Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agriculture District and “RED-2” - Residential Estate District to “I1” - Light Industrial District, Located on the Northwest Corner of Airport Drive and Old Mill Road, and Accompanying Ordinance
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: March 18, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Jake Bennett, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: January 13, 2025 (Original Application)
January 30, 2025 (Revised Submittal)
February 3, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 10.663 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” - Agriculture District and “RED-2” - Residential Estate District (Agricultural and Residential Uses) |
Undeveloped Land and Single Family Residential |
|
North |
“LI” - Light Industrial District (Light Industrial Uses) |
Office and Warehouse |
|
South |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land and Single Family Residential |
|
East |
“LI” - Light Industrial District and “ML” - Light Manufacturing District (Light Industrial Uses) |
Undeveloped Land |
|
West |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land and Single Family Residential |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for light industrial uses.
The property is located at the northwest corner of Airport Drive and Old Mill Road and just southwest of the future Spur 399 extension, which should offer adequate transportation access. Properties to the north and east are currently zoned for light industrial uses, and an existing warehouse development is located on the property immediately to the north.
The ONE McKinney 2040 Comprehensive Plan designates the subject property as the Employment Mix placetype within the Business and Aviation District. This designation primarily envisions nonresidential development patterns that support a variety of jobs for the community and surrounding area. The proposed light industrial zoning meets the intent of the comprehensive plan and should be compatible with other properties within the district.
Given its alignment with the comprehensive plan and neighboring properties, 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 Employment Mix placetype.
Employment Mix includes professional and service uses typically on smaller sized parcels with lower intensities than a traditional business campus. This type of development may support a variety of occupations including general office, research and development facilities, medical clinics, light industrial, and business incubators. These uses are typically located with nearby access to arterial thoroughfares. These businesses have appealing street frontages with an increased level of aesthetics and landscaping.
• 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 Employment Mix placetype of the Business and Aviation 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 $107,040 for the 10.663-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 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. Staff has received one citizen comment through the online citizen portal.
On February 25, 2025, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the request to the City Council.