File #: 21-0012SUP    Name: Strickland Brothers Oil Change Specific Use Permit
Type: Agenda Item Status: Approved
In control: Planning & Zoning Commission
On agenda: 12/14/2021 Final action: 12/14/2021
Title: Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Service Station (Strickland Brothers Oil Change), Located on the Southwest Corner of Ridge Road and McKinney Ranch Parkway
Attachments: 1. Location Map and Aerial Exhibit, 2. Letter of Intent, 3. Proposed Specific Use Permit Exhibit, 4. Proposed Landscape Plan, 5. Metes and Bounds, 6. Presentation
Related files: 21-0012SUP2

Title

Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Service Station (Strickland Brothers Oil Change), Located on the Southwest Corner of Ridge Road and McKinney 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:                     December 14, 2021

 

DEPARTMENT:                      Development Services - Planning Department

 

CONTACT:                       Kaitlin Sheffield, Planner II

                     Caitlyn Strickland, Planning Manager

                     Jennifer Arnold, AICP, Director of Planning 

                     

APPROVAL PROCESS:  The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the January 4, 2022 meeting.

                     

STAFF RECOMMENDATION: Staff recommends denial of the proposed specific use permit request due to the intensity of the proposed use and incompatibility with the surrounding area.

 

However, if the specific use permit is approved, the follow conditions shall apply:

 

1.                     The property shall generally develop in accordance with the attached specific use permit exhibit, and all applicable development requirements of the city.

 

APPLICATION SUBMITTAL DATE:                     September 13, 2021 (Original Application)

                                                                                                                              October 25, 2021 (Revised Submittal)

                                                                                                                              November 24, 2021 (Revised Submittal)

 

ITEM SUMMARY: The applicant is proposing a specific use permit to allow a service station (Strickland Brothers Oil Change) on the subject property. The proposed facility is approximately 1,700 square feet, located on the southwest corner of Ridge Road and McKinney Ranch Parkway.

 

The governing zoning district (“C2” - Local Commercial District) requires that a specific use permit be granted in order for a service station to be operated on the subject property. As part of the specific use permit request, the applicant has submitted a site layout exhibit detailing the building and parking locations, as well as the internal site circulation.

 

ZONING:

 

Location

Zoning District (Permitted Land Uses)

Existing Land Use

Subject Property

“C2”- Local Commercial District (Commercial Uses)

Undeveloped Land

North

“PD” - Planned Development District Ordinance No. 2007-10-103 (Commercial Uses)

The Glass House TX Smoke Shop, CK Dental City, SD Donuts, and Heartland Montessori Academy

South

“PD” - Planned Development District Ordinance No. 2016-03-021 (Commercial Uses)

Ridge Commons Shopping Center

East

“PD” - Planned Development District Ordinance No. 2014-02-012 (Commercial Uses)

Undeveloped Land

West

“PD” - Planned Development District Ordinance No. 2016-03-021 (Assisted and Independent Living Uses)

Hidden Springs of McKinney

 

SPECIFIC USE PERMITS: When acting on a request for a specific use permit, the following factors should be considered: 

 

                     Compatibility with adjacent and neighboring land uses in the immediate area

 

                     Adaptability of building structures to the proposed use

 

                     Infrastructure requirements: roads, sidewalks, access to public streets, parking, and drainage

 

                     Elements such as screening, open space, building heights, and compatibility of existing buildings to the proposed use

 

Staff has evaluated the request based on the above-mentioned parameters and feels that the site is inappropriate for the proposed use and is incompatible with existing land uses on the adjacent properties.

 

Given the size and location of the property, as well as the nearby small-scale retail, Staff has concerns with any proposed auto-centric repair or maintenance facility in this location. It is our professional opinion that such auto-centric facilities would not be of an intensity appropriate for the area.

 

In 2019, a previous specific use permit (SUP) request was brought forward for this site seeking approval of an Automobile Repair Facility (Meineke Car Care Center). At that time, the Planning and Zoning Commission voted to recommend denial of the proposed SUP. The request was ultimately withdrawn by the applicant before it could be considered by the City Council. Although the proposed SUP for a Service Station would limit automotive work to oil changes (as opposed to the quick service auto-repair proposed in 2019), Staff still feels that the intensity of any automotive-related facility is not compatible with the small-scale retail and services that exist in the immediate area. As such, Staff recommends denial of the proposed specific use permit request.

 

IMPACT ON EXISTING DEVELOPMENT:  While the surrounding area has developed or is zoned or proposed for small scale commercial, Staff has concerns that the intensity of the proposed use may have a negative impacts on the adjacent development.

 

SITE LAYOUT:  The attached exhibit provides a general layout of the proposed building as well as the associated parking and internal site circulation. The site circulation, parking, and sanitation requirements are in general conformance with the Zoning Ordinance.

 

ACCESS/CIRCULATION:                      

 

Adjacent Streets:

Ridge Road, 140’ Right-of-Way, Major Arterial  McKinney Ranch Parkway, 145’ Right-of-Way, Major Arterial

 

OPPOSITION TO OR SUPPORT OF REQUEST:  Staff has received no comments in support of or opposition to this request.