Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit for Automobile Dealership Sales (Best Price Auto Group), Located at 751 North Central Expressway, 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: November 2, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, Planning Manager
RECOMMENDED CITY COUNCIL ACTION: Staff recommends denial of the proposed specific use permit request due to concerns regarding the oversaturation of automobile sales uses in the vicinity of the subject property. However, the applicant has requested that this item be tabled to the November 16, 2021 City Council Meeting.
However, if the applicant’s request is approved, the following special ordinance provisions shall apply:
1. The property shall generally develop in accordance with the attached specific use permit exhibit, and all applicable development requirements of the city.
APPLICATION SUBMITTAL DATE: May 25, 2021 (Original Application)
September 7, 2021 (Revised Resubmittal)
September 29, 2021 (Revised Resubmittal)
ITEM SUMMARY: The applicant is proposing a specific use permit to allow for Automobile Dealership Sales (Best Price Auto Group), located at 751 North Central Expressway (US Highway 75).
The zoning for the subject property, "C" - Planned Center District, requires that a specific use permit be granted in order for automobile dealership sales to be operated on the subject property.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C” - Planned Center District (Commercial Uses) |
Vacant Land |
|
North |
“C” - Planned Center District (Commercial Uses) and “PD” - Planned Development District (Residential Uses) |
CareNow Urgent Care - McKinney Stoneleigh Place Addition |
|
South |
“C” - Planned Center District (Commercial Uses) and “RS-84” - Single Family Residence District |
McKinney Academy Montessori Northwood Park |
|
East |
“C” - Planned Center District (Commercial Uses) |
U.S. Highway 75 Frontage Road |
|
West |
“RS-84” - Single Family Residence District |
Northwood Park |
SPECIFIC USE PERMITS: When acting on a request for a specific use permit, the following factors should be considered:
• Compatibility with adjacent and neighboring land uses in the immediate area
• Adaptability of building structures to the proposed use
• Infrastructure requirements: roads, sidewalks, access to public streets, parking, and drainage
• Elements such as screening, open space, building heights, and compatibility of existing buildings to the proposed use
In 2018, City Council had several discussions regarding concerns about the prevalence of auto-related uses along many of the city’s major corridors. Ultimately, the Council approved amendments to the city’s zoning ordinance to better support the following goals:
• Create consistency with older and newer zoning districts;
• Discourage the proliferation of automotive sales along major thoroughfares; and
• Preserve US Highway 75 and State Highway 121 for uses that enhance McKinney’s presence along these major corridors.
When considering compatibility of the proposed request with surrounding land uses, Staff found that there are seven car dealerships less than a mile from this proposed specific use permit location. Those seven dealerships take up approximately 77 acres of the roughly 230 acres along US Highway 75. This means that about 33% of prominent frontage in that one-mile radius has already been taken by car dealership uses.
That said, it is Staff’s professional opinion that the subject property should be preserved for uses that better diversify the commercial mix along the US 75 commercial frontage.
As such, Staff feels that the site is not appropriate for the automotive dealership use and is unable to support the proposed specific use permit.
IMPACT ON EXISTING DEVELOPMENT: Staff does not anticipate that the specific use permit request would have a negative impact on adjacent developments.
SITE LAYOUT: The attached exhibit provides a general layout of the proposed building as well as the associated parking and internal site circulation. However, should the SUP request be approved, these items will be addressed as part of the site plan process.
ACCESS/CIRCULATION:
|
Adjacent Streets: |
U.S. Highway 75, Variable Width Right-of-Way, Major Regional Highway/Multi-Modal Bois D’arc, 40’ Right-of-Way, Collector N Park Dr, 40’ Right-of-Way, Collector |
IMPACT ON EXISTING DEVELOPMENT: Staff does not anticipate that the specific use permit request would have a negative impact on adjacent developments.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received one letter of opposition and no letters of support to this request.
BOARD OR COMMISSION RECOMMENDATION: This item was tabled at the October 12, 2021 meeting due to an applicant noticing error and was heard at the October 26, 2021 meeting.
On October 26,2021, the Planning and Zoning commission voted 5-1-1 to recommend denial of the proposed specific use permit. As a result, a supermajority vote (6 of 7) by City Council is required for approval.