Title
Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject Property to PD” - Planned Development District, Generally to Allow for Multi-Family Residential and Industrial Uses, Located at the Northeast Corner of North Central Expressway (U.S. Highway 75) and Spur 195
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 Riley, 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 zoning request.
APPLICATION SUBMITTAL DATE: October 15, 2025 (Original Application)
October 27, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting to zone approximately 141 acres of land, generally for multifamily and light industrial uses.
An associated voluntary annexation request (25-0009A) will be considered by the City Council at the December 2, 2025 meeting. Additionally, City Council has approved a Annexation Facilities Agreement for the development of this site, and the request aligns with the intent to develop the property for multi-family and industrial uses as outlined in that agreement.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
City of McKinney ETJ |
Vacant Land |
|
North |
“PD” - Planned Development, PD Ordinance 2021-05-051(Commercial and Multifamily Uses) |
Vacant Land |
|
South |
“AG” - Agricultural District (Agricultural Uses) |
Vacant Land |
|
East |
“AG” - Agricultural District (Agricultural Uses) |
Vacant Land |
|
West |
“AG” - Agricultural District (Agricultural Uses) |
Vacant Land |
PROPOSED ZONING: The applicant requests to rezone the property to PD - Planned Development District to allow multi-family residential and light industrial uses, consistent with the underlying “MF-36” and “I1” zoning districts. It should be noted that development in this area will require flood plain reclamation and natural systems to ensure compliance with drainage and flood management standards, while also supporting future infrastructure and mobility connections.
While the proposed development is not aligned with the specific objectives of the Honey Creek Entertainment District in the City’s Comprehensive Plan, staff finds the proposed industrial and multi-family uses are compatible with the current and anticipated future development patterns within this area's broader context. The site is strategically located adjacent to Highway 75 and the major thoroughfare of Laud Howell Parkway. This intersection provides established, high-capacity links for both freight and commuter traffic, offering robust regional connectivity for future multi-family residents and industrial employees.
Although the site does have substantial frontage on US Highway 75 and Laud Howell Parkway, its limited direct access to major regional highways (U.S. Highway 75 and the U.S. 380 Bypass) constrains its potential for commercial entertainment development. Therefore, the property is better suited for industrial and multi-family uses rather than the entertainment-oriented uses envisioned for the Honey Creek Entertainment District.
Given the development patterns in the area and the access constraints on the site, 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 new businesses and developments that support 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 within the Flood Plain placetype of the Honey Creek Entertainment District. The site plays a critical role in supporting district infrastructure through roadway connectivity and floodplain reclamation.
Reclamation efforts will enhance stormwater management, restore natural drainage systems, and create opportunities for open space integration. Planned roadway improvements will strengthen access and circulation within the district.
Overall, the property’s primary function within the Flood Plain placetype is to support infrastructure, mobility, and environmental restoration in alignment with the district’s long-term vision.
• 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 established criteria (below) to be considered compatible with the Land Use Diagram. The proposed zoning request does not align with the Floodplain placetype of the Honey Creek Entertainment 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 feels that the proposed rezoning request substantially advances a majority of the decision making criteria above to be considered compatible with the comprehensive plan.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff have received no letters of support or letters of opposition to this request. This does not include emails or letters that may have been sent directly to members of the Council. Staff have not received any citizen comments through the online citizen portal.