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: July 22, 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:
• Multifamily and Non-residential Uses
o The subject property is currently zoned “ML” - Light Manufacturing District, which permits for industrial, manufacturing, and warehouse uses. The applicant is requesting to rezone the property to “PD” - Planned Development District to allow for a mix-use development that incorporates multi-family residential and non-residential uses. A full list of the proposed uses is detailed in the accompanying proposed development standards.
o The envisioned development includes non-residential uses on the ground floor and along Tennessee Street with multifamily residential units above. These non-residential uses feature include a Live-Work component, permitting a combination of residential living and specific professional uses in accordance with criteria outlined in the proposed regulations. This proposal aligns with the intent of the Planned Development District by introducing innovative urban design concepts that are not achievable under standard zoning regulations. The development seeks to establish a distinctive and vibrant community that complements and maintains the character of the surrounding neighborhood, while offering enhanced flexibility in land use.
o The proposed mixed-use development aligns with the Town Center District vision outlined in the ONE McKinney 2040 Comprehensive Plan, which encourages locally focused hubs for economic activity, entertainment, and community engagement. Given its size and location, the project supports this vision by serving as a key employment center and retail destination. The development promotes walkability, connectivity, and a vibrant public realm, consistent with the Town Center Residential Placetype, which encourages adaptive reuse, infill development, and population growth to support nearby commercial and office uses.
o Although the property lies just outside the McKinney Town Center (MTC) District, the applicant proposes to incorporate form-based development standards like those used within the MTC. These emphasize urban design and façade treatments that reflect the character of the surrounding historic developments. At the same time, the proposal retains key standards to protect adjacent residential areas, including screening, landscape buffers, and building setback requirements. The overall goal is to create a cohesive "community within the community" while maintaining important safeguards for nearby homes.
• 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 proposed maximum of 90 units is appropriate for the site’s context and supports core urban design principles such as compact development, efficient land use, and creating a sense of place. By concentrating residential units within a walkable, mixed-use environment, the project fosters street-level activity, enhances public safety through natural surveillance, and creates a vibrant, human-scale neighborhood that respects and complements the surrounding areas.
• Height
o The applicant proposes a maximum building height of 40 feet.
o Staff have no concerns about the proposed height, as typical residential homes generally are limited to a height of 35 feet. Additionally, the applicant is proposing setbacks based on building height relative to adjacent residential properties to help mitigate any potential impacts.
• Screening
o Typically, multi-family developments are required to provide 6’ tall masonry screening sides and rear properties, specially adjacent to residential use or zoning district.
o The applicant proposes a 6-foot primed and painted tubular steel or wrought iron fence with masonry columns spaced at 20 feet on center and 6-foot Cypress Tree every 5 feet along the adjacent areas of the property to residential use or zoning.
o This proposed screening device of fencing with masonry columns and 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.
• Landscaping
o Typically, multi-family residential uses are required to provide 1 canopy tree per 30 linear feet of street frontage and adjacency buffer.
o The applicant is proposing to provide 1 canopy tree per 30 linear feet along the street frontage and 1 canopy tree per 5 linear feet along the adjacency buffer where adjacent to residential.
o The unique layout of the property and the goal to develop the site in an urban style require the building to be positioned closer to the sidewalk to support urban design and walkability principles. Additionally, existing utilities within the right-of-way limit the available space for additional tree planting. Although the site is not within the McKinney Town Center (MTC) District-where tree planting is generally not required, the applicant is proposing a reduction to canopy trees along the frontage to align with similar form-based standards focused on enhancing streetscape aesthetics and pedestrian comfort.
o Staff are comfortable with the request as it balances tree provision with creating a compact, pedestrian-friendly environment.
o 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 proposes to provide the 1 parking spaces required per unit, and a minimum of 20% of all units are required to provide an enclosed parking space. The Non-residential uses, including the Live-Work units are proposed to provide 1 parking space per 500 square foot of floor area.
o Given the property's unique layout, size, and location, the parking ratio is consistent with similar developments such as Davis at The Square and Heritage McKinney Square. These projects, also located in the Town Center District, are designed for Mixed-Use development and follow comparable parking standards."
o Additionally, the applicant is also requiring that all garage doors be oriented away from public rights-of-way.
• Architectural Standards
o While the property is located outside of the Historical Preservation Overlay, the applicant is proposing to align the construction of the building façade with character of the surrounding neighborhood and the historic district. The development is mindful of maintaining the architectural character of the surrounding area, while adhering to the city’s historical preservation guidelines which ensures that the development respects the heritage of the neighborhood through building material, architectural styles, or design techniques. The facade exhibit will be reviewed by the Historical Preservation Officer for architectural standard compliance.
After careful consideration of the proposed regulations, Staff is supportive of the proposed rezoning request on the subject property. Staff recognizes the potential to contribute positively to the community’s growth and redevelopment in this area of McKinney. We find that the regulations are crafted with an attention to design and provide mitigation measures to minimize possible impacts on the character of the existing neighborhood. As such, staff recommends approval of the proposed rezone 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. No letters of opposition have been received by Staff. 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 one comments through the online comment portal.