Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions to a Site Plan for a Traditional Multi-Family Development, Located at 4401 West University 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: June 10, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
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 the following Design Exceptions:
a. A Design Exception to Section 206C.3.a. of the Unified Development Code (UDC) to provide a 6’ tall metal fence with masonry columns every 20’ on-center and evergreen screening shrubs along the proposed western property line as an alternative screening device.
b. A Design Exception to Section 206C.3.a. of the Unified Development Code (UDC) to provide a 6’ tall metal fence with masonry columns every 20’ on-center along the northern property line as an alternative screening device.
c. A Design Exception to Section 206C.3.a. of the Unified Development Code (UDC) to provide an 8’ tall composite fence along the southern property line as an alternative screening device.
d. A Design Exception to Section 206C.3.a. of the Unified Development Code (UDC) to utilize an existing 6’ tall metal fence with masonry columns every 20’ on-center with evergreen shrubs along the eastern property line adjacent to the existing multi-family residential development as an alternative screening device.
2. Prior to issuance of a building permit:
a. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: December 9, 2024 (Original Application)
February 3, 2025 (Revised Submittal)
February 26, 2025 (Revised Submittal)
April 7, 2025 (Revised Submittal)
June 3, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 393-unit traditional multi-family residential development (JPI Mixon Multi-Family) on 15.708 acres at 4401 West University 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 requests multiple Design Exceptions to provide alternative screening devices along the property lines of the multi-family development.
All multi-family developments are required to provide a minimum 6’ tall masonry screening wall along all side and rear property lines. The applicant proposes to utilize an existing fence along the majority of the eastern property line and proposes to provide alternative screening devices along the northern, southern, and western property lines.
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 |
“MF30” - Multi-Family Residential District (Multi-Family Residential Uses) |
Undeveloped Land |
|
North |
“C3” - Regional Commercial District (Commercial Uses) |
Undeveloped Land |
|
South |
“PD” - Planned Development District (Detached Single Family Residential Uses) |
Hardin Village Subdivision |
|
East |
“PD” - Planned Development District and “AG” - Agriculture District (Multi-Family Residential and Agricultural Uses) |
Jefferson Bois D’Arc Apartments and Single Family Residence |
|
West |
“AG” - Agriculture District (Agricultural Uses) |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
West University Drive, 130’ (6-lane) 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.
SCREENING REQUIREMENTS: The Unified Development Code (UDC) requires that all multi-family residential developments be screened with a minimum 6’ tall masonry screening wall along all side and rear property lines.
However, the applicant requests Design Exceptions to Section 206C.3.a. of the UDC to provide alternative screening devices along the perimeter of the subject property.
Section 203G.1.e. Approval Criteria: 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.
Based on the criteria above, Staff has no objection to the Design Exceptions requested by the applicant.
The property located immediately to the north of the subject property is zoned “C3” - Regional Commercial District, and Staff believes that the proposed fence with columns will not have any adverse impacts on the commercially-zoned property. The property to the west of the proposed multi-family development is intended to be used for a second phase of multi-family uses and the entire property is zoned “MF30” - Multi-Family Residential District.
The property line to the east is primarily shared with an existing multi-family development. The existing multi-family facility constructed a 6’ tall metal fence on top of their retaining walls, as a variance was requested and approved under Chapter 146 of the Code of Ordinances in 2023. As such, Staff is supportive of the subject property utilizing the previously approved fence to meet their screening requirement along this section of the property line.
The remaining portion of the eastern property line and a portion of the southern property line near the southeast corner of the site is proposed to be screened with an 8’ tall masonry screening wall adjacent to the single family homes. This proposed screening device is an enhancement to the minimum requirement of the 6’ tall wall.
Also along the southern boundary is a proposed retaining wall, and the applicant proposes to construct an 8’ tall composite fence on top of the retaining wall. Staff is supportive of this height and material as it meets the intent of the screening requirement by providing a long-term and fully opaque device adjacent to residential homes. In addition to the proposed retaining wall with composite fence, the applicant will be preserving a number of existing trees, planting the required adjacency buffer trees, and will not be removing the existing fences of the neighbors to the south.
Staff has no objections to the above-mentioned Design Exceptions, as there should not be any adverse impacts to the adjacent properties.
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, and the applicant has properly screened the sanitation container per Section 206C (Screening) of the Unified Development Code (UDC).
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 submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Not Applicable |
|
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: |
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, Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On May 13, 2025, the Planning and Zoning Commission voted 7-0-0 to table the request indefinitely.