Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for a Multi-Family Development (Spur 399 Multi-Family), Located at 3549 Medical Center Drive
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: July 23, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, Planner II
Caitlyn Strickland, AICP, Planning Manager
Jennifer Arnold, AICP, Director of Planning
APPLICATION SUBMITTAL DATE: July 11, 2022 (Original Application)
September 26, 2022 (Revised Submittal)
November 9, 2022 (Revised Submittal)
December 6, 2022 (Revised Submittal)
February 9, 2023 (Revised Submittal)
March 8, 2023 (Revised Submittal)
March 30, 2023 (Revised Submittal)
January 11, 2024 (Revised Submittal)
February 6, 2024 (Revised Submittal)
March 29, 2024 (Revised Submittal)
June 26, 2024 (Revised Submittal)
July 17, 2024 (Revised Submittal)
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 an alternate screening device for the parking lot screening for the multi-family development.
ITEM SUMMARY: The applicant proposes to construct a 310-unit multi-family residential development.
Typically, site plans can be approved at the staff level; however, the applicant has requested an alternate screening device for the parking lot screening, which requires consideration by the Planning and Zoning Commission for approval.
This site plan is being reviewed under Chapter 146 (Zoning Regulations) of the McKinney Code of Ordinances, as it was submitted prior to the adoption of the Unified Development Code (UDC) on November 15, 2022.
PLATTING STATUS: The subject property is currently platted. The applicant has also received approval of a replat, which must be filed prior to the issuance of a full Certificate of Occupancy.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
PD 2020-12-088 (Multiple Family Residential Uses) |
Undeveloped Land |
|
North |
PD 2014-02-009 (Commercial Uses) |
Undeveloped Land |
|
South |
PD 2021-02-013 (Multiple Family Residential Uses) |
Vireo Medical District Apartments |
|
East |
PD 2002-05-051 (Multiple Family Residential Uses) |
Magnolia Ranch Apartments |
|
West |
PD 2014-02-009 (Commercial Uses) |
Colin County Community College |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
State Highway 121, Major Regional Highway Medical Center Drive, 4 Lane Divided Minor Arterial |
PARKING: The applicant has satisfied the minimum parking requirements as specified by the zoning on the property, “PD” - Planned Development District 2020-12-088.
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 of the landscaping requirements as specified within Section 146-135 (Landscape Requirements) 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.
ARCHITECTURAL STANDARDS: The applicant requests consideration of an alternate screening device for the parking lot screening typically required for multi-family uses under Section 146-139(f)(2)(c) of the Zoning Ordinance.
Per Section 146-139(f)(2)(c), all off-street parking areas for multi-family developments shall be screened from view from public thoroughfares by one or more of the following:
i. combination of low masonry walls or earthen berms reaching a minimum height to 6 feet tall;
ii. earthen berms reaching a minimum height of 6 feet tall;
iii. 6-foot-tall brick masonry wall or other architectural masonry finish;
iv. 6-foot-tall steel or wrought iron fence with masonry columns and evergreen landscaping that creates a solid screening effect; or
v. multi-family residential building.
Instead of the above, the applicant proposes to provide a living plant screen in the form of evergreen shrubs planted 3’ in height and spaced 3’ on center along the southern property line. Although not recognized as screening, the applicant is also providing a wrought iron fence along the southern property line (no masonry columns).
The parking lot screening requirement is necessitated along the southern property line due to its frontage on the Spur 399 lanes transitioning onto SH 121. Staff has noted that Spur 399 is a minimum of 110’ away from the proposed parking area and sits 15’ to 25’ above grade in all locations as the lanes transition onto SH 121. Given the unique interaction between the proposed multi-family development and Spur 399 / SH 121, Staff is supportive of the proposed living screening along the southern property line.
As such, Staff recommends approval of the request.
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.
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: |
Required along Medical Center Drive |
|
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 replat, 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: |
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 or Commission. As part of the Planning and Zoning Commission Public Hearing, Staff has received one comment through the online comment portal.