Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan (The Learning Experience), Located at 1900 Aviation Way
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: July 08, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Stewart Starry, Planner I
Caitlyn Strickland, AICP, Planning Manager
Hayley Angel, AICP, Interim 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 the following:
a. A Design Exception to Section 206E.5.e of the Unified Development Code (UDC) to reduce the required residential adjacency buffer for off-street parking from 20 feet to 15 feet.
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: April 21, 2025 (Original Application)
May 28, 2025 (Revised Submittal)
June 02, 2025 (Revised Submittal)
June 16, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant proposes to construct a 10,000 square foot Day Care Center use (The Learning Experience) on 1.20 acres at 1900 Aviation Way.
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.
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 (Commercial Uses) |
Restaurant (Under Construction) |
|
South |
“PD” - Planned Development District (Residential Uses) |
Single Family Residential |
|
East |
“PD” - Planned Development District (Commercial Uses) |
Retail (Under Construction) |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Retail (Under Construction) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
West University Drive, Variable Width Right-of-Way, Major Regional Highway |
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 requested a Design Exception to reduce the required residential adjacency buffer for off-street parking.
Pursuant to Section 206E.9.a (Vehicle Parking and Loading - Design Exceptions) and Section 203G.1 (Design Exceptions), the Planning and Zoning Commission may approve a Design Exception if:
• There is a compelling reason why the existing standard cannot be satisfied;
• The Design Exception will not have an adverse impact on adjacent existing or future developments;
• The Design Exception will not have an adverse impact on the public health, safety, and general welfare;
• The Design Exception is not proposed to reduce financial costs or serve as a convenience to the applicant; and
• The Design Exception complies with all additional standards outlined int eh specific section from which the Design Exception originates.
A 20’ residential adjacency buffer for off-street parking is typically required when a non-residential development shares a boundary with a single-family residential use or zoning district. In this case, the applicant is requesting to reduce the required buffer from 20’ to 15’ along the shared property line with residential development. The intent of this request is to establish a consistent adjacency buffer that matches the existing conditions on the adjacent properties being developed to the east and west, thereby creating a unified and continuous landscape along the boundary.
The applicant will continue to comply with all other applicable landscaping and screening requirements as outlined in the Unified Development Code. These include a 10’ landscape buffer, canopy trees planted one per every 40 feet, and a 6’ masonry screening wall to mitigate potential impacts on the neighboring residential properties.
Given that the reduced buffer will enhance visual consistency along the property line and that all other UDC requirements will be met, staff believes the proposed reduction will have minimal impact on adjacent residential uses. Staff finds that the request satisfies the applicable Design Exception criteria, and as such, staff recommends approval of the requested design exception.
The applicant has satisfied all other minimum landscaping requirements as specified within Section 206A (Landscaping) of the Unified Development Code.
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 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 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: |
Required along Aviation Way |
|
Hike and Bike Trails: |
Not 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 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(s), Staff has/has not received any citizen comments through the online citizen portal.