Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site Plan for an Office and Industrial Building (McKinney Industrial), Located on the Northeast Corner of Industrial Boulevard and Millwood Road
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
MEETING DATE: September 26, 2017
DEPARTMENT: Planning
CONTACT: Danielle Quintanilla, Planner I
Samantha Pickett, Planning Manager
Brian Lockley, Director of Planning, AICP, CPM
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 has no objections to the proposed site plan; however, the applicant has requested approval of the following, which Staff cannot support as the proposed layout and configuration of the site has created the need for variances:
1. The applicant’s request to allow the loading docks and associated spaces to be less than 200 feet from adjacent residential zones or uses.
2. The applicant’s request to reduce the landscape buffer for Lot 2 from 20 feet to 10 feet along Industrial Boulevard.
Prior to issuance of a building permit:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: May 31, 2017 (Original Application)
June 20, 2017 (Revised Submittal)
June 26, 2017 (Revised Submittal)
June 29, 2017 (Revised Submittal)
September 11, 2017 (Revised Submittal)
September 14, 2017 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct two buildings, Building 1 (37,200 square feet) and Building 2 (34,400 square feet) for office and industrial uses at the northeast corner of Industrial Boulevard and Millwood Road.
Site plans can typically be approved by Staff; however, the applicant is requesting variances for the loading docks and associated spaces to be located approximately 34 feet from single family residential uses and to reduce the landscape buffer for Lot 2 along a major thoroughfare (Industrial Boulevard) from 20 feet to 10 feet. The requested variances are detailed further below.
The item was tabled indefinitely at the July 11, 2017 Planning and Zoning Commission meeting per the applicant’s request. The applicant asked for the item to be tabled to allow for the opportunity to meet with the surrounding residents regarding the proposed development. After speaking with the applicant, it is their intent to set up a meeting with the residents prior to this Planning and Zoning Commission meeting. At this time Staff is unaware if a meeting was held, nor is Staff aware of the outcome of said meeting. The applicant has since modified the site plan to increase the required 6’ masonry screen wall to 8.5’ in height.
PLATTING STATUS: The subject property is currently unplatted. A record plat or plats, subject to review and approval by the Director of Planning, must be filed for recordation with the Collin County Clerk, prior to issuance of a Certificate of Occupancy.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“ML” - Light Manufacturing District (Industrial and Manufacturing Uses) |
Undeveloped Land |
|
North |
“RS-60” - Single Family Residence District (Single Family Residential Uses) |
Westmoreland Heights Subdivision |
|
South |
“ML” - Light Manufacturing District (Industrial and Manufacturing Uses) |
Tomes Ford - Auto Parts, Medro Systems, Undeveloped Land |
|
East |
“PD” - Planned Development District Ordinance No. 1680 (Commercial, Industrial and Manufacturing Uses) |
Encore Wire |
|
West |
“ML” - Light Manufacturing District (Industrial and Manufacturing Uses) |
Anchondo Appliances, Tacos Los Chanos, Big Tacos Tres Gallos |
ACCESS/CIRCULATION:
Adjacent Streets: Industrial Boulevard, 100’ Right-of-Way, Minor Arterial
Millwood Road, 80’ Right-of-Way, Collector
Westmoreland Drive, 50’ Right-of-Way, Local
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 146-130 (Vehicle Parking) of the Zoning Ordinance.
LOADING SPACES: Per Section 146-131 (Off-Street Loading), of the Zoning Ordinance, any loading dock and its associated loading spaces shall be set back 200 feet from any residential use or zoning, set back a minimum distance of 75 feet from any public street or front property line, and oriented away from the street frontage. The applicant is seeking variances to locate the loading docks and associated loading spaces less than 200 feet from single family residential uses (approximately 34 feet). The Zoning Ordinance states that a variance can be granted during site plan approval to decrease the distance of the loading docks and associated loading spaces from the proposed building 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 proposed that the two loading docks and associated loading spaces (one for each building) be located approximately 34 feet from the single family residences to the north of the subject property. Additionally, the applicant is proposing six bay doors for each building (12 total) to be located approximately 60 feet from the single family residences. The required distance for bay doors and loading spaces not associated with loading docks from single family residences is 50 feet for which the applicant has satisfied. The applicant is required to provide a 6’ masonry wall (of which the applicant has increased to 8.5’ in height) to screen from the adjacent residential property to the north in addition to a 10’ landscape buffer with canopy trees planted at 1 per 40 linear feet. It is Staff’s professional opinion that the two proposed locations of the loading docks and associated loading spaces in addition to the twelve proposed bay doors could have an impact on the surrounding site and that additional site improvements could help mitigate this impact; however, the reduced distance from 200’ to 34’ still provides cause for concern on the impact on the adjacent neighborhood. The property being developed has a minimum depth of 222’. This leaves minimal room for a structure with bay doors to develop without a variance. Staff recognizes this issue and is challenged with the requirements and the impacts this development will have on the adjacent residential uses. Although the applicant has increased the height of the required masonry screening wall from 6’ to 8.5’, given that the applicant has not provided additional site improvements or considered an increased distance, Staff cannot support the variance request.
The applicant has satisfied all other minimum requirements as specified in 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: Per Section 146-135 (Landscape Requirements) of the Zoning Ordinance, for non-residential and multiple family parcels, a minimum 20-foot landscape buffer adjacent to the right-of-way of any major thoroughfare is required. If unique circumstances exist which prevents strict adherence with this requirement, the Planning and Zoning Commission may consider a granting of a variance during the site plan approval process to reduce the minimum 20-foot landscape buffer to a minimum of ten feet, provided that site design considerations have been incorporated to mitigate the impact of the variance. Unusual circumstances include, but are not limited to: insufficient lot depth or size of the existing lot, existing structures and drives, and floodplain and existing trees to be preserved.
The applicant is requesting to reduce the landscape buffer from a minimum of 20 feet to a minimum of 10 feet for Lot 2 along Industrial Boulevard to provide additional parking spaces in excess of the required spaces for the proposed office and industrial development. 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 makes application of 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 the public health, safety and general welfare.
It is Staff’s professional opinion that the minimum landscape setback required of 20 feet for Lot 2 along Industrial Boulevard can be achieved, and therefore Staff cannot support the variance request to reduce the landscape buffer to 10 feet. The applicant is proposing an additional 34 parking spaces in excess of what is required per the Zoning Ordinance (48 spaces) for a total of 82 parking spaces; however, the applicant has not informed staff of the reason for the additional parking spaces. While Staff respects the applicant’s desire to provide additional parking, without justification Staff does not support the variance request to reduce the landscape buffer as there are no mitigating circumstances. As such, Staff recommends denial of the variance request.
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 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 Landscape Architect.
PUBLIC IMPROVEMENTS:
Sidewalks: Required along Industrial Boulevard, Millwood Road and Westmoreland 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 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.