Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for an Office Building (RPMx Construction) Located on the West Side of Meyer Way and Approximately 600 Feet North of Henneman Way
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: January 26, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: Joe Moss, Planner I
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)(j)(1.) - (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement to provide a screening device that extends one foot taller than rooftop mounted HVAC equipment.
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: November 9, 2020 (Original Application)
December 22, 2020 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 99,222 square foot office building (RPMx Construction) on 4.341 acres on the west side of Meyer Way and approximately 600 feet north of Henneman Way. Typically, site plans can be approved at the staff level; however, the applicant is seeking a variance from screening requirements for rooftop HVAC equipment, which shall be considered by the Planning and Zoning Commission.
PLATTING STATUS: The subject property is currently conveyance platted as Lot 1, Block A, MC22DE Addition. A record plat(s) 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 2020-11-082 (Office Uses) |
Undeveloped Land |
|
North |
“PD” Planned Development 2020-11-082 (Office Uses) |
Undeveloped Land |
|
South |
“PD” Planned Development 2020-11-082 (Office Uses) |
Undeveloped Land |
|
East |
“PD” Planned Development 2015-07-067 (Multifamily Uses) |
Parkside at Craig Ranch |
|
West |
“PD” Planned Development 2020-11-082 (Office and Multifamily Uses) |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Meyer Way, 60’ Right-of-Way, Collector Road |
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: The applicant has satisfied all screening requirements as specified in Section 146-132 (Fences, Walls and Screening Requirements) of the Zoning Ordinance, with the following exception:
Per Section 146-132 (Fences, Walls and Screening Requirements), all rooftop equipment shall be screened from right-of-way and adjacent residential property. More specifically, Section 146-132(3)(j)(1.) states, “for such equipment located on the roof, the screening of the equipment shall be a minimum of one foot higher than the height of the equipment. Screening material shall be consistent with the building materials of the structure on which the equipment is placed.”
The applicant is requesting a variance to waive the requirement that all rooftop HVAC equipment be screened from right-of-way and adjacent residential property to a height equal to at least one foot higher than the equipment. Although a parapet wall is being provided, the proposed height of the parapet wall will only be a minimum of 2” taller than the equipment rather than the minimum 12” required by the ordinance.
Given the height of the proposed building at 57’ 6” coupled with its setback from the street, Staff feels that the rooftop equipment should not be visible with the parapet wall proposed. The applicant has submitted a sight line exhibit in support of this request.
When considering the variance request, Staff has noted several unique considerations:
o The building is set back from the street such that the closest corner of the building to the right-of-way is 100 feet. With this in mind, the proposed parapet wall should provide a level of screening that meets the intent of the ordinance for screening the equipment form view of the right-of-way.
o At a proposed building height of 57’ 6”, the proposed structure is taller than the existing apartment buildings to the east, which have a building height of 45’. As such, the proposed parapet wall should provide a level of screening that meets the intent of the ordinance for screening the equipment form view of adjacent residences.
Given these considerations, 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 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 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 Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along Meyer Way |
|
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: |
Not Applicable (Per Craig Ranch Development Agreement) |
|
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.