Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone a Portion of the Subject Property from “AG” - Agricultural District and “CC” - Commercial Corridor Overlay District to “C2” - Local Commercial District and “CC” - Commercial Corridor Overlay District, and Zone a Portion of the Subject Property to “C2” - Local Commercial District, Located on the Northwest Corner of University Drive (U.S. Highway 380) and County Road 856
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: July 13, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Gibbon, Planner II
Caitlyn Strickland, Planning Manager
Jennifer Arnold, AICP, Director of Planning
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed zoning request.
APPLICATION SUBMITTAL DATE: May 11, 2021 (Original Application)
June 18, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to zone/rezone the subject property for local commercial uses. A portion of the subject property (approximately 4.85 acres) is currently located in the city limits, while the remainder (approximately 1.92 acres) is currently located in McKinney’s Extraterritorial Jurisdiction (ETJ).
An associated voluntary annexation request (21-0007A) for the 1.92 acres of land will be considered by the City Council at the August 3, 2021 meeting.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agricultural District (Agricultural Uses) and McKinney ETJ |
Single Family Residence, Undeveloped Land |
|
North |
McKinney ETJ |
Walnut Grove Addition |
|
South |
“PD” - Planned Development District Ordinance No. 2003-02-015 (Commercial Uses) |
Undeveloped Land |
|
East |
“AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
|
West |
“C2” - Local Commercial District (Commercial Uses) and “AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone approximately 4.85 acres (currently located in the city limits) from “AG” - Agricultural District and “CC” - Commercial Corridor Overlay District to “C2” - Local Commercial District and “CC” - Commercial Corridor Overlay District. The applicant is also requesting to zone approximately 1.92 acres (currently located in the ETJ) to “C2” - Local Commercial District upon annexation into the city limits, generally for commercial uses.
The request for commercial zoning on the subject property aligns with the Commercial Center placetype designated in the comprehensive plan and should be compatible with the existing and proposed surrounding uses. As such, Staff recommends approval of the proposed zoning and 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 zoning and 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 provide “[…] new businesses and developments that support 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 Northridge District and is designated as the Commercial Center placetype.
The Commercial Center placetype is characterized by big box stores or multi-tenant commercial uses. They are typically located at high volume intersections and along both sides of a highway or arterial. Commercial Centers are accessible primarily by one mode of travel, the automobile; though walkable pedestrian access should be encouraged wherever possible. Buildings are typically set back from the road behind large surface parking lots that may be prime locations for infill development.
• 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 Commercial Center placetype of the Northridge 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 $403,510 for the 6.77 acre property, which should contribute to achieving an overall fiscal balance in the city. The proposed request is also poised to capture a significant share of the commercial (retail) market for the Northridge District. It should be noted that the “Existing Zoning” section of the Fiscal Analysis is reflective of the fact that a portion of the subject property is currently outside the city limits.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.