Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “C2” - Local Commercial District, Located at the Southeast Corner of Custer Road and Silverado Trail
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 23, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Roderick Palmer, 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 August 20, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: June 10, 2024 (Original Application)
June 28, 2024 (Revised Submittal)
July 8, 2024 (Revised Submittal)
July 15, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 3.472 acres of land, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
North |
“C2” - Local Commercial |
Undeveloped Land |
|
South |
“PD” - Planned Development District (Residential Uses) |
Multi-Family |
|
East |
“PD” - Planned Development District (Commercial Uses) |
Commercial |
|
West |
City of Frisco |
Residential |
PROPOSED ZONING: The applicant requests to rezone the subject property from “PD” - Planned Development District to “C2” - Local Commercial District.
Although the current zoning on the site allows for commercial uses found in the “C” Planned Center District, the applicant has expressed concern that the “REC” - Regional Employment Center overlay is outdated and provides several site constraints. For these reasons the applicant requests to rezone to the “C2”- Local Commercial District in order to modernize the use and development standards on the property.
The property is located on the southeast corner of Custer Road and Silverado Trail, which are both designated as arterial roadways on the city’s Master Thoroughfare Plan. Given the property’s location at an arterial-to-arterial intersection and the surrounding development patterns, Staff feels the proposed rezoning to the “C2” - Local Commercial District should be compatible with the area and provide for commercial opportunities.
Given these factors, Staff recommends approval 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 “diverse economic engines… broaden the tax base, and make the City’s economy more adaptable and resilient”.
• 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.
The Urban Living placetype 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 Commercial 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 that the proposed rezoning should not have any meaningful impact to the anticipated market capture or fiscal impacts to the city. The development of commercial uses on the site should contribute to a positive fiscal impact for 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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any citizen comments through the online citizen portal.