Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “BN” - Neighborhood Business District to “R5” - Residential District, Located on the Northeast Corner of South Tennessee Street and Christian 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: March 25, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Caitlyn Strickland, AICP, Planning Manager
Hailey Angel, AICP, Interim 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 April 15, 2025, meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: November 12, 2024 (Original Application)
January 16, 2025 (Revised Submittal)
February 27, 2025 (Revised Submittal)
March 6, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 0.49 acres of land for single-family uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“BN” - Neighborhood District (Commercial Uses) |
Undeveloped Land |
|
North |
“BN” - Neighborhood District (Commercial Uses) |
Charity |
|
South |
“RS 60” Single Family Residential (Single Family Residential) |
Single Family Residential |
|
East |
“BN” Neighborhood District (Commercial Uses) |
Undeveloped Land and Religious Assembly |
|
West |
“BN” - Neighborhood District (Commercial Uses) |
Single Family Residential |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from “BN” - Neighborhood Business to “R5” - Residential District. The subject property is currently developed with two existing single family residential homes. The applicant intends to subdivide the subject property for a new single family detached residential development.
This area of McKinney is predominately comprised of a mix of residential and non-residential uses within McKinney’s Historic Town Center District. 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 Historic 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 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 “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.”
• 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 Mix placetype.
The Historic Town Center Mix placetype represents a transitional area between the relatively intense use of land downtown and along the highway corridors and the surrounding, urban neighborhoods. These areas display an intermediate density in both residential and commercial offering transition from an urban to a suburban development pattern as development approaches the HTC - Residential placetype. Commercial building ten to be multi-tenant. Residential structures are typically compact.
• 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 Historic Town Center Mix placetype of the Town Center District and is in conformance with the Land Use Diagram. Additionally, the request will complement and enhance the surrounding properties by contributing to the overall development goals of the area.
• Fiscal Model Analysis: The attached fiscal analysis shows a potential overall surplus of $7,326 for the 0.49-acre property and 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 or Commission.