Title
Conduct a Public Hearing to Consider/Discuss/Act on the request by Applicant Steven Betzold of Lamar Advertising to Consider/Discuss/Act on the Appeal of the Building Official’s decision regarding denial of a permit to install a 50 foot tall, 672 square foot digital billboard on SH 121/Sam Rayburn Tollway, in violation of UDC Article 506 (B)(1) prohibiting new billboards, Article 506 (B)(3) prohibiting digital billboards unless certain qualifications are met, Article 506 (B)(3)(b)(ii) limiting the height to 40 feet, and Article 506 (B)(3)(b)(i) limiting the size to 300 Square feet. This request is on the property commonly known as 2nd Family Dogs located at 6780 SH 121, Lot 8 of Block A of the Advantage-LaQuinta Highway 121 Addition to the City of McKinney, Texas.
Summary
BOARD OF ADJUSTMENT CASE NUMBER: BOA 2026-0047
MEETING DATE: February 18, 2026
DEPARTMENT: Development Services - Building Inspections
CONTACT: Suzanne Arnold, Chief Building Official
RECOMMENDED BOARD ACTION: Consider this Meritorious Exception request based on the applicant statement on the Board of Adjustment (BOA) application.
ZONING: PD 2004-12-123
EXISTING CONDITIONS: This is an existing property, which is a dog kennel business. The applicant is attempting to lease the space to erect a new digital billboard in front. There is a water and sewer easement along the SH 121 right of way, as well as overhead power lines, which required the applicant to relocate the billboard from its original intended spot.
ITEM SUMMARY: The applicant is requesting a Meritorious Exception to erect a new stand-alone general digital billboard, not directly affiliated with the business on property. The applicant cites his company’s loss of four billboards on the eastern part of Hwy. 380 in recent years as the impetus for seeking this billboard. City ordinance has no provisions for equivalency to replace billboards on an entirely different right-of-way, nor does it equate the loss to a digital billboard of such height and over twice the size that might have been allowed under certain circumstances.
VARIANCE REQUESTED:
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ORDINANCE REQUIREMENTS |
VARIANCE REQUESTED |
VARIANCE |
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New digital billboard not allowed |
Multiple violations |
100% |
APPLICANT’S BASIS FOR VARIANCE: See description on the BOA application.
PUBLIC SUPPORT/OPPOSITION OF REQUEST: 8 letters were sent. To date, no letters of support and no letters of opposition have been submitted.
BOARD AUTHORITY:
1. Generally
Primary objectives of this section include ensuring the prohibition of signage that has low visual quality, while guarding against the over-regulation of signage.
2. Approval Criteria
It is not the intent of these regulations to discourage innovation. It is possible that signage proposals could be made that, while clearly nonconforming to the requirements of this Article, and thus not allowable under these regulations, have obvious merit not only being appropriate to the particular site or location, but also in making a positive contribution to the visual environment. In such cases, the Chief Building Official may approve a meritorious exception, if the proposal meets any of the following:
a. The signage is creative, innovative, or otherwise visually appealing so as to result in a positive contribution to the built environment;
b. The signage contains an architectural element that positively supplements the visual environment;
c. The regulations of this section do not adequately describe or regulate the proposed signage;
d. The signage will promote a strong public interest, including but not limited to wayfinding and the positive identification of essential services; or
e. The relocation of allowed signage is necessary based on difficulties resulting from building design, orientation, or location.
3. Sign Board Consideration
a. The Chief Building Official, at their sole discretion, may refer the meritorious exception application to the Sign Board, for consideration and action.
b. The Chief Building Official may deny a meritorious exception if the proposed sign does not meet the criteria included in subsection 2 above. The applicant whose request was denied may appeal the decision of the Chief Building Official to the Sign Board, in accordance with the procedures outlined in §203F.1, Administrative Appeals.
BUILDING OFFICIAL STATEMENT:
The request has been field validated, and I agree that the Board has the implied authority to consider this Meritorious Exception by the Applicant/Owner.
SUPPORTING MATERIALS:
BOA2026-0047 - 6780 SH 121 - Packet to include:
• Aerial Map
• Applicant’s Exhibits
• Application
• BOA Letter 8-14-25
• Sign Plans
• Sign Variance Application
• Site Plan Survey
• Site Plan
• Survey
• Zoning Exhibit