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Title:
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Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Appeal for a Retail Building (380 and Ridge Retail Building), Located Approximately 300 Feet East of Ridge Rd and on the South Side of U.S. Highway 380 (University Drive)
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Title
Conduct a Public Hearing to Consider/Discuss/Act on a Fa?ade Appeal for a Retail Building (380 and Ridge Retail Building), Located Approximately 300 Feet East of Ridge Rd and on the South Side of U.S. Highway 380 (University Drive)
Summary
COUNCIL GOAL: Enhance the Quality of Life in McKinney
(5C: Continue to market and highlight McKinney as a unique destination for residents and visitors alike)
MEETING DATE: June 12, 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 offset requirements from the west elevation.
2. The applicant receive approval of a variance to utilize metal as a primary finishing material on the north elevation.
APPLICATION SUBMITTAL DATE: February 12, 2018 (Original Application)
April 12, 2018 (Revised Submittal)
April 23, 2018 (Revised Submittal)
May 9, 2018 (Revised Submittal)
May 14, 2018 (Revised Submittal)
ITEM SUMMARY: The applicant is requesting a Fa?ade Plan Appeal for an approximately 8,026 square foot retail building located approximately 300 feet east of Ridge Road and on the south side of U.S. Highway 380 (University Drive), 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 (17-0016SP), 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.
On May 22, 2018, The Planning and Zoning Commission voted 7-0-0 to continue the public hearing and table the item to the June 12, 2018 Planning and Zoning Commission Meeting due to the notification signs not being posted on the subject property within the timeframe required by the Zoning Ordinance.
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 offset requirements from the west elevation.
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 one offset meeting the 18" depth requirement, but has also provided visual interest via roofline changes, mixed materials, and horizontal projections. As such, Staff has no objections to the request.
* Utilize metal as a primary finishing material on the north elevation.
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 72% percent architecturally-finished metal on the north elevation. In the letter of intent, the applicant indicates that metal will aid in creating the desired contemporary design style of the building. The applicant has used masonry as the secondary material on the north elevation, as well as the primary building materials on all other elevations of the building. As such Staff has no objections to the 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.