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 Commercial and Auto Garage Uses (Luxury Auto Garages), and to Modify the Development Standards, Located Approximately 290 Feet South of Virginia Parkway and Approximately 220 Feet West of South Hardin Boulevard
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: November 11, 2025
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 December 2, 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: October 15, 2025 (Original Application)
ITEM SUMMARY: The applicant is requesting to rezone approximately 4.5 acres of land, generally for commercial and Auto Garage Condo uses (Luxury Auto Garages).
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Auto Garage Condo and Commercial Uses) |
Undeveloped Land |
|
North |
“C2” - Local Commercial District (Commercial Uses) |
Commercial Uses (Express Car Wash, Sun Auto McKinney, Virginia Parkway Retail Center, Starbucks) |
|
South |
“PD” - Planned Development District (Residential Uses/Group Living) |
Residential Uses (Touchmark Independent and Assisted Living Facility) |
|
East |
“C2” - Local Commercial District (Commercial Uses) |
Commercial Uses (Retail and Restaurant) |
|
West |
“C2” - Local Commercial District (Commercial Uses) |
Commercial Uses (Undeveloped) |
PROPOSED ZONING: The applicant requests to rezone the subject property generally for commercial and Auto Garage Condo uses (Luxury Auto Garages).
The site is currently zoned “PD” - Planned Development District and allows Auto Garage Condo use. The applicant requests revising the PD to expand the Auto Garage Condo definition to include recreational vehicles, motorcycles, off-road, and similar vehicles.
An Auto Garage Condo is a customizable storage unit for personal and recreational vehicles. Specifically, the special standards and site standards regulating the use of the Auto Garage Condo remains unchanged. The Auto Garage condo specific regulations ensure compatibility with surrounding development: all maintenance must occur within individual units, heavy repair is prohibited, sales or services are not allowed, and performance-based test equipment is prohibited. The site would be screened with a six-foot wrought iron fence and evergreen shrubs, with no bay doors facing the right-of-way. Otherwise, standard commercial zoning regulations would apply.
Adjacent properties to the north are C2 - Local Commercial District and include a car wash, minor auto repair, gas station, and Starbucks. The Touchmark at Emerald Lakes borders the site, and a single-family neighborhood lies within 500 feet to the west. Given that there will be no operational changes to the site or impact to the surrounding uses, Staff finds the rezoning compatible with surrounding uses and recommends approval.
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”.
• Preferred Scenario and Land Use Diagram Characteristics:
Per the Preferred Scenario and Land Use Diagram, the subject property is located in the Established Community District and is designated as the Commercial Center placetype.
Commercial Center is characterized by big box stores or multi-tenant commercial uses. They are typically located at high volume intersections and along both sides of a highway or arterial. Commercial Centers are accessible primarily by one mode of travel, the automobile; though walkable pedestrian access should be encouraged wherever possible. Buildings are typically set back from the road behind large surface parking lots that may be prime locations for infill 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 aligns with the Commercial Center placetype of the Established Community District, is in conformance with the Land Use Diagram and should be compatible with the surrounding properties.
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.