Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site Plan for an Automotive Sales Facility (Texas Source Auto), Located Approximately 185 Feet North of Elm Street and on the West Side of State Highway 5 (South McDonald 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: June 26, 2018
DEPARTMENT: Planning
CONTACT: David Soto, Planner I
Samantha Pickett, Planning Manager, AICP
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 recommends approval of the proposed site plan with the following conditions:
1. The applicant receive approval to utilize a 10’ landscape buffer along South McDonald Street.
2. The applicant receive approval to utilize an alternate screening device consisting of Juniper to screen the overhead doors along the northern property line.
Prior to issuance of a building permit:
3. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
4. The applicant revise the Landscape Plan to change the spacing of the Junipers from 72” to 48”.
APPLICATION SUBMITTAL DATE: March 30, 2018 (Original Application)
May 17, 2018 (Revised Submittal)
May 25, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct an Automotive Sales Facility (Texas Source Auto), Located Approximately 185 Feet North of Elm Street and on the West Side of South McDonald Street.
Site plans can typically be approved by Staff; however, the applicant is requesting two variances. The first one is approval of an alternate screening device (living plant screen) to screen the bay doors from non-residential property to the north. The second variance is approval of the landscape buffer of 10’ along S. McDonald instead of the required 20’ buffer. The variance requests is detailed further below.
On June 12, 2018 the Planning and Zoning Commission voted 7-0-0 to table the item to the June 26, 2018 meeting per the applicant’s request.
PLATTING STATUS: The subject property is currently platted as two lots. Prior to the issuance of a building permit for the subject property, a plat must be approved, subject to review and approval by the Director of Planning. Prior to the issuance of a Certificate of Occupancy, the plat must be filed for recordation with the Collin County Clerk.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“BG” - General Business (Commercial Uses) |
Texas Auto Source |
|
North |
“BG” - General Business (Commercial Uses) |
HMRN Auto Sales |
|
South |
“BG” - General Business (Commercial Uses) |
Princeton Tire Shop |
|
East |
“BG” - General Business (Commercial Uses) |
Single Family Residence and La Paloma Restaurant |
|
West |
“RS - 60” - Single Family Residential (Single Family Residential Uses) |
Finch Elementary School |
ACCESS/CIRCULATION:
Adjacent Streets: State Highway 5 (South McDonald Street), 85’ Right-of-Way, Major Arterial
South Chestnut Street, 45’ 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: 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: Per Section 146-135 (Landscape Requirements) of the Zoning Ordinance, a 20’ wide landscape buffer is required along all major thoroughfares (width of 60’ or greater). A reduced buffer may 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 is requesting to reduce the landscape buffer along State Highway 5 (McDonald Street) from 20’ to 10’ due to the size of the lot and in order to be consistent with the adjacent developments. Staff understands the difficulty of developing the site for commercial uses with a 20’ landscape buffer and as such, recommends approval of the proposed variance request.
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, overhead doors shall be screened from right-of-way, adjacent residential property, and adjacent non-residential property, except industrial. The applicant is required to screen the proposed development with either an approved screening device or an alternate screening device with approval of the Planning and Zoning Commission. 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 seeking approval of an alternate screening device along the northern property line (facing an adjacent non-residential development). The device consists of a living screen composed of Junipers (3’ tall at planting, 6’ tall at maturity) for a length of 65 feet to screen the overhead doors, which the applicant has indicated would provide a softer and more pleasing separation that a solid wall. As the overhead doors will be used for locating display vehicles within the building, Staff has no objections to the variance request.
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 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 S. McDonald Street and S. Chestnut Drive
Hike and Bike Trails: Not Applicable
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.