Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Drive-Through Restaurant, Located at 8360 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: March 10, 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 April 7, 2026 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: January 26, 2026 (Original Application)
February 16, 2026 (Revised Submittal)
February 23, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing a specific use permit to allow a drive-through restaurant located at 8360 West University Drive.
A specific use permit is required to construct a drive-through restaurant on the subject property due to a single-family residential property line being located within 200’ of the proposed building and speaker box.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2” - Local Commercial District |
Undeveloped Land |
|
North |
“C2” - Local Commercial District |
Undeveloped Land |
|
South |
“C2” - Local Commercial District |
Undeveloped Land |
|
East |
“AG” - Agriculture District |
Undeveloped Land |
|
West |
“C2” - Local Commercial District |
Office with Showroom/Warehouse |
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.
The point of order for the proposed drive-through is located approximately 165 feet from the nearest residential property line. While this distance is less than the 200 feet required for the drive-through to be permitted by right, there are two proposed office buildings located between the proposed drive-through and the residence to the north. In addition, the distance from the point of order to the home on the residential property is beyond the minimum 200 feet. However, the approval of a specific use permit is required due to the distance to the shared property line.
Staff believes that the proposed drive-through restaurant is adequately buffered with the proposed office buildings, as well as the point of order being over 200 feet from the closest home. As such, Staff recommends approval 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: |
US Highway 380 Bypass, Variable Width Right-of-Way, Major Regional Highway County Road 856, Variable Width Right-of-Way |
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.