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 Multi-Family Residential, Single Family Residential, and Commercial Uses and Modify the Development Standards, Located on the South Side of Bloomdale Road and Approximately 2,050 Feet West of County Road 161
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: April 8, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-A, Chief Planner
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 May 6, 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: September 26, 2023 (Original Application)
February 1, 2024 (Revised Submittal)
June 28, 2024 (Revised Submittal)
October 16, 2024 (Revised Submittal)
February 28, 2025 (Revised Submittal)
March 13, 2025 (Revised Submittal)
March 28, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 785 acres of land, generally for a mix of uses including multi-family residential, single family residential, commercial, and open space, as further detailed below.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Single Family Residential and Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Single Family Residential Uses) |
Highland Lakes, Undeveloped Land |
|
South |
“PD” - Planned Development District (Single Family Residential Uses), City of McKinney ETJ |
Timber Ridge, Single Family Residences, Undeveloped Land |
|
East |
City of McKinney ETJ |
Single Family Residences, Undeveloped Land |
|
West |
“PD” - Planned Development District (Single Family Residential and Commercial Uses), City of McKinney ETJ |
The Mansions of Prosper, Walnut Grove, Undeveloped Land |
PROPOSED ZONING: The current zoning on the property limits development to commercial and single family residential uses. The applicant requests to rezone the subject property generally to allow for a mix of uses including multi-family residential, single family residential, commercial and open space, as detailed below.
The applicant has provided a regulating plan which divides the property into multiple sub-districts that stipulate the permitted uses, development standards and street section regulations that each sub-district must follow. The proposed Zoning Plan and Land Use Plan shows the subject property split into different pods and associated districts uniquely proposed within the Huntington Park development. More information regarding the proposed districts and development standards are further discussed below:
Single Family Residential Uses:
• HP-60 Residential
o HP-60 is designated in pod 2 labeled on the proposed Zoning Plan exhibit. This pod is located west of the intersections of Wilmeth Road and Stonebridge Drive and is approximately 124 acres.
o HP-60 generally aligns with the uses and development standards of R8 - Residential district in the Unified Development Code with the exception that the minimum lot area is reduced from 8,000 square feet to 7,200 square feet and the minimum lot depth is increased from 100 feet to 110 feet.
• HP-50 Residential
o HP-50 is designated in pod 3 labeled on the proposed Zoning Plan exhibit. This pod is located west and south of the Bloomdale Road and Stonebridge Drive intersection and is approximately 120 acres. Within this pod, a maximum of 33% of the lots may be developed using the HP-40 standards.
o HP-50 generally aligns with the uses and development standards of R6 - Residential district in the Unified Development Code with the exception that the minimum lot depth is increased from 90 feet to 110 feet.
• HP-40 Residential
o HP-40 is designated in pod 27 labeled on the proposed Zoning Plan exhibit. This pod is located east of the Wilmeth Road and Stonebridge Drive intersection and is approximately 44 acres.
o HP-40 generally aligns with the uses and development standards of R5 - Residential district in the Unified Development Code with the exceptions below:
§ Minimum lot area is decreased from 5,000 square feet to 4,400 square feet;
§ Minimum lot depth is increased from 80 feet to 85 feet; and
§ Minimum front yard is decreased from 20 feet to 10 feet.
• HP-TH Residential
o HP-TH is designated in pods labeled 1, 18, and 20 on the proposed Zoning Plan exhibit. These pods are located west of the Wilmeth Road and Stonebridge Drive intersection and are on either side of the proposed central open space label as pod 19. In total between the three pods, HP-TH makes up approximately 87 acres.
o HP-TH generally aligns with the uses and development standards of TR1.8 - Townhome Residential district in the Unified Development Code with the exceptions below:
§ Minimum lot depth is increased from 80 feet to 82 feet;
§ Minimum front yard is decreased from 20 feet to 10 feet; and
§ Minimum rear yard is increased from 5 feet to 10 feet.
Staff is supportive of the mixed of lot sizes and the locations of the single family residential uses as identified within the Zoning Plan.
Multi-Family Residential Uses:
• Timing of Multi-Family Development
o Within the proposed development standards are requirements of the timing of the multi-family development. As proposed, site plans for any multi-family development shall not be submitted for review until the following criteria have been met:
§ A minimum of 12 acres of commercial development between pods labeled as 4 and 5 on the Zoning Plan shall have an approved certificate of occupancy.
§ Either the section of US Highway 380 By-Pass that bisects the Huntington Park development shall be under construction, or a minimum of 100 acres of single family development between pods labeled as 1, 2, or 3 on the Zoning Plan shall have a recorded final plat, whichever is sooner.
• HP-BR Brownstone
o HP-BR is designated in pods labeled 6, 11, 15, and 29 on the proposed Zoning Plan exhibit. These pods are located east of Stonebridge Drive and are designed to front onto the MF Neighborhood Streets and provide a transition of height and density from the HP-U pods. In total between the four pods, HP-BR makes up approximately 22 acres.
o Multi-Family Residential Uses (Brownstone)
§ The applicant proposes to develop multi-family residential uses in a brownstone-style format with a maximum of 200 units. The “brownstones” would develop in a similar fashion to townhomes, but multiple units would be permitted per lot.
o Development Standards
§ As proposed, a minimum of 4 units per building and a maximum of 7 units per building with primary entries for each unit that are accessible from the sidewalk of the adjacent MF Neighborhood Street. Brownstone multi-family units require a minimum height of 2 stories and a maximum height of 3 stories.
§ Additionally, the development requirements in this rezoning request for HP-BR mimic the requirements of the McKinney Town Center (MTC) to create an urban product that frames the proposed MF Neighborhood Streets. As proposed, the Build-to Zone from a street or open space is 6 feet to 20 feet. A minimum of 50% of the building is required to be within the Build-to Zone.
§ Architectural requirements proposed in the development regulations mimic similar requirements of the McKinney Town Center (MTC).
• HP-U Uptown
o HP-U is designated in pods labeled 9-12, 16, and 17 on the proposed Zoning Plan exhibit. These pods are located east of Stonebridge Drive and are designed to provide an urban multi-family product type that includes ground floor commercial uses. In total between the five pods, HP-U makes up approximately 70 acres.
o Uses
§ The applicant proposes to develop multi-family residential uses with a maximum of 3,711 units.
§ On the Zoning Plan in the areas depicted as Ground Floor Activated (GFA), a minimum of 70,000 square feet of commercial uses are required. Additional ground floor commercial uses are permitted within the areas labeled GFA Expansion Zone to provide the opportunity for commercial uses to frame the MF Neighborhood Street and create an urban walkable development.
o Development Standards
§ As proposed, a minimum height of 3 stories and a maximum height of 5 stories is permitted.
§ Additionally, the development requirements in this rezoning request for HP-U mimic the requirements of the McKinney Town Center (MTC) to create an urban product that frames the proposed MF Neighborhood Streets. As proposed, the Build-to Zone from a street or open space is 0 feet to 10 feet.
§ A minimum of 80% of the required parking for the multi-family uses is required to be provided in a structured parking garage. A maximum 20% of the required parking can be on-street parking.
§ Architectural requirements proposed in the development regulations mimic similar requirements of the McKinney Town Center (MTC).
Staff is supportive of the multi-family residential uses due to the proposed triggers and the design standards that regulate the development.
Commercial Uses:
• HP-C2 Local Commercial
o HP-C2 is designated in pods labeled 4, 5, 7, 21-25, and 28 on the proposed Zoning Plan exhibit. These pods are located at the intersections of Bloomdale Road and Stonebridge Drive, Wilmeth Road and Stonebridge Drive, and along Wilmeth Road. In total between the nine pods, HP-C2 makes up approximately 51 acres.
o HP-C2 aligns with the uses and development standards of C2 - Local Commercial district in the Unified Development Code.
• HP-C3 Regional Commercial
o HP-C3 is designated in pods labeled as 30 and 31 on the proposed Zoning Plan exhibit and is located on the east side of the subject property when the proposed US 380 bypass bisects the subject property. In total between the two pods, HP-C3 is approximately 124 acres in size.
o HP-C3 aligns with the uses and development standards of C3 - Regional Commercial district in the Unified Development Code.
Staff is supportive of the proposed commercial uses as outlined within the Zoning Plan.
Staff has reviewed the rezoning request and feels as though the proposed zoning should create a cohesive, master-planned, mixed-use style development. The proposed provisions of the timing of multi-family development ensures that commercial development will be open and operating to support the residential development in and around the subject property. Additionally, either the US Highway 380 By-Pass is required to be under construction within the subject property or single family development has commenced prior to a site plan being submitted for review for any multi-family development.
The proposed location of the HP-U pods create a core, dense, and urban development. With the addition of the ground floor commercial uses, it will create the opportunity for a walkable development for residents within the area.
The mix of HP-BR and HP-TH pods that frame the MF Neighborhood Streets as well as the Open Space pods provide a transition of height and intensity from HP-U to the remainder of the development.
The required Ground Floor Activated areas within the HP-U pods as well as the proposed HP-C2 and HP-C3 pods provide an opportunity for the development of commercial uses and necessary services for the existing residents within the area and for the future single family and multi-family residents within the subject property.
As a whole, the proposed rezoning request provides a variety of residential housing types and a mix of products for ownership and rental opportunities. Additionally, the Huntington Park development should create a sense of place with a blend of commercial and residential uses.
As such, Staff is supportive of the request, and we recommend approval of the proposed rezoning.
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 North Ridge District and is designated as the Suburban Living, Commercial Center, and Mixed-Use placetype.
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.
Commercial Center is characterized by big box stores or multi-tenant commercial uses. They are typically located at high volume intersections and along both sides of a highway or arterial. Commercial Centers are accessible primarily by one mode of travel, the automobile; though walkable pedestrian access should be encouraged wherever possible. Buildings are typically set back from the road behind large surface parking lots that may be prime locations for infill development.
Mixed-Use Center offers people the ability to live, shop, work, and play in one community. They include a mixture of housing types and multiple residential housing choices within close proximity to the goods and services residents need on a daily basis. This Placetype typically includes a higher intensity of uses developed in an urban style that are supported by nodes of activity. The design and scale of development in a mixed-use center encourages active living, with a complete and comprehensive network of walkable streets enhanced by a vertical style of development.
• 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 established criteria (below) to be considered compatible with the Land Use Diagram. The proposed rezoning request does not align with the Suburban Living, Commercial Center, and Mixed-Use placetype of the Northridge District. In order to be considered compatible with the comprehensive plan, the project should meet a majority of the established criteria below:
1. Help McKinney achieve the Comprehensive Plan’s Vision and Guiding Principles;
2. Advance the District’s intent;
3. Demonstrate compatibility with the District’s identity and brand;
4. Include uses compatible with the Land Use Diagram;
5. Leverage and protect natural and built amenities and infrastructure;
6. Strengthen or create connections to activity centers within and beyond the District;
7. Create a positive fiscal impact for the City through the timeframe of the Plan (2040);
8. Demonstrate that the project’s travel demand estimates can be accommodated by the planned transportation network;
9. Demonstrate that the project’s demand on other public infrastructure can be accommodated by planned facilities; and
10. Demonstrate that the life-cycle costs to the public of constructing, maintaining and operating infrastructure included in the project is consistent with this plan’s [Comprehensive Plan] fiscal responsibility policies.
Staff feels that the majority of the proposed rezoning request aligns with the Suburban Living, Commercial Center, and Mixed-Use placetype of the Northridge District and that the rezoning request substantially advances a majority of the decision making criteria above to be considered compatible with the comprehensive plan.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of approximately $14,367,000 for the 785-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. Staff has not received any citizen comments through the online citizen portal.