Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “RS-60” - Single Family Residence to “PD” - Planned Development District, Generally to Allow for Trade School Uses and to Modify the Development Standards, Located on the Northeast Corner of Andrews Street and Green Street, and 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: April 15, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Caitlyn Strickland, AICP, Planning Manager
Hayley Angel, AICP, Interim Director of Planning
Araceli Botello, CNU-A, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: October 18, 2024 (Original Application)
November 27, 2024 (Revised Submittal)
January 22, 2025 (Revised Submittal)
March 24, 2025 (Revised Submittal)
March 26, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 0.98 acres of land, generally to allow for a trade school use for the Hugs Café non-profit organization. As part of the rezoning request, the applicant proposes to modify the height, parking setback, dumpster enclosure setback, and landscape buffer typically required for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“RS-60” - Single Family Residence (Single Family) |
Vacant Land |
|
North |
“RS-60” - Single Family Residence (Single Family) |
Vacant Land |
|
South |
“RS-60” - Single Family Residence (Single Family) |
Single Family Residential |
|
East |
“RS-60” - Single Family Residence (Single Family) |
Single Family Residential |
|
West |
“MTC” - McKinney Town Center (Commercial Use) |
Brewery, Restaurant, and Outdoor Amusement (Tupps) |
PROPOSED ZONING: The applicant requests to rezone approximately 0.98 acres, generally for trade school use and modified development standards. The site is proposed to be used as the new Hugs Café Headquarters and training facility. Hugs Café has been part of the fabric of downtown McKinney since 2015 and has outgrown their current location at 224 E Virginia Street. Wanting to remain in the McKinney Downtown, Hugs secured this location for their future trade school, headquarters, and cafe. More information regarding the proposed use and development standards is further discussed below:
Uses
o Currently, the property is zoned “RS-60” - Single Family Residence District and allows for single family residential use. The applicant, Hugs Café, is proposing to rezone the property to a "PD" - Planned Development District to allow for a trade school with their headquarters and café as ancillary uses The Unified Development Code only has a definition for for-profit Trade Schools. This presented a conflict with the applicant's desire to use the property for a non-profit purpose. A full list of the proposed uses for the property can be found in the proposed development standards.
o Staff is supportive of the proposed non-profit trade school use as it aligns with the Urban Living placetype and the intent of the Mill District (from the ONE McKinney 2040 Comprehensive Plan). The new construction provides small-scale service and retail within an urban residential neighborhood while preserving the existing neighborhood character of the area.
o Staff notes that the properties immediately to the east and south of the subject property are currently developed with single-family residential homes, while the property to the west is occupied by the Tupps commercial site.
o Staff believes that introducing a small-scale non-residential use, such as the proposed Hugs’ trade school, café, and headquarters, should support and enhance the existing uses in the area without causing disruption or negatively impacting the residential properties. Given that the headquarters and trade school are a low-intensity uses, it is expected to seamlessly integrate into the neighborhood, contributing positively to the area’s development and complementing the mix of residential and commercial properties already present.
Height
o The applicant proposes a maximum building height of 45 feet.
o The applicant is proposing that the building will have a 50 ft residential setback for the proposed two-story structure, which follows UDC standards for non-residential buildings situated near residential properties. To further minimize any potential impact, the proposed café’s patio will be oriented away from the adjacent residential area, toward the Andrews Street right of way.
o Staff is supportive of the height request due to the combination of a 50-foot setback, screening elements, and building orientation are anticipated to reduce any potential impacts to adjacent single family residential.
Parking Adjacency
o The applicant is proposing to place the off-street parking at 15 feet from adjacent residential use or zoning district. Typically, off-street parking is required to be setback 20 feet from adjacent residential use or zoning district.
o The proposal includes a required 6-foot screening, consisting of a tubular or wrought iron fence with masonry columns spaced 20 feet apart, along with 6-foot evergreen shrubs. Additionally, the applicant will be required to plant canopy trees spaced every 40 linear feet, strategically placed adjacent to residential areas. This will enhance privacy, mitigate noise, and create an effective transition between the uses.
o Staff is comfortable with a proposed reduction of the setback by 5 feet with the plantings along the single family residential property lines.
Dumpster Enclosure
o The applicant is proposing to place the dumpster enclosure at 15 feet from adjacent residential use or zoning district.
o Typically, dumpster enclosures are required to be setback 20 feet from adjacent residential use or zoning district.
o The applicant is proposing to provide additional screening with 3-foot evergreen shrubs on the rear and sides of the dumpster enclosure.
o Staff is comfortable with a modification given the additional screening provided to mitigate any potential impacts to adjacent residential.
Landscaping
o The applicant proposes to increase the required canopy tree count for the street buffer along the street frontage from the minimum one canopy tree per 40 linear feet to a minimum one canopy tree per 30 linear feet.
o The applicant proposes to provide 3-foot evergreen shrubs along the south of the building façade as additional plantings in an effort to enhance the site and provide interesting visual to the building south façade.
o The applicant proposes adding a 300-square-foot garden as additional landscaping programmed into the site, serving as an enhancement to provide improved visual aesthetics.
o Staff have no objection to the modified landscaping requirements as the applicant is proposing to place additional plantings and use living plant material along the street frontage to provide additional screening from the existing residential area along Green Street while providing increased visual interest and street scape to the site.
Staff finds that the proposed enhanced landscaping and development standards help to protect the existing single family residential uses within the area. The proposed Hugs Café Headquarters will provide valuable services to both the community and the City, fostering growth and enhancing local amenities. As such, Staff recommends approval of the 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 “Diverse economic engines…broaden the tax base and make the city’s economy more adaptable and resilient.”
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.
The Urban Living placetype 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. 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 serve a 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 approximately $54,993 for the 0.98-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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any comments through the online comment portal.
BOARD OR COMMISSION RECOMMENDATION: On April 8, 2025, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the proposed rezoning.