Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for Encore Wire, Located at the Northwest Corner of Airport Drive and Elm 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: February 25, 2020
DEPARTMENT: Development Services - Planning
CONTACT: Joe Moss, Planner I
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 a variance to Section 146-132(3)(j) (Fences Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that all rooftop HVAC equipment be screened from right-of-way and adjacent residential property.
2. The applicant receive approval of a variance to Section 146-132(3)(g) (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that bay doors be screened from view from the public right-of-way of existing Elm Street.
3. The applicant receive approval of a variance to Section 146-132(3)(g) - (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that bay doors be screened from view for a portion of the north side of the building that is within view of the proposed unnamed right-of-way.
4. The applicant receive approval of a variance to waive the masonry exterior requirement for the elevations as required in PD 1680 and to utilize architecturally finished concrete tilt wall.
5. The applicant revise the site plan to show the fully developed floodplain and erosion hazard setback in accordance with Section 146-45 (Site Plan Approval) of the Zoning Ordinance.
6. The applicant revise the site plan to modify the newly created intersection of Gerrish Street and the proposed unnamed right-of-way in accordance with the Engineering Design Manual.
7. The applicant revise the landscape plan to show the relocation of trees within 8' of sanitary sewer lines.
8. The applicant revise the landscape plan to show the placement of provided screening shrubs at a spacing of 3' on center in accordance with Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance.
9. The applicant revise the interior landscape parking requirements data table based on the provided number of trees.
10. The applicant provide final landscape plans that are signed and sealed by a registered landscape architect or engineer.
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: October 15, 2019 (Original Application)
December 3, 2019 (Revised Submittal)
January 13, 2020 (Revised Submittal)
January 28, 2020 (Revised Submittal)
February 17, 2020 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 724,380 square foot office and warehouse on 48.6615 acres at the northwest corner of Airport Drive and Elm Street. Typically, site plans can be approved at the staff level; however, the applicant is seeking three variances from screening requirements, which shall be considered by the Planning and Zoning Commission and are outlined in more detail below:
1. The applicant is requesting a variance to Section 146-132(3)(j) (Fences Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that all rooftop HVAC equipment be screened from right-of-way and adjacent residential property. Due to the size of the proposed building and type of rooftop equipment necessary, strict application of the screening requirement would require a nearly 10' tall parapet, to the extent that screening on this scale is not practical and unduly burdensome to the applicant. As such, staff recommends approval of this variance request.
2. The applicant is requesting a variance to Section 146-132(3)(g) (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that bay doors be screened from view from the public right-of-way of existing Elm Street. Given the anticipated future relocation of Elm Street and the existing campus setting of Encore Wire, staff has no objection to the requested variance.
3. The applicant is requesting a variance to Section 146-132(3)(g) - (Fences, Walls, and Screening Requirements) of the Zoning Ordinance to waive the requirement that bay doors be screened from view for a portion of the north side of the building that is within view of the proposed unnamed right-of-way. While the proposed unnamed right-of-way is adjacent to the north side of the proposed development and would typically require screening of any bay doors along the building face; the unnamed right-of-way meanders away from the proposed building such that there is approximately between 500' - 1500' of separation between the bay doors and the future roadway. The area between is also owned by the applicant (Encore Wire) and is part of their entire corporate campus. With these things in mind, Staff has no objection to the variance request to waive a portion of the required screening for the bay doors located on the eastern portion of the northern building elevation.
4. The applicant is requesting a variance to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior as required in PD 1680. Typically industrial sites located within the Historically Significant Area are permitted to use a variety of materials, including architecturally finished concrete tilt wall, when the elevation is facing a public right-of-way; however, the current zoning on the subject property specifically states that the development is required to have a masonry exterior. Staff feels that the use of architecturally finished concrete tilt wall will blend in with the existing Encore Wire development to the south of Elm Street. Staff has no objection to the variance request to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior.
PLATTING STATUS: The subject property is currently unplatted. An associated preliminary-final plat (20-0008PF) is being considered concurrently at the February 25, 2020 Planning and Zoning Commission meeting. A record plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
Location
Zoning District (Permitted Land Uses)
Existing Land Use
Subject Property
"PD" Planned Development District 1680 (Industrial Uses)
Undeveloped Land
North
"RS-60" Single Family Residence District (Single Family Residential Uses), "AG" Agricultural District
Russell 3, Single Family Residence
South
"PD" Planned Development District 2006-09-101 (Industrial Uses)
Encore Wire Corporation
East
"PD" Planned Development District 1680 (Industrial Uses) and "PD" Planned Development District 1898 (Industrial Uses)
Undeveloped Land
West
"RS-60" Single Family Residence District (Single Family Residential Uses), "RG-18" General Residence District (Multifamily Residential Uses)
Russell 3, Sandifer Place 2, Habitat Bumpas, Single Family Residence, Woodside Village Apartments, North Texas Water District Pump Station, Russel 4
ACCESS/CIRCULATION:
Adjacent Streets:
Airport Drive, 130' Right-of-Way, Principle Arterial
Elm Street, 80' Right-of-Way, Minor Arterial
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: Pursuant to the conditions of approval, 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, mechanical and heating and air conditioning equipment shall be screened from view from the public right-of-way and from adjacent residential property and loading docks or structures, bays, and bay doors shall be screened from view from the public right-of-way, from adjacent residential property, and from adjacent non-residential property, other than industrial. Since the proposed development is adjacent public right-of-way, 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, meeting the standards as identified in section 146-132(2)(a)(3)(iii) 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 requesting a variance to waive the requirement that all rooftop HVAC equipment be screened from right-of-way and adjacent residential property. Due to the size of the proposed building and type of rooftop equipment necessary, strict application of the screening requirement would require a nearly 10' tall parapet, to the extent that screening on this scale is not practical and unduly burdensome to the applicant. As such, staff recommends approval of this variance request.
The applicant is also requesting a variance to waive the requirement that bay doors be screened from view from the public right-of-way of existing Elm Street. Given the anticipated future relocation of Elm Street and the existing campus setting of Encore Wire, staff has no objection to the requested variance.
The applicant is also requesting a variance to waive the requirement that bay doors be screened from view for a portion of the north side of the building that is within view of the proposed unnamed right-of-way. While the proposed unnamed right-of-way is adjacent to the north side of the proposed development and would typically require screening of any bay doors along the building face; the unnamed right-of-way meanders away from the proposed building such that there is approximately between 500' - 1500' of separation between the bay doors and the future roadway. The area between is also owned by the applicant (Encore Wire) and is part of their entire corporate campus. With these things in mind, Staff has no objection to the variance request to waive a portion of the required screening for the bay doors located on the eastern portion of the northern building elevation.
The Zoning Ordinance states that a variance to the required screening may be granted 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 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 is requesting three separate variances from the 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.
ARCHITECTURAL STANDARDS: The applicant will be responsible for meeting the applicable 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.
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 is requesting a variance to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior as required in PD 1680. Typically industrial sites located within the Historically Significant Area are permitted to use a variety of materials, including architecturally finished concrete tilt wall, when the elevation is facing a public right-of-way; however, the current zoning on the subject property specifically states that the development is required to have a masonry exterior. Staff feels that the use of architecturally finished concrete tilt wall will blend in with the existing Encore Wire development to the south of Elm Street. Staff has no objection to the variance request to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior.
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:
Required along Airport and future Right of Way
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. 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.