Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Multi-Family (Forest View Senior Multi-family), Located Approximately 300 Feet North of University Drive and Approximately 760 Feet East of Lake Forest Drive
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 25, 2026
DEPARTMENT: Development Services - Planning
CONTACT: Araceli Botello, Planner II
Caitlyn Strickland, AICP, Planning Manager
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.
STAFF RECOMMENDATION: Staff recommends approval of the proposed site plan with the following conditions:
1. The applicant receive approval of a Design Exception to provide an alternative screening device, per Section 206C of the Unified Development Code.
2. The applicant revise the site plan to include all necessary changes per the Fire Marshal’s Office.
3. The applicant revise the site plan to include all necessary changes per the Engineering Department.
4. The applicant revise the landscape plan to include all necessary changes per the Planning Department.
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 27, 2026 (Original Application)
June 30, 2026 (Revised Submittal)
July 17, 2026 (Revised Submittal)
August 5, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to develop multi-family use on the approximately 10-acre property, located at Approximately 300 Feet North of University Drive and Approximately 760 Feet East of Lake Forest Drive
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:
Specifically, the applicant has requested to provide an alternative screening device in lieu of the required 6-foot masonry screening device on a portion of the northwest corner and the south perimeter of the property.
PLATTING STATUS: The subject property is currently unplatted. A Final plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” Planned Development District 2026-05-062 and MF-36 Multifamily Residential District (Multifamily Uses) |
Vacant Land |
|
North |
“PD” Planned Development (Residential Uses) |
Single-Family Residential (Painted Tree Lakeside West) |
|
South |
“PD” Planned Development District 2012-08-037 and 1478 (Commercial and Institutional Uses) |
Medical Facility (Collins Spring Behavioral Health) |
|
East |
“C3” Regional Commercial (Commercial Uses) |
Vacant Land |
|
West |
“PD” Planned Development District 2012-08-037 and 1478 (Commercial Uses) |
Medical Facility (Belterra Health and Rehabilitation) and Vacant Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Airport Drive, 130’ Right-of-Way, Principle Arterial Industrial Boulevard, 100’ Right-of-Way, Minor 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 all but one of 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 is required to satisfy all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code.
SCREENING REQUIREMENTS: 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).
The applicant has requested a design exception from providing the required screening device for multi-family use. Section 206C requires that all multi-family developments provide a screening device to the rear and sides of the property. This section allows applicants to request a Design Exception to provide an alternate screening device. The Planning and Zoning Commission may approve a request for a Design Exception if they find that:
I. There is a compelling reason why the existing standard cannot be satisfied;
II. The Design Exception will not have an adverse impact on adjacent existing or future developments;
III. The Design Exception will not have an adverse impact on the public health, safety, and general welfare;
IV. The Design Exception is not proposed to reduce financial costs or serve as a convenience to the applicant; and
V. The Design Exception complies with all additional standards outlined in the specific section from which the Design Exception originates.
The applicant is requesting a design exception for alternate screening materials on the northwest and southern boundaries of the site.
For a portion of the northwest corner of the property, the applicant is requesting no additional screening and will be utilizing the existing stand of trees. This part of the site has existing trees that will provide sufficient opacity and screening to mitigate views between the adjacent uses.
Along the southern boundary, the applicant proposes 6-ft evergreen shrubs as a natural screening. This approach provides the intended opacity and screening while creating a more natural transition between the uses. It will be in conjunction with the retaining wall and wrought iron fence that exists along this portion of the southern perimeter.
Staff believe the proposed natural screening alternatives to the northwest and southern portions of the site will not negatively impact on the adjacent properties and should create a more aesthetically pleasing buffer between adjacent uses. Therefore, staff recommend approval of the proposed design exception.
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Article 6 (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 submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Not Required |
|
Hike and Bike Trails: |
Not Required |
|
Road Improvements: |
All road improvements are 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 the 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 or Commission.