Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for McKinney Office Park, Approximately 730 Feet West of McKinney Ranch Parkway and on the South Side of Stacy Road
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: May 14, 2019
DEPARTMENT: Planning
CONTACT: Kaitlin Gibbon, Planner I
Samantha Pickett, AICP, 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 receive approval of a variance to utilize an alternative screening device to screen from adjacent residential properties.
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.
APPLICATION SUBMITTAL DATE: December 28, 2018 (Original Application)
February 25, 2019 (Revised Submittal)
March 22, 2019 (Revised Submittal)
April 19, 2019 (Revised Submittal)
April 29, 2019 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct two 5,600 square foot general and medical office buildings on 2.13 acres at approximately 730 feet west of McKinney Ranch Parkway and on the south side of Stacy Road. The applicant is seeking a variance to allow living screening along a portion of the east and west property lines adjacent to single family and to waive the screening requirements for the remainder of the property.
PLATTING STATUS: The subject property is currently record platted as Lot 40, Block B of the Watters Branch Addition. An amending plat of the subject property must be approved prior to the issuance of a building permit on the subject property.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
"SO" - Suburban Office District |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2007-08-072 (Residential Uses), “PD” - Planned Development District Ordinance No. 2014-02-012 (Single Family Attached Residential and Commercial Uses and “REC” - Regional Employment Center Overlay District |
Barcelona Subdivision and Stacy Road Townhomes |
|
South |
“PD” - Planned Development District Ordinance No. 2015-07-068 (Single Family Residential Uses) |
Watters Branch Common Area |
|
East |
“PD” - Planned Development District Ordinance No. 2015-07-066 (Single Family Residential Uses) |
The Grove at Craig Ranch Phase I Subdivision |
|
West |
“PD” - Planned Development District Ordinance No. 2015-07-068 (Single Family Residential Uses) |
Watters Branch Common Area |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Stacy Road, 130’ Right-of-Way, Principal Arterial |
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 any single family zoning or use and any non-residential use. Since the proposed development is adjacent to residential properties, the applicant is required to screen the proposed development with either an approved screening device or an alternate screening device with approval of the Planning and Zoning Commission. 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 requesting a combination of living plant screen and no screening along the eastern property line. The living screen, which would extend south from Stacy Road for approximately 230 feet, is composed of canopy trees every 30 feet as well as a continuous row of evergreen shrubs adjacent to the single family development. At the request of the remaining property owners along the eastern property line, the applicant has not provided screening in order to maintain an unobstructed view of the creek for the residents.
Along the western property line, the applicant is proposing to utilize existing trees within the buffer to satisfy the screening requirement. In addition to the existing trees, the applicant will be planting supplemental trees to further block the view. The Zoning Ordinance states that a variance to the required screening may be granted 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.
The proposed trees and evergreen shrubs provide a softer screening effect and complement the existing residential fences. Staff is of the opinion that the proposed density of trees and evergreen shrubs will adequately screen the proposed development from the adjacent single family residences, as such, Staff recommends approval of the variance.
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.
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 submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Existing along Stacy Road |
|
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. 2013-11-108) |
|
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 one letter in support of this request.