Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Impound Lot or Yard (Jordan Towing), Located on the Southeast and Northeast Corners of Couch Drive and Recovery Way, Approximately 1,000 Feet South of Industrial Boulevard
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1.1: Provide a strong city economy by facilitating a balance between industrial, commercial, residential, and open space)
MEETING DATE: October 27th, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Destinee Reynolds, Planner I
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.
RECOMMENDED PLANNING AND ZONING ACTION: Staff recommends that the Planning and Zoning Commission approve the requested screening and landscaping design exceptions.
Should the applicant’s request be approved, the following conditions shall apply:
1. The applicant receives approval of the following Design Exceptions:
a. The applicant receives approval of the following Design Exception to provide an alternative screening device on the North and South property lines, per Section 206C of the Unified Development Code.
b. The applicant receives approval of the following Design Exception to reduce the Street Buffer Tree requirement from 1 canopy tree per 30 linear feet to 1 canopy tree per 62 Linear feet.
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.
ITEM SUMMARY: The applicant, Jordan Towing, is requesting two design exceptions to their previously approved Site and Landscape plan. The applicant is requesting a design exception to provide an alternative screening device along the North and South property lines, as well as a design exception to reduce the street buffer tree ratio to “future proof” the site for future expansion.
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.
BACKGROUND INFORMATION:
The applicant currently operates an Impound Lot or Yard (Jordan Towing), on approximately 4.574 acres, Located on the Southeast and Northeast Corners of Couch Drive and Recovery Way, Approximately 1,000 Feet South of Industrial Boulevard. The applicant is proposing an expansion of approximately 2.396 Acres to expand their operations. The applicant
APPLICATION SUBMITTAL DATE: November 12th, 2024 (Original Application)
January 2nd, 2025 (Revised Submittal)
January 27th, 2025 (Revised Submittal)
February 11th, 2025 (Revised Submittal)
March 4th, 2025 (Revised Submittal)
April 16th, 2025 (Revised Submittal)
August 1st, 2025 (Revised Submittal)
September 29th, 2026 (Revised Submittal)
October 12th, 2026 (Revised Submittal)
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
LI- Light Industrial (Industrial Uses) |
Impound Lot or Yard (Jordan Towing) |
|
North |
ML - Light Manufacturing (Industrial Uses) |
Undeveloped Land |
|
South |
MH - Heavy Manufacturing (Industrial Uses) |
Office/Warehouse (McKinney National Industrial Park) |
|
East |
MP - Mobile Home Park |
Mobile Home Park (Bramblewood Mobile Home Park) |
|
West |
ML - Light Manufacturing (Industrial Uses) |
Manufacturing, Light (Veneerstone Quikrete) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Recovery Way, 60’ Right-of-Way, Commercial Collector Couch Dr, 60’ Right-of-Way, Commercial 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 62 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.
A street buffer is typically required when a proposed development shares a boundary with a public right-of-way, and canopy trees must be planted within this buffer area. While the applicant proposes to provide a street buffer along their frontage on Recovery Way, they have requested a Design Exception to reduce the number of street canopy trees required.
As proposed, the applicant would modify the tree planting ratio from 1 tree per 40 linear feet to 1 tree per 62 linear feet, resulting in an overall reduction of 3 required trees.
The site features a right-of-way dedication that calculates into the total street buffer requirement. The applicant intends to pursue abandonment of the right-of-way in the future, allowing for the potential expansion of the existing use into the area. The applicant is requesting to reduce the street buffer tree requirement to preserve flexibility for future site expansion and avoid potential conflicts with the existing required tree locations. While this request would allow the applicant to better accommodate future development, the potential abandonment of the right-of-way has not yet occurred and remains subject to the applicable approval process.
Staff have considered the applicants’ request and consider that the reduced tree planting ratio has minimal impact on the overall streetscape of Recovery Way.
As such, staff recommends approval.
SCREENING REQUIREMENTS: The applicant is requesting a design exception to the standard Screening Device Materials. Section 206C.e allows applicants to request a Design Exception to provide an alternate screening device. 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 is requesting a design exception to allow an 8 ft. chain-link fence with panel screening attached along the North and South property lines, as well as a 150 ft. portion of the Western property line.
To minimize the impacts to the residential use to the East, the applicant will be constructing an 8 ft. Masonry Screening Wall along the residential property line, as well as extending the existing Masonry Screening Wall along Recovery Way.
While the proposed screening device is not listed as one of the approved materials, staff has no objections to this variance request as the alternate screening device is only being proposed adjacent to the Industrial Zoning Districts.
Given that this type of screening has been consistently used adjacent to the neighboring industrial uses throughout the Jordan Towing site, staff has no objections to the proposed request.
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: |
Recovery Way |
|
Hike and Bike Trails: |
N/A |
|
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 have 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(s), Staff have not received any citizen comments through the online citizen portal.