Mckinney, TX zoning districts
43 districts, 43 with a written citation. Each row says what the district permits by primary use.
Zoning in McKinney, Texas is governed by the City of McKinney Unified Development Code (UDC), Chapter 150 of the Code of Ordinances, adopted November 15, 2022 as part of the "New Code McKinney" initiative (it replaced the prior Chapter 146 Zoning Regulations). Base zoning districts are established in UDC Article 2, §204 "Zoning Districts" (Table 2-1: Zoning Districts Established), and permitted uses per district are set in §205 "Use Regulations" (Table 2-26: Table of Uses). Critically for interpreting the city's live GIS layer, UDC §204B Table 2-2 "Current and Prior Zoning District Correspondence" maps every legacy district code (e.g. RS-60, RG-18, BG, LI, O, SF5, TH) to the current UDC district whose standards and use regulations now govern it — "any property with a previous zoning district ... shall develop in accordance with the new use regulations and development standards of the corresponding zoning district." Many codes returned by the GIS layer are these legacy designations, which is why permissions are grounded through the Table 2-2 correspondence to a current district. The code lives on Municode (library.municode.com/tx/mckinney) and as a downloadable PDF from the city (mckinneytexas.org/285/Unified-Development-Code).
How to read the permissions
By right — allowed without discretionary approval. Conditional use — allowed only with a specific approval. Not permitted — not allowed as a primary use. Not resolved — the ordinance does not settle it in a way we would state as fact.
These describe the district. A specific parcel can also be affected by overlays, corridors, flood zones and site conditions.
| District | Residential | Commercial | Industrial |
|---|---|---|---|
|
AG
Agricultural
agricultural
|
By right | Not permitted | Not permitted |
| McKinney UDC (Ch. 150) §204B Table 2-1 (AG Agricultural); §205B Table 2-26 — single-family detached (205D.1)=P by-right in AG; agricultural/ranching (205F.1)=P; retail/office/manufacturing columns blank for AG (commercial only via SUP ag-retail 205F.2=S), warehouse/manufacturing (205F.88/.50) prohibited. | |||
|
AP
Airport
special
|
Not permitted | By right | Not permitted |
| McKinney UDC §204B Table 2-1 (AP Airport); §205B Table 2-26 — AP column: dwelling uses blank = residential prohibited; personal service (205F.57)=P by-right and restaurant (205F.70)=C, with NO commercial use in AP bearing an S/SUP mark → commercial by-right (consistent with the map's personal-service-P → commercial by-right convention used for C1–C3/O/I). The industrial anchor uses — manufacturing heavy (205F.49), manufacturing light (205F.50), warehouse (205F.88) — are ALL blank in the AP column → industrial prohibited; the only industrial-adjacent AP use is aircraft hangar (205F.3)=P, an aviation-specific use. Base Table of Uses only partially covers AP, hence medium. | |||
|
BG
General Business (legacy; develops as C2 Local Commercial)
commercial
|
Not permitted | By right | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'BG General Business' corresponds to 'C2 Local Commercial' standards/uses; §205B Table 2-26 for C2: retail sales (205F.72)=C, personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
BN
Neighborhood Business (legacy; develops as C1 Neighborhood Commercial)
commercial
|
Not permitted | By right | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'BN Neighborhood Business' corresponds to 'C1 Neighborhood Commercial'; §205B Table 2-26 for C1: retail sales (205F.72)=C, personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
C
Planned Center (legacy; develops as C3 Regional Commercial)
commercial
|
Not permitted | By right | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'C Planned Center' corresponds to 'C3 Regional Commercial'; §205B Table 2-26 for C3: retail sales (205F.72)=C, personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
C1
Neighborhood Commercial
commercial
|
Not permitted | By right | Not permitted |
| McKinney UDC §204N (C1 Neighborhood Commercial); §205B Table 2-26 — retail sales (205F.72)=C, personal service (205F.57)=P → commercial by-right; dwelling uses blank = residential prohibited; manufacturing (205F.50)/warehouse (205F.88) blank = industrial prohibited. | |||
|
C2
Local Commercial
commercial
|
Not permitted | By right | Not permitted |
| McKinney UDC §204O (C2 Local Commercial); §205B Table 2-26 — retail sales (205F.72)=C, personal service (205F.57)=P, restaurant (205F.70)=C → commercial by-right; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
C3
Regional Commercial
commercial
|
Not permitted | By right | Not permitted |
| McKinney UDC §204P (C3 Regional Commercial); §205B Table 2-26 — retail sales (205F.72)=C, personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
DR
Duplex Residential (legacy; develops as TR1.8 Townhome Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'DR Duplex Residential' corresponds to 'TR1.8 Townhome Residential'; §205B Table 2-26 for TR1.8: single-family attached (205D.2)=P, duplex (205D.3)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
GC
Government Complex
special
|
Not permitted | By right | Not permitted |
| McKinney UDC §204U (GC Government Complex); §205B Table 2-26 — GC column: dwelling uses blank = residential prohibited; retail sales (205F.72)=C, arts/cultural center (205F.9)=P and college (205F.18)=P → commercial by-right under the map's uniform C-mark convention (a C mark read as permitted-with-criteria/by-right, as applied for C1–C3 where retail=C→by-right); manufacturing (205F.50)/warehouse (205F.88) blank = industrial prohibited. District serves public/government facilities, hence category special and medium confidence. | |||
|
I1
Light Industrial
industrial
|
Not permitted | By right | By right |
| McKinney UDC §204S (I1 Light Industrial); §205B Table 2-26 — manufacturing light (205F.50)=P, warehouse (205F.88)=P → industrial by-right; personal service (205F.57)=P, banks/animal care=P → commercial by-right; dwelling uses blank = residential prohibited. | |||
|
LI
Light Industrial (legacy; develops as I1 Light Industrial)
industrial
|
Not permitted | By right | By right |
| McKinney UDC §204B Table 2-2 — prior 'LI Light Industrial' corresponds to 'I1 Light Industrial'; §205B Table 2-26 for I1: manufacturing light (205F.50)=P, warehouse (205F.88)=P → industrial by-right; personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited. | |||
|
MF30
Multi-Family Residential
residential high
|
By right | Not permitted | Not permitted |
| McKinney UDC §204L (MF30 Multi-Family Residential); §205B Table 2-26 — multi-family cottage (205D.7)=P and multi-family traditional (205D.8)=P in MF30 → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
MF36
Multi-Family Residential (code not present in UDC; name implies ~36 du/ac multi-family)
residential high
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| No citation available — 'MF36' does not appear anywhere in the McKinney UDC (Ch. 150): not in §204B Table 2-1 (Districts Established), not in Table 2-2 (Prior/Current Correspondence), and not as a column in §205B Table 2-26 (Table of Uses). Name suggests a multi-family residential district but no section grounds any permission; per cited-or-null it is left null and flagged as unmatched. (Verifier confirmed MF36 IS present in the live GIS layer but has zero hits in the UDC PDF text.) | |||
|
MH
Heavy Manufacturing (legacy; develops as I2 Heavy Industrial)
industrial
|
Not permitted | By right | By right |
| McKinney UDC §204B Table 2-2 — prior 'MH Heavy Manufacturing' corresponds to 'I2 Heavy Industrial'; §205B Table 2-26 for I2: manufacturing heavy (205F.49)=P, manufacturing light (205F.50)=P, warehouse (205F.88)=P → industrial by-right; personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited. | |||
|
ML
Light Manufacturing (legacy; develops as I1 Light Industrial)
industrial
|
Not permitted | By right | By right |
| McKinney UDC §204B Table 2-2 — prior 'ML Light Manufacturing' corresponds to 'I1 Light Industrial'; §205B Table 2-26 for I1: manufacturing light (205F.50)=P, warehouse (205F.88)=P → industrial by-right; personal service (205F.57)=P → commercial by-right; dwellings blank = residential prohibited. | |||
|
MP
Mobile Home Park (legacy; develops as MHR Manufactured Home Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'MP Mobile Home Park' corresponds to 'MHR Manufactured Home Residential'; §205B Table 2-26 for MHR: manufactured home (205D.6)=C (permitted with use-specific criteria) → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
MR
Mixed Residential
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204K (MR Mixed Residential); §205B Table 2-26 — single-family detached (205D.1)=P, single-family attached (205D.2)=P, multi-family traditional (205D.8)=P in MR → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
MTC
McKinney Town Center
mixed use
|
By right | By right | Not permitted |
| McKinney UDC §204Y (MTC McKinney Town Center); §205B Table 2-26 NOTE directs to Appendix 2B: McKinney Town Center for the MTC-specific use table. MTC is a form-based downtown mixed-use district where residential and commercial uses are permitted and heavy industrial is not; permissions grounded to Appendix 2B rather than the base Table of Uses, hence medium confidence. | |||
|
O
Office (legacy; develops as O1 Office)
office
|
Not permitted | Conditional use | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'O Office' corresponds to 'O1 Office'; §205B Table 2-26 for O1: personal service (205F.57)=P by-right but retail sales (205F.72)=S (SUP) → commercial conditional; dwelling uses blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
O-1
Neighborhood Office (legacy; develops as O1 Office)
office
|
Not permitted | Conditional use | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'O1 Neighborhood Office' corresponds to 'O1 Office'; §205B Table 2-26 for O1: personal service (205F.57)=P by-right, retail sales (205F.72)=S (SUP) → commercial conditional; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
PD
Planned Development District
planned development
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| McKinney UDC §204V (PD Planned Development District) and §203C zoning procedures — a PD's permitted uses, density, and standards are established by the site-specific adopting ordinance for each PD; the base code grants no fixed entitlement, so tri-state is null pending the individual PD ordinance. | |||
|
R12
Residential (min. lot 12,000 sq. ft. class)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204E (R12 Residential); §205B Table 2-26 — single-family detached (205D.1)=P in R12 → residential by-right; retail (205F.72)/personal service (205F.57)/manufacturing (205F.50)/warehouse (205F.88) columns blank = commercial & industrial prohibited. | |||
|
R43
Residential Estate
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204D (R43 Residential Estate); §205B Table 2-26 — single-family detached (205D.1)=P in R43 → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
R5
Residential (min. lot 5,000 sq. ft. class)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204H (R5 Residential); §205B Table 2-26 — single-family detached (205D.1)=P in R5 → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
R6
Residential (min. lot 6,000 sq. ft. class)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204G (R6 Residential); §205B Table 2-26 — single-family detached (205D.1)=P in R6 → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RD-30
Duplex Residential (legacy; develops as TR1.8 Townhome Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RD 30 Duplex Residential' corresponds to 'TR1.8 Townhome Residential'; §205B Table 2-26 for TR1.8: single-family attached (205D.2)=P, duplex (205D.3)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RED-1
Residential Estate (legacy; develops as R43 Residential Estate)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RED-1 Residential Estate' corresponds to 'R43 Residential Estate'; §205B Table 2-26 for R43: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RED-2
Residential Estate (legacy; develops as R43 Residential Estate)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RED-2 Residential Estate' corresponds to 'R43 Residential Estate'; §205B Table 2-26 for R43: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RG-18
General Residence District (legacy; develops as MR Mixed Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RG15 [18] General Residence District' corresponds to 'MR Mixed Residential'; §205B Table 2-26 for MR: single-family detached (205D.1)=P, single-family attached (205D.2)=P, multi-family traditional (205D.8)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RG-25
General Residence District (legacy; develops as MR Mixed Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RG 25 General Residence District' corresponds to 'MR Mixed Residential'; §205B Table 2-26 for MR: single-family detached (205D.1)=P, single-family attached (205D.2)=P, multi-family traditional (205D.8)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RG-27
General Residence Townhome (legacy; develops as TR1.8 Townhome Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RG 27 General Residence Townhome' corresponds to 'TR1.8 Townhome Residential'; §205B Table 2-26 for TR1.8: single-family attached (205D.2)=P, duplex (205D.3)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RO
Regional Office (legacy; develops as O2 Regional Office)
office
|
Not permitted | Conditional use | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RO Regional Office' corresponds to 'O2 Regional Office'; §205B Table 2-26 for O2: personal service (205F.57)=P by-right, retail sales (205F.72)=S (SUP) → commercial conditional; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
RS-120
Single-Family Residence (min. lot 12,000 sq. ft.; legacy, develops as R12 Residential)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RS 120 Single family Residence' corresponds to 'R12 Residential'; §205B Table 2-26 for R12: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RS-45
Single-Family Residence (min. lot 4,500 sq. ft.; legacy, develops as TR1.8 Townhome Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RS 45 Single Family Residence' corresponds to 'TR1.8 Townhome Residential'; §205B Table 2-26 for TR1.8: single-family attached (205D.2)=P, duplex (205D.3)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RS-60
Single-Family Residence (min. lot 6,000 sq. ft.; legacy, develops as R6 Residential)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RS 60 Single Family Residence' corresponds to 'R6 Residential'; §205B Table 2-26 for R6: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RS-72
Single-Family Residence (min. lot 7,200 sq. ft.; legacy, develops as R6 Residential)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RS 72 Single Family Residence' corresponds to 'R6 Residential'; §205B Table 2-26 for R6: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
RS-84
Single-Family Residence (min. lot 8,400 sq. ft.; legacy, develops as R8 Residential)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'RS 84 Single Family Residence' corresponds to 'R8 Residential'; §205B Table 2-26 for R8 (§204F): single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
SF5
Single-Family Residential (min. lot 5,000 sq. ft.; legacy, develops as R5 Residential)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'SF5 Single Family Residential' corresponds to 'R5 Residential'; §205B Table 2-26 for R5: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
SF7.2
Single-Family Residential (min. lot 7,200 sq. ft.; legacy, develops as R6 Residential)
residential low
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'SF7.2 Single Family Residential' corresponds to 'R6 Residential'; §205B Table 2-26 for R6: single-family detached (205D.1)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
SO
Suburban Office (legacy; develops as O1 Office)
office
|
Not permitted | Conditional use | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'SO Suburban Office' corresponds to 'O1 Office'; §205B Table 2-26 for O1: personal service (205F.57)=P by-right, retail sales (205F.72)=S (SUP) → commercial conditional; dwellings blank = residential prohibited; manufacturing/warehouse blank = industrial prohibited. | |||
|
TH
Townhome Residential (legacy; develops as TR1.8 Townhome Residential)
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204B Table 2-2 — prior 'TH Townhome Residential' corresponds to 'TR1.8 Townhome Residential'; §205B Table 2-26 for TR1.8: single-family attached (205D.2)=P, duplex (205D.3)=P → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
|
TR1.8
Townhome Residential
residential mid
|
By right | Not permitted | Not permitted |
| McKinney UDC §204I (TR1.8 Townhome Residential); §205B Table 2-26 — single-family attached (205D.2)=P, duplex (205D.3)=P, triplex (205D.4)=P, quadplex (205D.5)=P in TR1.8 → residential by-right; retail/office/manufacturing columns blank = commercial & industrial prohibited. | |||
Sources
- McKinney Unified Development Code (Ch. 150 of the Code of Ordinances), adopted Nov. 15, 2022 — official PDF: https://mcclibrary.blob.core.usgovcloudapi.net/codecontent/14250/415104/Chapter%20150%20%E2%80%93%20Unified%20Development%20Code.pdf
- Municode Library, McKinney TX Code of Ordinances (SubPart B Development Regulations / UDC): https://library.municode.com/tx/mckinney/codes/code_of_ordinances
- City of McKinney, Unified Development Code page: https://www.mckinneytexas.org/285/Unified-Development-Code
- McKinney UDC §204B Table 2-1 (Zoning Districts Established) and Table 2-2 (Current and Prior Zoning District Correspondence)
- McKinney UDC §205B Table 2-26 (Table of Uses): 205D.1 single-family detached, 205D.2-.5 attached/duplex/tri/quad, 205D.6 manufactured home, 205D.7-.8 multi-family, 205F.3 aircraft hangar, 205F.9 arts/cultural center, 205F.18 college, 205F.49 manufacturing heavy, 205F.50 manufacturing light, 205F.88 warehouse, 205F.72 retail sales, 205F.57 personal service, 205F.70 restaurant dine-in
Table verified against the sources above on 2026-07-19. Ordinances change, so check the current code before relying on any row for a decision.
Which district applies to your parcel?
This table describes the districts. To find out which one covers a specific address, and what else affects that site, run the address on the home page.