Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from "PD” - Planned Development District, “REC” - Regional Employment Center Overlay District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, Generally to Allow for Commercial Uses and an Electrical Substation, Located at the Northwest Corner of U.S. Highway 75 (Central Expressway) and State Highway 121 (Sam Rayburn Tollway), Generally South of McKinney Ranch Parkway
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: January 8, 2019
DEPARTMENT: Planning
CONTACT: Samantha Pickett, 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 February 2, 2019 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provision:
The subject property shall be zoned in accordance with Section 146-94 (“PD” - Planned Development District) and Section 146-101 (“CC” - Corridor Commercial Overlay District) of the Zoning Ordinance, and as amended, except as follows:
1. Use and development of the subject property shall conform to the attached development regulations and zoning exhibits.
APPLICATION SUBMITTAL DATE: November 12, 2018 (Original Application)
December 5, 2018 (Revised Submittal)
December 17, 2018 (Revised Submittal)
December 26, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 17.97 acres from “PD” - Planned Development District, generally for mixed and agricultural uses, to “PD” - Planned Development District, generally for commercial and electrical substation uses. More specifically, the proposed development regulations are based on “C3” - Regional Commercial District, with modifications including, but not limited to, adding and removing uses, modifying space limits, and providing additional screening to the property.
A rezoning request for the subject property was previously considered; however, it was ultimately withdrawn by the applicant. After working with Staff over previous issues, the applicant has resubmitted a revised request for the property.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2013-03-025, (Mixed Uses), “PD” - Planned Development District Ordinance No. 2008-05-046 (Agricultural Uses), “REC” - Regional Employment Center Overlay District, and “CC” - Corridor Commercial Overlay District |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2013-03-025 (Mixed Uses), “PD” - Planned Development District Ordinance No. 1480 (Commercial Uses), “C” - Planned Center District (Commercial Uses), “REC” - Regional Employment Center Overlay District, “CC” - Corridor Commercial Overlay District |
McKinney Point Apartments, McKinney Ranch Townhomes, Bark Hotel, McKinney Buick GMC |
|
South |
City of Allen |
Undeveloped Land |
|
East |
City of Allen and City of Fairview |
Undeveloped Land |
|
West |
“PD” - Planned Development District Ordinance No. 2008-05-046 (Agricultural Uses), “REC” - Regional Employment Center Overlay District, and “CC” - Corridor Commercial Overlay District |
McKinney South Oncor Substation and Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone the subject property to "PD" - Planned Development District to allow for a commercial and electrical substation uses. The current PD zoning also allows commercial uses, but requires the property to develop in accordance with the existing layout exhibit that designates specific non-residential (office and retail) and multi-family residential uses in certain locations on the property.
Staff understands the demand for utility services in the area, and as such the applicant and Staff have worked to minimize the impact of a utility use to the prominent commercial intersection by implementing the following:
• limiting the height of the substation to 35 feet;
• requiring that building constructed in front of the substation by at least 35 in height;
• adding increased landscaping and screening to the substation site; and
• burying all aboveground utility lines
Given that the proposed design will still minimize the impacts of the utility substation and emphasize the potential for future non-residential uses, 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 establishes distinctive districts, each with a clear intent and market focus that are reinforced through character-defining placetypes. In conjunction with the Preferred Scenario, there will be a series of district diagrams which outline the desired development patterns for each unique area of McKinney. Per the Preferred Scenario, the subject property is located in the Collin McKinney Commercial District. General placetypes included in this district are Entertainment Center, 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 “PD” - Planned Development District should be compatible with the surrounding properties and placetypes, including Entertainment Center, Mixed-Use Center, and Professional Campus placetypes.
• Land Use and Tax Base Summary: Module 12 is currently comprised of approximately 15% residential uses and 85% non-residential uses (including institutional and agricultural uses). The proposed rezoning request will have minimal impact on the anticipated land uses in this module. Estimated tax revenues in Module 12 are comprised of approximately 23% from residential uses and 77% from non-residential uses (Including agricultural uses). Estimated tax revenues by type in Module 12 are comprised of approximately 61% ad valorem taxes and 39% sales and use taxes.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received one letter in support of this request.