Title
Consider/Discuss/Act on a Site Plan for Religious Assembly (McKinney Islamic Association), Located at 5301, 5311, and 5321 Virginia Parkway
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: August 4, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Lucas Raley, AICP, CNU-A, CFM, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Jake Bennett, PMP, Senior Planner
APPROVAL PROCESS: The zoning for the property is established by PD Ordinances
No. 1997-05-33, No. 1997-05-34, and No. 2017-04-041 (collectively the “PD Ordinances”).
Typically, site plans can be approved at the staff level; however, the PD Ordinances for the subject property require that a site plan for any development within the subject tract be reviewed by the Planning and Zoning Commission and City Council and approved according to the procedures of the Zoning Ordinance, Ordinance 1270, as amended (the “Zoning Ordinance”).
Ordinance No. 2017-04-041 allows the subject tract to develop in accordance with former Section 146-106 (SF5 - Single Family Residential District) of the City’s Zoning Ordinance, as amended, as well as Ordinance Nos. 1997-05-33 and 1997-05-34. The applicant is not requesting a change in zoning and is only requesting approval of the site plan as required by the PD Ordinances. No public hearing or property owner notification is required under the PD Ordinances or the UDC.
Please note that the site plan review process does not require full site engineering or building plans. The site plan review is to ensure conformance to the broad zoning and engineering regulations that apply to the specific tract for the proposed development. Staff has reviewed the site plan and found it to be fully compliant with the PD Ordinances and all other development requirements under the McKinney Unified Development Code (“UDC”) which govern this parcel.
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed site plan with the following conditions:
Prior to issuance of a building permit:
1. The applicant satisfies the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
2. The applicant shall submit building elevations for review and approval as required by the PD Ordinances and the UDC.
APPLICATION SUBMITTAL DATE: October 6, 2025 (Original Application)
March 9, 2026 (Revised Submittal)
April 9, 2026 (Revised Submittal)
April 21, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to develop a religious assembly use including three buildings: a one-story 7,337 square foot gymnasium with a building height of 35 feet, a two-story 15,000 square foot Masjid with a building height of 46 feet, and a two-story 10,236 square foot classroom building with a building height of 38 feet.
PLATTING STATUS: The subject property is currently unplatted. A minor plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Residential Uses) |
Brookview 1 Subdivision |
|
South |
“PD” - Planned Development District (Residential Uses) |
Stone Brook Crossing 1 Subdivision |
|
East |
“PD” - Planned Development District (Commercial Uses) |
General Office and Medical Clinic |
|
West |
“C1” - Neighborhood Commercial District (Commercial Uses) |
Assisted Living Facility |
PLANNING AND ZONING REQUIREMENTS:
LAND USE:
The proposed land use (religious assembly) complies with the governing zoning for the subject tract (listed as TR-4 in the PD Ordinances), which allows those land uses found in the “O1: Office District” and “R5: Single Family Residential District” of the UDC.
It should be noted that the city’s Zoning Ordinance (formerly Chapter 146 of the McKinney Code of Ordinances) has been amended since adoption of the PD Ordinances and is now contained within Article 2, Chapter 150 of the McKinney Code of Ordinances (known as the UDC). Although the Zoning Ordinance has been amended and recodified since original adoption of the PD Ordinances, these amendments had no material impact on the land use allowance for religious assembly on the subject tract. Among other allowed uses, “Business or commercial school, institutions of education, government, and religious buildings” has been listed as a principal permitted use on the subject tract since adoption of the PD Ordinances in 1997 and 2017.
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 206E (Vehicle Parking and Loading) of the UDC. Per Section206E, “Religious Assembly” uses are required to provide 1 space per 50 gross square feet of the main sanctuary or auditorium.
As proposed, the main sanctuary space is 6,322 square feet and the corresponding minimum number of parking spaces required for the proposed use is 127 spaces. The applicant proposes 206 total parking spaces, exceeding the minimum requirement by 79 parking spaces.
HEIGHT: The applicant has satisfied the height requirement for religious assembly uses specified in the PD Ordinances in accordance with the allowances found in Section 204.EE, “Height Measurements and Exceptions,” of the UDC.
Religious assembly uses located outside of the MTC - McKinney Town Center District may exceed the maximum height allowed by the zoning district, so long as they do not exceed 75 feet, meet additional setback requirements, and provide additional landscape buffer widths along all property lines.
For reference, Section 204.EE (Height Measurements and Exceptions) of the UDC states that “[w]ater standpipes and tanks, church steeples, domes, spires, school buildings, and institutional buildings may be erected to exceed three stories in height; provided that one additional foot shall be added to the width and depth of the front, side, and rear yards for each foot that such structures exceed the maximum building height [(35 feet here)].”
(UDC § 204.EE.1.b.I.)
In addition to allowing non-religious uses to exceed the height limitations of their respective zoning districts, Section 204.EE. also specifically allows religious assembly uses located outside of the MTC - McKinney Town Center District to exceed the maximum height allowed by the zoning district (35 feet here), so long as:
a. The maximum height of the primary structure does not exceed 75 feet;
b. The standard minimum setback is increased by three feet for each additional one foot of building height in excess of the standard maximum height of the district;
c. The minimum setback provided is 50 feet; and
d. The first 25 feet from all property lines shall be reserved as a landscape buffer, with evergreen trees planted a minimum of every 40 feet
(UDC § 204.EE.1.b.III.)
SCREENING REQUIREMENTS: The applicant has provided the required notation stating that all mechanical, heating, and air conditioning equipment shall be screened from the public right-of-way and from adjacent residential properties. The applicant has properly screened the sanitation container and has satisfied the minimum requirements as specified in Section 206C (Screening) of the UDC. In addition to the required screening, the applicant is also providing 19 total canopy trees beyond the minimum standard. 20 evergreen trees are being provided at the highest grade along the southern portion of the site to additionally screen the proposed buildings from the residential properties. The applicant is also preserving all trees located within the 100-year floodplain.
LANDSCAPING REQUIREMENTS: The applicant has satisfied or exceeded all landscaping requirements as specified in Section 206A (Landscaping) of the UDC. The applicant is providing the required street landscape buffers and the adjacency buffer. All tree planting ratios within these buffers have been met or exceeded. A minimum of 10% of the total site area is required to be dedicated toward living landscaping. The applicant is currently providing 49.8%.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with Article 4 (Tree Preservation). The applicant has submitted a tree survey, subject to review and approval of the City’s Urban Forester.
SOLID WASTE CONTAINERS: The sanitation container screening walls will be brick, stone masonry or other architectural masonry finish, including a metal gate, primed and painted, and the sanitation container screening walls, gate, and pad site will be constructed in accordance with the City of McKinney Design Specifications of Section 206D (Commercial Garbage/Recycling Containers and Enclosures). The applicant has provided the required notation on the proposed site plan.
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Chapter 58 (Lighting and Glare Regulations) of the City of McKinney Code of Ordinances. The applicant has provided the required notation stating that the lighting will be in conformance to the requirements of the City of McKinney Code of Ordinances on the site plan.
ARCHITECTURAL STANDARDS: The applicant will be responsible for meeting all applicable requirements of the zoning regulations that apply to the subject tract and Section 206F (Architectural Standards) of the UDC. Architectural building elevations are subject to review and approval by the Chief Building Official, prior to issuance of a building permit.
ENGINEERING REQUIREMENTS:
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Virginia Parkway, 6-Lane Right-of-Way, Major Arterial South Crutcher Crossing, Collector Roadway |
TRAFFIC IMPACT ANALYSIS: A traffic impact analysis (TIA), completed by a licensed engineer, has been submitted to the Engineering Department for review and approval (TRAFFIC2025-0001). The TIA was approved by the Engineering Department on October 17, 2025.
For the purposes of analysis and design, the thoroughfare network for the City of McKinney is based on operational values of Level of Service D or better as a criterion for design. Level of Service D is the industry standard and balances vehicle movement, impact on neighborhoods, and costs.
The TIA indicates that all adjacent public streets and intersections are expected to operate at a Level of Service of C or better during peak periods of the facility, which falls within the acceptable design range found in the city’s Engineering Design Manual.
As shown on the proposed site plan, the applicant will provide the required two-points of access via proposed driveways on Virginia Parkway and Crutcher Crossing. As part of the development, a left turn lane and median break on the westbound side of Virginia Parkway, a right turn lane on the eastbound side of Virginia Parkway will be required. No parking signs will also be installed along Crutcher Crossing, west of the subject tract.
FLOOD STUDY: The applicant has submitted a flood study to the Engineering Department for review and approval (FLOOD2025-0024). The flood study was approved by the Engineering Department on June 23, 2026.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along Virginia Parkway and South Crutcher Crossing |
|
Hike and Bike Trails: |
Not Required |
|
Road Improvements: |
All road improvements necessary for this development, and as determined by the City Engineer |
|
Utilities: |
All utilities necessary for this development, and as determined by the City Engineer |
Discussion: Under the requirements of the Subdivision Ordinance, the applicant will be required to construct all necessary public improvements prior to filing the accompanying plat, unless otherwise specified in an approved facilities agreement.
DRAINAGE: The applicant will be responsible for all drainage associated with the subject property, and for compliance with the Storm Water Ordinance, which may require on-site detention. Grading and drainage plans are subject to review and approval by the City Engineer, prior to issuance of a building permit.
FEES:
|
Roadway Impact Fees: |
Applicable (Ordinance No. 2020-12-091) |
|
Utility Impact Fees: |
Applicable (Ordinance No. 2020-12-092) |
|
Median Landscape Fees: |
Not Applicable |
|
Park Land Dedication Fees: |
Not Applicable |
|
Pro-Rata: |
As determined by the City Engineer |
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to 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 of the date of this report (07.27.26), staff has received 35 citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On July 14, 2026, the Planning and Zoning Commission voted 7-0-0 to recommend approval of the site plan to the City Council.
To view the actions and discussions taken by the Planning and Zoning Commission related to this item, please find the meeting recording at the following web address:
<https://mckinneytx.new.swagit.com/videos/393489>