Zoning › Texas › Collin County › McKinney

McKinney, TX Zoning

Hybrid-pd-zoning. 20 districts · 11 overlays · 3 applicable state preemptions.

Overview

Code type
hybrid-pd
Naming convention
mixed

Euclidean base districts (AG, RED-1/2, RS 60/72/84/120, MF-1/2/3, O, C1/C2/C3, ML/MH) but Planned Development (PD) dominates new development in DFW fashion. Residential singles use lot-size-encoded numeric suffix (RS 60 = 6,000 sf min lot, RS 72 = 7,200 sf, RS 84 = 8,400 sf, RS 120 = 12,000 sf). RED-1/RED-2 are numbered by minimum-acreage (1 ac / 2 ac). MF-1/2/3 are use-type-index (not density-encoded). §146-6 enumerates 34 districts total.

Worth knowing
  • 34 zoning districts enumerated in §146-6 — unusually granular for a DFW exurb; includes specialty/corridor/PD slots not independently enumerated in this pass.
  • Residential Single-Family is lot-size-encoded (RS 60 = 6,000 sf, RS 72 = 7,200 sf, RS 84 = 8,400 sf, RS 120 = 12,000 sf). Residential Estate is acreage-encoded (RED-1 = 1 ac, RED-2 = 2 ac). Multifamily is use-type-index (MF-1/2/3), not density-encoded — numeric suffix does not equal du/ac.
  • Unified Development Code adopted 2022-11-15 consolidates zoning (Chapter 146), subdivision, and related ordinances. Latest published supplement dated 2026-03-03.

+ 7 more in Quirks & notes

Districts

res_sf 6res_mf 3com 3res_th 2ind 2spec 2ag 1off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
AGAgriculturalag435,600 sf35 ft0.3—0.1250 / 25 / 50
RED-2Residential Estate 2res_sf87,120 sf35 ft0.35—0.5240 / 20 / 35
RED-1Residential Estate 1res_sf43,560 sf35 ft0.35—1235 / 15 / 30
RS 120Single-Family Residence 120res_sf12,000 sf35 ft0.4—3.6230 / 10 / 25
RS 84Single-Family Residence 84res_sf8,400 sf35 ft0.4—5.19225 / 8 / 20
RS 72Single-Family Residence 72res_sf7,200 sf35 ft0.45—6.05225 / 6 / 20
RS 60Single-Family Residence 60res_sf6,000 sf35 ft0.45—7.26225 / 6 / 20
TFTwo-Family Residence (Duplex)res_th8,400 sf35 ft0.5—10.4225 / 6 / 20
THTownhome Residenceres_th2,500 sf40 ft0.60.814215 / 0 / 15
MF-1Multifamily Residence 1res_mf5,000 sf45 ft0.551.2181.525 / 15 / 20
MF-2Multifamily Residence 2res_mf5,000 sf55 ft0.61.6251.2525 / 15 / 20
MF-3Multifamily Residence 3res_mf5,000 sf65 ft0.65233125 / 15 / 20
OOfficeoff10,000 sf45 ft0.51—325 / 15 / 15
C1Neighborhood Commercialcom5,000 sf35 ft0.60.5—425 / 10 / 15
C2General Commercialcom5,000 sf45 ft0.71—420 / 10 / 15
C3Regional / Heavy Commercialcom10,000 sf55 ft0.751.5—3.525 / 15 / 20
MLLight Industrial / Manufacturingind20,000 sf45 ft0.61—1.525 / 15 / 15
MHHeavy Industrial / Manufacturingind40,000 sf55 ft0.71.5—1.530 / 20 / 20
RECRecreationspec—35 ft0.2———25 / 25 / 25
PDPlanned Developmentspec——————— / — / —

Confidence: confirmed partial under review not found

Overlays

HD
Historic District Overlay
HP
§146 (Historic District provisions; McKinney Historic Preservation Board)

Parcel within the locally designated Downtown McKinney Historic District (McKinney Square and surrounding blocks) or individually designated landmarks (historic homes, churches, civic buildings) elsewhere in the city.

review_mechanismCertificate of Appropriateness (COA) required for exterior alterations visible from public right-of-way; includes siding, roofing, windows, doors, signage, site work.
demolition_review90-day hold; Historic Preservation Board review; strong presumption against demolition of contributing structures.
design_standardsMcKinney Historic Preservation Design Guidelines — materials, proportions, fenestration patterns per historic period of structure.
administrative_bodyHistoric Preservation Board (HPAB); quasi-judicial review.
height_treatmentStepped heights near historic core typical; max height not reduced by overlay alone but practical ceilings lower.
uses_changedFalse
HCO
Highway Commercial Overlay
COR
§146 (Highway Commercial Overlay provisions)

Properties within defined frontage distance (typically ~300-500 ft) of US 75, US 380, and SH 121 centerlines / ROW.

setback_enhancementGreater front setbacks than base district (commonly 40 ft where base is 25 ft) to provide landscape buffer along highway.
landscapingMandatory street-frontage landscaping, minimum tree canopy, buffer yards adjacent to residential.
signageHeight, size, setback restrictions; prohibition of dynamic/animated signs on certain frontages.
facade_treatmentTransparency, blank-wall limits, material palette to encourage visual interest and walkability.
driveway_spacingAccess management standards limit driveway density per linear frontage.
TMNO
Traditional McKinney Neighborhood Overlay
HP
§146 (Traditional McKinney Neighborhood / infill compatibility provisions)

Parcels within the mapped TMNO boundary — neighborhoods immediately adjacent to the Historic District, typically 1-3 blocks from McKinney Square; contains pre-1960 and mid-20th-century fabric plus selected 1990s-2010s infill areas flagged for compatibility review.

setback_matchingInfill must match or blend toward existing block-face setbacks; no set-back 'pop-up' houses.
height_compatibilityMax height tied to surrounding context; buildings >40 ft unlikely to be approved.
lot_patternSubdivision must preserve historic lot widths (~60 ft typical); flag lots discouraged.
architectureDesign guidelines specify massing, fenestration rhythm, scale matching neighborhood character.
review_bodyArchitectural / Design Review; staff-level for single-family infill meeting guidelines, conditional use for multi-family.
FP
Floodplain Overlay
FP
§146 Floodplain / Flood Hazard Mitigation (also Chapter 58 flood damage prevention)

FEMA FIRM-mapped 100-year floodplain or regulatory floodway along East Fork Trinity River, Wilson Creek, Honey Creek, and tributaries.

bfe_plus_freeboardFirst-floor elevation must be at least Base Flood Elevation + 1 ft freeboard; +2 ft preferred in certain drainage areas.
floodway_no_riseNo-rise certification required in regulatory floodway; compensatory storage for fill placement.
wet_floodproofingNon-habitable uses (utilities, storage) permitted below BFE+freeboard with flood vents per FEMA.
substantial_improvement_threshold50% of structure value triggers full elevation/flood-proofing compliance.
nfip_complianceMcKinney is NFIP participant — federally-backed mortgages require compliance.
PD
Planned Development (PD) District
PD
§146 Planned Development District

Applicant-proposed; adopted by city council ordinance on contiguous tracts (commonly >=10-50 ac) for master-planned communities, employment centers, and mixed-use projects.

flexibilitySetbacks, FAR, height, uses, and amenities negotiated per site; each PD is its own ordinance.
typical_open_space10-20% of project area dedicated to parks/plazas/trails.
mixed_use_incentivesFAR bonuses when residential included; height bonuses for ground-floor retail.
council_approvalDiscretionary; no set-in-stone numeric criteria — judged against underlying-zone purpose and public benefit.
runs_with_landDevelopment agreement binds land; modifiable by amendment with council consent.
AP
Airport / Airspace Overlay
AP
§146 (Airport Hazard Zone provisions related to McKinney National Airport [TKI])

Parcels within mapped FAA Part 77 imaginary surfaces extending from McKinney National Airport (TKI) runway ends and horizontal/conical surfaces.

height_limitStructures penetrating Part 77 surfaces trigger FAA Form 7460-1 review; certain zones restrict height absolutely.
use_restrictionsAssembly uses, schools, and residential in AICUZ/Part 77 inner-surface zones discouraged or subject to conditional review.
DT
Downtown District
DT
§146 (Downtown District / central business provisions)

Parcels within the mapped Downtown (DT) district — McKinney Square commercial core.

max_height_ft55
far2.0
usesMixed-use; ground-floor retail, upper-floor residential/office; adaptive reuse of historic warehouses common.
parkingShared/district parking; reduced minimums relative to corridor commercial.
noteDT frequently coincides with Historic District Overlay — COA layered on DT dimensional standards.
ENV
Environmental / Tree Preservation Provisions
ENV
§146 (Tree Preservation) and Chapter 58-related environmental provisions

Parcels containing protected trees (typically >=19 in dbh heritage species — live oak, bur oak, cedar elm, hackberry, Texas ash) or mapped riparian/wetland corridors along East Fork Trinity / Wilson Creek / Honey Creek.

tree_preservationHeritage trees protected; removal requires mitigation at 1:1 or greater ratio.
riparian_bufferBuffer widths applied to mapped creek corridors.
wetland_bufferApplies to FEMA/USACE-mapped wetlands.
TOD
TOD / Transit Station Area
TOD
Not identified in §146 as a formal standalone overlay
AH
Affordable Housing Bonus Overlay
AH
Not identified in §146
MIL
Military / AICUZ Overlay
MIL
Not applicable

State preemptions

TX SB 840applies
Qualifying condition
City population ~210,000 (Census PEP 2025 est.) >= 150,000 AND Collin County population ~1,100,000 (Census PEP 2024) >= 300,000. Both triggers in zoning/us/texas/overlays.json trigger_predicate satisfied.
Source
US Census Bureau Population Estimates (PEP) 2024-2025; cross-referenced with Texas state-overlay JSON.
Effect
Multifamily permitted by-right in McKinney commercial, office, retail, warehouse, and mixed-use parcels at >=36 du/ac or city max (whichever greater), with >=45 ft height floor, <=25 ft setback cap, <=1.0/unit parking cap. Removes discretionary review (waive_discretionary) for qualifying MF projects.
TX SB 15applies
Qualifying condition
Statewide small-lot deregulation. Applies to any lot <=4,000 sf. McKinney §146-6 establishes 34 districts; the smallest single-family lot tier (RS 60) has 6,000 sf minimum, so SB 15 does not preempt RS 60 at its floor. However, any legal non-conforming sub-4,000-sf lot or future small-lot overlay in McKinney would be subject to SB 15 height/setback/parking/FAR waivers.
Source
Texas SB 15 text; state-overlays/texas.json; McKinney §146-73 RS 60 schedule.
Effect
City cannot regulate setbacks, parking, height, or bulk on qualifying <=4,000 sf lots below the SB 15 floor. City retains use restrictions and life safety. Few McKinney parcels qualify at present (residential minimum >= 6,000 sf), but townhome/small-lot infill under SB 840 could create qualifying lots.
TX HB 2127applies
Qualifying condition
Statewide Texas Regulatory Consistency Act; primarily addresses labor/business regulation. Partially enjoined in ongoing Travis County litigation. Does not directly preempt McKinney zoning dimensional standards.
Effect
No direct preemption of McKinney Chapter 146 dimensional standards confirmed. Monitor litigation outcome.
Retrieval issue
Court status of HB 2127 not re-verified in this pass; marking partial pending litigation follow-up.

Adopted building codes

Home rule; major cities on 2024 IBC

IBC
2024
IRC
2021
NEC
2023
IFC
Local adoption
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-04-19retrieved at
2026-03-03supplement effectiveUDC landing page — most recent version dated 2026-03-03
2022-11-15adoptionMcKinney UDC adoption ordinance, City Council 2022-11-15

Quirks & notes

  • 34 zoning districts enumerated in §146-6 — unusually granular for a DFW exurb; includes specialty/corridor/PD slots not independently enumerated in this pass.
  • Residential Single-Family is lot-size-encoded (RS 60 = 6,000 sf, RS 72 = 7,200 sf, RS 84 = 8,400 sf, RS 120 = 12,000 sf). Residential Estate is acreage-encoded (RED-1 = 1 ac, RED-2 = 2 ac). Multifamily is use-type-index (MF-1/2/3), not density-encoded — numeric suffix does not equal du/ac.
  • Unified Development Code adopted 2022-11-15 consolidates zoning (Chapter 146), subdivision, and related ordinances. Latest published supplement dated 2026-03-03.
  • Downtown McKinney Square is a regional retail/dining anchor; Historic District Overlay carries atypically strong design review for a DFW suburb.
  • Traditional McKinney Neighborhood Overlay (TMNO) explicitly codifies infill compatibility near downtown — uncommon among DFW suburbs that rely on case-by-case variance.
  • SB 840 (2025) applies (city pop 210K / county pop 1.1M both meet thresholds); multifamily by-right on C1/C2/C3/O/ML/MU parcels at >=36 du/ac or city MF max, whichever greater.
  • SB 15 (2025) has limited direct footprint — McKinney smallest SF lot tier is RS 60 at 6,000 sf, above the 4,000 sf SB 15 threshold. Future small-lot townhome or infill PD could create qualifying lots.
  • McKinney National Airport (TKI) anchors an Airport Hazard overlay with FAA Part 77 surfaces that can constrain corridor height below the SB 840 45-ft floor — FM-P federal_state_conflict rule governs.
  • Floodplain constraints (East Fork Trinity, Wilson Creek, Honey Creek) concentrate density pressure northward and along corridor frontages.
  • PD is the de facto zoning path for large new projects (>10 acres); SB 840 erodes PD negotiation leverage over commercial-parcel MF density/height/parking.

Formulas

Definitions

height
Grade to highest point of structure (McKinney §146 Article IV definitions).
lot_coverage
Building footprint / lot area.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre.
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted (§146 Article V parking schedule).
pd_flexibility
PD ordinances adopted per site can modify base-district dimensional standards subject to council approval.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_from_density
lot_area_sf * du_ac / 43560

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Max height
— ft
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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
City of McKinney Code of Ordinances, SubPart B — Development Regulations, Chapter 146 (Zoning Regulations), within the Unified Development Code (UDC)
city-hosted · UDC effective 2022-11-15; latest published UDC version 2026-03-03 (city landing page)

Retrieval failure: Chapter 146 PDF exceeded 10MB fetch cap; Municode (library.municode.com) is SPA-rendered and returned no content; elaws.us returns HTTP 403 (known blocker). Primary district list and overlay anchors captured from Google snippet index of §146-6 and §146-73 and from city UDC landing page. Full dimensional schedule for every district could not be re-extracted in this pass; values flagged partial/under_review where not independently re-confirmed.

Research status

Publication gates

primary url presentpassedsource.primary_url = https://www.mckinneytexas.org/285/Unified-Development-Code (city-hosted UDC landing page); source.code_source points to the city DocumentCenter PDF for Chapter 146. Both are city-hosted (mckinneytexas.org), HTTPS, non-aggregator. source_platform = 'city-hosted'.
no aggregator citedpassedRecord scan finds no Zoneomics / Steadily / SitePlanGuide / Propwire / Zonara / Unzoned references in any field. All citations point to McKinney §146 sections, the city UDC landing page, the city DocumentCenter PDF, the Texas state preemption file (zoning/us/texas/preemptions.json), TX SB 840 / SB 15 / HB 2127 capitol.texas.gov bill text, and US Census PEP. Municode and elaws.us are referenced only as RETRIEVAL BLOCKERS (in retrieval_failure_reason notes) — not cited as content authority.
confidence tags full formpassedAll confidence and citation tags use the full form. Confirmed fields carry c§146-6 or c§146-73 section anchors (AG, RED-1, RED-2, RS 120, RS 84, RS 72, RS 60 min_lot_sf). Partial fields use bare 'partial' status with retrieval_failure_reason notes per FM-8. Overlays use full-form c§146 (Historic District), c§146 (PD District), p§146 (HCO), p§146 (TMNO), p§146 (Floodplain), p§146 (Airport Hazard), p§146 (Downtown), p§146 (Tree Preservation). The three not_found / not_applicable overlays (TOD, AH, MIL) use bare 'n' / 'x' tags which are legitimate per schema for status=not_found / not_applicable. No bare 'c' or 'p' confidence tags appear on any confirmed or partial field.
overlays have parameters trigger confidencepassedAll 11 overlay entries (HD, HCO, TMNO, FP, PD, AP, DT, ENV, TOD, AH, MIL) carry name, code, type (HP/COR/FP/PD/AP/DT/ENV/TOD/AH/MIL), source_jurisdiction='mckinney-tx', ordinance reference, trigger (geographic + applicability) or search_performed (for not_found), params (non-empty for present overlays; empty {} only for not_found / not_applicable), status, and confidence. Distribution: 2 confirmed (HD, PD), 6 partial (HCO, TMNO, FP, AP, DT, ENV), 2 not_found (TOD, AH), 1 not_applicable (MIL). Each carries narrative_ref.
preempt section city specificpassedstate_preemptions_applicable[] carries 3 per-law TX entries (SB 840, SB 15, HB 2127). SB 840 carries city-specific qualifying_condition_checked with primary numeric inputs: McKinney pop ~210,000 (Census PEP 2025) clears the 150,000 city threshold (1.4×); Collin County pop ~1,100,000 (Census PEP 2024) clears the 300,000 county threshold (3.7×); both triggers in zoning/us/texas/overlays.json trigger_predicate satisfied — determines applies=true. SB 15 carries city-specific district-floor analysis: McKinney smallest SF lot tier is RS 60 at 6,000 sf (above the 4,000-sf SB 15 threshold) so SB 15 does not preempt RS 60 at its floor, but any future small-lot infill or SB-840-driven townhome project creating <=4,000 sf lots would be subject to SB 15 height/setback/parking/FAR waivers. HB 2127 carries explicit not-directly-preempting reasoning (zoning carved out per 2024 TX district court treatment) with monitor-litigation note. Each entry has city-specific arithmetic and effect-on-McKinney statements; not link-stubs.

Data quality

55%completeness13 confirmed95 partial9 inferred2 not found
Documented gaps
  • Full §146 dimensional schedule for every district could not be re-extracted — Chapter 146 PDF exceeded 10MB fetch cap, Municode is SPA-blocked, elaws.us is HTTP-403 blocked.
  • Exact district roster beyond the ~20 enumerated here — §146-6 references 34 total; remaining ~14 are likely specialty/PD/overlay slots.
  • TMNO exact boundary map and dimensional parameters.
  • Airport Hazard Overlay precise Part 77 surface geometry around McKinney National Airport (TKI).
  • Floodplain exact freeboard figure per channel.
  • HCO exact setback increments and buffer widths per corridor (US 75, US 380, SH 121).

Known issues

priority:mediumcohort:needs-dom-retrievalfreshness:volatileblocker:municodedata:gaps-present

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