Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Restaurant Uses, Located at 8515 and 8525 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: February 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 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 receive approval of a Design Exception to Section 206A.5.c.A to reduce the street landscape buffer from 25’ wide to 20’ wide.
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: October 27, 2025 (Original Application)
December 26, 2025 (Revised Submittal)
January 15, 2026 (Revised Submittal)
January 27, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 6,506 square foot restaurant and a 8,505 square foot restaurant at 8515 and 8525 West University Drive.
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 reduce the street landscape buffer from 25’ wide to 20’ wide.
PLATTING STATUS: A replat 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 |
“C2” - Local Commercial District (Commercial Uses) |
Office with Showroom and Undeveloped Land |
|
South |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Restaurant and Retail |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
West University Drive, Variable Width Right-of-Way, Major Regional Highway |
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 requested a Design Exception to reduce the street landscape buffer width from 25’ wide to 20’ wide.
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 applicant intends to continue the same street landscape buffer width as provided on the properties to the west, as the subject property is part of a larger development. The consistent buffer meets the criteria listed with the landscape section of the UDC:
Section 206A.6 The Street Buffer width 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 street buffer with adjacent developed properties, which are not separated by a street or an alley, and
II. The reduction will create a unified landscape design along the street frontage.
Staff finds that the proposed Design Exception meets the intent of the landscape requirements of the UDC. The reduction will create a consistent buffer along the right-of-way and should not negatively impact any of the surrounding properties.
As such, Staff recommends approval of the Design Exception.
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: |
Required along West University Drive |
|
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.