Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “C1” - Neighborhood Commercial District, Located on the East side of County Road 166 and Approximately 500 Feet South of County Road 168
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: March 25, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Stewart Starry, Planner I
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 April 15, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning request.
APPLICATION SUBMITTAL DATE: January 06, 2025 (Original Application)
March 03, 2025 (Revised Submittal)
March 10, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to zone approximately 10.889 acres of land for commercial uses.
An associated voluntary annexation request (24-0008A) will be considered by the City Council at the April 15, 2025 meeting.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
City of McKinney ETJ |
Single Family Residential |
|
North |
City of McKinney ETJ |
Agricultural and Ranching |
|
South |
City of McKinney ETJ |
Undeveloped Land |
|
East |
PD - Planned Development (Non-residential) |
Undeveloped Land |
|
West |
City of McKinney ETJ |
Public Facility |
PROPOSED ZONING: The applicant is requesting to zone the subject property as "C1" - Neighborhood Commercial District. The site currently contains a single-family residential building, which is not intended to remain. The property is located on the east side of County Road 166, approximately 500 feet south of its intersection with County Road 168.
The subject property is designated as Neighborhood Commercial and Estate Residential placetypes in the Comprehensive Plan. The Neighborhood Commercial placetype is intended to accommodate low intensity commercial uses that serve the needs of nearby residential areas. Given the Estate Residential designation in the surrounding area, future single-family development is anticipated, making neighborhood commercial uses appropriate for this location, particularly near an intersection.
The proposed C1 zoning aligns with the Comprehensive Plan’s vision for the area and will complement the surrounding, as well as future, land uses.
Given these factors, staff recommends approval of the zoning 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 zoning 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 these 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 Scenic District and is designated as the Neighborhood Commercial and Estate Residential placetypes.
Neighborhood Commercial development is typically characterized as small, freestanding buildings containing one or more businesses.
Unlike larger shopping centers that may attract regional commercial sites these primarily provide services for the surrounding neighborhoods. These developments may be accessed by a variety of transportation means. Business types may include restaurants, local retail, medical offices, banks, general offices, and other services.
Estate Residential 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 zoning request aligns with the Neighborhood Commercial placetype and is in conformance with the Land Use Diagram; however, it does not align with the Estate Residential placetype. Nonetheless, it should be compatible with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $656,188 for the 10.889-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. Staff has not received any citizen comments through the online citizen portal.