Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site Plan for an Office and Warehouse Facility (Dynacraft), Located Approximately 1,000 Feet North of Wilmeth Road and on the East Side of Redbud Boulevard
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
MEETING DATE: March 27, 2018
DEPARTMENT: Planning
CONTACT: Danielle Quintanilla, Planner I
Samantha Pickett, AICP, Planning Manager
Brian Lockley, AICP, CPM, 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 site plan with the following variance:
1. The applicant receive approval of a variance to waive screening for roof-mounted mechanical and heating and air conditioning (HVAC) equipment.
APPLICATION SUBMITTAL DATE: February 5, 2018 (Original Application)
February 27, 2018 (Revised Submittal)
March 7, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is constructing an approximately 167,000 square foot office and warehouse facility (Dynacraft), located approximately 1,000 Feet north of Wilmeth Road and on the east side of Redbud Boulevard.
Though the site plan was previously approved and the site is currently under construction, the applicant is now requesting approval of a variance to waive the required screening for the roof-mounted mechanical and heating and air conditioning (HVAC) equipment from public right-of-way (Redbud Boulevard). The variance request is detailed further below.
PLATTING STATUS: The subject property is currently unplatted. The associated record plat (17-246RP) of the subject property must be filed with the County prior to the issuance of a Certificate of Occupancy.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“LI” - Light Industrial District (Industrial Uses) |
Undeveloped Land |
|
North |
“LI” - Light Industrial District (Industrial Uses) and “AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
|
South |
“PD” - Planned Development District Ordinance No. 1563 (Office and Light Manufacturing Uses) and “ML” - Light Manufacturing District (Manufacturing Uses) |
United Parcel Service (UPS), International Paper, Collin County Medical Examiner, Collin County Public Works and Undeveloped Land |
|
East |
“AG” - Agricultural District (Agricultural Uses) |
Undeveloped Land |
|
West |
“AG” - Agricultural District (Agricultural Uses), “C” - Planned Center District (Commercial Uses), “LI” - Light Industrial District (Industrial Uses) and “CC” - Corridor Commercial Overlay District |
Undeveloped Land |
ACCESS/CIRCULATION:
Adjacent Streets: Redbud Boulevard, 100’ Right-of-Way, Minor 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), mechanical and heating and air conditioning (HVAC) equipment in non-residential, mixed use, and multi-family residential districts shall be screened from view from the public right-of-way and adjacent residential property. For such equipment located on the roof, the screening shall be a minimum of one foot higher than the height of the equipment. The applicant is seeking a variance to waive the required screening for the proposed roof-mounted mechanical and HVAC equipment. The Zoning Ordinance states that a variance can be granted during site plan approval to waive the required screening 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 indicated their desire to eliminate the screening required for twelve (12) roof-mounted heating and air conditioning (HVAC) units and an industrial dust collector. The twelve (12) HVAC units are distributed evenly across the roof of the distribution facility, while the industrial dust collector is located at the southeast corner of the roof. The applicant has indicated that in addition to the HVAC units and industrial dust collector, several additional roof penetrations for equipment and vents are required in order to adequately serve the facility; providing screening would significantly increase those roof penetrations.
The applicant has provided a site line exhibit, showing perspectives from three different locations along Redbud Boulevard. While the industrial dust collector can be seen from the southernmost perspective view, the HVAC units cannot be seen from any perspective along Redbud Boulevard. Although the applicant has indicated that providing individual screening directly around the dust collector could unnecessarily draw the eye to the roof, proving more obtrusive, the parapet for the distribution facility could be raised in order to screen the roof-mounted equipment. That said, given that the building is set back approximately 300 feet from the public right-of-way, and the industrial dust collector approximately 950 feet, in a primarily industrial area, Staff has no objections to the applicant’s request.
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 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. The applicant received approval of a Façade Plan (17-0023FR) by Staff on November 30, 2017.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant is required to submit a signed affidavit that there are no protected trees on the subject property or a tree survey, subject to review and approval of the City’s Landscape Architect during the Civil review process.
PUBLIC IMPROVEMENTS:
Sidewalks: Required along Redbud 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. 2013-11-108)
Utility Impact Fees: Applicable (Ordinance No. 2017-02-021)
Median Landscape Fees: Applicable along Redbud Boulevard
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.