Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request from the McKinney Housing Finance Corporation on Behalf of the City of McKinney to Rezone the Subject Property from “O1” - Office District to “PD” - Planned Development District, Located on the West Side of North Lake Forest Drive and Approximately 135 Feet North of Bridgeport Road
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: July 22, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn 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 August 19, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request with the following special ordinance provisions:
1. The subject property shall be zoned “PD” - Planned Development District and shall be subject to the following special ordinance provision:
a. The subject property shall develop in accordance with the attached development regulations.
APPLICATION SUBMITTAL DATE: May 16, 2025 (Original Application)
ITEM SUMMARY: The McKinney Housing Finance Corporation on behalf of the City of McKinney is requesting to rezone approximately 3.622 acres of land, generally for attached single family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“O1” - Office District (Non-Residential Uses) |
Undeveloped |
|
North |
“PD” - Planned Development District (Residential Uses) |
Sumit View Lake 1 Subdivision |
|
South |
“PD” - Planned Development District (Residential Uses) |
Waterside Subdivision |
|
East |
“PD” - Planned Development District (Residential Uses) |
Painted Tree Lakeside West 1 Subdivision |
|
West |
“PD” - Planned Development District (Residential Uses) |
Summit View Lake 2 Subdivision |
PROPOSED ZONING: The applicant requests to rezone the subject property generally to allow attached single family residential uses.
The subject property is currently undeveloped and is surrounded by single family residential subdivisions along North Lake Forest Drive. The existing zoning of the property currently allows a multitude of non-residential uses that could be constructed today, while the proposed “PD” - Planned Development District would only permit townhomes and additional standard accessory uses to be built on the property.
The proposed townhomes would meet almost all of our typical standards in our TR1.8 except for the front and rear yard setbacks. The applicant is proposing that the front yard setback to be 10’ instead of 20’. However, the applicant is additionally proposing the rear yard setback to be 20’ instead of 5’, so there is an additional buffer from the proposed attached residential with the existing adjacent residential.
The proposed PD would require roughly one acre of the approximately 3 ½ acre site to be dedicated as common areas in order to provide open space and a publicly accessible play area. A 15’ wide common area adjacent to the property lines of existing homes is also being required within the PD, which would not otherwise be mandatory. Additional tree plantings that go above and beyond the minimum required are also being tied into the development regulations.
Additionally, the proposed attached single-family residential uses align with the Suburban Living placetype, which calls for the incorporation of a mixture of single-family product types. Staff finds that this proposed rezoning request would help further the goals within the Comprehensive Plan.
Staff 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, we recommend approval 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 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 Medical 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 Medical 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 $60,442 for the 3.622-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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: The request was considered by the Planning and Zoning Commission at the July 8, 2025, meeting and tabled the item per the applicant’s request to the July 22, 2025, Planning and Zoning Commission Meeting by a 7-0-0 vote.