Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions for a Site Plan for an Art and Pottery Studio, Located at 501 North Tennessee 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: April 26, 2022
DEPARTMENT: Development Services - Planning Department
CONTACT: Sofia Sierra, Planner I
Caitlyn Strickland, Planning Manager
Jennifer Arnold, AICP, Director of Planning
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 of the following Design Exceptions to:
a. Allow a hip roof form on the existing building;
b. Allow a gambrel roof form on the proposed accessory structure;
c. Not provide the façade rhythm of 20’-30’ on the existing building along Pedestrian Priority “B” Street (North Tennessee Street);
d. Not provide a ground retail storefront that include a transom, display window area, and bulkhead at the base on the existing building and the proposed accessory structure;
e. Not provide transparent storefront windows covering no less than 30% of the upper floor façade area of the existing building along Pedestrian Priority “B” Street (North Tennessee Street);
f. Allow lap wood siding as the primary external building finishing material on the existing building and the proposed accessory structure;
g. Allow asphalt shingle as the primary roof material on the existing building and the proposed accessory structure;
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: February 28, 2022 (Original Application)
March 23, 2022 (Revised Submittal)
April 8, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to convert the existing residential building (1,353 sq ft) located at 501 North Tennessee Street into an art studio and to add an accessory structure (576 sq ft) as a pottery studio.
Typically, site plans and façade plans within the “MTC” - McKinney Town Center Zoning District can be approved administratively by Staff; however, the applicant has requested Design Exceptions to the roof form, façade composition and building material requirements of the “MTC” - McKinney Town Center Zoning District, which require consideration by the Planning and Zoning Commission for approval.
PLATTING STATUS: The subject property is currently platted as Lot 251E, Block 83 of the McKinney Original Donation Addition.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” McKinney Town Center District (Downtown Edge) |
Single Family Residential (Residential Use) |
|
North |
“MTC” McKinney Town Center District (Downtown Edge) |
Single Family Residential (Residential Use) |
|
South |
“MTC” McKinney Town Center District (Downtown Edge) |
The Station McKinney Wedding & Event Venue, MAKE Greatness Academy, Redemption Point Alliance Church, HOPE Clinic, The Print Lab (Institutional and Commercial Uses) |
|
East |
“MTC” McKinney Town Center District (Downtown Edge) |
Independent Health Group (Commercial Use) |
|
West |
“MTC” McKinney Town Center District (Downtown Edge) |
The McKinney Art House (Commercial Use) |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
North Tennessee Street, Variable Width Right-of-Way, Pedestrian Priority “B” Street East Walker Street, Variable Width Right-of-Way, Service Street |
PARKING: No parking spaces are required per Appendix G (“MTC” - McKinney Town Center District) of the Zoning Ordinance.
LOADING SPACES: No loading spaces are required per 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: The applicant has satisfied all landscaping requirements of the “MTC” - McKinney Town Center Zoning District of the Zoning Ordinance.
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.
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 applicant has requested Design Exceptions to the Building Design Standards, which are listed above.
DESIGN EXCEPTIONS: 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. Requests for a Design Exception are forwarded to the Planning and Zoning Commission for discretionary approval action.
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.
Though a number of Design Exceptions have been requested, Staff is of the opinion that the alternative design proposed by the applicant is appropriate for the site. The alternative design maintains the character of the existing historic building and allows for the newly constructed additional accessory structure to maintain a consistent aesthetic and materials fit with the existing and surrounding buildings. Staff supports the applicant’s request to preserve the building’s existing lap siding, composition shingled hip roof, and façade composition to maintain the historic character of this circa 1935 structure. The design and layout are appropriate for the residential character of the adjacent properties and the rehabilitation of this structure should enhance the surrounding area. As such, Staff has no objections to this proposed design exceptions and recommend approval of the request.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has submitted a tree survey, subject to review and approval of the City’s Landscape Architect.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Not Required |
|
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. 2020-12-091) |
|
Utility Impact Fees: |
Applicable (Ordinance No. 2020-12-092) |
|
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.