Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan, Located at the Southeast Corner of Ridgeline Drive and South Ridge 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: December 13, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Lexie Schrader, 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 a variance to Section 146-135(f)(4) (Landscape Requirements) of the Zoning Ordinance to reduce the required 20’ landscape buffer adjacent to the right-of-way to 10’ feet.
APPLICATION SUBMITTAL DATE: July 18, 2022 (Original Application)
October 3, 2022 (Revised Submittal)
October 26, 2022 (Revised Submittal)
December 2, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 18,000 square foot shopping center on 2.2 acres at the southeast corner of Ridgeline Drive and South Ridge Road.
Typically, site plans can be approved at the staff level; however, the applicant has requested a variance, which requires consideration by the Planning and Zoning Commission for approval.
PLATTING STATUS: The subject property is currently platted as Lot 3, Block B, of the Eldorado Heights Center East Addition.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Single Family, Commercial, Multifamily Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Single Family, Commercial, Multifamily Uses) |
Townhomes |
|
South |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District (Single Family, Commercial, Multifamily Uses) |
Townhomes |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Medical offices, shopping center |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
S Ridge Road, 120’ Right-of-Way, Greenway Arterial Ridgeline Drive, 124’ Right-of-Way, Major Arterial Crown Avenue, Local Street McKinney Ranch Parkway, Local Street |
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.
LANDSCAPING REQUIREMENTS: The applicant has satisfied all landscaping requirements as specified in Section 146-135 (Landscape Requirements) of the Zoning Ordinance, except for Section 146-135(f)(4) which requires a 20’ landscape buffer along S Ridge Road, Ridgeline Drive, Crown Avenue and McKinney Ranch Parkway. The applicant is proposing to reduce the required 20’ landscape buffer along the Crown Avenue street frontage to a 10’ buffer due to the need to include a loading area at the rear of the building. All other frontages will observe the 20’ required buffer area. The 20’ landscape buffer on all frontages is required due to the Section 146-135(f)(4)b. requirement for corner lots to observe the 20’ buffer along all street frontages; otherwise, due to the current Crown Avenue right-of-way width, the buffer would be permitted to be 10’ instead of 20’.
As shown on the landscape plan, the applicant is requesting that the landscape buffer along the frontage of Crown Avenue be reduced to 10’. It should be noted that even with the reduction being requested, the site plan and landscape plan is developing with the intent of standard 20’ buffer in all areas not adjacent to the loading area. Considering the buffer appears consistent with the rest of the site design and the constraints of the site being surrounded by street frontage, staff does not believe that the proposed variance will negatively impact surrounding development. As such, staff recommends approval of the variance.
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.
ARCHITECTURAL STANDARDS: The applicant will be responsible for meeting all applicable 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.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along all street frontages (Ridge Road, Ridgeline Drive, Crown Avenue and McKinney Ranch Parkway) |
|
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 |
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 letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.