File #: 24-0095Z2    Name: N Graves St TR1.8 Rezone
Type: Ordinance Status: Public Hearing
In control: City Council Regular Meeting
On agenda: 3/18/2025 Final action:
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
Attachments: 1. PZ Minutes 02.25.2025, 2. Location Map and Aerial Exhibits, 3. Letter of Intent, 4. Comprehensive Plan Maps, 5. Town Center District, 6. Placetype Definitions, 7. Fiscal Analysis, 8. Land Use Comparison Table, 9. Proposed Ordinance, 10. Proposed Exhibits A-C, 11. Presentation, 12. Applicant Presentation
Related files: 24-0095Z
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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.