Title
Conduct a Public Hearing to Consider/Discuss/Act on a Site Plan for a Retail/Office/Hotel and Parking Garage Building, Located at 205 W. Louisiana Street
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
MEETING DATE: July 25, 2017
DEPARTMENT: Planning
CONTACT: Matt Robinson, AICP, Planning Manager
Brian Lockley, 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 design exception to allow driveway access off a Pedestrian Priority “A” Street (Louisiana Street).
2. The applicant address all Fire Comments related to site plan layout.
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.
APPLICATION SUBMITTAL DATE: June 21, 2017 (Original Application)
July 11, 2017 (Revised Submittal)
July 20, 2017 (Revised Submittal
ITEM SUMMARY: The applicant is proposing to construct a 44,000 square foot retail/office/hotel building with underground parking garage on approximately 0.348 acres, located at the southeast corner of Louisiana Street and Church Street.
Site plans can typically be approved by Staff; however, the applicant is requesting a design exception to allow driveway access along a Pedestrian Priority “A” Street (Louisiana Street) to accommodate an underground parking garage. Design exceptions must be considered by the Planning and Zoning Commission. The requested design exception is detailed further below.
PLATTING STATUS: The subject property is currently part of McKinney Original Donation Lots 100A, 101A, 101B, 102B, 103C, 103D and 104C, Block 15.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
Gravel Parking Lot, Undeveloped Land |
|
North |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
Parking Lot |
|
South |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
Day 6, Young Life |
|
East |
“MTC” - McKinney Town Center (Downtown Core - Residential, Commercial and Office Uses) |
City of McKinney - HR Office |
|
West |
“MTC” - McKinney Town Center (Downtown Edge - Residential, Commercial and Office Uses) |
Office |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Louisiana Street, 60’ Right-of-Way, Pedestrian Priority “A” Street Church Street, 40’ Right-of-Way, Pedestrian Priority “B” Street |
The applicant has requested a Design Exception to allow driveway access off a Pedestrian Priority “A” Street (Louisiana Street).
PARKING: No off-street parking spaces are required as specified within the “MTC” - McKinney Town Center Zoning District of the Zoning Ordinance. However, the applicant is proposing to add an additional 31 off-street parking spaces located in an underground parking garage.
LOADING SPACES: No loading spaces are required for the proposed use.
SOLID WASTE CONTAINERS: No sanitation containers are required for the proposed use.
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.
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.
DESIGN EXCEPTION: 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. All requests for a Design Exception are forwarded to the Planning and Zoning Commission for discretionary approval.
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.
The applicant has requested a Design Exception to allow driveway access along a Pedestrian Priority “A” Street (Louisiana Street) to accommodate an underground parking garage. The design exception is being requested due to the limited frontage along Church Street and the proximity of a potential driveway from the intersection of Church Street and Louisiana Street. In addition, the business to the immediate south has a driveway that abuts the subject property which creates additional driveway spacing issues. Given these factors, Staff is in support of the proposed driveway access location and recommends approval of the requested design exception.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along Louisiana Street and Church Street |
|
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.