Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District, “ML” - Light Manufacturing District, and “AG” - Agriculture District to “AP” - Airport District, Located at 1915 FM 546 and Including Approximately 75 Acres of Land Located North and West of the Intersection of FM 546 and CR 317
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 12, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Jennifer Arnold, AICP, Director of Planning
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council at the December 3, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: September 23, 2024 (Original Application)
October 4, 2024 (Revised Submittal)
October 21, 2024 (Revised Submittal
October 23, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 280 acres of land, generally for aviation-related uses.
EXISTING ZONING AND LAND USES:
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
Subject Property |
“PD” - Planned Development District, “ML” - Light Manufacturing District, and “AG” - Agriculture District (Industrial and Agricultural Uses) |
Undeveloped Land |
North |
“AP” - Airport District, “AG” - Agriculture District, and City of McKinney ETJ (Airport and Agricultural Uses) |
McKinney National Airport and Undeveloped Land |
South |
“PD” - Planned Development District and “AG” - Agriculture District (Industrial and Agricultural Uses) |
Office, Warehouse, and Undeveloped Land |
East |
“ML” - Light Manufacturing District, “AG” - Agriculture District, and City of McKinney ETJ (Industrial and Agricultural Uses) |
Office, Warehouse, Materials Recycling Center Undeveloped Land |
West |
“AP” - Airport District (Airport Uses) |
McKinney National Airport and Undeveloped Land |
PROPOSED ZONING: The applicant requests to rezone the subject property for aviation-related uses.
The subject property is situated on the east side of McKinney National Airport (TKI), with property immediately to the west and north currently being zoned “AP” - Airport District.
The current zonings of the subject property are “PD” - Planned Development District, “ML” - Light Manufacturing District, and “AG” - Agriculture District. Nearly all of the subject property is currently zoned for industrial and other uses to support the airport.
The ONE McKinney 2040 Comprehensive Plan designates this area as the Aviation placetype within the Business and Aviation District. The proposed rezoning of the subject property strongly aligns with the vision of the Comprehensive Plan, as it is noted that the area developed with this placetype should be at least as large as that shown on the Land Use Diagram.
The “AP” - Airport District would permit the airport, aircraft hangar, and airport terminal uses across the subject property, which are not currently permitted in any part of the existing zonings. Permitting these uses would help to promote the expansion of airport-related development within the area designated for such in the Comprehensive Plan, and the “AP” District would both modernize the zoning and create a consistent zoning across the entire subject property.
It should be noted that the McKinney National Airport has continuously been listed as a Legislative Priority of the City Council, with the list of supported advancements below:
• Support opportunities to link transportation and land use surrounding public use and general aviation airports.
• Support legislation that provides tools that can be used at the local level to promote compatible growth around public use and general aviation airports.
• Support increased funding to foster airport development for public use and general aviation airports to meet future demands. In relation to McKinney National Airport.
o Support funding for the development of McKinney National Airport (TKI) 'Taxiway C' generally east and parallel to Runway 18-36
o Support funding for the development of McKinney National Airport (TKI) 'Vehicle Access Roadway' generally southeast of Runway 18-36 and north of F. M. 546.
• Support state investment in economic development and infrastructure investments.
The subject property is situated between the existing McKinney National Airport, immediately to the west, and the proposed Spur 399 extension, immediately to the east, which will eventually become a 6-8 lane Major Regional Highway. This property is part of the TKI master plan to extend airport development and operations east of the existing runway.
Given the furthering of aviation development within the Business and Aviation District and the alignment with City Council Legislative Priorities, Staff recommends approval of the proposed rezoning.
CONFORMANCE TO ONE MCKINNEY 2040: 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.
Per the Preferred Scenario, the subject property is designated as the Aviation placetype and is within the Business and Aviation District. Other placetypes included in this district are Employment Mix, Commercial Center, Manufacturing and Warehousing, and Professional Center.
• Guiding Principles: The proposed rezoning request is generally in conformance with 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”.
• 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 Aviation placetype.
Aviation emphasizes employment types and uses that are related to aviation. Proximity to airports is essential for the purpose of transportation needs and logistics. Aviation uses can range in scale and intensity and provide a variety of employment types. Large low-profile buildings and hangars may be seen in Aviation areas, but also small shops and aviation office services.
• 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 Aviation 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 $2,810,771 for the 280-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 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, Staff has not received any citizen comments through the online citizen portal.