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 "C2" - Local Commercial District, Located on the Northeast Corner of Collin McKinney Parkway and Piper Glen Road
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: March 23, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Gibbon, Planner II
Caitlyn Strickland, 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 April 20, 2021 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: February 23, 2021 (Original Application)
ITEM SUMMARY: The applicant is requesting to rezone approximately 4.8 acres of land, generally to allow for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2003-05-050 (Residential, Retail and Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2009-12-086 (Single Family Residential Uses) |
The Estates at Craig Ranch West Phase 2 |
|
South |
“SO” - Suburban Office District |
Southern Hills Office Park Phase 2 |
|
East |
“PD” - Planned Development District Ordinance No. 2003-05-050 (Residential, Retail and Commercial Uses) |
The Estates at Craig Ranch West Phase 1 |
|
West |
“PD” - Planned Development District Ordinance No. 2003-05-050 (Residential, Retail and Commercial Uses) |
Artistry Seniors Residences at Craig Ranch |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District and "REC" - Regional Employment Center Overlay District to "C2" - Local Commercial District. The current “PD” - Planned Development District on the subject property follows the base zoning district of “BG” - General Business District with a development regulation of a minimum building height of 2 stories. The applicant has indicated a desire to rezone to "C2" - Local Commercial District, generally to allow for the development of commercial uses and to not be required to construct a minimum of 2 stories on the subject property.
Staff is of the professional opinion that the legacy district “BG” - General Business District and "C2" - Local Commercial District are compatible zoning districts and "C2" - Local Commercial District even requires more discretional approvals for certain uses with a specific use permit. Staff is supportive of the reduction in the minimum height from 2 stories to 1 story given that this property is adjacent to existing single family residential developments to the north and to the east.
Given the site’s location fronting onto Collin McKinney Parkway and the transition of uses from Custer Road to the subject property and the adjacent single family neighborhoods, 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 series of Land Use Diagrams 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 McKinney District and is designated as the ‘Urban Living’ placetype. Other placetypes included in this district are Entertainment Center, Mixed-Use Center, and Professional Center.
• 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 Urban Living placetype of the Collin McKinney Commercial District. Furthermore, the proposed request of "C2" - Local Commercial District should be compatible with the surrounding properties and placetypes.
Although the Urban Living placetype is intended to provide a range of housing options that offer choices for McKinney residents, it also calls for local commercial, retail and services to serve the surrounding neighborhoods. Given that this property is fronting onto an arterial and provides a transition to the adjacent single family residential uses, Staff feels as though it should be preserved for these types of commercial uses.
• Fiscal Model Analysis: The attached fiscal analysis shows an approximate positive fiscal benefit of $204,300 for the 4.8 acre property and should contribute to achieving an overall fiscal balance in the city. It is important to note that given the existing zoning and the requested zoning district are both compatible commercial districts, the analysis values are the same.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support or opposition to this request.