Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions to a Site Plan for the McKinney Municipal Complex, Located on the Northwest Corner of Virginia Street and Throckmorton 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: August 23, 2022
DEPARTMENT: Development services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-a, 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 receive approval of the following Design Exceptions to:
a. Not meet the minimum 85% building frontage requirement along Pedestrian Priority “A” Streets (Virginia Street);
b. Not meet the minimum 50% building frontage requirement along Pedestrian Priority “B” Streets (Main Street and Throckmorton Street);
c. Not meet the 5-10-foot Build-To Zone requirement along Pedestrian Priority “A” Streets (Virginia Street);
d. Not meet the 5-10-foot Build-To Zone requirement along Pedestrian Priority “B” Streets (Main Street and Throckmorton Street);
e. Not provide a street screening device along Pedestrian Priority “A” and Pedestrian Priority “B” Streets where the street is not defined by a building or driveway within the Build-To Zone;
f. Not meet the maximum 12-inch ground floor finished level above sidewalks fronting on Pedestrian Priority “A” Streets;
g. Not meet the maximum 18-inch ground floor finished level above sidewalks fronting on Pedestrian Priority “B” Streets;
h. Not provide a tripartite design (a defined base, middle, and top);
i. Not meet the requirement for commercial and mixed use buildings to have low pitched roofs with parapets;
j. Not provide façade rhythm in 20’ - 30’ intervals;
k. Not meet the requirement for windows and doors on street fronting facades to be vertically proportioned and similar in size and shape to those used historically in McKinney’s downtown area;
l. Not meet the requirement for at least 80% of each facade facing a Pedestrian Priority “A” or “B” Street to be externally finished in masonry or pre-cast concrete panels made to look like stone; and
m. Not meet the requirement for no more than 20% of each facade facing a Pedestrian Priority “A” or “B” Street to use accent materials such as wood, architectural metal, architectural concrete masonry units, tile, glass block, stucco (utilizing three-step process), or Exterior Insulation and Finishing System (EIFS).
2. The applicant revise the landscape plan to replace the propose Orange Zexmenias with ferns.
3. The applicant revise the landscape plan to reduce the amount of proposed White Muhly Grass to all for adequate plant growth and maturity.
4. The applicant revise the landscape plan to shift the proposed plantings away from the proposed building wall.
5. The applicant revise the landscape plan to reduce the amount of proposed Blue Grama Grass to all for adequate plant growth and maturity.
6. The applicant revise the landscape plan to show all light pole locations.
7. The applicant revise the landscape plan to show and label all property lines.
8. The applicant revise the landscape plan to show all hardscape improvements.
9. The applicant revise the landscape plan to provide the irrigation statement.
10. The applicant revise the landscape plan to provide evergreen screening shrubs at a minimum of 3-foot in height at the time of planting.
11. The applicant revise the landscape plan to provide ornamental trees at a minimum of 8-foot in height and 2" caliper at the time of planting.
12. The applicant revise the landscape plan to relocate proposed trees to provide a minimum of an 8-foot of clearance to any public utility lines and fire hydrants.
13. The applicant revise the landscape plan to remove incorrect calls to plant species.
14. The applicant revise the landscape plan to show the proposed topography.
15. The applicant revise the landscape plan to show all existing and proposed easements.
16. The applicant revise the landscape plan to label all line work.
17. The applicant revise the landscape plan to relocate proposed street trees a minimum of 6 feet from the property line.
18. The applicant revise the landscape plan to only show the ultimate utility work.
19. The applicant revise the landscape plan to relocate the proposed trees along the plaza fire lane.
20. The applicant revise the tree preservation plan to show all trees that are being removed.
21. The applicant revise the site plan to delineate all fire lane paving and striping.
22. The applicant revise the site plan and landscape plan to provide a 30-foot radius for any proposed fire lane that is less than 30 feet wide.
23. The applicant revise the site plan and landscape plan to relocate the proposed fire hydrant to meet the required hose lay measurements.
24. The applicant revise the site plan and landscape plan to center the proposed fire hydrant and FDC to provide clear access.
25. The applicant revise the site plan and landscape plan to label the proposed generator location.
26. The applicant revise the site plan and landscape plan to relocate the proposed fire hydrant to be a minimum distance of 2-6 feet from the back of the plaza fire lane.
27. The applicant revise the site plan to provide removable and lockable bollards.
28. The applicant revise the site plan to identify proposed paving material and proposed color of the plaza fire lane.
29. The applicant revise the site plan to provide an additional Exterior Mobile Air Connection (EMAC).
Prior to the issuance of a building permit:
The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: May 31, 2022 (Original Application)
August 5, 2022 (Revised Submittal)
ITEM SUMMARY: The City is proposing to construct a City Hall Municipal Complex on approximately 8.8 acres, located on the northwest corner of Virginia Street and Throckmorton Street. Site plans within the “MTC” - McKinney Town Center Zoning District can be approved administratively by Staff; however, the City has requested Design Exceptions to the site development, building design, and building form requirements of the “MTC” - McKinney Town Center Zoning District. These items are discussed in further detail below.
The proposed site plan incorporates redevelopment efforts on the site which include approximately 175,000 square feet of offices, City Council chambers, and plazas.
PLATTING STATUS: The subject property is partially platted as Lots 1-3, Block 3, Lots 1-12, Block 2, Lot 1, Block 6, Lots 7-8, Block 6, Lots 15-19, Block 6, and Lots 1-19, Block 7 of the H&T C Railroad Addition in the City of McKinney.
SURROUNDING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Vacant (former Big Bass Towing) |
|
North |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Single Family Residences |
|
South |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
McKinney Flour Mill |
|
East |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Southwestern Bell |
|
West |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Vacant (former warehouse) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
East Virginia Street, 60’ Right-of-Way, Pedestrian Priority “A” |
|
|
Throckmorton Street, 70’ Right-of-Way, Pedestrian Priority “B” |
PARKING: Prior to the issuance of a Certificate of Occupancy, the applicant shall be responsible for satisfying the minimum parking requirements as specified within Section 146-130 (Vehicle Parking) 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.
LOADING SPACES: The applicant has satisfied the minimum loading space requirements as specified within Section 146-131 (Off-Street Loading) 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 SITE AND 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 Site and 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. As proposed, the site plan and building elevations do not meet the following Building Site and Design Standards of the MTC:
o Required minimum 85% building frontage requirement along Pedestrian Priority “A” Streets (Virginia Street);
o Required minimum 50% building frontage requirement along Pedestrian Priority “B” Streets (Main Street and Throckmorton Street);
o Required 5-10-foot Build-To Zone requirement along Pedestrian Priority “A” Streets (Virginia Street);
o Required 5-10-foot Build-To Zone requirement along Pedestrian Priority “B” Streets (Main Street and Throckmorton Street);
o Required street screening device along Pedestrian Priority “A” and Pedestrian Priority “B” Streets where the street is not defined by a building or driveway within the Build-To Zone;
o Required maximum 12-inch ground floor finished level above sidewalks fronting on Pedestrian Priority “A” Streets;
o Required maximum 18-inch ground floor finished level above sidewalks fronting on Pedestrian Priority “B” Streets;
o Required tripartite design (a defined base, middle, and top);
o Required low pitched roofs with parapets for commercial and mixed use buildings;
o Required façade rhythm in 20’ - 30’ intervals;
o Required vertically proportioned windows and doors on street fronting facades and similar in size and shape to those used historically in McKinney’s downtown area;
o Required minimum 80% of each facade facing a Pedestrian Priority “A” or “B” Street to be externally finished in masonry or pre-cast concrete panels made to look like stone; and
o Required maximum 20% of each facade facing a Pedestrian Priority “A” or “B” Street to use accent materials such as wood, architectural metal, architectural concrete masonry units, tile, glass block, stucco (utilizing three-step process), or Exterior Insulation and Finishing System (EIFS).
The applicant has requested Design Exceptions to these requirements, discussed further below.
DESIGN EXCEPTION: 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.
Currently, departments of the City of McKinney are located all over the city in a variety of owned and leased spaces. The proposed City Hall is designed to accommodate the city’s growth for the next generation at a location that would serve as a central gathering space and catalyst for development. In conjunction with the newly proposed municipal complex, a Capital Improvements Project will be underway to improve the street, drainage, utility, pedestrian and lighting on East Virginia Street and Throckmorton Street.
Though a number of Design Exceptions have been requested, the City Hall Municipal Complex is envisioned to redevelop former industrial sites on the east side of Highway 5 as a part of the East McKinney Redevelopment initiative. The proposed complex is proposed to provide a variety of city departmental offices, conference rooms and ancillary spaces as well as new Council chambers. Staff is of the opinion that the alternative site designs will allow for future expansion plans for the municipal complex and ensure that the overall form and character of the development still meets the intent of the Transit Village Edge District of the MTC, while allowing for a central location for City departments.
As such, Staff has no objections to the proposed design exceptions and recommends approval of the request.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or in opposition to this request.