Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, Generally to Allow for Multi-Family Residential Uses and Modify the Development Standards, Located 2901 McKinney Ranch 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: July 8, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Caitlyn Strickland, AICP, Planning Manager
Hailey 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 5, 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: June 3, 2025 (Original Application)
ITEM SUMMARY: The applicant requests to rezone approximately 18.22 acres of land, generally to allow for multi-family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ord. No. 2024-03-016 (Multi-family Uses) |
Undeveloped Land |
|
North |
“AG” -Agricultural District (Agricultural Uses) and “PD” - Planned Development Ord. No. 1606 (Commercial and Residential Uses) |
City Pump Station and Undeveloped Land |
|
South |
“PD” - Planned Development District Ord. No. 2008-05-046 (Agricultural Uses) |
Oncor Utility Substation |
|
East |
“PD” - Planned Development District Ord. No. 2003-04-033 and 2013-03-025 (Multifamily Uses) |
Post Oak Apartments |
|
West |
“C” - Planned Center (Commercial Uses) |
Undeveloped Land |
PROPOSED ZONING: The applicant requests to rezone approximately 18.22 acres generally to modify the development standards for a multifamily development. The only change in development standards from the existing PD is that the applicant proposes to decrease the parking ratio from 2 parking spaces per unit to 1.75 parking spaces per unit. While the parking ratio is decreasing, the overall density of the development will remain the same (350 maximum dwelling units).
The proposed parking ratio of 1.75 spaces per unit aligns with the current requirements for multifamily developments under the Unified Development Code (UDC). This adjustment is not expected to negatively impact the surrounding area. Based on the parking being the only change in the proposed ordinance and the consistency with current code with the updated parking standards, staff recommends approval of the 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 “Private development, public investments, and community engagement support the people of McKinney by making available 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 Collin McKinney Commercial District and is designated as the Entertainment Center placetype.
The Entertainment Center placetype generally provides for emerging commercial centers planned or developed with large-scale master plans. These centers include a horizontal mix of uses including destination retail, restaurants, employment opportunities, and commercial uses that serve a regional scale. Residential uses support these destination developments and offer a variety of urban housing products. The master plan for a regional entertainment center reinforces the interdependence of uses to create an experience for visitors in the development.
• 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 does not align with the Entertainment Center placetype of the Collin McKinney Commercial 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.
Staff does not feel that the proposed rezoning request substantially advances 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 potential overall deficit of $21,873 for the 18.22-acre property, which should not contribute to achieving an overall fiscal balance in the city. This deficient is largely driven by the anticipated service costs that are associated with residential developments; whereas, the current zoning and future land use designation (Entertainment Center placetype) anticipate a mix of commercial and residential uses.
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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any comments through the online comment portal.