Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for a proposed Multi-Family Development (Davis Rowlett Station Apartments), Located at 1,100 Feet East of Custer Road and Approximately 280 Feet South of Eldorado 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: October 13,2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Emily Bell, Planner I
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 the Planning and Zoning Commission approve of the proposed site plan with the following condition(s):
1. The applicant revises the site plan to reflect the approved alternative screening device in lieu of the traditional masonry screening.
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: June 16,2026 (Original Application)
July 16,2026 (Revised Submittal)
July 31,2026 (Revised Submittal)
August 18,2026 (Revised Submittal)
August 31,2026 (Revised Submittal)
September 9,2026 (Revised Submittal)
September 18,2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 368-unit traditional multi-family development (Davis Rowlett Station) on 14.235 acres on the Southwest corner of Farm to Market Road 1461 and Baxter Well Road.
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 a Design Exception to provide a 6’ metal decorative fence with evergreen shrubs.
PLATTING STATUS: The subject property is currently conveyance platted as TMK Properties LP. 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 |
MF-36 “Multifamily Residential District” typically allowing residential uses |
Undeveloped Land |
|
North |
C-2 “Local Commercial” typically allowing for commercial uses |
KFC Restaurant |
|
South |
PD- Planned Development Ordinance No. 2003-02-015 Stonebridge Ranch Commercial and Office uses |
Experian McKinney Data Center |
|
East |
PD- Planned Development Ordinance No. 2003-02-015 Stonebridge Ranch |
Globe Life Campus |
|
West |
PD- Planned Development Ordinance No. 2003-02-015 Stonebridge Ranch Commercial uses |
Crunch Fitness |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Eldorado Pkwy, 140’ Right-of-Way, Greenway Arterial (6 lanes) |
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 shall be screened with a minimum 6-foot tall masonry screening wall along all side and rear property lines, regardless of adjacent use or zones.
The applicant requests a Design Exception to Section 206C.3.a. of the UDC to allow for no screening around the proposed property.
The Planning and Zoning Commission may approve a request for a Design Exception pursuant to Section 203G.1 of the UDC, 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 to the required 6-foot masonry screening wall along the applicable property line. The subject property is an interior property within the development and is surrounded by commercial uses. In lieu of the required masonry screening wall, the applicant is proposing a 6-foot decorative metal fence supplemented with shrubs. The proposed alternative screening provides a defined separation between the subject property and the surrounding commercial uses while maintaining the overall character and design of the development. Additionally, existing trees within the adjacency buffer are being preserved, which will provide additional natural screening and separation between the uses.
As such, Staff recommends approval of the requested Design Exception based on the proposed preservation of existing trees within the adjacency buffer and the additional screening provided by the 6-foot decorative metal fence and shrubs. The combination of these elements will provide an appropriate buffer between the subject property and the surrounding commercial uses and help mitigate potential use conflicts that may occur between adjacent developments.
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: |
ADA access required along the building to the sidewalk in the right of 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 0 letters of support to this request and 0 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.