Title
Conduct a Public Hearing to Consider/Discuss/Act on the Request by QuikTrip Corporation, for Approval of a Request to Rezone Approximately 7.48 Acres from “C” - Planned Center District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, Generally to Modify the Development Standards, Located on the Northeast Corner of Wilmeth Road and U.S. Highway 75 (Central Expressway), and Accompanying Ordinance.
Summary
MEETING DATE: April 3, 2012
DEPARTMENT: Development Services - Planning
CONTACT: Jennifer Cox, AICP, Director of Planning
Brandon Opiela, Senior Planner
RECOMMENDED CITY COUNCIL ACTION:
• Staff recommends denial of the proposed rezoning request due to a lack of conformance with the City of McKinney’s Comprehensive Plan, specifically to provide “Attractive Urban Design Elements” through the stated objective of “US 75 as an attractive corridor through appropriate urban design” and “Land Use Compatibility and Mix” through the stated objective of “Land use patterns that complement one another.”
ITEM SUMMARY:
• The applicant is requesting to rezone the subject property from “C” - Planned Center District and “CC” - Corridor Commercial Overlay District to “PD” - Planned Development District and “CC” - Corridor Commercial Overlay District, generally to allow a truck scale and to modify the landscaping requirements for the site.
• As a part of the proposed rezoning request, the applicant has provided a site and landscape exhibit that would require the site to develop as shown on the plan. Per said exhibit, the location of the truck scale and additional landscaping would be regulated as shown on the plan.
• On March 6, 2012, City Council tabled the item to give the applicant additional time to work on enhancing the proposed landscaping/screening for site and to work with Staff on including a provision in the proposed ordinance that would delay the issuance of a Certificate of Occupancy for the fueling station until the adjacent roadway construction for Wilmeth Road and U.S. Highway 75 frontage was completed.
• Subsequent to the City Council meeting on March 6, 2012, Staff received numerous emails in opposition to the rezoning request and/or sign variance request, which have been attached to this item.
• On March 21, 2012, Staff received a revised site and landscape exhibit (see attached) which adds shrub rows located on the north (Wax Myrtle and Needle Point Holly shrubs) and south side (Needle Point Holly shrubs) of the semi-trailer truck fueling areas, with the addition of a one foot tall berm under the southern shrub row. Staff also worked with the applicant on language in the proposed ordinance that prohibits a Certificate of Occupancy to be issued for the site prior the completion of the adjacent roadways construction or 2 years, which ever is earlier (see attached proposed ordinance).
• Staff sees great potential for the future development of the northern section of the U.S. Highway 75 corridor, and feels that high quality development along the corridor is crucial to providing a visually appealing corridor for both passerby traffic and McKinney residents traveling around the City. Staff feels the additional semi-trailer truck traffic generated by a truck scale on the site will not contribute to the attractiveness of the corridor, will negatively impact the future development of commercial sites in close proximity to the site, and may lead to additional similar requests from other commercial properties along the U.S. Highway 75 corridor wishing to develop their property for higher-intensity uses rather than the uses currently allowed on commercially zoned properties.
BACKGROUND INFORMATION:
• On March 16, 2012, the applicant submitted a revised request for a variance to the signage ordinance, requesting an increase in height, sign area, and number of detached signs on the site. This variance request is not a part of the zoning request; however, the applicant has indicated the increase in signage height, area and number of signs is a critical component of the site, and is being heard by City Council concurrently with this request at the April 3, 2012 meeting.
• In October of 2011, an amendment to Section 62-801 “Control Requirements for Motor Vehicle Idling” was approved providing specific requirements for motor vehicles idling at or about the premises of a fueling station (see attached ordinance).
• On February 21, 2012, City Council approved a resolution (see attached) which included definitions for ”Truck Stop” and “Truck Fueling Station” uses and established which zoning districts are appropriate for each respective use. City Council unanimously recommended approval of the resolution (with modifications to the definition of “Truck Fueling Station” to prohibit off-site stacking, restrict fueling pumps to a single point of fueling per vehicle, and allow truck scales).
• As approved, a truck scale could be permitted as a component of a “Truck Fueling Station” with approval of a specific use permit in the “ML” - Light Manufacturing and “MH” - Heavy Manufacturing districts. With that said, the subject property is currently zoned “C” - Planned Center District, and Staff is of the opinion that a truck scale, accessory to a truck fueling station, should be located in an industrially zoned area, as approved in the resolution.
FINANCIAL SUMMARY:
• N/A
BOARD OR COMMISSION RECOMMENDATION:
• On February 14, 2012, the Planning and Zoning Commission voted 5-1 to recommend approval of the proposed rezoning request as requested by the applicant. Commission Member Kochalka voted against the motion.