Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone a Portion of the Subject Property to “PD” - Planned Development District, Generally for Residential and Commercial Uses; and Rezone a Portion of the Subject Property from “PD” - Planned Development District, “C” - Planned Center District, “O” - Office District, and “SF-5” - Single Family Residential District to “PD” - Planned Development District, Generally for Residential and Commercial Uses; the Subject Property being 1,649 Acres Generally Located East of FM 1461 (Future Lake Forest Drive) and County Road 166 and South of County Road 168 and FM 543
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: August 27, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
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 September 17, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: November 7, 2023 (Original Application)
March 27, 2024 (Revised Submittal)
May 30, 2024 (Revised Submittal)
July 29, 2024 (Revised Submittal)
August 13, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant requests to zone approximately 52.79 acres and rezone approximately 1595.88 acres of land, generally for residential and commercial uses.
An associated voluntary annexation request (23-0006A) will be considered by the City Council at the September 17, 2024 meeting.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District, “C” - Planned Center District, “O” - Office District, “SF-5” - Single Family Residential District (Residential and Commercial Uses) |
Residential, Agricultural, and Undeveloped Land |
|
North |
“PD” - Planned Development District and City of McKinney ETJ (Residential Uses) |
Residential, Agricultural, and Undeveloped Land |
|
South |
“PD” - Planned Development District, “C” - Planned Center District, “AG” - Agriculture District, and City of McKinney ETJ (Residential and Commercial Uses) |
Residential, Agricultural, and Undeveloped Land |
|
East |
City of McKinney ETJ |
Residential, Agricultural, and Undeveloped Land |
|
West |
City of McKinney ETJ |
Residential, Agricultural, and Undeveloped Land |
PROPOSED ZONING: The applicant requests to zone and rezone the subject property generally for a range of residential and commercial uses. The applicant also proposes to annex and zone approximately 52.79 acres of property into the city limits. The applicant has provided a zoning exhibit and additional exhibits that divide the property into Planning Areas and Districts, with associated development regulations that stipulate the permitted uses and development standards that each must follow. More information regarding the proposed use and development standards are further discussed below:
Planning Areas
The 1,595.88 acres of the subject property currently within the city limits is zoned with “PD” - Planned Development, “C” - Planned Center, “O” - Office, and “SF-5” - Single Family Residential Districts that allow for a multitude of residential and non-residential uses across the site. These districts allow for many of the same uses and development standards that are included in the proposed PD, but the proposed zoning allows for these uses to develop cohesively in a master-planned style. The requested rezone looks to not only modernize the development standards but also create a regional destination to this part of McKinney. The proposed PD is designed with 5 planning areas and 2 sub-planning areas, which have their own vision for how they are to develop. Additionally, within each planning area are character districts that designate which uses are permitted in specific parts of the development. The districts provided in the PD are very similar to the districts provided in the UDC. Each district type allows for different uses, density, development regulations, and a certain amount of flexibility.
Each planning area has a minimum or maximum unit count for residential and acreage for commercial products. In order to keep track of the number of units or acres provided in each planning area, a project tracking plan is required to be submitted with each individual project.
In total across the entire property, the applicant is looking to create a maximum of 10,500 residential units with a minimum of 80 acres of commercial development being required. The units and acreage, as well as the permitted uses in each individual district and planning area, allow for flexibility as development occurs. Even though each district may allow for different flexibilities, densities, development regulations, and uses, the overall development should be well connected and compatible within itself.
|
|
Area 1 |
Sub-Area 1 |
Area 2 |
Area 3 |
Sub-Area 3 |
Area 4 |
Area 5 |
|
SF Acreage |
124 |
n/a |
n/a |
185 |
117 |
193 |
464 |
|
MF Acreage |
68 |
n/a |
78 |
34 |
n/a |
87 |
61 |
|
Com Acreage |
14 |
n/a |
15 |
n/a |
3 |
51 |
n/a |
|
Flex Acreage |
n/a |
56 |
n/a |
n/a |
n/a |
n/a |
11 |
|
Total Acreage |
206 |
56 |
93 |
219 |
120 |
331 |
536 |
In addition to the areas included above, the applicant is also providing approximately 88 acres of public dedication, which will be used to develop a future school, fire station, and community park.
Development Standards
The development standards for each commercial district mimic the C1, C2, and C3 Districts in the UDC, and the development standards for the residential types are comparable to the residential districts in the UDC.
- Commercial Districts: The applicant is proposing three types of commercial district within the proposed development. They are noting a variety of commercial districts that will help to contribute to the economic growth, community development, and overall success of the newly developing area well into the future.
o The proposed “NC” District is the equivalent of the “C1” District in the UDC and has the same development standards.
o The proposed “LC” District is the equivalent of the “C2” District in the UDC and has the same development standards.
o The proposed “RC” District is the equivalent of the “C3” District in the UDC and has the same development standards.
- Residential Districts
o Single Family: The single family residential areas within the proposed zoning allow for six types of residential development, of which specific densities are permitted within each Planning Area. The variety of housing products proposed helps to promote a housing diversity which staff feels can create a more equitable, sustainable, and vibrant community for this area of McKinney.
o Multi-Family Districts: The applicant is proposing two multi-faily districts within the proposed development regulations. The two districts will allow for a variety of low density and high density multi-family uses, that have been strategically placed throughout the development. Staff finds that the proposed mix of multi-family housing types should create a more inclusive, resilient, and lively community for the City of McKinney in this area.
§ Multi-Family Cottage (MFC): Proposed for a wide variety of low intensity multi-family residential units that is less than or equal to 12 dwelling units per acre and will be no taller than three stories or 35 feet. This Type may include a mix of housing types, such as single-family dwellings, duplexes, triplexes, quadplexes and other lower density multi-family buildings.
§ Multi-Family Traditional (MFT): Proposed as a type of residential development that is typically equal to or less than 30 dwelling units per acre and no more than four stories in height, which follows with our MF30 - Multi-Family Residential District within the UDC. The MFT may develop in an urban manner with approval of a Design Exception by the Director of Planning and shall be strictly limited to increasing the density upward to a maximum of 48 du/ac
This zoning of over 2.5 square miles of land allows for the creation of a cohesive, master planned community in the northern sector of McKinney. The proposed zoning is consistent with what is currently permitted in the existing “PD” - Planned Development District and is also consistent with the Comprehensive Plan, helping solidify the City’s vision within the Scenic District and the Honey Creek District.
Given the size and scale of the subject property, the overall development should make a significant positive impact to achieving different housing products and commercial developments for the city. When looking at the surrounding area and the applicant’s proposal for the different tracts, Staff is of the opinion that the proposed zoning request should create a quality development that will blend well with the surrounding and future single family residences and commercial developments.
As such, Staff recommends approval of the proposed zoning.
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 located in the Scenic and Honey Creek Districts and is designated as the Estate Residential, Suburban Living, Urban Living, Neighborhood Commercial, and Professional Center placetypes.
Estate Residential includes predominately large lot single-family housing development on the urban-rural fringe. Unlike the Rural Living Placetype, home sites are typically located in a subdivision layout with access to some utility services. Residential uses are oriented interior to the site and may not have farm and livestock restrictions in more rural locations of the Placetype. Lot sizes in the Estate Residential Placetype range from ½ acre to 2 acre lots.
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 serve the smaller and low intensity neighborhoods.
Neighborhood Commercial is typically characterized as small, freestanding buildings containing one or more businesses. Unlike larger shopping centers that may attract regional commercial sites these primarily provide services for the surrounding neighborhoods. These developments may be accessed by a variety of transportation means. Business types may include restaurants, local retail, medical offices, banks, general offices, and other services.
Professional Center generally provides for office uses and jobs that keep people in the city during normal working hours. A Professional Center is typically well landscaped and provides opportunities for small general offices, as well as larger employment uses such as corporate headquarters, institutional facilities and medical campuses. More intense professional uses are typically seen near major transportation corridors, while smaller developments are typically within residential areas and are supportive in nature.
• 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 Estate Residential, Suburban Living, Urban Living, Neighborhood Commercial, and Professional Campus placetypes of the Scenic and Honey Creek Districts, 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 positive fiscal benefit of $21,688,872 for the 1649-acre property, which 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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any citizen comments through the online citizen portal.