Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for a Multi-Family Development (Modera McKinney), Located on the East Side of Future Hardin Boulevard and Approximately 1,500 feet North of Bloomdale 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: February 28, 2023
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-a, Senior Planner
Caitlyn Strickland, Planning Manager
Jennifer Arnold, AICP, Director of Planning
APPROVAL PROCESS: The Planning and Zoning Commission will be the final approval authority for the requested screening variances. The recommendation of the Planning and Zoning Commission for the requested reduction in enclosed parking spaces will be forwarded to the City Council for final action at the March 21, 2023 meeting.
STAFF RECOMMENDATION: Staff recommends approval of the proposed site plan with the following conditions:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
2. The applicant receive approval of an alternative screening device for parking spaces visible from public thoroughfares as shown on the landscape plan, attached.
3. The applicant receive approval to reduce the amount of required enclosed parking spaces as shown on the site plan, attached.
APPLICATION SUBMITTAL DATE: August 22, 2022 (Original Application)
October 25, 2022 (Revised Submittal)
November 14, 2022 (Revised Submittal)
December 12, 2022 (Revised Submittal)
January 12, 2023 (Revised Submittal)
February 10, 2023 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing a site plan to construct a multi-family development on a portion of the property located on the east side of future Hardin Boulevard and approximately 1,500 feet north of Bloomdale Road.
Typically, site plans can be approved by Staff; however, the applicant is requesting variances for the required screening and is requesting a reduction in the required amount of enclosed parking spaces. These requests are detailed further below.
PLATTING STATUS: The subject property is currently conveyance platted as Lot 1, Block A of the Modera McKinney Addition. A minor plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
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Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 1703 (Commercial and Residential Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 1703 (Commercial and Residential Uses) |
Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 1703 (Commercial and Residential Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 1703 (Commercial and Residential Uses) |
Undeveloped Land |
|
West |
McKinney ETJ |
Undeveloped Land |
SCREENING REQUIREMENTS: All off-street parking areas for multi-family developments are required to be screened from view from public thoroughfares by masonry walls, earthen berms, tubular steel or wrought iron fence with masonry columns and evergreen shrubs, or an alternative screening device approved by the Planning and Zoning Commission. The applicant is requesting to screen off-street parking areas visible from public thoroughfares with a living screening device consisting of 6-foot evergreen shrubs. A variance may be granted during site plan approval if the Planning and Zoning Commission finds that:
§ Unique circumstances exist on the property that make application of specific items in this section 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.
Staff is supportive of the applicant’s request as the proposed living screening with provide a softer screening device while still meeting the intent of the ordinance. 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. It should be noted that this request aligns with the new screening requirements in the Unified Development Code (UDC).
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.
PARKING: The current requirement for multi-family uses requires that no less than 50% of the units have an enclosed parking space. However, the applicant has requested a modified parking standard that no less than 30% of the units shall have an enclosed parking space and 20% of units shall have a covered space (carports). A reduced enclosed parking space requirement from 50 percent to 30 percent may be granted during site plan approval if the Planning and Zoning Commission and City Council finds that:
§ The project represents an innovative or exceptional quality design; and
§ The project represents a significant contribution to the existing and future built environment in the area.
In looking at similar developments that have used similar modified parking requirements, Staff found that the request still provides an enclosed or covered parking space product and is not detrimental to the development. This request also aligns with the new parking requirements in the Unified Development Code (UDC).
The applicant has satisfied all other minimum parking requirements as specified within Section 146-130 (Vehicle Parking) of the Zoning Ordinance.
ACCESS/CIRCULATION:
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Adjacent Streets: |
Hardin Boulevard, 140’ Width Right-of-Way, Greenway Arterial |
|
|
|
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.
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.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant submitted a tree survey, subject to review and approval of the City’s Arborist.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along Hardin Boulevard |
|
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: |
Applicable |
|
Park Land Dedication Fees: |
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. As part of the Planning and Zoning Commission Public Hearing(s), Staff has not received any citizen comments through the online citizen portal.