Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agricultural District to “C3” - Regional Commercial District, Located on the Southeast Corner of State Highway 5 (McDonald Street) and Harry McKillop Boulevard, 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: December 19, 2023
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Kaitlin Sheffield, CNU-A, Senior Planner
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: November 13, 2023 (Original Application)
November 21, 2023 (Revised Submittal)
ITEM SUMMARY: The applicant (McKinney Economic Development Corporation) requests to rezone approximately 39.9 acres of land, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
|
North |
“AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
|
South |
“AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
|
East |
“ML” - Light Manufacturing District (Industrial Uses) |
City Park Land |
|
West |
“MH” - Heavy Manufacturing District (Industrial Uses), “PD” - Planned Development District 99-07-052 (Golf Course Uses) |
Go Store It Self Storage, Undeveloped Land |
PROPOSED ZONING: The applicant requests to rezone the subject property from “AG” - Agricultural District to "C3" - Regional Commercial District. Given the site’s location on the corner of a Principal Arterial and a Major Arterial roadway, it is Staff’s professional opinion that the proposed “C3” - Regional Commercial Zoning District allows for uses and development appropriate for the area. 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 “[…] 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 & Aviation District and is designated as the Floodplain/Amenity Zone placetype.
• 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 Floodplain/Amenity Zone designation of the Business & 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 Floodplain/Amenity Zone designation does not directly call for specific development like those seen in the Commercial Center or Employment Mix placetypes adjacent to subject property, Staff recognizes that floodplain reclamation may create development opportunities that were not originally contemplated in the comprehensive plan. When situations like this occur, zoning and development that is consistent with the surrounding properties and placetype designations should be considered. Staff feels that the proposed zoning aligns with the nearby placetypes and should substantially advance a majority of the decision-making criteria above to be considered compatible with the comprehensive plan.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of approximately $2.4 million for the 39.9 acre property, which should contribute to achieving an overall fiscal balance in the city. It is important to note that the reason the 2040 Plan Placetype analysis does not have a value is because this property is designated as Floodplain/Amenity Zone.
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. As part of the Planning and Zoning Commission Public Hearing(s), Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On December 12, 2023, the Planning and Zoning Commission voted 6-0-0 to recommend approval of the proposed rezoning request.