Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for a Proposed Warehouse (McKinney Couch Drive Industrial), Located Approximately 105 ft. North of Recovery Way and on the East side of Couch Dr.
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong city economy by facilitating a balance between industrial, commercial, residential, and open space)
MEETING DATE: May 12th, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Destinee Reynolds, Planner I
Caitlyn Strickland, AICP, Planning Manager
Lucas Raley, AICP, CNU-A, CFM, Director of Planning
APPROVAL PROCESS: The action of the Planning and Zoning Commission for the proposed site plan may be appealed to the City Council.
STAFF RECOMMENDATION: Staff recommends approval of the proposed site plan with the following condition:
1. The applicant receive approval of a Design Exception to Section 206E.9.c. of the Unified Development Code (UDC) to update the onsite loading distance from 200’ to 160’.
Prior to issuance of a building permit:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: March 2nd, 2026 (Original Application)
April 3rd, 2026 (Revised Submittal)
April 20th, 2026 (Revised Submittal)
April 27th, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 125,975 square foot warehouse on 8.63 acres located approximately 105 ft. North of Recovery Way and on the East side of Couch Dr.
.
Typically, site plans can be approved at the staff level; however, the applicant has requested a Design Exception, which requires consideration by the Planning and Zoning Commission for approval.
Specifically, the applicant requests a Design Exception to update the onsite loading distance from 200’ to 160’.
PLATTING STATUS: The subject property is currently platted as a replat. An amending plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“ML” - Light Manufacturing (Industrial Uses) |
Undeveloped Land |
|
North |
“ML” - Light Manufacturing (Industrial Uses) |
Light Manufacturing (PRIMO MICROPHONES) |
|
South |
LI - Light Industrial (Industrial Uses) |
Vacant Land and Warehouse |
|
East |
“MP” - Mobile Home Park (Residential) |
Manufactured Home Community |
|
West |
“ML” - Light Manufacturing (Industrial Uses) |
Warehouse |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Couch Dr., 60’ Right-of-Way, Collector Road |
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
LOADING SPACES AND DISTANCE: The applicant is requesting a Design Exception to reduce the minimum onsite loading distance from 200’ to 160’.
Section 203G.1.e. Approval Criteria: The Planning and Zoning Commission may approve a request for a Design Exception if they find that:
I. There is a compelling reason why the existing standard cannot be satisfied;
II. The Design Exception will not have an adverse impact on adjacent existing or future developments;
III. The Design Exception will not have an adverse impact on the public health, safety, and general welfare;
IV. The Design Exception is not proposed to reduce financial costs or serve as a convenience to the applicant; and
V. The Design Exception complies with all additional standards outlined in the specific section from which the Design Exception originates.
The applicant has adjusted the site layout to accommodate the reduction by orienting a portion of the east side of the building to serve as an additional buffer between the residential use and the proposed loading zone. This buffer is in addition to the required screening adjacent to residential districts.
Staff finds that the proposed Design Exception aligns with the loading space requirements set forth in the Unified Development Code and should not have any adverse effects on the adjacent land uses.
As such, staff recommends approval of the Design Exception.
SOLID WASTE CONTAINERS: The sanitation container screening walls will be brick, stone masonry or other architectural masonry finish, including a metal gate, primed and painted, and the sanitation container screening walls, gate, and pad site will be constructed in accordance with the City of McKinney Design Specifications. The applicant has provided the required notation on the proposed site plan.
LANDSCAPING REQUIREMENTS: The applicant has satisfied all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code.
SCREENING REQUIREMENTS: The applicant has provided the required notation stating that all mechanical, heating, and air conditioning equipment shall be screened from the public right-of-way and from adjacent residential properties. The applicant has properly screened the sanitation container and has satisfied the minimum requirements as specified in Section 206C (Screening of the Unified Development Code.)
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Chapter 58 (Lighting and Glare Regulations) of the City of McKinney Code of Ordinances. The applicant has provided the required notation stating that the lighting will be in conformance to the requirements of the City of McKinney Code of Ordinances on the site plan.
ARCHITECTURAL STANDARDS: The applicant will be responsible for meeting all applicable requirements of Section 206F (Architectural Standards) of the Unified Development Code. Architectural building elevations are subject to review and approval by the Chief Building Official, prior to issuance of a building permit.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along Couch Drive |
|
Hike and Bike Trails: |
Not Required |
|
Road Improvements: |
All road improvements necessary for this development, and as determined by the City Engineer |
|
Utilities: |
All utilities necessary for this development, and as determined by the City Engineer |
Discussion: Under the requirements of the Subdivision Ordinance, the applicant will be required to construct all necessary public improvements prior to filing the accompanying plat, unless otherwise specified in an approved facilities agreement.
DRAINAGE: The applicant will be responsible for all drainage associated with the subject property, and for compliance with the Storm Water Ordinance, which may require on-site detention. Grading and drainage plans are subject to review and approval by the City Engineer, prior to issuance of a building permit.
FEES:
|
Roadway Impact Fees: |
Applicable (Ordinance No. 2020-12-091) |
|
Utility Impact Fees: |
Applicable (Ordinance No. 2020-12-092) |
|
Median Landscape Fees: |
Not Applicable |
|
Park Land Dedication Fees: |
Not Applicable |
|
Pro-Rata: |
As determined by the City Engineer |
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any citizen comments through the online citizen portal.