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 Southwest Corner of Bloomdale Road and North Lake Forest 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: February 6, 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: November 6, 2023 (Original Application)
November 27, 2023 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 20.159 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 (Commercial Uses) |
Undeveloped Land |
|
North |
“ETJ” - Extra-Territorial Jurisdiction |
Residential |
|
South |
“PD” - Planned Development District (Residential Uses) |
Residential |
|
East |
“PD” - Planned Development District (Residential Uses) |
Residential |
|
West |
“PD” - Planned Development District (Residential Uses) |
Residential |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District to “C2” - Local Commercial District generally for commercial uses.
Although the current zoning on the site allows for commercial uses found in the “BN” - Neighborhood Business District, the applicant has indicated a desire to rezone to the “C2” - Local Commercial District to allow for additional commercial uses.
The property is located on the southwest corner of Bloomdale Road and North Lake Forest Drive, which are designated on the Master Thoroughfare Plan as a Major Regional Highway and a Major Arterial Road. “C2” - Local Commercial Districts are regularly located where arterial roads intersect other arterial roads and the proposed district should be compatible with the existing residential uses in the area.
Given these factors, 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 Northridge District and is designated as the Suburban Living placetype.
The Suburban Living placetype is found in close proximity to neighborhood commercial and commercial centers. Suburban Living provides the population necessary to support the nearby commercial and professional office uses within the surrounding corridors. These neighborhoods generally feature a subdivision layout. Residential uses are typically self-contained with a buffer from non-residential developments through transitional uses and landscaped areas. Lot sizes in Suburban Living areas are consistently less than half an acre.
• 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 Suburban Living placetype of the Northridge 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 $1,214,271 for the 20.159 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. As part of the Planning and Zoning Commission Public Hearing, Staff has received two citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION:
On January 9, 2024, the Planning and Zoning Commission voted 5-0-0 to close the public hearing and table the item indefinitely, due to public noticing errors.
On January 23, 2024, The Planning and Zoning Commission voted 6-0-0 to recommend approval of the proposed rezoning request.