Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “C2” - Local Commercial District and “TR1.8” - Townhome Residential District, Located on the East Side of North Custer Road (FM 2478) and Approximately 1,800 Feet South of County Road 125
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 22, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, PMP, Senior Planner
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 October 20, 2026 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the request to zone the subject property as “C2” - Local Commercial District and “TR1.8” - Townhome Residential District.
ITEM SUMMARY: The applicant requests to zone approximately 5 acres of land to “C2” - Local Commercial District and approximately 26.95 acres to “TR1.8” - Townhome Residential District, located on the east side of North Custer Road (FM2478) and approximately 1,800 feet south of County Road 125.
This proposed zoning case is coupled with an annexation (ANNEX2025-0014), which will be presented to the City Council at the October 20, 2026 meeting.
BACKGROUND INFORMATION:
APPLICATION SUBMITTAL DATE: December 30, 2025 (Original Application)
February 3, 2026 (Revised Submittal)
February 10, 2026 (Revised Submittal)
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 |
Commercial Uses |
|
South |
N/A - City of McKinney ETJ |
Undeveloped Land |
|
East |
N/A - City of McKinney ETJ |
Undeveloped Land |
|
West |
N/A - Celina City Limits |
Undeveloped Land |
PROPOSED ZONING: The applicant requests to zone the subject property to “C2” - Local Commercial District and “TR1.8” - Townhome Residential District. This proposed zoning case is coupled with an annexation (ANNEX2025-0014), which will be presented to the City Council at the October 20, 2026 meeting.
The proposed “C2” - Local Commercial District zoning area is approximately 5 acres in size and is located on the west side of the subject property. The subject property is located approximately 1,800 feet south of a future four-lane greenway arterial roadway (North Custer Road). This zoning would allow commercial uses to develop along North Custer Road and buffering the proposed townhome product to the east. Commercial uses exist to the north of the subject property, and it is anticipated that additional commercial uses will develop along the frontage of North Custer Road.
The proposed “TR1.8” - Townhome Residential District is approximately 26.95 acres in size and is located primarily east of the proposed “C2” zoning. The Comprehensive Plan designation for the subject property is the Suburban Living Placetype. This placetype primarily focuses on residential housing types that support nearby commercial corridors. The “TR1.8” would allow for a mix of housing types and will help to further the City’s vision for this area.
Staff believes that the proposed “C2” - Local Commercial District zoning should serve the existing and future residents of the surrounding area, in both McKinney and Celina, and the proposed “TR1.8 - Townhome Residential District should help further the goals established within the Comprehensive Plan. Staff also believes that the proposed rezoning is compatible with the surrounding area, aligns with the Comprehensive Plan, and should not negatively impact any adjacent properties.
As such, Staff recommends approval of the proposed zoning 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,” and 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 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.
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, Staff has not received any citizen comments through the online citizen portal.
FINANCIAL SUMMARY: N/A