Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “C” - Planned Center District to “PD” - Planned Development District, Generally to Allow for Industrial Uses, Located on the Southwest Corner of McKinney Ranch Parkway and South Hardin Boulevard
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: September 24, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, Planner II
Caitlyn Strickland, AICP, 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 October 15, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends denial of the proposed rezoning request due to lack of conformance with the Comprehensive Plan and concerns regarding the continued erosion of commercial uses in the immediate area.
However, if the applicant’s request is approved, the following special ordinance provisions shall apply:
1. The subject property shall be zoned “PD” - Planned Development District and subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: July 16, 2024 (Original Application)
August 12, 2024 (Revised Submittal)
August 23, 2024 (Revised Submittal)
September 6, 2024 (Revised Submittal)
September 11, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 12.43 acres of land, generally to allow for industrial uses. As part of the rezoning request, the applicant also proposes to modify the setback, height, and screening requirement typically required for industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C” - Planned Development District No. 1578 (Vacant Land) |
Vacant Land |
|
North |
C” - Planned Development District No. 1578 (Vacant Land) |
Vacant Land |
|
South |
“PD” - Planned Development District No. 1560 and 1578 (Industrial Uses) |
Warehouse |
|
East |
“GC” Government Complex (Institutional Uses) |
McKinney ISD Stadium |
|
West |
“RED 2” - Residential Estate (Single-Family Residential Uses) |
Horseshoe Bend Estates |
PROPOSED ZONING: The applicant requests to rezone approximately 12.43 acres, generally for industrial uses and modified development standards. More information regarding the proposed use and development standards is further discussed below:
• Industrial Uses
o Currently, the property is zoned “C” - Planned Center District and allows for commercial, retail, and office uses. The applicant proposes to rezone the property to “PD” - Planned Development District to allow for industrial uses. A full list of the proposed uses can be found in the proposed development standards.
o Staff is not supportive of the proposed industrial uses as they do not align with the Entertainment Center placetype or the intent of the Collin McKinney Commercial District (from the ONE McKinney 2040 Comprehensive Plan) for this area to realize shopping, dining and entertainment choices that support McKinney residents.
o Staff notes that the immediate property to south of the subject property is home to 4 existing warehouse units, and have no notable retail or service uses. The tracts to the north and northeast of the subject property are the few remaining tracts in the area zoned to allow commercial uses and with the existing single family residential use to the west and the McKinney ISD Stadium to the east, Staff feels that the introduction of additional industrial uses would not be compatible with or help to support the existing uses in the area.
o With the subject property in proximity to SH 121 and the anticipated extension of Collin McKinney Parkway through the tract, it is our professional opinion that the subject property should be preserved for commercial opportunities that better align with the placetype and vision described for the area in the ONE McKinney 2040 Comprehensive Plan.
• Setbacks
o The applicant proposes a building setback of 225 feet from any adjacent residential use or zoning district, as shown on their proposed exhibit.
o Although Staff is not supportive of industrial uses on the subject property, we have no objection to the modified building setback as it aligns with the typical requirements for loading docks and loading bays for warehouse uses when adjacent to residential uses or zoning districts.
• Height
o The applicant proposes a maximum building height of 40 feet.
o Although Staff is not supportive of the rezoning request, we have no objection to the proposed building height, as it reflects a slightly reduced height that would otherwise be applicable for light industrial uses (45 feet).
• Screening
o Typically, industrial uses require a 6-foot screening device along all rear and side property lines where adjacent to residential uses or zoning districts.
o As part of the rezoning request, the applicant proposes to preserve approximately 1.09 acres of wooded area in its existing condition and to relocate a portion of the required screening device to be situated approximately 160 feet off the western property line where directly adjacent to the existing residential uses.
o Although Staff is not supportive of the rezoning request, we have no objection to the proposed screening as it’s consistent with the screening providing on the tract south of the subject property and it calls for the preservation of trees at the northwest corner of the site.
o Landscaping
o The applicant proposes to increase the required landscape buffer adjacent to residential uses or zoning districts from the minimum width of 10 feet to a minimum width of 20 feet.
o The applicant also proposes to not provide the typically required canopy trees planted at a ratio of 1 canopy tree per 40 linear feet within the landscape buffer. Instead, the applicant would like to utilize any quality trees within the approximately 1.09 acres of the wooded area shown on the zoning exhibit to satisfy the typical requirement.
o If no quality trees are found within the 1.09 acres of wooded area, the applicant would still be required to provide canopy trees within the landscape buffer that satisfy the typical planting requirements of 1 canopy tree per 40 linear feet.
o Although Staff is not supportive of the rezoning request, we have no objection to the modified landscaping requirements.
Given the factors outlined above, Staff recommends denial 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 “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 Collin McKinney Commercial District and is designated as the Entertainment Center placetype.
The Entertainment Center placetype generally provides for emerging commercial centers planned or developed with large-scale master plans. These centers include a horizontal mix of uses including destination retail, restaurants, employment opportunities, and commercial uses that serve a regional scale. Residential uses support these destination developments and offer a variety of urban housing products. The master plan for a regional entertainment center reinforces the interdependence of uses to create an experience for visitors in the 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 does not align with the Entertainment Center placetype of the Collin McKinney Commercial District. In order to be considered compatible with the comprehensive plan, the project should meet a majority of the established criteria below:
1. Help McKinney achieve the Comprehensive Plan’s Vision and Guiding Principles;
2. Advance the District’s intent;
3. Demonstrate compatibility with the District’s identity and brand;
4. Include uses compatible with the Land Use Diagram;
5. Leverage and protect natural and built amenities and infrastructure;
6. Strengthen or create connections to activity centers within and beyond the District;
7. Create a positive fiscal impact for the City through the timeframe of the Plan (2040);
8. Demonstrate that the project’s travel demand estimates can be accommodated by the planned transportation network;
9. Demonstrate that the project’s demand on other public infrastructure can be accommodated by planned facilities; and
10. Demonstrate that the life-cycle costs to the public of constructing, maintaining and operating infrastructure included in the project is consistent with this plan’s [Comprehensive Plan] fiscal responsibility policies.
Staff does not feel that the proposed rezoning request substantially advances a majority of the decision-making criteria above to be considered compatible with the comprehensive plan.
• Fiscal Model Analysis: The attached fiscal analysis shows that rezoning the property for industrial uses could capture approximately $175,000 in operating revenues for the city, which is much less than the potential revenues that could be realized under the commercial vision for the area. It’s also worth noting that the introduction of industrial uses on this tract captures an industrial market share for this area that was not originally contemplated in the Collin McKinney Comprehensive Plan District.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council or Commission. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any comments through the online comment portal.