Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Office and Indoor Commercial Entertainment (Hope Dream Center), Located at 2765 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: December 9, 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
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 conditions:
1. The applicant receives approval of the following Design Exception:
a. A Design Exception to Section 206E.9.a. of the Unified Development Code (UDC) to provide off-street parking within 20’ of a single-family residential use or zone.
Prior to issuance of a building permit:
1. the applicant satisfies the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: April 7, 2025 (Original Application)
July 1, 2025 (Revised Submittal)
July 15, 2025 (Revised Submittal)
October 15, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 15,187 square foot office and indoor commercial entertainment facility (Hope Dream Center) on 1.082 acres at 2765 Virginia Parkway.
PLATTING STATUS: The subject property is currently platted. An amending 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 |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District and “C1” - Neighborhood Commercial District (Commercial Uses) |
Shopping Center |
|
South |
“RS-84” - Residence District (Residential Uses) |
High Meadows Subdivision |
|
East |
“PD” - Planned Development District (Commercial Uses) |
Shopping Center |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Office |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Virginia Parkway, 6-Lane, Major Arterial |
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
However, the applicant requests a Design Exception to Section 206E.9.a. of the UDC to provide parking spaces within 20’ of a single-family residential use or zone.
Section 203G.1.e. Approval Criteria: The Planning and Zoning Commission may approve a request for a Design Exception 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 Design Exception subsection within 206E lists additional criteria for consideration specific to this type of request:
Section 206E.9.a. Residential Adjacency for Off-Street Parking. The Residential Adjacency distance for off-street parking may be reduced to no less than 10 feet in accordance with the approval criteria in §203G.1 and with the following additional criteria:
I. The reduction establishes a consistent adjacency buffer with adjacent developed properties, and
II. The reduction will create a unified landscape design along the property line.
Based on the above-mentioned criteria, Staff has no objection to allow the proposed parking within 20’ of the residential property lines. The property immediately to the west has existing parking 10’ from the residential property lines. The proposed parking will follow the same design and allow the same buffer width as the existing developments. An 8’ tall masonry wall is located on the shared property line, which should adequately screen the improvements proposed with this site plan. The 10’ buffer allows room for the required canopy trees and existing trees to be planted and continue to grow. The requested Design Exception should not adversely impact the surrounding properties.
As such, Staff recommends approval of the requested Design Exception.
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 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 and has satisfied the minimum requirements as specified in Section 206C (Screening of the Unified Development Code.
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 stated on a signed affidavit that there are no protected trees on the subject property, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Not Applicable |
|
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 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, Staff has not received any citizen comments through the online citizen portal.