Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site Plan for Restaurants and Retail Buildings (380 Crossing at Headington Heights), Located Approximately 975 Feet East of Hardin Boulevard and on the North Side of U.S. Highway 380 (University Drive)
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
MEETING DATE: May 23, 2017
DEPARTMENT: Planning
CONTACT: Danielle Quintanilla, Planner I
Samantha Pickett, Planning Manager
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 living plant screen (composed of Wax Myrtle to be 36” at the time of planting, 6’ height at maturity) to screen the overhead doors associated with the loading docks on the north side of the Anchor Building visible from the residential uses located north of the subject property.
2. The applicant receive approval of a variance to not screen the overhead door associated with the loading dock on the east side of the Anchor Building, visible from the non-residential property located west of the subject property.
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: December 12, 2016 (Original Application)
March 2, 2017 (Revised Submittal)
April 24, 2017 (Revised Submittal)
May 8, 2017 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 121,500 square foot Anchor Building for retail uses and four Shop Buildings (Buildings A-C at 9,000 square feet and Building D at 7,000 square feet) for restaurant and retail uses located on a 37.81 acre tract of land located approximately 975 feet east of Hardin Boulevard and on the North Side of U.S. Highway 380 (University Drive).
Site plans can typically be approved by Staff; however, the applicant is requesting approval of two variances: (1) to allow a living plant screen to be used as a screening device for the overhead doors and loading dock on the north side of the building; and (2) to waive the required screening for the overhead door associated with the loading dock on the east side of the building. These variance requests are detailed further below.
PLATTING STATUS: The subject property is currently unplatted. A record plat or plats, subject to review and approval by the Director of Planning, must be filed for recordation with the Collin County Clerk, prior to issuance of a certificate of occupancy.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C2” - Local Commercial District (Commercial Uses) and “CC” - Corridor Commercial Overlay District |
Undeveloped Land |
|
North |
“PD” Planned Development District Ordinance No. 1687 (Single Family Residential Uses) |
President’s Point Subdivision |
|
South |
“PD” Planned Development District Ordinance No. 1281 (Light Manufacturing and Office Uses) and “CC” - Corridor Commercial Overlay District |
Raytheon |
|
East |
“PD” Planned Development District Ordinance No. 1719 (Multi-Family Residential Uses), “PD” Planned Development District Ordinance No. 2013-08-078 (Multi-Family Residential Uses), “PD” Planned Development District Ordinance No. 2012-10-054 (Commercial Uses) and “CC” Corridor Commercial Overlay District |
Ashton Oaks Apartments and Undeveloped Land |
|
West |
“SUP” - Specific Use Permit Ord. No. 2016-11-087 (Fueling Station), “C2” - Local Commercial District (Commercial Uses) and “CC” - Corridor Commercial Overlay District |
Undeveloped Land |
ACCESS/CIRCULATION:
Adjacent Streets: Taft Lane, 60’ Right of Way, Collector
U.S. Highway 380 (University Drive), Variable Right of Way Width, Major Regional Highway
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 (Fencing, walls, and screening requirements), loading docks, bays, and bay doors shall be screened from view of public right-of-way, from adjacent residential property and from adjacent non-residential property, other than industrial. 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.
Additionally, per Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance, a living plant screen may be approved as a screening device by the Planning and Zoning Commission through the site plan process.
The applicant is seeking approval of the following requests:
• Approval of a request to utilize a living plant screen (composed of Wax Myrtle to be 36” at the time of planting, 6’ height at maturity) to screen the overhead doors associated with the loading docks on the north side of the Anchor Building visible from residential uses located north of the subject property.
o The overhead doors associated with the loading docks span along the northern elevation of the Anchor Building and the proposed screening device is approximately 460 feet in length (composed of Wax Myrtle to be 36” at the time of planting, 6’ height at maturity) and is located just north of the proposed parking spaces that face the northern property line. Additionally, each of the loading docks are approximately 215 feet from the residential property and a 6’ masonry wall is proposed along the northern property line to screen the commercial uses from the adjacent residential property. In Staff’s professional opinion, the applicant has adequately screened the overhead doors from view of the adjacent residential property and has met the intent of the Zoning Ordinance. As such, Staff recommends approval of the request to utilize a living plant screen (composed of Wax Myrtle to be 36” at the time of planting, 6’ height at maturity) in the proposed location.
• Approval of a variance request to waiver the required screening for the overhead door associated with the loading dock on the east side of the Anchor Building, visible from non-residential property located west of the subject property.
o The overhead door associated with the loading dock on the east side of the Anchor Building is located approximately 120 feet east of the western property line, where a proposed 28’ fire lane will bisect both properties lines. This fire lane will provide mutual access and provide circulation for both developments and it is Staff’s professional opinion that there is not an appropriate place to position a screening device for the loading dock between these two properties, and as such the required screening would interfere with the functionality of the site. Staff recommends approval of the variance 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 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 submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
Sidewalks: Required along U.S. Highway 380 (University 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.