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

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.