Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “AG” - Agricultural District, “RS-60” - Single Family Residential, “SF5” - Single Family Residential to “MR” - Mixed Residential District, Located on the Northwest corner of Airport Drive and Greenville Road, and on the South side of Greenville Road, Approximately 90 Feet West of Enloe Road, 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: August 4, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Lucas Raley, AICP, CNU-A, CFM, Director of Planning
Cassie Bumgarner, Planning Manager
Kyara Robinson, Planner I
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed rezoning request.
APPLICATION SUBMITTAL DATE: March 17, 2026 (Original Application)
May 11, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 17.9 acres of land, generally for mixed residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
AG, RS-60, and SF5 |
Undeveloped Land and Single Family Residential |
|
North |
RS-60 - Single Family Residential AG - Agricultural |
Single Family Residential |
|
South |
PD - Planned Development |
Religious Assembly - New Jerusalem Baptist Church |
|
East |
AG - Agricultural |
Undeveloped Land |
|
West |
AG - Agricultural |
Government Facilities - Old Settler’s Recreation Center |
PROPOSED ZONING: The applicant requests to rezone the subject property from “AG” - Agricultural District, “RS-60” - Single Family Residential, “SF5” - Single Family Residential to “MR” - Mixed Residential District.
The ONE McKinney 2040 Comprehensive Plan designates the Northern tract of the subject property as the Neighborhood Commercial Placetype and the Southern tract as the Urban Living Placetype. The proposed request of MR - Mixed Residential allows for the applicant’s intent the Northern tract with a multi-family residential product and to develop the Southern tract with a townhome residential product. The applicant’s intent for Northern tract (tract 1) is to allow for traditional multi-family uses. With the buffer of Old Settler’s Park to the West, the tract being surrounded by right-of-way along the East, North, and Southern boundaries, and there being no contiguous residential uses, staff finds that the proposed multifamily should not negatively impact the area. The intent for Southern tract (tract 2) is single-family attached (townhomes), which staff feels to be a good transition between the existing residential uses and the proposed MR District. It should be noted that the applicant has met with members of the Mill District Community and neighborhood groups such as the McKinney Legacy Neighborhood Association prior to this item being brought before the July 14th, 2026, Planning and Zoning Commission meeting.
Staff finds that the proposed rezoning request to MR - Mixed Residential should advance the vision of the Mill District by promoting initiatives that densify existing neighborhoods and introduce new housing product types. The MR - Mixed Residential zoning district accommodates a mix of housing types, such as single-family dwellings, duplexes, triplexes, and quadplexes alongside lower density multi-family buildings. The MR - Mixed Residential district’s variety in housing product types align with the Urban Living placetype and encourages active living, with a complete and comprehensive network of walkable streets.
Staff believes the proposed rezoning request will create a mix of housing product types that will complement the existing area and should not be detrimental to nearby residential uses. The proposed housing types permitted within the MR District either align with the comprehensive plan or substantially advance a majority of the city’s decision-making criteria to be considered compatible with the comprehensive plan. As such, staff recommends approval of the proposed rezoning 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 “…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 Mill District and is designated as the Neighborhood Commercial and Urban Living placetype. Neighborhood Commercial is typically characterized as small, freestanding buildings containing one or more businesses. Unlike larger shopping centers that may attract regional commercial sites, these primarily provide services for the surrounding neighborhoods. These developments may be accessed by a variety of transportation means. Business types may include restaurants, local retail, medical offices, banks, general offices, and other services. Urban Living supports a mix of housing options in a walkable development pattern. Urban neighborhoods are relatively compact and easy to get around by car, bike, or walking. They may contain one or more of the following housing types: small lot, single-family detached, townhomes, duplexes, condominiums, or apartments. The design and scale of the development in an urban neighborhood encourages active living, with a complete and comprehensive network of walkable streets. Although minimal, urban residential neighborhoods provide a small amount of local retail and services that serves the smaller and low intensity neighborhoods.
• 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’ established criteria to be considered compatible with the Land Use Diagram. The subject property is located in the Mill District. The northern tract is designated as the Neighborhood Commercial placetype; and the southern tract is designated as the Urban Living placetype.
The southern tract of this rezoning request aligns with the Urban Living placetype of the Mill District and is in conformance with the Land Use Diagram. Serving as a transition in intensity between Transit Ready Development and the existing residential uses within the District, the Urban Living Placetype promotes redevelopment initiatives that both densify existing neighborhoods and introduce new housing product types.
However, the northern tract of this proposed rezoning request does not align with the Neighborhood Commercial placetype of the Mill District. In order to be considered compatible with the comprehensive plan, the project should meet a majority of the established criteria below:
1. Help McKinney achieve the Comprehensive Plan’s Vision and Guiding Principles;
2. Advance the District’s intent;
3. Demonstrate compatibility with the District’s identity and brand;
4. Include uses compatible with the Land Use Diagram;
5. Leverage and protect natural and built amenities and infrastructure;
6. Strengthen or create connections to activity centers within and beyond the District;
7. Create a positive fiscal impact for the City through the timeframe of the Plan (2040);
8. Demonstrate that the project’s travel demand estimates can be accommodated by the planned transportation network;
9. Demonstrate that the project’s demand on other public infrastructure can be accommodated by planned facilities; and
10. Demonstrate that the life-cycle costs to the public of constructing, maintaining and operating infrastructure included in the project is consistent with this plan’s [Comprehensive Plan] fiscal responsibility policies.
While the proposed request for multi-family residential uses on the northern tract does not strictly align with the Neighborhood Commercial Placetype in the Mill District, Staff feels that it meets a majority of the established criteria above to be considered compatible with the Comprehensive Plan and should provide a transition of uses from Old Settlers Park to the single family residential uses to the north. Furthermore, the proposed residential uses are less intensive than the commercial uses called for in the comprehensive plan.
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.
BOARD OR COMMISSION RECOMMENDATION: On July 14, 2026, the Planning and Zoning Commission voted 5-2-0 to recommend approval of the proposed rezoning to the City Council.