Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for Passenger Vehicle Fuel Sales (Murphy Oil USA), Located on the Southwest Corner of North Central Expressway (US Highway 75) 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: January 13, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, 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 February 3, 2026 meeting.
STAFF RECOMMENDATION: Staff recommends denial of the proposed specific use permit. However, if approved, the following special ordinance provision shall apply:
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: October 20, 2025 (Original Application)
November 14, 2025 (Revised Submittal)
November 21, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing a specific use permit to allow passenger vehicle fuel sales (Murphy Oil USA) located on the southwest corner of North Central Expressway and Virginia Parkway.
A specific use permit is required to construct a passenger vehicle fuel sales facility on the subject property due to there being more than two fueling stations at the intersection.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C3” - Regional Commercial District (Commercial Uses) |
Undeveloped Land |
|
North |
“BN” - Neighborhood Business District and “PD” - Planned Development District (Commercial Uses) |
RaceTrac |
|
South |
“C3” - Regional Commercial District (Commercial Uses) |
Bojangles |
|
East |
“C” - Planned Center District (Commercial Uses) |
Casey’s/Lone Star Food Store |
|
West |
“C3” - Regional Commercial District (Commercial Uses) |
Sprout’s Farmers Market |
SPECIFIC USE PERMITS: Pursuant to Section 203C.3.e of the McKinney UDC, the following factors should be considered when evaluating a Specific Use Permit (SUP) request:
• 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 not appropriate for the proposed use.
A specific use permit is required when there are more than two fuel sale uses proposed at an intersection. This would be the fourth gas station developed at the remaining undeveloped southwestern part of the intersection of US 75 and Virginia Parkway. Staff believes that the concentration of three existing gas stations at hard corners of this intersection does not warrant a new gas station to be introduced at the southwest corner.
As such, Staff recommends denial of the proposed specific use permit.
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: |
North Central Expressway, Major Regional Highway Virginia Parkway, 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. Staff has not received any citizen comments through the online citizen portal.