Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for a Car Wash (Take 5 Express Car Wash) Located at 4950 McKinney Ranch 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: August 10, 2021
DEPARTMENT: Development Services - Planning Department
CONTACT: 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 condition:
1. The applicant receive approval of a variance to allow an overhead door to be oriented toward a public right-of-way.
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: March 8, 2021 (Original Application)
April 26, 2021 (Revised Submittal)
June 11, 2021 (Revised Submittal)
July 13, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 4,400 square foot car wash (Take 5 Express Car Wash) on 2.41 acres located on the north side of McKinney Ranch Parkway and approximately 400 feet east of Lake Forest Drive. Typically, site plans can be approved at the staff level; however, the applicant is seeking a variance for bay door orientation, which shall be considered by the Planning and Zoning Commission.
PLATTING STATUS: The subject property is currently platted as Lot 1, Block A, of the Lake Forest Crossing Addition. An amending plat for the subject property may be required prior to the commencement of any development activity to dedicate any necessary easements.
SURROUNDING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” Planned Development 2014-01001 (Office and Commercial Uses) |
Undeveloped Land |
|
North |
“PD” Planned Development 2014-01001 (Office and Commercial Uses) |
SMP Storage |
|
South |
“PD” Planned Development 2000-09-066 (Single Family and Commercial Uses) |
Undeveloped Land |
|
East |
“PD” Planned Development 1995-06-27 (Retail and Residential Uses) |
Undeveloped Land |
|
West |
“PD” Planned Development 1995-06-27 (Retail and Residential Uses) |
7-Eleven |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
McKinney Ranch Parkway, 120’ Right-of-Way, Major 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, loading docks and bay doors in any retail district shall be oriented away from the street frontage. The applicant is requesting a variance to orient the overhead doors towards McKinney Ranch Parkway. The Zoning Ordinance states that a variance to this requirement 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 applicant has proposed to orientate an overhead door at the end of the car wash tunnel toward Graves Street. The overhead door is proposed to be approximately 100 feet away from the street, and will be screened by a living screening device, composed of Wax Myrtles (3 feet in height at the time of planting, spaced 3 feet on center). Staff is of the opinion that he proposed landscaping along the end of the tunnel and the required street trees planted along the right-of-way should provide a level of screening that meets the intent of the ordinance for screening the equipment form view of the right-of-way. Given these factors, Staff is comfortable with the request and recommends approval.
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 stated on a signed affidavit that there are no protected trees on the subject property, subject to review and approval of the City’s Arborist.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along 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 |
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. 2013-11-109 and Ordinance No. 2013-12-118) |
|
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.