Title
Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Plan Appeal for Retail, Restaurant and Pavilion Uses (HUB 121), Located on the Southwest Corner of Henneman Way and Alma Road, and Approximately 415 Feet West of Alma Road and on the North Side of State Highway 121 (Sam Rayburn Tollway)
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
MEETING DATE: March 27, 2018
DEPARTMENT: Planning
CONTACT: Melissa Spriegel, 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 fa?ade plan may be appealed to the City Council.
STAFF RECOMMENDATION: Staff recommends approval of the proposed fa?ade plan appeal with the following conditions:
1. The applicant receive approval of a variance to waive the cornice treatment requirements for all buildings.
2. The applicant receive approval of a variance to waive the offset requirements from all buildings.
3. The applicant receive approval of a variance to utilize metal as a primary finishing material on building 3.
4. The applicant receive approval of a variance to waive masonry requirements on the music pavilion.
However the applicant is also requesting the following variance, of Staff recommends denial:
5. The applicant receive approval of a variance to waive the requirement for building 3 to be architecturally consistent with the other buildings within the development.
APPLICATION SUBMITTAL DATE: January 11, 2018 (Original Application)
February 13, 2018 (Revised Submittal)
February 26, 2018 (Revised Submittal)
March 8, 2018 (Revised Submittal)
March 16, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting a Fa?ade Plan Appeal for six retail/restaurant buildings and an outdoor music pavilion (HUB 121) on two lots (currently conveyance platted as Lot 1 and 6, Block B of the Parkside at Craig Ranch Addition) located at the southwest corner of Henneman Way and Alma Road, and approximately 415 feet west of Alma Road and on the north side of State Highway 121 (Sam Rayburn Tollway), due to the proposed elevations not conforming to the requirements of the City's Architectural Standards for non-residential uses in non-industrial districts.
The applicant has submitted the associated site plan (17-0006SP), which was approved by the Planning and Zoning Commission on February 27, 2018.
Typically, fa?ade plans can be approved by Staff; however, the applicant is requesting approval of a fa?ade plan appeal, which must be considered by the Planning and Zoning Commission. The fa?ade plan appeal is detailed further below.
COMPLIANCE WITH ARCHITECTURAL STANDARDS: The purpose of the architectural standards is to set minimum standards for the appearance of non-residential and multi-family buildings and corresponding site elements, which are recognized as enhancing property values and are in the interest of the general welfare of the City of McKinney. The standards are intended to serve as a baseline for the minimum design expectations of the City. These standards are not intended to prohibit architectural innovation nor are they intended to mandate specific architectural styles and concepts. Rather, they are intended to provide for development of enduring quality that provides visual character and interest.
Fa?ade Plan Appeals state that the Planning and Zoning Commission shall consider the following factors in determining the extent of any exception to be granted:
1. The extent to which the application meets other specific standards of this ordinance;
2. The extent to which the application meets the spirit and intent of this chapter through the use of building materials, colors, and fa?ade design to create a building of exceptional quality and appearance;
3. The positive or negative impact of the proposed project on surrounding property use and property values, in comparison to the expected impact of a project which could be built in conformance with the standards of this ordinance;
4. The extent to which the proposed project accomplishes City goals as stated in the Comprehensive Plan or other approved documents; and
5. Convenience to the applicant and/or reasons related to economic hardship shall not be grounds for approval of an application.
The applicant has requested the following variances to the fa?ade plan:
* Waive the cornice treatment requirements for all buildings.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that parapet roof lines shall feature a well-defined cornice treatment or another similar architectural element to visually cap each building elevation. This requirement is to provide depth and contrast to an otherwise flat roofline, creating visual interest. The applicant is proposing an 8" band of tile with a metal cap above to be flush with the elevations, creating a modern design type. The applicant has consistently applied this modern design element throughout the development, and as such Staff has no objections to the request.
* Waive the offset requirements from all buildings.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that at a minimum, elevations that are 50 feet or longer in horizontal length shall be interrupted by at least two offsets (projection or recess) from the primary facade plane of at least 18 inches in depth. The applicant is proposing at least one offset meeting the 18" depth requirement on most elevations; however, other offsets proposed are too shallow in depth to meet the requirement. It is Staff's professional opinion that the unique shapes of buildings 1, 2, and 3 provide the changes in planes to create the visual interest intended by the requirement for offsets, while buildings 5 and 6 use contrasting materials and roofline changes to create depth and interest. As such, Staff has no objections to the request.
* Utilize metal as a primary finishing material on building 3.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that all elevations for buildings that are three stories or smaller in height shall be finished with at least 50 percent masonry finishing materials. The applicant is proposing 56% percent architecturally-finished metal on the north and south elevations. In the letter of intent, the applicant indicates that metal mesh will be incorporated under the gable to create a decorative, unique element. The applicant has used brick and stone as secondary materials on the north and south elevations, as well as the primary building materials on the east and west elevations of the building. As such Staff has no objections to the request.
* Waive masonry requirements on the music pavilion.
* Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that all elevations for buildings that are three stories or smaller in height shall be finished with at least 50 percent masonry finishing materials. The applicant is proposing Concrete Masonry Units (CMU), Metal, Wood, and Fiber Cement Panels be utilized as the finishing materials for the music pavilion in lieu of masonry (brick or stone). In the letter of intent, the applicant indicates that the use of CMU paired with metal and wood accents provides the structural durability desired in the music pavilion, while also creating an aesthetically pleasing structure. It is Staff's professional opinion that since the most visible side of the pavilion, the east elevation, is finished with similar metal, wood, and fiber cement materials seen throughout the rest of the development, the music pavilion is architecturally consistent with the overall development. As such, Staff has no objections to the request.
* Waive the requirement for building 3 to be architecturally consistent with the other buildings within the development.
o Section 146-139 (Architectural and Site Standards) of the Zoning Ordinance states that buildings constructed on a pad site within a larger shopping center or non-residential development shall be designed to be architecturally consistent with the other buildings within the development. Architecturally consistent shall generally mean utilizing the same or similar architectural design elements, colors, roof type, and/or building materials. The applicant is proposing to utilize architectural elements, materials and colors on building 3 that are inconsistent with the remaining proposed buildings within the development, in order to introduce variation in design and create a centerpiece building. It is Staff's professional opinion that this building can maintain a unique identity, while still incorporating similar architectural elements to the other buildings proposed, such as a similar roof line, the same type of metal, or stone of similar coloring. As such, Staff recommends denial of the proposed variance request.
IMPACT ON EXISTING DEVELOPMENT: It is Staff's professional opinion that the proposed design would not have a negative impact on existing developments surrounding the subject property.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or in opposition to this request.