Title
Consider/Discuss/Act on a Request for the Waiver of Roadway Impact Fees in Accordance with the Neighborhood Empowerment Zone Impact Fee Waiver Program for a Proposed Multi-Family Development (Cotton Mill) Located on the Southeast Corner of State Highway 5 (McDonald Street) and Elm Street
Summary
COUNCIL GOAL: Enhance the Quality of Life in Downtown McKinney
MEETING DATE: July 21, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Cassie Bumgarner, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, Director of Planning
RECOMMENDED CITY COUNCIL ACTION:
* Staff recommends denial of the roadway impact fee waiver request.
ITEM SUMMARY:
* Pursuant to Article III, Section 98-85 (Neighborhood Empowerment Zone, NEZ) of the city's Code of Ordinances, the applicant requests roadway impact fee waivers for a proposed multi-family development (Cotton Mill) located on the southeast corner of State Highway 5 (McDonald Street) and Elm Street.
* Typically, NEZ Program impact fee waivers can be approved by Staff; however, requests that exceed $50,000 or those that include multi-family residential construction require City Council review and approval.
* The proposed multi-family development consists of 1,140 multi-family residential units in four phases. Phase I will include both market rate and affordable multifamily housing governed by an HFC agreement with the McKinney Housing Authority.
* Approval of the impact fee waiver will result in foregone roadway impact fee revenues of $2,946,900, estimated from the 1,140 multi-family units on this application.
CRITERIA FOR ELIGIBILITY:
* For multi-family projects to receive NEZ Program impact fee waivers, the design and completion of the new construction must be generally compatible with the massing, size, scale, and architectural features of the surrounding neighborhood. Eligibility shall be determined, in part, by reviewing the project against the "Guidelines for New Construction in the NEZ" fo...
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