Title
Conduct a Public hearing to Consider/Discuss/Act on the request by Applicant Andrew Jones, representing the City of McKinney as the sign owner, to Consider/Discuss/Act on the Appeal of the Building Official’s decision regarding a violation of UDC Section 504C, Figure 5-6, limiting the sign height to 35 feet and limiting the sign area to 150 square feet, and Section 504C (5), designating the sign setback from a right-of-way. The applicant is requesting a Meritorious Exception to construct a freestanding sign advertising Historic Downtown McKinney, approximately 50 feet tall and 14 feet wide, with neon letters and a masonry base, in the center median of West Louisiana Street near the intersection at the SH 75/Central Expressway northbound service road. This request is located at 2087 West Louisiana Street, Lot 1 of Block 1 of the Bolin Mobile Addition to the City of McKinney, Texas.
Summary
BOARD OF ADJUSTMENT CASE NUMBER: BOA 2026-0004
MEETING DATE: June 17, 2026
DEPARTMENT: Development Services - Building Inspections
CONTACT: Suzanne Arnold, Chief Building Official
RECOMMENDED BOARD ACTION: Consider this variance request based on the applicant statement on the Board of Adjustment (BOA) application.
ZONING: BN Neighborhood Business/C1 Neighborhood Commercial
EXISTING CONDITIONS: The proposed sign location is a median space within the City right-of-way, located at what is considered the gateway to Historic Downtown McKinney from the Highway 75 corridor.
ITEM SUMMARY: The applicant, the City of McKinney, is seeking to construct a large neon wayfinding sign reading “Historic Downtown McKinney” with an arrow pointing east toward the downtown area. The scale of the sign is intended to attract attention from Central Expressway.
VARIANCE REQUESTED:
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ZONING ORDINANCE REQUIREMENTS |
VARIANCE REQUESTED |
VARIANCE |
|
|
|
|
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Max. height 35 ft. |
15 ft. |
43% |
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Max. area 150 sq. ft. |
550 sq. ft. |
367% |
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Setback from right-of-way |
In right-of-way |
100% |
APPLICANT’S BASIS FOR VARIANCE: See description on the BOA application.
PUBLIC SUPPORT/OPPOSITION OF REQUEST: 7 letters were sent. To date, no letters of support and no letters of opposition have been submitted.
BOARD AUTHORITY:
Meritorious Exceptions.
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 in 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 Variance by the Applicant/Owner.
SUPPORTING MATERIALS:
BOA2026-0004 - 2087 W. Louisiana St. - Packet to include:
• Application
• Application Letter
• GIS Exhibit
• Notice Letter
• Notice Map
• Sign Plans
• Site Plan Existing
• Site Plan Proposed
• Zoning Exhibit
ACTION: Approved Denied Tabled