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Title:
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Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Appeal for Fa?ade Plan for Franconia Brewing Company Tap Room & Beer Garden, Located on the Northwest Corner of McKinney Parkway and Metro Park
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Title
Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Appeal for Fa?ade Plan for Franconia Brewing Company Tap Room & Beer Garden, Located on the Northwest Corner of McKinney Parkway and Metro Park
Summary
COUNCIL GOAL: Enhance the Quality of Life in McKinney
(5C: Continue to market and highlight McKinney as a unique destination for residents and visitors alike)
MEETING DATE: July 10, 2018
DEPARTMENT: Planning
CONTACT: David Soto, Planner I
Matt Robinson, AICP, Planning Manager
Brian Lockley, AICP, CPM, Director of Planning
APPROVAL PROCESS: The action of the Planning and Zoning Commission for the proposed fa?ade plan may be appealed to the City Council.
STAFF RECOMMENDATION: Staff recommends approval of the proposed fa?ade plan appeal with the following conditions:
1. The applicant receive approval of a variance to waive the masonry requirement on all sides of the tap room and restroom buildings.
2. The applicant receive approval of a variance to waive the offset requirements on all sides of the tap room.
3. The applicant receive approval of a variance to utilize metal as a primary finishing material.
4. The applicant receive approval of a variance to waive the requirement of the roof treatment on the tap room.
APPLICATION SUBMITTAL DATE: May 02, 2018 (Original Application)
June 06, 2018 (Revised Submittal)
June 12, 2018 (Revised Submittal)
June 19, 2018 (Revised Submittal)
June 25, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting a Fa?ade Plan Appeal for a 5994 square foot Franconia Brewing Company Tap Room & Beer Garden, located on the northwest corner of McKinney Parkway and Metro Park, due to the proposed elevations not conforming to the requirements of the City's Architectural Standards for non-residential uses in non-industrial districts.
Typically, fa?ade plans can be approved by Staff; however, the applicant is requesting approval of a fa?ade plan appeal, which must be considered by the Planning and Zoning Commission. The fa?ade plan appeal is detailed further below.
COMPLIANCE WITH ARCHITECTURAL STANDARDS: The purpose of the architectural standards is to set minimum standards for the appearance of non-residential and multi-family buildings and corresponding site elements, which are recognized as enhancing property values and are in the interest of the general welfare of the City of McKinney. The standards are intended to serve as a baseline for the minimum design expectations of the City. These standards are not intended to prohibit architectural innovation nor are they intended to mandate specific architectural styles and concepts. Rather, they are intended to provide for development of enduring quality that provides visual character and interest.
Fa?ade Plan Appeals state that the Planning and Zoning Commission shall consider the following factors in determining the extent of any exception to be granted:
1. The extent to which the application meets other specific standards of this ordinance;
2. The extent to which the application meets the spirit and intent of this chapter through the use of building materials, colors, and fa?ade design to create a building of exceptional quality and appearance;
3. The positive or negative impact of the proposed project on surrounding property use and property values, in comparison to the expected impact of a project which could be built in conformance with the standards of this ordinance;
4. The extent to which the proposed project accomplishes City goals as stated in the Comprehensive Plan or other approved documents; and
5. Convenience to the applicant and/or reasons related to economic hardship shall not be grounds for approval of an application.
The applicant has requested the following variances to the fa?ade plan:
* Waive masonry requirements on all elevations for both buildings.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that all elevations for buildings that are three stories or smaller in height shall be finished with at least fifty (50) percent masonry finishing materials. The applicant is proposing to stagger and stack shipping containers that contain corrugated metal in lieu of the masonry (brick or stone) requirements. One Hundred (100) percent metal is being proposed on all elevations for both buildings. In the letter of intent, the applicant indicates that the masonry requirement hides the fact that these are shipping containers which creates a distinctive industrial design. It is Staff's professional opinion that the use of the corrugated metal creates a unique building that fits in the industrial environment, but is also environmentally friendly in the reuse of the shipping containers. As such, Staff has no objections to the request.
* Utilize corrugated metal as a primary finishing material on all elevations for both buildings.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that corrugated metal is a prohibited material. The applicant is proposing one hundred (100) percent corrugated metal on all elevations for both buildings. The applicant is proposing to utilize shipping containers which are made out of corrugated metal. The use of the corrugated metal is consistent with the other building within the development. As such Staff has no objections to the request.
* Waive the offset requirements on all elevations for the Tap Room.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that at a minimum, elevations that are fifty (50) feet or longer in horizontal length shall be interrupted by at least two offsets (projection or recess) from the primary facade plane of at least eighteen (18) inches in depth. The applicant is proposing to use staggered and stacked shipping containers with offsets, however the offsets do not extend fully from the floor to the roof. It is Staff's professional opinion that the unique shapes of the buildings provide the changes in planes to create the visual interest intended by the requirement for offsets. As such, Staff has no objections to the request.
* Waive the cornice treatment requirements for all buildings.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that parapet roof lines shall feature a well-defined cornice treatment or another similar architectural element to visually cap each building elevation. This requirement is to provide depth and contrast to an otherwise flat roofline, creating visual interest. The applicant is proposing to stagger and stack shipping containers with a flat roof line which is an important aspect of the unique design of the building. As such, Staff has no objections to the request.
IMPACT ON EXISTING DEVELOPMENT: It is Staff's professional opinion that the proposed design would not have a negative impact on existing developments surrounding the subject property.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or in opposition to this request.