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, Generally to Allow for Multi-Family Residential and Commercial Uses, and to Modify the Development Standards, Located Approximately 940 Feet North of Laud Howell Parkway and on the East Side of Trinity Falls Parkway
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: November 11, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-A, Chief Planner
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 December 2, 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: August 11, 2025 (Original Application)
September 30, 2025 (Revised Submittal)
October 27, 2025 (Revised Submittal)
November 3, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 28.7 acres of land, generally for multi-family residential and commercial uses. More specifically, the proposed rezoning request modifies the maximum building height, density, screening, and landscape requirements.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2021-05-051 (Multi-Family Residential and Commercial Uses) |
Undeveloped Land |
|
North |
“AG” - Agriculture District (Agriculture Uses) |
Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 2025-03-024 (Multi-Family Residential and Commercial Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 2021-05-051 (Open Space and Commercial Uses) |
Undeveloped Land |
|
West |
“AG” - Agriculture District (Agriculture Uses) |
Undeveloped Land |
PROPOSED ZONING: Currently, the subject property is zoned “PD” - Planned Development District and allows for a variety of multi-family residential and commercial uses. The applicant proposes to rezone the property to “PD” - Planned Development District with base zoning of “C3” - Regional Commercial District. The proposed zoning includes the following specific requests:
Multi-Family Residential Uses
• In “C3” - Regional Commercial District, traditional multi-family residential uses are a permitted use by operation of law pursuant to Chapter 218 of the Texas Local Government Code. Additionally, under the current zoning of the subject property, multi-family residential is a permitted use. The applicant proposes to add traditional multi-family residential as an additional permitted use should state law or the Unified Development Code be amended.
• Staff has no objection to the request to allow for commercial uses with the additional allowance of multi-family residential. The subject property currently allows for this use and a portion of the property has an approved site plan for a multi-family development.
Building Height
• In “C3” - Regional Commercial District, the maximum height is 55 feet. The applicant requests to increase the height to 12 stories (210 feet) specifically for hospital, medical office, or clinic uses.
• Additionally, the current zoning of the subject property includes a minimum building height of 3 stories (45 feet) and a maximum building height of 6 stories (75 feet) for multi-family residential uses. The applicant proposes to maintain this requirement with this rezoning request.
• The property directly adjacent to the east is requesting a rezone for the same proposed height for hospital, medical office, or clinic uses. Should both requests be approved, this will allow for a cohesive medical campus. Staff is also supportive of including the minimum and maximum height of multi-family residential buildings given that that provision exists in the existing zoning. All other uses will be limited to a maximum height of 55 feet.
Density
• In the current zoning, there is not a minimum or maximum density for multi-family residential uses. The applicant proposes to limit the density to 50 dwelling units to the acre with this request.
• Staff has no objections to this request as it provides a limit to the number of dwelling units on the subject property that otherwise does not exist.
Screening Requirements
• Typically, multi-family residential developments are required to provide screening on all rear and side property lines with a 6-foot masonry screening wall. Additionally, the current zoning does not require a screening device for this use. The applicant requests to not provide a screening device between uses.
• Staff has no objections to this request as it will create an integrated development.
Landscape Requirements
• In the parking area of a non-residential development, every surface parking space is required to be located within 65 feet of a tree. The applicant proposes to increase the distance from 65 feet to 100 feet for the development of hospital, medical office, or clinic uses.
• Staff has no objections to this request as it provides the applicant the flexibility for tree placement, while meeting the intent of the ordinance.
The applicant has indicated a desire to rezone to a base zoning district of the City, generally to allow for the development of hospital, medical office, and clinic uses. Staff is supportive of the proposed request and modernizing the uses and development requirements to align with the Unified Development Code. Given the site’s location paired with the adjacent rezoning request directly fronting onto a major regional highway, Staff is of the professional opinion that the rezoning request is appropriate. Staff feels that this request should help to further the commercial development potential of this area, while keeping the approved multi-family development site conforming to the zoning requirements. Additionally, the zoning request with a base district of “C3” - Regional Commercial aligns with the ONE McKinney 2040 Comprehensive Plan.
As such, Staff recommends approval of the proposed 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 “[…] 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 Honey Creek 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 Honey Creek 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(s), Staff has not received any citizen comments through the online citizen portal.