PLANNING & ZONING COMMISSION MEETING OF 8/11/09 AGENDA ITEM #09-087Z*

AGENDA ITEM

TO:Planning and Zoning Commission

THROUGH:Michael Quint, Senior Planner

FROM:Brooks Wilson, AICP, Planner

SUBJECT:Conduct a Public Hearing to Consider/Discuss/Act on the Request by The Bungalow Company, on Behalf of First National Bank of Trenton, for Approval of a Request to Rezone Approximately 0.37 Acres, from “BG” – General Business District and “H” – Historic Preservation Overlay District to “PD” – Planned Development District and “H” – Historic Preservation Overlay District, Generally to Modify the Allowed Uses and Development Standards, Located on the West Side of North Kentucky Street and Approximately 150 Feet North of Walker Street.

APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for consideration on September 15, 2009.

STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:

  1. The subject property be developed according to “RS-45” – Single Family Residence District and “H” – Historic Preservation Overlay Districtregulations, except as follows:
  1. The minimum lot area shall be 4,000 square feet.
  1. The minimum lot depth shall be 99 feet.
  1. The minimum front yard setback shall be 15 feet.
  1. The minimum side yard setback shall be 5 feet with 10 foot separation betweenbuildings.
  1. No uncovered parking spaces shall be required for unitson Lots 1 and 2, as shown on the zoning exhibit.
  1. The subject property shall generally develop according to the attached Zoning Exhibit.
  1. The character of the proposed building facades for the subject property shall generally conform to the attached building elevations and shall satisfy the requirements of Section 146-97, Historic Preservation Overlay District, of the Zoning Ordinance.

APPLICATION SUBMITTAL DATE:June 29, 2009 (Original Application)

July 13, 2009 (Revised Submittal)

July 20, 2009 (Revised Submittal)

August 4, 2009 (Revised Submittal)

ITEM SUMMARY: The applicant is requesting to rezone approximately 0.37 acres of land, located on the west side of North Kentucky Street and approximately 150 feet north of Walker Street, from “BG” – General Business District and “H” – Historic Preservation Overlay District to “PD” – Planned Development District and “H” – Historic Preservation Overlay District, generally for single family residential uses and to modify development standards.

ZONING NOTIFICATION SIGNS: The applicant has posted zoning notification signs on the subject property, as specified within Section 146-164 (Changes and Amendments) of the City of McKinney Zoning Ordinance.

SURROUNDING ZONING AND LAND USES:

Subject Property:“BG” – General Business District and “H” – Historic Preservation Overlay District (undeveloped land)

North / “PD” – Planned Development District No. 2004-10-113 (commercial uses) and “H” – Historic Preservation Overlay District / Single Family Residences
South / “BG” – General Business District; “BN” – Neighborhood Business District; and “H” – Historic Preservation Overlay District / KSA Signs, Collin County Hispanic Chamber of Commerce, and CommunityLifelineCenter
East / “BN” – Neighborhood Business District / Single Family Residences
West / “RD-30” – Duplex Residence District and “H” – Historic Preservation Overlay District / Single Family Residences

PROPOSED ZONING: The applicant is requesting to rezone the subject property from “BG” – General Business District and “H” – Historic Preservation Overlay District to “PD” – Planned Development District and “H” – Historic Preservation Overlay District, generally to modify development standards. The applicant is proposing to build four single family detached residences in the Bungalow style that are generally in keeping with the character of the residential areas north of historic downtown McKinney and encouraged by the Town Center Study as appropriate infill development.

The Town Center Study, Phase I Report, which was approved by the City Council in March 2008,established a vision for redevelopment in the area surrounding downtown McKinney. After consideringthe existing conditions and incorporating the ideas of stakeholders in the planning process, the key components that emerged from the study were to preserve residential neighborhoods and structures, improve streetscapes and pedestrian access, and encourage residential infill. The Town Center Study details appropriate transitions of uses and scales of redevelopment within the Kentucky/Tennessee Street Corridor (see attached excerpts).Specifically, the study encourages the location of residential uses along Kentucky Street while neighborhood retail and office uses should be located on Tennessee Street. Higher intensity retail uses would be located along McDonald Street to the east of the street couplet.The study calls for residential development to incorporate facades that are set back at a more “urban” scale (i.e. closer to the streetscape) and smaller scale lots and homes that reflect the character of the existing neighborhood.

The following chartillustrates the special ordinance provisions requested by the applicant as well as the current Zoning Ordinance development standards for the zoning district.

  1. The subject property be developed according to “RS-45” – Single Family Residence District and “H” – Historic Preservation Overlay District regulations, except as follows:

Development Standard / Zoning Ordinance Regulations (“RS-45” – Single Family Residence District) / Proposed “PD” Regulations
a. Minimum Lot Area / 4,500 square feet / 4,000 square feet
b. Minimum Lot Depth / 100 feet / 99 feet
c. Minimum Front Yard Setback / 20 feet / 15 feet
d. Minimum Side Yard Setback / One side: zero
Opposite side: 10 feet / 5 feet on both sides; 10 foot separation between homes
e. Minimum Uncovered Parking Space (for Lots 1 and 2 only) / 2 spaces / 0 spaces
  • The smaller lotsize and reduced setbacks proposed by the applicantare in keeping with many of the smaller lot sizes in this area north of the downtown square (see attached aerial exhibit) and are supported by the vision of the Town Center Study.The applicant has proposed to build a residential product that generally complements the character of the adjacentresidential neighborhood and is similar in size, scale and architectural details.
  • Section 146-130, Vehicle Parking, requires two covered parking spaces for every single family detached dwelling unit. All proposed residential units for this development have met this requirement.
  • The Zoning Ordinance alsoincludes an additional parking requirement within the “RS-45” – Single Family Residence zoning district of two uncovered parking spaces on-site per unit. The applicant has proposed no uncovered parking spaces on-sitefor theresidences to be located on Lots 1 and 2. These lots front on Kentucky Street, which has adequate right-of-way and pavement width to accommodate some off-site, on-street parking, typical of traditional neighborhood developments. Conversely, the narrower pavement of Wood Streetdoes not have adequate width to accommodate additional on-street parking. Therefore, the minimum parking requirements as stated in the “RS-45” – Single Family Residence zoning district will be met on-site on Lots 3 and 4, which faceWood Street.
  • Staff is comfortable supporting the reductions of the development standards as detailed above.
  1. The subject property shall generally develop according to the attached Zoning Exhibit.
  • Due to the nature of the exceptions to the Zoning Ordinance that the applicant is requesting, Staff felt it necessary to attach a Zoning Exhibitto this rezoning request in order to more fully illustrate the requested special ordinance provisions.
  1. The character of the proposed building facades for the subject property shall generally conform to the attached building elevations and shall satisfy the requirements of Section 146-97, Historic Preservation Overlay District, of the Zoning Ordinance.
  • The attached building elevations are a general representation of the style that the applicant is proposing for the Bungalow Addition residences. The attached examples show gabled rooflines, wood siding, decorative window bump-outs, front porch features, and porte corchere in the driveways, all of which are typical of the Bungalow revival architectural style. The building facades reflect a traditional style that will complement and blend with the older, established homes in the surrounding area.
  • The final building elevations will be required to meet all the requirements as set forth in Section 146-97, Historic Preservation Overlay District, of the Zoning Ordinance. In addition, prior to the issuance of a building permit, the applicant must comply with and receive approval of a Certificate of Appropriateness from the Historic Preservation Officer.

CONFORMANCE TO THE COMPREHENSIVE PLAN: The Future Land Use Plan (FLUP) designates the subject property for Neighborhood Business uses. The FLUP modules diagram designates the subject property as TownCenter within a significantly developed area. The Comprehensive Plan lists factors to be considered when a rezoning request is being considered within a significantly developed area:

  • Specific Area Plans: Development of the subject property is subject to the “H” – Historic Preservation Overlay District. The Historic Preservation Overlay District has been established to protect and enhance the city’s attractiveness to visitors, to support the economy, and to promote the harmonious, orderly and efficient growth of the City. To this end, new construction in the Historic Preservation Overlay District is subject to the review and approval of the Historic Preservation Officer. The applicant has supplied a Zoning Exhibit and Sample Elevations to Staff in an effort to show his intention to construct homes that complement the general character of the surrounding neighborhood.
  • Specific Area Studies:The Town Center Study is an extension of the City of McKinney’s 2004 Comprehensive Plan and is designed to more precisely address the needs of the area in and near downtown McKinney. In this case, the more specific Town Center Study conflicts with the more general Comprehensive Plan. The Comprehensive Plan calls for the subject property to be “neighborhood business uses” while the Town Center Study suggests that “neighborhood business and offices uses” be located on the more intensely traveled Tennessee Street, while maintaining the residential nature of Kentucky Street.

As with the Comprehensive Plan, the Town Center Study is a vision of what McKinney can be and serves as a means by which policies and ordinances can be evaluated, recommended and implemented in order to realize the stated goals and objectives. The Town Center Study focuses on how basic urban design principles can foster new development and successful redevelopment. The Town Center Study specifically references the Kentucky/Tennessee Street Corridor on which the subject property is located. The study notes that much of the area was developed before the City of McKinney had adopted zoning regulations. As a result, development standards that are typical of contemporary suburban development (e.g. landscaping, parking, building setbacks, etc.) were not applied to this area during the time of development, which created some substandard street widths, smaller lot sizes and denser development patterns than are typically found in the less densely populated suburbs.

Staff feels that the proposed residential product will blend well with the character of the Kentucky/Tennessee Street Corridor in scale, architectural type and land use and is supported by the Town Center Study.

  • Comprehensive Plan Goals and Objectives:The proposed rezoning request is generally in conformance with the goals and objectives of the Comprehensive Plan. In particular, the proposed zoning change would help the community attain the goal of “Preservation of Historic McKinney” by creating appropriate “infill development for Historic McKinney.” In addition, the proposed zoning change would help the community attain the goal of “Attractive Hometown that Promotes McKinney’s Character” through a stated objective of the Comprehensive Plan, creating “attractive and distinctive neighborhoods.”
  • Impact on Infrastructure: The proposed rezoning request should have a minimal impact on the existing and planned water, sewer and thoroughfare plans in the area. The water master plan, sewer master plan, and master thoroughfare plan are all based on the anticipated land uses as shown on the Future Land Use Plan. The existing zoning (“BG” – General Business) would allow a commercial structure or structures on the subject property. Single family residential development is also allowed within the “BG” zoning district. While thesubdivision ofthe subject property into four residentiallotswill have a slightly greater impact onthe planned water and sewer infrastructure than the uses that are currently allowed on the single lot, the fiscal analysis shows an actual decrease in traffic generation associated with the proposed rezoning. Although the impact on the proposed water and sewer infrastructure should not be discounted, the overall impact of this proposed development on the infrastructure of the City is not sufficient to override its merits in helping to achieve the vision of the Town Center Study.
  • Impact on Public Facilities/Services: Similar to its impact on infrastructure, the proposed rezoning request should have an impact on public services, such as schools, fire and police, libraries, parks and sanitation services. Public facilities and services are all planned based on the anticipated land uses shown on the Future Land Use Plan. The proposed rezoning request to allow four residential lotswill likelycausean increase in the impact on public facilities and services than the currently allowed uses, as illustrated in the slight increase in public costs shown on the fiscal analysis. However, like the impact on infrastructure, the overall impact of this proposed development on the public facilities and services provided by the City is not sufficient to override its merits in helping to achieve the vision of the Town Center Study.
  • Compatibility with Existing and PotentialAdjacentLand Uses: The majority of the properties located adjacent to the subject propertyare residential in nature. The only commercial use in the immediate area is located on the south side of the subject property in a small strip shopping center facing Kentucky Street. The proposed rezoning request will change the base zoning district for the subject propertyfrom commercial to residential zoning, which will help to preserve and enhance the renaissance of the residential neighborhood to the north and west of the subject property, a goal of the Town Center Study.

In addition, Wood Street, and to a lesser extent, Kentucky Street, are less traveled than other through streets in the area (such as Tennessee Street or White Avenue), affording them a more residential character in terms of speed of travel and number of cars utilizing these streets.

Both the residential buildings and the residential nature along the adjacent streets lend themselves to continuing the residential pattern of development in this area.

  • Fiscal Analysis: Staff performed a fiscal analysis for this case since the rezoning request alters the base zoning district of the subject propertyfrom commercial to residential. Two methods of calculating the cost-benefit to the city have been used: the expansion method and the full cost method. The expansion method is used to calculate the cost to provide city services to a specific development and takes into account only those costs directly attributable to the project. The full cost method takes into account the entire city budget, including administrative costs and debt reduction, and is more appropriately used to evaluate a city-wide project.

The cost-benefit analysis using the expansion method netted a negative $8,996 while the full cost method netted a negative $9,946. Both types of uses (both existing and proposed) will generate tax income for the City. In fact, the estimate for the taxable value for residential uses is $25,282 higher than for commercial uses. The negative cost-benefit figures reflect the higher costs of providing services associated with the residential uses.

  • Concentration of a Use: The proposed rezoning request should not result in an over concentration of residential land uses in the area.

CONFORMANCE TO THE MASTER PARK PLAN (MPP):The proposed rezoning request does not conflict with the Master Park Plan.

CONFORMANCE TO THE MASTER THOROUGHFARE PLAN (MTP): The proposed rezoning request does not conflict with the Master Thoroughfare Plan.

OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received two phone calls concerning the rezoning request. Both callers were generally in favor of the rezoning to a more residential nature, but were concerned with the impact of adding four residences to the neighborhood.

ATTACHMENTS:

  • Location Map
  • Aerial Exhibit
  • “H” – Historic Preservation Overlay District Map
  • Letter of Intent
  • Property Owner Notice
  • Property Owner Notification List
  • Fiscal Analysis
  • Excerpts from the Town Center Study, Phase I Report
  • Proposed Examples of Building Elevations
  • Proposed Zoning Exhibit

Action:

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