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Title:
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Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Plan Appeal for a Restaurant (McKinney Wheelhouse), Located on the Southwest Corner of U.S. Highway 380 (University Drive) and Hardin Boulevard
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Title
Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Plan Appeal 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
MEETING DATE: April 24, 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 fa?ade plan may be appealed to the City Council.
STAFF RECOMMENDATION: Staff recommends approval of the proposed fa?ade plan appeal with the following conditions:
1. The applicant receive approval of a variance to waive the offset requirements.
2. The applicant receive approval of a variance to waive the requirement for the building to be architecturally consistent with the other buildings within the development.
APPLICATION SUBMITTAL DATE: December 4, 2017 (Original Application)
January 9, 2018 (Revised Submittal)
March 30, 2018 (Revised Submittal)
April 9, 2018 (Revised Submittal)
April 13, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting a Fa?ade Plan Appeal for a restaurant building (McKinney Wheelhouse) located at the southwest corner of U.S. Highway 380 (University Drive) and Hardin Boulevard, due to the proposed elevations not conforming to the requirements of the City's Architectural Standards for non-residential uses in non-industrial districts.
The applicant has submitted the associated site plan (18-0046SP), which is currently in review by Staff.
Typically, fa?ade plans can be approved by Staff; however, the applicant is requesting approval of a fa?ade plan appeal, which must be considered by the Planning and Zoning Commission. The fa?ade plan appeal is detailed further below.
COMPLIANCE WITH ARCHITECTURAL STANDARDS: The purpose of the architectural standards is to set minimum standards for the appearance of non-residential and multi-family buildings and corresponding site elements, which are recognized as enhancing property values and are in the interest of the general welfare of the City of McKinney. The standards are intended to serve as a baseline for the minimum design expectations of the City. These standards are not intended to prohibit architectural innovation nor are they intended to mandate specific architectural styles and concepts. Rather, they are intended to provide for development of enduring quality that provides visual character and interest.
Fa?ade Plan Appeals state that the Planning and Zoning Commission shall consider the following factors in determining the extent of any exception to be granted:
1. The extent to which the application meets other specific standards of this ordinance;
2. The extent to which the application meets the spirit and intent of this chapter through the use of building materials, colors, and fa?ade design to create a building of exceptional quality and appearance;
3. The positive or negative impact of the proposed project on surrounding property use and property values, in comparison to the expected impact of a project which could be built in conformance with the standards of this ordinance;
4. The extent to which the proposed project accomplishes City goals as stated in the Comprehensive Plan or other approved documents; and
5. Convenience to the applicant and/or reasons related to economic hardship shall not be grounds for approval of an application.
The applicant has requested the following variances to the fa?ade plan:
* Waive the offset requirements from all buildings.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that at a minimum, elevations that are 50 feet or longer in horizontal length shall be interrupted by at least two offsets (projection or recess) from the primary facade plane of at least 18 inches in depth. The applicant is proposing an industrial design type with several shallow recesses and projections on the primary fa?ade, but have also featured free-standing walls with the patio and material changes with these offsets. It is Staff's professional opinion that the use contrasting materials, along with the unique patio design, provide the changes in planes to create the visual interest intended by the requirement for offsets. As such, Staff has no objections to the request.
* Waive the requirement for the building to be architecturally consistent with the other buildings within the development.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that buildings constructed on a pad site within a larger shopping center or non-residential development shall be designed to be architecturally consistent with the other buildings within the development. Architecturally consistent shall generally mean utilizing the same or similar architectural design elements, colors, roof type, and/or building materials. The applicant is proposing to utilize architectural elements, materials and colors on the building that are inconsistent with the other approved buildings within the overall development, in order to create an industrial looking building to match architectural style of the brand's location in Dallas. Staff has concerns that the building design type and color scheme may appear out of place in this location, as the surrounding approved buildings all utilize similar elements, materials and colors, creating a unified commercial corridor among the four corners of the intersection. However, the subject property is being developed independently from the remaining sites, and the proposed design does create a unique feature point at the intersection. Given that all material requirements have been met, Staff has no objections to the request.
IMPACT ON EXISTING DEVELOPMENT: It is Staff's professional opinion that the proposed design would not have a negative impact on existing developments surrounding the subject property.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or in opposition to this request.