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 Allow for Multi-family Residential Uses, Located on the Northeast Corner of Lake Forest Drive and Future Collin McKinney 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: January 28, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A 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 February 18, 2025 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: December 03, 2024 (Original Application)
January 10, 2025 (Revised Submittal)
January 16, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 10.8 acres of land, generally to modify the development standards for a multifamily development. Currently this site is zoned “PD” - Planned Development District and allows for multifamily uses; however, the applicant proposes to modify the number of allowed units per building as described in more detail below.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2022-06-067 (Multi-family Uses) |
Undeveloped Land |
|
North |
“TH” - Townhome Residential District (Single Family Residential Uses), “SF5” - Single Family Residential District (Single Family Residential Uses) |
Lake Forest Addition |
|
South |
“PD” - Planned Development District Ordinance No. 2000-09-064 (Commercial Uses), “PD” - Planned Development District Ordinance No. 2013-09-082 (Commercial Uses) |
Undeveloped Land, Utility Substation |
|
East |
“PD” - Planned Development District Ordinance No. 2000-09-065 (Single Family Residential Uses) |
City Parkland |
|
West |
“C1” - Neighborhood Commercial District (Commercial Uses) “PD” - Planned Development District Ordinance 2002-05-038 (Single Family Residential Uses) |
Commercial and Village Park Addition |
PROPOSED ZONING: The applicant requests to rezone the subject property generally modify the development standards for a multifamily development, as further described below.
• Space Limits
o The applicant proposes to increase the number of allowed units per building from a maximum of 2 units per building to a maximum of 7 units per building. While the number of units per building is increasing, the overall density of the development will remain the same (10 units/acre).
In 2022, when the initial rezoning request was made to allow for multifamily uses on the property, Staff recommended denial and continues to oppose multifamily on this tract. However, the proposed change included with the current request allows for a more contemporary, brownstone-style development pattern, in contrast to the duplex-style originally envisioned. This updated design is expected to integrate more seamlessly with the surrounding area. For these reasons, 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 “[…]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 Collin McKinney Commercial 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 Collin McKinney District so could be seen as being in conformance with the Land Use Diagram.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of approximately $197,811 for the 10.8-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.