Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from "AG" - Agricultural District to "I1" - Light Industrial District, Located on the South Side of Old Mill Road and Approximately 720 Feet West of County Road 317
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 10, 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 September 30, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: January 24, 2023 (Original Application)
August 8, 2024 (Revised Submittal)
August 20, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 78.2 acres of land, generally for light industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agricultural (Agricultural Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Airport Uses) |
City of McKinney Airport |
|
South |
Agricultural District (Agricultural Uses) and One-Acre Ranch Estates District (Single Family Residential Uses) |
Town of Fairview, Vacant Land and Single Family Residential Common Area |
|
East |
“AG” - Agricultural District (Agricultural Uses) and McKinney ETJ |
Vacant Land and Single Family Residential |
|
West |
AG” - Agricultural District (Institutional Uses) |
Vacant Land (owned by Town of Fairview) |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “AG” - Agricultural District to “I1” - Light Industrial District.
The property is directly south of McKinney National Airport and is in an area that is intended to support the Business and Aviation District. Staff feels that the proposed Light Industrial rezoning request should be compatible with furthering the overarching goals of the Business and Aviation District by providing additional employment opportunities with the future industrial businesses. Additionally, the location of this property will have access to a major highway and arterial roadways along Spurr 399 and FM 546 (Harry McKillop Boulevard) to help support future industrial uses.
Due to its conformance with the Comprehensive Plan and its compatibility with surrounding developments in a primarily industrial area, staff recommends approval of the proposed zoning 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 Business and Aviation District and is designated as the Professional Center placetype.
Professional Center generally provides for office uses and jobs that keep people in the city during normal working hours. A Professional Center is typically well landscaped and provides opportunities for small general offices, as well as larger employment uses such as corporate headquarters, institutional facilities and medical campuses. More intense professional uses are typically seen near major transportation corridors, while smaller developments are typically within residential areas and are supportive in nature.
• 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 established criteria (below) to be considered compatible with the Land Use Diagram. The proposed rezoning request does not align with the Professional Center placetype of the Business and Aviation 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.
While the Professional Center is characterized by a mix of supportive activities for higher employment intensity, the Business and Aviation District also includes development patterns for Employment Mix, Manufacturing & Warehousing, and Aviation. These are typically located at high volume intersections and along both sides of a highway or arterial.
Staff feels that the proposed zoning request meets a majority of the established criteria to be considered compatible with the Land Use Diagram.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $747,866 for the 78.2-acre property, which should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support or letters of 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.