Commission backs PD for County Road 161 despite staff recommendation to deny

The Planning and Zoning Commission on June 23 approved a Planned Development (PD) and annexation for about 25 acres on County Road 161 in northwest McKinney, voting 7–0 to forward the rezoning to City Council on July 21, 2026.

City staff, represented by Lucas Raley, recommended denial. "For that reason, staff does recommend denial, of this request," Raley told the commission, saying staff viewed the PD primarily as a vehicle to reduce development standards such as a front-yard setback and standard screening and buffering requirements.

Applicant John Arnold of Scribe Company described the proposal as a detached cottage/townhome product with a mix of 30-foot and 50-foot lots, and said the developer would place canopy trees in common open space and provide roughly 78 canopy trees to mitigate narrower front setbacks. "We're asking for 3 variances on that R 3 zoning," Arnold said, explaining the product aims to provide front-porch, rear-garage homes and full-size garages despite tighter building envelopes.

Commissioners questioned right-of-way impacts adjacent to a cemetery, utilities, and tree placement; the applicant said the project would donate approximately three‑quarters of the required right of way (0.75) to avoid direct impact on a neighboring cemetery and would cluster canopy trees in open space and floodplain areas. After discussion Commissioner Craig moved to close the public hearing and approve the PD with the requested modifications; the motion passed 7–0.

The commission's decision will be considered by the City Council on July 21, 2026.