Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District and “REC” - Regional Employment Center Overlay District to “C1” - Neighborhood Commercial District, Located on the Northwest corner of Alma Road and Wessex Court, 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: July 01, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Hayley Angel, AICP, Interim Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Stewart Starry, Planner I
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: March 03, 2025 (Original Application)
April 01, 2025 (Revised Submittal)
May 13, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 1.20 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 (REC - Commercial Uses) |
Undeveloped |
|
North |
PD - Planned Development (Residential) |
Single Family Residential |
|
South |
PD - Planned Development (Residential) |
Single Family Residential |
|
East |
PD - Planned Development (Residential) |
Single Family Residential |
|
West |
C1 - Neighborhood Commercial District |
School |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for neighborhood commercial uses.
The property is currently zoned “PD” - Planned Development District and “REC” - Regional Employment Center Overlay District, which allows for commercial uses. The applicant proposes to rezone a 1.20-acre lot located on the Northwest corner of Alma Road and Wessex Court to the “C1” - Neighborhood Commercial District to modernize the permitted uses and development standards.
Given the property’s proximity to nearby commercial zoning to the northwest and existing single family residential to the south, staff finds the request for low-intensity commercial to be appropriate. The rezoning is expected to provide convenient access to neighborhood commercial services for nearby residential uses and should be compatible with the surrounding uses.
As such, Staff recommends approval of the proposed rezone.
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 provide private sector development and redevelopment that meets McKinneys expectation of excellence in design and create places with market support and long-term economic viability.
• 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 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 $51,653 for the 1.20 acre property, which 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 have not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On June 10, 2025, the Planning and Zoning Commission voted 7-0 to recommend approval of the proposed rezone request.