Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject property to “PD” - Planned Development District, Generally to Allow Single Family and Multi-Family Residential Uses and Modify the Development Standards, Located Approximately 140 Feet South of Saffira Way and Approximately 1,350 Feet West 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: August 26, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, 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 September 2, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning request.
APPLICATION SUBMITTAL DATE: March 24, 2025 (Original Application)
May 14, 2025 (Revised Submittal)
June 18, 2025 (Revised Submittal)
July 14, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 136 acres of land, generally for single-family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
N/A ; City of McKinney ETJ |
Undeveloped Land |
|
North |
N/A ; City of McKinney ETJ |
Luxe Subdivision |
|
South |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District and City of McKinney ETJ (Commercial and Multi-Family Residential Uses) |
Commercial and Residential |
|
West |
“R5” - Residential District and City of McKinney ETJ (Single-Family Residential Uses) |
Shaded Tree 2 Subdivision and Undeveloped Land |
PROPOSED ZONING: The applicant requests to zone the subject property generally for single-family residential uses.
The proposed “PD” - Planned Development District includes a mix of single-family residential uses that offer a balance of housing types to be developed in a master planned manner.
The subject property is located just east of a proposed master-planned community of approximately 1,650 acres and is under the same ownership. The development regulations for this proposed PD are similar to those for the single-family residential districts in the zoning of the larger development.
The proposed development regulations include three residential use types: Traditional, Cottage, and Villa. Of the maximum 600 dwelling units to be permitted on the subject property, a minimum of 100 Traditional lots are required and a maximum of 200 Villa lots would be permitted. The minimum and maximum lot counts guarantee a mix of unit types that would be developed in a cohesive form across the 136-acre property.
Staff believes the proposed zoning should be compatible with surrounding properties and should offer a residential base for the further build-out envisioned for the Honey Creek District.
As such, Staff recommends approval of the requested zoning.
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 “[…]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 Honey Creek 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.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $1,310,796 for the 136-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 no 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.
On August 12, 2025, the Planning and Zoning Commission voted 7-0-0 to table the request and continue the public hearing to the August 26, 2025 meeting.