Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Retail Sales (Costco), Located at 3650 W University Drive
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1.1: Provide a strong city economy by facilitating a balance between industrial, commercial, residential, and open space)
MEETING DATE: October 27, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
Lucas Raley, AICP, CNU-A, CFM, Director of Planning
APPROVAL PROCESS: The action of the Planning and Zoning Commission for the proposed site plan may be appealed to the City Council.
RECOMMENDED PLANNING AND ZONING COMMISSION ACTION: Staff recommend that the Planning and Zoning Commission approve the site plan with the following condition(s):
1. The applicant receive approval of a design exception to Section 206A(5)(c) - Table 2-32 (Non-Residential Landscaping Requirements) of the Zoning Ordinance to reduce the required up to 50 percent of each landscape area located at the end of a parking row may be finished with non-living material.
Prior to issuance of a building permit:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: May 6, 2025 (Original Application)
May 22, 2026 (Revised Submittal)
July 13, 2026 (Revised Submittal)
September 28, 2026 (Revised Submittal)
October 8, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant requests approval to landscape parking terminal islands with more than 50 percent nonliving materials, such as artificial turf and rocks, in lieu of grass and living plant materials.
Typically, site plans can be approved at the staff level; however, the applicant has requested a design exception, which requires consideration by the Planning and Zoning Commission for approval.
PLATTING STATUS: The subject property is currently plated.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2” Local Commercial (Commercial Uses) |
Retail (Costco) |
|
North |
“PD” Planned Development - Ordinance 1687 (Residential Uses) |
Single Family Residential (Presidents Point 1) |
|
South |
“PD” Planned Development - Ordinance 2018-09-070 (Commercial Uses) |
Restaurant (54th Street, Glorias, La Madeleine) |
|
East |
“C2” Local Commercial (Commercial Uses) |
Retail (Petco and Hobby Lobby) |
|
West |
“C2” Local Commercial and “C3” Regional Commercial (Commercial Uses) |
Restaurant (Hideaway Pizza and Twin Peaks) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
W University Drive, 140’ Right-of-Way, Greenway Arterial S Hardin Boulevard, 130’ Right-of-Way, Principal Arterial |
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
LOADING SPACES: The applicant has satisfied the minimum loading space requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
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. The applicant has provided the required notation on the proposed site plan.
LANDSCAPING REQUIREMENTS: The applicant has satisfied all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code apart from the following request:
The applicant requests approval to eliminate the requirement for parking terminal islands to contain no more than 50 percent nonliving materials and instead provide 100 percent artificial turf and rocks in lieu of grass and other living plant materials. Trees will be provided within the required parking islands.
The request meets the intent of the code by enhancing the city’s visual appeal, contributing to high-quality development, and mitigating the visual impacts of surface parking lots without negatively affecting surrounding properties. Therefore, staff recommend approval of the request.
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 Unified Development Code).
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Article 5 (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 Section 206F (Architectural Standards) of the Unified Development Code. Architectural building elevations are subject to review and approval by the Chief Building Official, prior to issuance of a building permit.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has stated on a signed affidavit that there are no protected trees on the subject property, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Not applicable |
|
Hike and Bike Trails: |
Note applicable |
|
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 have 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. As part of the Planning and Zoning Commission Public Hearing(s), Staff have not received any citizen comments through the online citizen portal.