Planning commission approves design exceptions for multifamily project at 4401 West University Drive

The City of McKinney Planning and Zoning Commission voted 7-0 on June 10, 2025, to approve design exceptions for a proposed traditional multifamily development at 4401 West University Drive (case 250098SP2). The exceptions modify the zoning ordinance’s typical requirement for a 6-foot masonry screening wall along side and rear property lines.

City planner Jake Bennett told commissioners that the site plan previously appeared before the commission and that staff supports the alternative mix of screening devices proposed by the applicant. The changes approved include an 8-foot composite fence mounted atop a masonry retaining wall along the southern property line adjacent to single-family homes, and an 8-foot masonry wall at grade where the retaining wall ends. Bennett explained that the proposed screening meets the intent of the zoning ordinance and that staff recommended approval of the site plan with the requested design exceptions.

Applicant Matthew Crow, representing JPI, said the development team held outreach with nearby residents and the homeowners association, hosted an open house and a virtual meeting, and provided contact information for follow-up. Crow said roughly 15 neighbors attended the open house and that the general response was “relatively positive,” with neighbors expressing particular appreciation for the applicant’s adjacent Verdant project. Crow said the design changes — including keeping existing trees and planting additional trees, adding the taller screening devices, and providing on-site gated access for maintenance — were intended to address adjacent neighbors’ concerns.

Bennett told the commission staff received two website responses: one opposing the project in general (Dean Liu) and another from Crystal Rentals with questions. The commission received no in-person public testimony on the item at the meeting. Commissioners asked clarifying questions about the retaining wall material and height. Bennett said the retaining wall will be masonry and that the tallest retaining wall height in the southwest corner is roughly 14.5 feet; adding 6–8 feet of masonry on top would be structurally heavy, which is why the applicant proposed an 8-foot composite fence on top of the masonry retaining wall in that location.

Crow said the applicant plans to begin construction on phase 1 by the end of 2025 and anticipated phase 2 construction would start at least six months after that, likely in the third or fourth quarter of 2026. He also confirmed plans for a locked, gated maintenance access near the southeastern corner so on-site staff can maintain the area between the property line and the fence/retaining wall.

Commissioner James moved to close the public hearing and approve case 250098SP2; the motion passed 7-0, which constitutes the commission’s final decision on this site-plan/design-exception request.