Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to "C1" - Neighborhood Commercial District, Located at 3755 South Lake Forest Drive
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 14, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, 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 January 4, 2022 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: September 7, 2021 (Original Application)
October 14, 2021 (Revised Submittal)
November 3, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 1.5 acres of land, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District 2014-01-001 (Commercial Uses) |
Plaza on Lake Forest |
|
North |
“PD” - Planned Development District 2014-01-001 (Commercial Uses) |
McKinney Dental |
|
South |
“PD” - Planned Development District 2014-01-001 (Commercial Uses) |
Premier Care Internal Medicine |
|
East |
“PD” - Planned Development District 95-06-27 (Commercial and Residential Uses) |
Eldorado Heights |
|
West |
“PD” - Planned Development District 98-09-49 (Residential Uses) |
Eldorado Heights |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District to "C1" - Neighborhood Commercial District. Although the site is currently zoned for commercial uses under an existing PD - Planned Development District, the applicant has indicated a desire to rezone to a base zoning district of the City, generally to allow for the development of commercial uses in line with a modernized district including fitness club, dance studio, and animal boarding uses.
Given the site’s location along an arterial roadway and the vision established for this area as part of the ONE McKinney 2040 Comprehensive Plan (discussed in more detail below), Staff is of the professional opinion that the rezoning request is appropriate and should continue to allow for neighborhood services to the surrounding residents. As such, 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 “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 Established Community 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 Established Community 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 approximately $63,860 for the 1.5 acre property and should contribute to achieving an overall fiscal balance in the city. It is important to note that the net surplus of the Annual Operating Summary is the same for the existing zoning and the proposed zoning.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support or opposition to this request.