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 East of North Custer Road and Approximately 690 Feet North of Easy Lane
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 22, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Caitlyn Strickland, AICP, Planning Manager
Hayley Angel, AICP, Interim 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 5, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: January 28, 2025 (Original Application)
May 23, 2025 (Revised Submittal)
June 10, 2025 (Revised Submittal)
June 18, 2025 (Revised Submittal)
June 25, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 8 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. 2013-02-009 (Single Family Residential and Commercial Uses) |
Undeveloped Land (Common Area) |
|
North |
“PD” - Planned Development District Ordinance No. 2013-02-009 (Single Family Residential and Commercial Uses) |
Single Family Residential (North Creek Estates 1) |
|
South |
McKinney Extraterritorial Jurisdiction |
Retail, Restaurant, and Mobile Homes |
|
East |
“PD” - Planned Development District Ordinance No. 2025-06-051 (Single Family Residential, Multi-Family, and Commercia Uses) |
Undeveloped Land |
|
West |
Town of Prosper (Single Family Residential Uses) |
Whitley Place Subdivisions (Town of Prosper) |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” Planned Development, currently designated for single family residential use, to “C2” - Local Commercial. This request is intended to allow for neighborhood-serving commercial uses in the area. The proposed rezoning supports compatible infill development and reflects the long-term goals of the city’s Comprehensive Plan.
The property is located along Custer Road, a designated Minor Arterial, and is near the future Wilmeth Road, a planned Greenway Arterial. Intersections of major and minor arterials are typically reserved for commercial development, as supported by the city’s Comprehensive Plan, which broadly encourages non-residential uses at key nodes to serve adjacent residential neighborhoods. The property’s location near this future intersection positions it well for commercial use consistent with that broader planning intent.
To the south, the property is adjacent to existing commercial development, providing an extension of similar uses. To the north and east, existing and planned residential neighborhoods are buffered by natural features including creeks, remaining floodplain areas, and mature trees. These natural elements provide an effective transition and help minimize potential impacts between commercial and residential uses.
The proposed rezoning is consistent with the Comprehensive Plan’s development pattern and the Northridge District guidelines, which support integrating localized commercial services within residential areas, particularly at intersections. Rezoning to “C2” - Local Commercial would enable a broader range of neighborhood-focused commercial uses while ensuring compatibility through code requirements related to screening, landscaping, and setbacks. These standards will help preserve the character of surrounding residential development while accommodating appropriate commercial growth.
The property’s location, existing infrastructure, and access to multiple arterials make it well-suited for commercial activity. Staff finds that the request is in line with city planning objectives, complements surrounding land uses, and takes advantage of natural buffering and arterial access.
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:
According to the Preferred Scenario and Land Use Diagram, the subject property is located within the Northridge District. While the Land Use Diagram currently designates this area as part of the Flood Plain placetype, the property’s physical characteristics and planned development context align more closely with the goals and vision of the Northridge District.
• Land Use Diagram Compatibility:
When considering land use decisions, the City evaluates whether a project aligns with the Land Use Diagram and meets a majority of the plan’s criteria to ensure compatibility. The proposed rezoning request supports the established character and development objectives of the Northridge District, which encourages balanced integration of residential and commercial uses, particularly at key arterial intersections. Although the Flood Plain placetype designation applies broadly to the area, the site’s recent reclamation and natural buffers create conditions suitable for the proposed commercial development. Therefore, the request is consistent with the intent of the Northridge District, conforms with the overall Land Use Diagram, and is compatible with surrounding properties
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $482,093 for the 8.10-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.
BOARD OR COMMISSION RECOMMENDATION: The request was considered by the Planning and Zoning Commission at the July 8, 2025, meeting and tabled the item due to zoning sign notification error to the July 22, 2025, Planning and Zoning Commission Meeting by a 7-0-0 vote.