Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Passenger Vehicles Fuel Sales (Movement Convenience Store), Located on the Southeast Corner of Coit Road and Virginia Parkway
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 12, 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 recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the September 02, 2025 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed specific use permit request with the following special ordinance provision:
1. The property shall generally develop in accordance with the attached specific use permit exhibit and all applicable development requirements of the city.
APPLICATION SUBMITTAL DATE: June 02, 2025 (Original Application)
July 10, 2025 (Revised Submittal)
July 21, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting a Specific Use Permit (SUP) in order to reduce the required setback from a residential use or zoning district from 250 feet to 230 feet in order to allow Passenger Vehicle Fuel Sales (Movement Convenience Store) on the subject property. The proposed facility is approximately 5,192 square feet and is located on the southeast corner of Coit Road and Virginia Parkway.
The governing zoning district (C2 - Local Commercial District) requires compliance with the use-specific criteria outlined in the Unified Development Code (UDC) for this use. These criteria may be modified through approval of a Specific Use Permit.
The applicant has submitted a site layout exhibit showing the building and parking locations as well as the internal site circulation for the proposed development.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2” - Local Commercial District |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Commercial Uses) |
Passenger Vehicle Fuel Sales (7-Eleven) |
|
South |
“C2” - Local Commercial District |
Retail/Restaurant (Under Construction) |
|
East |
“C2” - Local Commercial District |
Retail (Under Construction) |
|
West |
City of Frisco |
Single Family Residential (Under Construction) |
SPECIFIC USE PERMITS: When acting on a request for a specific use permit, the following factors should be considered:
• 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 requesting a Specific Use Permit (SUP) in order to reduce the required setback from a residential use or zoning district from 250 feet to 230 feet to allow for Passenger Vehicle Fuel Sales (Movement Convenience Store). The subject property is situated at the southeast corner of Coit Road and Virginia Parkway, within a larger lot zoned C2 - Local Commercial District. The property is surrounded by commercial uses to the north, east, and south. To the west, across Coit Road, a single-family residential development is currently under construction.
To address potential visual and noise impacts resulting from the reduced setback, the applicant proposes to enhance the landscaping buffer along Coit Road. Specifically, the tree planting ratio will be increased from the standard 1 tree per 40 linear feet to 1 tree per 25 linear feet. This measure aims to adequately mitigate impacts from the public right-of-way and for the nearby residential development.
Additionally, Coit Road is a major arterial roadway and serves as a significant physical barrier between the proposed fuel sales use and the residential development to the west.
Coupled with the applicant’s proposed enhanced landscaping, these factors are expected to sufficiently mitigate any potential adverse impacts. Staff finds that the proposed Passenger Vehicle Fuel Sales use aligns with the character of the existing commercial area, complements future developments, and addresses local community needs.
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, 124’ Right-of-Way, Major Arterial Coit Road, 124’ Right-of-Way, Major Arterial |
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 or Commission. Staff has not received any citizen comments through the online citizen portal.