Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request to Allow for Specific Use Permit Request to Allow Vehicle Repair, Minor (Christian Brothers Automotive), Located on the Southwest Corner of Virginia Parkway and Independence Parkway, and Accompanying Ordinance
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: November 3, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Lucas Raley, AICP, CNU-A, CFM, Director of Planning
Jake Bennett, PMP, Senior Planner
RECOMMENDED CITY COUNCIL ACTION: Staff recommends that the City Council approve the proposed specific use permit request with the following special ordinance provision(s):
1. The property shall generally develop in accordance with the attached specific use permit exhibit and all applicable development requirements of the city.
ITEM SUMMARY: The applicant is proposing a specific use permit to allow a minor vehicle repair (Christian Brothers Automotive), located on the southwest corner of Virginia Pkwy and Independence Pkwy.
The zoning for the subject property (“C2” - Local Commercial) requires that a specific use permit be granted in order for a Minor Vehicle Repair to be operated on the subject property.
APPLICATION SUBMITTAL DATE: June 9, 2026 (Original Application)
July 8, 2026 (Revised Submittal)
August 31, 2026 (Revised Submittal)
August 21, 2026 (Revised Submittal)
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2” - Local Commercial (Commercial Uses) |
Undeveloped Land |
|
North |
N/A McKinney ETJ |
Commercial |
|
South |
“PD” - Planned Development Ordinance 2001-02-024 |
Single-Family Residential |
|
East |
N/A McKinney ETJ |
Undeveloped Land |
|
West |
“PD” - Planned Development Ordinance 2001-02-024 |
Single-Family Residential |
SPECIFIC USE PERMITS: Pursuant to Section 203C.3.e of the McKinney UDC, the following factors should be considered when evaluating a Specific Use Permit (SUP) request:
• Whether the request complies with all site specifications adopted by the City, including the base zoning district and/or the PD entitlements;
• Whether the site, buildings, and use meet the criteria specified for the use in §205C, Use Definitions and Use-Specific Standards;
• Whether the proposed use will be detrimental to the adjacent properties or to the City as a whole;
• Whether the proposed uses are compatible in terms of scale (building massing, form, orientation, and location), intensity, and operating characteristics with uses and structures on adjacent properties and properties in the vicinity of the proposed application; and
• Whether potential impacts associated with such use are adequately mitigated through enhanced site or building design, including but not limited to additional landscaping, buffers, or screening, to minimize adverse impacts on surrounding uses and the City.
Staff has evaluated the request based on the above mentioned parameters and feels that the site is appropriate for the proposed use and is compatible with existing land uses of the adjacent properties.
The applicant is proposing to develop Minor Vehicle Repair (Christian Brothers Automotive) on a designated commercial at the hard corner of two major arterials, and adjacent to existing commercial to the south and future retail to the east.
To minimize adverse impacts on the neighboring single-family residential use to the south and the west, the applicant is proposing an 55’ building setback buffer between the single-family use and the proposed development, exceeding the required 30’ on the western adjacency residential adjacency setback. Additionally, the applicant is proposing a 32’ setback on the southern side of the property.
The site is orienting their bays for auto servicing away from the single-family and instead will face Virginia Parkway. The bays will be screened with a door that is finished with glass and shall be constructed to appear as a window when closed.
The applicant intends to provide the required screening along the adjacent single-family residential properties using a metal fence with masonry columns and evergreen landscaping to help mitigate potential impacts to the residents.
The proposed development complies with all site-specific, zoning, and use requirements outlined within the City of McKinney’s Unified Development Code (UDC), including building height, parking, vehicle stacking, landscaping, and screening.
Given the site’s location at the hard corner of two major arterials and its compliance with all applicable City criteria, Staff finds the SUP request appropriate for this location and should not adversely impact any adjacent properties.
As such, staff recommends approval of the SUP request.
SITE LAYOUT: The attached exhibit provides a general layout of the proposed building as well as the associated parking and internal site circulation. The site circulation, parking, and sanitation requirements are in general conformance with the Zoning Ordinance.
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Virginia Parkway, 150’ Right-of-Way, Major Arterial (6 Lanes) Independence Pkwy, 130’ Right-of-Way, Major Arterial (6 Lanes) |
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. As part of the Planning and Zoning Commission Public Hearing, Staff received six citizen comments through the online citizen portal, which are attached for your reference.
FINANCIAL SUMMARY: N/A
BOARD OR COMMISSION RECOMMENDATION: On October 13, 2026, the Planning and Zoning Commission voted 5-2-0 to recommend approval of the specific use permit 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/views/130>