Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Allow for Single-Family Attached Residential Uses and to Modify the Development Standards, Located Approximately 440 feet South of Standifer Street and on the East Side of Bumpas 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: September 23, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Stewart Starry, Planner I
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 October 21, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: April 07, 2025 (Original Application)
July 01, 2025 (Revised Submittal)
June 01, 2025 (Revised Submittal)
June 15, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 2.8 acres of land, generally to modify the development standards.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Residential Uses) |
Single Family Attached |
|
North |
“PD” - Planned Development District (Residential Uses) |
Single Family Residential |
|
South |
“RS-60” - Single Family Residence |
Single Family Residencial |
|
East |
“PD” - Planned Development District (Commercial) |
Undeveloped Land |
|
West |
“RS-60” - Single Family Residence |
Single Family Residencial |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “PD” - Planned Development District to “PD” - Planned Development District, generally to modify the existing development standards for single-family attached residential uses.
The property is currently under development for single-family attached uses under a Planned Development District (PD) Zoning that was approved on July 16, 2019. The applicant is now seeking to make minor adjustments to the landscaping standards to better accommodate the proposed townhome development that have been identified during the development process. The applicant is not proposing to change any other development standards from the current PD.
Specifically, the applicant proposes to revise the tree planting requirement from one canopy tree per single-family lot to one ornamental tree located at the front of each lot. This modification is intended to address dimensional constraints and to prevent conflicts between the canopy tree root systems and the City’s utilities, the townhome foundations, and associated infrastructure. To mitigate the reduced number of canopy trees on individual lots, the applicant proposes the installation of six canopy trees within the common area on the east side of the subject property.
Staff recognizes the dimensional constraints of the site and finds that the applicant’s proposal represents a practical solution that allows the project to proceed while minimizing impacts on the City’s tree canopy and maintaining the overall quality of the development.
Staff recommends approval of the proposed rezoning.
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 providing housing options and neighborhood choices that are accessible, attainable and appealing to people at all stages of their lives.
• 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 align with the Urban Living placetype and is in conformance with the Land Use Diagram
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $61,541 for the 2.8-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. Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On September 09, 2025, the Planning and Zoning Commission voted 7-0-0 to table the proposed rezoning request to the September 23, 2025 Planning and Zoning Commission Meeting due to public notification signs not being posted in the required timeframe.