Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” Planned Development District to “C2” - Local Commercial District, Located at the Southeast Corner of McKinney Ranch Parkway and South Lake Forest Drive
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: July 09, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Stewart Starry, Planner I
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 for final action at the July 16, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: June 11, 2024 (Original Application)
June 20, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 21.871 acres of land, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
PD - Planned Development (Commercial Uses) |
Undeveloped Land |
|
North |
PD - Planned Development (Commercial Uses) |
Gas Station |
|
South |
PD - Planned Development (Residential Uses) |
Single Family Residential |
|
East |
PD - Planned Development (Residential Uses) |
Single Family Residential |
|
West |
PD - Planned Development (Commercial Uses) |
Multi-tenant |
PROPOSED ZONING: The applicant is requesting to rezone the subject property generally for Local Commercial.
Currently, the subject property is zoned “PD” - Planned Development. The applicant proposes to rezone a 21.871-acre portion of the property South East of the intersection between McKinney Ranch Parkway and South Lake Forest Drive to the “C2” - Local Commercial District.
The majority of surrounding properties serve commercial uses similar to the ones that would be permitted in the subject property under the proposed zoning. Given that the current zoning allows for commercial uses the request to “C2” is compatible with the vision originally established for this area.
As such, Staff recommends approval of the proposed rezone.
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 “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,” by allowing this lot to be used in the manner it was originally intended while giving more freedom to develop in a practical manner. Rezoning to C2 - Local Commercial allows for this area to enhance the quality of life of all the surrounding neighborhoods by making these commercial uses more accessible to them.
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Collin McKinney Commercial District and is designated as the Urban Living placetype.
Urban Living areas support a mix of housing options in a walkable development pattern. Urban neighborhoods are relatively compact and easy to get around by car, bike, or walking. They may contain one or more of the following housing types: small lot, single-family detached, townhomes, duplexes, condominiums, or apartments. The design and scale of the development in an urban neighborhood encourages active living, with a complete and comprehensive network of walkable streets. Although minimal, urban residential neighborhoods provide a small amount of local retail and services that serves the smaller and low intensity neighborhoods.
• 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 Urban Living placetype of the Collin Mckinney Commercial 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 $624,138 for the 14.5-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.