Aug 26, 2025 Planning & Zoning Commission

Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Custer Frontier Marketplace, Located on the Southeast Corner of Laud Howell Parkway and Custer Road (REQUEST TO BE TABLED)

Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Drive-Through Restaurant (Smalls Sliders), Located at 1700 North Custer Road

Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject property to “PD” - Planned Development District, Generally to Allow Single Family and Multi-Family Residential Uses and Modify the Development Standards, Located Approximately 140 Feet South of Saffira Way and Approximately 1,350 Feet West of Trinity Falls Parkway

COMMISSION AND STAFF COMMENTS

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[CALL TO ORDER]

[00:00:11]

THE CITY COUNCIL. SOME ITEMS HEARD TONIGHT WILL BE HEARD ONLY BY THE PLANNING AND ZONING COMMISSION, AND OTHERS WILL BE FORWARDED TO THE CITY COUNCIL. TONIGHT I WILL ADVISE THE AUDIENCE IF THE CASE WILL GO ON TO COUNCIL, OR IF IT WILL BE HEARD ONLY BY THE PLANNING AND ZONING COMMISSION. ANYONE WISHING TO SPEAK ON AN AGENDA ITEM? IF YOU WOULDN'T MIND, PLEASE COMPLETING ONE OF THE YELLOW SPEAKER CARDS AND TURN IT INTO A CITY STAFF MEMBER PRIOR TO THE AGENDA ITEM BEING CALLED. WHEN IT IS YOUR TURN TO SPEAK, PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD. WE ASK THAT YOU KINDLY LIMIT YOUR REMARKS TO THREE MINUTES, AND YOU MAY ONLY SPEAK ONE TIME ON EACH AGENDA ITEM. THE COMMISSIONERS ALL REQUESTS THAT WE ALL NOT ONLY TREAT EACH OTHER WITH RESPECT, BUT WE FOCUS ON THE ISSUE AND THAT WE'RE CONCISE IN OUR COMMENTS. I WANT TO STRESS TO EACH OF YOU THAT YOUR OPINION IS IMPORTANT TO THE CITY, AS WELL AS TO US, AND IT DOES BECOME A PART OF THE PERMANENT RECORD FOR THE CITY OF MCKINNEY. WE ALL WANT TO ACT IN THE BEST INTEREST OF THE CITIZENS OF MCKINNEY. SO AT THIS TIME, WE'LL NOW MOVE TO PUBLIC COMMENTS. DO WE HAVE ANY COMMENTS ON ANY OF THE NONPUBLIC HEARING AGENDA ITEMS? OKAY. SEEING THAT THERE ARE NO COMMENTS, WE'LL NOW MOVE TO THE

[CONSENT ITEMS]

CONSENT ITEMS ON THE AGENDA. SO DO WE HAVE A MOTION ON THE CONSENT ITEMS? AND THAT FIRST ITEM WOULD BE ITEM 253103, WHICH IS MINUTES OF THE PLANNING AND ZONING MEETING, REGULAR COMMISSION MEETING OF AUGUST THE 12TH, 2025. I MOVE THAT WE APPROVE THE MINUTES OF OUR LAST MEETING. ITEM NUMBER 25 3103. OKAY. WE HAVE FIRST MOTION BY COMMISSIONER WHATLEY, SECOND. SECOND COMMISSIONER CONRAD. CONRAD. YEAH. CONRAD. OKAY. COMMISSIONERS, IF YOU WILL, PLEASE CAST YOUR VOTE. COMMISSIONER WOODARD, WOULD YOU CAST YOUR VOTE FOR US? I'M NOT SEEING THAT ON HERE. THERE WE GO. THANK YOU. OKAY. AND THE MOTION PASSES. 7 TO 0. OKAY.

[Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Custer Frontier Marketplace, Located on the Southeast Corner of Laud Howell Parkway and Custer Road (REQUEST TO BE TABLED)]

WE'LL NOW MOVE TO THE REGULAR ITEMS ON THE AGENDA. THE FIRST ITEM ON THE AGENDA IS ITEM 250033. AND THIS IS TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON A DESIGN EXCEPTION TO A SITE PLAN FOR CUSTER FRONTIER MARKETPLACE, LOCATED ON THE SOUTHEAST CORNER OF LOT HOWARD PARKWAY AND CUSTER ROAD. THIS REQUEST HAS. IT'S BEEN REQUESTED THAT THIS ITEM BE TABLED. FIRST, I'D LIKE TO CALL UP JAKE. AND YOU'RE ALREADY THERE, JAKE BENNETT.

THANK YOU VERY MUCH, MISS WOODARD. GOOD EVENING. COMMISSION JAKE BENNETT, PLANNER WITH THE CITY OF MCKINNEY. SO THIS IS A ITEM THAT'S REQUESTED TO BE TABLED IN THE PUBLIC HEARING, CLOSED. AS IT WILL BE NOTICED, THERE IS A NOTIFICATION ERROR. SO WE WILL RENOTICE. AND THIS WILL BE BACK ON THE AGENDA FOR THE SEPTEMBER 9TH MEETING. I'LL STAND FOR ANY QUESTIONS. OKAY. SO AS JAKE MENTIONED, THIS WILL COME BACK FOR THE SEPTEMBER 9TH CITY COUNCIL MEETING. DO WE HAVE ANY QUESTIONS FOR JAKE AT THIS TIME? SEEING THERE ARE NO QUESTIONS. THANK YOU. JAKE, DO YOU KNOW IS OUR APPLICANT HERE THIS EVENING? SO OKAY. NO APPLICANT. AND IS THERE ANYONE HERE WISHING TO SPEAK ON THIS ITEM? OKAY. ARE THERE ANY MOTIONS AT THIS TIME? MOVE TO CLOSE THE. THE PUBLIC DISCUSSION AND TABLE. VERY GOOD.

COMMISSIONER MCWILLIAMS HAS MADE A MOTION TO CLOSE THE PUBLIC HEARING AND TABLE THE ITEM. DO WE HAVE A SECOND? THAT MOTION SECOND FROM COMMISSIONER CRAIG. SO IT SHOULD BE IN

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REVERSE. THIS IS MY FAULT. THAT'S OKAY. I WAS TOO QUICK ON THE DRAW. I WAS TOO SLOW TO.

YOU'RE JUST INCORRECT. THANK YOU. CLICKED ON. THERE WE GO. OKAY, COMMISSIONERS, CAST YOUR VOTES. OKAY, SO ITEM 250033 SP HAS PASSED UNANIMOUSLY. UNANIMOUSLY, 7 TO 0. SO THIS REQUEST IS BEING TABLED AND IT WILL GO BEFORE THE SEPTEMBER 9TH CITY COUNCIL MEETING. AFTER COMING TO PNC. IT'S TABLED INDEFINITELY, BUT INDEFINITELY. MEETING. YES. OKAY. STILL GOOD

[Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Drive-Through Restaurant (Smalls Sliders), Located at 1700 North Custer Road]

WITH SEPTEMBER 9TH MEETING. OKAY. MOVING ON TO OUR NEXT ITEM, WHICH IS ITEM 250010SUP.

CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON A SPECIFIC USE PERMIT REQUEST FOR A DRIVE THRU RESTAURANT, WHICH IS SMALL SLIDERS. LOCATED AT 1700 NORTH CUSTER ROAD. JAKE AGAIN, THANK YOU AGAIN. THE APPLICANT PROPOSES A DRIVE THRU RESTAURANT NEAR THE SOUTHEAST CORNER OF US 380 AND CUSTER ROAD. THE UNIFIED DEVELOPMENT CODE REQUIRES A SETBACK OF 200FT FROM A BUILDING OR SPEAKER BOX TO SINGLE FAMILY RESIDENTIAL USE OR ZONING DISTRICT. THE CLOSEST SPEAKER BOX IS LOCATED APPROXIMATELY 100FT FROM THE ADJACENT PROPERTY LINE, WHICH IS ALONG A DESIGNATED COMMON AREA. THE COMMON AREA LOT INCLUDES A CREEK AND HEAVILY TREED FLOODPLAIN AREA, WHICH IS APPROXIMATELY 150FT WIDE AT ITS SLIMMEST POINT, INCLUDING THE WIDTH OF THE COMMON AREA. THE SPEAKER BOX IS APPROXIMATELY 260FT FROM THE CLOSEST RESIDENTIAL LOT LINE. STAFF RECOGNIZES THAT THE COMMON AREA WILL LIKELY REMAIN UNDEVELOPED DUE TO THE EXISTING CREEK, FLOODPLAIN, AND TREES, AND SHOULD ADEQUATELY SEE, SCREEN AND BUFFER THE RESTAURANT FROM THE HOMES TO THE SOUTHEAST. AS SUCH, STAFF RECOMMENDS APPROVAL AND I'LL STAND FOR ANY QUESTIONS. OKAY. THANK YOU.

JAKE, DO WE HAVE ANY QUESTIONS FOR JAKE? THAT'S THE ONLY VARIANCE THAT THEY'RE REQUESTING IS JUST FOR THE THE BOXES, THEIR SPEAKER BOXES, ESSENTIALLY, YES. SO THE REASON FOR THE REQUIREMENT, IF YOU REMEMBER, A FEW MONTHS AGO, COUNCIL VOTED FOR THE DISTANCE REQUIREMENT FOR THE DRIVE THROUGH RESTAURANTS. AND SO BECAUSE OF THE PROXIMITY TO THE COMMON AREA LOT LINE, WHICH AGAIN IS 100FT INSTEAD OF BEYOND 200, THAT'S THE REASONING. EVEN THOUGH IT WILL NEVER DEVELOP A SINGLE FAMILY RESIDENTIAL. OKAY. SO JAKE, IS THAT IS THAT LOCATION OF THAT SPEAKER? IS IT RIGHT THERE ON THAT? I GUESS THAT'S THE SOUTH SIDE. YEAH, THAT'D BE THE BUILDING. RIGHT SIDE. YEP. SO THAT THAT ARROW REPRESENTS THE WHAT WAS THE DISTANCE. THAT IS ABOUT 260FT. CAN YOU PULL UP THE ANNOTATION, PLEASE? OH, 260FT FROM THE RESIDENTIAL LOT LINE. IT'S ABOUT 100 FROM THE COMMON AREA. GOTCHA. OKAY, THANKS. YEP. ANY OTHER QUESTIONS FOR JAKE? OKAY, JAKE. SEEING NO QUESTIONS. THANK YOU VERY MUCH. IS OUR APPLICANT HERE THIS EVENING? THANK YOU. WOULD YOU KINDLY STATE YOUR NAME AND YOUR ADDRESS FOR US? YES. JAKE ROZELLE, CITADEL DEVELOPMENT ADDRESS IS 1244 VALENTINE LANE, ROGERS, ARKANSAS. THANK YOU. SO, DID YOU HAVE QUESTIONS FOR ME? DID YOU HAVE A PRESENTATION OR ANYTHING YOU'D LIKE TO SHARE? I THINK THIS KIND OF EXPLAINS KIND OF WHAT WE'RE ASKING FOR. YOU KNOW, THE THE ONE, THE MAIN REASON THAT WE WERE NEEDING TO APPLY FOR THE SUPP IS JUST THE DISTANCE. BUT AS MR. BENNETT STATED, IT'S IT'S GOING TO BE REALLY HARD TO DEVELOP THAT AREA. IT'S VERY WOODED. IF YOU'RE ACTUALLY STANDING ON THE SITE, YOU CAN JUST BARELY SEE THE TOP OF THE ROOF LINE THERE. SO WE THINK THAT, YOU KNOW, I DON'T THINK THERE WILL BE ANY ISSUES WITH THE SPEAKER BOX BEING THERE. OKAY. BUT UP TO YOU. ARE THERE ANY QUESTIONS FOR THE APPLICANT? I MAKE A MOTION TO CLOSE. NEVER MIND. MY APOLOGIES. NO QUESTIONS FOR ME THOUGH. THANK YOU. OKAY. THANK YOU. THANK YOU. ARE THERE ANY CITIZENS FROM MCKINNEY WHO'S WANTING TO COME UP TO MAKE ANY COMMENTS REGARDING THIS ITEM? I

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HAVE A QUICK QUESTION FOR JAKE REAL QUICK. YOU KNOW, YOU DIDN'T GET AWAY THAT EASY. THE RESIDENTS THAT ARE CLOSEST ARE THEY WERE THEY INCLUDED IN THE NOTICING OR. I BELIEVE SO I'D HAVE TO GO BACK AND CHECK. BUT I BELIEVE THEY WERE WITHIN THE 200 FOOT BUFFER. THAT BUFFER IS NOT MEASURED FROM ANY OF THE SITE FEATURES. IT'S FROM THE PROPERTY LINE ITSELF. SO WITH THAT CLOSEST POINT BEING ABOUT 150, 160FT AWAY, THERE WERE, I THINK, A HANDFUL OF HOMES THAT WERE BACK THERE THAT WERE NOTIFIED. WE HAVEN'T RECEIVED ANY CITIZEN COMMENTS OR ANYTHING LIKE THAT. OKAY. THAT WAS MY ONLY QUESTION. ADDITIONALLY, THE HOA AT LARGE WOULD HAVE RECEIVED NOTICE SINCE IT'S DIRECTLY NEXT TO THE HOA LOT. GOTCHA. THANK YOU.

YEAH, I WILL NOW MAKE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THIS ITEM. WE HAVE A MOTION FROM COMMISSIONER CRAIG TO CLOSE THE PUBLIC HEARING AND MAKE A MOTION TO APPROVE.

SECOND. SECOND. BY MR. COMMISSIONER MCWILLIAMS. OKAY. AND THIS ITEM, ITEM 250010 SUP.

PASSES UNANIMOUSLY 7 TO 0. AND IT WILL BE FORWARDED TO THE CITY COUNCIL FOR FINAL ACTION AT THE SEPTEMBER 16TH, 2025 MEETING. OKAY. WHICH BRINGS US TO OUR NEXT ITEM, ITEM 250035Z2,

[Conduct a Public Hearing to Consider/Discuss/Act on a Request to Zone the Subject property to “PD” - Planned Development District, Generally to Allow Single Family and Multi-Family Residential Uses and Modify the Development Standards, Located Approximately 140 Feet South of Saffira Way and Approximately 1,350 Feet West of Trinity Falls Parkway]

WHICH IS CONDUCT TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON A REQUEST TO ZONE THE SUBJECT PROPERTY TO PD PLANNED DEVELOPMENT DISTRICT GENERALLY TO ALLOW SINGLE FAMILY AND MULTIFAMILY RESIDENTIAL USES AND MODIFY THE DEVELOPMENT STANDARDS. LOCATED APPROXIMATELY 140FT SOUTH OF SAPHIRA WAY AND APPROXIMATELY 1350FT WEST OF TRINITY FALLS PARKWAY. JAKE, THANK YOU AGAIN. THIS PD INCLUDES A MIX OF SINGLE FAMILY RESIDENTIAL PRODUCT TYPES TO BE PERMITTED ACROSS THE ENTIRETY OF THE 136 ACRE TRACT. THE SUBJECT PROPERTY IS LOCATED JUST EAST OF THE PROPOSED HONEY CREEK MASTER PLANNED COMMUNITY OF ABOUT 1650 ACRES, AND IS UNDER THE SAME OWNERSHIP. THE PROPOSED DEVELOPMENT REGULATIONS INCLUDE THREE RESIDENTIAL PRODUCT TYPES, WHICH ARE TRADITIONAL COTTAGE AND VILLA, WITH MINIMUMS AND MAXIMUMS INCLUDED TO GUARANTEE A MIX OF EACH HOUSING TYPE ACROSS THE PROPERTY. STAFF BELIEVES THAT THERE THAT THE PROPOSED ZONING IS COMPATIBLE WITH THE SURROUNDING AREA AND COMPATIBLE WITH THE COMPREHENSIVE PLAN, AND AS SUCH, STAFF RECOMMENDS APPROVAL OF THE THE REQUESTED ZONING AND I'LL STAND FOR ANY QUESTIONS.

OKAY. DOES ANYBODY HAVE ANY QUESTIONS FOR JAKE? HOW IS THE NEIGHBORHOOD GOING TO BE ACCESSED THAT I WILL LEAVE TO THE APPLICANT TO KIND OF ANSWER THAT WITH THIS JUST BEING A ZONING, REALLY, WE'RE JUST LOOKING AT THE DEVELOPMENT REGULATIONS, BUT I'LL LEAVE THAT TO THE APPLICANT. THEY MAY ALREADY HAVE SOME IDEAS IN MIND FOR THAT. OKAY. AND CAN YOU DRAW APPROXIMATELY WHERE LOT IS GOING TO EXTEND THROUGH THERE. YEAH. SO I BELIEVE I CAN'T REALLY REMEMBER HOW FAR NORTH IT GOES, BUT I BELIEVE IT'S SOMETHING LIKE MAYBE IT'S NOT GOING THERE. ARE YOU DRAWING ON THE OTHER. SORRY. THAT'S OKAY. IT DOES KIND OF EXTEND. KIND OF LIKE THAT. I NOT SURE THE EXACT LAYOUT. I WISH WE HAD THE THAT DRAWN ON HERE, BUT I COULD GET YOU KNOW, I WAS JUST CURIOUS IF, IF ANY OF THE THIS TRACT WOULD BE MORE APPROPRIATE AS COMMERCIAL WITH HAVING THE LOT HOW BUT IF IT'S DOESN'T CREATE MUCH FRONTAGE THEN. YEAH.

THERE'S ALSO IF THERE IS ANY FRONTAGE, I BELIEVE DOWN IN THE SOUTHEAST CORNER WHERE YOU CAN KIND OF SEE ALL THE TREES BASED ON THE AERIAL, I BELIEVE SOME OF THAT IS FLOODPLAIN. SO I'M NOT SURE IF ANY OF IF THERE WOULD BE ANY COMMERCIAL. IT MAKES SENSE TO PUT IT ALONG.

LOT HOWL AND I'M NOT SURE HOW MUCH WOULD ACTUALLY END UP BEING A LONG, WIDE HOWL IF THAT'S FLOODPLAIN BECAUSE OF FLOODPLAIN. YEAH. OKAY, GOTCHA. SO IT'S PRETTY WELL BUFFERED FROM LOT HOWL, ACTUALLY. THANK YOU. ANY OTHER QUESTIONS FOR JAKE? SEEING AS NONE. THANK YOU.

JAKE, IS OUR APPLICANT HERE THIS EVENING? YES, MA'AM. OKAY. THANK YOU. IF YOU CAN KINDLY STATE YOUR NAME AND YOUR ADDRESS FOR. GOOD EVENING. COMMISSION. MY NAME IS LEVI.

WILD WITH WILD LAND DEVELOPMENT CONSULTING. MY ADDRESS IS 3899 MAPLE AVENUE, SUITE 300, IN DALLAS, TEXAS. REALLY APPRECIATE JAKE'S HELP AND ALL STAFF'S HELP IN GETTING THIS

[00:15:01]

CASE PROCESSED. WE'VE, YOU KNOW, READ ALL OF HIS RECOMMENDATIONS AND WE AGREE WITH THEM. AND HAPPY TO ANSWER ANY QUESTIONS THAT THE COMMISSION MIGHT HAVE. WE ALL HAVE. WE ALL HAVE A MASTER PLAN FOR ACCESS TO THIS TRACTOR. ABSOLUTELY. SO AS A PART OF THE DEVELOPMENT OF THE HONEY CREEK MASTER PLAN, WHICH IS NOW CALLED WILDWOOD, WE WILL BE EXTENDING LOT HOWL PARKWAY FROM TRINITY FALLS PARKWAY ALL THE WAY TO LAKE FOREST. SO THAT 3.8 MILE SEGMENT OF ROAD WILL GET FRONTAGE ON THIS ROADWAY, WHICH WILL ALLOW FOR ACCESS. OKAY. THANK YOU. AND ONE CLARIFICATION ON THE AGENDA ITEM IS THAT WE ARE ONLY REQUESTING SINGLE FAMILY USES.

WE ARE NOT REQUESTING MULTIFAMILY USES. ONE OF OUR INITIAL REQUESTS OF THE CITY WERE FOR MULTI-FAMILY USES, WHICH STAFF DID NOT FEEL COMFORTABLE WITH. SO WE'VE REMOVED THAT REQUEST. SO IS THERE SOME SORT OF CONCEPT DEVELOPMENT THAT'S BEEN SUBMITTED TO THE CITY THAT WE HAVE NOT MADE A FORMAL SUBMISSION SUBMITTAL FOR A PLAT, BUT I ANTICIPATE THAT THAT WILL BE COMING IN THE NEAR FUTURE. IT IS FOR SINGLE FAMILY RESIDENTIAL, CONSISTENT WITH THE MIX IN THIS PD. OKAY, THANKS. AND LEVI, IS THAT A FEE SIMPLE FOR SALE PRODUCT OR RENTAL? SINGLE FAMILY. IT IS A FEE SIMPLE FOR SALE PRODUCT WITH AN AMENITY CENTER. SO AND IT'S BEING DONE IN TWO PHASES. I'M NOT SURE IF THE PHASES WILL GO EAST WEST OR NORTH SOUTH, BUT INCLUDING THE AMENITY CENTER IN THE FIRST PHASE.

THANK YOU. AND WHAT IS THE WHAT'S AGAIN THE PROPOSED NUMBER OF HOME SITES THAT ARE GOING TO BE THERE. IT'S IN THE 500 TO 600 IS KIND OF THE IN THE NEIGHBORHOOD OF WHERE IT IS.

I THINK IT'S 540, BUT THEY'RE STILL WORKING ON THE LAND PLAN TO NAIL DOWN A FINAL NUMBER.

OKAY. THANK YOU. ARE THERE ANY OTHER QUESTIONS? WHAT ARE THE PLANS FOR THE THE FLOODPLAIN AREA? THE FLOODPLAIN AREA WILL BE LEFT NATURAL. THERE'S NOT THERE'S SOME SEVERE TOPO IN THAT AREA AND FLOW THAT'S GOING THROUGH IT. SO BEST TO JUST KIND OF LEAVE IT AS IT IS. OKAY.