Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “C2” - Local Commercial District, Located on the West Side of North Stonebridge Drive and West of Coughlin Parkway, and Accompanying Ordinance
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: September 2, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Lucas Raley, AICP, CNU-A, CFM, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Jake Bennett, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: May 27, 2025 (Original Application)
July 7, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 10.63 acres of land, generally for commercial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” – Planned Development District (Single-Family Residential Uses) |
Undeveloped Land |
|
North |
N/A ; City of McKinney ETJ |
Undeveloped Land |
|
South |
N/A ; City of McKinney ETJ |
Undeveloped Land |
|
East |
“PD” – Planned Development District (Singl-Family Residential Uses) |
Aster Park Phase 1B1 |
|
West |
N/A ; City of McKinney ETJ |
Undeveloped Land |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for commercial uses.
The subject property is situated at the future southwest corner of Stonebridge Drive (4-lane greenway arterial) and Coughlin Parkway (6-lane major arterial), and the south and west boundaries of the property are along Stover Creek. Due to the location of the property at a hard corner of arterial roadways and adjacent to a creek, Staff believes that this property should offer value if developed as commercial uses while also being well-buffered from all adjacent properties.
As such, Staff recommends approval of the requested rezoning.
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.
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 Northridge District and is designated as the Suburban Living placetype.
Suburban Living is found in close proximity to neighborhood commercial and commercial centers. Suburban Living provides the population necessary to support the nearby commercial and professional office uses within the surrounding corridors. These neighborhoods generally feature a subdivision layout. Residential uses are typically self-contained with a buffer from non-residential developments through transitional uses and landscaped areas. Lot sizes in Suburban Living areas are consistently less than ½ acre.
- 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 Suburban Living placetype of the Northridge 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 $640,581 for the 10.63-acre property, which should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and one letter of opposition. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On August 12, 2025, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the requested rezoning to the City Council.