Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “RS 60” - Single-Family Residence District to “PD” - Planned Development District, Generally to Allow Religious Assembly Uses and Modify the Development Standards, Located at Approximately 155 Feet East of Nelson Street and on the North Side of Anthony 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: October 28, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, 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 November 18, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends denial of the rezoning request due to concerns regarding proposed regulations relating to the setback and parking standards.
However, if the applicant’s request is approved, the following special ordinance provisions shall apply:
1. The subject property shall be zoned “PD” - Planned Development District and subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: August 4, 2025 (Original Application)
September 5, 2025 (Revised Submittal)
September 17, 2025 (Revised Submittal)
October 2, 2025 (Revised Submittal)
October 7, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 1.5 acres of land, generally to modify the development standards. More specifically, the proposed rezoning request would reduce the minimum building setbacks along front, side, and rear property lines and reduce the minimum parking ratio.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“RS 60” - Single-Family Residence District (Single-Family Residential Uses) |
New Jerusalem Baptist Church |
|
North |
“RS 60” - Single-Family Residence District (Single-Family Residential Uses) |
Single-Family Residence |
|
South |
“PD” - Planned Development District and “AG” - Agriculture District (Residential and Clinic Uses) |
Single-Family Residence and Undeveloped Land |
|
East |
“RS 60” - Single-Family Residence District (Single-Family Residential Uses) |
Single-Family Residence |
|
West |
“RS 60” - Single-Family Residence District (Single-Family Residential Uses) |
Single-Family Residence |
PROPOSED ZONING: The applicant requests to rezone the subject property generally to modify the development standards.
Staff recognizes that the uses proposed with the PD match the existing RS 60 district and have no opposition to the use proposed on the property. However, staff is not supportive of the proposed development regulations as they only propose reductions to the minimum standards of the Unified Development Code (UDC) for setbacks and parking requirements without mitigating for the potential impacts to adjacent properties.
The applicant proposes to reduce the front setback from 20’ to 16’. Side and rear yards do not include the standard residential adjacency setback requirements, and they are proposed to be 5’ and 8’ respectively.
Additionally, the applicant proposes a reduction in the minimum parking ratio for religious assembly uses from 1 space per 50 square feet of the main sanctuary to 1 space per 64 square feet of the main sanctuary.
In addition to the deviations in the proposed development regulations, Staff also believes that the proposed zoning does not meet the intent of a “PD” - Planned Development District. The proposal does not fit the purpose of Section 204X. (“PD” - Planned Development District), which is included below:
The purpose of the PD zoning district is to accommodate new and imaginative concepts in urban design and land development that require unique development standards not permitted by the standard zoning districts in this Article. PD districts offer flexibility in design in exchange for substantial added benefit to the City, which may include provisions of open space, preservation of natural, environmental, or scenic features of a site. PDs may also be requested to address challenges presented by specific site conditions.
Typically, when staff receives a request to zone PD, the applicant provides some measurable improvement to the sight that can qualify it as exceptional either through architectural uniqueness, additional landscaping contributions, amenities, etc. In this case, the applicant has not provided any of the above in their requested PD regulations.
While staff is supportive of the use of the property, due to the proposed reductions to the minimum development standards of the UDC in the form of a proposed PD that does not meet the intent of the zoning ordinance, Staff recommends denial 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 Live, Work, Play, & Visit)” established by the Comprehensive Plan. In particular, the proposed request has the potential to support that “today’s neighborhoods remain vibrant and desirable places that meet the needs of existing residents and appeal to future residents.”
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Mill District and is designated as the Urban Living placetype.
Urban Living supports a mix of housing options in a walkable development pattern. Urban neighborhoods are relatively compact and easy to get around by car, bike, or walking. They may contain one or more of the following housing types: small lot, single-family detached, townhomes, duplexes, condominiums, or apartments. The design and scale of the development in an urban neighborhood encourages active living, with a complete and comprehensive network of walkable streets. Although minimal, urban residential neighborhoods provide a small amount of local retail and services that serves the smaller and low intensity neighborhoods.
• 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 Urban Living placetype of the Mill District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $19,244 for the 1.5acre 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.