) and a slight increase in lot coverage (40% to 60%) and floor area ratio (0.5:1.0 to 0.6:1.0).
• The use and development of these portions the subject property may also conform to Section 146-76 (“RG 27” - General Residence Townhome District) regulations of the City of McKinney Zoning Ordinance, except that the applicant is proposing an increase in building height of 5 feet for those units that are not adjacent to single family detached homes and minor reductions in front (20 feet to 10 feet) and rear yard setbacks (depending on the orientation of the garage entry) (20 feet to 10 feet). The applicant is proposing a maximum density for townhome uses of eight (8) dwelling units per acre, which is in conformance with the requirements of the Comprehensive Plan, and is proposing that no more than 50% of all townhome units shall be front entry.
• The mix of zero lot line homes and/or townhomes within the medium density residential area will be determined at the time of development and will depend on market factors. The medium density component is sited appropriately to buffer the low density single family detached units from the retail/commercial component, as recommended in the suburban mix module’s locational criteria.
SPECIAL CONSIDERATIONS: See the attached Planning and Zoning Commission staff report.
FINANCIAL SUMMARY:
• The attached fiscal analysis shows a positive net cost benefit using the expansion method of $840,326. The expansion method of calculating public service cost is used for project specific cost of service. This method is used to determine the cost to provide city services to a specific development project. It takes into account only those costs directly attributable to that project and, therefore, is a good measure of the impact of a single zoning decision.
• The full cost method also shows a positive net cost benefit of $530,087. The full cost method of calculating public service cost is useful for citywide modeling and forecasting. This method takes the entire city budget into account, including those costs that cannot be attributed to any one project such as administrative costs and debt service on municipal bonds. Because the full cost method takes into account all costs, it is useful in tracking the city budget to determine if the citywide tax revenue is sufficient to pay for the operating costs to the city.
BOARD OR COMMISSION RECOMMENDATION:
• On August 10, 2010, the Planning and Zoning Commission voted unanimously to recommend approval of the proposed rezoning request with the special ordinance provisions listed in the staff report.