Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, Located on the Southwest Corner of Bloomdale Road and U.S. Highway 75 (Central Expressway)
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: December 13, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner I
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 January 3, 2022 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: September 19, 2022 (Original Application)
October 25, 2022 (Revised Submittal)
October 31, 2022 (Revised Submittal)
November 3, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 23.231 acres of land, generally for commercial uses. More specifically, the proposed rezoning request modifies the development standards to allow the site to develop in a more-traditional commercial style, without a tied-down layout.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
PD 2013-10-099 (Commercial and Multifamily Uses) |
Undeveloped Land |
|
North |
PD 1642 (Commercial Uses) |
Collin County Campus |
|
South |
LI - Light Industrial (Industrial Uses) |
McKinney Public Works North Campus |
|
East |
C - Planned Center and C3 - Regional Commercial (Commercial Uses) |
Freedom Powersports and Landmark Equipment |
|
West |
PD 1642 and PD 2013-10-099 (Commercial and Multifamily Uses) |
Undeveloped Land and Collin Square Apartments |
PROPOSED ZONING: The applicant is requesting to rezone the subject property generally for regional commercial uses.
Given the subject property’s location at the hard corner of Bloomdale Road and U.S. 75, this is a prime location for regional commercial uses. The ONE McKinney 2040 Comprehensive Plan shows this property as being part of the Collin Crossing District and designates it with a Commercial Center placetype. The proposed “PD” permits many of the same uses that align with the “C3” - Regional Commercial District.
The current “PD” has a base zoning of “C” - Planned Center District with a tied-down layout and vertical mixed-use allowances. Many of the uses are remaining the same between the current and proposed zonings. However, the proposed zoning does not allow multifamily residential uses. The proposed “PD” also keeps the proposed open-space details from the existing “PD.” The proposed zoning also eliminates a tied-down layout for the development of the site.
The existing zoning pushes for vertical mixed-use along Bloomdale Road and U.S. 75, while the proposed zoning allows the property to develop solely as commercial in a more-common manner. The applicant has expressed desire to change zonings because the vertical mixed-use concept has proven difficult to develop, and the layout that is included in the current zoning does not offer much flexibility. Currently, a multiple family product is being developed on the interior of the site, while this “PD” focuses on the development of commercial along Bloomdale Road and U.S. 75. The urban style of development has proven difficult at this location due to the size of the site and the required layout. The proposed zoning allows for more flexibility in the layout of the site, while the uses will stay very similar to what is currently allowed. The applicant is choosing to keep the proposed esplanade as part of the development regulations in order to create a more cohesive development with the adjacent property.
Based on the comprehensive plan designation, the relation of the existing and proposed uses, the proposed esplanade, and the location of the subject property, 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 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 Collin Crossing District and is designated as the Commercial Center placetype.
Commercial Center 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 Collin Crossing 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 $1,382,783 for the 23.231-acre property, which should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received any letters in support of or in opposition to this request. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.