Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “I1” - Light Industrial District, Located at 3843 County Road 317
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 10.5969 acres of land, generally for light industrial 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 and Single-Family Residential |
|
North |
“AG” - Agriculture District |
Undeveloped Land |
|
South |
“I1” - Light Industrial District |
Undeveloped Land |
|
East |
“I1” - Light Industrial District |
Undeveloped Land |
|
West |
N/A (City of McKinney ETJ) |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to zone the subject property to “I1” - Light Industrial 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 zoning of “I1” - Light Industrial advances the vision outlined in the ONE McKinney 2040 Comprehensive Plan. The subject property is designated as the Manuafacturing and Warehousing placetype and the Employment Mix placetype, both of which support the development of light industrial uses.
The proposed zoning should not negatively impact the existing property or any neighboring properties. As such, Staff recommends approval of the proposed zoning 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 “[…] 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 is designated as the Manufacturing and Warehousing placetype and Employment Mix placetype.
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.
• 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 pacetype and Employment Mix placetype of the Business and Aviation District 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.