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 Allow a New and Unlisted Use (Multi-Family, Senior Living) and Modify the Development Standards, Located on the South Side of McKinney Ranch Parkway and Approximately 950 Feet West of South Lake Forest Drive
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: July 22, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Hayley Angel, AICP, Interim 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 August 19, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends denial of the rezoning request due to concerns regarding proposed regulations relating to the parking and landscaping development standards.
However, if the applicant’s request is approved, the following special ordinance provisions shall apply:
1. The subject property shall be zoned “PD” - Planned Development District and subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: January 21, 2025 (Original Application)
June 18, 2025 (Revised Submittal)
June 30, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 3.685 acres of land, generally to allow a new and unlisted use (multi-family, senior living) and to modify the development standards.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Non-Residential and Mixed-Use Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Single Family Residential Uses) |
Eldorado Heights 2-7A Subdivision |
|
South |
“PD” - Planned Development District (Single Family Residential Uses) |
Pecan Park Subdivision |
|
East |
“PD” - Planned Development District (Non-Residential Uses) |
Multi-Tenant Retail and Restaurant Building |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant requests to rezone the subject property, generally to allow a new and unlisted use (multi-family, senior living) and modify the development standards.
• Multi-Family, Senior Living Use
o The applicant proposes to create a new and unlisted use within the development regulations of the PD. The definition of this use mimics the existing multi-family, traditional use. However, an age restriction for a minimum of one resident that is 62 years of age or older is required per dwelling unit has been added into the regulations.
o The proposed use aligns with the Urban Living placetype of the Established Community District within the ONE McKinney 2040 Comprehensive Plan, and Staff believes the proposed use is appropriate for the subject property. As such, Staff has no objection to the new and unlisted use proposed.
• Dimensional Standards
o The applicant proposes dimensional standards, such as minimum lot dimensions, setbacks, building height, and density, that are consistent with the “MF30” - Multi-Family Residential District. As such, Staff has no objection to the proposed dimensional standards.
• Landscaping
o The applicant proposes to utilize a 20’ wide street landscape buffer and 10’ wide buffer adjacent to side and rear yards. The proposed 10’ wide adjacency buffer is inconsistent with the Unified Development Code (UDC). Staff is not supportive of a proposed adjacency buffer less than 20’ in width.
o In addition to the requested adjacency buffer width reduction, the applicant proposes ornamental trees at a rate of 1 tree per 30 linear feet along the southern property line. No trees would be required along the eastern or western property lines within the proposed development regulations. The standard UDC requirement is 1 canopy trees planted every 30 linear feet within side and rear yard adjacency buffers.
o Staff is not supportive of the proposed reduction and removal of this planting requirement.
• Parking
o The applicant proposes a reduction in the required parking ratio from 1.75 spaces per dwelling unit to 1.27. While Staff understands that a reduction to the typical 1.75 spaces per dwelling unit may be sufficient enough to serve the senior multi-family product, no study has been shared with Staff to support the proposed ratio. As such, Staff is not supportive of the proposed parking reduction.
o Typically, multi-family residential uses are required to provide enclosed spaces for 30% of the total dwelling unit count. The applicant proposes to remove the enclosed space requirement and only utilize covered spaces for a minimum of 29% of the total units. Staff is not supportive of removing the enclosed parking space requirement.
o The applicant proposes to relocate the required parking area canopy trees from within the parking lot to the edges of the site. Per the proposed development regulations, 1 canopy tree per 7 parking spaces is to be planted within the side yards and 1 tree per 20 spaces is required to be planted within the rear yard. Staff is not supportive of the proposed relocation of the parking area trees.
• Residential Site Design
o The applicant proposes to require a minimum of 4 amenities for the senior multi-family development. Under the Section 206G. of the UDC, 3 amenities would be required for a multi-family development of 110 dwelling units, which is the maximum proposed unit count.
• Screening
o The UDC requires all multi-family developments to provide a 6’ tall masonry screening wall along all side and rear property lines. The applicant proposes to include the 6’ tall masonry wall along the southern property line and provide evergreen screening shrubs along the eastern and western property lines. Cross access is required to be supplied to properties east and west of the subject property. In addition to the proposed access, the property immediately to the east is already developed for non-residential uses, and the property immediately to the west is zoned for non-residential uses. Staff has no objection to the proposed screening requirements.
• Architectural Standards
o The applicant proposes to follow the architectural requirements for multi-family uses included in Section 206F. of the UDC.
While Staff is supportive of the proposed multi-family, senior living use on the subject property, the proposed development regulations offer inconsistencies with the Unified Development Code that Staff is unable to support. Particularly, the proposed parking and landscaping sections of the development regulations failing to meet the intent of the development requirements within the UDC.
While Staff recognizes the need for additional senior living options within the City of McKinney, the long-term success and integration of such developments are dependent upon adherence to the City's established development standards. The proposed reductions to parking and landscaping standards in this proposed rezone are not merely minor deviations but represent fundamental compromises to the typical standards we require of all multifamily products, the functionality of the development, and the protection of adjacent neighborhoods. These standards are in place to ensure that all new developments contribute positively to the built environment and community well-being.
In addition to the discrepancies of the proposed development regulations and the UDC, Staff also believes that the proposed zoning does not meet the intent of a “PD” - Planned Development District. The proposal does not fit the purpose of Section 204X. (“PD” - Planned Development District), which is included below:
The purpose of the PD zoning district is to accommodate new and imaginative concepts in urban design and land development that require unique development standards not permitted by the standard zoning districts in this Article. PD districts offer flexibility in design in exchange for substantial added benefit to the City, which may include provisions of open space, preservation of natural, environmental, or scenic features of a site. PDs may also be requested to address challenges presented by specific site conditions.
Given these factors, Staff recommends denial of the proposed rezoning 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 “[…]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 District and is designated as the Urban Living placetype.
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 serves the smaller and low intensity neighborhoods.
• 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 Urban 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 negative fiscal benefit of $6,875 for the 3.685-acre property, which should not 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. Staff has not received any citizen comments through the online citizen portal.