Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request to Allow for Passenger Vehicles Fuel Sales (7-Eleven), Located on the Northeast Corner of Hardin Boulevard and FM 543
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 14, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, Director of Planning
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: August 11, 2025 (Original Application)
September 2, 2025 (Revised Submittal)
September 18, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing a specific use permit to allow passenger vehicles fuel sales (7-Eleven) located at the northeast corner of Hardin Boulevard and FM 543.
A specific use permit is required to construct a passenger vehicle fuel sales facility on the subject property due to the distance between the proposed gas pumps and the adjacent residential properties.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Single-Family Residential Uses) |
Preserve at Honey Creek 1 Subdivision |
|
South |
N/A, City of McKinney ETJ |
Undeveloped Land |
|
East |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
West |
“PD” - Planned Development District (Single-Family Residential Uses) |
Preserve at Honey Creek 1 Subdivision |
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.
When reviewing the proposed site against the SUP paraments, one of the factors is whether the proposed use will be detrimental to the adjacent properties or to the City as a whole. The reason an SUP is required for fuel sales at this location is due to the distance of the proposed gas pumps to existing residential properties. Of the three undeveloped corners at the intersection of Hardin Boulevard and FM 543, this corner is the only one with immediate residential adjacency. The minimum distance required between fuel pumps and residential property lines is 250’, and the fuel pumps proposed with this development would be approximately 180’ from the shared residential property line.
Staff believes that the gas station would be better suited at one of the other undeveloped corners, as there wouldn’t be any existing residential properties adjacent to the development being impacted. An SUP would not be required at any of the other undeveloped location, as it would meet the criteria that is outlined in the Unified Development Code.
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: |
Hardin Boulevard, 6-Lane Greenway Arterial FM 543, 6-Lane 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.