Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agriculture District to “I1” - Light Industrial District, Located on the South Side of Old Mill Road and Approximately 1,500 Feet West 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: May 13, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Roderick Palmer, 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 June 3, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: March 24, 2025 (Original Application)
April 10, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 9.26 acres of land for industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agriculture District |
Undeveloped Land |
|
North |
“PD” - Planned Development District “AP” - Airport District |
Commercial Development |
|
South |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land |
|
East |
“I1” - Light Industrial District (Agricultural Uses) |
Undeveloped Land |
|
West |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to rezone the subject property (9.26 Acres) from “AG” - Agriculture District to I1 - Light Industrial District.
The property is in the Business & Aviation District within the ONE McKinney 2040 Comprehensive Plan, which further identifies the location as Employment mix placetype. The Employment Mix Placetype is the second character defining placetype within the Business & Aviation District and is intended to provide locations for new and existing businesses that can take advantage of the visibility and accessibility of Spur 399.
The proposed light industrial rezoning request directly aligns with the vision of the Employment Mix placetype, as it will border the future expansion of Spur 399 (along the south), and will provide direct access to the major regional highway for its future tenants. Additionally, the proposed “I1” - Light Industrial District zoning is contiguous to property currently zoned “I1” Light Industrial District directly to the east of the site, and will be compatible with the McKinney National Airport which is directly North of the property.
Due to the property’s conformance with the Comprehensive Plan, its compatibility with surrounding developments in a growing industrial area, 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 new businesses and developments that support 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 Business and Aviation District and is designated as the Employment Mix placetype.
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.
• 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 & Aviation 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 $89,779 for the 9.26-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 Commission. Staff has not received any citizen comments through the online citizen portal.