Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District and "REC" - Regional Employment Center Overlay District to "C1" - Commercial Neighborhood District, Located on the Southwest Corner of Collin McKinney Parkway and Lake Forest Drive, and Accompanying Ordinance
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: December 1, 2020
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Kaitlin Gibbon, Planner II
APPLICATION SUBMITTAL DATE: September 28, 2020 (Original Application)
October 22, 2020 (Revised Application)
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
ITEM SUMMARY: The applicant is requesting to rezone approximately 2.06 acres of land to “C1” - Commercial Neighborhood District, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District 2006-02-010 (Residential and Commercial Uses) |
Undeveloped Land |
|
North |
“C1” - Neighborhood Commercial District (Commercial Uses) |
Shipley Donuts, Novopelle Med Spa, and Illume Dental |
|
South |
“PD” - Planned Development District 2008-07-070 (Multi-Family Residential Uses) |
Bexley Lake Forest Apartments |
|
East |
“PD” - Planned Development District 2000-09-064 (Commercial Uses) |
Undeveloped Land |
|
West |
“C1” - Neighborhood Commercial District (Commercial Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District and "REC" - Regional Employment Center Overlay District to "C1" - Commercial Neighborhood District. Although the site is currently zoned for commercial uses under an existing PD - Planned Development District, the applicant has indicated a desire to rezone to "C1" - Commercial Neighborhood District, generally to allow for the development of commercial uses.
Given the site’s location at the corner of Collin McKinney Parkway and Lake Forest Drive, Staff is of the professional opinion that the rezoning request is appropriate and will be compatible with the surrounding uses. As such, Staff recommends approval of the proposed rezoning request.
CONFORMANCE TO ONE MCKINNEY 2040: A key aspect of the ONE McKinney 2040 Comprehensive Plan is to provide direction related to the desired development patterns and to inform decisions related to the timing and phasing for future infrastructure investments in the City. To assist in guiding these decisions, the Preferred Scenario and Land Use Diagram establish distinctive districts, each with a clear intent and market focus that are reinforced through character-defining placetypes.
Per the Preferred Scenario, the subject property is located in the Collin Crossing District and is designated as the ‘Entertainment Center’ placetype. General placetypes also included in this district are Mixed-Use Center, Urban Living and Professional Campus.
• Guiding Principles: The proposed rezoning request is generally in conformance with 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”.
• Land Use Diagram Compatibility: In evaluating development requests, the City should determine that a project meets the majority of the established criteria to be considered compatible with the Land Use Diagram. The proposed rezoning request aligns with the Entertainment Center placetype of the Collin McKinney Commercial District. Furthermore, the proposed request of "C1" - Commercial Neighborhood District should be compatible with the surrounding properties and placetypes.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $71,398 for the 2.06 acre property and should contribute to achieving an overall fiscal balance in the city. Please note that Staff took a further look at the fiscal analysis between the Planning and Zoning Commission meeting and the posting of this agenda. The new fiscal analysis better represents the development value and net surplus that is more in line for the size and scale of the subject property.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.
BOARD OR COMMISSION RECOMMENDATION: On November 10, 2020, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning request.