Apr 28, 2026 Planning & Zoning Commission

[CALL TO ORDER]

[00:00:10]

SERVE AT THE PLEASURE OF CITY COUNCIL. TONIGHT YOU WILL BE HEARING A SERIES OF ITEMS. SOME OF THOSE ITEMS WILL ONLY BE HEARD BY PLANNING AND ZONING, WHILE OTHERS WILL THEN BE FORWARDED ON TO CITY COUNCIL FOR FINAL DETERMINATION. I WILL ADVISE THE AUDIENCE IF THERE IS A CASE THAT GOES ON TO CITY COUNCIL, OR IF IT WILL ONLY BE HEARD BY PLANNING AND ZONING.

IF YOU ARE HERE THIS EVENING AND YOU WOULD LIKE TO SPEAK ON AN ITEM, WE ASK THAT YOU PLEASE COMPLETE A SPEAKER CARD AND KINDLY TURN IT IN PRIOR TO SPEAKING ON THAT ITEM. WHEN YOU COME APPROACH TO SPEAK, WE DO ASK THAT YOU PROVIDE YOUR NAME AND YOUR ADDRESS. AND THEN WHEN IT IS YOUR TURN TO SPEAK, WE KINDLY ASK THAT YOU LIMIT YOUR REMARKS TO THREE MINUTES. YOU ARE ABLE TO SPEAK ONLY ONE TIME ON EACH AGENDA ITEM. YOUR COMMENTS ARE IMPORTANT TO US.

THEY DO BECOME A PART OF THE CITY RECORD AND WE DO ENCOURAGE YOU. THE COMMISSIONERS DO ASK THAT WE ALL TREAT EACH OTHER WITH RESPECT, THAT WE FOCUS ON THE ISSUE, AND THAT WE ARE CONCISE IN OUR COMMENTS. AT THIS TIME, I WILL MOVE TO THE PUBLIC. COMMENTS. DO WE HAVE ANY COMMENTS ON THE NONPUBLIC HEARING AGENDA ITEMS? OKAY, WE'LL NOW MOVE TO THE CONSENT

[CONSENT ITEMS]

SECOND BY COMMISSIONER WATLEY. KINDLY CAST YOUR VOTE. OKAY. AND THE MOTION PASSES

[23-0066SP Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for a Mixed Residential Development at the South Side of Fitzhugh Street and on the East and West Side of Murray Street]

CHIARA ROBINSON, DOWNTOWN DEVELOPMENT PLANNER WITH THE CITY OF MCKINNEY. THE REQUEST BEFORE YOU IS FOR DESIGN EXCEPTION FOR A MIXED RESIDENTIAL DEVELOPMENT AT 851 MURRAY STREET. THE 3.158 ACRE PROPERTY IS LOCATED IN THE HISTORICALLY SIGNIFICANT AREA AND LINED BY FITZHUGH STREET TO THE NORTH AND MURRAY STREET TO THE WEST. THIS LOT HAS BEEN OWNED AND MAINTAINED BY THE MCKINNEY HOUSING AUTHORITY, AND THE UNITS PROVIDED WILL SUPPORT MHA'S GOAL TO INCREASE THE AVAILABILITY OF DECENT, SAFE AND AFFORDABLE HOUSING IN MCKINNEY. TYPICALLY, SITE PLANS ARE APPROVED AT THE STAFF LEVEL, BUT THE APPLICANT HAS REQUESTED A DESIGN EXCEPTION, WHICH REQUIRES CONSIDERATION BY THE PLANNING AND ZONING COMMISSION FOR APPROVAL. THE DESIGN EXCEPTION OUTLINED IN YOUR PACKET REFERS TO SCREENING TO SCREENING DEVICE STANDARDS. TYPICALLY, MULTIFAMILY USES REQUIRE A SOLID WALL MASONRY SCREENING DEVICE ALONG EACH PROPERTY LINE. THE APPLICANT IS PROPOSING A SCREENING DEVICE CONSISTING OF A SIX FOOT WROUGHT IRON FENCE WITH MASONRY COLUMNS AND SIX FOOT TALL EVERGREEN SHRUBS EVERY 20FT. SEEING THAT SIMILAR MULTIFAMILY DEVELOPMENTS WITHIN THE HISTORICALLY SIGNIFICANT AREA HAVE BEEN APPROVED WITH SIMILAR SCREENING DEVICE ALTERNATIVES.

STAFF RECOMMENDS APPROVAL. I'LL STAND FOR ANY QUESTIONS. THANK YOU, MISS ROBINSON. ARE THERE ANY QUESTIONS? I JUST HAVE ONE. HOW. WHAT IS THE HEIGHT ON THE. SORRY. WHAT? HOW TALL IS THE STRUCTURE THAT THEY'RE PLANNING ON? SO IT'S SIX FEET. SO THE WROUGHT IRON AND THE SHRUBS WILL BE SIX FEET TALL. THE ACTUAL MULTIFAMILY STRUCTURE. SORRY. THAT'S OKAY. IT SHOULD BE LAID OUT ON THE SITE PLAN. I CAN'T SEE FROM HERE. IT'S GOING TO BE TWO STORIES. TWO STORIES.

OKAY. THANK YOU. CAITLIN. AND THESE ARE EXISTING BUILDINGS? NO. SO THERE USED TO BE EXISTING MULTIFAMILY UNDER MHA AT THE SITE. THOSE WERE DEMOLISHED. AND THEY'RE PUTTING A NEW DEVELOPMENT THERE. OKAY. I SAW THEM ON THE SITE PLAN OR THE AERIALS AND WONDERED. YES.

PRIOR TO THIS, THEY DIDN'T HAVE ANY SORT OF SCREENING. I DON'T BELIEVE SO. OKAY. AND WHAT'S THE REASON FOR WANTING TO DO THE WROUGHT IRON AS OPPOSED TO A FULL MASONRY? DO YOU KNOW? IN THIS PART OF MCKINNEY AND THE HISTORICALLY SIGNIFICANT AREA, WE ALLOW WE WE ALLOW FOR ALTERNATIVE SCREENING DEVICES. BUT IN THIS CASE, THEY REQUESTED IT PRETTY LATE INTO THE SITE PLAN PROCESS. AND SO WE'RE HOPING TO PUSH THE PROJECT FORWARD. ANY ADDITIONAL QUESTIONS? THANK YOU. IS OUR APPLICANT HERE THIS EVENING? YES, MA'AM. THANK YOU. GOOD

[00:05:19]

THEY HAD A SCREENING WALL THAT THEY WERE LOOKING AT, AND THEY JUST DIDN'T REALLY LIKE THE LOOK OF IT. AND THEY THOUGHT THE THE WROUGHT IRON WITH THE VEGETATION WAS A BETTER LOOK AND BETTER FIT WITH THE AREA. OKAY. CASEY, YOU MAY OR MAY NOT KNOW THE ANSWER TO THIS QUESTION, BUT JUST TO THE NORTH OF US FROM HERE. THEY'RE WORKING. I THINK IT USED TO BE CALLED LORD B OWENS. YES. OKAY. ARE Y'ALL WORKING WITH THAT PROJECT? YES, THEY ARE BOTH MCKINNEY HOUSING AUTHORITY PROJECTS. OKAY. ARE YOU LOOKING TO DO THE SAME THING WITH THAT ONE? I BELIEVE THAT THAT ONE IS ALREADY ALLOWED TO DO THE VERY SIMILAR SCREENING WALL UNDER THE CURRENT RULES. OKAY. IS THAT GOING TO BE TWO STORIES ALSO? YES. OKAY. THANK YOU SIR.

ARE THERE ANY ADDITIONAL QUESTIONS FOR MISTER GREGORY? THANK YOU. THANK YOU. OKAY, SO THIS ITEM DOES HAVE A PUBLIC HEARING ASSOCIATED WITH IT. IF YOU'RE HERE THIS EVENING AND YOU WISH TO SPEAK REGARDING THIS ITEM, KINDLY APPROACH. OKAY. SEEING IS THERE IS NO ONE WHO'S WANTING TO COMMENT REGARDING THIS ITEM. DO WE HAVE A MOTION? I'LL MAKE A MOTION TO CLOSE THE PUBLIC HEARING TO APPROVE THIS ITEM. OKAY. WE HAVE A MOTION BY COMMISSIONER LEBO TO CLOSE THE PUBLIC HEARING AND APPROVE THE ITEM. I'LL SECOND. SECOND BY COMMISSIONER BUCKNER. KINDLY CAST YOUR VOTES. OKAY. AND THIS MOTION CARRIES UNANIMOUSLY. 7 TO 0. IT WILL NOT NEED TO GO FORWARD TO CITY COUNCIL, BUT WE'LL STOP HERE AT PLANNING AND

[25-0082SP Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for a Proposed Dine-In Restaurant (Chuy’s Fine Tex Mex), Located at 8405 West University Drive]

THANK YOU. DO YOU HAVE ANY QUESTIONS FOR MR. BENNETT? THE REDUCED BUFFER ON THE ADJACENT PROPERTIES, IS THAT SOMETHING WE HAVE PREVIOUSLY APPROVED? YEAH. SO THE PROPERTY IMMEDIATELY TO THE WEST. THERE WERE TWO OTHER RESTAURANTS THAT CAME BEFORE YOU ON FEBRUARY 10TH. SO JUST A COUPLE MONTHS AGO AND REQUESTED THE EXACT SAME BUFFER AGAIN. IT WAS APPROVED UNANIMOUSLY. AND WE'RE RECOMMENDING APPROVAL OF THIS ONE AS WELL. ANY ADDITIONAL QUESTIONS? THANK YOU. MR. BENNETT IS OUR APPLICANT HERE THIS EVENING. I AM KAYLA REEVES WITH CTS DEVELOPMENT REPRESENTING CHUY'S WITH OUR DEVELOPMENT CONSULTANT. WE'RE AT 16.775 ADDISON ROAD, SUITE FIVE. 50, ADDISON, TEXAS, 75001. I'M JUST HERE TO ANSWER ANY QUESTIONS. EXCITED TO BRING CHUY'S TO THE CITY OF MCKINNEY. THANK YOU, MISS REID. ANY QUESTIONS FOR APPLICANT? SO WILL YOU HAVE CREAMY JALAPENO SAUCE? OKAY. THANK YOU VERY

[00:10:06]

COMMISSIONER CONRAD HAS MADE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THE ITEM.

I'LL SECOND THAT SECOND BY COMMISSIONER CRAIG. KINDLY CAST YOUR VOTES. OKAY. THIS ITEM, THE MOTION PASSES UNANIMOUSLY. THIS ONE WILL NOT NEED TO GO TO CITY COUNCIL. IT HAS BEEN

[26-0011Z Conduct a Public Hearing to Consider/Discuss/Act on a Request to Rezone the Subject Property from “PD” - Planned Development District to “PD” - Planned Development District, “MF36” - Multi-Family Residential District, and “R5” - Residential District, Generally to Allow for Multi-family Residential, Single Family Residential, and Commercial Uses and to Modify the Development Standards, Located Approximately 260 Feet North of U.S. Highway 380 (University Drive) and Approximately 610 Feet East of North Lake Forest Drive]

LOCATED APPROXIMATELY 260FT NORTH OF U.S. HIGHWAY 380 UNIVERSITY DRIVE AND APPROXIMATELY 610FT EAST OF NORTH LAKE FOREST DRIVE. MR. GOOD EVENING. COMMISSIONERS PLANNER FOR THE CITY OF MCKINNEY. AS MENTIONED, THE REQUEST BEFORE YOU IS TO REZONE THE PROPERTY THAT'S APPROXIMATELY TEN ACRES FROM ITS CURRENT PD DESIGNATION. AS YOU CAN SEE HERE TO PD PLAN DEVELOPMENT MF 36 AND R5 RESIDENTIAL. THE REQUEST CURRENTLY ALLOWS FOR THE UNDERLYING ZONING DISTRICTS OF O OFFICE AND C PLAN CENTER, WHICH ALLOWS FOR OFFICE AND COMMERCIAL USES. CURRENTLY, THE APPLICANT IS PROPOSING TO REZONE TO ALLOW FOR A MIX OF DEVELOPMENT WHICH CONSISTS OF MULTIFAMILY, RESIDENTIAL AND VERTICAL MIXED USE BUILDINGS WITH RESIDENTIAL UNITS ABOVE COMMERCIAL. AS NOTED HERE, THE PROPERTY IS LOCATED IN THE PROFESSIONAL BUSINESS CENTER PLACE TYPE IN THE MEDICAL DISTRICT. THIS DISTRICT ENVISIONS A MIX OF AREAS THAT ARE CENTERED AROUND BAYLOR, SCOTT AND WHITE MEDICAL CENTER WITH RESIDENTIAL, COMMERCIAL AND INSTITUTIONAL USES TO SUPPORT THE HEALTH CARE PROFESSIONALS AND SIMILAR POPULATIONS. WHILE THE APPLICANT IS PROPOSING SOME DESIGN EXCEPTIONS IN THIS AREA AND THIS REQUEST FOR TRACK ONE, AND I'M JUST GOING TO SHOW HERE THERE'S A COUPLE OF AERIALS, BUT LET ME KNOW IF I NEED TO GO BACK. I JUST WANTED TO KIND OF CONVEY HERE ON THIS EXHIBIT SOME OF THE DESIGN EXCEPTIONS ARE PARTICULARLY FOR TRACK ONE, WHICH INCLUDE LANDSCAPE BUFFER REDUCTIONS, ALTERNATIVE SCREENING, CANOPY PARKING RATIOS, ADDITIONAL AMENITIES, AND SITE ENHANCEMENTS THAT HAVE BEEN INCLUDED IN THE STAFF REPORT. BUT I'M HAPPY TO GO OVER. THOSE ARE NECESSARY.

STAFF HAS NO CONCERN REGARDING THESE PROPOSED CHANGES. ONE OF THE THINGS I WANTED TO NOTE IS THIS IS THE TRACK HERE. SO THIS IS TRACK ONE HERE. THIS IS WHERE THE THE PROPOSED PD IS BEING OUTLINED FOR THIS AREA. THIS WOULD BE THE MF 36 AND THIS IS THE R5. HERE. THE R5 IS BEING CONVEYED TO THE SUBDIVISION HERE TO THE NORTH. THE PROPERTY OR THE APPLICANT IS GOING TO BE GIVING THAT LAND AWAY IN ORDER TO ALLOW IT TO BE BUILT AS RESIDENTIAL. THAT'S WHY IT'S THE REQUEST IS BEING REQUESTED AS AN R5 IN ORDER TO GIVE THAT LAND TO THE NORTH.

BUT THE TWO REMAINING PARCELS, TRACK ONE AND TRACK TWO, THOSE ARE GOING TO BE MULTIFAMILY, WITH TRACK ONE HAVING THAT MIXED USE TYPE OF DEVELOPMENT. MAINTAINING THE COMMERCIAL AT THE FRONTAGE ALONG THE 380 SUPPORTS, THE MIXED USES, EXPANDING OF THE HOUSING OPTIONS, AND IT CREATES A TRANSITION OF USES THAT EFFECTIVELY BUFFERS THE ADJACENT RESIDENTIAL AREAS CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN AND LAND AND LONG TERM GROWTH GOALS. STAFF RECOMMENDS APPROVAL OF THE REQUEST AND I STAND FOR ANY QUESTIONS. I ALSO WANTED TO NOTE I DID PROVIDE A DOCUMENT THAT YOU'VE RECEIVED. IT'S A CITIZEN COMMENT THAT WAS RECEIVED THROUGH A CITIZEN PORTAL. WHILE THIS IS NOT. THIS WAS PROVIDED AFTER THE AGENDA WAS PUBLISHED, BUT IT WILL BE FORWARDED TO OUR CITY COUNCIL AS WELL. AND THEN I'M HERE FOR ANY QUESTIONS. ANY QUESTIONS FOR MR. MATEO? I HAD A QUESTION, SO I WAS CURIOUS TO KNOW IN TERMS OF. SO IT LOOKS LIKE THE NORTHERNMOST TRACT YOU SAID

[00:15:03]

THERE'S NO DRIVE THRU. SO IN ORDER TO INCORPORATE THOSE, THE PD ALLOWS FOR THIS DEVELOPMENT TO FUNCTION AS A MIXED USE DEVELOPMENT. SO WHAT'S ALREADY BASICALLY ALONG THAT FRONTAGE AREA OF 380, WHICH WAS ALLOWING FOR COMMERCIAL. SO THEY'RE KEEPING RETAINING SOME OF THOSE COMMERCIAL SPECIFIC, NOT AN UNDERLYING ZONING, BUT THEY'VE LISTED THOSE USES THAT WOULD BE PERMITTED UNDER THE PD. OKAY. AND THEN TRACK TWO. AND THEN TRACK TWO WOULD BE THIS PROPERTY HERE. AND THAT'S GOING TO BE STRAIGHT ZONING. MF 36 SO THAT WOULD BE MULTIFAMILY. SO WHAT DOES ACCESS LOOK LIKE FOR TRACK TWO? BECAUSE I KNOW LIKE UP NORTH WHERE YOU HAVE HIGHBRIDGE DRIVE, THAT KIND OF COMES DOWN IT DEAD ENDS. BUT IT BASICALLY IF THAT WERE OPEN UP, THAT'S COMING THROUGH THE RESIDENTIAL NEIGHBORHOOD. BUT OTHERWISE, HOW DOES TRACK TWO GAIN ACCESS? SURE. SO THERE IS ALREADY EXISTING DRIVE AISLES WHERE MULTIFAMILY CAN OPERATE FROM DRIVE AISLES. SO THERE'S THIS ACCESS AND THEN THERE'S THIS ACCESS HERE. SO THEY WOULD NEED TO CONNECT TO THOSE ACCESS. OKAY. OBVIOUSLY THEY WOULD HAVE TO ROUTE THOSE TO MAKE SURE THOSE FIRE LANES ARE APPROPRIATELY DESIGNED FOR OUR ENGINEERING AND FIRE DEPARTMENT.

SO THE ONE THAT YOU DREW FIRST THAT'S GOING WEST TO EAST, THAT'S THE ONE IT'S GOING TO GO IN FRONT OF THE LONG TERM CARE FACILITY. SO IT WILL GO IT WILL PUNCH THROUGH LAKE FOREST.

THERE IS AN ASSISTED LIVING FACILITY, ASSISTED LIVING. YEAH, YEAH. OKAY. SO AND THEN THERE'S A COMMERCIAL HERE EXTENDS OVER. OKAY. ALL RIGHT. THANK YOU. ANY OTHER QUESTIONS FOR MISS PORTILLO? REMIND ME, WHAT IS THE BUILDING HERE? THAT'S JUST TO THE IMMEDIATE SOUTH OF THAT TRACK TWO, THE MULTIFAMILY. THAT'S A MEDICAL HOSPITAL AND CLINIC, I BELIEVE. OKAY. LET ME LOOK AT MY THAT'S A CLINIC, HOSPITAL AND COMMERCIAL SITE COMMERCIALS. MORE TO THE SOUTH HERE. OKAY. BUT YEAH, THIS IS A MEDICAL LIKE A BEHAVIORAL MEDICAL CENTER. OKAY. AND WHAT WERE SOME OF THE OTHER DESIGN EXCEPTIONS YOU WERE MENTIONING? SO THERE IS EXISTING FLOODPLAIN IN THIS AREA HERE. SO IN ORDER TO ACCOMMODATE THE DEVELOPMENT, THE APPLICANT IS REQUESTING NO BUFFER HERE. A REDUCTION OF BUFFER HERE. TYPICALLY WE REQUIRE 20FT FOR MULTIFAMILY COMMERCIAL. IT VARIES DEPENDING ON INTERNAL SITES FEATURES, FOR EXAMPLE DRIVE AISLES OR PARKING REQUIRES FIVE FOOT VEHICULAR BUFFERS. GIVEN THAT THIS IS A MIXED USE, WE'RE COMFORTABLE WITH THE ZERO HERE AT THIS LOCATION. SINCE IT'S COMMERCIAL TO COMMERCIAL, THE INTENT IS TO PUT THE COMMERCIAL DOWN AT THE SOUTH, OKAY? AND THEN 15FT WOULD BE ALONG THIS AREA HERE.

SO INSTEAD OF 20, IT WOULD BE REDUCED TO 15FT. OKAY. IT ALSO THE LANGUAGE, THIS CLARIFIES THAT BECAUSE THEY NEED THE FIRE LANE TO GO THROUGH, IT WOULD ONLY BE PROVIDED WHEREVER THERE'S NO FIRE LANE. OKAY. ARE THEY GOING TO ARE THEY GOING TO LIFT THE THE TRACK OR THE PORTION OUT OF FLOOD? OR ARE THEY JUST GOING TO I'M GOING TO DEFER TO THE APPLICANT, BUT DEFINITELY IF THERE'S ANY DEVELOPMENT ON FLOOD ON FLOODPLAIN, THEY WOULD HAVE TO GET SOME STUDIES DONE AND PROVIDE IT TO OUR ENGINEER FOR REVIEW, MOST CERTAINLY TO MITIGATE SOME OF THAT LAND, TO BE ABLE TO DEVELOP. OKAY. YES. IS THERE ANY ARE THERE ANY PLANS TO INCREASE THE WIDTH OF LAKE FOREST? I KNOW THERE'S SOME CONSTRUCTION HAPPENING RIGHT NOW ON LAKE FOREST, BUT WHAT ARE THE PLANS TO BE ABLE TO BETTER ACCOMMODATE THE AMOUNT OF TRAFFIC THAT. I DON'T KNOW WHAT THE THE FUTURE IS FOR THIS ONE. I KNOW IT'S CONSIDERED A I BELIEVE IT'S A SIX LANE, IF I'M NOT MISTAKEN, A MAJOR ARTERIAL. I DON'T KNOW IF THERE'S A CONSIDERATION TO EXPAND THIS. I THINK IT'S PROBABLY BIGGER THAN THE ONE TO THE SOUTH. IF I READ THE MAP CORRECTLY, I'M TRYING TO LET ME GO BACK RIGHT NOW. THERE'S NO CURRENT PLAN TO EXPAND LAKE FOREST. OKAY. YEAH. SO HERE'S THE ARTERIAL MAP HERE JUST FOR

[00:20:07]

AND THEN UNIVERSITY IS WOULD BE A PRINCIPAL ARTERIAL WHICH IS A SIX LANE AS WELL. SO AS TO KATE'S COMMENT I DON'T THINK THERE MIGHT BE MORE FUTURE EXPANSION ON THAT. OKAY. THANK YOU. ANY OTHER QUESTIONS FOR MR. POTATO? THANK YOU. IS OUR APPLICANT HERE? YES HE IS.

THANK YOU MA'AM. MY NAME IS GLENN LYNCH. I'M ONE OF THE DEVELOPERS OF STORM GUARD FRANCHISE SYSTEMS, AND WE ARE PROPOSING THIS DEVELOPMENT. THE THE ZONING WE HAVE A JUST A LITTLE BIT OF SCREEN TO GO THROUGH HERE. THIS THIS DEVELOPMENT CONSISTS OF 222 UNITS. IT'S FOR ELDERLY. WE HAVE 7853FT OF COMMERCIAL. WE HAVE EXTRA PARKING SPACES BESIDES WHAT IS REQUIRED. AND IT'S GOING TO BE A 55 PLUS ELDERLY COMMUNITY, IT'S 100% RESTRICTED TO AVERAGE MEDIAN INCOME OF 60%, AM I? BUT THOSE RENTS DO VARY. IF YOU LOOK AT IT, THERE'LL BE 1 OR 2 BEDROOM UNITS. THEY'LL BE RANGING FROM 30% TO 80% OF AM I THAT 30% RENTS FOR ONE BEDROOM WOULD BE SIX, 60 AND UP TO, AND THE 60 IS 1320, AND THE 80% WOULD BE 1761. AND THOSE WOULD BE INCLUSIVE OF THE UTILITIES. THERE WILL BE A UTILITY ALLOWANCE THAT WILL ACTUALLY REDUCE THOSE RENTS. AND THE INCOMES ARE ON THE RIGHT HAND SIDE FOR ONE PERSON, BE 26 FOR 15 FOR TWO, 52, 830, AND FOR 80%, 70,000 FOR 40, THAT'S FOR ONE. AND THEN THE SECOND PERSON, YOU CAN SEE THAT RANGING FROM 29 TO 79,000. THE COMMERCIAL PART OF IT THAT WE HAVE ON THE FIRST PART, ON THE PHASE ONE, WE HAVE OFFICES ON THE BOTTOM AT 7800FT. WE DID THAT TO KIND OF SERVE THEM WHERE WE COULD HAVE MAYBE SOME DOCTOR'S OFFICES, RESTAURANTS, NOT FULL RESTAURANTS MORE JUST TO KIND OF SERVE, BUT PERSONAL SERVICES, RETAIL AND OFFICES FOR MEDICAL TYPE THING. WE WANTED THAT TO HELP SERVE OUR COMMUNITY. THIS IS ACTUALLY A SITE PLAN. I'D HEARD YOU ASK WHILE AGO ABOUT THE DRAINAGE, MA'AM. AND, AND SO WE'RE ACTUALLY THE PART THAT'S KIND OF DUG OUT THERE. WE'RE DIGGING OUT A LITTLE BIT MORE SO THAT WE DON'T HAVE TO FLOW, BUT WE'RE REALLY LEAVING THAT WHERE IT'S AT THE SECOND ACCESS, IF YOU SEE IT COMES IN AND TURNS AND GOES STRAIGHT ACROSS, BECAUSE THERE'S A REQUIREMENT THAT YOU HAVE TO HAVE TWO ACCESSES, THEY HAVE TO BE 200FT APART. BECAUSE IF YOU WERE TO HAPPEN TO HAVE A WRECK OR SOMETHING RIGHT AT THE CORNER WHERE IT GOES IN IT, IT WOULD BACK UP THE TRAFFIC. SO THE FIRE DEPARTMENT REQUIRES US TO HAVE THAT 200FT APART. SO WE COME IN OFF OF FOREST VIEW AND THEN TURN THAT. THAT'S OUR SECOND ACCESS ON THAT SITE. I MIGHT MENTION ON THIS, THERE'S TWO BUILDINGS THAT FACE, BUT ON THESE TWO BUILDINGS, WE HAD A.

BACK IN OCTOBER OF LAST YEAR, I NOTIFIED ALL OF THE RESIDENTS ALONG THE RESIDENTIAL THERE AND HAD A MEETING FOR OPPORTUNITY FOR THEM TO COME. I MEAN, THERE'S OBVIOUSLY SOME FOLKS THAT WOULD RATHER NOT SEE ANYTHING DEVELOP THERE, AND I CERTAINLY UNDERSTAND THAT. BUT I TRIED TO MEET ALL OF THEIR NEEDS, LIKE ON THE PORTION THAT FACES THEIR DEAL. WE DON'T HAVE ANY PATIOS THERE. AND WE ACTUALLY LOWERED THOSE BUILDINGS TO TWO STORIES. AND WE'RE ALSO CUTTING THAT SITE DOWN IN THAT AREA. SO IF YOU REALLY THINK ABOUT IT FROM THIS AREA, THE FIRST FLOOR WILL BE ABOUT EVEN BELOW THE TOP OF THEIR FENCE, OUR FIRST FLOOR, THE SECOND FLOOR WOULD REALLY BE MORE CLOSE TO WHERE THEIR HEIGHT IS AT. AND THERE'S NO, WE DON'T HAVE ANY PATIOS FACING TOWARDS THEIR RESIDENCES. OKAY, THIS IS OUR ELEVATION SOMEWHAT WHAT WE'RE GOING TO DO. THE COLORS ARE NOT PERFECTLY PICKED, BUT THAT'S KIND OF WHAT IT IS.

THE, THE ONE ON THE RIGHT HAND SIDE IS WHERE THE OFFICES WOULD BE ON THE BOTTOM FLOOR, AND THE OTHERS ARE FACING TOWARDS THE MAIN STREET, TOWARDS THE PSYCH HOSPITAL. THAT'S A PSYCH HOSPITAL THAT'S RIGHT THERE IN FRONT OF IT. OKAY. OUR PROPERTY REZONING REQUEST IS UNDER THOSE

[00:25:02]

THE AREA IS DESIGNED TO TARGET EMPTY NESTERS OR OLDER INDIVIDUALS, WHICH THIS PROPERTY DOES. IT'S A RETIREMENT COMMUNITY THAT'S IDENTIFIED IN YOUR IN YOUR PROGRAM. AND THEN THE PROFESSIONAL CENTER PLACE THAT IS A SMALLER MEDICAL OFFICES THAT WE HAVE. I'D LIKE TO JUST POINT THIS OUT AND POINT OUT A COUPLE OF THINGS. THEY SAY THAT THIS IS OFF OF Y'ALL'S PLAN, THAT THERE'S GOING TO BE 60,200 RENTAL UNITS NEEDED BY 2040.

THAT 80 TO 90% IS FOR PEOPLE WHO MAKE UNDER $35,000. THEY END UP BEING RENTERS. BUT I WOULD ALSO POINT OUT THAT 60% OF PEOPLE THAT MAKE FROM 35 TO 50,000 ARE ALSO RENTERS. AND THEY'RE THE PEOPLE THAT WE PRIMARILY TARGET FOR DEVELOPMENT. IT'S THE FASTEST GROWING DEAL IS THE RETIREMENT SECTOR, WHICH NEEDS PRIMARILY MIDDLE INCOME. AND OVER HALF OF THOSE ARE RENTERS. AND TODAY'S DATE WITH INFLATION AND STUFF, THE WAY IT IS, A LOT OF THEIR INCOMES IS JUST GETTING ERODED AND YOU JUST NEED MORE AFFORDABLE HOUSING. THAT'S WHAT YOU NEED. YEAH. LAST OF ALL, THIS JUST SHOWS THAT WE'RE KIND OF MEETING Y'ALL'S REQUIREMENTS FOR ZONING. AND WE JUST GENERALLY SEEK A FAVORABLE RECOMMENDATION. I KNOW WE HAVE TO TAKE IT BEFORE CITY COUNCIL, BUT WE APPRECIATE YOU LISTENING TO OUR DEAL. IF YOU HAVE ANY QUESTIONS, WE'LL BE GLAD TO TRY TO ANSWER THEM. YEAH. ONE QUESTION. SO THIS THE MULTIFAMILY PIECE IS AGE RESTRICTED, RIGHT? IS THERE IS THERE A SPECIFIC AGE? IT'S IT'S 55 AND HIGHER. OKAY. BUT THAT COULD CHANGE TO 62 IF I TAKE IT BEFORE HUD, HUD REQUIRES 62, BUT I'M DOING FOR A TAX CREDIT. IT'S A BOND PROGRAM FOR TAX CREDIT. AND UNDER THE BOND PROGRAM, IT'S 55 AND HIGHER. BUT I'M SERIOUSLY THINKING ABOUT GOING FOR FOR HUD FINANCING AND HUD FINANCING KICKS THAT UP TO A 62 MINIMUM. I JUST WANT TO SAY FROM, FROM SOMEONE WHO'S IN THE INDUSTRY AND LOOKS AT RENTS AND DIFFERENT PROJECTS ALL DAY, THIS IS SOMETHING THAT'S DESPERATELY NEEDED NOT JUST IN OUR COMMUNITY, BUT IN EVERY COMMUNITY ACROSS NORTH TEXAS. THE RENTS THAT THAT Y'ALL ARE ACHIEVING, IT'S A SECTOR THAT IS. SOMETIMES UNDERVALUED. BUT, BUT CERTAINLY SOMETHING THAT'S THAT'S NEEDED IN THE CITY. SO THANK YOU. I APPRECIATE THAT, SIR. AND I WILL TELL YOU THIS IS GOING TO BE REALLY GOOD HOUSING. WE WE TRY TO BUILD FOR STUFF THAT WE KEEP LONG TERM. WE'RE NOT BUILDERS, YOU KNOW, MERCHANT BUILDERS, BUILDERS SALE. WE OWN THEM LONG TERM. MY KIDS INHERITED THEM. BUT WE TRY TO BUILD SOMETHING THAT WE WOULD LIVE IN OURSELVES. AND LIKE EVERY ONE OF THESE BUILDINGS, THEY HAVE THEIR OWN GAME ROOMS. THEY HAVE THEIR OWN TV ROOMS, THEY HAVE THEIR OWN COURTYARDS, THEIR OWN PLANT AREAS, GARDEN AREAS. WE TRY TO GIVE THEM A LOT OF AMENITIES SO THAT THEY CAN REALLY ASSOCIATE TOGETHER AND LIVE OUT YOUR LATTER YEARS WITH THEM. GAMING IN THAT GROUP EVERY DAY. BUT WE TRY TO DO SOMETHING. THIS WILL BE A REALLY NICE COMMUNITY, I PROMISE YOU THAT. AND I PROMISE YOU, YOU DON'T GET RICH DOING THESE EITHER. NO YOU DON'T. YOU HAVE TO STRUGGLE TO BUILD THIS FOR, FOR THE KIND OF MONEY AND THE QUALITY THAT WE WANT TO BUILD. SO YOU YOU SAID YOU HAD A MEETING WITH THE RESIDENTS TO THE NORTH. YES, SIR. AND THE ELEVATION YOU MENTIONED ELEVATION FACING NORTH. YES, SIR. IT'S IT'S ONLY TWO STORY ON THAT. ON THAT SIDE. IS THAT IS THAT WHAT I HEARD YOU SAY? THAT FACE, THAT FACE, THAT SIDE.

YEAH. IF YOU SEE WHERE IT STICKS OUT THERE. KIND OF A U-SHAPE. SO IT'S A COURTYARD IN THE MIDDLE, A OPEN COURTYARD. BUT THE BUILDINGS THAT FACE THAT SIDE. I WISH THEY WOULD HAVE DRAWN A LINE ACROSS THERE. THE FOUR UNITS TOUCH SCREEN. SO OKAY, THE FOUR UNITS THAT FACE THIS SIDE RIGHT HERE AND RIGHT HERE, THOSE UNITS RIGHT THERE ARE DROPPED TO TWO STORY. OKAY.

AND THAT WHOLE SITE, IF YOU WERE TO COME UP THERE, THAT WHOLE SIDE IS BUILT UP. WE'RE ACTUALLY CUTTING THAT SITE DOWN SIX FEET ALL ALONG THAT PART, BUILDING IT UP BECAUSE IT GOES TOWARDS THE CREEK, IT IT STARTS TO GO DOWNHILL. SO THERE'S GOING TO BE A RETAINING WALL AROUND WHAT WOULD BE THE LEFT HAND SIDE OF THAT. ALONG THIS AREA RIGHT HERE, THERE'S A RETAINING WALL THAT GOES ALONG THIS AREA. AND SO THIS AREA ALL THROUGH HERE IS CUT DOWN SIX FEET TO KIND OF LET IT DOESN'T LEVEL IT UP BECAUSE THERE'S STILL ABOUT FIVE FOOT OF FALL OVERALL, BUT IT GETS THESE FIRST FLOORS OF THIS BUILDING AND THIS BUILDING DOWN TO WHERE

[00:30:05]

THE OTHER PART THAT THE GENTLEMAN DID ADDRESS WAS ORIGINALLY WHEN WE MET, IT WAS A THREE STORY BUILDING, AND MY UNDERSTANDING WAS THAT I THINK THE SECOND STORY WOULD BE RIGHT THERE AT THE TOP OF OUR FENCE. AND PLEASE CORRECT ME IF I'M WRONG. AND THEN THE THIRD STORY WOULD BE ABOVE OUR FENCE. SO I DON'T KNOW HOW THAT PLAYS IN NOW, WITH IT BEING JUST TWO STORIES THAT MAY BE A LITTLE BIT BETTER. AND I THINK ALSO WHEN WE ORIGINALLY HAD THE MIDDLE OF THE MEETING, ONE OF THE BUILDINGS WAS TURNED THE OTHER WAY. AND THAT WAS A CONCERN OF PRIVACY, HAVING PEOPLE'S PATIOS ESSENTIALLY OVERLOOKING OUR BACKYARD, OUR BACKYARDS. SO YEAH, I THINK THAT'S REALLY ALL I HAD TO SAY. I WOULD LOVE FOR THE DEVELOPMENT TO, TO BE THERE. I JUST WOULD LIKE FOR IT TO BE LEVEL WITH MY FENCE. SO I'M NOT, YOU KNOW, LOOKING AT A BUILDING IN MY BACKYARD AS WELL AS POTENTIALLY FOLKS, YOU KNOW, LOOKING INTO MY BACKYARD FOR PRIVACY. THANK YOU. THANK YOU, MR. TURNER. OKAY. THIS ITEM DOES HAVE A PUBLIC HEARING ATTACHED. IF YOU'RE HERE THIS EVENING, YOU WISH TO SHARE ANY COMMENTS OR CONCERNS, KINDLY APPROACH. OKAY. SEEING AS THERE ARE NONE. DO WE HAVE A MOTION? I MOVE THAT WE CLOSE THE PUBLIC HEARING. WE HAVE A FIRST BY COMMISSIONER WATLEY AND A SECOND BY COMMISSIONER CRAIG TO CLOSE THE PUBLIC HEARING. KIND OF CAST YOUR VOTE. AGAIN, THIS IS JUST FOR CLOSING THE PUBLIC HEARING. OKAY. THAT PASSES UNANIMOUSLY. SO THE PUBLIC HEARING IS CLOSED. DO WE HAVE A MOTION REGARDING THE ITEM? I WOULD LIKE FOR STAFF TO COME BACK AND LET US LOOK AT THE TRAFFIC PATTERNS JUST ONE MORE TIME. VERY GOOD. SO REGARDING THE TRAFFIC, BECAUSE THIS IS THE SONY, WE HAVE NOT STUDIED ANYTHING. IT WOULD BE UP TO ENGINEERING TO PROVIDE, YOU KNOW, A STUDY IF THEY REQUESTED ENGINEERING REQUESTS OF THE APPLICANT. I DO WANT TO CLARIFY THAT FOR US, FOREST LANE RIGHT NOW IS FOUR LANES, BUT IT IS INTENDED TO BE SIX LANES. I DON'T KNOW WHEN THAT'S GOING TO HAPPEN, BUT THAT IS THE INTENT.

BASED ON SOME CLARIFICATION. I JUST GOT AS FAR AS THE THE SITE IN TERMS OF TRAFFIC, THESE ARE THE TWO WE REQUIRE TECHNICALLY FOR ANY COMMERCIAL SITE OR MULTIFAMILY TO HAVE AT LEAST TWO POINTS OF ACCESS, WHICH THESE TWO ARE FUNNELING THROUGH UNIVERSITY DRIVE AND LAKE FOREST. I'M NOT SURE IF THAT MAYBE ANSWERED SOME OF THE QUESTION, OR. I'M JUST TRYING TO GET A BETTER LOOK AT WHEN THE TRAFFIC COMES OUT ON LAKE FOREST, IT'LL BE THERE BY THAT BELLE TERRE. LIKELY GOES SOUTH THERE TO UNIVERSITY. YEAH, LIKE THE LOCATION OF WHERE IT WOULD

[00:35:06]

LET ME SEE. DOWN IN THAT SOUTHWEST CORNER CROSSING THE CREEK. YEAH. THERE'S NO THERE'S NO ACCESS HERE. THAT'S GOING TO BE THE SOUTHWEST CORNER. THE SOUTHWEST. OH, YES. THERE. OVER HERE, HERE. SO THERE'S THREE TWO TO LAKE FOREST, ONE SOUTH TO UNIVERSITY. I MEAN, I THINK IT'S IMPORTANT TO KEEP IN MIND, AND THIS DOESN'T SPEAK FOR ALL 55 AND UP OR WHATEVER THAT ENDS UP BEING, BUT THAT'S A SEGMENT OF THE POPULATION THAT DOESN'T DRIVE AS MUCH. I MEAN, BASED ON STUDIES. SO I UNDERSTAND THE CONCERN AS IT PERTAINS TO TRAFFIC. WE'RE BLESSED AND FORTUNATE TO BE IN A IN A CITY, IN AN AREA THAT HAS AND CONTINUES TO EXPERIENCE TREMENDOUS GROWTH. AND THERE'S ALWAYS GOING TO BE GROWING PAINS THAT THAT COME WITH THAT.

BUT BASED ON WHAT I SAW AS IT PERTAINS TO THE RENTS, YOU KNOW, YOU IT IT'S FEW AND FAR BETWEEN THAT YOU SEE PROJECTS THAT ARE SERVING THE 30%. AM I 60%? AM I WE NEED A TON MORE OF THIS STUFF. AND ESPECIALLY AS IT PERTAINS TO OUR SENIOR CITIZENS. SO I JUST THINK THAT THE PROS FAR OUTWEIGH THE CONS. I HAD A QUESTION, THOUGH, ABOUT THE, THE, THE, THE PD ZONING. IS IT WRITTEN INTO IT ABOUT THE BUILDING HEIGHT OR IS THAT JUST UP TO THE. SO IT WOULD FOLLOW THE MF36 UNDERLYING ZONING AND THEN IT IT JUST OUTLINES THE DEVIATIONS. OKAY. BUT UNDER OUR CURRENT MF36 THERE'S A REQUIREMENT OF SETBACK. SO IF IT'S A. ONE STORY REQUIRES A 30 FOOT SETBACK OF THE BUILDING. IF IT'S A TWO STORY REQUIRES A 50 FOOT SETBACK WITH THIS DEVELOPMENT. JUST TO KIND OF ALSO ADD IS WE HAVE A MASONRY WALL THAT'S GOING TO BE HERE.

THERE'S A REQUIREMENT OF 20 FOOT LANDSCAPE BUFFER. THERE'S GOING TO BE TREES AT ONE PER 40 LINEAR FEET. THEN THERE'S GOING TO BE THE PARKING LOT, THE DRIVE AISLE, AND THEN THE BUILDING, WHICH IS PROBABLY GOING TO GENERATE THAT 30, 40, 50 FOOT SETBACK REQUIREMENT.

OKAY. ALL RIGHT. WHAT'S THE NUMBER OF PARKING SPACES PER UNIT? SO CURRENTLY UNDER CODE IS FOR MULTIFAMILY ONE PARKING SPACE PER UNIT. AND WHAT IS THIS ONE FOR THIS ONE I THINK HE'S REQUIRING I GUESS HE'S PROPOSING 222 UNITS. SO IT'S LIKE 200 281 WAS IN THERE THAT HE'S PROPOSING. THERE'S MORE THAN ONE. WE HAVEN'T THOROUGHLY REVIEW A PLAN. THIS IS PRELIMINARY. SO WE WOULD BE LOOKING FOR ALL THOSE THINGS AT THE SITE PLAN LEVEL IF APPROVED TODAY IF APPROVED THROUGH CITY COUNCIL. I'M SORRY. I ECHO WHAT COMMISSIONER CRAIG SAID IN TERMS OF THE RENTS, BUT ALSO IN TERMS OF JUST THE LOCATION OF THIS TYPE OF HOUSING BEING ACCESSIBLE TO NOT ONLY MEDICAL SERVICES, BUT ALSO RESTAURANTS, GROCERIES FOR ANY RESIDENTS WHO DON'T END UP DRIVING. IT'S VERY CENTRAL AND VERY EASY FOR THEM TO BE ABLE TO ACCESS THOSE SERVICES. AS WELL AS RESIDENTS IN MCKINNEY WHO MAY HAVE ELDERLY PARENTS, LOVED ONES WHO NEED TO FIND THIS TYPE OF HOUSING THAT IS ADJACENT AND IN CLOSE PROXIMITY THAT THEY ARE ABLE TO GO AND VISIT. IT'S AND THE STRUCTURE ITSELF JUST SEEMS VERY ESTHETICALLY PLEASING.

YEAH. AND IF I COULD SAY ONE MORE THING TO KIND OF PIGGYBACK ON COMMISSIONER WOODWARD, WOODARD JUST SAID, I MEAN, LET'S BE HONEST, THERE'S A REASON WHY THIS IS ONE OF THE ONLY OPEN TRACKS IN THAT AREA LEFT. THERE IS NOT A WHOLE LOT OF USES THAT CAN THRIVE WITH NO.

380 FRONTAGE ON THAT SMALL OF A SPACE. IT'S AN ODD CONFIGURATION. IF I WAS ANALYZING IT FOR DEVELOPMENT, ALL THESE RED FLAGS WOULD KIND OF POP UP FOR ME. SO I JUST THINK, YOU KNOW, WHAT THEY'RE PROPOSING IS, IN MY OPINION, THE HIGHEST AND BEST USE OF THE PROPERTY. I AGREE. ANY OTHER QUESTIONS FOR MISS PORTELA? THANK YOU. OKAY. THANK YOU.

OKAY, SO WE HAVE A MOTION. WE'VE CLOSED THE PUBLIC HEARING. SO I MAKE A MOTION THAT WE

[00:40:06]

AND A SECOND BY COMMISSIONER LEBO. KINDLY CAST YOUR VOTES. AND THE MOTION PASSES UNANIMOUSLY 7 TO 0. NOW THIS ITEM WILL GO BEFORE CITY COUNCIL FOR FINAL ACTION AT THE MAY 19TH, 2026 MEETING. AT THIS TIME, ARE THERE ANY PUBLIC COMMENTS REGARDING MATTERS THAT ARE NOT ON THE AGENDA? DO THE COMMISSION AND OR STAFF HAVE ANY COMMENTS? I WOULD JUST LIKE TO. SECOND WHAT I BELIEVE WAS MR. LYNCH HAD STATED EARLIER, WE DO HAVE A FABULOUS STAFF, YOU GUYS. I HEAR ABOUT IT FROM PEOPLE OUTSIDE OF CITY OF MCKINNEY WHO COME AND PRESENT.

SO JUST KUDOS TO STAFF AND ALL THAT YOU DO AS WELL AS FOR SUPPORTING US AS WELL. OUR PLANNERS WORK REALLY HARD. THANK YOU SO MUCH. ABSOLUTELY. OKAY. DO WE HAVE A MOTION TO ADJOURN THE MEETING? SO MOVED. COMMISSIONER WATLEY. SECOND. SECOND BY COMMISSIONER HAMMOCK.

ALL THOSE IN FAVOR, CAST YOUR VOTE, PLEASE. AND THAT CARRIES UNANIMOUSLY, AND WE ARE ADJOURNED AT

* This transcript was compiled from uncorrected Closed Captioning.