Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to “R6” - Residential District, Located on the West Side of County Road 168 and Approximately 2,600 Feet North of Coughlin 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: June 10, 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 July 1, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zoning request.
APPLICATION SUBMITTAL DATE: April 7, 2025 (Original Application)
May 2, 2025 (Revised Submittal)
May 9, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to zone approximately 88.927 acres of land for single family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
City of McKinney ETJ |
Undeveloped Land |
|
North |
City of McKinney ETJ |
Single Family Residence and Undeveloped Land |
|
South |
“PD” - Planned Development District (Single Family Residential Uses) |
Single Family Residential |
|
East |
City of McKinney ETJ |
Single Family Residence and Undeveloped Land |
|
West |
City of McKinney ETJ |
Undeveloped Land |
PROPOSED ZONING: The applicant is requesting to zone the subject property for single family residential uses.
The applicant proposes to zone the 88.249-acre property as “R6” - Residential District with the intent to extend the single family residential uses currently under development immediately south of the subject property to the north. The existing zoning of the property to the south is “PD” - Planned Development District, but the development regulations are comparable to the “R5” - Residential District of the Unified Development Code (UDC).
The ONE McKinney 2040 Comprehensive Plan designates the subject property as a mix of placetypes, including Suburban Living, Professional Center, and Employment Center, within the Northridge and Outer Loop Districts. Staff believes that the proposed residential development will complement the residential uses to the south and should help support future non-residential uses along the Collin County Outer Loop corridor to the north.
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 “[…]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 and Outer Loop Districts and is designated as the Suburban Living, Professional Center, and Employment Mix placetypes.
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.
Professional Center generally provides for office uses and jobs that keep people in the city during normal working hours. A Professional Center is typically well landscaped and provides opportunities for small general offices, as well as larger employment uses such as corporate headquarters, institutional facilities and medical campuses. More intense professional uses are typically seen near major transportation corridors, while smaller developments are typically within residential areas and are supportive in nature.
Employment Mix includes professional and service uses typically on smaller sized parcels with lower intensities than a traditional business campus. This type of development may support a variety of occupations including general office, research and development facilities, medical clinics, light industrial, and business incubators. These uses are typically located with nearby access to arterial thoroughfares. These businesses have appealing street frontages with an increased level of aesthetics and landscaping.
• 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 zoning request aligns with the Suburban Living placetype of the Northridge District. However, the proposed zoning request does not align with the Professional Center and Employment Mix placetypes of the Outer Loop 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 zoning does not necessarily conform to the Land Use Diagram, Staff believes that the proposed zoning request does advance a majority of the decision making criteria above to be considered compatible with the comprehensive plan.
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of $812,676 for the 88.249-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.