Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “I1” - Light Industrial District, “C2” - Local Commercial District, and “R12” - Residential District, Located on the West Side of FM 546 and Approximately 2,100 Feet West of County Road 324
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 10, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, Interim Director of Planning
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council at the April 7, 2026 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning request.
APPLICATION SUBMITTAL DATE: February 16, 2026 (Original Application)
ITEM SUMMARY: Staff is requesting to zone approximately 239.427 acres of land, generally for light industrial, commercial, and residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
N/A (City of McKinney ETJ) |
Undeveloped Land |
|
North |
N/A (City of McKinney ETJ) |
Undeveloped Land |
|
South |
N/A (City of McKinney ETJ) |
Undeveloped Land and Single-Family Residential |
|
East |
“AG” - Agriculture District and N/A (City of McKinney ETJ) |
Undeveloped Land and Single-Family Residential |
|
West |
“I1” - Light Industrial District, “AG” - Agriculture District, and “R12” - Residential District |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to zone the subject property to “I1” - Light Industrial District, “C2” - Local Commercial District, and “R12” - Residential District.
The subject property is party to a pre-annexation agreement from 2016 that allows the City to annex and zone the property into the city limits after ten years.
The proposed “R12” - Residential District area is approximately 40.015 acres and is located on the south side of future FM 546. This portion of the property is generally located within the Homestead District of the ONE McKinney 2040 Comprehensive Plan and is designated as the Estate Residential placetype. The proposed zoning of “R12” - Residential District would allow for single-family residential uses that align with the Estate Residential designation from the Comprehensive Plan. As such, Staff is supportive of the proposed residential zoning on this portion of the subject property.
The proposed “C2” - Local Commercial District area is approximately 8.009 acres and is located near the southeast corner of the intersection of future FM 546 and an unnamed Major Arterial. While this area is also designated as the Estate Residential placetype in the Comprehensive Plan, Staff notes the location near the hard corner of these two major arterials lends itself more to commercial opportunities that should serve the existing and future residents within the area. The property immediately to the west is also zoned “C2”. As such, Staff is supportive of the local commercial zoning on this portion of the subject property.
The proposed "I1" - Light Industrial District covers approximately 191.411 acres north of future FM 546. It falls within the Business and Aviation District of the ONE McKinney Comprehensive Plan and is designated as the Manufacturing and Warehouse placetype and Employment Mix placetype, intended for industrial development. Surrounding properties to the north and west are already zoned for industrial uses and are anticipated to develop as such. Given its alignment with the comprehensive plan and neighboring properties, Staff supports the proposed light industrial zoning.
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 “[…] new businesses and developments that support 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 Business and Aviation District and the Homestead District and is designated as the Manufacturing and Warehouse, Employment Mix, and Estate Residential placetypes.
Manufacturing and Warehouse provide basic jobs and keep people in the city during different working hours. The employee per square foot of building space is usually low in these areas due to the large buildings that are needed for storage and logistics. They are well distanced from any nearby residential and are typically located near major transportation corridors like highways and railways.
Employment Mix includes professional and service uses typically on smaller sized parcels with lower intensities than a traditional business campus. This type of development may support a variety of occupations including general office, research and development facilities, medical clinics, light industrial, and business incubators. These uses are typically located with nearby access to arterial thoroughfares. These businesses have appealing street frontages with an increased level of aesthetics and landscaping.
Estate Residential includes predominately large lot single-family housing development on the urban-rural fringe. Unlike the Rural Living Placetype, home sites are typically located in a subdivision layout with access to some utility services. Residential uses are oriented interior to the site and may not have farm and livestock restrictions in more rural locations of the Placetype. Lot sizes in the Estate Residential Placetype range from ½ acre to 2 acre lots.
• 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 Manufacturing and Warehousing, Employment Mix, and Estate Residential placetypes of the Business and Aviation District and Homestead District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any citizen comments through the online citizen portal.