Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agricultural District to “C2” - Local Commercial District, Located on the West Side of Trinity Falls Parkway and Approximately 3,400 feet North of the Intersection of the Trinity Falls Parkway and Laud Howell Parkway, 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: November 05, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, 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: May 28, 2024 (Original Application)
August 26, 2024 (Revised Submittal)
September 6, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is requests to rezone approximately 1.697 acres of land for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
AG - Agricultural |
Undeveloped Land |
|
North |
AG - Agricultural |
Single Family Residential |
|
South |
AG - Agricultural |
Single Family Residential |
|
East |
AG - Agricultural |
Undeveloped Land |
|
West |
PD - Planned Development (Commercial and Residential Uses) |
Multi-tenant / Undeveloped |
PROPOSED ZONING: The applicant requests to rezone the subject property from “AG” - Agricultural District to “C2” - Local Commercial District.
In the vicinity of the subject property, properties are zoned AG to the north, east, and south. The northern and southern properties are used for residential purposes, while the eastern property remains undeveloped. To the west, the lot is zoned PD - Planned Development District, which permits residential and commercial uses.
It should be noted that while there is no substantial development currently around this area, staff anticipates significant growth within the Honey Creek Entertainment District. This is due to the combination of planned infrastructure improvements, increased demand for housing and services, as well as multiple projects that are currently under review with the city.
The property is located within the Honey Creek Entertainment District within the Comprehensive Plan and is envisioned for a mix of commercial, residential, and professional center uses in line with the area’s designated Entertainment Center and Mixed-use Center placetypes. Staff believes that the proposed rezoning request is consistent with the city’s vision for this area and should help to provide retail and service uses that should appeal to a diverse range of residents and visitors that will frequent this 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 “Places (To Work, Play, Live, and Visit)” established by the Comprehensive Plan. In particular, the proposed request helps facilitate “private sector development and redevelopment [to] meet McKinney’s expectations for 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 Honey Creek District and is designated as the Entertainment Center and Mixed Use Center placetype.
Entertainment Center are emerging commercial centers planned or developed with large-scale master plans. These centers include a horizontal mix of uses including destination retail, restaurants, employment opportunities, and commercial uses that serve a regional scale. Residential uses support these destination developments and offer a variety of urban housing products. The master plan for a regional entertainment center reinforces the interdependence of uses to create an experience for visitors in the development. The Entertainment Center placetype may have a shopping center, lifestyle area, or something similar as a prominent feature.
Mixed-Use Center offers people the ability to live, shop, work, and play in one community. They include a mixture of housing types and multiple residential housing choices within close proximity to the goods and services residents need on a daily basis. This Placetype typically includes a higher intensity of uses developed in an urban style that are supported by nodes of activity. The design and scale of development in a mixed-use center encourages active living, with a complete and comprehensive network of walkable streets enhanced by a vertical style of development.
• 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 Entertainment Center and Mixed Use Center placetype of the Honey Creek District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
• Fiscal Model Analysis: Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $73,046 for the 1.697-acre property, which should contribute to 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 the Commission. Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On September 24, 2024, the Planning and Zoning Commission voted 6-0-0 to recommend approval of the proposed rezoning.