Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for a Retail/Restaurant Building (Plaza on Lake Forest), Located Approximately 260 Feet South of Highlands Drive and on the East Side of Lake Forest Drive
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 26, 2018
DEPARTMENT: Planning
CONTACT: Danielle Quintanilla, 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 to utilize an alternate screening device, composed of 12’ tall Eastern Red Cedars, to screen the proposed retail/restaurant building from the adjacent single family residential properties located to the east of the subject property.
2. The applicant revise driveway entrance on the subject property from Lake Forest Drive to be a minimum radii of 30 feet, subject to review and approval by the City Engineer.
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.
APPLICATION SUBMITTAL DATE: April 6, 2018 (Original Application)
June 4, 2018 (Revised Submittal)
June 11, 2018 (Revised Submittal)
June 18, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 10,015 square foot retail/restaurant building (Plaza on Lake Forest) on 1.53 acres, located approximately 260 feet south of Highlands Drive and on the east side of Lake Forest Drive.
Site plans can typically be approved by Staff; however, the applicant is requesting approval of an alternate screening device to screen the proposed retail/restaurant building from the adjacent residential uses located east of the subject property. The variance request is detailed further below.
PLATTING STATUS: The subject property is currently platted as Lot 7, Block A of the Lake Forest Crossing Addition.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2014-01-001 (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2014-01-001 (Commercial Uses) |
Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 2014-01-001 (Commercial Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 95-06-27 (Single Family Residential Uses) |
Eldorado Heights Subdivision |
|
West |
“PD” - Planned Development District Ordinance No. 98-09-49 (Single Family Residential Uses) |
Eldorado Heights Subdivision |
ACCESS/CIRCULATION:
Adjacent Streets: Lake Forest Drive, 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) of the Zoning Ordinance, screening devices shall be placed along any property line or district boundary between single family residential uses and non-residential uses. The applicant is required to screen the proposed development with either an approved screening device or an alternate screening device with approval of the Planning and Zoning Commission. Allowed screening devices per Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance include the following:
§ Brick masonry, stone masonry, or other architectural masonry finish;
§ Tubular steel (primed and painted) or wrought iron fence with masonry columns spaced a maximum of 20 feet on center with structural supports spaced every ten feet, and with sufficient evergreen landscaping to create a screening effect;
§ Living plant screen, upon approval by the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-45(a)(2) through the site plan process; or
§ Alternate equivalent screening, upon approval by the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-45(a)(2) through the site plan process.
The applicant is seeking approval of an alternate screening device, consisting of Eastern Red Cedars, to screen the non-residential property from the single family residential properties to the east. 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 proposing to utilize a total of thirteen 12’ tall Eastern Red Cedars, planted 10’ on center, situated within the 10’ landscape buffer between the required canopy trees. Since the eastern property line is located within an existing 100’ drainage easement, the required canopy trees and Eastern Red Cedars are located on the west side of the existing drainage easement, just east of the proposed building, within the erosion hazard setback.
Given the location of the property line within the existing 100’ drainage easement and the difficulty of constructing a screening wall adjacent to or within the erosion hazard setback, it is Staff’s professional opinion that the proposed alternate screening device will serve as adequate screening between the retail/restaurant use and the adjacent single family residential uses. As such, Staff has no objection to the applicant’s request.
The applicant has satisfied all other 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 has submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
Sidewalks: Required along Lake Forest Drive
Hike and Bike Trails: Not Required
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.