Title
Conduct a Public Hearing to Consider/Discuss/Act on Variances to a Site Plan for Craig Ranch Corporate Center Multi-Family Residential Development, Located on the Southwest Corner of Van Tuyl Parkway and Grand Ranch Parkway
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: May 24, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner I
Caitlyn Strickland, Planning Manager
Jennifer Arnold, AICP, 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 to Section 146-132(3)(b) (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that all multiple family residential developments outside of the MTC McKinney town center zoning district shall provide and maintain a six-foot tall masonry screening wall along all side and rear property lines.
2. The applicant receive approval of a variance to Section 146-135(f)(2)(b)(1)(i) (Architectural and Site Standards) of the Zoning Ordinance to waive the requirement of all entrances into multi-family residential developments to feature a landscape median.
3. The applicant satisfy all necessary requirements of the deed restrictions prior to issuance of a building permit
APPLICATION SUBMITTAL DATE: February 14, 2022 (Original Application)
March 31, 2022 (Revised Submittal)
April 22, 2022 (Revised Submittal)
May 5, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 675,513 square foot multiple family development (Corporate Center) on 5.951 acres at the southwest corner of Van Tuyl Parkway and Grand Ranch Parkway.
Typically, site plans can be approved at the staff level; however, the applicant has requested two variances, which require consideration by the Planning and Zoning Commission for approval.
PLATTING STATUS: The subject property is currently conveyance platted as Lot 2, Block A of the Corporate Center Addition. An associated preliminary-final plat shall be considered by the Planning and Zoning Commission meeting following the approval of a site plan. A record plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District 2020-11-082 (Multi-Family Residential) |
Undeveloped Land |
|
North |
“PD” - Planned Development District 2016-03-022 (Multi-Family Residential, Hotel, Office, Retail, Restaurant) |
The Royalton at Craig Ranch |
|
South |
“PD” - Planned Development District 2020-11-082 (Office) |
Undeveloped Land |
|
East |
“PD” - Planned Development District 2020-11-082 (Multi-Family Residential) |
Undeveloped Land |
|
West |
“PD” - Planned Development District 2020-11-082 (Retail, Office) |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Van Tuyl Parkway, 120’ Right-of-Way, Greenway Arterial (4 Lanes) Grand Ranch Parkway, 60’ Right-of-Way, Collector |
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.
LANDSCAPING REQUIREMENTS: The applicant has satisfied all landscaping requirements as specified in Section 146-135 (Landscape Requirements) of the Zoning Ordinance.
SCREENING REQUIREMENTS: 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. The only area where the screening requirement is not being met is along the southern property line, adjacent to the City’s new linear park. The City of McKinney Parks and Recreation Department has indicated that they are in favor of the removal of this screening requirement in order for the adjacent businesses and residential to utilize the linear park for workouts, lunch breaks, socializing, etc. It is the opinion of the Parks Department that the wall would negatively affect the linear park and the concept that they are trying to achieve. As such, Staff is in favor of the requested variance.
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 is responsible for meeting all applicable requirements of Section 146-139 (Architectural and Site Standards) of the City of McKinney Zoning Ordinance. Architectural building elevations are not required due to the location of this project being outside of the Historically Significant Area (HSA). However, a variance has been requested by the applicant to not provide the required landscape medians at the entrances into the apartment complex. The Craig Ranch area of McKinney tends to primarily offer an urban feel throughout the development. As such, the main entrance into this multi-family facility will be directly into the parking garage from Van Tuyl Parkway. The fire lane that is carried around the south and west sides of the building will likely not see very much traffic, but will instead be used primarily for emergency access, solid waste services, and moving trucks for residents. Additional landscaping has been provided near the entrances of the fire lane in lieu of the landscape medians. Due to the urban feel of the surrounding area, the lower frequency of drivers using the proposed fire lane, and the enhanced landscaping at other locations on the site, Staff is in favor of the requested variance.
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 Van Tuyl Parkway and Grand Ranch Parkway |
|
Hike and Bike Trails: |
Not Applicable |
|
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 has received no citizen comments in support of or in opposition to this request.