Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “ML” Light Manufacturing District to “PD” - Planned Development District, Generally to Allow for Multi-Family and Non-Residential Uses and Modify the Development Standards, Located on the Northwest Corner of North Tennessee Street and East Heard Street
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: August 12, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Caitlyn Strickland, AICP, Planning Manager
Hailey Angel, AICP, Interim 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 August 19, 2025 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: December 11, 2024 (Original Application)
February 10, 2025 (Revised Submittal)
April 03, 2025 (Revised Submittal)
July 01, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 1.5 acres of land, generally to allow for multi-family and non-residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“ML” - Light Manufacturing |
Vacant Land |
|
North |
“ML” Light Manufacturing |
Laundromat (Sno-White Laundry) |
|
South |
“BN” - Neighborhood Business |
Single Family Residential and Office Use (Architect Office) |
|
East |
“BN” - Neighborhood Business |
Single Family Residential and Commercial Use (Joplin’s Air Condition & Heating) |
|
West |
“ML” - Light Manufacturing |
Single Family Residential |
PROPOSED ZONING: The applicant requests to rezone approximately 1.5 acres for generally for multi-family and non-residential uses and modify development standards, as further described below:
This item was first considered on July 22, 2025, the Planning and Zoning Commission meeting, where concerns were raised regarding the rezoned request on the property. Since that time, the applicant has attempted to meet with the adjacent property owners and address their concerns. With this information in hand, the applicant has proposed the following changes to Density, Parking, and Screening:
• Density
o The Unified Development Code (UDC) includes a multi-family zoning district with a maximum density of 30 units per acre (“MF30” - Multiple Family District), this standard is specifically intended for traditional, non-urban multi-family developments.
o The applicant originally proposed a maximum of 90 units; the applicant is no proposing a reduction to a maximum of 79 units for the overall site.
• Screening
o Typically, multi-family and commercial developments required to provide a 6’ tall masonry screening sides and rear properties, specially adjacent to residential use or zoning district.
o The applicant proposed 6-foot Leyland Cypress Tree every 5 feet along the adjacent areas of the property to residential use or zoning.
o Along the street frontage, except where a building or driveway defines the edge, a screening device between 2 and 4 feet in height shall be installed. The screening material shall consist of masonry, wrought iron, tubular steel, or living plan materials, consistent with typical standards.
o This proposed screening device of living plant material meets the intent by providing opaque, natural screening that helps transition smoothly from the mixed-use development to adjacent residential areas, mitigating impacts without negatively affecting the character of the community.
• Parking
o For multi-family developments, the Unified Development Code (UDC) requires 1.75 parking spaces per unit, with a minimum of 30% enclosed spaces.
o The applicant originally proposed to provide the 1 parking space required per unit. The applicant has proposed an increase in the parking ratio to 1.17 per unit and maintain a minimum of 20% of all units are required to provide an enclosed parking space and the Non-residential uses, including the Live-Work units are proposed to provide 1 parking space per 500 square foot of floor area.
Given the property’s unique layout, size, and location, staff find the proposed development to be consistent with similar projects within the Town Center District, including Davis at The Square and Heritage McKinney Square. These developments are also designed for Mixed-Use and adhere to comparable standards. The applicant’s commitment to preserving the character of the surrounding single-family neighborhood while promoting an integrated, community-focused design aligns with the goals of the district. Therefore, staff recommend 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 “Private development, public investments, and community engagement support the people of McKinney by making available 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 Town Center District and is designated as the Town Center Residential placetype.
The Town Center District is the City’s historic core and authentic mixed-use center, anchored by the downtown square and the surrounding neighborhoods west of SH 5. It continues to evolve through adaptive reuse and infill development on underutilized parcels. Guided by the 2013 Form-Based Zoning District and Town Center Master Plan, new development must preserve the area’s historic character while supporting small businesses, boutique retail, and mixed-use spaces. As McKinney expands outward, the Town Center remains its most distinctive and vibrant urban hub.
• 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 Town Center District.
Fiscal Model Analysis: The attached fiscal analysis shows a potential fiscal benefit of approximately $46,028 for the 1.5-acre property and should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: The Applicant has provided Staff with 15 letters of support to this request. At the Planning and Zoning Commission meeting of July 22, 2025, staff received one letter of opposition with 8 signatures in 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 received 4 comments through the online comment portal.
On July 22, 2025, The Planning and Zoning Commission voted 7-0-0 to table the item to the August 12, 2025 Planning and Zoning Commission Meeting.