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INFILLREPORT.COM

OCTOBER 25, 2018

CITY OF MCKINNEY

COLLIN COUNTY, TEXAS (GREATER DALLAS AREA) PID # 1118702

TAX ID R- 0944-007-007A-1 REPORT NUMBER: XX-XXXX

CUSTOMER SERVICE

[email protected]

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On average, regulations imposed by government at all levels account for 25 percent of the final price of a new single-family home

built for sale. Nearly two-thirds of this- 16.4 percent of the final house price- results from regulations imposed during the lot’s development. On

average, regulation accounts for a little over 57 percent of the price of developed lot sold to a builder. A little more than one-third-8.6 percent

of the final house price- is the result of costs incurred by the builder after purchasing the finished lot.

Source: Paul Emrath, Ph.D. “How Government Regulation Affects the Price of a New Home.” Housing Economics, 2011

The content of this report focuses on the impacts of applicable government regulations. Specifically, this report addresses the

constraints and opportunities that may limit or enhance the potential to build upon the subject property. Therefore, this report should be used as a portion of an investors overall due diligence efforts and should not be

utilized as the sole means to make a determination to invest in the subject property.

THE INFORMATION PROVIDED IS FOR GENERAL INFORMATIONAL PURPOSES ONLY. ALL INFORMATION IS PROVIDED IN GOOD FAITH, HOWEVER WE MAKE NO REPRESENTATION OR WARRANTY OF ANY KIND EXPRESS OR IMPLIED, REGARDING THE ACCURACY, ADEQUACY, VALIDITY, RELIABILITY, AVAILABILITY, OR COMPLETENESS OF ANY INFORMATION PROVIDED. UNDER NO CIRCUMSTANCE SHALL WE HAVE ANY LIABILITY TO YOU FOR ANY LOSS OR DAMAGE OF ANY KIND INCURRED AS A RESULT OF THE USE OF THIS REPORT OR RELIANCE ON ANY INFORMATION PROVIDED IN THIS REPORT. YOUR RELIANCE ON THE INFORMATION PROVIDED IN THIS REPORT SHOULD BE VERIFIED WITH THE REPRESENTATIVES OF THE APPLICABLE AGENCIES.

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CONTENTS I. BUILDABILITY ANALYSIS

II. REPORT SUMMARY III. PROPERTY LOCATION & JURISDICTION IV. ZONING SUMMARY V. POTENTIAL CONSTRAINTS

A. LEGAL LOT STATUS B. PHYSICAL/LEGAL ACCESS C. ZONING & LAND USE RESTRICTIONS D. EASEMENTS E. HOA RESTRICTIONS F. DEED RESTRICTIONS G. SUBDIVISION MAP RESTRICTIONS H. DEVELOPMENT STANDARDS I. REQUIRED DEDICATIONS J. SITE TOPOGRAPHY

K. TRAVERSING POWER LINES L. UTILITIES M. HAZARD ZONES N. ON-SITE SEPTIC O. ADDITIONAL CONSIDERATIONS

VI. POTENTIAL OPPORTUNITIES A. REZONING POTENTIAL B. SUBDIVISION POTENTIAL C. ADDITIONAL CONSIDERATIONS

VII. RECOMMENDATIONS VIII. CONTACT INFORMATION

IX. EXHIBITS A. ZONING MAP B. AERIAL MAPS C. SURROUNDING AREA PHOTOS D. SUBDIVISION MAP E. DEED AND EASEMENT RESTRICTIONS PER TITLE (IF APPLICABLE) F. LINKS TO APPLICABLE CODE SECTIONS


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INFILL REPORT BUILDABILITY ANALYSIS

THE PURPOSE OF THE BUILDABILITY ANALYSIS BELOW IS TO PROVIDE

IMMEDIATE INSIGHT TO THE IMPACT OF DIFFERENT CHARACTERISTICS ON THE BUILDABILITY OF A SPECIFIC PARCEL OF LAND. EACH CHARACTERISTIC IS

ASSIGNED A SCORE THAT CORRESPONDS TO A QUALITATIVE CONCLUSION AS FOLLOWS:

INDIVIDUAL CHARACTERISTIC SCORING

SCORE OF 1= PROHIBITS BUILDABILITY IN CURRENT CONDITION SCORE OF 2= NEEDS FURTHER ACTION TO MAKE BUILDABLE

SCORE OF 3= NEEDS NO FURTHER ACTION TO MAKE BUILDABLE

BUILDABILITY ANALYSIS

CHARACTERISTIC SCORE

LEGAL LOT STATUS 3

ZONING/LAND USE 3

HAZARD ZONES 3

EASEMENTS 3

HOA/DEED/MAP RESTRICTIONS 3

UTILITIES 3

OTHER: NONE IDENTIFIED 3

*A SCORE OF 1 ON ANY INDIVIDUAL CHARACTERISTIC INDICATES THAT THE SUBJECT PROPERTY IS UNBUILDABLE IN ITS CURRENT CONDITION. ANY

CHARACTERISTIC SCORE LESS THAN 3 IS DISCUSSED IN REPORT SUMMARY AND RECOMMENDATIONS SECTION


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INFILL REPORT REPORT SUMMARY

The subject property is a 10,000 square foot vacant parcel located within an

urbanized portion of the City of McKinney, TX located approximately 34 miles northeast of the metropolis of Dallas, Texas. Predominantly surrounded by single family residential homes, the subject property would accurately be described as an

urban infill lot. The analysis conducted focused on determining the impacts of government regulations on the ability to build a single family residence on the

subject property.

The subject property is located in the Residential (RS-60) zone which is a zoning designation primarily established for the development of single family homes in an

established residential district of RESIDENTIAL VACANT LOTS UNDER 5 ACRES. As such, the development of a single family residence.

Upon completion of our analysis, it is our determination that there are no

constraints affecting this property that would restrict or probit the construction of a single family residence. Therefore, it is our determination that the subject property

IS buildable barring any easements discovered within a title report.

The contents of this report will expand upon the items discussed in this summary. Any questions regarding this summary or the contents of this report should be

directed to your customer service representative.


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PROPERTY LOCATION AND JURISDICTION INFORMATION

PROPERTY ADDRESS 1215 COLEMAN STREET, MCKINNEY, TX 75069

GROSS LOT AREA 10,000 Sq.Ft.

PARCEL IDENTIFICATION NUMBER PID# 1118702

ACCESSORS PARCEL NUMBER / TAX ID -R R-0944-007-007A-1

COORDINATES LAT = 33.209107 , LONG = -96.6187669

JURISDICTION CITY OF MCKINNEY, TX

Lot LOT # 7A

SUBDIVISION FM THOMPSON (S0944)

ZONING (RS-60)

LEGAL DESCRIPTION FM THOMPSON ADDITION **, BLOCK 7, LOT 7A


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INFILLREPORT.COM ZONING SUMMARY

The "RS 60" - Single Family Residence zone is designed to encourage a suitable family life on

medium size lots. More uses are allowed as a matter of right throughout the zone than in the larger lot size zones. Zoning or rezoning to this classification will not generally be permitted

after July 1, 2014. Only one building for living purposes shall be permitted on one zoning lot.

Properties in the (RS-60) zone are subject to the following development standards:

Sec. 146-73. - RS 60 - Single Family Residence district.


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POTENTIAL CONSTRAINTS

LEGAL LOT STATUS THE SUBJECT PROPERTY WAS LEGALLY PLATTED PER THE SUBDIVISION MAP

INCLUDED IN THE EXHIBITS SECTION AND UPON VERBAL CONFIRMATION WITH

PLANNING STAFF.

ZONING & LAND USE RESTRICTIONS NONE. APPROVED FOR SINGLE FAMILY RESIDENTIAL

GROSS LOT AREA 10,000 SQ.FT.

EASEMENTS NONE

HOMEOWNERS ASSOCIATION FM THOMPSON ADDITION, **, BLOCK 7, LOT 7A. NO RESTRICTIONS IN CC&R’S PROHIBITING

DEVELOPMENT OF PROPERTY.

DEED RESTRICTIONS NONE

SUBDIVISION MAP RESTRICTIONS NONE

REQUIRED STREET DEDICATIONS NONE

SITE TOPOGRAPHY FLAT WITH MATURE TREES LOCATED ON THE NE AND NW PORTIONS OF THE PROPERTY

TRAVERSING POWER LINES NO POWER LINES TRAVERSING PROPERTY

ADJACENT UTILITIES YES, ALL UTILITIES AT PROPERTY FRONTAGE

ON-SITE SEPTIC SYSTEM NO ON-SITE SEPTIC PRESENT

HAZARD ZONES

THE SUBJECT PROPERTY IS NOT IMPACTED BY A NATURAL HAZARD ZONE THAT WOULD

PROHIBIT THE CONSTRUCTION OF A SINGLE FAMILY HOUSE.

* ALL NOTATIONS ADDRESSED IN THE RECOMMENDATIONS SECTION


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INFILLREPORT.COM POTENTIAL OPPORTUNITIES

SUBDIVISION POTENTIAL The RS-60 zone allows for a minimum

lot size of 6,000 square feet. The subject parcel is 10,000 square feet in size which is less than the minimum

12,000 square fee that would be required to split the parcel into two

lots. Therefore, the property does not meet the minimum requirements for a

subdivision.

REZONING POTENTIAL

The subject property is located in the RS-60 zone and is surrounded by

property of the same zoning designation. This jurisdiction does not

allow for “spot zoning”. Therefore, rezoning the subject parcel is likely not

a viable opportunity to add value.

ADDITIONAL CONSIDERATIONS

The zoning regulations only allow for Accessory Dwelling Units on parcels greater than 12,000 square feet. The

subject property is 10,000 square feet in size and as such an Accessory

Dwelling Unit would not be approved for this parcel.


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INFILLREPORT.COM RECOMMENDATIONS

1. A BASIC SURVEY OF TREE SPECIES SHOULD BE CONDUCTED TO

DETERMINE IF ANY OF THE TREES ON SITE ARE ON THE LIST OF PROTECTED TREE SPECIES.

2. THE PARCEL IS LARGE FOR THE SURROUNDING AREA, HOWEVER IT IS NOT LARGE ENOUGH IN ITSELF TO ALLOW FOR SUBDIVISION OR THE ADDITION OF AN ACCESSORY DWELLING UNIT. THEREFORE, THE CONSTRUCTION OF A SINGLE FAMILY HOME APPEARS TO BE THE HIGHEST AND BEST USE FOR THE PROPERTY. IF A BUILDER OR INVESTOR WERE INTERESTED IN ADDING VALUE, ACQUIRING AN ADJACENT PARCEL MAY BE THE ONLY MEANS TO ADD ADDITIONAL LOT AREA PROVIDING THE OPPORTUNITY FOR SUBDIVISION OR ACCESSORY DWELLING UNITS.

3. ANY PARTY PURCHASING THE PROPERTY FOR DEVELOPMENT PURPOSES IS SHOULD CONSULT THE SUBJECT JURISDICTION AND ANY OTHER AFFECTED AGENCIES TO DETERMINE THE AMOUNT OF ANY APPLICABLE DEVELOPMENT IMPACT FEES.


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INFILLREPORT.COM CONTACT INFORMATION

PLANNING DIVISION PLANNING DIVISION (972) 547-2000

CITY OF MCKINNEY BUILDING & INSPECTIONS

DIVISION

BUILDING & PERMIT SERVICES (972) 547-7400

CITY OF MCKINNEY WATER - SEWER SERVICES

UTILITY SERVICES (972) 547-7550

CITY OF MCKINNEY HOUSING DEVELOPMENT

HOUSING DEVELOPMENT (972) 547-7572


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EXHIBITS ZONING MAP

THE ZONING OF THE SUBJECT PROPERTY IS RS-60. Source:

https://mck.maps.arcgis.com/apps/webappviewer/index.html?id=bf436d202225433d84f69347c9efc8b4


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EXHIBITS AERIAL IMAGE


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EXHIBIT STREET VIEW


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EXHIBITS SUBDIVISION MAP

LEGAL DESCRIPTION: MCKINNEY CITY F M THOMPSON ADDITION (CMC),

BLK 7, LOT 7A MAP REF:361.BCity/Muni/Twp: MCKINNEY CITY


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DEED AND EASEMENT RESTRICTIONS

PER TITLE, NO EASEMENTS EXIST THAT PROHIBIT OR RESTRICT DEVELOPMENT.


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LINKS TO APPLICABLE CODE SECTIONS

COLLIN COUNTY SUBDIVISION REGULATIONS https://www.collincountytx.gov/engineering/Documents/subregs.pdf

CITY OF MCKINNEY, TX ZONING CODES https://library.municode.com/tx/mckinney/codes/code_of_ordinances?nodeId=SPBDERE_CH14

6ZORE_ARTIIIDIRE_S146-71RS8INFAREDI

PROTECTED TREE ORDINANCE

https://www.mckinneytexas.org/DocumentCenter/View/407/Tree-Permit-Requirements-Application--Checklist?bidId=

PERMITTED USE CHARTS

https://library.municode.com/tx/mckinney/codes/code_of_ordinances?nodeId=SPBDERE_CH146ZORE_AP_APXFSC_SF-4SCUS


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https://www.collincountytx.gov/engineering/Documents/subregs.pdf

https://library.municode.com/tx/mckinney/codes/code_of_ordinances?nodeId=SPBDERE_CH146ZORE_ARTIIIDIRE_S146-71RS8INFAREDI

https://library.municode.com/tx/mckinney/codes/code_of_ordinances?nodeId=SPBDERE_CH146ZORE_ARTIIIDIRE_S146-71RS8INFAREDI



https://library.municode.com/tx/mckinney/codes/code_of_ordinances?nodeId=SPBDERE_CH146

https://library.municode.com/tx/mckinney/codes/code_of_ordinances?nodeId=SPBDERE_CH146

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