Council approves rezoning of 4.5 acres along Sam Rayburn Tollway from regional employment to regional commercial, 7-1

The Plano City Council voted 7–1 on Monday to rezone about 4.5 acres along State Highway 121, west of Coit Road, changing the zoning designation from Regional Employment to Regional Commercial.

Christina Day, director of planning, told the council the request would allow additional retail and restaurant uses on a parcel that is already developed as part of a shopping center and explained the city’s prior actions on the corridor. Day said the property was previously the subject of a related rezoning in 2016 when the city adjusted district lines to align with lot patterns; a 2021 request for the same change was denied at Planning & Zoning and not appealed to council. This recent application produced a split recommendation at Planning & Zoning, so it moved to council with no formal recommendation.

Applicant representatives said the center is built, partially occupied and that market demand has moved toward retail and restaurant tenants that are allowed in Regional Commercial but limited in Regional Employment. Robert Dorsal, identifying himself as the property owner, said his team had worked with city staff on the center’s development since 2016 and that the center is “100% leased” for certain new buildings; Jackie Wolpert, speaking for the development team, detailed the center’s development timeline and said a portion of the pad built under Regional Employment is difficult to lease to employment tenants and that commercial tenants are seeking those spaces.

Why it mattered: Planning staff said the primary difference between the two districts is permitted uses rather than development standards; Regional Commercial permits a wider range of retail and restaurant activity and certain vehicle‑related uses that are restricted in Regional Employment. Supporters argued the change would align zoning with on‑the‑ground uses and market demand; opponents raised concerns about adding retail capacity in an area with existing retail and the potential long‑term implications for underperforming centers elsewhere in the city.

Council debate and vote

Council members asked staff whether the parcel represented greenfield development or redevelopment; staff noted the parcel was previously graded and that Kroger had relocated across Coit, creating redevelopment pressure in the corridor. Council member Horn said the corridor boundary along the Tollway made a logical division between RC and RE and recommended approval. After discussion, a motion to approve carried 7–1.

Procedural notes: The ordinance amends the city’s comprehensive zoning ordinance (Ordinance No. 2015‑5‑2) and will be reflected in the official zoning map upon final adoption procedures.