Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from AG - Agricultural District to LI - Light Industrial District, Located on the Southeast Corner of State Highway 5 (McDonald Street) and McIntyre Road, 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: February 1, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, Planning Manager
Kaitlin Sheffield, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: November 22, 2021 (Original Application)
ITEM SUMMARY: The applicant is requesting to rezone approximately 8.77 acres of land, generally for office, manufacturing, and warehousing uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
AG - Agricultural District (Agricultural and Single Family Detached Dwelling Uses) |
Undeveloped Land |
|
North |
AG - Agricultural District (Agricultural and Single Family Detached Dwelling Uses) |
Undeveloped Land |
|
South |
ML - Light Manufacturing (Commercial and Industrial Uses) |
The Martial Arts Laboratory, McKinney Little Free Pantry |
|
East |
ML - Light Manufacturing (Commercial and Industrial Uses) |
Undeveloped Land |
|
West |
PD - Planned Development District 2003-05-052 (Agricultural Uses and Private Club) |
Oak Hollow Golf Course |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from AG - Agricultural District to LI - Light Industrial District generally for office, manufacturing, and warehousing uses.
Given the site’s location along State Highway 5 and the vision established for this area as part of the ONE McKinney 2040 Comprehensive Plan (discussed in more detail below), Staff is of the professional opinion that the rezoning request is appropriate and will help to continue to develop this portion of the highway with a sizable employer. As such, 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 “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 Oak Hollow District and is designated as the Employment Mix placetype.
Employment Mix includes professional and service uses typically on smaller sized parcels with lower intensities than a traditional business campus. This type of development may support a variety of occupations including general office, research and development facilities, medical clinics, light industrial, and business incubators. These uses are typically located with nearby access to arterial thoroughfares. These businesses have appealing street frontages with an increased level of aesthetics and landscaping.
• 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 Employment Mix placetype of the Oak Hollow 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 a positive fiscal benefit of $88,719 for the 8.77 acre property, which should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support or in opposition to the request.
BOARD OR COMMISSION RECOMMENDATION: On January 11, 2022, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed zoning request.