Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions for a Site Plan for a Restaurant, Brewery and Outdoor Amusement Facility (Tupps Brewery), Located at 402 East Louisiana 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: July 27, 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 conditions:
1. The applicant receive approval of the following Design Exceptions to:
a. Not meet the minimum 70% building frontage requirement along Pedestrian Priority “A” Streets (Louisiana Street), for the proposed Taproom addition;
b. Not meet the minimum 25% building frontage requirement along Pedestrian Priority “B” Streets (Greenville Road and Andrews Street), for the proposed Taproom addition and the proposed Brewery building;
c. Not meet the Build-To Zone requirement along Pedestrian Priority “A” Streets (Louisiana Street), for the proposed Taproom addition;
d. Not meet the Build-To Zone requirement along Pedestrian Priority “B” Streets (Greenville Road and Andrews Street), for the proposed Taproom addition and the proposed Brewery building;
e. Allow a Street Screening Device to be 6’ tall and consist of welded wire fence along portions of Andrews Street and Green Street, in lieu of the typical Street Screening Device and required height of 2’ - 4’;
f. Allow a Street Screening Device to be 7’6” tall and consist of stacked concrete blocks along portions of Andrews Street, in lieu of the typical Street Screening Device and required height of 2’ - 4’;
g. Allow the proposed living Street Screening Device to be clustered along Louisiana Street and Greenville Street;
h. Not provide tripartite design (a defined base, middle, and top) on the proposed Taproom addition and the proposed Brewery building;
i. Not provide façade rhythm in 20’ - 30’ intervals on the proposed Taproom addition and the proposed Brewery building;
j. Not provide a complete storefront design on the proposed Taproom addition and the proposed Brewery building;
k. Not provide corner-emphasizing architectural features on the proposed Brewery building;
l. Not provide design elements on the main entrances to the proposed Taproom addition and the proposed Brewery building;
m. Provide less than 65% transparent windows on the first floor along Pedestrian Priority “A” Streets (Louisiana Street) of the proposed Taproom addition;
n. Provide less than 30% transparent windows on the first floor along Pedestrian Priority “B” Streets (Greenville Road and Andrews Street) of the proposed Taproom addition and the proposed Brewery building; and
o. Allow galvanized corrugated metal panels as the primary building material on the proposed Taproom addition and the proposed Brewery building.
2. The applicant receive approval of a variance to increase the maximum allowed height of a screening device to 11’.
3. The applicant receive approval of a variance to utilize an alternative screening device of a welded wire fence and screening shrubs along a portion of Green Street.
4. The applicant receive approval of a variance to orientate the proposed overhead doors towards the rights-of-way.
5. The applicant revise the landscape plan showing additional landscaping along the southeast portion of the subject property pursuant to the conditions of the approved Specific Use Permit
6. The applicant revise the landscape plan to show evergreen shrubs along Greenville Road to satisfy the Street Screening Device requirement.
7. The applicant revise the landscape plan to update labels along perimeter of the subject property and remove annotation of stage along Andrews Street.
8. The applicant revise the site plan to include the necessary fire access notations for gates crossing a fire lane.
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: February 9, 2021 (Original Application)
April 7, 2021 (Revised Submittal)
May 3, 2021 (Revised Submittal)
June 8, 2021 (Revised Submittal)
July 22, 2021 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a restaurant, brewery, and outdoor amusement facility (Tupps Brewery) on approximately 3.906 acres, located at 402 East Louisiana Street. Site plans within the “MTC” - McKinney Town Center Zoning District can be approved administratively by Staff; however, the applicant has requested Design Exceptions to the site development, building design, and building form requirements of the “MTC” - McKinney Town Center Zoning District. The applicant has also requested variances to overhead door orientation, maximum screening height, and an alternative screening device. These items are discussed in further detail below.
The proposed site plan incorporates redevelopment efforts on the site which include a taproom and barrel aging facility that would be located in the renovated and expanded Hill-Webb Grain Elevator and existing structures. Additionally, the proposed development includes a new 22,439 square foot brewery (Tupps Brewery).
The outdoor commercial amusement uses on the site include a 981 square foot stage in the renovated barrel aging facility which was previously approved as part of a Specific Use Permit request.
PLATTING STATUS: The subject property is currently platted as Lot 1, 2A and 2B, Block 1 and Lot 1, Block 2 of the Andrews 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) |
Former Mill |
|
North |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Flour Mill, East End Salvage, Buck Ration |
|
South |
“RS-60” Single Family Residence District (Single Family Residential Uses) |
Single Family Residences |
|
East |
“RS-60” Single Family Residence District (Single Family Residential Uses) |
Single Family Residences, Undeveloped Land |
|
West |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
vacant (formerly mobile homes) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
East Louisiana Street, 80’ Right-of-Way, Pedestrian Priority “A” |
|
|
Greenville Road, Variable Width Right-of-Way, Pedestrian Priority “B” |
|
|
Andrews Street, 40’ Right-of-Way, Pedestrian Priority “B” |
|
|
|
|
|
Green Street, 40’ 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:
Per Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance, mechanical and heating and air conditioning equipment in mixed use and non-residential uses shall be screened from view from the public right-of-way and from adjacent residential property. The maximum screening height for industrial districts is 10 feet and the maximum height for all other districts is 8 feet and 4 inches. Allowed screening devices per Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance include the following:
§ Brick masonry, stone masonry, or other architectural masonry finish;
§ Tubular steel (primed and painted) or wrought iron fence with masonry columns spaced a maximum of 20 feet on center with structural supports spaced every ten feet, and with sufficient evergreen landscaping to create a screening effect;
§ Living plant screen, upon approval by the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-45(a)(2) through the site plan process; or
§ Alternate equivalent screening, upon approval by the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-45(a)(2) through the site plan process.
The applicant is requesting a combination of living plant screen and welded wire fencing along a portion of the southern property line. The Zoning Ordinance states that a variance to the required screening 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 proposed screening device is keeping with the intent of the screening requirement, while also maintaining the character and spirit of the site design. As such, Staff recommends approval of the variance.
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.
LOADING SPACES: Per Section 146-131 (Off-Street Loading), of the Zoning Ordinance, overhead doors shall be oriented away from the street frontage. The applicant is seeking a variance to orient overhead doors towards the right-of-way. The Zoning Ordinance states that a variance can be granted if Planning and Zoning Commission finds that:
§ Unique circumstances exist on the property that make application of specific items in this section (Sec. 146-131) 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 overhead doors to face Greenville Street, Andrews Street, and Green Street in the proposed Taproom addition and proposed Brewery Building. The applicant is proposing to provide evergreen shrubs along Greenville Street, 6’ tall welded wire fencing along a portion of Andrews Street and Green Street, and a 7’6” tall stacked concrete block wall along a portion of Andrews Street. The proposed bay doors have been designed as architectural features of the building and contribute to the overall building designs. As such, Staff has no objection to the applicant’s request.
The applicant has satisfied all other minimum requirements as specified in 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 Allow a Street Screening Device to be 6’ tall and consist of welded wire fence along portions of Andrews Street and Green Street, in lieu of the typical Street Screening Device and required height of 2’ - 4’;
o Allow a Street Screening Device to be 7’6” tall and consist of stacked concrete blocks along portions of Andrews Street, in lieu of the typical Street Screening Device and required height of 2’ - 4’;
o Allow the proposed living Street Screening Device to be clustered along Louisiana Street and Greenville Street
o Required tripartite design (a defined base, middle, and top) on the proposed Taproom addition and the proposed Brewery building;
o Required façade rhythm in 20’ - 30’ intervals on the proposed Taproom addition and the proposed Brewery building;
o Required complete storefront design on the proposed Taproom addition and the proposed Brewery building;
o Required corner-emphasizing architectural features on the proposed Brewery building;
o Required design elements on the main entrances to the proposed Taproom addition and the proposed Brewery building;
o Required 65% transparent windows on the first floor along Pedestrian Priority “A” Streets (Louisiana Street) of the proposed Taproom addition;
o Required 30% transparent windows on the first floor along Pedestrian Priority “B” Streets (Greenville Road and Andrews Street) of the proposed Taproom addition and the proposed Brewery building;
o Required minimum 70% building frontage requirement along Pedestrian Priority “A” Streets (Louisiana Street), for the proposed Taproom addition;
o Required minimum 25% building frontage requirement along Pedestrian Priority “B” Streets (Greenville Road and Andrews Street), for the proposed Taproom addition and the proposed Brewery building;
o Required Build-To Zone requirement along Pedestrian Priority “A” Streets (Louisiana Street), for the proposed Taproom addition;
o Required Build-To Zone requirement along Pedestrian Priority “B” Streets (Greenville Road and Andrews Street), for the proposed Taproom addition and the proposed Brewery building; and
o Required 75% primary material listed within the MTC.
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.
Though a number of Design Exceptions have been requested, the Tupps Brewery redevelopment project is envisioned to be a campus-style, entertainment destination reminiscent of the area’s industrial roots and architectural features. Staff is of the opinion that the alternative site designs proposed by the applicant should help to 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 multi-functional campus for entertainment.
Staff also feels that the proposed elevations for the Taproom Addition and proposed Brewery building are in keeping with the spirit of the existing Hill-Webb Grain Elevator on the site, which is listed on the National Register of Historic Places.
As such, Staff has no objections to the proposed design exceptions and variances, 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.