Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “C3” - Regional Commercial District, “PD” - Planned Development District, and “HC” - Highway Commercial Overlay District to “PD” - Planned Development District and “HC” - Highway Commercial Overlay District, Located on the Northeast Corner of Stacy Road and State Highway 121 (Sam Rayburn Tollway)
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, 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 7, 2026 meeting.
STAFF RECOMMENDATION: 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 13, 2025 (Original Application)
November 19, 2025 (Revised Submittal)
January 16, 2026 (Revised Submittal)
February 9, 2026 (Revised Submittal)
February 23, 2026 (Revised Submittal)
February 27, 2026 (Revised Submittal)
March 2, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 58.3461 acres of land, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C3” - Regional Commercial District and “PD” - Planned Development District |
Undeveloped Land |
|
North |
“PD” - Planned Development District |
Vineyards 1 Subdivision |
|
South |
N/A (City of Allen) |
Costco Wholesale and Cottonwood Creek Church |
|
East |
“PD” - Planned Development District |
Kinstead Apartments |
|
West |
“PD” - Planned Development District |
Office, Retail, Passenger Vehicle Fuel Sales |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for commercial uses and to modify the development standards.
The subject property is located on approximately 3,000 linear feet of direct frontage on the Sam Rayburn Tollway, in between Stacy Road and McKinney Place Drive. This area is designated as the Entertainment Center placetype within the Collin McKinney Commercial District for the City of McKinney’s 2040 Comprehensive Plan. The Entertainment Center placetype is one of the character-defining placetypes within this district and is intended to support a variety of regional entertainment and commercial venues.
The proposed “PD” - Planned Development District follows many of the same development regulations as the “C3” - Regional Commercial District. Notable alterations to the “C3” base district are the addition of a new and unlisted use (Outdoor Water Recreation and Entertainment Facility), minimum parking requirements, and required public open space.
The addition of the Outdoor Water Recreation and Entertainment Facility is provided to create a use and definition that does not currently exist within the Unified Development Code (UDC). The proposed use falls within the scope of a regional commercial, and Staff is supportive of the inclusion of this new and unlisted use.
The proposed parking deviations are due to the mixed-use nature of the project. Staff understands that the developer is intending to construct a product that provides a mix of uses that complement each other. Staff has reviewed the proposed parking ratios against the nature of the mixed-use development and the off-peak times that parking will be utilized. The tailored parking ratios are provided in order to support the proposed development.
In addition to the parking ratios, the applicant is also proposing a reduction in the distance requirement from single-family residential. Parking spaces would be permitted 10’ from adjacent residential property lines, which would typically require a design exception to be approved by the Planning and Zoning Commission during the site plan stage. The applicant has indicated that the north side of the subject property will primarily be utilized for back-of-house operations and they have noted that this area would not have any public access areas. The applicant is also required to preserve quality trees along the shared property line, as well as provide approved screening and new landscape plantings per the UDC.
The applicant is proposing a minimum of 2 acres of public open space to be implemented throughout the development. The open space is intended to be utilized for enhanced pedestrian flow throughout the site. Staff believes that the public open space should be beneficial to pedestrians and provides seamless connection to the proposed businesses.
Staff finds that the proposed development enhances the 121 corridor and provides indoor/outdoor entertainment for the region. As such, Staff recommends approval of the proposed rezoning.
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 Collin McKinney Commercial District and is designated as the Entertainment Center placetype.
Entertainment Centers are emerging commercial centers planned or developed with large-scale master plans. These centers include a horizontal mix of uses including destination retail, restaurants, employment opportunities, and commercial uses that serve a regional scale. Residential uses support these destination developments and offer a variety of urban housing products. The master plan for a regional entertainment center reinforces the interdependence of uses to create an experience for visitors in the development. The Entertainment Center may have a shopping center, lifestyle area, or something similar as a prominent feature.
• 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 Entertainment Center placetype of the Collin McKinney Commercial 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 one letter 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.