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 on the Southwest Corner of West University Drive (US Highway 380) and Prestwick Hollow 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 25, 2023
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, 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 August 15, 2023 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: June 12, 2023 (Original Application)
July 6, 2023 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 13.82 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 District Ordinance No. 2001-10-066 (Commercial Uses) |
Undeveloped Land |
|
North |
Town of Prosper - “PD” - Planned Development” (Retail/Commercial) |
Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 2011-10-066 (Single Family Residential Uses) |
Parcel 1709 Addition, Single Family Residential |
|
East |
“PD” - Planned Development District Ordinance No. 2011-10-066 (Commercial Uses) |
Parcel 1708 Addition, Single Family Residential |
|
West |
“PD” - Planned Development District Ordinance No. 2011-10-066 (Commercial Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant requests to rezone the subject property from “PD” - Planned Development District to “C2” - Local Commercial District.
Although the current zoning on the site allows for commercial uses, the applicant has indicated a desire to rezone to the “C2” - Local Commercial District generally to allow for commercial uses under a more modernized zoning district.
Given that the property is fronting onto US Highway 380, which is a major regional highway and that adjacent properties to the west also along US 380 are expected to develop for non-residential uses, Staff is of the professional opinion that the rezoning request is appropriate and will be compatible with the surrounding uses. As such, 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 Live, Work, Play, & Visit)” established by the Comprehensive Plan. In particular, the proposed request has the potential to ensure that “today’s neighborhoods remain vibrant and desirable places that meet the needs of existing residents and appeal to future residents.”
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Established Community District and is designated as the Commercial Center placetype.
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 Center 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.
• 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 placetype of the Established Community 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 $832,815 for the 13.82-acre property, which should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has not received any letters in support of or opposition to this request. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.