Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for Vehicle Repair, Minor (Christian Brothers Automotive), Located at the Southwest Corner of South Independence Parkway and Virginia Parkkway
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 13, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Emily Bell, Planner I
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 November 3, 2026 meeting.
RECOMMENDED ACTION: Staff recommends Planning and Zoning Commission approve the proposed specific use permit request with the following special ordinance provision(s):
1. The property shall generally develop in accordance with the attached specific use permit exhibit and all applicable development requirements of the city.
ITEM SUMMARY: The applicant is proposing a specific use permit to allow a Minor Vehicle Repair (Christian Brothers) located on the Southwest corner of Virginia Pkwy and S. Independence Pkwy.
The zoning for the subject property (C2-“Local Commercial”) requires that a specific use permit be granted in order for a Minor Vehicle Repair to be operated on the subject property.
BACKGROUND INFORMATION:
APPLICATION SUBMITTAL DATE: June 9,2026 (Original Application)
July 8,2026 (Revised Submittal)
August 31,2026 (Revised Submittal)
August 21, 2026 (Revised Submittal)
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
C2-Local Commercial allowing for Commercial Uses |
Undeveloped Land |
|
North |
N/A McKinney ETJ |
Commercial- Independence Village |
|
South |
PD-Planned Development Ordinance 2001-02-024 |
Single Family Uses |
|
East |
N/A McKinney ETJ |
Undeveloped Land |
|
West |
PD-Planned Development Ordinance 2001-02-024 |
Single Family Uses |
SPECIFIC USE PERMITS: When acting on a request for a specific use permit, the following factors should be considered:
• Compatibility with adjacent and neighboring land uses in the immediate area
• Adaptability of building structures to the proposed use
• Infrastructure requirements: roads, sidewalks, access to public streets, parking, and drainage
• Elements such as screening, open space, building heights, and compatibility of existing buildings to the proposed use
Staff has evaluated the request based on the above mentioned parameters and feels that the site is appropriate for the proposed use and is compatible with existing land uses of the adjacent properties.
The applicant is proposing to develop Minor Vehicle Repair (Christian Brothers Automotive) on a designated commercial at the hard corner of two major arterials, and adjacent to existing commercial to the south and future retail to the east.
To minimize adverse impacts on the neighboring single-family residential use to the south and the west, the applicant is proposing an 55’ building setback buffer between the single-family use and the proposed development, exceeding the required 30’ on the western adjacency residential adjacency setback. Additionally, the applicant is proposing a 32’ setback on the southern side of the property.
The site is orienting their bays for auto servicing away from the single-family and instead will face Virginia Parkway. The bays will be screened with a door that is finished with glass and shall be constructed to appear as a window when closed.
The applicant intends to provide the required screening along the adjacent single-family residential properties using a metal fence with masonry columns and evergreen landscaping to help mitigate potential impacts to the residents.
The proposed development complies with all site-specific, zoning, and use requirements outlined within the City of McKinney’s Unified Development Code (UDC), including building height, parking, vehicle stacking, landscaping, and screening.
Given the site’s location at the hard corner of two major arterials and its compliance with all applicable City criteria, Staff finds the SUP request appropriate for this location and should not adversely impact any adjacent properties.
As such, staff recommends approval of the SUP request.
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: |
Virginia Parkway, 150’ Right-of-Way, Major Arterial (6 Lanes) Independence Pkwy, 130’ Right-of-Way, Major Arterial (6 Lanes |
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received 0 letters of support to this request and 0 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(s), Staff also received citizen comments through the online citizen portal, which are attached for your reference.
FINANCIAL SUMMARY: N/A