[00:00:01]
[CALL TO ORDER]
EVENING.I'D LIKE TO WELCOME EVERYBODY TO THE CITY OF MCKINNEY'S PLANNING AND ZONING COMMISSION MEETING OF TUESDAY, NOVEMBER 10TH, UH, 2026.
THE COMMISSIONERS YOU SEE SEATED BEFORE YOU HAVE BEEN APPOINTED BY CITY COUNCIL AND WE SERVE AT THE PLEASURE OF CITY COUNCIL.
THERE'S SOME ITEMS THAT WILL BE HEARD TONIGHT THAT WILL ONLY BE HEARD BY PLANNING AND ZONING, AND OTHERS WILL BE FORWARDED ON TO CITY COUNCIL.
I WILL ADVISE THE AUDIENCE THAT THE CASE WILL GO ON TO CITY COUNCIL OR IF IT WILL ONLY BE HEARD BY THE PLANNING AND ZONING COMMISSION.
NOW, IF YOU'RE HERE TONIGHT AND YOU WISH TO SPEAK ON AN AGENDA ITEM, PLEASE COMPLETE A SPEAKER CARD AND TURN IT IN TO A CITY STAFF MEMBER PRIOR TO THE AGENDA ITEM BEING CALLED.
WHEN IT IS YOUR TURN TO SPEAK, KINDLY STATE YOUR FIRST AND YOUR 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 COMMISSIONERS ALSO REQUEST THAT YOU ARE CONCISE IN YOUR COMMENTS, THAT YOU FOCUS ON THE ISSUES, AND THAT YOU ARE, UM, RESPECTFUL, THAT YOU TREAT EVERYONE WITH RESPECT.
I DO WANT TO STRESS THAT YOUR COMMENTS ARE IMPORTANT TO US AND THEY DO BECOME A PART OF THE CITY'S PUBLIC RECORD.
WE ALL WANT TO ACT IN THE BEST INTEREST OF THE CITIZENS OF MCKINNEY.
AT THIS TIME, WE'LL NOW MOVE TO PUBLIC COMMENTS.
DO WE HAVE ANY COMMENTS ON THE NON-PUBLIC HEARING AGENDA ITEMS?
[CONSENT ITEMS]
OKAY, WE'LL NOW MOVE TO THE CONSENT ITEMS ON THE AGENDA.THIS WOULD INCLUDE MINUTES OF THE PLANNING AND ZONING COMMISSION REGULAR MEETING OF OCTOBER 27TH, 2026, WHICH IS ITEM 26-1076.
DO WE HAVE A MOTION ON THE CONSENT ITEMS? MAKE A MOTION TO APPROVE THE, UH, MINUTES OF OCTOBER 27TH, 26TH.
SO WE HAVE A MOTION BY COMMISSIONER HAMMOCK TO APPROVE THE MINUTES OF OCTOBER 27TH, 2026.
THAT MOTION CARRIES UNANIMOUSLY SEVEN TO ZERO.
[26-0132Z 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, Generally to Allow for Industrial Uses and to Modify the Development Standards, Located on the Northeast Corner of Industrial Boulevard and Airport Drive]
NOW MOVE TO THE REGULAR ITEMS ON THE AGENDA.THE FIRST ITEM ON OUR AGENDA IS ITEM 26-0132Z.
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, GENERALLY TO ALLOW FOR INDUSTRIAL USES AND TO MODIFY THE DEVELOPMENT STANDARDS LOCATED ON THE NORTHEAST CORNER OF INDUSTRIAL BOULEVARD AND AIRPORT DRIVE.
ARACELI BOTELLO, PLANNER FOR THE CITY OF MCKINNEY.
AS MENTIONED, THIS IS A ZONING, UH, REZONE REQUEST, UM, FROM PD TO PD.
UM, THE PROPERTY'S APPROXIMATELY 200 ACRES.
UM, THIS IS A REQUEST TO AIM TO FACILITATE THE EXPANSION OF ENCORE, WHICH IS LOCATED HERE TO THE EAST OF AIRPORT DRIVE.
UH, PART OF THIS REQUEST, UM, THEY'RE LOOKING TO MODIFY SOME OF THE STANDARDS.
UM, THESE INCLUDE THE NUMBER OF MANUFACTURING TOWERS.
THEY'RE GOING FROM TWO TO SIX, UM, INCLUDING THE HEIGHT, WHICH IS FROM CURRENTLY 105 FEET TO 115 FEET.
UH, EXPANDING THE COMBINED, UH, FOOTPRINT OF THE TOWERS ONLY, NOT THE ENTIRE BUILDING, JUST THE TOWER AREA.
UM, THEY'RE REQUESTING TO GO FROM 55,500 SQUARE FEET TO 65,000 SQUARE FEET.
UM, THEY'RE ALSO ASKING FOR ELIMINATING THE REQUIREMENT OF THE LOADING, UH, BAY DOORS ORIENTATION.
UM, THEY'RE ALSO REQUESTING TO ELIMINATE THE, UH, SCREENING OF HVACS ON THE ROOF MOUNT, OR ROOF-MOUNTED HVACS, EXCUSE ME.
UM, GIVEN THAT THE PROPOSED CHANGES ARE CONSISTENT WITH THE DISTRICTS DESIGNATED UNDER THE COMPREHENSIVE PLAN, WHICH IS, UH, BUSINESS AVIATION, AND THIS REINFORCES THE AREA'S ESTABLISHED INDUSTRIAL CHARACTER AND PROXIMITY TO THE MCKINNEY AIRPORT, UM, THE PROPERTY IS SURROUNDED BY COMPATIBLE INDUSTRIAL MANUFACTURING WAREHOUSE AND AVIATION RELATED USES, AND IS NOT ADJACENT TO ANY RESIDENTIAL USES.
UM, WITH THAT SAID, STAFF RECOMMENDS APPROVAL OF THE REQUEST, AND I STAND FOR ANY QUESTIONS.
DO WE HAVE ANY QUESTIONS FOR MS. MOTTEA? TELL ME ABOUT THE, UH, MAXIMUM HEIGHT, THE 115 FEET.
IS THAT A CONCERN WITH THE AIRPORT BEING RIGHT THERE ADJACENT TO IT, OR? NOT FROM THE CITY SIDE.
THEY WILL STILL NEED TO, UH, ACQUIRE APPLICATION FROM THE AIRPORT, UH - TO MEET THEIR CRITERIA.
UM, WE HAVE DESIGNATED, UM, SETBACKS, BOUNDARIES TO BE ABLE TO MITIGATE THAT HEIGHT.
THEY'RE GOING TO UNDER 15, SO 10 FEET SEEMS JUST LIKE A MINIMAL INCREASE FOR STAFF, SO - RIGHT.
NOT A LOT OF CONCERN WITH THAT.
SO THEY D - THEY HAVEN'T SOUGHT APPROVAL FROM FAA YET? THEY WOULD HAVE TO MEET THE REQUIREMENTS OF THE AIR FOR - UH, AIRPORT, EXCUSE ME.
AND, UH, THEY WOULD HAVE TO SUBMIT APPLICATIONS AND DOCUMENTATIONS TO SHOW WHAT THEIR HEIGHT AND IF THERE'S
[00:05:01]
ANY IMPACTS TO THE AIRPORT.AND THE WHOLE STRUCTURE WOULD BE 65,000 AND BY 115 FEET TALL? YES.
IT WOULD JUST BE THE AREA IMMEDIATE TO THE TOWER.
THAT WOULD BE THE ONLY AREA THAT WOULD BE, UH, PROPOSED AT 115 FEET.
THE REST OF THE BUILDING WOULD STILL BE, UH, RESTRICTED TO THE 55 FEET IN HEIGHT.
YOU NEED TO DISCUSS THEIR REQUEST TO CHANGE THE ORIENTATION OF THE LOADING - YES.
UM, IN THEIR PD CURRENTLY, IT STATES THAT THEIR BAY DOOR SHOULD NOT ORIENT TOWARDS RIGHT OF WAY OR RESIDENTIAL, GIVEN THAT THERE'S NO RESIDENTIAL AND IF THEY ORIENT TOWARDS RIGHT OF WAY, OUR CODE CURRENTLY ALLOWS FOR ORIENTATION TOWARDS THE RIGHT OF WAY, AS LONG AS THEY PROVIDE THE REQUIRED SCREENING, WHICH INCLUDES AN OPAQUE, UH, BAY DOOR AND THEN CANOPY TREES AT ONE PER 30.
BUT THEY WERE ASKING TO NOT HAVE TO DO THE REQUIRED SCREENING BECAUSE OF WHERE THEY WANT TO ORIENT THE DOORS? SO THEY'RE PROPOSING TO ORIENT- ORIENT THEIR BAY DOORS TOWARDS THE RIGHT OF WAY.
UM, GIVEN THAT IT'S AN INDUSTRIAL AREA AND OUR CODE KIND OF FACILITATES, UH, ORIENTATION, JUST MAKING SURE THAT THEY MEET THE CRITERIA, IT WOULD ALLOW FOR UNDER THE CODE CURRENTLY.
ANY ADDITIONAL QUESTIONS FOR MS. BOTEO? IS OUR APPLICANT HERE THIS EVENING? YES, THEY ARE.
DO YOU WANNA JUST SAY YOUR NAME, BRENDAN? DO YOU WANNA REPEAT THAT? ALL RIGHT.
UM, UH, WE'RE HERE TO ANSWER QUESTIONS IF YOU LIKE.
CAN I SAY YOUR FIRST AND LAST NAME AND YOUR ADDRESS FOR US? GREG, GREG GERBIG, 7557 RAMBLE ROAD, DALLAS, TEXAS.
UH, TO ANSWER YOUR QUESTION MORE DIRECTLY ABOUT THE FAA REQUIREMENTS.
UH, WE WILL DO EXACTLY, UH, LIKE WAS DESCRIBED, APPLY THROUGH THE FAA, DO A SPECIFIC SURVEY, GOES TO THE AIRPORT FOR APPROVAL AS WELL, AND FAA AND AIRPORT BOTH APPROVE THE LOCATION AND THE HEIGHT OF THAT TOWER.
IS THERE A REASON FOR, UM, ELIMINATING THE HVAC SCREENING AT THE ROOFTOP? IT'S SOMETHING THAT HAS ALWAYS HAPPENED THROUGHOUT THESE PROJECTS ALONG AIRPORT DRIVE, AND EVERY TIME WE COME HERE AND, AND ASK FOR THAT VARIANCE.
SO WE'VE GONE AHEAD AND BUILT IN THAT 30-FOOT, UH, TREE SPACING AND GONE AHEAD SAID, "HEY, IF WE'RE GONNA DO IT, LIKE HAS ALWAYS BEEN DONE, UH, JUST MAKE SURE YOU HIT THE TREE SPACING RATHER THAN COME BACK EVERY TIME FOR THAT REQUEST." GOTCHA.
DIDN'T Y'ALL JUST BRING ONE, OR MAYBE A FEW MONTHS BACK, HAD ONE FOR APPROVAL, AND I REMEMBER LOOKING AT THE PRESENTATION WHERE YOU'RE LOOKING AT DIFFERENT ROAD VIEWS WHERE YOU, YOU KNOW, YOU BASICALLY BUILD THE PARAPET HEIGHT WHERE YOU, YOU, YOU DON'T SEE THE, OR HOWEVER IT WORKS OUT, YOU DON'T SEE THE HVAC UNITS FROM THE ROAD.
AND, AND THAT'S THE ATTEMPT TO SCREEN THEM AS MUCH AS POSSIBLE.
UM, AND THAT LINE OF SIGHT FROM THE ROAD, UH, SCREENS MOST OF THEM OCCASIONALLY, YOU GET A LITTLE SOMETHING POPPING UP.
UM, ENCORE WIRE HAS ALWAYS WANTED TO HAVE EVERYTHING SQUARED UP, LOOK THE SAME ON BOTH SIDES OF THE ROAD.
I'M WITH WESTWOOD, UM, PROFESSIONAL SERVICES.
UH, WE'VE BEEN WORKING WITH THEM ON ALL OF THESE AND APPLYING FOR THEM.
SO, UH, THEY'RE VERY CONSISTENT ON HOW THIS LOOKS ONE SIDE OF THE ROAD TO THE NEXT.
THIS RE - THIS REQUEST HAS COME THROUGH FOR SPECIFIC, UH, UH, DEVIATIONS BEFORE.
SO THE INTENT IS JUST TO ADJUST THE PD TO ALLOW Y'ALL TO CON - KINDA CONTINUE TO MEET WHAT THE, THE, THE FORM AND FASHION, WHICH I'VE ALREADY BEEN DOING, AND THEN SOUNDS LIKE JUST WITH THE INCREASED DEMAND OF DATA CENTERS AND HUGE DEMAND FOR MORE WIRE CAPACITY, THIS ALLOWANCE TO, TO KEEP DOING WHAT Y'ALL DO AND - CORRECT.
ANY ADDITIONAL QUESTIONS FOR OUR APPLICANT? THANK YOU VERY MUCH.
THANK YOU.THIS ITEM DOES HAVE A PUBLIC HEARING ATTACHED TO IT, SO IF YOU'RE HERE THIS EVENING AND YOU WISH TO SHARE ANY CONCERNS OR QUESTIONS, KINDLY APPROACH.
SEEING IS THERE NONE, DO WE HAVE A MOTION? I MOVE TO APPROVE THIS ITEM.
I'LL CLOSE THE, I MOVE TO CLOSE THE, CLOSE THE PUBLIC HEARING AND APPROVE THIS ITEM.
WE HAVE A MOTION BY COMMISSIONER CALL TO CLOSE THE PUBLIC HEARING AND APPROVE THE ITEM.
SECOND BY COMMISSIONER MCWILLIAMS. GOTCHA.
AND THAT MOTION CARRIES UNANIMOUSLY SEVEN TO ZERO, AND IT WILL BE FORWARDED TO CITY COUNCIL FOR FINAL ACTION AT THE DECEMBER 1ST, 2026 MEETING.
[26-0007M Conduct a Public Hearing to Consider/Discuss/Act on Certain Amendments to Chapter 150, entitled “Unified Development Code,” of the Code of Ordinances, City of McKinney, Texas to: Article 1 (General Provisions), Article 2 (Zoning Regulations), Article 4 (Tree Preservation), and Article 9 (Terms and Definitions)]
ITEM ON OUR AGENDA IS ITEM 26-0007M, CONDUCT[00:10:01]
A PUBLIC HEARING TO CONSIDER, DISCUSS, ACT ON CERTAIN AMENDMENTS TO CHAPTER 150, ENTITLED UNIFIED DEVELOPMENT CODE OF THE CODE OF ORDINANCES, CITY OF MCKINNEY, TEXAS.ARTICLE ONE, GENERAL PROVISIONS, ARTICLE TWO, ZONING REGULATIONS, ARTICLE FOUR, TREE PRESERVATION, AND ARTICLE NINE, TERMS AND DEFINITIONS.
SHEFFIELD, CHIEF PLANNER WITH THE CITY OF MCKINNEY.
I'M GONNA WALK THROUGH THE PROPOSED AMENDMENTS THAT WE'VE BEEN WORKING ON THIS YEAR SINCE MARCH.
UM, I WILL TRY TO KEEP IT AS LIGHT AND BRIEF AS POSSIBLE, UH, BUT WE ARE TALKING ABOUT CODE AND CODE AMENDMENTS, SO APOLOGIES IN ADVANCE.
WE ADOPTED THE UNIFIED DEVELOPMENT CODE BACK IN NOVEMBER OF 2022 AS PART OF THAT NEW, UH, CODE MCKINNEY INITIATIVE.
UM, AND SINCE THEN, WE'VE DONE CONTINUED MONITORING, MONITORING.
WE HAVE MADE AMENDMENTS, UH, SOMETIMES MULTIPLE AMENDMENTS THROUGHOUT, UM, THE YEAR SINCE THAT ADOPTION.
UM, SO JUST LIKE TONIGHT, UM, WE ARE LOOKING AT OUR TYPICAL YEARLY, UM, AMENDMENTS JUST TO KEEP THE CODE LIVE AND FRESH AND UP TO DATE WITH WHAT WE'RE SEEING.
UH, TWO DIFFERENT BUCKETS, LIKE WE ALWAYS TRY TO, UM, CATEGORIZE THEM AS.
SO FINE-TUNING, UH, FIXING TYPOS, IMPROVING CLARITY, UM, USABILITY, ORGANIZATION.
AND THEN, UH, THE OTHER BUCKET IS MORE OF THE PROCESS IMPROVEMENT, DEVELOPMENT STANDARD ADJUSTMENTS BASED ON THE TRENDS THAT WE'RE SEEING, UM, IN THE AREA.
UM, THE THREE ARTICLE- ARTICLES OF FOCUS THAT WE'RE FOCUSING ON IN THE PRESENTATION SPECIFICALLY, ARTICLE TWO, ZONING REGS, ARTICLE FOUR, TREE PRES, AND ARTICLE NINE FOR DEFINITIONS THAT WE'LL COVER IN THE PRESENTATION THIS EVENING.
THE FIRST ONE THAT WOULD BE THE MOST IMPACTFUL TO THE COMMISSION IS THE DESIGN EXCEPTION PROCESS.
UM, SO RIGHT NOW, THERE ARE DESIGN EXCEPTIONS THAT COULD BE REQUESTED THAT WOULD COME BEFORE THE PLANNING AND ZONING COMMISSION, I.E.
ALTERNATE SCREENING DEVICE, UM, FLOODPLAIN TREE REMOVAL, THINGS LIKE THAT.
THE NEW PROPOSED PROCESS IS THAT WE WOULD HAVE REQUESTS AT THE DIRECTOR OF PLANNING LEVEL, THE PLANNING AND Z - CO - ZONING COMMISSION, AND THE CITY COUNCIL.
UM, THE RESULT AND THE, UM, INTENTION BEHIND THIS IS TO BE MORE FLEXIBLE.
UM, WE'LL HAVE A TABLE IN THE CODE THAT WILL CLARIFY WHICH APPROVAL AUTHORITY, UM, EACH DESIGN EXCEPTION HAS, UM, IN A, UH, APPEAL PATH THAT IS A LITTLE BIT MORE CLEAR AND DEFINED.
IN TERMS OF THE, UH, PROCESS, WHAT WE'RE ASKING NEW APPLICANTS TO DO IS FILL OUT A DESIGN REQUEST FORM, UH, WITH THAT JUSTIFICATION.
THAT WOULD BE, UM, INCLUDED WITH THE S - THE CASE TYPE THAT THEY'RE SUBMITTING THAT DESIGN EXCEPTION WITH.
UM, IF IT COMES BEFORE THE PLANNING AND ZONING COMMISSION OR THE CITY COUNCIL, THAT WOULD BE INCLUDED IN THE PACKET FOR Y'ALL TO VIEW, UM, WITH THAT SPECIFIC REQUEST.
WE'RE ALSO ASKING THAT THEY INCLUDE A NOTE ON THE PLANNER PERMIT, WHICHEVER ONE THEY'RE ASKING THE DESIGN EXCEPTION FOR, JUST FOR CLARITY AND TRACKING PURPOSES.
UM, ONE THING TO NOTE AS WELL, IF THERE'S ANYTHING AT THE DIRECTOR OF PLANNING LEVEL, UM, THE DIRECTOR OF PLANNING MAY ELECT FOR ANY REASON TO TAKE THAT FORWARD TO THE PLANNING AND ZONING COMMISSION OR CITY COUNCIL.
THIS IS THE TABLE THAT WILL BE INCLUDED IN THE PROPOSED AMENDMENTS AS WELL OF ALL THE DESIGN EXCEPTIONS.
UM, EACH ONE HAS THE CATEGORY ON THE LEFT.
THE MIDDLE IS THE THRESHOLD OF THE DIRECTOR OF PLANNING, UM, APPROVAL, AND THEN THE PLANNING AND ZONING COMMISSION WOULD BE ON THE RIGHT.
I DO WANNA HIGHLIGHT TWO OF THEM THAT COULD BE TAKEN TO CITY COUNCIL, WHICH WOULD BE HEIGHT.
SO AT THE STAFF LEVEL, WE HAVE THE ABILITY TO APPROVE A ZERO TO 10% RE - UM, INCREASE.
UH, PLANNING AND ZONING COMMISSION, YOU COULD APPROVE UP TO 10 FEET.
ANYTHING OVER THAT 10-FOOT REQUEST WOULD BE TAKEN TO THE CITY COUNCIL.
UM, FOR FLOOD PLATE AND TREE REMOVAL, RIGHT NOW, THE STAFF HAS THE ABILITY TO APPROVE REMOVAL OF UP TO 30%.
UM, ANYTHING 30 TO 50% COULD BE AT THE PLANNING AND ZONING COMMISSION LEVEL.
ANYTHING OVER 50% WOULD NOW BE TAKEN TO CITY COUNCIL.
ANY QUESTIONS ON THE DESIGN EXCEPTIONS BEFORE I MOVE ON? HAS THE DIRECTOR OF PLANNING HAD THE AUTHORITY TO APPROVE THEM BEFORE? WE'RE JUST PUTTING A LITTLE BIT MORE STRUCTURE TO IT, OR IS THIS A, A NEW LEVEL OR...
THERE ARE SOME EXCEPTIONS IN THE CODE RIGHT NOW.
FOR INSTANCE, IF THERE IS AN EXISTING FLOODPLAIN WITH A TREE PRESERVATION SHOWING A HEAVILY WOODED AREA, WE HAVE THE ABILITY TO, TO WAIVE A SCREENING DEVICE.
UM, BUT THIS NEW PROCESS WOULD ALLOW THE DIRECTOR OF PLANNING THIS NEW AUTHORITY FOR WHAT'S LISTED HERE.
SOME ZONING DISTRICT AND DIMENSIONAL STANDARD CHANGES.
[00:15:01]
OUR RESIDENTIAL DISTRICTS, WE CURRENTLY HAVE A PROVISION THAT YOU COULD HAVE A ZERO LOT LINE PRODUCT, MEANING, UM, FOR ONE LOT, IT COULD BE BUILT ON THE PROPERTY LINE, AND THEN THERE WOULD BE A MINIMUM BUILDING SEPARATION FOR THE ADJACENT LOT.RIGHT NOW, THAT IS 10 FEET IN THE CURRENT CODE.
WE'RE PROPOSING THAT GETS REDUCED DOWN TO SIX FEET JUST FOR FLEXIBLE, UH, PRODUCT TYPES.
FOR A MIXED, UH, RESIDENTIAL DISTRICT, RIGHT NOW, THE LOT DEPTH IS 80 FEET.
WE'RE PROPOSING TO REDUCE THAT DOWN TO 75 FEET.
AND THE MAXIMUM HEIGHT FOR A DUPLEX, WE ARE PROPOSING TO INCREASE THAT FROM 35 FEET TO 40 FEET.
AND THIS IS TO ALIGN WITH THE OTHER ZONING DISTRICTS AND STANDARDS THAT WE HAVE IN THE CODE.
SO THESE STANDARDS EXIST IN OTHER DISTRICTS.
WE'RE JUST MAKING IT UNIFORM, UM, CROSS WITH THIS DISTRICT.
FOR MF-36, WE ARE PROPOSING TO REDUCE THE FRONT YARD SETBACK FROM 25 FEET TO 20 FEET.
UH, WE INCREASED IT WITH THE SB40, UM, CHANGES LAST YEAR UP TO 25 FEET BECAUSE THAT'S WHAT WE WERE ALLOWED TO ENFORCE WITH MULTIFAMILY PRODUCT.
UM, WE ARE DOING SOME CHANGES WITH THESE AMENDMENTS TO TRY AND INCENTIVIZE MORE MULTIFAMILY DEVELOPMENT IN MULTIFAMILY DISTRICTS, AS WELL AS MIXED USE DEVELOPMENTS IN THOSE MULTIFAMILY DISTRICTS.
UM, SO TRYING TO ALIGN THAT BACK TO THE 20 FEET THAT WE HAD PREVIOUSLY.
NTR 1.8 AND FOR OUR THREE RESIDENTIAL, UH, WE'RE PROPOSING THAT YOU'RE ALLOWED TO USE THAT 10-FOOT ENCROACHMENT ZONE FOR PORCHES AND PATIOS THAT EXIST CURRENTLY TODAY WITH SOME OF OUR LARGER SINGLE-FAMILY LOT DISTRICTS.
FOR THE LEGAL NON-CONFORMING SECTION, WE ARE PROPOSING, UM, THAT SINGLE-FAMILY LOTS IN NON-RESIDENTIAL DISTRICTS FOLLOW THE R5, UH, DIMENSIONAL STANDARDS.
UM, SO BACK IN 2019, WE REMOVED RESIDENTIAL, UM, ALLOWANCES IN NON-RESIDENTIAL DISTRICTS.
WHEN THAT HAPPENED, UM, THERE WERE SOME CONCERN WITH, UM, LENDERS AND INSURANCE COMPANIES, UH, WITH THE EXISTING SINGLE-FAMILY LOTS THAT WE HAD, UM, ESPECIALLY IN THE DOWNTOWN AREA THAT WERE SOME OF THOSE OLDER LEGACY DISTRICTS.
UM, AT THAT TIME, WE PUT A PROVISION IN THAT CODE THAT IF YOU WERE EXISTING PLATTED SINGLE-FAMILY LOT, WHETHER YOU HAD A HOME ON THERE OR NOT, YOU COULD CONTINUE YOUR SINGLE-FAMILY ALLOWANCE.
WHAT WE'RE PROPOSING WITH THIS IS THAT MOVING FORWARD FROM THE AMENDMENT DATE, THEY WOULD JUST FOLLOW THOSE R5 RESIDENTIAL SETBACK STANDARDS RATHER THAN THE COMMERCIAL DISTRICTS.
ADDITIONALLY, UM, SINGLE-FAMILY HOMES ARE ABLE TO BE REBUILT IF THEY'RE DESTROYED BY MORE THAN 50% OF THE MARKET VALUE.
WHAT WE'RE PROPOSING IN THE AMENDMENTS IS TO INCLUDE DUPLEX, TRIPLEX, AND QUADPLEX IN THOSE AMENDMENTS.
MORE USE AND DEFINITION CHANGES, SPECIFICALLY FOR RESIDU - RESIDENTIAL USES, UM, AND MI- MIXED USE RESIDENTIAL, RIGHT NOW IT REQUIRES AN SUP IN THE MR, UM, OR EXCUSE ME, NOW IT'S NOT PERMITTED IN THE MR MIXED RESIDENTIAL DISTRICT.
WE'RE PROPOSING THAT THAT WOULD BE ALLOWED VIA AN SUP.
IT'S CURRENTLY NOT PERMITTED IN THE MF-36 RESIDENTIAL DISTRICT.
WE'RE PROPOSING THAT THAT IS PERMITTED USE.
WE ARE MODIFYING THE DEFINITION A TAD TO SAY THAT IF YOU ARE A MIXED-USE RESIDENTIAL, YOU HAVE TO AT LEAST HAVE 20% OF THE FIRST FLOOR AREA, UH, RESERVED FOR THOSE NON-RESIDENTIAL USES.
FOR INDEPENDENT LIVING, UM, WE ARE MODIFYING THE CODE, UH, FOR THIS USE TO FALL UNDER THE SB-40 ALLOWANCES.
SO WHEREVER IT CURRENTLY HAS A SPECIFIC USE PERMIT IN OUR NON-RESIDENTIAL DISTRICTS, THAT WOULD NOW BE A USE WITH CRITERIA FOLLOWING THE TYPICAL STANDARDS THAT WE CHANGED WITH SB40 LAST YEAR.
FOR USE AND DEFINITIONS CHANGES FOR NON-RESIDENTIAL USES, UM, ARTS AND CULTURAL DISTRICTS THAT CURRENTLY IS REQUIRING AN SUP, WE'RE PROPOSING THAT THAT'S PERMITTED IN THE MANUFACTURED HOME DISTRICT.
FOR BODY ART STUDIO, IT'S CURRENTLY NOT PERMITTED IN C2.
WE'RE PROPOSING THAT THAT IS A USE ALLOWED WITH THE USE BY SPECIFIC CRITERIA, UM, CURRENTLY IN THE CODE.
FOR OUTDOOR COMMERCIAL ENTERTAINMENT, THAT CURRENTLY IS NOT PERMITTED IN C1, WE'RE PROPOSING THAT THAT WOULD BE ALLOWED VIA AN SUP.
IT IS CURRENTLY A SUP IN C2 AND C3.
WE'RE PROPOSING THAT THAT IS A USE WITH SPECIFIC CRITERIA, AND THAT CRITERIA IS THAT IT IS ALLOWED BY RIGHT OF UP TO 500 SEATS IF IT IS, UM, A USE THAT HAS FIXED SEATING AND ANYTHING OVER 500 SEATS WOULD REQUIRE A SPECIFIC USE PERMIT.
DATA CENTERS ARE CURRENTLY PERMITTED IN OUR O2 DISTRICT.
WE'RE PROPOSING THAT THAT'S ALLOWED VIA AN SUP MOVING FORWARD.
FOR FUEL SALES, PASSENGER VEHICLES, RIGHT NOW, THE CODE SAYS THAT NO MORE THAN TWO FUELING STATIONS, UM, ARE ALLOWED AT A ROADWAY INTERSECTION.
UM, AND IF THERE ARE, THEN YOU WOULD HAVE TO HAVE THAT SPECIFIC USE PERMIT REQUEST.
WE'RE CLARIFYING THAT THAT MEASUREMENT IS WITHIN A THOUSAND FEET OF THE INTERSECTION, UM, JUST TO PROVIDE A LITTLE BIT MORE CLARITY.
AND THEN THE LAST ONE, OUR NEW USE, UH, CURRENTLY MASSAGE ESTABLISHMENT IS CLASSIFIED UNDER PERSONAL SERVICE IN OUR
[00:20:01]
CODE.WE'RE PROPOSING THAT THAT IS A USE THAT IS SEPARATED OUT, BUT HAS THE SAME USE ALLOWANCES AS PERSONAL SERVICE.
FOR ACCESSORY USES, AN ACCESSORY DWELLING UNIT IN THE HISTORIC OVERLAY, CLARIFYING THAT THE HEIGHT CANNOT EXCEED THE PRIMARY BUILDING, UM, AND THAT A SEPARATE ELECTRIC METER RESTRICTION IS REMOVED, AND THAT WOULD ALIGN WITH THE PUBLIC UTILITY ALLOWANCES THAT WE HAVE TODAY.
SO WE ALLOW FOR SEPARATE WATER METERS, BUT CURRENTLY WE DON'T ALLOW FOR SEPARATE ELECTRIC METERS.
WE'RE PROPOSING THAT RESTRICTION IS REMOVED.
FOR OUTDOOR STORAGE, JUST CLARIFYING THAT THIS COULD INCLUDE CONTAINERS AND IT DOES NOT INCLUDE UNREGISTERED VEHICLES.
FOR VEHICLE PARKING AND LOADING, WE UPDATED, UM, SOME OF THE USES IN OUR CODE.
THIS IS TO ALIGN WITH, UM, THE RESEARCH IN THE SISTER CITIES THAT WE LOOKED AT, UM, DURING OUR, UM, DUE DILIGENCE PERIOD THIS YEAR.
UM, COUPLE OF CHANGES TO THE RESIDENTIAL, SINGLE FAMILY DETACHED, ATTACHED, CURRENTLY REQUIRES FOUR PER DWELLING UNIT AND TWO ENCLOSED.
WE'RE PROPOSING THAT THAT'S TWO PER DWELLING UNIT AND ONE ENCLOSED.
IF YOU'RE IN THE HISTORICALLY SIGNIFICANT AREA, THAT COULD BE REDUCED DOWN TO TWO DWELLING UNITS PER UNIT, NO ENCLOSED REQUIREMENT.
DUPLEX, TRIPLEX, QUADPLEX, WE'RE PROPOSING THAT THAT'S ONE DWELLING UNIT, UM, IF YOU HAVE AN ALLEY ACCESS OR ONE ENCLOSED PER DWELLING UNIT IF IT IS A FRONT ENTRY.
MIXED USE RESIDENTIAL, UM, AGAIN, TO INCENTIVIZE MORE MULTIFAMILY, UM, OR MIXED USE PRODUCTS IN A MULTIFAMILY DISTRICT.
WITH THE SB840 CHANGES, WE SAID THAT YOU HAD TO HAVE AT LEAST 75% COVERED SPACES.
WE'RE REDUCING THAT BACK DOWN TO 30%.
INDEPENDENT LIVING, AGAIN, ALIGNING THAT WITH SB840 CHANGES.
DATA CENTER, WE'RE ALIGNING THAT TO BE MORE LIKE A WAREHOUSE OF ONE TO 4,000.
GYM OR FITNESS AND INDOOR, OUTDOOR GUN RANGE, UM, CHANGING THAT REQUIREMENT TO ONE TO 300.
AND THEN THE OUTDOOR COMMERCIAL ENTERTAINMENT CHANGING THE 40 SPACES PER FIELD DOWN TO 20 PER FIELD.
AND I BELIEVE IT'S TWO SPACES PER, UM, UH, GOLF HOLE FOR A GOLF COURSE.
ARE Y'ALL ABLE TO SEE IT ON YOUR SCREEN? OKAY.
WE DID THIS AT THE COUNCIL WORK SESSION, SO IT'S, IT'S OKAY.
MULTI-FAMILY MIXED USE RESIDENTIAL SITE DESIGN.
WE ADDED A NEW AMENITIES TO THE RIGHT.
UM, ON THE LEFT, WE ARE, UM, AGAIN, TRYING TO INCENTIVIZE MORE MIXED USE RESIDENTIAL WITH THE SB 840 CHANGES.
WE'RE SAYING THAT THOSE OUTDOOR AMENITIES ARE NO LONGER REQUIRED IN THOSE NON-RESIDENTIAL DISTRICTS.
UH, CLARIFYING THAT JULIET BALCONIES DON'T COUNT AS BALCONIES AND THEY'RE NOT PROHIBITED FROM FACING SINGLE FAMILY.
UM, THERE IS A REQUIREMENT WITH SB840 ABOUT THE INTERNAL CLUSTERING OF PARKING, UM, WITH THE BUILDINGS, UM, FOR MULTI-FAMILY DEVELOPMENTS IN NON-RES DISTRICTS.
WE'RE PROPOSING THAT THAT COULD BE A DESIGN EXCEPTION REQUEST THAT WOULD COME BEFORE PLANNING AND ZONING COMMISSION.
THEY ARE NO LONGER PROHIBITED.
THE NEXT SLIDE IS TREE PRESERVATION.
UM, FOR TREE PRESERVATION, UM, RIGHT NOW WE HAVE THE TREE OR PERIMETER TREE ZONE, AND THEN WE HAVE THE TREE PROTECTION ZONE.
IT WAS A LITTLE CONFUSING WHEN WE'RE APPLYING THAT IN THE CODE.
SO WE'RE SAYING THE AREA, UM, WITHIN 15 FEET OF AN EXISTING RESIDENTIAL DEVELOPMENT, THAT IS GOING TO BE NAMED THE TREE OR PERIMETER TREE AREA.
SO ANYTHING 15 FEET FROM THE RESIDENTIAL PROPERTY LINE.
UM, AND IF THERE'S AN EXISTING TREE WITHIN THAT, UM, AREA, THEN THAT'S WHERE THE TREE PROTECTION ZONE WOULD BE PLACED, 15 FEET FROM THAT EXISTING TREE.
FOR THE DEVELOPMENT PROCESS, WE ARE ASKING APPLICANTS NOW TO, UH, PROVIDE THE TREE PROTECTION ZONE AND THEN PERIMETER TREE AREA ON THE PLANS FOR REVIEW.
UM, THAT SOIL BORING IS CONSIDERED AN EXCEPTION, UM, BASED ON THE DISTURBANCE AREA.
UM, AND THEN VIOLATIONS, ONE OCCURRENCE IS NOW MEASURED FOR EVERY 1200 SQUARE FEET OF TREE CANOPY REMOVED.
[00:25:09]
OKAY.UM, FOR ARTICLE TWO, RESIDENTIAL ADJACENCY, UM, WE ARE CHANGING THE LANGUAGE THROUGHOUT THE CODE.
UM, SO IF THERE'S A PROVISION THAT SAYS, UM, THIS IS A REQUIREMENT WHEN ADJACENT TO AN EXISTING RESIDENTIAL USE OR ZONE, WE'RE SAYING THAT THAT'S ONLY ON THE INCORPORATED CITY LIMITS OF MCKINNEY, SO NO ETJ OR SURROUNDING JURISDICTIONS.
UM, FOR OUR ZONING NOTIFICATION SIGNS, THE POSTED NOTICE, WE ARE ASKING APPLICANTS TO SUBMIT THOSE A COUPLE DAYS EARLY.
UM, THIS IS HOPEFULLY TO REDUCE THE NUMBER OF TABLINGS THAT WE HAVE.
UM, RIGHT NOW, WE HAVE TO SEND THE POSTCARDS OUT, AND THAT'S ALSO THE SAME DAY THAT THE NOTIFICATION SIGNS ARE REQUIRED TO BE SUBMITTED.
WE'RE ASKING THAT THAT WINDOW IS UPPED A COUPLE OF DAYS, UM, SO WE CAN HOPEFULLY HAVE LESS TABLINGS AT P&C.
UM, AND THEN LANDSCAPING AND SCREENING.
UM, IF THERE ARE, UM, TABLES THAT HAVE NUMBERS, WE'RE SAYING THAT FRACTIONS ARE ROUNDED TO THE NEAREST NUMBER.
UM, DEFINITIONS, WE DID REVISE THE HEIGHT DEFINITIONS.
SO CURRENTLY, IT'S MEASURED, UM, FROM THE AVERAGE GRA- GRADE OF THE ENTIRE LOT, UM, AND THAT'S WHERE YOU WOULD BEGIN THE MEASUREMENT OF THE HEIGHT.
WE'RE PROPOSING THAT THAT, UM, AVERAGE GRADE IS ONLY CALCULATED WHERE THE BUILDING'S GOING TO BE PLACED.
AND THEN, UM, INDUSTRIAL FLEX, WE'RE SAYING THAT THIS IS APPLYING TO THE ENTIRE LOT RATHER THAN A SINGLE BUILDING.
SO RIGHT NOW, THERE IS THAT PARKING REDUCTION OPTION, LIKE SHOPPING CENTER PARKING, UM, FOR INDUSTRIAL USES, SPECIFICALLY WITH THIS ONE.
WE'RE SAYING THAT THAT IS CALCULATED OF THE USES FOR THE ENTIRE LOT RATHER THAN A SINGLE BUILDING TO CAPTURE THOSE CAMPUSES.
UM, THEN JUST A NEW DEFINITION FOR MEZZANINE AND LOFT FOR CLARITY, UM, THAT THAT IS 50% OR LESS OF THE MAIN STORY, UH, FLOOR AREA.
SO WE DID MEET WITH THE MCKINNEY DEVELOPMENT COMMITTEE BACK IN JULY 29TH, UM, AND WENT OVER VERY SIMILAR, UM, AMENDMENTS WITH THAT GROUP.
WE DID GO TO CITY COUNCIL FOR A WORK SESSION OCTOBER 20TH.
WE ARE NOW BEFORE YOU ALL TONIGHT ON NOVEMBER 10TH, UM, PLANNING A ZONING COMMISSION, AND THEN THIS WILL BE TAKEN TO THE DECEMBER 1ST CITY COUNCIL FOR FINAL ACTION.
WITH THAT, WE'LL STAND FOR ANY QUESTIONS.
THANK YOU FOR STICKING WITH ME.
UM, IS THERE CONCERNS ABOUT THIS IS GONNA INCREASE STREET PARKING BECAUSE OF, YOU KNOW, THE LOWERING THE STANDARDS, OR I GUESS, I'M NOT...
I GUESS I'M NOT QUITE SURE WHY WE'RE DECREASING IT OVERALL.
YEAH, I DON'T THINK FROM A STAFF PERSPECTIVE, THERE'S CONCERN OF ADDITIONAL STREET PARKING.
UM, THIS IS IN LINE WITH, UM, A COUPLE OF OTHER CITIES THAT WE LOOKED AT DURING OUR RESEARCH PERIOD, UM, AND IT WOULD ALSO ALLOW THE OPPORTUNITY FOR DIFFERENT PRODUCT TYPES AS WELL.
SO FROM A STAFF PERSPECTIVE, WE DON'T HAVE ANY CONCERNS OF THAT INCREASING.
AND THE, UM, I THINK IT WAS WITH THE, UM, THESE, UM, LIKE S- SOME OF THE SINGLE FAMILY ZERO LOTS - UH-HUH.
AND DECREASING THAT, THAT, THAT SPACING, LIKE, FROM 10 FEET TO SIX FEET, UM, IS THERE A STANDARD ON, UM, FOR, LIKE, FROM A FIRE CODE? YES.
YEAH, SO THEY WOULD STILL HAVE TO FOLLOW ANY FIRE CODE OR BUILDING CODE, UM, REQUIREMENTS IF THEY ARE, UM, GOING WITHIN THAT THRESHOLD THAT'S IN THEIR CODES.
UH, SO THEY MIGHT HAVE TO HAVE A FIRE RATED WALL - OKAY.
SPRINKLERS OR SOMETHING LIKE THAT.
UM, THAT WOULD BE UP TO THE FIRE MARSHAL AND THE BUILDING OFFICIAL FOR THAT CALL.
I JUST WANNA MAKE SURE I UNDERSTAND IT THE BEST I CAN.
THE, THE, THE SING - THE, UH, LEGAL NONCONFORMITIES, UH, THE, UH, SINGLE FAMILY LOTS IN NON-RESIDENTIAL DISTRICTS SHALL FOLLOW OUR FIVE RESIDENTIAL DIMENSIONAL STANDARDS.
I GUESS, CAN YOU JUST EXPLAIN HOW THAT APPLIES IN PRACTICALITY AGAIN? YEAH, OF COURSE.
SO, UM, LIKE I SAID, BACK IN 2019, WE CHANGED WHERE NO RESIDENTIAL, UM, USES WERE ALLOWED IN THOSE NON-RESIDENTIAL DISTRICTS, UM, BUT AROUND...
[00:30:01]
HISTORIC AREA.WE HAVE A LOT OF LEGACY DISTRICTS LIKE - UH-HUH.
AND BUSINESS NEIGHBORHOOD, BG, GENERAL BUSINESS.
UM, BUT THAT'S WHERE ESTABLISHED HOMES WERE.
AND SO WHEN WE MADE THAT CHANGE, THERE WERE SOME CONCERNS FROM, UM, LENDERS OR INSURANCE COMPANIES BECAUSE IT WAS CONSIDERED A LEGAL NONCONFORMING AT THAT TIME.
SO WHAT WE DID IS WE MADE A CODE CHANGE AND SAID, "FROM THIS STATE FORWARD, IF YOU ARE AN EXISTING PLATTING, PLATTED SINGLE FAMILY LOT, UM, YOU CAN BUILD, REBUILD, EXPAND, MAINTAIN YOUR SINGLE FAMILY LOT AND YOU'RE CONSIDERED A CONFORMING USE." MM-HMM.
UM, THE CHALLENGE WITH THAT IS THAT WE DIDN'T KNOW WHAT DIMENSIONAL STANDARDS TO APPLY IF THEY WERE STILL CONTINUING AS A SINGLE FAMILY HOME.
AND SO HAVING THEM FOLLOW THE R5 DISTRICT MOVING FORWARD WOULD BE YOUR TYPICAL FIVE YARD SETBACKS, A REAR YARD, UH, A FRONT YARD VERSUS FOLLOWING THE COMMERCIAL DISTRICTS WHERE IT ONLY TYPICALLY HAS A 20-FOOT FRONT YARD AND NO SIDE OR REAR YARDS.
NO, THAT MAKES A LOT OF SENSE.
AND ON THIS LEGAL NON-CONFORMITIES, THE, IF A SINGLE FAMILY, SAY, YOU KNOW, BURNED DOWN AND IT DESTROYED MORE THAN 50% OF THE VALUE OF THE PROPERTY - UH-HUH.
THEY WOULD HAVE TO CONVERT TO THE NON-RESIDENTIAL AT THAT POINT BECAUSE THAT SAYS HERE THE, IT'S JUST FOR DUPLEX, TRIPLEX AND QUADPLEX THAT COULD BE REBUILT.
SO RIGHT NOW THE SINGLE FAMILY, UM, HAS THAT PROVISION THAT THEY COULD REBUILD - OKAY.
WE'RE JUST ADDING THAT DUPLEX, TRIPLEX, AND QUAPLEX ALSO HAS THAT ABILITY.
THAT'S, WASN'T SURE ABOUT THAT.
IN THE, ON THE ZERO LOT LINE, UM, SEPARATION, DID I HEAR YOU SAY THAT IF ONE OF THE BUILDINGS IS CONSTRUCTED ON THE ACTUAL LOT LINE, THEN IN, IN ORDER TO GET THAT SIX-FOOT SEPARATION, THAT'S GONNA HAVE TO BE ON THE ADJACENT LOT? SIX FOOT BUILDING SEPARATION.
I MEAN, ON THE ADJACENT LOT? YES.
I THINK THAT'S TYPICALLY HOW THEY DO, DO ZERO LOTS, RIGHT? MM-HMM.
ANY ADDITIONAL QUESTIONS? I GUESS TECHNICALLY YOU ARE OUR APPLICANT - YES.
ALL RIGHT, THIS ITEM DOES HAVE A PUBLIC HEARING ATTACHED TO IT.
SO IF YOU'RE HERE THIS EVENING AND YOU WISH TO SHARE ANY COMMENTS OR CONCERNS, KINDLY APPROACH.
DO WE HAVE A MOTION REGARDING ITEM 26-0007M? MOVE TO A CLOSED PUBLIC HEARING AND APPROVE.
WE HAVE A MOTION BY COMMISSIONER MCWILLIAMS TO CLOSE THE PUBLIC HEARING AND TO APPROVE THIS ITEM.
SECOND BY COMMISSIONER CONRAD.
OKAY, THE MOTION CARRIES UNANIMOUSLY SEVEN TO ZERO, AND IT'LL BE FORWARDED TO CITY COUNCIL FOR FINAL ACTION AT THE DECEMBER 1ST, 2026 MEETING.
AT THIS TIME, ARE THERE ANY PUBLIC COMMENTS REGARDING MATTERS THAT ARE NOT ON THE AGENDA?
[COMMISSION AND STAFF COMMENTS]
DO THE COMMISSION OR STAFF HAVE ANY COMMENTS? I WOULD JUST LIKE TO SAY THAT NEXT TIME WE CONVENE, IT WILL BE IN THE MONTH OF DECEMBER, SO THERE WILL NOT BE ANOTHER MEETING ON THE FOURTH TUESDAY.SO I WOULD LIKE TO WISH EVERYONE A VERY HAPPY THANKSGIVING.
AND AT THIS TIME, DO WE HAVE A MOTION TO ADJOURN? SO MOVED.
OKAY, WE HAVE A MOTION BY COMMISSIONER HAMMOCK.
MOTION CARRIES UNANIMOUSLY, SEVEN TO ZERO, AND WE ARE ADJOURNED AT 6:33 PM.