Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Traditional Multi-Family Residential (Franklin Branch Apartments), Located at the Southwest Corner of Farm to Market Road 1461 and Baxter Well Road
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 11,2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Emily Bell, Planner I
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 condition:
1. The applicant receives a Design Exception to Section 206C.3.a. of the Unified Development Code (UDC) to eliminate the required screening on the southeastern portion of the property.
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: March 10,2026 (Original Application)
April 17 ,2026 (Revised Submittal)
May 7,2026 (Revised Submittal)
May 15,2026 (Revised Submittal)
May 28,2026 (Revised Submittal)
June 15,2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 288-unit traditional multi-family development (Franklin Branch) on 14.86 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 no screening device along a portion of the southeastern property lines of the multi-family development.
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 |
“MF-36”-Multi-Family Residential (Multi-Family Residential Uses) |
Advent Garden LLC |
|
North |
City of McKinney ETJ |
Religious Assembly |
|
South |
City of McKinney ETJ |
Undeveloped land |
|
East |
“RS-72”-Single Family Residence District (Single Family Residential Uses) |
Undeveloped Land |
|
West |
City of McKinney ETJ |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Farm to Market Road 1461, 140’ (6 Lanes) Right-of-Way, Greenway Arterial Baxter Well Road, 60’ (2 Lanes) Right-of-Way, Collector |
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 along a portion of the southeastern property line where adjacent to the existing floodplain.
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.
Section 206C.3.b.iv of the UDC provides and exception to the screening requirements when a floodplain, that contains existing trees which provide natural screening, is adjacent to the portion of a property required to be screened. The applicant for the subject property is able to utilize this exception, and a screening device is not required where the limits of the fully developed 100-year floodplain on the property are noted on the proposed site plan.
However, on the southeastern corner of the subject property where Building 5 is located on the proposed site plan, the limits of the floodplain do not extend onto the property along the entire length of the eastern property line parallel to Building 5. The limits of the floodplain do not exist on the property for approximately 200 feet along that property line. While the floodplain is not directly on the property, the limits are between 20 to 30 feet from the property line on the adjacent property to the east. The applicant is requesting a Design Exception to not provide a screening device on the property line parallel to Building 5 where the limits of the floodplain do not exist on the property. In lieu of a 6-foot masonry screening wall, the applicant proposes to utilize the natural floodplain adjacent to the development to meet the intent of the UDC.
The applicant is proposing to connect a 6-foot decorative metal fence from the 6-foot masonry wall on the southern property line to the south side of Building 5 as well as a 6-foot decorative metal fence from the north side of Building 5 to the bridge crossing over Franklin Branch creek. It should be noted that the area proposed between Building 5 and the eastern property line will be for maintenance purposes only and the residents will not have direct access.
It is the professional opinion of staff that the Design Exception is an extension of the already exempt portion of the property. The adjacent property to the southeast is currently located in McKinney’s Extraterritorial Jurisdiction (ETJ). When this property develops, Franklin Branch creek and the wooded area will continue to provide a buffer between the proposed multi-family development and any future development on that property.
As such, Staff is supportive of the design exception request.
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 per Section 206C (Screening) of the Unified Development Code (UDC).
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Chapter 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 Urban Forester.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along Baxter Well Road and Farm to Market 1461 |
|
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: |
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(s), Staff has not received any citizen comments through the online citizen portal.