Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for a Warehouse (Hopewell Industrial), Located Southeast Corner of McIntyre Road and State Highway 5 (McDonald Street)
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: October 28, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Araceli Botello, CNU-A, Planner II
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 denial of the proposed site plan due to lack of conformance with Section 402C.1.b. of the Unified Development Code (UDC).
However, should the applicant’s request be approved, the following conditions shall apply:
1. The applicant receive the following Design Exceptions:
a. A Design Exception to Section 402C.1.b. of the Unified Development Code (UDC) to remove 100 percent (65) quality trees within the 100-year fully developed floodplain.
Prior to issuance of a building permit:
2. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
3. The applicant revise the tree survey and tree preservation plan to address Staff’s comments.
4. The applicant receive approval of the Flood Study as confirmed by the City’s Engineering Department.
APPLICATION SUBMITTAL DATE: July 28, 2025 (Original Application)
September 08, 2025 (Revised Submittal)
September 29, 2025 (Revised Submittal)
October 08, 2025 (Revised Submittal)
October 14, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to remove 65 quality trees-representing 100 percent of the quality trees within the floodplain area-on a 14.46-acre site located at the southeast corner of McIntyre Road and State Highway 5 (McDonald Street).
Under the City’s Tree Preservation Ordinance, removal of quality trees within floodplains is limited to 30 percent. In this case, the ordinance allows up to 20 trees to be removed; the applicant's request exceeds this limit and therefore constitutes a Design Exception.
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 un-platted. A minor 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 |
“LI’ Light Industrial (Industrial Uses) |
Vacant Land |
|
North |
“AG” Agricultural |
Single Family Residential and Agricultural Use |
|
South |
“ML” Light Manufacturing (Industrial Uses) |
Manufacturing (TYG Products) |
|
East |
“ML” Light Manufacturing (Industrial Uses) |
Warehouse (Long Ma Express LLC0 Warehouse and Edgeimports) |
|
West |
“PD” Planned Development (Agricultural and Private Club Uses) |
Vacant Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
State Highway 5 (McDonald Road), Major Arterial |
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 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 Article 5 (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 is responsible for complying with the City’s Tree Preservation Ordinance. A tree survey has been submitted and is currently under review by the City’s Urban Forester, with the following exception:
The applicant is requesting a Design Exception to exceed the allowable removal of quality trees within the floodplain.
Specifically, the applicant proposes to remove 65 quality trees from the floodplain area, exceeding the ordinance limit of 30 percent, or 20 quality trees. This request would result in the removal of 100 percent of the quality trees within that area, which is a significant deviation from the requirements established by the ordinance.
It should be noted that the ordinance requirement specifically applies to floodplain areas and does not distinguish between FEMA-designated and City-designated floodplains. In addition, a flood study for the site has not yet been approved, and as a result, the total number of trees proposed for removal could be significantly different than what is presented in this Design Exception request.
The removal of all quality trees within the floodplain raises environmental and functional concerns. Trees in floodplain areas provide essential benefits, including stormwater absorption, erosion control, and natural flood mitigation. The complete loss of these trees would diminish the floodplain’s ability to perform these critical functions, potentially increasing downstream flooding and environmental degradation.
Staff believe that preservation of additional quality trees could be achieved through a more thoughtful redesign of the development plan that better balances development goals with environmental preservation.
Therefore, Staff recommends denial of the proposed Design Exception due to the significant departure from ordinance requirements; and the adverse impacts to floodplain functionality resulting from the removal of all quality trees in this sensitive area.
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 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 or Commission.