Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions for a Site Plan for an Office Building (Day6 Barn), Located at 204 Cloyd 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: March 22, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Sofia Sierra, Planner I
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 receive approval of the following Design Exceptions to:
a. Allow cementitious fiber siding as the primary building material on the proposed office building;
b. Allow for a high-pitched gable roof.
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, 2021 (Original Application)
February 8, 2022 (Revised Submittal)
March 7, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 1,156 sq. ft. office building (Day6 Barn) on approximately 0.13 acres at 204 Cloyd Street.
Typically, site plans within the “MTC” - McKinney Town Center Zoning District can be approved administratively by Staff; however, the applicant has requested Design Exceptions to the building material and roof form requirements of the “MTC” - McKinney Town Center Zoning District.
PLATTING STATUS: The subject property is currently platted as Lot 103B and 104 B, Block 15 of the McKinney Original Donation Addition.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” McKinney Town Center District (Downtown Core) |
Barn |
|
North |
“MTC” McKinney Town Center District (Downtown Core) (Commercial Uses) |
Mixed Use Office Building (Commercial Uses) |
|
South |
“MTC” McKinney Town Center District (Downtown Core) (Commercial Uses) |
The Yard (Commercial Use) |
|
East |
“MTC” McKinney Town Center District (Downtown Core) (Commercial Uses) |
Private Parking Lot (Commercial Use) |
|
West |
“MTC” McKinney Town Center District (Downtown Core) (Commercial Uses) |
Spa Esoteric (Commercial Use) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Cloyd Street, Variable Width Right-of-Way, Service Street |
PARKING: No parking spaces are required per 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 of the “MTC” - McKinney Town Center Zoning District of the Zoning Ordinance.
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. All requests for a Design Exception are forwarded to the Planning and Zoning Commission for discretionary approval.
In reviewing any site plan applications or Design Exception requests, the Planning and Zoning Commission shall use the following criteria:
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.
Within the Downtown Core Character District of the MTC, commercial and mixed-use buildings shall have flat or low pitched roofs with parapets. Typically, this requirement is achievable and seen on buildings with multiple stories. With this proposed development only being one story, it is difficult to achieve the intent of this requirement. Staff is of the opinion that the alternative design proposed by the applicant is appropriate for the site and fit with the existing adjacent commercial buildings to the south and the west. As such, Staff has no objections to the proposed design exceptions and recommends approval of the request.
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: |
Not Required |
|
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.