Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agriculture District to “R12” - Residential District, “C2” - Local Commercial District, and “I1” - Light Industrial District, Located Approximately 900 Feet Northwest of the Intersection of County Road 317 and County Road 325 and on the North Side of County Road 317
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 11, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, 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 March 4, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: November 4, 2024 (Original Application)
December 27, 2024 (Revised Submittal)
January 17, 2025 (Revised Submittal)
January 24, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 100.70 acres of land, generally for residential, commercial, and light 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 |
“AG” - Agriculture District and City of McKinney ETJ (Agricultural Uses) |
Single Family Residential and Undeveloped Land |
|
South |
City of McKinney ETJ and City of Fairview ETJ |
Single Family Residential and Undeveloped Land |
|
East |
City of McKinney ETJ |
Undeveloped Land |
|
West |
“AG” - Agriculture District and “PD” - Planned Development District (Agricultural, Residential, and Non-Residential Uses) |
Agricultural and Non-Residential |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for residential, commercial, and light industrial uses.
Currently, the subject property is zoned “AG” - Agriculture District, and the applicant proposes to rezone the 100.70-acre tract into three different districts: “R12”, “C2”, and “I1”.
The proposed “R12” - Residential District area is approximately 43.93 acres and is located at the southwest corner of the future intersection of FM 546 (a Principal Arterial) and an unnamed Major Arterial roadway. This portion of the property is generally located within the Homestead District of the ONE McKinney 2040 Comprehensive Plan and is designated as the Estate Residential placetype. The proposed zoning of “R12” - Residential District would allow for single family residential uses that align with the Estate Residential designation from the Comprehensive Plan. As such, Staff is supportive of the proposed residential zoning on this portion of the subject property.
The proposed “C2” - Local Commercial District area is approximately 8.58 acres and is located on the southeast corner of the intersection of future FM 546 and an unnamed Major Arterial. While this area is also designated as the Estate Residential placetype in the Comprehensive Plan, Staff notes the location at the hard corner of these two major arterials lends itself more to commercial opportunities that should serve the existing and future residents within the area. As such, Staff is supportive of the local commercial zoning on this portion of the subject property.
The proposed "I1" - Light Industrial District covers approximately 48.19 acres north of the intersection of future FM 546 and an unnamed Major Arterial. It falls within the Business and Aviation District of the ONE McKinney Comprehensive Plan and is designated as the Employment Mix placetype, intended for industrial development. Surrounding properties to the north and west are already zoned for industrial uses and are anticipated to develop as such. Given its alignment with the comprehensive plan and neighboring properties, staff supports the proposed light industrial zoning.
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 “[…] focus attention and investment in each of the distinctive Districts throughout the city, so each one can appeal to its targeted market and achieve the vision described in [the] plan.”
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Business and Aviation District and Homestead District and is designated as the Employment Mix and Estate Residential placetypes.
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.
Estate Residential includes predominately large lot single-family housing development on the urban-rural fringe. Unlike the Rural Living Placetype, home sites are typically located in a subdivision layout with access to some utility services. Residential uses are oriented interior to the site and may not have farm and livestock restrictions in more rural locations of the Placetype. Lot sizes in the Estate Residential Placetype range from ½ acre to 2 acre lots.
• 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 Business and Aviation District and the Estate Residential placetype of the Homestead 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 $1,241,370 for the 100.70-acre property, which should contribute to achieving an overall fiscal balance in the city. Some key takeaways for this property include:
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. Staff has not received any citizen comments through the online citizen portal.