Plano council adopts zoning ordinance amendments to comply with new state laws; council sets design standards pending rewrite

Plano City Council on Aug. 25 adopted a package of amendments to the comprehensive zoning ordinance to comply with multiple bills passed by the Texas Legislature and to preserve local development quality through new design and parking standards.

Christina Day, director of Planning, presented the ordinance changes informed by recent legislation she identified as "House Bill 24," "House Bill 2464," and several senate bills she listed during the presentation. Day said changes include updated notice requirements — including requiring zoning signs on all sides of affected properties — new protest thresholds for certain residential additions, a new "no impact" home‑based business category, and adjustments to how the council must act when Planning & Zoning (P&Z) denies a case.

"House bill 24 is effective Sept. 1 and this changes the notice requirements for zoning cases rather substantially," Day said. She explained the law increases thresholds for neighbor protests in some residential situations, creates a category for cases without protest rights, and removes the city’s option to require a council supermajority when a P&Z denial is appealed.

The package also implements Senate Bill provisions that allow multifamily or mixed‑use development in many nonresidential districts and set statewide limits on local regulation of these projects. Day said staff recommended citywide design standards for multifamily and mixed‑use developments, minimum parking of one space per unit, elimination of compact‑only parking allowances in downtown districts, and a requirement that some projects pursue LEED certification as an initial sustainability standard.

At the public hearing, developers and downtown property owners urged caution and more stakeholder outreach. William Pierce Cravens, who described a long development history in downtown Plano, said several discretionary additions (LEED, minimum unit sizes, landscaping, possible changes to downtown street‑funding language) would increase development costs and deserved more public input. Architect Corey Reinicker said the state bills are "a call to action" but urged the city not to layer additional barriers onto new housing.

Council members debated the balance between complying with state law and retaining discretion to shape development quality. Several members — including Mayor John Muns, Council members Horn, Kerr and LeBain — said they support rules that preserve building quality and protect neighborhoods while acknowledging the state has reduced some local controls.

By unanimous vote (8–0) the council approved the ordinance as presented, with staff amendments noted in the staff report. Planning & Zoning recommended approval earlier by a 7–0 vote. Council members instructed staff to continue outreach during the upcoming zoning rewrite and to return with implementation materials for developers and the public.

The ordinance contains findings required by the comprehensive plan process and updates to definitions, residential adjacency/height treatments, parking and notice procedures. City staff said additional implementation items, including updates to the website, administrative procedures and training for permitting staff, will be completed during the rewrite process.