Title
Conduct a Public Hearing to Consider/Discuss/Act on a Façade Plan for a Restaurant (The Yard Phase 2), Located at 107 South Church 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 10, 2018
DEPARTMENT: Planning
CONTACT: Matt Robinson, AICP, Planning Manager
Brian Lockley, AICP, CPM, Director of Planning
APPROVAL PROCESS: The action of the Planning and Zoning Commission for the proposed facade plan may be appealed to the City Council.
STAFF RECOMMENDATION: Staff recommends approval of the proposed facade plan with the following condition:
1. The applicant receive a design exception to utilize wood lap siding as a primary finishing material.
APPLICATION SUBMITTAL DATE: May 31, 2018 (Original Application)
June 22, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct an approximately 1,400 square foot restaurant building (The Yard Phase 2) on approximately 0.75 acres at 107 South Church Street. Facade plans within the “MTC” - McKinney Town Center Zoning District can be approved administratively by Staff; however, the applicant has requested a Design Exception to utilize wood lap siding as the primary finishing materials on the building facades. This is discussed in further detail below.
PLATTING STATUS: The subject property is currently part of McKinney Original Donation Lots 105, 106, 107B and 108, Block 16. An associated amending plat has been submitted for the property.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
Restaurant |
|
North |
“MTC” - McKinney Town Center (Downtown Edge - Residential, Commercial and Office Uses) |
Spa Esoteric |
|
South |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
Single Family Residences, The Sanctuary Church |
|
East |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
Parking Lot |
|
West |
“MTC” - McKinney Town Center (Downtown Edge - Residential, Commercial and Office Uses) |
Law Office |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Church Street, 60’ Right-of-Way, Pedestrian Priority “B” Street Cloyd Street, 17’ Right-of-Way, Service Street |
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.
BUILDING 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 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. The proposed elevations are in conformance with the Building Design Standards of the MTC; with exception to one of the requirements for materials. Section 8.4.2 (Building Materials for Downtown Core and Transit Village Core Character Districts) of the MTC state that lap or shingle siding of any material including wood, vinyl and cementitious fiber are prohibited as a primary material. The applicant has requested a Design Exception to this requirement, 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.
Staff is of the opinion that the use of wood lap siding compliments the existing primary structure, which uses wood lap siding, as well as the surrounding buildings located to north, west and south of the property that use wood lap siding. From staff’s perspective, the use of wood lap siding continues the transition of the look of the buildings from the core of downtown to the residential areas located immediately to the south and west. As such, Staff is in support of the requested design exception to use wood lap siding as the primary finishing material.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or in opposition to this request.