Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, “MF36” - Multi-Family Residential District, and “R5” - Residential District, Generally to Allow for Multi-family Residential, Single Family Residential, and Commercial Uses and to Modify the Development Standards, Located Approximately 260 Feet North of U.S. Highway 380 (University Drive) and Approximately 610 Feet East of North Lake Forest Drive
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 28, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, 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 May 19, 2026 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning to MF-36 Multifamily Residential, R-5 Residential, and PD Planned Development districts,
with the following special ordinance provisions:
1. The subject property that shall be zoned “PD” - Planned Development District 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: February 10, 2026 (Original Application)
March 16, 2026 (Revised Submittal)
April 09, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 10.5 acres of land, generally to modify the development standards for a multi-family, commercial, and single family development. Currently this site is zoned “PD” - Planned Development District and allows for commercial use.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2012-08-037 (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development (Single Family Residential Uses) |
Single Family Residential (Painted Tree Lakeside West 2) |
|
South |
“PD” - Planned Development District Ordinance No. 2012-08-037 (Commercial Uses) |
Clinic, Hospital, and Commercial |
|
East |
“PD” - Planned Development District Ordinance No. 2021-01-006 (Single Family Residential Uses) |
Common Area/Vacant Land (Painted Tree) |
|
West |
“PD” - Planned Development District Ordinance No. 2012-08-037 (Commercial Uses) |
Assisted Living Facility and Vacant Land |
PROPOSED ZONING: The applicant requests to rezone the subject property and modify the development standards to allow a mix of age-restricted multifamily, commercial, and single-family residential development.
The intent of the request is to develop a mixed-use project consisting of multifamily residential, limited commercial uses, and a small area of single-family residential. The current zoning allows only nonresidential uses under the underlying “O-Office” and “C-Planned Center” districts.
The applicant has provided a zoning exhibit dividing the property into three tracts: Tract 1 (4.99 acres) for multifamily and commercial uses, Tract 2 (5.46 acres) for multifamily residential uses, and Tract 3 (0.12 acres) for single-family residential uses.
The proposed zoning includes the following specific requests:
Tract 1 (4.99 acres)
Multifamily and Commercial Uses
To facilitate a mixed-use development, the applicant is requesting a rezoning to a Planned Development (PD) district. The proposed PD is intended to allow for the uses and development standards of the MF-36 (Multifamily Residential) zoning district while also accommodating a limited list of nonresidential uses. Specifically, the applicant proposes to restrict commercial uses to those associated with medical, office, retail, personal services, and restaurant (dine-in or carryout) establishments.
Additionally, the applicant is requesting a deviation from the required 20-foot landscape buffer along the west and south boundaries of Tract 1. Specifically, the applicant proposes a 15-foot landscape buffer along the west property line and no landscape buffer along the south property line. Given that this request is intended to accommodate the placement of required fire lanes and associated parking due to constraints associated with the existing floodplain on the site, staff have no concerns with the request.
Per the Unified Development Code, both multifamily and commercial developments are typically required to provide parking lot canopy trees at a ratio of one canopy tree per seven parking spaces. The applicant proposes to exceed this standard by providing one canopy tree per five parking spaces.
Multifamily developments are required to provide a minimum 6-foot screening device along the side and rear property lines. The applicant proposes an alternative screening device materials, consisting of a 6-foot-tall living screen along the west property line and no screening along the south property line of Tract 1. The proposed 6-foot living screen along the west property line is anticipated to meet the intent of the screening requirement in terms of opacity and visual buffering. Additionally, given the applicant’s intent to develop commercial uses south of Tract 1, screening is not typically required between adjacent commercial uses. As such, staff is supportive of the requested alternative screening.
Tract 2 (5.46 acres)
Multi-Family Residential Uses
The property is zoned “PD” - Planned Development, with an underlying “O-Office” zoning that allows office uses. This base zoning anticipates non-residential development along the major corridors.
The applicant is requesting to amend the PD to allow “MF-36” - Multi-Family Residential on this portion of the site in place of office. The request introduces residential development in lieu of a non-residential use permitted under the current zoning.
The multi-family residential at this location creates a transition between the higher-intensity corridor uses and the single-family residential neighborhood to the north. Residential development allows for a more gradual transition and reduces the contrast between non-residential office uses and the existing adjacent homes.
The multi-family residential uses will include our typical 20-foot landscape buffer, canopy trees at a rate of 1 per 40 linear feet, and a 6-foot masonry screening wall along the perimeter. These improvements enhance buffer effectiveness by providing continuous physical separation, reducing visual impacts, and helping screen activity and lighting from adjacent residential properties.
Tract 3 (0.12 acres)
Single Family Residential Uses
With the rezoning request, the applicant proposes rezone this tract for single family residential uses to align the city’s “R5” - Single Family Residential District. This portion of the property is intended to be given to the adjacent residential subdivisions. The area will be incorporated into the existing subdivision to the north.
Upon reviewing the entire rezoning request, staff is supportive of the proposed rezone. Given the retention of meaningful commercial frontage to 380 already being achieved, the internal organization of mixed uses on the site, and the resulting transition of uses, Staff is confident the proposed rezoning will not negatively impact surrounding uses and will expand housing options for future residents. This helps further the ONE McKinney 2024 Comprehensive Plan goal for the Medical District to have a mix of commercial and housing product types to support the district. As such, staff recommends approval of the rezoning 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”. Additionally, the request provides “expanded 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 Medical District and is designated as the Professional Center placetype.
Medical District envisions a mixed-use environment centered on the Baylor Scott & White Medical Center and supported by complementary residential, commercial, and institutional uses. The Medical District specifically encourages residential opportunities, including Urban Living housing, to accommodate medical professionals, support staff, and related service populations who benefit from proximity to major healthcare employment centers. This development supports the district’s goal of creating a “healthy living” environment by promoting walkability, reducing vehicle dependency, and integrating residential uses with nearby employment, services, and recreational amenities.
• 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 Medical District so could be seen as being in conformance with the Land Use Diagram.
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.