Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to allow for Multi-Family Residential, Single-Family Residential, and Commercial Uses, and to Modify the Development Standards, Located on the Southeast and Southwest corner of Custer Road and FM 1461, 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 4, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Roderick Palmer, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: August 13, 2024 (Original Application)
December 30, 2024 (Revised Submittal)
January 13, 2025 (Revised Submittal)
January 21, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 124.32 acres of land, generally to allow for multi-family residential, commercial, and single-family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Multi-family residential, Commercial, Residential Uses) |
Undeveloped Land |
|
North |
“AG” - Agriculture District (Commercial Uses) City of Celina |
Agricultural uses (Private or Wholesale agricultural and ranching) Undeveloped Land |
|
South |
“PD” - Planned Development District (Residential Uses) |
Residential Uses (Single-Family detached) |
|
East |
“ETJ” - Extra-Territorial Jurisdiction (Agriculture Uses) |
Agricultural Uses |
|
West |
Town of Prosper (Commercial Uses) Town of Prosper (Agriculture Uses) Town of Prosper (Residential Uses) |
Commercial Uses (Undeveloped) Agricultural Uses Residential Uses (Single-Family detached) |
PROPOSED ZONING: The applicant requests to rezone the subject property from “PD” - Planned Development District, to “PD” - Planned Development District generally to allow for multi-family, commercial, and single-family residential uses and to modify the development standards.
Although the current zoning on the site allows for a mix of commercial and single-family residential uses, the applicant has indicated a desire to rezone to a “PD” - Planned Development District to expand the range of single-family residential uses allowed and to include traditional multi-family uses on the property. The applicant has provided a zoning exhibit that divides the property into three tracts: Tract A (34.44 acres) for commercial uses, Tract B (10.85 acres) for multi-family residential uses, and Tract C (79.03 acres) for single family residential uses. The proposed zoning includes the following specific requests:
Tract A (34.44 acres)
• Commercial Uses
o Under the existing zoning, approximately 30 acres of the subject property allows for commercial uses following the city’s “BG” - General Business Zoning District (legacy district).
o As proposed, the applicant has slightly modified the limits and location of commercial uses on the subject property to include 34.44 acres. Allowed commercial uses would align with the city’s “C2” - Local Commercial Zoning District.
o Staff has no objection to this request.
Tract B (10.85 acres)
• Multi-Family Residential Uses
o Under the existing zoning, this portion of the subject property allows for commercial uses following the city’s “BG” - General Business Zoning District (legacy district).
o As proposed, the applicant has requested to rezone this portion of the property to allow for multi-family uses that align with the city’s “MF 30 - Multi-family Residential Zoning District.
o Given the proposed location off the hard corner of Custer Road and FM 1461, and the reallocation of commercial uses elsewhere on the subject property, Staff has no objection to this request.
Tract C (79.03 acres)
• Single Family Residential Uses
o Under the existing zoning, this portion of the subject property allows for a range of low- and medium- density single family residential uses.
o With the rezoning request, the applicant proposes to modify the allocation and standards for single family residential uses to align with the city’s “R8” - Single Family Residential District and the city’s “R5” - Single Family Residential District.
o Although most of Tract C will be required to develop for single family residential uses that align with the “R8” Zoning District (8,000 square feet minimum lot area), up to 135 of the residential lots may develop with a minimum lot area of 5,000 square feet. The proposed mix of lot sizes is keeping with the spirit of the original zoning and modernizes the standards to align better with the city’s current lot standards and space limits.
o Staff has no objection to this request.
In reviewing the request, Staff notes that the proposed zoning largely aligns with the existing zoning and has incorporated multi-family residential uses on a relatively small portion of the site, which is located off the hard corner and largely tucked behind future commercial areas. Given the preservation of commercial uses and balanced mix of residential uses proposed with the rezoning, we are confident that the proposed rezoning should not negatively impact the surrounding uses, and should expand housing choices for future residents.
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 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”. Additionally, the request provides “expanded housing options and neighborhood choices that are accessible, attainable and appealing to people at all stages of their lives.”
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Northridge District and is designated as the Commercial Center and the Suburban Living placetypes.
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.
Suburban Living is found in close proximity to neighborhood commercial and commercial centers. Suburban Living provides the population necessary to support the nearby commercial and professional office uses within the surrounding corridors. These neighborhoods generally feature a subdivision layout. Residential uses are typically self-contained with a buffer from non-residential developments through transitional uses and landscaped areas. Lot sizes in Suburban Living areas are consistently less than ½ acre.
• 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 and Suburban Living placetypes of the Northridge 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 $2,836,890 for the 124.32 acre property and 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 sixteen 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, Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On January 28, 2025, the Planning and Zoning Commission voted 7-0-0 to continue the public hearing and table the item to the February 11, 2025, Planning and Zoning Commission meeting, due to public noticing errors.
On February 11, 2025, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning request.