Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to modify the Development Standards and Allow for Commercial Uses, Located on the Northeast Corner of Collin McKinney Parkway and Piper Glen Road
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: October 22, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, 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 for final action at the November 5, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: August 21, 2024 (Original Application)
September 16, 2024 (Revised Submittal)
September 30, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 4.8 acres of land, generally to allow for commercial uses. Currently this site is zoned “PD” - Planned Development District and allows for general office use. The applicant has submitted this zoning request to modify the development standards for commercial development, specifically for the inclusion of medical or dental clinic.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2022-01-013 (Office Uses) |
Office Use |
|
North |
“PD” - Planned Development District Ordinance No. 2009-12-086 (Single Family Residential Uses) |
The Estates at Craig Ranch West |
|
South |
“SO” - Suburban Office District |
Southern Hills Office Park |
|
East |
“PD” - Planned Development District Ordinance No. 2003-05-050 (Residential, Retail and Commercial Uses) |
The Estates at Craig Ranch West |
|
West |
“PD” - Planned Development District Ordinance No. 2003-05-050 (Residential, Retail and Commercial Uses) |
Artistry Seniors Residences at Craig Ranch |
PROPOSED ZONING: The applicant is requesting to rezone the subject property, generally to modify the development standards and allow for commercial uses.
The applicant is requesting to rezone the subject property generally to allow for clinic, medical, and dental uses, as further described below.
• Uses
o Currently, the property is zoned “PD” - Planned Development District and allows office, office building, banks and financial institutions, school (public, private, or parochial), and accessory buildings or uses as the main use.
o The applicant proposes to rezone the property to “PD” - Planned Development District with similar uses to those permitted with the additional use of medical and dental clinic on the site.
Given the existing development standards are to remain the same and the intent is to include the additional clinic use for the property, staff is supportive of the rezoning request. Staff is of the professional opinion that the rezoning request is appropriate and should 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 “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 Collin McKinney Commercial District and is designated as the Urban Living placetype.
Urban Living Placetype supports 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: The attached fiscal analysis shows a positive fiscal benefit of approximately $191,528 for the 4.8-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 or Commission. Staff has not received any citizen comments through the online citizen portal.