Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “ML” - Light Manufacturing District to “I2” - Heavy Manufacturing District, Located 1710 Couch 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: June 23, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, 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 July 21, 2026 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning to I2 Heavy Industrial zoning district.
APPLICATION SUBMITTAL DATE: April 14, 2026 (Original Application)
May 18, 2026 (Revised Submittal)
May 29, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant requests to rezone approximately 6.821 acres of land, from “ML” - Light Manufacturing District to “I2” - Heavy Industrial District to allow for heavy industrial use.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“ML” Light Manufacturing |
Manufacturing Use |
|
North |
“ML” Light Manufacturing |
Manufacturing, Automotive Repair and Commercial uses. |
|
South |
“ML: Light Manufacturing |
Warehouse Use |
|
East |
“ML” Light Manufacturing |
Manufacturing Use and Undeveloped Land |
|
West |
“ML” Light Manufacturing |
Manufacturing Use |
PROPOSED ZONING: The applicant requests rezoning the subject property from “ML” - Light Manufacturing District to “I2” - Heavy Industrial District to permit expanded industrial operations on the site.
The purpose of the request is to allow portions of the existing manufacturing operation to occur outside of the current building. The site presently operates as an indoor manufacturing facility and seeks to expand its operations to include the outdoor storage of materials and certain manufacturing processes.
To accommodate these activities, the property requires rezoned to “I2”, as the current “ML” - Light Manufacturing zoning district does not permit the proposed outdoor industrial operations.
The subject property is situated within an established industrial area and is surrounded by compatible industrial land uses. Staff have determined that the proposed expansion is limited in scope, aligns with the existing character of the surrounding area, and is not anticipated to result in adverse impacts on adjacent properties.
Based on these findings, staff recommend approval of the 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 “diverse economic engines… broaden the tax base and make the City’s economy more adaptable and resilient”. Additionally, the request provides “expanded 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 Business and Aviation District and is designated as the Employment Mix placetype.
Business and Aviation District envision locations for companies that include both an office and a manufacturing or distribution component. The buildings here should be designed with flexibility so the mix of these employment types can change over time in response to the market. Since existing neighborhoods are located west of this area, development must provide an appropriate buffer and travel patterns that do not reduce the livability of these 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’s established criteria to be considered compatible with the Land Use Diagram. The proposed rezoning request aligns with the Medical District so could be seen as being in conformance with the Land Use Diagram.
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 or Commission.