Aug 25, 2026 Planning & Zoning Commission

[00:00:02]

OKAY,

[CALL TO ORDER]

IT'S UH, 6:00 PM WELCOME TO THE CITY OF MCKINNEY'S PLANNING AND ZONING COMMISSION MEETING OF TUESDAY, AUGUST 25TH, 2026.

THE COMM COMMISSIONERS YOU SEE SEATED BEFORE YOU THIS EVENING HAVE BEEN APPOINTED BY CITY COUNCIL AND WE SERVE AT THE PLEASURE OF 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.

AND I'LL ADVISE YOU, UH, IF THAT'S THE CASE.

IF YOU'RE HERE TONIGHT AND WISH TO SPEAK ON AN AGENDA ITEM, PLEASE COMPLETE A SPEAKER CARD AND TURN IT INTO CITY STAFF.

UM, PRIOR TO THE AGENDA ITEM BEING CALLED, WHEN IT'S YOUR TURN TO SPEAK, PLEASE STATE YOUR FIRST AND LAST NAME AND YOUR ADDRESS FOR THE RECORD.

WE KINDLY ASK THAT YOU LIMIT YOUR REMARKS TO THREE MINUTES, AND YOU MAY ONLY SPEAK ONE TIME ON EACH AGENDA ITEM.

THE COMMISSIONER'S REQUEST THAT WE ALL TREAT EACH OTHER WITH RESPECT, FOCUS ON THE ISSUE AND BE CONCISE IN YOUR COMMENTS.

I WANNA STRESS THAT TO EACH OF YOU, THAT YOUR OPINION IS IMPORTANT AND WILL BECOME A PART OF THE CITY'S RECORD, PUBLIC RECORD.

WE ALL WANT TO ACT IN THE BEST INTEREST OF THE CITIZENS OF MCKINNEY.

SO AT THIS TIME, WE WILL MOVE TO OUR PUBLIC COMMENT.

DO WE HAVE ANY COMMENTS ON THE NON-PUBLIC HEARING AGENDA, ITEMS FROM COMMISSIONER STAFF? HEARING NONE, WE'LL MOVE ON TO

[CONSENT ITEMS]

DO WE HAVE A MOTION ON THE CONSENT ITEM? I'LL MOVE TO PROOF.

OKAY.

UH, APPROVED BY COMMISSIONER UH, MC MCWILLIAMS. SECOND, SECOND.

SECOND BY COMMISSIONER HAMMOCK, PLEASE CAST YOUR VOTES.

OKAY.

THE MOTION CARRIES SIX TO ZERO I WE WILL NOW

[26-0047SP Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Multi-Family (Forest View Senior Multi-family), Located Approximately 300 Feet North of University Drive and Approximately 760 Feet East of Lake Forest Drive]

ITEM 2 6 0 0 4 7 SP CUS OH.

OKAY.

SO COMMISSIONER MCWILLIAMS WILL HAVE TO BE RECUSED FOR THIS HEARING.

MS. EO, GOOD EVENING COMMISSIONER EO PLANNER FOR THE CITY OF MCKINNEY.

UM, THE REQUEST BEFORE YOU IS A DESIGN EXCEPTION FOR A SITE PLAN.

UM, THIS IS AGAIN FOR THE MULTI-FAMILY.

THE PROPERTY'S LOCATED HERE AT THE NORTHWEST, UH, NORTH OF UNIVERSITY AND EAST OF LAKE FOREST.

UM, SOME OF YOU MAY BE FAMILIAR WITH THIS PROJECT.

IT HAD COME, UH, BEFORE YOU FOR A REZONE AND, UH, THIS, UH, ACTUAL REZONE WAS APPROVED BY CITY COUNCIL BACK IN MAY OF THIS YEAR, AND THE MULTIFAMILY USE IS PERMITTED.

UM, SITE PLANS ARE TYPICALLY APPROVED AT THE STAFF LEVEL.

HOWEVER, THE APPLICANT IS REQUESTING A DESIGN EXCEPTION, WHICH REQUIRES CONSIDERATION BY THE SAN, BY THE PLANNING AND ZONING COMMISSION FOR APPROVAL.

UM, THE APPLICANT IS REQUESTING A DESIGN EXCEPTIONS, UM, THAT USUALLY, TYPICALLY REQUIRES A SIX FOOT, UH, MASONRY WALL AROUND THE REAR AND SIDES OF THE PROPERTY.

UM, THE APPLICANT IS PROPOSING, UH, NO SCREENING TO THE EXISTING, UH, NORTHWEST CORNER, WHICH IS HIGHLIGHTED HERE IN GREEN.

THIS AREA, THERE ARE EXISTING TREES, UM, THESE TREES, AND I CAN SHOW YOU HERE, UM, HAS A COUPLE OF EXISTING TREES HERE THAT PROVIDE ENOUGH, UM, UH, OPACITY, UH, FROM THE RESIDENTIAL USE HERE TO THE NORTH TO THE NORTHWEST.

UH, ADDITIONALLY ALONG THE SOUTHERN BOUNDARY, UH, THE PROPERTY, UH, THE APPLICANT IS PROPOSING TO PROVIDE SIX FOOT, UH, EVERGREEN SHRUBS THAT WILL BE, UH, ADDED WITH THE EXISTING RETAINING WALL.

UM, AND, UH, ROD IRON FENCING JUST TO KIND OF SHOW HERE.

SO IT WOULD BE HERE ALONG THIS AREA TO THE SOUTH.

AND THEN YOU COULD SEE HERE, UM, THE PROPERTY IS HERE AT THE TOP AND THEN THE ADJACENT PROPERTY IS HERE BELOW.

SO THIS IS A WROUGHT IRON WITH A RETAINING WALL.

SO THEY'RE PROPOSING SIX FEET OF, OF SHRUBS ALONG THAT PERIMETER.

UM, THE APPLICANT HAS MET ALL OTHER APPLICABLE, UH, DEVELOPMENT STANDARDS AND REQUIREMENTS INCLUDING HEIGHT, SETBACKS, LANDSCAPING, PARKING, AND THE REQUIRED FLOOD STUDY.

UM, THE ENGINEERING DEPARTMENT HAS ALSO DETERMINED THAT A TRAFFIC IMPACT ANALYSIS WILL NOT BE REQUIRED.

UM, THE APPLICANT WILL BE REQUIRED TO SUBMIT A DEVELOPMENT PERMIT FOR ENGINEERING TO REVIEW THE CIVIL DOCUMENTS, WHICH INCLUDE GRADING, DRAINAGE, PAVING EROSION, UTILITIES PRIOR TO THE APPROVAL OF THE BUILDING PERMIT FOR CONSTRUCTION.

AS SUCH, UH, STAFF RECOMMENDS APPROVAL OF THE REQUEST AND I STAND FOR ANY QUESTIONS.

[00:05:02]

MM-HMM .

UH, ACE, UH, ON THE NORTHWEST SIDE, THERE'S SOME TREES THERE, BUT THEY DON'T WANNA PUT ANY KIND OF BARRIER IN THERE.

SO THERE IS EXISTING FLOODPLAIN, I'M GONNA TRY TO SEE IF I CAN ERASE THIS HERE.

CLEAR.

SO THERE IS EXISTING FLOODPLAIN HERE IN THIS AREA, SO THEY'RE EXEMPT FROM PUTTING ANY, UM, SCREENING DEVICE.

SO WHAT THEY'RE REALLY LOOKING FOR IS THIS AREA HERE.

AND SINCE THERE ARE SOME EXISTING TREES, THEY'RE LOOKING TO UTILIZE THE EXISTING TREES TO CREATE A TRANSITIONAL BUFFER WITH THE OPACITY OF THOSE TREES TO CREATE THAT, UM, INTENT OF SCREENING FROM THE ADJACENT RESIDENTIAL.

SO, SHORT ANSWER, NO, THEY'RE, THEY'RE NOT LOOKING TO PUT A STRUCTURE THERE.

THANK YOU.

WAS THERE, DO I REMEMBER, DO I REMEMBER THAT THERE'S, UM, A RETAINING WALL ON THAT BACK SIDE ON THE NORTH, ON THE NORTH SIDE AS WELL, AND A SUBSTANTIAL ELEVATION CHANGE? YES.

SO THE RETAINING WALL, AND I'M GONNA USE A DIFFERENT COLOR HERE.

SO THE RETAINING WALL STARTS FROM HERE ALL THE WAY HERE.

OKAY.

ALL THE WAY.

UM, AND THIS AREA, IF YOU RECALL, THIS PORTION OF THE PROPERTY ACTUALLY IS, IS BEING GIVEN TO THIS PROPERTY OWNERS HERE TO THE NORTH.

SO THEY'RE ACTUALLY PUTTING A MASONRY WALL HERE.

OKAY.

AND THEN THEY'RE PUT, THEY'RE GONNA BE, UM, DROPPING THE ELEVATION OF THE, OF THE, OF THE PROPERTY.

I PROBABLY SHOW YOU THIS WAY BETTER.

THEY'RE GONNA DROP THE ELEVATION OF THE PROPERTY AND THEY'RE GONNA PUT THE REQUIRED, UM, RE, UH, SCREENING DEVICE, WHICH IS GONNA BE THIS, UM, PORTION HERE WITH THIS PORTION OF EXISTING RETAINING WALL.

SO THAT GIVES US THAT ALMOST 6.5 OF SCREENING.

AND SINCE THEY'RE ON THE LOWER LEVEL, THIS EXISTING, UM, RETAINING WALL AND, UH, FENCING WILL STILL REMAIN IN PLACE.

OKAY? MM-HMM .

SO THE SCREENING THERE ALONG THAT NORTHERN IS THE, UM, SHRUBBERY? CORRECT.

SO THE SHRUBBERY WILL BE IN THE SOUTH? THIS IS THE NORTH.

OH, OKAY.

OKAY.

YES.

SO THIS IS THE NORTH AND WHAT'S ON THE NORTH AGAIN? I'M SORRY.

NO PROBLEM.

SO WITH THE NORTH, UM, THERE'S GONNA BE, SO THIS IS GONNA BE EXISTING THE, THE FENCING WITH THE RETAINING WALL UHHUH, BUT THE APPLICANT IS GONNA BE PLACING THIS, UH, 3.8 FEET HERE TO THE, TO THIS FURTHEST AREA, WHICH IS THE FURTHEST, UH, WEST, WHICH WOULD BE HERE.

UM, THEY'RE GONNA PUT A 3.8 BECAUSE THE GRADE OF THE, OF THE GROUND'S GONNA GO DOWN TO 0.5, OR GOING TO, EXCUSE ME, GONNA GO DOWN, UM, ABOUT ROUGHLY FOUR TO FIVE FEET.

OKAY.

UM, SO THEY ARE PROVIDING THE REQUIRED SCREENING, WHICH IS THAT 3.8 PLUS A 2.4 AS FAR AS THE, UM, SCREENING DEVICE.

SO THEY'RE MEETING THE REQUIREMENT HERE ALL THE WAY TO THE NORTH.

SO THERE'S NO QUESTION ABOUT THAT ONE.

AND, AND WHY EXACTLY ARE THEY WANTING TO JUST DO THE TREES THERE AT THAT NORTHWEST CORNER? I KNOW YOU SAID THERE'S EXISTING TREES, BUT WHAT IF THOSE GET CUT DOWN AND THERE'S, THEN THERE'S NOTHING.

SO THEY'RE REQUIRED TO PLANT TREES IN THAT AREA.

SO THE LANDSCAPING, AND I'M JUST GONNA SHOW HERE.

SO THEY'RE, THEY'RE REQUIRED TO PUT, UM, LANDSCAPING ONE CANOPY TREE PER 30 LINEAR FEET, BUT BECAUSE OF THE FLOODPLAIN, THEY'RE GONNA BE CONCENTRATING THEIR TREES ALL ALONG THAT AREA.

SO THEY'RE GONNA HAVE A MORE CONCENTRATION OF TREES ALONG THAT PERIMETER.

OKAY.

MM-HMM .

ARACELLI, I HAVE ANOTHER QUESTION.

SURE.

SO THE PURPLE LINE IS ONLY GONNA BE EXISTING BARRIER.

SO THE PURPLE LINE WAS JUST TO SHOW THE MASONRY THAT THEY'RE PROVIDING THERE.

SO THEY'RE GONNA BE MOVING THE PROPERTY PICTURE THAT YOU JUST SHOWED OF THE CORNER, OH, LET ME GO BACK.

YEAH.

THAT CORNER MM-HMM .

THAT'S LOCATED DOWN IN THE DEPTH OF THAT PURPLE AREA THAT YOU SAID.

RIGHT.

SO THAT'S EXISTING TODAY.

SO WHAT THEY'RE GONNA BE DOING IS THEY'RE GONNA BE PUTTING, THEY'RE GONNA, THEY'RE GONNA BRING THE GRATE DOWN, RIGHT? AND THEY'RE GONNA PUT, PUT THE REMAINING REQUIREMENT FOR THE SIX FEET HERE.

SO THIS IS KIND OF THE CROSS SECTION OF THE PROPERTY.

SO HERE, HERE IS THE EXISTING GRADE RIGHT HERE TODAY.

AND THIS IS THE PROPOSED GRADE HERE.

SO THEY'RE JUST GONNA GRADE IT OUT.

THEY'RE GONNA GRADE IT, THEY'RE GONNA PUT THE, UM, 3.8, UM, RETAINING WALL, WHICH IS GONNA BE THEIR REQUIRED SCREENING WITH THE COMBINATION OF THIS OTHER PORTION OF THEIR SCREENING DEVICE.

SO THEY'RE MEETING THE SIX FEET HERE BECAUSE THEY'RE ON THE DOWN LOW AREA.

I SEE WHAT YOU MEAN.

MM-HMM .

YES.

OKAY.

WHO'S GONNA MAINTAIN THE WOODEN FENCE OR COMPOSITE FENCE THAT'S ON THE RESIDENTIAL SIDE.

SO THAT WOULD BE, UM, ON THE RESIDENCE THAT, THAT WOULD BE THEIR FENCING.

WELL, IT'D BE A SHARED FENCE AND WE HAVE A COMMERCIAL ZONE APARTMENTS, YOU KNOW, THEY SHOULD HAVE SOME RESPONSIBILITY

[00:10:01]

SO THE WAY STAFF IS LOOKING AT IT IS THEY'RE MEETING THEIR REQUIRED SCREENING BY PLACING THE OTHER PORTION DOWN TO THE SOUTH.

'CAUSE THEY'RE ON THE LOWER SIDE.

UM, BUT PUTTING THEIR RETAINING WALL AS THEIR SCREENING DEVICE ON TOP OF THAT SCREENING, UH, OR EXISTING MASON OR EXISTING RETAINING WALL.

SO WE'RE LOOKING AT IT FROM, THIS IS ALREADY EXISTING AND THEY'RE ADDING THE REQUIREMENT 'CAUSE THEY'RE GOING DOWN IN GRADE.

I APPRECIATE IT.

YEAH.

THANK YOU.

ANY OTHER QUESTIONS? AELA, UH, JUST FOR CLARITY, FOR THE FOLKS THAT ARE HERE, I, I FAILED TO MENTION, UM, THAT THIS WAS A DESIGN EXCEPTION, UH, TO A SITE PLAN FOR MULTIFAMILY AND, AND NOT A ZONING REQUEST.

THAT IS CORRECT.

IT'S FOR THE SCREENING DEVICE ONLY.

YEAH.

OKAY.

MM-HMM .

THANK YOU.

YOU'RE WELCOME.

IS THE APPLICANT HERE? YES.

PERFECT.

THANK YOU.

YOU'RE WELCOME.

I HAVE MY SPEAKER'S CARD, UM, SHANE LYNCH ON BEHALF OF THE APPLICANT.

UH, FIRST I WANT TO THANK STAFF AS, AS USUAL.

UM, THEY'VE DONE AN EXCELLENT JOB OF EXPLAINING WHAT WE'RE LOOKING FOR AND THEY'VE BEEN GREAT TO WORK WITH.

UM, SO COULD, SORRY, WE ARE SEEKING ONE THING.

UH, SORRY.

COULD YOU JUST STATE YOUR NAME AND ADDRESS? SHANE LYNCH ADDRESS? UH, 70 21 CASTLE CREEK DRIVE, EAST FORT WORTH, TEXAS.

OKAY, THANK YOU.

MM-HMM .

UH, SO WE'RE SEEKING TWO DESIGN EXCEPTIONS, OR I GUESS IT'S THREE BECAUSE OF THE, UH, THE TREE EXCEPTION, WHICH IS NOT COVERED IN MY PRESENTATION.

UM, THE FIRST IS THE LIVING, LIVING SCREENING ATOP THE EXISTING RETAINING WALL ON THE SOUTH SIDE OF THE PROPERTY.

UM, SO THAT, THAT WALL, UH, ON THE SOUTH SIDE OF THE PROPERTY RANGES FROM ABOUT TWO FEET TO ABOUT 13 FEET IN HEIGHT.

UM, AND IT MOVES FROM MOVING FROM THE WEST TO THE EAST.

IT MOVES UP, SO IT'S ABOUT TWO FEET ON THE WEST SIDE, ABOUT 13 FEET ON THE EAST SIDE, NOT INCLUDING THE ROUGHLY FOUR FOOT TALL, UH, IRON FENCE ACROSS THE TOP OF IT THAT'S THERE FOR SAFETY.

UM, SO WE'RE GOING TO, AS ARI MENTIONED, WE'RE GOING TO BE CHANGING GRADE SIGNIFICANTLY.

UM, THIS IS, LET'S SEE, CAN I ZOOM OUT SO YOU CAN SEE THE BOTTOM OF THAT? THERE WE GO.

OKAY.

THIS IS, THANK YOU.

THIS IS NOT EXACTLY THE SCALE, UM, BUT OUR DRIVE AISLE IS GOING TO BE, UM, INCLUDING THAT BERM AND THE EXISTING RETAINING WALL, ROUGHLY SIX FEET BELOW THE TOP OF THAT EXISTING RETAINING WALL.

AND THEN WE'RE GONNA ADD LIVING SCREENING ON TOP OF IT.

IF WE WERE TO BUILD A WALL ON TOP OF THE EXISTING RETAINING WALL TO, SO THAT IT WAS SIX FEET, NOT INCLUDING THE BERM, THEN THAT WALL WOULD BE, UM, AT ITS HIGHEST POINT, ABOUT 18 FEET TALL WHEN VIEWED FROM US HIGHWAY 80.

UH, SO WE THINK THAT THIS IS A, A BETTER, UH, MORE ATTRACTIVE SOLUTION TO PUT SOME, SOME BUSHES ACROSS THE TOP THAN TO INCREASE THE HEIGHT OF THAT WALL.

OKAY.

UM, ON THE NORTHERN BOUNDARY, UM, AS ARI MENTIONED, WE'RE GOING TO HAVE SIGNIFICANT GRADING CHANGE THAT RANGES FROM ABOUT FOUR FEET TO 11 FEET, DEPENDING ON WHERE ON THE PROPERTY YOU ARE.

THE NORTHWEST, UH, I'M SORRY, NORTHEAST CORNER OF THAT PROPERTY IS THE HIGHEST POINT ON THE PROPERTY NOW.

AND THERE'S GONNA BE ABOUT AN 11 FOOT, UM, GRADE CHANGE DOWN TO ABOUT FOUR FEET.

SO OUR PROPOSAL, AND THIS IS ON THE WESTERN PART OF, UM, OF THAT SECTION.

UM, AND THEN ON THE LEFT HAND SIDE RIGHT HERE, OH, THERE WE GO.

RIGHT HERE.

SO THAT GOES NORTH AND THIS MOVES FROM WEST TO EAST.

UM, OVER HERE THERE'S ABOUT AN 11 FOOT GRADE CHANGE HERE.

THERE'S ABOUT A FOUR FOOT GRADE CHANGE.

AND CAN WE PLEASE, CAN I ZOOM OUT ON THAT? THERE WE GO.

THANK YOU.

UM, AGAIN, NOT TO SCALE.

SO THE, THE EXISTING HORIZONTAL SCREENING DEVICE IS A, A SIX FOOT TALL PRIVACY FENCE, UM, THAT WILL STAY AND THAT IS SITTING ON A ROCK WALL THAT CHANGES, UH, HEIGHT BASED ON WHERE IT IS.

SO OUR PROPOSAL IS WE REGRADE AND THEN WE BUILD, UM, BASICALLY A RETAINING WALL RIGHT IN FRONT OF IT ON OUR SIDE OF THE PROPERTY SUCH THAT COMBINED THE EXISTING RETAINING WALL OR OUR NEW RETAINING WALL IS AT LEAST SIX FEET.

AND THEN ON TOP OF THAT YOU HAVE THE SIX FOOT PRI UH, PRIVACY FENCE.

SO THERE'S

[00:15:01]

UM, AND HERE'S SOME CUT SHEETS.

UM, THIS IS THE EASTERNMOST BUILDING, UH, TOWARDS THE EAST SIDE OF OUR PROPERTY.

THIS SIDE RIGHT HERE IS THE SOUTH.

THIS IS THE NORTH.

UM, AND YOU CAN SEE THERE, THIS IS WHERE THERE'S SUBSTANTIAL GRADE CHANGE, UM, THAT WE'RE, WE'VE GOT OUR SIX FEET ON BOTH SIDES.

UM, PLUS THE BUSHES ON THE SOUTH SIDE, AND THEN THIS IS THE WESTERN BUILDING.

IT'S RIGHT NEXT TO THE, UM, TO THE BUILDING THAT I JUST SHOWED YOU.

THE GRADE CHANGE IS NOT AS SUBSTANTIAL, BUT WE STILL HIT OUR SIX FEET ON THE NORTH SIDE AND WE'LL STILL HAVE OUR SIX FOOT LIVING SCREENING, BUT, UH, IT'LL BE LOWER TO THE US HIGHWAY 80 SIDE ON THAT SIDE.

UM, 'CAUSE THAT ROCK WALL IS NOT AS TALL THERE.

UM, I DON'T HAVE A FULL SITE PLAN TO SHOW YOU, BUT THERE WAS A QUESTION ABOUT THE NORTHWEST CORNER AND THE TREES THERE.

SO THE VERY NO CORNER NORTHWEST CORNER THERE IS A SUBSTANTIAL FLOODPLAIN.

WE'RE LOSING ROUGHLY THREE AND A HALF TO FOUR ACRES, UM, THAT WE CAN'T BUILD ON DUE TO BEING A FLOODPLAIN.

UM, THAT VERY NORTHWEST CORNER IS ESSENTIALLY A NON DISTURBANCE ZONE.

WE'VE GOT, I THINK ONE TREE OUT OF PLUS THAT WE'RE REMOVING.

UM, AND THEN WHEN YOU GO FURTHER NORTH, THAT'S TO WHERE THE, UM, RESIDENTS ARE THAT WE'RE GONNA GIFT SOME LAND.

THERE ARE SUBSTANTIAL TREES.

THOSE TREES ARE ALSO ON OUR LAND.

UM, WE DON'T INTEND, INTEND TO REMOVE ANY OF THOSE TREES.

AND THAT FINISHED AREA WHERE IT KIND OF JUTS UP AND IT'S NEAR THOSE, UH, NEAR THOSE HOMES, THERE'S ESSENTIALLY NOTHING THERE.

THERE'S PARKING AND THEN BEHIND THE PARKING, UM, THERE'LL BE A LOT OF TREES THAT WE'RE GOING TO PLANT AND GREEN SPACE AND, UM, IT'LL BE, YOU KNOW, IT'LL LOOK REALLY NICE, BUT THERE'S NO BUILDINGS OR ANYTHING THERE.

ANY QUESTIONS? THANK YOU FOR YOUR TIME.

I GOT A QUESTION.

YES.

SO WHAT IS THAT BARRIER GOING TO BE OTHER THAN TREES ON THAT NORTHWEST CORNER OTHER THAN TREES? YEAH, SO IN THE VERY NORTHWEST CORNER, IT'S JUST GOING TO BE THE EXISTING TREES.

UM, AND WHATEVER TREES WE PUT, I DON'T QUITE UNDERSTAND.

SO YOU'RE GONNA HAVE PEOPLE THAT CAN PASS THROUGH THERE IF THEY WERE TO, UM, IS IT POSSIBLE FOR ME TO GO BACK TO ARI'S PICTURES? THERE WE GO.

OKAY, THANK YOU.

SO THIS IS A GOOD EXAMPLE.

UM, IF YOU LOOK RIGHT THERE, YOU COULD PASS THROUGH THERE ON FOOT, UM, BUT YOU'D BE WALKING THROUGH SUBSTANTIAL TREES AND UNDERBRUSH AND ALL SORTS OF STUFF.

UM, I WOULDN'T, WOULDN'T REALLY RECOMMEND IT.

SO IT'S THIS AREA RIGHT HERE, UM, NOT THAT THAT WE'RE TALKING ABOUT.

SO IT'S JUST, IT'S NOT THE, THE PIECE THAT FACES SOUTH THERE, IT'S JUST THE P PIECE THAT KIND OF FACES EAST.

AND THEN, UM, RIGHT THERE IS EITHER FLOOD ZONE OR WHERE WE'RE ASKING FOR THAT DESIGN EXCEPTION.

SO KIND OF LIKE THAT.

UM, SO THERE'S SUBSTANTIAL TREES THERE.

COULD SOMEBODY WALK THROUGH IT? I MEAN, POTENTIALLY.

UM, I DON'T THINK IT WOULD BE A FUN THING TO DO THOUGH.

IT'S, IT'S PRETTY DENSE THERE.

SO THE, UM, THE ROAD FROM THE NEIGHBORHOOD, WHAT IS THAT? UM, HIGH, CAN'T QUITE MAKE IT OUT THERE.

UM, ANYWAY.

DOES, IS THERE A BARRICADE THERE AT THAT NEIGHBORHOOD ROAD OR IS IT, IT'S, UH, THAT ROAD IS UNFINISHED.

UM, IT JUST KIND OF DEAD ENDS.

MM-HMM .

AND I DON'T HAVE PICTURES, UH, BUT I BELIEVE OFF THE TOP OF MY HEAD THAT THERE ARE, UM, YOU KNOW, THOSE, UH, REFLECTIVE BARRICADES.

YEAH, THAT'S WHAT I, I BELIEVE THAT THAT'S WHAT'S THERE RIGHT NOW.

OKAY.

AND IS THERE PRIVACY FENCE AROUND THE, UM, THE, THAT UH, HOUSE THERE THAT THE NORTHWEST CORNER KIND OF GOES AROUND? IS THERE A PRIVACY FENCE FOR THAT? I BELIEVE THAT THEY HAVE A PRIVACY FENCE.

HONESTLY, FROM OUR SIDE OF THE PROPERTY, YOU CAN'T REALLY SEE IT.

YOU CAN'T EVEN SEE IT.

UM, AND FROM THEIR SIDE OF THE PROPERTY YOU'RE ON THE STREET SIDE, BUT I BELIEVE THAT THEY HAVE A FENCE.

I'M, I'M NOT A HUNDRED PERCENT SURE.

OKAY.

ARE THE BUILDINGS FOUR STORIES ALL THE WAY BACK TO THE, TO THE NORTH? NO.

NO.

UM, SO DOES IT VARY AS IT GOES BACK? NO.

SO THE ONLY FOUR STORY BUILDING IS, I'M GONNA TRY AND DRAW IT.

FORGIVE ME, THIS IS GONNA BE BAD.

UM, IT'S RIGHT THEREISH, THE TWO BUILDINGS THAT ARE OH, PERFECT.

AWESOME.

THANK YOU.

ALRIGHT, SO, UM, THIS BUILDING

[00:20:01]

UM, HAVE A LINE RIGHT ABOUT THERE ON EACH OF THEM WHERE THE NORTH SIDE IS TWO STORIES, AND THE SOUTH SIDE IS THREE STORIES.

I APOLOGIZE.

UM, THE NORTH SIDE IS THREE, UH, IS TWO STORIES.

THE SOUTH SIDE IS THREE STORIES.

NONE OF THE BALCONIES ON THAT TWO STORY SECTION FACE TO THE NORTH.

THEY ALL EITHER FACE, UM, WEST OR EAST, EITHER INTO THE COURTYARD OR OUT THAT DIRECTION.

THAT'S HELPFUL.

YEAH.

ARE THERE WINDOWS ON THAT SIDE THOUGH? UM, LOOKING TOWARDS NORTH OR THERE? NO BALCONIES.

UM, ON THE TWO STORY SECTION, UM, THERE ARE PROBABLY WINDOWS, BUT THOSE WINDOWS, I'M, I'M HONESTLY NOT SURE OFF THE TOP OF MY HEAD.

UH, BUT THOSE TWO, THOSE WINDOWS, BECAUSE WE'VE GOT 11 FEET OF GRADE CHANGE PLUS A SIX FOOT FENCE ON TOP OF THE, UM, THE EXISTING WALL.

MM-HMM .

I DON'T THINK THERE'S ANY CHANCE THAT ANYBODY'S GONNA BE ABLE TO LOOK INTO IT.

LOOK INTO THOSE.

YEAH, IT SOUNDS LIKE I, I I DON'T HAVE OUR BUILDING PLANS WITH US OTHERWISE I COULD CONFIRM.

YEAH.

UM, BUT I DON'T QUOTE ME ON IT.

THERE MIGHT NOT BE WINDOWS THERE.

OKAY.

WE TRY AND BE VERY COGNIZANT OF THAT.

THANK YOU.

DO YOU HAVE A CROSS SECTION, UH, THAT WE COULD SEE, UH, NORTH, SOUTH, UH, AND, AND HAVE A, UH, SOME UNDERSTANDING OF, OF THE SECOND STORY WINDOWS IN RELATION TO, UM, UH, RETAINING WALL? NOT WITH ME.

UM, BUT I'M HAPPY TO PROVIDE IT.

UM, WE, WE, WE DON'T HAVE, WE HAVE ELEVATIONS AND I'M JUST TRYING TO THINK IF I HAVE EASY ACCESS TO 'EM RIGHT NOW.

I DON'T THINK THAT I HAVE EASY ACCESS TO THOSE ELEVATIONS.

UM, I, I DO NOT BELIEVE THAT THERE ARE WINDOWS THERE.

UM, OKAY.

BUT I'M NOT A HUNDRED PERCENT CERTAIN.

I DON'T WANNA MISLEAD THE COUNSEL.

OKAY.

THANK YOU.

MM-HMM .

THANK YOU.

ARE THERE ANY OTHER QUESTIONS OF THE APPLICANT OR STAFF? OKAY.

THANK YOU.

THANK YOU.

UH, THIS ITEM DOES HAVE A PUBLIC HEARING ATTACHED.

SO IF YOU'RE HERE THIS EVENING AND WISH TO SHARE COMMENTS OR, OR CONCERNS, PLEASE APPROACH.

IF YOU HAVE A SPEAKER CARD, PLEASE TURN IT INTO STAFF.

NONE.

OKAY.

SEEING NONE.

UM, DO WE HAVE A MOTION, UH, ON THIS ITEM? I'LL MAKE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THIS ITEM.

OKAY.

MOTION BY, UH, COMMISSIONER CRAIG SECOND TO, UH, CLOSE TO PUBLIC HEARING AND APPROVE.

SECOND, I'M MR. LIBO WILEY.

WALLING.

WILEY.

SORRY.

WE LOOK A LOT ALIKE.

.

OKAY.

CAST YOUR VOTE.

OKAY.

THIS, UH, THIS IS PASSED, UH, UNANIMOUSLY.

FIVE TO ZERO.

THANKS EVERYONE.

THE NEXT ITEM

[26-0052SP Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Light Manufacturing (Encore Wire), Located on the Northeast Corner of Industrial Boulevard and Airport Drive]

THANK YOU.

THE NEXT ITEM IS UH, 2 6 5 2 SP TO CONDUCT A PUBLIC HEARING TO CONSIDER, DISCUSS, AND ACT ON A DESIGN EXCEPTION TO A SITE PLAN FOR LIGHT MANUFACTURING LOCATED ON THE NORTHEAST CORNER OF INDUSTRIAL BOULEVARD AND AIRPORT DRIVE.

GOOD EVENING COMMISSIONERS, AGAIN, EO PLANNER FOR THE CITY OF MCKINNEY.

UM, THIS IS ALSO A REQUEST FOR A DESIGN EXCEPTION TO A SITE PLAN.

THIS IS SPECIFICALLY FOR LIGHT INDUSTRIAL, UM, ENCORE WIRE.

UM, AS THE PROPERTY IS LOCATED HERE AT THE NORTHEAST CORNER OF AIRPORT AND INDUSTRIAL.

UM, AS MENTIONED BEFORE, UH, TYPICALLY SITE PLANS ARE APPROVED AT THE STAFF LEVEL, BUT GIVEN THE REQUEST FOR A DESIGN EXCEPTION, UH, IT REQUIRES THE CONSIDERATION BY THE PLANNING AND ZONING COMMISSION.

UM, THE APPLICANT IS REQUESTING THE REMOVAL OF THE, UM, HVAC EQUIPMENT, UM, THE, FROM THE, UH, EXCUSE ME, LET ME RESTART.

MM-HMM .

THE APPLICANT IS REQUESTING THE REMOVAL OF THE SCREENING REQUIREMENTS FOR THE HVAC EQUIPMENT FROM PUBLIC RIGHT OF WAY AND ADJACENT RESIDENTIAL PROPERTIES.

UH, SHOWING HERE.

SO THIS IS THE PROPOSED BUILDING.

UM, THE HVACS ARE HERE AT THE TOP.

AS YOU CAN SEE, THERE'S ONE HVAC HERE, WHICH IS VISIBLE FROM RIGHT OF WAY.

UM, THE APPLICANT

[00:25:01]

UM, THEY, IF THEY WERE TO STRICTLY FOLLOW COMPLIANCE, IT WOULD REQUIRE A FIVE FOOT HEIGHT SCREENING, UH, PARAPET IN ORDER TO SCREEN THIS DEVICE.

UM, AS THE EXPANSION IS PRIMARILY IN AN INDUSTRIAL AREA SURROUNDED BY EXISTING AND FUTURE ENCORE DEVELOPMENT STAFF DOES NOT BELIEVE THAT THE SCREENING WOULD ADVERSELY IMPACT SURROUNDING PROPERTIES.

LET ME SHOW YOU OTHER VISUALS.

SO THIS IS, UM, LOOKING AT THE PROPERTY HERE FROM, THIS IS THE, LOOKING AT FROM AIRPORT DRIVE GOING, UH, WEST.

THIS IS LOOKING AT IT FROM THE FRONT ALONG AIRPORT.

AND THEN THIS IS LOOKING FROM AIRPORT GOING TO THE EAST.

SO YOU CAN SEE THE STRUCTURE HERE, HERE AND HERE.

UM, AND THIS IS KIND OF GIVE YOU AN, AN IDEA WHERE THE LINE OF SIGHT, WHERE THE, UH, STRUCTURE WOULD BE VISIBLE BETWEEN THE BLUE AND THE GREEN, DEPENDING ON WHERE YOU'RE LOCATED ON THE BUILDING TO THE LEFT OR TO THE RIGHT, UM, STAFF IS RECOMMENDING APPROVAL OF THE REQUEST.

AND I STAND FOR ANY QUESTIONS.

ARE THERE ANY QUESTIONS? EXPLAIN AGAIN WHAT THE BLUE AND THE GREEN LINES, WHAT'S THE DIFFERENCE BETWEEN THE TWO? SURE.

SO THE GREEN LINE IS SHOWING HERE, UM, ALONG AIRPORT HERE TO THE FAR FARTHER SOUTH OF THE BUILDING.

OKAY.

AND THEN HERE TO THE NORTHERN, UM, UH, SIDE OF THE BUILDING.

SO IT'S JUST SHOWING YOU LIKE THE IN-BETWEEN VIEW IF YOU'RE LOOKING AT IT.

GOTCHA.

EXCUSE LOOKING AT IT FROM THE TWO ANGLES.

YEAH.

OKAY.

ANYTHING ELSE? OKAY.

THANK YOU.

MM-HMM .

IS THE APPLICANT HERE? YES.

GOOD EVENING.

MY NAME IS ANTONIO WILLIAMSON, ENGINEER FROM WESTWOOD 7 5 5 7 RAMBLER ROAD, DALLAS, TEXAS 7 5 2 3 1.

AND AS ELLI EXPLAINED, I THINK SHE EXPLAINED PERFECTLY, UH, THIS IS SOMETHING THAT EN ANCHOR WIRE HAS DONE IN PREVIOUS PHASES OF PROJECTS, SO I'M HAPPY TO ANSWER ANY QUESTION THAT YOU MIGHT HAVE.

I UNDERSTAND THERE, UH, THERE'S BEEN EXCEPTIONS LIKE THIS ONE, UH, IN OTHER TIMES ON ENCORE PROPERTY, CORRECT? THE SAME, RIGHT? YES.

YES.

IT'S THE SAME FOR THE HVAC EQUIPMENT AND REQUIRES VERY PRIDEFUL OF HOW EVERYTHING KIND OF MATCHES LINES WHERE THEY PUT THINGS IN THEIR BUILDING.

SO THEY'RE JUST TRYING TO MATCH THE SAME SERVICE CENTER THEY HAVE ON THE OTHER SIDE OF AIRPORT ROAD AND KIND OF ALL THE FACILITIES ALONG AIRPORT.

THANKS.

WHAT, WHAT IS THE WALL HEIGHT THERE ON THAT WESTERN SIDE THAT FACES AIRPORT? ON WHICH SIDE, SIR? UM, I GUESS IT'D BE THE WESTERN SIDE, THE SIDE THAT FACES, UH, AIRPORT BOULEVARD.

DO YOU KNOW THE WALL HEIGHT THERE? I DON'T KNOW.

BY, IS IT 37? YEAH, IT WAS 37 AND CHANGE.

OKAY.

YEAH.

SO.

OKAY.

UH, ANY OTHER QUESTIONS OF STAFF OR APPLICANT? DONE? THANK YOU.

OKAY.

THIS ITEM DOES HAVE A PUBLIC HEARING ATTACHED.

SO IF YOU'RE HERE THIS EVENING AND WISH TO, UH, SHARE COMMENTS OR QUE OR CONCERNS, UH, PLEASE APPROACH FOR THE SPEAKER CARD.

OKAY, MR. MR. CHAIRMAN, I'LL MAKE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE ITEM 2 6 0 0 1 1 SUP, UH, A MOTION BY COMMISSIONER LEBO.

SECOND.

SECOND.

BOB MCWILLIAMS. I'M SO SORRY.

YEAH.

DID WE HAVE THE PUBLIC HEARING OFFICIALLY? I'M SO SORRY.

UH, DID WE CALL FOR IT? I DID CALL FOR IT, YEAH.

OKAY, PERFECT.

I'M SO SORRY.

I DID CALL FOR YOU.

I'M SO SORRY.

I ONE STEPPED UP.

MY BAD.

IT'S ALRIGHT.

UH, OKAY.

SECOND BY COMMISSIONER MCWILLIAMS, PLEASE CAST YOUR VOTE.

MM-HMM .

ROLL CALL.

DO WE NEED ROLL CALL? YES, IT, YEAH, THE SYSTEM'S FROZEN.

THERE WE GO.

HERE WE GO.

OKAY.

UH, THIS ITEM PASSES UNANIMOUSLY.

SIX TO ZERO.

THANK YOU.

THE NEXT ITEM

[26-0011SUP Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for Passenger Vehicle Fuel Sales (7-Eleven), Located on the Northwest Corner of Bloomdale Road and Hardin Boulevard]

CONDUCT A PUBLIC HEARING TO CONSIDER AND ACT ON A SPECIFIC USE PERMIT.

REQUEST FOR PASSENGER VEHICLE FUEL SALES LOCATED AT THE NORTHEAST, NORTHWEST CORNER OF DALE ROAD AND HARDIN BOULEVARD, AGAIN AT, FOR THE CITY OF MCKINNEY.

UM, AS MENTIONED, THIS

[00:30:01]

THE, UH, OKAY.

DUE TO THE 250 FEET.

UM, USUALLY, TYPICALLY, UH, FUEL PUMPS REQUIRED TO BE AT LEAST, UH, MORE OR MINIMUM 250 FEET OR MORE FROM THE, UH, FUEL PUMPS HERE AT THIS LOCATION, YOU COULD SEE THAT THE FUEL PUMPS ARE, UM, OUTSIDE THE 250 FEET, BUT THIS ALSO INCLUDES, UM, RESIDENTIAL USE AND ZONING.

UM, THE AREA HERE TO THE EAST, UH, IS DESIGNATED FOR PD, WHICH ALLOWS FOR RESIDENTIAL, BUT AS YOU CAN SEE, IT'S, IT'S FARTHER THAN THE TWO 50 FOR THE RESIDENTIAL.

UM, THE AREA HERE TO THE SOUTH TO THIS PORTION OF THE PROPERTY, WHILE IT'S DESIGNATED FOR RESIDENTIAL, IT IS, UH, OR IT'S, UH, ALLOWED FOR RESIDENTIAL USE.

UM, IT IS DESIGNATED FOR, UH, RETAIL PER THE APPROVED CONCEPT PLAN FOR THIS AREA.

THEREFORE, UM, GIVEN THAT THE PROPERTY, UH, IT'S WITHIN, WITH, WITHIN, WITH THE, EXCUSE ME, WITHOUT WITHIN OUTSIDE THE 250 FEET, UM, STAFF DOES NOT BELIEVE THAT WOULD NEGATIVELY IMPACT THE, UH, SURROUNDING RESIDENTIAL USES.

AND GIVEN THE SEPARATION OF THE ROAD HERE TO THE EAST, UH, STAFF BELIEVES THAT THE APPLICANT COMPLIES WITH THE REQUIREMENTS AND RECOMMENDS APPROVAL OF THE REQUEST.

AND I STAND FOR ANY QUESTIONS? I HAVE A QUESTION.

YES.

WHERE IS THE NEAREST FUEL STATION AND HOW MANY ARE THERE IN THE REGION? SURE.

SO THERE'S NO FUEL STATION ALONG THIS AREA.

UM, I'VE NOTED THAT THE FUEL STATIONS ARE MORE ALONG WILMOTH.

UM, THERE'S ONE QUICK TRIP ALONG 75 IN WILMOTH, AND THEN THERE'S ONE AROUND WILM SMITH AND LAKE FOREST, I THINK ARE THE CLOSEST, IF I RECALL CORRECTLY.

THANK YOU, HARRY.

MM-HMM .

I HAVE A QUESTION.

UM, GO AHEAD.

SO, UM, LOOKING AT THIS EXHIBIT MM-HMM .

CAN, CAN YOU JUST EXPLAIN SURE.

THE, THE, THE, THE SOURCE OF THE 250 MARK AND, AND WHERE DOES THAT 250 MARK COME FROM? YES.

SO PART, SO THIS PROPERTY SEWN C TWO OR IT'S, UH, UH, CORRESPONDS TO THE C TWO LOCAL COMMERCIAL.

SO FUEL STATIONS IN THIS AREA HAVE TO MEET A CRITERIA IN ORDER TO BE PERMITTED.

UM, OUT OF ONE OF THE ITEMS IN THE CRITERIA, THEY HAVE TO BE REQUIRED TO BE 250 FEET AWAY FROM RESIDENTIAL, MEANING SEPARATION OF THE FUEL PUMP TO WHERE THE PROPERTY LINE OF THE RESIDENTIAL IS.

THAT'S THE PROPERTY LINE? YES.

RIGHT.

OKAY.

SO IN THIS CASE, UH, I NOTED HERE IN YELLOW, AND I'M JUST GONNA HIGHLIGHT IT FOR YOU HERE.

THIS AREA IS WITHIN THE 250 FEET.

SO THAT YELLOW'S TOUCHING THE PROPERTY, WHICH IS THAT ZONING HERE, THE ZONING HERE ALLOWS FOR RESIDENTIAL, BUT THIS PROPERTY HAS, UM, DESIGNATED THIS AREA FOR RETAIL RIGHT HERE.

SO OUT OF ABUNDANCE OF CAUTION, WE WERE JUST MAKING SURE THAT BECAUSE OF THE USE, THE, THE ZONING THAT, UM, IS WITHIN THE 250 FEET THAT IT, THAT IT CAME THROUGH JUST TO MAKE SURE.

AND THEN TWO, IT'S NOT TOUCHING TECHNICALLY RESIDENTIAL, IF YOU DON'T COUNT THE COMMON AREAS, IT IS FURTHER THAN THAT'S ABOUT 261 FEET.

I SEE.

THANK YOU.

MM-HMM .

NOT A PROBLEM.

ELLI.

YES.

UH, AS I RECALL, THE CITY HAS THE 250 FOOT SETBACK FOR FUEL STATION AND NOT THE STATE.

ISN'T THAT CORRECT? SO IT'S 250 FEET FOR THE PUMPS, NOT THE, THE PUMPS.

THAT'S WHAT I MEAN.

YES.

BUT THE STATE HAS WHAT REQUIREMENT? I AM NOT AWARE OF ANY REQUIREMENT BY TWO 50 IS GOING TO BE A CITY REQUIREMENT.

YEAH.

THAT THE CITY IS ENACTED WITH OUR ZONING COORDINATES.

OH.

IT'S A AND IT WAS CREATED OUT OF AN ABUNDANCE OF CAUTION OF MAKING SURE THAT WE ARE HAVING A SEPARATION OF USES BETWEEN OUR COMMERCIAL AND RESIDENTIAL USES.

SO THE TWO 50 WAS HAVING A GREATER RESTRICTION, THE CITY HAS A GREATER RESTRICTION? THAT IS CORRECT.

IT, YES.

THANK YOU.

MM-HMM .

AND THE PROPERTIES TO THE SA ARE TO THE WEST ARE FARTHER THAN THE TWO 50, IS THAT? YES.

UM, THEY'RE FURTHER THAN THE 250 FOOT, UM, DISTANCE AND SIMILARLY TO THE NORTH.

OKAY.

ANY OTHER QUESTIONS? THANK YOU.

IS THE APPLICANT HERE? YES.

GOOD AFTERNOON, COMMISSIONERS.

MY NAME IS PAUL ALVAREZ, 8 0 2 CLEBURNE, TEXAS 7 6 0 3 3.

I THINK ARI DID A GOOD JOB OF EXPLAINING OUR, UM, SUP CASE HERE.

I WANTED TO TALK ABOUT, UM, OUR SITE CONSTRAINTS AT

[00:35:01]

UM, AT INITIALLY THIS SITE, THIS PROPERTY WAS OWNED BY COLLIN COUNTY SUD, SUD, AND THEY HAD CONDEMNED IT.

AND SO THE SELLER HAD NEGOTIATED WITH COLLIN COUNTY TO CARVE OUT THIS LITTLE PIECE OF PROPERTY FOR US FOR COMMERCIAL USES AND ALSO THE NORTHERN TRACK FOR COMMERCIAL USES.

AND SO WITH THOSE SITE CONSTRAINTS, THAT IS HOW WE HAD TO LAY OUT OUR SITE AND OUR GAS PUMPS IN RELATION TO THE NORTHEAST PROPERTIES THAT, UM, ARI WAS TALKING ABOUT.

UM, DO WE HAVE ANY MORE QUESTIONS ABOUT THE SITE CONFIGURATION? NONE.

NO QUESTIONS.

THANK YOU.

THANK YOU.

WHY WAS THE, I'M SORRY, .

THAT'S ALL RIGHT.

I WAS SITTING HERE PALM.

UM, WHY WAS THE SITE CONDEMNED BY THE SUD? I COULD, I COULDN'T ANSWER THAT.

I DON'T KNOW, MA'AM.

SO, UH, HOW MANY GAS PUMPS ARE YOU LOOKING TO HAVE AT THIS LOCATION? YEAH, SO WE HAVE SIX, UH, GAS PUMPS FOR A TOTAL OF 12 FUELING POSITIONS, AND THEY'RE IN THE STACKED ARRANGEMENT.

SO THREE, UH, IN THE FRONT AND THREE IN THE BACK.

ONE OTHER QUE QUESTION, LOOKING AT THE, UM, I GUESS THE ILLUSTRATION THAT'S UP RIGHT NOW, THE DOTTED LINES UP TO THE, WHAT WOULD THAT BE? THE NORTHEAST OF YOUR PROPERTY, ARE THOSE U UTILITY EASEMENTS? IS THAT WHAT THE YES, MA'AM.

YEAH.

NOR NORTHWEST OF THE PROPERTY ARE THE COLLIN COUNTY EASEMENTS SIDE EASEMENTS.

OKAY.

THAT'S WHY.

YEAH, THAT'S WHAT I WAS TRYING TO FIGURE OUT.

OKAY.

THANK YOU.

ANY OTHER QUESTIONS OF THE APPLICANT OR STAFF? OKAY.

UM, THANK YOU.

THANK YOU.

OKAY.

THIS ITEM DOES, UH, HAVE A PUBLIC HEARING ATTACHED.

SO IF YOU'RE HERE, UH, THIS EVENING, THEY SHARE YOUR COMMENTS OR CONCERNS, PLEASE APPROACH.

OKAY.

SEEING NONE, UH, DO I HAVE A MOTION? I MAKE A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THIS ITEM? OKAY.

COMMISSIONER CRAIG MAKES A MOTION TO CLOSE THE PUBLIC HEARING AND APPROVE THE ITEM SECOND, SECOND, SECOND BY MR. UH, COMMISSIONER WATLEY, PLEASE CAST YOUR VOTE.

OKAY.

THIS ITEM IS APPROVED UNANIMOUSLY, SIX TO ZERO AND WILL BE FORWARDED, UH, THE CITY COUNCIL FOR FINAL ACTION AT THE SEPTEMBER 15TH, 2026 MEETING.

OKAY.

THE NEXT ITEM

[26-0014SUP Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for Passenger Vehicle Fuel Sales (7-Eleven), Located on the Northwest Corner of Wilmeth Road and Taylor-Burk Drive]

UM, LET'S SEE, SEE IF I CAN FIND IT.

IT'S TO CONDUCT A PUBLIC HEARING TO CONSIDER AND ACT ON A SPECIFIC USE PERMIT.

REQUEST FOR PASSENGER VEHICLE FUEL SALES LOCATED AT THE NORTHWEST CORNER OF WILMOTH ROAD AND TAYLOR BURKE DRIVE.

THANK YOU.

COMMISSIONER PLANNER FOR THE CITY OF MCKINNEY.

UM, DUE TO A NOTIFICATION ERROR, STAFF IS REQUESTING THAT THE ITEM BE TABLED AND THE PUBLIC HEARING BE CLOSED.

THE ITEM WILL BE RENO, UM, FOR CONSIDERATION AT THE PLANNING AND SONY COMMISSION MEETING ON SEPTEMBER THE EIGHTH.

UM, WE WANNA ACKNOWLEDGE THAT OUR CITIZEN COMMENTS THAT WERE RECEIVED ONLINE REGARDING THE ITEM, UH, THEY WILL BE INCLUDED IN THE AGENDA MATERIAL FOR THE COMMISSION'S REVIEW.

UM, AND I STAND FOR ANY QUESTIONS.

OKAY.

UM, THANK YOU.

IS THE APPLICANT HERE? YES, IT'S THE SAME APPLICANT.

SAME APPLICANT.

DOES ANYONE HAVE ANY QUESTIONS, UH, OF THE APPLICANT? NO QUESTION.

UH, YES.

UH, THIS WILL, THIS IS, THIS IS OPEN TO PUBLIC COMMENT OR CONCERN.

SO, UH, IF WE DON'T HAVE ANY QUESTIONS OF THE APPLICANT OR STAFF, WELL, I CAN ASK A QUESTION.

UM, PLEASE.

WHAT'S THAT OPEN TO PUBLIC HEARING, PLEASE APPROACH IF YOU HAVE A CARD.

I DO, PLEASE.

OKAY.

YEAH.

MY NAME IS MICHAEL WELCH.

UH, I LIVE AT, UH, 3 7 5 8 RYLAND COVE, UH, HERE IN MCKINNEY.

I'M IN THE, UH, THE IRWIN FARMS, UH, DEVELOPMENT.

AND, UH, THE QUESTION I'D HAVE FOR THE, UH, UH, THE DEVELOPER IS THAT, YOU KNOW, WE HEAR ABOUT ALL THE OFFSETS FOR THE PUMPS, BUT THERE WAS A STUDY THAT WAS, UH, RELEASED.

IT WAS ACTUALLY DONE IN 2019, PUBLISHED IN, UH, THE, UM, SCIENCE, THE JOURNAL SCIENCE OF TOTAL ENVIRONMENT, AND IT LOOKED AT THE EMISSIONS THAT COME FROM THE VENT

[00:40:01]

NOW, WE LIVE IN TEXAS WHERE WHEN THINGS GET HOT, THEY EXPAND, THESE GASES EXPAND, THEY, THEY, THEY, THEY EMIT.

AND WHAT THIS STUDY FOUND, AND THEY LOOKED AT SEVERAL DIFFERENT GAS STATIONS, UH, AND THEY NOTICED THAT THE MINIMUM THRESHOLDS FOR BENZENE EXPOSURE EXCEEDED THE LIMITS, UH, AND, AND, UH, ON MULTIPLE DAYS AND AT A DISTANCE UP TO 525 FEET.

AND SO THIS STUDY ACTUALLY QUESTIONS WHETHER 300 OR EVEN 250 FEET IS, IS EVEN ADEQUATE.

AND I GUESS THE QUESTION WOULD BE, ARE YOU MEASURING FROM THE RIGHT SPOT? BECAUSE IT'S ONE THING TO BE PUTTING IN, YOU KNOW, IN YOUR TANK, BUT THEN IF YOU'VE ALSO GOT ANOTHER VENT THAT'S OFF TO THE BACK, THAT'S VENTING THESE VOCS, THEY COULD ALSO BE, BE, UM, UH, PRESENTING A, A HEALTH RISK TO THE COMMUNITY.

SO I WOULD ASK THAT THE, THE COUNCIL, LOOK AT THE, THE DIAGRAM.

WHERE ARE THEY PUTTING THOSE STORAGE TANKS AND WHERE ARE THE VENTS? BECAUSE WE DON'T WANT THOSE IN CLOSE PROXIMITY TO OUR HOMES.

OKAY.

WITH THAT ALL, THANK YOU FOR, FOR TAKING MY QUESTION.

THANK YOU.

OKAY.

DO WE HAVE ANYONE ELSE? GOOD EVENING.

UH, MY NAME IS WILL CHRISTIANSEN.

UH, MY WIFE EMILY AND I, WE LIVE AT 36 16 WARDSWORTH.

WE ARE ONE OF THE, IF NOT THE CLOSEST HOME TO THE PROPERTY.

UH, DEFINITELY WITHIN, WITHIN THE TWO 50.

UH, WE HAVE A BACK WINDOW, UH, THAT ON THE SECOND FLOOR, IF YOU LOOK OUT THAT WINDOW, I PROMISE YOU, ALL WE SEE IS THAT FIELD, THE TWO TREES THAT ARE THERE RIGHT NOW.

AND ALL WE WOULD SEE IS THAT GAS STATION.

I KNOW THAT'S NOT WITHIN THE, THE TWO 50.

IT HAS NOTHING TO DO WITH THE PUMPS.

UM, I'M NOT AN EXPERT.

I CAN'T TELL YOU HOW LOUD IT'S GOING TO BE WITH DECIBELS.

I CAN'T TELL YOU HOW BRIGHT IT'S GONNA BE IMPACTING OUR HOME AT NIGHT.

UM, BUT WHAT I CAN SAY IS BY FAMILY.

WE JUST MOVED HERE A FEW MONTHS AGO.

UH, WE'VE MOVED PROBABLY EVERY TWO YEARS FOR THE PAST EIGHT YEARS, BEEN WITH THE SAME COMPANY.

UM, RELOCATING THE PLAN WAS ALWAYS TO END HERE IN NORTH TEXAS WHERE OUR HEADQUARTERS ARE.

AND, UH, WE MOVED HERE TWO MONTHS AGO ON RECOMMENDATION, WE MOVED TO MCKINNEY.

IT'S BEEN WONDERFUL.

WE'VE LOVED COMING TO DOWNTOWN MCKINNEY.

WE'VE LOVED THE, UM, VARIETY OF RESTAURANTS AND OPPORTUNITIES ON THREE 80.

EVERYBODY SAID THE, UH, TRAFFIC WAS GONNA BE BAD.

I THINK WE'VE DONE A GOOD, GOOD JOB ON THAT ONE.

OKAY.

IT WASN'T, IT'S NOT TOO BAD SO FAR, BUT WHAT I CAN SAY IS THAT WHEN I GOT THAT NOTE SAYING THAT A GAS STATION WAS GONNA BE PUT DIRECTLY BEHIND MY HOME THAT WE JUST PURCHASED TWO MONTHS AGO, I DIDN'T SLEEP FOR A NIGHT THINKING ABOUT MY DAUGHTERS, THINKING ABOUT THE SAFETY, THINKING ABOUT THE TRAFFIC, THINKING ABOUT EVERYTHING THAT COULD IMPACT US.

UM, I DIDN'T KNOW MANY OF MY NEIGHBORS, I NOW KNOW MANY OF THEM, .

UM, THIS GAVE US A GREAT OPPORTUNITY TO COME TOGETHER AND, UH, YOU KNOW, SORRY, IT TOOK THIS TO, TO MAKE THAT HAPPEN TO EVERYBODY.

BUT, UM, I DO ASK THAT, THAT WE TAKE INTO CONSIDERATION, YOU KNOW, YES, THE NOISE WILL INCREASE, YES, THE LIGHTING WILL INCREASE, IT WILL POSE A BIT OF A SAFETY RISK.

I DO NOT FEEL COMFORTABLE WITH MY DAUGHTERS AND MY FAMILY BEING THAT CLOSE TO THE LEVEL OF INCREASE OF EVERYTHING THAT WOULD, THAT WOULD IMPACT OUR QUALITY OF LIFE.

I KNOW THAT IT WOULD PROBABLY BE DEVELOPED AT SOME POINT.

I GET THAT ZONE FOR THAT, BUT I WOULD ASK THAT IT BE SOMETHING ELSE THAT'S NOT SO IMPACTFUL IN A NEGATIVE WAY FOR MY FAMILY.

UM, IF THERE'S ANY QUESTIONS OR ANYTHING YOU, YOU CAN, I'M NOT AN EXPERT, BUT I WOULD, I WOULD BE WILLING TO ANSWER THEM FOR MY FAMILY AND, BUT THANK YOU FOR THE TIME.

THANK YOU.

THANK YOU, .

OKAY.

UH, ANYONE ELSE LIKE TO COME AND SPEAK, PLEASE APPROACH.

GOOD EVENING.

MY NAME IS DAWN BILLINGS.

I TOO LIVE IN THE IRWIN FARM SUBDIVISION AT 3 6 0 9 ROTH DRIVE.

UM, I KNOW ONE OF YOU HAD ASKED EARLIER THE PROXIMITY OF OTHER GAS STATIONS TO THE OTHER ONE THAT WAS PROPOSED AND JUST APPROVED.

I WILL GIVE YOU THE PROXIMITY TO THIS PARTICULAR PROPOSED SITE.

THERE'S A QT 1.5 MILES AWAY.

THERE'S AN EXXON, WHICH IS THE ANOTHER SEVEN 11, UM, ON THE SAME STREET, WILMOTH AND LAKE FOREST, WHICH IS ONLY 1.2 MILES AWAY.

THERE'S COSTCO AT 2.2 MILES.

THERE'S KROGER AT 1.7 MILES.

THERE'S RACETRACK AT 2.2 MILES.

WOW.

WE DO NOT NEED A GAS STATION IN THIS AREA.

MIKE MENTIONED, UH, THE BENZENE EXPOSURE RISK.

A QUICK GOOGLE SEARCH IS ALL YOU NEED TO DO TO SEE WHY YOU WOULDN'T WANT THIS IN YOUR BACKYARD.

UM, NOT TO MENTION

[00:45:01]

THAT'S ONE OF THE THINGS THAT'S BROUGHT UP WHEN YOU GOOGLE THIS.

UM, IT'S AT A ROUNDABOUT, WHICH WE ALL KNOW.

UM, THERE'S NOT A LOT OF PROFICIENT USERS OF ROUNDABOUTS HERE.

UM, SO I CAN ONLY IMAGINE THAT THAT RISK WOULD BE INCREASED EVEN MORE.

UM, SO I AM ABSOLUTELY OPPOSED TO THIS SEVEN 11 AT THIS SITE, AND I WOULD URGE YOU ALL WHEN IT'S BROUGHT BACK FOR A VOTE TO VOTE.

NO, THANK YOU.

THANK YOU.

ANYONE ELSE, PLEASE APPROACH.

HELLO, GOOD EVENING.

THANKS FOR LISTENING TO US TONIGHT.

MY NAME'S JARED CRITCHFIELD.

I LIVE AT 37 0 7 ROTH DRIVE, WHICH IS IMMEDIATELY BEHIND THIS PROPERTY WHERE THE SEVEN 11 IS PROPOSED.

I'M ASKING THE COMMISSION, I GUESS IN THE NEXT MEETING NOW, UM, FOR A DENIAL OF THIS SUP FOR PASSENGER VEHICLE SALES.

UM, THE REASON BEING IS SPECIFICALLY FOR THE CRITERIA BY WHICH THE PLANNING AND ZONING COMMISSION DETERMINES WHETHER SUVS DESERVE TO BE APPROVED OR DENIED.

IF IT IS DETRIMENTAL TO ADJACENT PROPERTIES, AS YOU'VE HEARD TONIGHT, I THINK THAT IT, IT'S CLEAR THAT CLEAR THAT IT IS, WHETHER IT'S INTENSITY AND OPERATE OPERATING CHARACTERISTICS ARE COMPATIBLE WITH NEIGHBORING USES.

UM, THIS WOULD BE, AS YOU'VE HEARD TONIGHT, OTHER SPEAKERS SAY, THE MOST INTENSE AND INCOMPATIBLE USE OF THAT LAND FOR THESE TWO NEARLY BRAND NEW NEIGHBORHOODS HERE IN MCKINNEY.

AND WHETHER IT'S IMPACTS CAN BE ADEQUATELY MITIGATED.

UM, MEANING CAN THIS PROPERTY BE SHIELDED IN A WAY THAT IT WOULD NOT AFFECT THE NEIGHBORHOODS AROUND IT? UM, AND I BELIEVE ACCORDING TO THE CRITERIA THAT, UM, IS SET BEFORE YOU, IS YOUR COMMISSIONS TO EVALUATE THAT IN ALL THREE OF THESE INSTANCES, IT WOULD REQUIRE DENIAL.

THE HOMES IMMEDIATELY SURROUNDING THE PROPERTY, UM, ARE PART OF IRUN FARMS AND PAINTED TREE, UM, TO THE NEWER RESIDENTIAL AREAS IN TOWN AND THESE SPECIFIC HOMES, UM, MANY OF THE PEOPLE HAVE MOVED IN WITHIN THE PAST THREE YEARS WHERE THEY HAVE ALREADY SEEN HOME VALUES DECLINE, ADDED NEGATIVE PRESSURE WITH EXTRA, UM, WITH, WITH EXTRA TRAFFIC, WITH THE NOISE, WITH THE EXTRA LIGHT, UM, UM, THAT A GAS STATION BRINGS, WOULD ADD FURTHER DETRIMENT TO THESE HOME VALUES.

UM, THIS AS, AS DAWN SAID, UM, THIS, THIS LOT OF WHICH IT'S PROPOSED ON, UM, WOULD NOT BE, WOULD NOT BE A COMPARABLE NEIGHBORHOOD COMMERCIAL USE.

UM, MCKINNEY, YOU ALL HAVE RECOGNIZED THIS ISSUE BEFORE WHEN A SEVEN 11 CAME BEFORE YOU AT HARDIN AND WILMUTH.

UM, AND IT WAS ALSO DENIED BECAUSE IT WAS NOT APPROPRIATE FOR THE AREA, NOR WAS IT, UM, NOR DID IT GIVE THE 250 FEET REQUIRED FROM THE PUMP STATION.

I BELIEVE THE SAME, UM, THE SAME PRINCIPLE DESERVES CONSIDERATION HERE.