Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for Medical and Professional Office Buildings, Located on the Southeast Corner of Stacy Road and Rowlett Creek Way
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 27, 2019
DEPARTMENT: Planning
CONTACT: Joe Moss, Planner I
Samantha Pickett, AICP, 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 to waive the required screening device along the southern property line.
Prior to issuance of a building permit:
2. The applicant provide the Engineering Department with a copy of the agreement with the owner of the easements regarding the swale and drop inlet within Natural Gas Distribution System Easement and electric line easement and receive approval of any resulting layout changes.
3. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: May 9, 2019 (Original Application)
June 20, 2019 (Revised Submittal)
July 9, 2019 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct three buildings, totaling 18,410 square feet, for medical and professional office uses on 1.53 acres at the southwest corner of Stacy Road and Rowlett Creek Way.
Typically, site plans can be approved by Staff; however, the applicant is requesting a variance to waive the required screening device along the southern property line. The request is detailed below.
PLATTING STATUS: The subject property is currently unplatted. A minor plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District Ordinance No. 2015-07-070 (Commercial Uses) and “REC” - Regional Employment Center Overlay District |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2001-02-017 (Commercial Uses) and “REC” - Regional Employment Center Overlay District |
Children’s Lighthouse Learning Center |
|
South |
“PD” - Planned Development District Ordinance No. 2015-07-070 (Single Family Residential Uses) and “REC” - Regional Employment Center Overlay District |
Westminster at Craig Ranch |
|
East |
“PD” - Planned Development District Ordinance No. 2015-07-070 (Commercial Uses) and “REC” - Regional Employment Center Overlay District |
Undeveloped Land |
|
West |
“PD” - Planned Development District Ordinance No. 2001-02-017 (Single Family Residential Uses) and “REC” - Regional Employment Center Overlay District |
The Settlement at Craig Ranch |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Stacy Road, 130’ Right-of-Way, Principal Arterial Rowlett Creek Way, 52’ Right-of-Way, Collector |
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) of the Zoning Ordinance, screening devices shall be placed along any property line or district boundary between any single family zoning or use and any non-residential use. Since the proposed development is adjacent to residential properties, the applicant is required to screen the proposed development with an approved screening device (6’ tall solid masonry wall or wrought iron fence with masonry columns and shrubs), or receive approval of an alternate device from the Planning and Zoning Commission. The Zoning Ordinance states that a variance can 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 (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 requested to waive the required screening device along the southern property line, given that there is a masonry wall on the shared property line. In order to avoid creating a “no man’s land” between two walls, Staff is supportive of the request to utilize the existing wall to satisfy the screening requirement.
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 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.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has stated on a signed affidavit that there are no protected trees on the subject property, subject to review and approval of the City’s Arborist.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Not Required |
|
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: |
Not Applicable |
|
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.