Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for a Office and Warehouse (Simpson Strong Tie), Located on the Northeast Corner of Airport Road and Harry McKillop Boulevard
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: July 14, 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 conditions:
1. The applicant receives approval of a Design Exception:
a. A Design Exception to Section 206A.5.c of the Unified Development Code (UDC) to reduce the required tree planting ratio within the street buffer from 1 tree per 40 linear feet to 1 tree per 250 feet along Airport Drive within the landscape street buffer.
2. The applicant revise the Landscape plan to:
a. Reflect the updated tree planting ratio requirement within the street buffer.
b. Update the landscape calculations table to accurately reflect the revised required and provided tree counts.
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: August 5th, 2024 (Original Application)
November 11th, 2024 (Revised Submittal)
December 1st , 2024 (Revised Submittal)
December 22nd, 2025 (Revised Submittal)
February 4th, 2026 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 342,987 square-foot manufacturing expansion (Simpson Strong-Tie) on 26.524 acres at 2151 S. Airport Road.
While site plans are typically reviewed and approved administratively by staff, Design Exceptions must be reviewed and approved by the Planning and Zoning Commission.
PLATTING STATUS: The subject property is currently platted with a Final Plat. A Replat 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 |
“PD” - 1680 (Light Manufacturing) “ML” - Light Manufacturing (Industrial Uses) |
Light Manufacturing (Simpson Strong Tie) |
|
North |
“PD” - 1680 (Light Manufacturing) |
Light Manufacturing (Amazon Hub) |
|
South |
“ML” - Light Manufacturing (Industrial Uses) |
Undeveloped Land |
|
East |
“AP” - Airport (Airport Uses) “LI” - Light Industrial (Industrial Uses) |
McKinney National Airport Undeveloped Land |
|
West |
“LI” - Light Industrial (Industrial Uses) “ML” - Light Manufacturing (Industrial Uses) |
Light Manufacturing (Waste Connections of Texas) Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
S. Airport Rd., 100’ Right-of-Way, Principal Arterial Wattley Way, 84’ Right-of-Way, Collector |
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: The applicant has satisfied the minimum loading space requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
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 requested a Design Exception to reduce the required tree planting ratio from 1:40 linear feet to require 1 tree per 250 of linear feet.
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.
Typically, a street buffer is required where a proposed development shares its boundary with a public right-of-way and canopy trees must be planted within the street buffer area. In cases where the city’s tree planting requirements have unavoidable conflicts with easements, the UDC allows for the required trees to be planted adjacent to the required buffer.
However, the subject frontage along S. Airport Drive is heavily constrained by existing municipal utilities. A 25-foot-wide sanitary sewer easement runs directly through the required 20-foot street buffer as well as an existing water line easement running directly adjacent to the sewer line through the westernmost parking area.
Because trees cannot be planted over the City’s utility mains and because the adjacent water easement blocks the standard UDC setback allowance, the applicant is unable to plant canopy trees within or immediately adjacent to the S. Airport Drive buffer.
Staff has evaluated the physical site constraints and the applicant's proposed mitigation package. While staff typically discourages the reduction of street canopy trees, the unique layout of the existing, pre-constructed site and the overlapping sanitary sewer and water easements make standard compliance impossible.
As such, Staff recommends approval of the Design Exception.
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: |
Not Applicable |
|
Hike and Bike Trails: |
Not Applicable |
|
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 0 letters of support to this request and 0 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(s), Staff has/has not received any citizen comments through the online citizen portal.