Title
Conduct a Public hearing to Consider/Discuss/Act on a Site Plan for an Amenity Center (Del Webb at Trinity Falls Amenity Center), Located Approximately 1,200 Feet East of County Road 281 and Approximately 3,300 Feet North of Trinity Falls 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: October 9, 2018
DEPARTMENT: Planning
CONTACT: Melissa Spriegel, AICP, Planner I
Samantha Pickett, AICP, Planning Manager
Jennifer Arnold, AICP, Interim 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 conditions:
1. The applicant receive a variance to waive the required screening along the north and west property lines adjacent to single family residential zones or uses.
Prior to issuance of a building permit:
2. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
3. The applicant revise the site plan to revise the “Parking Provided” to 92 within the Site Data Table.
4. The applicant revise the site plan to remove adjacent lots that have not been filed for record.
APPLICATION SUBMITTAL DATE: August 13, 2018 (Original Application)
September 11, 2018 (Revised Submittal)
September 20, 2018 (Revised Submittal)
September 25, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 9,231 square foot amenity center (Del Webb at Trinity Falls Amenity Center) on 12.11 acres located approximately 1,200 feet east of County Road 281 and approximately 3,300 feet north of Trinity Falls Parkway.
PLATTING STATUS: The subject property is currently unplatted. An associated preliminary-final plat (17-0030PF) was approved at the June 12, 2018 Planning and Zoning Commission meeting. A record plat (17-0031RP) has been approved by Staff and must be filed prior to the issuance of a certificate of occupancy.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
City of McKinney Extraterritorial Jurisdiction and Trinity Falls Municipal Utility District |
Undeveloped Land |
|
North |
City of McKinney Extraterritorial Jurisdiction and Trinity Falls Municipal Utility District |
Undeveloped Land |
|
South |
City of McKinney Extraterritorial Jurisdiction and Trinity Falls Municipal Utility District |
Undeveloped Land |
|
East |
City of McKinney Extraterritorial Jurisdiction and Trinity Falls Municipal Utility District |
Undeveloped Land |
|
West |
City of McKinney Extraterritorial Jurisdiction and Trinity Falls Municipal Utility District |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Future N. Sweetwater Cove, 60’ Right-of-Way, Collector Future Middle Creek Drive, 60’ Right-of-Way, Collector |
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, screening devices shall be placed along any property line or district boundary between single family residential uses and non-residential uses. The applicant is required to screen the proposed development with an approved screening device. Allowed screening devices per Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance include the following:
§ Brick masonry, stone masonry, or other architectural masonry finish;
§ Tubular steel (primed and painted) or wrought iron fence with masonry columns spaced a maximum of 20 feet on center with structural supports spaced every ten feet, and with sufficient evergreen landscaping to create a screening effect;
§ Living plant screen, upon approval by the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-45(a)(2) through the site plan process; or
§ Alternate equivalent screening, upon approval by the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-45(a)(2) through the site plan process.
The applicant is seeking approval to waive the required screening adjacent to the single family residential properties to the north and west. 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.
In the letter of intent, the applicant indicates that the Del Webb community encourages open views and views solid screening as barriers to the view. The applicant is providing the required ten foot landscape buffer with canopy trees, spaced at 1 per every 40 linear feet, along the north and west property line adjacent to the single family residential properties.
Given the proposed landscape buffer and the location of the amenity center building and courts, the closest point being 132 feet from the adjacent residential properties, it is Staff’s professional opinion that waiving the screening device will not have a negative impact on the adjacent single family residential uses. As such, Staff has no objection to the applicant’s request.
The applicant has provided the required notation stating that all mechanical, heating, and air conditioning equipment shall be screened from the public right-of-way and from adjacent residential properties. The applicant has properly screened the sanitation container and has satisfied the minimum requirements as specified in Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along N. Sweetwater Cove and Middle Creek 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: |
Not Applicable per development agreement |
|
Utility Impact Fees: |
Not Applicable per development agreement |
|
Median Landscape Fees: |
Not Applicable |
|
Park Land Dedication Fees: |
Not Applicable per development agreement |
|
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.