[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6640390,"mediaKeyId","2556037-a402818647cb71d9ae342223bc48b9bb","parentId",2556037,"title","Commission backs UDC amendments to align McKinney Town Center rules with the UDC; forwards to council","audioSeconds",957,"startMs",4953000,"endMs",5910000,"viewUrl","/Search/View?dp=1&key=2556037-a402818647cb71d9ae342223bc48b9bb&start=4953&end=5910","thumbnailUrl","https://assets.pipeline.soar.com/2556037-a402818647cb71d9ae342223bc48b9bb/thumbnail_4953000.jpg","articleUrl","/articles/6640390/McKinney/Collin-County/Texas/Commission-backs-UDC-amendments-to-align-McKinney-Town-Center-rules-with-the-UDC-forwards-to-council","mediaUrl","https://secure.pipeline.soar.com/6640390-92d48e9ae1b63d29225d67d57691b98b/orig.mp4?Expires=1771000968&Signature=JlwtpuNUoaAVV0~yqDx6dRVtEPHJJ-evXlLDy6dTX~nmFeqhvPFQrNeQBnIoIuDVZFNCM6pv9lNxke2t7v6Jz8nbTJfZgG2aYkkwWprf9PD63yNF5zwSm0GXKpqTDBW7UGZiOC0B2aDzs5gg4blaegHZPv6lC48TxShprO~890RorevRHXMh57onxeKMHtuYjSUTRco5OtQxxeEAr5wwXBOtIbW3iSLljMcKSjPiaaWb5Pe3zUBH0I9emROD4klwUrmEF25j5NWJDceffaeK2qCkDMx7f74DTIS5HA0mZZzPcni-F5jWR~N5dtchd0t61XkmIgBTXmpfkKETUw8FSw__&Key-Pair-Id=KUT5TJCACFTXG","author","McKinney","date","2025-03-11T00:00:00Z","article","The Planning and Zoning Commission voted 7‑0 to recommend approval of amendments to the City of McKinney Unified Development Code (UDC) affecting the McKinney Town Center (MTC) zoning appendix, forwarding the package to City Council for final action in May 2025.

City planner Cameron Christie described the amendments as a mix of editorial “fine tuning” (typo corrections and clarifications) and substantive changes intended to make the MTC’s form‑based code work more consistently with the rest of the UDC. Christie said the changes replace several MTC‑specific land‑use names and consolidate or convert uses so the MTC use table aligns with the UDC’s main table of uses.

The substantive changes include adding community gardens, allowing temporary warming stations, permitting electric vehicle charging stations as accessory uses, creating a new, broader “craft consumables” use to replace existing microbrewery/distillery/winery/cidery entries, and splitting the existing commercial amusement category into commercial entertainment and reception/event center uses. The craft consumables use would allow small‑scale production and on‑site sales of alcoholic and non‑alcoholic beverages and food products (examples cited included chocolatiers and coffee roasteries). The code language carried forward an existing size restriction: craft consumable uses would be limited to buildings under 20,000 square feet but could be permitted up to 50,000 square feet when paired with an appropriately sized restaurant frontage, consistent with analogous UDC text.

The amendments also change how entertainment uses are regulated: in the MTC’s historic core and downtown core, commercial entertainment and certain reception/event uses would move from requiring a specific‑use permit to being allowed by right; in transition/edge districts the amendments would allow these uses with criteria (including a 300‑foot minimum separation from residential uses or zones unless modified by a specific‑use permit). The change for outdoor entertainment in the downtown edge is to permit it via specific‑use permit where it had been not allowed.

Christie and other staff said they had taken feedback from a December Planning & Zoning work session and a City Council work session and revised the draft accordingly. Commissioners asked clarifying questions about the temporary nature of warming stations and whether the restaurant that unlocks a larger square footage allowance for craft consumables must be the same legal occupant; staff said the code does not explicitly require the same user and that unique cases would be evaluated based on intent and code standards.

No public speakers addressed the item in the commission hearing. Commissioner Hammock moved approval and Commissioner Woodard seconded; the motion passed 7–0 and will go to City Council for final action in May 2025.

Staff said the amendments are not intended to create new nonconformities and that they aim to make the MTC easier to use and clearer for applicants and staff.","mediaType","Video","parentTitle","McKinney - Planning & Zoning Commission - Mar 11, 2025","oneSentenceSummary","The commission voted 7-0 to recommend a package of non‑substantive and substantive amendments to the McKinney Town Center (MTC) rules in the Unified Development Code, including creation of a new ‘craft consumables’ use and changes to how commercial amusement/entertainment is allowed.","taxTitle","McKinney, Collin County, Texas","taxId",2778,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6640394,"Commission splits on University Drive gas station rezoning; approves 4–3 and forwards to council",2251,2449000,4700000,"/Search/View?dp=1&key=2556037-a402818647cb71d9ae342223bc48b9bb&start=2449&end=4700","https://assets.pipeline.soar.com/2556037-a402818647cb71d9ae342223bc48b9bb/thumbnail_2449000.jpg","/articles/6640394/McKinney/Collin-County/Texas/Commission-splits-on-University-Drive-gas-station-rezoning-approves-43-and-forwards-to-council","https://secure.pipeline.soar.com/6640394-54774d3be59a32da3a8e586eff006af1/orig.mp4?Expires=1771000968&Signature=AfEqtGGWvx~Y0ZvtV1rk8svO9wDIXojrx0wX2y6ggCEiLMumbKAztKhPaV96Rhkjx5vZe1RxxGuSsuDwSp5IIJ76FAyIAo1DOnf3fl5YYrylsViLZkyQVb7hcAixMroOr24QwtTLT0kWTsPmtacAmSXZsPpPtW2cCZSOiE6h~aTLHrI7TyunwMKf06Z4FXS6L0R-GwIKfub4N75Gv0~eznaSWEGpHwshuf9LvtH7Mc1IUdRF6DdCCRNlPtpMA144gE--HtmLMoTAvg1ioR7-F25oZHG3tYuBZNwXJBLcauW9XJlk~tiquQiFtQJ6NdqyZdFUkLHeb7FL4wPE64oXHA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission recommended approval, by a 4–3 vote, of rezoning case 240146 Z to allow a Murphy USA passenger fueling station and convenience store at 500 West University Drive, forwarding the item to City Council for final action March 31, 2025. Staff had recommended denial.

Stewart Story, a planner with the City of McKinney, summarized the applicant’s request and explained the zoning exceptions the applicant sought. Under the PD proposal the applicant requested reductions to three Unified Development Code (UDC) standards: a reduction in the residential adjacency setback from 20 feet to 16 feet; a reduction in the street buffer width from 20 feet to 5.85 feet; and an exception to the UDC’s 250‑foot separation requirement between passenger fuel pumps and residential properties, proposing a reduced separation of about 103 feet. Stewart told commissioners staff was not supportive of the reductions and recommended denial because the PD did not offer compensating public benefits or enhanced design measures to mitigate impacts.

Applicant Jeff Tucker, representing Murphy USA’s development team, said the company builds a standard prefabricated building of about 2,800 square feet and typically proposes six pumps (the firm’s typical range is six to eight; the most the applicant reported having built is 10). Tucker said the site constraints — fire‑lane radii, required drive aisles and the location of existing rights‑of‑way — limit the ability to meet the 250‑foot separation without reducing pumps or altering the standardized building footprint.

Engineer Alan Perez said a single landscape variance (about 5 feet) affects the southeast corner of the site and that the team had coordinated preliminary engineering and fire department reviews of access and radii prior to the PD submission. Jeff Tucker and project representatives said they had contacted adjacent property owners; they described one adjacent resident who asked for a screening option and said the applicant is willing to install either a six‑foot masonry wall or an iron fence with landscaped columns depending on neighbor preferences.

Paul Griffin, who owns two rental properties immediately east of the site at 1804 and 1806 College Street, spoke in opposition. Griffin said the College Street driveway alignment will send vehicles directly toward his property and expressed concerns about traffic, odors and safety. He said a tenant contacted the developer but the property owner had not been consulted in the manner he would have preferred and that both of his properties would be in opposition.

Commission discussion referenced other, older service stations on the 380 corridor and several commissioners said those predated the current UDC standard. Commissioner Charles (last name not stated) observed trucks servicing dumpsters and deliveries at existing nearby sites and noted those movements can affect College Street whether fuel dispensers are present or not. Some commissioners cited precedent and the existing corridor pattern as reasons to approve; others said the requested 250‑foot reduction and reduced buffers were significant enough to sustain objections from adjacent residents and to justify denial. Commissioner Watley moved to close the public hearing earlier in the item’s consideration.

Commissioner Deidra (last name not specified in the record) made the motion to approve the rezoning; Commissioner Whitley seconded. The motion passed at an initial count reported as 4 yeas and 2 nays, after which a re‑vote recorded a final tally of 4–3 in favor. The commission’s recommendation will go to City Council on March 31, 2025.

Staff noted the UDC’s 250‑foot pump separation provision is intended to limit impacts (noise, odors, traffic) on nearby residences; staff told commissioners the requirement predates the 2022 UDC and that some existing stations in the corridor may be older, nonconforming uses. The applicant and staff agreed there is limited space to reconfigure the site without changing building size or pump count. The record shows staff recommended denial and the commission voted to recommend approval to council.","After public comment and staff opposition, the commission approved 240146 Z (rezoning 500 W. University Drive to PD for a Murphy USA service station) by a 4–3 vote, sending the item to City Council for final action March 31, 2025. Staff had recommended denial citing multiple requested reductions to UDC standards.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6640396,"Planning commission approves mixed-use PD for highway-adjacent site, forwards to council",1970,550000,2520000,"/Search/View?dp=1&key=2556037-a402818647cb71d9ae342223bc48b9bb&start=550&end=2520","https://assets.pipeline.soar.com/2556037-a402818647cb71d9ae342223bc48b9bb/thumbnail_550000.jpg","/articles/6640396/McKinney/Collin-County/Texas/Planning-commission-approves-mixed-use-PD-for-highway-adjacent-site-forwards-to-council","https://secure.pipeline.soar.com/6640396-429948bfa349eb9ad86625a001fb4173/orig.mp4?Expires=1771000968&Signature=GlqEjp9zfiHKBtAE2wrV3acmgLQJ-bFgEkDwiheRFcMAopZs97wiRX5Qvz7UWkf0hnrgyKZcTzGhE8E0InfbcDSj~Pmo0G4NlLTXq13kzgJbFPdvyBl3AlslrnLVU~qU9lf7xSQa~2swMtVhBzEVEvXLuqfZFINaCM5nOB7Q6jqF1Ev6eFmG4TMZZNNj~IHSwFIiryEGj8NYC4hn4dX7ZIGYYe-8GVqaW9T7JqU~c5ToE-GMkpiZSKn661h2anZzNeY5TMz04xkcjVd61NFzFrnQDhAdq-Mg3oVDe6Q819bteQERbqYId3pFEopCC9bpMupnxGCYsPcFrFuE0auIxQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of McKinney Planning and Zoning Commission voted 7-0 to recommend approval of rezoning case 24018 Z to create a plan development (PD) district for a large mixed‑use project near the intersection of U.S. Highway 75 and the U.S. 380 bypass, forwarding the item to the City Council for final action scheduled March 31, 2025.

The PD would divide the site into four “tracks” with differing programs: a traditional multifamily track, a brownstone/townhome track, a grocery‑anchored retail track and a higher‑intensity office/hotel track intended to attract corporate users. Tommy Mann, representing the development team, said the plan is “a walkable, highly amenitized, mixed‑use project” with a central open space and retail core. Alex Bez, the applicant’s designer, described a program that places parking garages and multi‑family uses adjacent to the highways to buffer interior parks and retail.

Commissioners and staff discussed development triggers, parking ratios and phasing. Staff member Jake (last name not stated) described the PD’s triggers: on Track 3 the PD would permit up to 445 multifamily units but requires at least 20,000 square feet of nonresidential floor area on that track before multifamily can be built; on Track 4 a similar trigger applies, including staged increases to commercial square footage before unlocking additional multifamily units. Jake also said Tracks 3 and 4 would have reduced surface parking requirements because most parking is expected to be structured and shared; he described a target of roughly 1.5 parking spaces per unit with supplemental curb parking planned in a central garage that must be completed at or before issuance of a certificate of occupancy for multifamily buildings.

Applicant representatives provided development‑program estimates and renderings. Alex Bez said the office program could total “about 320,000 square feet” in one comment and, earlier in the presentation, described a combined office total “about 350,000 square feet” with “an over 900‑space parking garage.” Bez also said the team anticipates roughly 1,200 multifamily units across the tracks and described a retail core of roughly 40,000 square feet around a park that is “just a little under a half acre.” The team described brownstone product with two‑car garages for each unit and said typical urban multifamily unit mix would be “around 60% studios and ones, and 40% twos and threes.” These program numbers were presented by the applicant as planning‑level estimates and were attributed to the project team during the public presentation.

Commissioners praised the design detail and asked about floodplain reclamation, the location of surface and internal “fire lane” drives, and how the developer planned to connect on‑site trails to the City of McKinney’s broader trail network. The applicant said reclamation and infrastructure work for the southern portion of the site would be part of the first phase and that on‑site trails will include connections to planned City of McKinney and Honey Creek trail segments.

No members of the public spoke during the public hearing on this item. Commissioner Gina Hammock moved approval; Dieter Woodard seconded. The motion passed 7–0 and will be forwarded to City Council for final action on March 31, 2025.

The PD approved by the commission includes explicit development‑phasing triggers tying nonresidential floor area to when multifamily may be built, requirements for structured parking, and form‑based standards for brownstones and other building types. Staff said the PD regulations memorialize amenity and connectivity commitments (trails, pocket parks, streetscape standards) that the commission cited as reasons for support.","The Planning and Zoning Commission voted 7-0 to recommend approval of a plan development district that would allow a four-track, mixed-use project near the intersection of U.S. 75 and the 380 bypass; the developer and staff described phasing rules that tie commercial development to multifamily units.","actionData","errors"]

Article not found

Commission backs UDC amendments to align McKinney Town Center rules with the UDC; forwards to council

Commission splits on University Drive gas station rezoning; approves 4–3 and forwards to council

Planning commission approves mixed-use PD for highway-adjacent site, forwards to council