Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “RS 84” - Single Family Residence to “TR1.8” - Townhome Residential District, Located at 1405 N Graves Street, Accompanying Ordinance
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 18, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Stewart Starry, Planner I
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the March 18, 2025 meeting.
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: September 17, 2024 (Original Application)
October 31, 2024 (Revised Submittal)
December 16, 2024 (Revised Submittal)
January 22, 2025 (Revised Submittal)
January 31, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 0.258 acres of land for duplex residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
RS 84 - Single Family Residence |
Undeveloped Land |
|
North |
RS 84 - Single Family Residence |
Single Family Residential |
|
South |
RD 30 - Duplex Residential |
Duplex Residential |
|
East |
RS 60 - Single Family Residence |
Single Family Residential |
|
West |
RD 30 - Duplex Residential |
Single Family Residential |
PROPOSED ZONING: The applicant proposes to rezone the subject property from “RS 84” - Single Family Residence to “TR1.8” - Townhome Residential District.
The subject property is currently undeveloped and is surrounded by a variety of residential housing types. Directly to the north and east are single-family residential blocks with varying lots sizes; and directly to the south and west are residential lots with existing duplex uses on them. Beyond the immediate area, there are a variety of other residential types such as multi-family residential and assisted living - reflecting the area’s diversity of development.
The property is located within the Town Center District of the ONE McKinney 2040 Comprehensive Plan, which envisions a mix of residential uses, including single-family detached and attached homes, as well as townhomes, patio homes, and duplexes, consistent with the area’s designated Town Center - Residential placetype. The requested zoning aligns with this vision and should be compatible with the existing variety of uses in the surrounding area.
Given the area's diverse development patterns, the proximity to similarly zoned properties/uses, and its consistency with the comprehensive plan, Staff recommends approval of the 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 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 “[…] 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 Town Center District and is designated as the Historic Town Center -Residential placetype.
The Historic Town Center - Residential sub-placetype describes the established urban neighborhoods surrounding downtown. Medium-lot, single-family detached homes are the predominant use of land in this placetype. Attached residential structures, including townhomes, patio-homes, and duplexes, are less common but still a presence. Many of the community’s oldest and most historic homes are found here, requiring a layer of municipal protection so as to maintain their integrity and historic character.
• 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 Town Center Residential placetype of the Town Center 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 $3,663 for the 0.258-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.
BOARD OR COMMISSION RECOMMENDATION: On February 25, 2025, the Planning and Zoning Commission voted 4-3-0 to recommend approval of the proposed rezone request. Commission Members Gina Hammack, Russell Buettner and Steve Lebo opposed.