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 a New and Unlisted Use (Hangar Home) and to Modify the Development Standards, Located Approximately 1,120 Feet North of Virginia Parkway and Approximately 640 Feet West of Virginia Hills 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: September 23, 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 October 21, 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 24, 2025 (Original Application)
July 15, 2025 (Revised Submittal)
August 07, 2025 (Revised Submittal)
September 02, 2025 (Revised Submittal)
September 09, 2025 (Revised Submittal)
I ITEM SUMMARY: The applicant is requesting to rezone approximately 6 acres of land to allow hangar home uses-generally referring to single-family residences designed with attached aircraft hangars to accommodate private aviation access. As part of the rezoning request, the applicant also proposes to modify the building setback, building separation, and parking, typically required for single family residential uses.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District No. 1998-08-44 and 2008-11-106 (Townhomes with attached Hangar Use) |
Vacant Land |
|
North |
“PD” - Planned Development No. 1998-08-44, 2008-11-106, and 2009-07-051 (Hangar Use) |
Free Standing Hangars |
|
South |
“PD” - Planned Development District No. 1998-08-44 (Single Family Residential Uses) |
Virginia Hills Single Family Subdivision |
|
East |
“PD” - Planned Development No. 1998-08-44, 2008-11-106, and 2009-07-051 (Free Standing Hangar and Townhomes with attached Hangar Uses) and “PD” Planned Development No. 1998-08-44 (Single Family Residential Uses) |
Vacant Land and Residential Common Area/Park |
|
West |
“PD” Planned Development No. 1998-08-44, 2008-11-106, 2009-12-082, 2013-06-058 (Townhomes with attached Hangar Uses) |
Townhomes with attached Hangars |
PROPOSED ZONING: The applicant requests to rezone approximately 6 acres for generally for hangar home uses-generally referring to single-family residences designed with attached aircraft hangars. As part of the rezoning request, the applicant also proposes to modify and modify development standards, as further described below:
• Hangar Home Use
o Currently, the property is zoned “PD” - Planned Development District and allows for townhome with attached hangar uses.
o The applicant proposes to rezone the property to “PD” - Planned Development District to allow for hangar homes, single family detached residential homes with attached hangars. All other standards development requirements such as parking, landscape, screening, and architectural standards will remain the same and are outlined in the development regulations.
o Staff find that the proposed Hangar Home use is consistent with the Aviation Placetype and is comparable to the existing attached townhome hanger home use permitted in the existing zoning.
• Setbacks
o The property currently follows the underlying RG-27 General Residence Townhome District which corresponds to the TR1-8 Townhome Residential District.
o The applicant proposes development standards to allow single family residential detached homes with a building setback of 5 feet and a reduction to zero feet as long as the minimum building separation between the homes is 5 feet.
|
Zoning District |
RG-27 |
TR1-8 |
Proposed |
Typical Single Family (R6) |
|
Lot Size |
2700 s.f. |
1800 s.f. |
6700 s.f. |
6,000 |
|
Lot Width |
25ft |
22ft |
67 ft |
50ft |
|
Lot Depth |
100ft |
80ft |
100ft |
90ft |
|
Front Setback |
20ft |
20ft |
20ft |
20ft |
|
Rear Setback |
20ft |
5ft |
15ft |
10ft |
|
Side Setback |
5ft |
5ft |
5ft |
5ft |
|
Density |
14.5 u/a |
NA |
6 u/a |
NA |
o Staff have no concerns with the request to reduce the required 10-foot building separation to a minimum of 5 feet. The applicant will require complying with all applicable building code requirements at the time of building permit review.
The proposed detached Hangar Home use is consistent with the Aviation Placetype and compatible with surrounding development. The requested reduction in building separation is not expected to negatively impact surrounding properties. Therefore, 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 “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 Aviation placetype.
The Aviation placetype emphasizes employment types and uses that are related to aviation. Proximity to airports is essential for the purpose of transportation needs and logistics. Aviation uses can range in scale and intensity and provide a variety of employment types. Large low-profile buildings and hangars may be seen in Aviation areas but also shops and aviation office services.
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 Aviation placetype of the Collin McKinney Commercial District, and conforms with the overall Land Use Diagram, and is compatible with surrounding properties:
• Fiscal Model Analysis: The attached fiscal analysis shows a positive fiscal benefit of approximately $ 70,882 for a 6-acre property and should contribute to achieving an overall fiscal balance in the city.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff have received no letters of support with 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 have not received any comments through the online comment portal.