Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “C3” - Regional Commercial District to “I1” - Light Industrial District, located on the Northwest and Northeast Corners of State Highway 121 (Sam Rayburn Tollway) and Tina Drive
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: August 12, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Stewart Starry, Planner I
Cait Strickland, AICP, Planning Manager
Hayley 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 September 02, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends denial of the proposed zoning request due to its lack of compatibility with the vision for the SH 121 corridor.
APPLICATION SUBMITTAL DATE: April 28, 2025 (Original Application)
June 02, 2025 (Revised Submittal)
June 23, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 62.9 acres of land, generally for industrial uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C3” - Regional Commercial District |
Undeveloped Land |
|
North |
“PD” - Planned Development District |
Single Family Residential |
|
South |
City of Allen |
Light Industrial |
|
East |
“C” - Planned Center District |
Undeveloped Land |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Utility Substation |
PROPOSED ZONING: The applicant is requesting to rezone the subject property from "C3" - Regional Commercial District to "I1" - Light Industrial District generally for industrial uses.
The subject property is located on the Northwest and Northeast Corners of State Highway 121 (Sam Rayburn Tollway) and Tina Drive. The property is currently undeveloped and has prominent visibility along State Highway 121 (Sam Rayburn Tollway) and is in an opportune location for achieving a significant amount of commercial and retail developments in accordance with the ONE McKinney 2040 Comprehensive Plan. Properties to the east and west are zoned to allow for a mix of commercial uses which would support the vision of the corridor as established in the Comprehensive Plan. Introducing the proposed light industrial zoning has the potential to erode an otherwise consistent commercial vision because of the incompatibility of the proposed zoning district and the allowed scale of development under this district.
It should be noted that a property approximately 1,600 feet north and east of the subject property has developed for warehouse uses pursuant to existing zoning entitlements from the 1980’s. Staff has concerns that, if additional light industrial uses are permitted in the area, it may increase market desirability for concentrating similar development types to what is being proposed, further eroding the overall commercial vision for the area.
Additionally, approximately 550 feet west of the subject property, the McKinney Economic Development Corporation (MEDC) has purchased an approximately 43-acre tract. The MEDC purchased this and other properties along SH 121 to preserve this vital corridor for destination driven mixed-use development providing entertainment, lifestyle, and corporate office products to McKinney. As such, Staff has concerns that the introduction of the proposed light industrial zoning near the MEDC property may limit the ability for the MEDC to realize these goals established for the 43-acre tract.
Staff does not feel that the proposed Light Industrial zoning is compatible with the surrounding land uses existing and envisioned for the immediate area and recommends denial of the rezoning request.
As such, staff recommends denial of the proposed 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.
• Guiding Principles:
The proposed zoning request is generally in conformance with the Guiding Principle of “Investments (Creating Lasting Value)” established by the Comprehensive Plan. In particular, the proposed request has the potential to provide “investments […] that are made when the life-cycle benefits to the public outweigh the life-cycle costs, and when the areas that these investments support are expected to remain vital and desirable until 2040 or longer.”
• Preferred Scenario and Land Use Diagram Characteristics: Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Collin McKinney Commercial District and is designated as the Entertainment Center placetype.
Entertainment Center 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 does not align with the Entertainment Center placetype and is not in conformance with the Land Use Diagram
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $883,987 for the 62.9-acre property, which should contribute to an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and two letters 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.