Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “BN” - Neighborhood Business District, “ML” - Light Manufacturing District, and “TMN” - Traditional McKinney Neighborhood Overlay District to "SF5" - Single Family Residential District and “TMN” - Traditional McKinney Neighborhood Overlay District, Located at 712 North Tennessee Street
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 25, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Joe Moss, Planner I
Caitlyn Strickland, Planning Manager
Jennifer Arnold, AICP, 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 1, 2021 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: March 29, 2021 (Original Application)
April 13, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to rezone approximately 0.5390 acres of land, generally for single-family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“BN” - Neighborhood Business District (Commercial Uses), “ML” - Light Manufacturing District (Industrial Uses) |
Undeveloped Land |
|
North |
“BN” - Neighborhood Business District (Commercial Uses), “ML” - Light Manufacturing District (Industrial Uses) |
Single Family Residence, Undeveloped Land |
|
South |
“BN” - Neighborhood Business District (Commercial Uses), “ML” - Light Manufacturing District (Industrial Uses) |
Single Family Residence, McKinney Arias Service |
|
East |
“ML” - Light Manufacturing District (Industrial Uses) |
Sculpture Roofing, B&N Automotive |
|
West |
“BN” - Neighborhood Business District (Commercial Uses) |
Conduit Architecture |
PROPOSED ZONING: The applicant is requesting to rezone the subject property generally for single family residential uses.
This area of McKinney is predominately comprised of a mix of residential and non-residential uses within McKinney’s historic town center. The proposed rezoning request will allow for residential infill development consistent with the existing single family homes on this block of Tennessee Street and consistent with the Town Center Mix placetype on the city’s comprehensive plan. As such, Staff finds that the proposed rezoning should be compatible with the surrounding area and recommends approval of this request.
CONFORMANCE TO ONE MCKINNEY 2040: A key aspect of the ONE McKinney 2040 Comprehensive Plan is to provide direction related to the desired development patterns and to inform decisions related to the timing and phasing for future infrastructure investments in the City. To assist in guiding these decisions, the Preferred Scenario and Land Use Diagram establishes distinctive districts, each with a clear intent and market focus that are reinforced through character-defining placetypes.
Per the Preferred Scenario, the subject property is designated as the Historic Town Center Mix placetype and is within the Town Center District. Other placetypes included in this district are Historic Town Center Residential, Historic Town Center Downtown, Commercial Center, Neighborhood Commercial and Professional Center.
• Guiding Principles: The proposed rezoning request is generally in conformance with Guiding Principle of “Diversity (Supporting our Economy and People)” established by the Comprehensive Plan. In particular, the proposed request has the potential to provide “private development, public investments, and community engagement support the people of McKinney by making available housing options and neighborhood choices that are accessible, attainable and appealing to people at all stages of their lives.”
• Land Use Diagram Compatibility: In evaluating development requests, the City should determine that a project aligns with the land use diagram of the comprehensive plan 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 Historic Town Center Mix placetype of the land use diagram. Furthermore, the proposed request of “SF5” - Single Family Residence District should be compatible with the surrounding properties and placetypes, including Historic Town Center Residential.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $2,487 for the 0.539 acre property and should contribute to achieving an overall fiscal balance in the city. Some key takeaways for this property include:
o While the valuation of projected commercial development is higher, due to the size, location and configuration of the property, meaningful commercial and industrial development of the property is unlikely.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments or phone calls in support of or opposition to this request.