Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for a Car Wash (Clear Water Car Wash) Located at 5271 West University 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: February 8, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Sofia Sierra, 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 condition:
1. The applicant receive approval of a variance to Section 146-132(3)(g) (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to allow an overhead door to be oriented toward a public right-of-way.
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: August 30, 2021 (Original Application)
December 3, 2021 (Revised Submittal)
January 9, 2022 (Revised Submittal)
January 18, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 4,456 square foot car wash (Clear Water Car Wash) on 1.053 acres located on the South Side of U.S. Highway 380 (W University Drive) and approximately 1,000 feet West of North Lake Forest Drive. Typically, site plans are approved at the staff level; however, the applicant is seeking a variance for bay door orientation, which shall be considered by the Planning and Zoning Commission.
PLATTING STATUS: The subject property is currently platted as Lot 8R, Block B, of the Wilson Creek Crossing Addition. An amending plat of the subject property must be approved prior to the commencement of any development activity to dedicate any necessary easements.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“BG” General Business (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” Planned Development 2007-07-068 (Institutional Uses) |
Baylor Medical Center |
|
South |
“BG” General Business (Commercial Uses) |
Questcare Medical Clinic |
|
East |
“BG” General Business (Commercial Uses) |
McDonald’s |
|
West |
“BG” General Business (Commercial Uses) |
Edge Physical Therapy and McKinney Fertility Center |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
West University Drive, 120’ Right-of-Way, 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 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance, loading docks and bay doors in any retail district shall be oriented away from the street frontage. The applicant is requesting a variance to orient the overhead door towards West University Drive. The Zoning Ordinance states that a variance to this requirement may be granted 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 to orient an overhead door at the end of the car wash tunnel toward U.S. Highway 380 (University Drive). The overhead door is proposed to be approximately 107 feet away from the street, and will be screened by a living screening device, composed of Wax Myrtle and Glossy Abelia shrubs (3 feet in height at the time of planting, spaced 3 feet on center). Staff is of the opinion that the proposed landscaping along the end of the tunnel and the required street trees planted along the right-of-way should provide a level of screening that meets the intent of the ordinance for screening the equipment from view of the right-of-way. Give these factors, Staff is comfortable with the request and recommends approval.
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 all applicable 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 stated on a signed affidavit that there are no protected trees on the subject property, subject to review and approval of the City’s Arborist.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along West University Drive |
|
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 comments in support of or in opposition to this request.