Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Properties from “PD” - Planned Development District and “AG” - Agricultural District to “I1” - Light Industrial District, Located on the North Side of McIntyre Road and Approximately 1780 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 19, 2024
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: September 03, 2024 (Original Application)
September 20, 2024 (Revised Submittal)
October 1, 2024 (Revised Submittal)
October 9, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 143.159 acres of land from “PD” - Planned Development District and “AG” - Agriculture District to “I1” - Light Industrial District.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Commercial Uses) “AG” - Agricultural District |
Undeveloped Land |
|
North |
“AG” - Agricultural District (Agricultural Uses) “ETJ” - Extra-Territorial Jurisdiction |
Undeveloped Land |
|
South |
“ML” - Light Manufacturing District (Industrial Uses) |
Warehouse |
|
East |
“ETJ” - Extra-Territorial Jurisdiction |
Undeveloped Land |
|
West |
“PD” - Planned Development District (Multi-family Uses) “AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone the subject property to “I1” - Light Industrial District. Currently, the properties are zoned “PD” - Planned Development District (142 Acres) and “AG” - Agricultural District (1.159 Acres). The current “PD” zoning on the property is allows for primarily “ML” - Light Manufacturing uses on the site with a small portion of the site to be used for Office along the western portion.
The property is located within the Oak Hollow District in the Comprehensive Plan which designates the subject property as the Suburban Living and Floodplain placetypes. This district is largely defined by the Employment Mix Placetype which calls for new non-residential uses, including office, industrial product types, and other businesses. The subject property is located within a small portion of Suburban Living and Floodplain Placetype, which does not allow for industrial uses. The Oak Hollow District seeks to attract businesses that not only want a highly visible location along US 75 but also looking secondary locations along Highway 5 and future transit lines. The property is situated along a future major arterial (Wilmeth Road) and a principal arterial (Airport Drive), which are designed to accommodate large commercial and industrial uses. The proposed “I1” zoning is expected to attract a diverse range of users seeking manufacturing, warehousing, office, and flex spaces, contributing positively to McKinney's expanding industrial sector in the Oak Hollow District.
While the property does not strictly align with the Suburban Living Place type, the proposed rezoning is in line with the district intent that the Oak Hollow District as well as being compatible with the development patterns within the immediate area. A majority of properties in close proximity to the proposed zoning request along Wilmeth Road and the southern part of McIntyre Road are already used or zoned for industrial uses. Staff also notes the existing and proposed properties along Highway 5 are that are zoned “ML” - Light Manufacturing District or “LI” - Light Industrial District, and have developed with industrial or manufacturing type uses.
To the southwest, a single-family home sits on an “AG” - Agriculture zoned lot. It should be noted that this residential lot is located within the proposed extension of Wilmeth Road into McIntyre Road. Staff does note that the Trinity Heights neighborhood is to the west of this property. When reviewing the rezoning request, staff found that the subject property currently has a large portion covered in floodplain, a portion of a East Fork River tributary, and a natural tree line that helps to separate this property from the existing residential uses. Said floodplain area may limit the development potential along the existing single family neighborhood (Trinity Heights) and multi-family development (Kinwood Apartments) to the west and northern portion of the property due to the required Erosion Hazard Setback Easements and limited amount of trees that can be removed within the floodplain. The existing tree line buffer ranges between approximately 200 and 300 feet deep where adjacent to residential uses. However, there is the potential to reclaim a large portion of the northern section of the subject property from the floodplain when the site develops.
After considering the factors detailed above, which include the Oak Hollow District’s Intent for primarily Employment Mix, the existing zoning on the property, the floodplain area, and the natural tree line buffer, staff is comfortable supporting the proposed uses and 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 Principles of “Places (To Work, Play, Live, and Visit)”, and “Diversity (Supporting our Economy and People)” 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 Suburban Living placetype.
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.
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 Suburban Living placetype of the Oak Hollow 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 ONE McKinney 2040 fiscal responsibility policies.
Staff feels that the proposed rezoning request substantially advances a majority of the decision making criteria above to be considered compatible with the comprehensive plan.
• Fiscal Model Analysis: Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $1,437,508 for the 143.2 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 22, 2024, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning request.