Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site plan for a Restaurant (McKinney Wheelhouse), Located on the Southwest Corner of U.S. Highway 380 (University Drive) and Hardin 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: June 12, 2018
DEPARTMENT: Planning
CONTACT: Melissa Spriegel, Planner I
Samantha Pickett, AICP, Planning Manager
Brian Lockley, AICP, CPM, 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 receive approval of a variance request to allow the overhead doors to be oriented toward public right-of-way.
2. The applicant receive approval of a variance request to utilize an alternate screening device to screen the overhead doors.
Prior to issuance of a building permit:
3. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: April 3, 2018 (Original Application)
April 27, 2018 (Revised Submittal)
May 4, 2018 (Revised Submittal)
May 9, 2018 (Revised Submittal)
May 16, 2018 (Revised Submittal)
May 24, 2018 (Revised Submittal)
May 30, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 5,729 square foot restaurant (McKinney Wheelhouse) on 1.51 acres at the southwest corner of U.S. Highway 380 (University Drive) and Hardin Boulevard.
Typically site plans can be approved by Staff; however, the applicant is requesting variances to the requirements of the Zoning Ordinance which must be considered by the Planning and Zoning Commission.
The associated Façade Plan Appeal (Case # 17-0034FR) was approved at the April 24, 2018 Planning and Zoning Commission Meeting.
PLATTING STATUS: The subject property is currently unplatted. A record/minor plat(s) of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2” - Local Commercial District and “CC” - Corridor Commercial Overlay Uses (Commercial Uses) |
Undeveloped Land |
|
North |
“C3” - Regional Commercial District and “CC” - Corridor Commercial Overlay District (Commercial Uses) |
O’Reilly’s Auto Parts and Undeveloped Land |
|
South |
“C2” - Local Commercial District and “CC” - Corridor Commercial Overlay Uses (Commercial Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 2018-05-042 and “CC” - Corridor Commercial Overlay District (Commercial Uses) |
Undeveloped Land |
|
West |
“C2” - Local Commercial District and “CC” - Corridor Commercial Overlay Uses (Commercial Uses) |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
U.S. Highway 380 (University Drive), Variable Width Right-of-Way, Major Regional Highway Hardin Boulevard, 120’ Right-of-Way, Greenway Arterial |
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 146-130 (Vehicle Parking) of the Zoning Ordinance.
LOADING SPACES: The applicant has satisfied the minimum loading space requirements as specified within Section 146-131 (Off-Street Loading) of the Zoning Ordinance.
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 146-135 (Landscape Requirements) of the Zoning Ordinance.
SCREENING REQUIREMENTS: Per Section 146-132 (Fences, walls, and screening requirements), overhead doors in any retail district or retail PD district shall be oriented away from the street frontage. The applicant is requesting a variance to orient the overhead doors toward U.S. Highway 380 (University Drive). The Zoning Ordinance states that a variance can be granted during site plan approval if the Planning and Zoning Commission finds that:
§ Unique circumstances exist on the property that make application of specific items in this section (Sec. 146-132) unduly burdensome on the applicant;
§ The variance will have no adverse impact on current or future development;
§ The variance is in keeping with the spirit of the zoning regulations, and will have a minimal impact, if any, on the surrounding land uses; and
§ The variance will have no adverse impact on public health, safety, and general welfare.
The applicant has proposed four overhead doors to be oriented toward U.S. Highway 380 (University Drive). In the letter of the intent, the applicant has indicated that the overhead doors are to be glass doors, as opposed to standard metal overhead doors, to create a connection between the interior and the exterior patio. The overhead doors are proposed to be approximately 150 feet away from the public right-of-way, U.S. Highway 380 (University Drive), and will be partially obscured by the patio extending approximately 40 feet out from the overhead doors. Given the distance from the right-of-way and the screening provided by the patio, Staff has no objections to the proposed variance request.
Per Section 146-132 (Fences, walls, and screening requirements), Loading docks or structures, bays, and bay doors shall be screened from view from the public right-of-way, from adjacent residential property, and from adjacent non-residential property, other than industrial. The applicant is requesting a variance to waive the screening of the overhead doors. The Zoning Ordinance states that a variance can be granted during site plan approval if the Planning and Zoning Commission finds that:
§ Unique circumstances exist on the property that make application of specific items in this section (Sec. 146-132) unduly burdensome on the applicant;
§ The variance will have no adverse impact on current or future development;
§ The variance is in keeping with the spirit of the zoning regulations, and will have a minimal impact, if any, on the surrounding land uses; and
§ The variance will have no adverse impact on public health, safety, and general welfare.
The applicant is requesting to an alternate screening device to screen the four overhead doors on the north side of the building, between the main building and patio, facing U.S. Highway 380. In lieu of a solid screen wall extending the full length of the front of the property, the applicant has proposed three “floating walls” within the patio area that will also serve as walls to mount televisions and additional landscaping, composed of Red Chinese Fringe Flower shrubs, on the north side of the patio. Furthermore, the required street trees within the landscape buffer have also been proposed to be clustered in the area in front of the overhead doors. These proposed features, along with the activity of the patio, will help to provide screening of the overhead doors. As such, Staff has no objection to the proposed request.
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 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance.
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 the requirements of Section 146-139 (Architectural and Site Standards) of the City of McKinney Zoning Ordinance. 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 is required to submit a signed affidavit that there are no protected trees on the subject property or a tree survey, subject to review and approval of the City’s Landscape Architect during the Civil review process.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along U.S. Highway 380 (University Drive) |
|
Hike and Bike Trails: |
Required along Hardin Boulevard |
|
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. 2013-11-108) |
|
Utility Impact Fees: |
Applicable (Ordinance No. 2017-02-021) |
|
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 comments in support of or in opposition to this request.