Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Properties from “AG” - Agriculture District to “I1” - Light Industrial District, Located on the South Side of Bloomdale Road and Located on the East and West Side of Cypress Hill Drive, 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: December 3, 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 16, 2024 (Original Application)
October 4, 2023 (Revised Submittal)
October 21, 2023 (Revised Submittal)
October 25, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 22.417 acres of land for industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Residential Uses) |
Single Family Residential |
|
South |
“L1” - Light Industrial District (Commercial Uses) |
Undeveloped Land/Commercial Development |
|
East |
“AG” - Agriculture District (Agricultural Uses) |
Commercial Development |
|
West |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone the subject properties (22.417 Acres) from “AG” - Agriculture District to “I1” - Light Industrial District.
The properties are located in the Oak Hollow District within the ONE McKinney 2040 Comprehensive Plan, which further identifies the properties as Employment mix placetype. The Employment Mix Placetype, is the character defining placetype within the Oak Hollow District, and is intended to build upon the employment base within the area. The proposed light industrial rezoning request aligns with the vision of the Employment Mix placetype and allows for uses compatible to the uses allowed on adjacent lots. The subject property is situated along a principal arterial (Bloomdale Road), future major arterial (Airport Drive), and a major arterial (Highway 5), which are designed and ideal to accommodate large commercial and industrial uses.
While the subject property is located within an area that the City of McKinney anticipates to develop primarily with industrial uses and is contiguous to property currently zoned “LI” - Light Industrial District directly to the south (the existing McKinney Logistics Center development), staff paid close attention to the existing single family neighborhood (Pecan Ridge Estates) to the north of this property.
The subject property is separated from the single family residential neighborhood by a principal arterial (Bloomdale Road), which is anticipated to be 130’ in width once the future widening has been completed. With the right-of-way width and required setbacks along Bloomdale Road, any industrial building proposed will be approximately a minimum of 150’ from the single family property lines. Additionally, the City of McKinney’s Unified Development Code (UDC) requires that any loading docks and bays be located a minimum 200’ from any adjacent residential use or zone, set back a minimum of 75’ from any public street or front property line, and be oriented away from residential zones or uses. This will help mitigate the visual impact of the proposed industrial uses from the single family uses and public right-of-way.
Due to the property’s conformance with the Comprehensive Plan, its compatibility with surrounding developments in a growing industrial area, the separation of the existing single family residential use by Bloomdale Road, and the protections required by the UDC, staff recommends approval of the proposed 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 “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 $217,341 for the 22.417-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 one letter 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 November 12, 2024, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning.