Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Properties from “AG” - Agricultural District and “ML” - Light Manufacturing District to “I1” - Light Industrial District Located on the South side of McIntyre Road and Approximately 200 feet East of the Intersection of North McDonald Street and McIntyre 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: November 5, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Stewart Starry, Planner I
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: September 04, 2024 (Original Application)
September 20, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant requess to rezone approximately 6.47 acres of land for industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
AG - Agricultural District/ML - Light Manufacturing District |
Undeveloped Land |
|
North |
AG - Agricultural District |
Undeveloped Land /Single Family Residential |
|
South |
I1 - Light Industrial District |
Undeveloped Land |
|
East |
I1 - Light Industrial District |
Undeveloped Land |
|
West |
ML - Light Manufacturing District |
Warehouse |
PROPOSED ZONING: The applicant requests to rezone the subject property to “I1” - Light Industrial District. Currently, the property is zoned “AG” - Agricultural District (5.86 Acres) and “ML” - Light Manufacturing District (0.61 Acres).
The property is surrounded by industrial zoning to the west, east, and south. To the north, a single-family home sits on an AG-zoned lot. It should be noted that this residential lot is located on the proposed extension of Wilmeth Road into McIntyre Road.
The property is situated within the Oak Hollow District outlined with the Comprehensive Plan which envisions a mix of professional and service uses. The proposed industrial zoning aligns with the Employment Mix placetype and is similar to the uses permitted on adjacent lots. The property is along the future expansion of Wilmeth Road and will have access to two major arterials within close proximity to the subject property. Given the site’s characteristics, the proposed rezoning request is consistent with the city’s Comprehensive Plan to bring a diverse mix of users desiring manufacturing, warehousing, office, and flex space to this area. Additionally, staff believes the rezoning request will complement one of the city's expanding industrial zones.
Given these factors, staff recommends approval of the 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 illustrate 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 “Places (To Work, Play, Live, and Visit)” established by the Comprehensive Plan. In particular, the proposed request helps facilitate “private sector development and redevelopment [to] meet McKinney’s expectations for excellence in design and create places with market support and long-term economic viability,”
• Preferred Scenario and Land Use Diagram Characteristics: Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Oak Hollow 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 Oak Hollow District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
• Fiscal Model Analysis: Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $64,949 for the 6.47-acre property, which should contribute to 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 or Commission. Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On October 8, 2024, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning.