Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to "I1" - Light Industrial District, Located Approximately 265 Feet North of Old Mill Road and on the East Side of FM 546 and Located on the East and West Side of Future Spur 399
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: October 28, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Riley, AICP, 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 November 18, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: June 22, 2025 (Original Application)
August 22, 2025 (Revised Submittal)
August 29, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to zone approximately 39 acres of land, this includes approximately 7 acres of right-of-way (future Spurr 399), generally for light industrial uses.
An associated voluntary annexation request (25-0009A) will be considered by the City Council at the November 18, 2025 meeting.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
City of McKinney ETJ |
Vacant Land |
|
North |
“LI” - Light Industrial (Industrial Uses) |
Warehouse and Vacant Land |
|
South |
“PD” - Planned Development, Ordinance 2021-10-0109 (Industrial Uses) |
Gravel Plant (Stone Crushers) and Vacant Land |
|
East |
“AG” - Agricultural District (Agricultural Uses) and McKinney ETJ |
Vacant Land |
|
West |
““AP” Airport District (Industrial and Airport Uses) |
Airport and Vacant Land (owned by City of McKinney) |
PROPOSED ZONING: The applicant is requesting to Zone the subject property to “I1” - Light Industrial District.
The property is directly southeast of McKinney National Airport and is in an area that is intended to support the Business and Aviation District. Staff feels that the proposed Light Industrial rezoning request should be compatible with furthering the overarching goals of the Business and Aviation District by providing additional employment opportunities with the future industrial businesses. Additionally, the location of this property will have access to a major highway and arterial roadways along Spurr 399 and FM 546 (Harry McKillop Boulevard) to help support future industrial uses.
Due to its conformance with the Comprehensive Plan and its compatibility with surrounding developments in a primarily industrial area, 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 Aviation, Manufacturing & Warehouse, and Employment Mix placetype.
Aviation emphasizes employment types and uses that are related to aviation.
Proximity to airports is essential for the purpose of transportation needs and logistics. Aviation uses can range in scale and intensity and provide a variety of employment types. Large low-profile buildings and hangars may be seen in Aviation areas, but also small shops and aviation office services.
Manufacturing and Warehouse areas 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 established criteria (below) to be considered compatible with the Land Use Diagram. The proposed zoning request aligns with the Aviation, Manufacturing & Warehouse, and Employment Mix placetype of the Business and Aviation District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $391,500 for the 39-acre property, which should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff have received no letters of support or letters of opposition to this request. This does not include emails or letters that may have been sent directly to members of the Council. Staff have not received any citizen comments through the online citizen portal.