Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site Plan for a Mixed-Use Development, Located on the Northeast Corner of State Highway 5 (McDonald Street) and Virginia Street
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 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 satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
2. The applicant revise the site plan to relocate the proposed command center to front a fire lane.
3. The applicant revise the site plan to increase the proposed fire pump and FARS room to 400 square feet.
4. The applicant revise the site plan to identify the location of the proposed fire pump and FARS room on Lot 2, Block A.
5. The applicant revise the site plan to relocate the proposed fire hydrant.
6. The applicant receive approval of the following Design Exceptions to:
a. Locate a driveway on a Pedestrian Priority “A” Street (Virginia Street) instead of a Priority “B” or a Service Street;
b. Exceed the Build-To Zone (BTZ) of 5’ - 10’ required along Pedestrian Priority “A” and “B” Streets;
c. Not provide a finished floor elevation of 12” above the sidewalk along Priority “A” Streets (Virginia Street);
d. Not provide a finished floor elevation of 18” above the sidewalk along Priority “B” Streets (State Highway 5 (McDonald Street));
e. Exceed the façade rhythm in 20’ - 30’ intervals on the buildings to 20’-36’ intervals;
APPLICATION SUBMITTAL DATE: June 28, 2021 (Original Application)
September 27, 2021 (Revised Submittal)
November 8, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a mixed-use development (commercial and multi-family residential uses) on approximately 5.7 acres. The development on Lot 1, Block A will feature 4,300 square feet of commercial space, 325 multi-family residential units, and a 5-story parking garage, while Lot 2, Block A will consist of 8 multi-family residential units.
Typically site plans and façade plans can be approved by Staff; however, the applicant is requesting design exceptions for the Planning and Zoning Commission’s consideration.
PLATTING STATUS: The subject property is currently platted as Lot 1, Block A of the McKinney Metals Addition and Lot E of the Heard Subdivision. A minor plat 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 |
“MTC” - McKinney Town Center District (Transit Village Core) |
Vacant |
|
North |
“MTC” - McKinney Town Center District (Transit Village Core) |
Single Family Residential |
|
South |
“MTC” - McKinney Town Center District (Transit Village Core) |
Paisano Insurance, Boost Mobile |
|
East |
“MTC” - McKinney Town Center District (Transit Village Core), “MTC” - McKinney Town Center District (Transit Village Edge) |
Big Bass Towing |
|
West |
“MTC” - McKinney Town Center District (Downtown Core) |
McKinney Mini Storage, Nortex Hydraulics, McKinney Wysong Central Fire Station, Thomason Tire, Best Price Auto Group |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
State Highway 5 (McDonald Street), 100’ Right-of-Way, Pedestrian Priority “A” and “B” Virginia Street, 65’ Right-of-Way, Pedestrian Priority “A” |
PARKING: The applicant has satisfied the minimum parking requirements as specified within Appendix G (“MTC” - McKinney Town Center District) of the Zoning Ordinance.
LOADING SPACES: No loading spaces are required per 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 Appendix G (“MTC” - McKinney Town Center District) of the Zoning Ordinance, except as otherwise noted in the conditions of approval above.
SCREENING REQUIREMENTS: 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.
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.
BUILDING DESIGN STANDARDS: Within the “MTC” - McKinney Town Center Zoning District, the Architectural and Site Standards (Section 146-139) of the Zoning Ordinance do not apply. The applicant is instead responsible for meeting the requirements of the Building Design Standards of the MTC. With the submission of a site plan, the MTC requires that elevations are provided and approved with the site plan. The applicant has requested Design Exceptions to the Building Design Standards, which are listed above.
DESIGN EXCEPTIONS: A Design Exception is a requested deviation from any Building Form and Site Development Standards, Building Design Standards, or Open Space Standards, beyond minor deviations specified in the Minor Modifications section of the “MTC” - McKinney Town Center Zoning District. Requests for Design Exceptions are presented to the Planning and Zoning Commission for discretionary approval.
In reviewing any site plan applications or Design Exception requests, the following criteria should be considered:
1) The goals, intent, and vision of the adopted McKinney Town Center Master Plan;
2) The extent to which the proposal fits the adjoining design context by providing appropriate building scale and use transitions;
3) The extent to which the proposal provides public benefits such as usable civic and open spaces, livable streets, structured and/or shared parking, and linkages to transit;
4) The extent to which the proposal hinders future opportunities for higher intensity Town Center development; and
5) Considerations of health and welfare of the general public.
Though a number of Design Exceptions have been requested, Staff is of the opinion that both the constraints of the property and the design of the project warrant the requested Design Exceptions. The design and layout are appropriate for the site and should enhance the State Highway 5 corridor. As such, Staff recommends approval of the requests.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
8’ Wide Proposed along State Highway 5 (McDonald Street) and Virginia Street |
|
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: |
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.