Title
Conduct a Public Hearing to Consider/Discuss/Act on a Variance to a Site Plan for Automobile, Motorcycle Boat (Sales, Repair, or Storage) (McKinney Dodge Chrysler), Located at 400 South Central Expressway
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: October 10, 2023
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-A, Senior Planner
Caitlyn Strickland, AICP, 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 a variance to waive the screening requirement for Section 146-131 (Off-street loading) of the Zoning Ordinance; and
2. The applicant satisfy the conditions as shown on the Standard Conditions for Site Plan Approval Checklist, attached.
APPLICATION SUBMITTAL DATE: March 2, 2021 (Original Application)
May 4, 2021 (Revised Submittal)
May 18, 2021 (Revised Submittal)
October 14, 2021 (Revised Submittal)
November 14, 2021 (Revised Submittal)
May 27, 2022 (Revised Submittal)
June 30, 2022 (Revised Submittal)
July 12, 2022 (Revised Submittal)
October 6, 2022 (Revised Submittal)
September 22, 2023 (Revised Submittal)
October 5, 2023 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 61,000 square foot car dealership (McKinney Dodge) on 12.04 acres at the 400 South Central Expressway.
PLATTING STATUS: The subject property is currently conveyance platted as Lot 2R, Block A of the Wysong Hospital Addition. A minor plat of the subject property has been approved for development on the subject property.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“C3” - Regional Commercial District (Commercial Uses) and “CC” - Corridor Commercial Overlay District |
McKinney Dodge |
|
North |
“C3” - Regional Commercial District (Commercial Uses) and “CC” - Corridor Commercial Overlay District |
Undeveloped |
|
South |
“C” - Planned Center District (Commercial Uses) and “CC” - Corridor Commercial Overlay District |
Chrysler, Jeep, and Dodge of McKinney |
|
East |
“C” - Planned Center District (Commercial Uses), “BN” - Neighborhood Business District (Commercial and Office Uses), and “CC” - Corridor Commercial Overlay District |
Whataburger, CVS Pharmacy, Fast Signs, ACE Cash Express, Employee Solutions, and Undeveloped Land |
|
West |
“RS 120” - Single Family Residence District (Single Family Residential Uses) |
Westwood Park |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
U.S. Highway 75, Variable Width Right-of-Way, Major Regional Highway/Multi-Modal Rockhill Road, 40’ Right-of-Way, Collector |
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 146-130 (Vehicle Parking) 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 as specified in Section 146-135 (Landscape Requirements) of the Zoning Ordinance.
OFF-STREET LOADING AND SCREENING: Per Section 146-132 (Fences, Walls, and Screening Requirements) of the Zoning Ordinance, loading docks and bay doors are required to be screened from view of the public right-of-way and from adjacent non-residential properties. Given there are bay doors oriented towards non-residential properties to the north, 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, upon approval by Staff, the Planning and Zoning Commission and/or City Council, depending on which body has the final approval authority as indicated in section 146-132 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 to waive the screening requirement of the bay doors oriented towards the non-residential properties to the north. 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.
This site plan was reviewed under the requirements of Chapter 146 of the Zoning Ordinance. When the Unified Development Code was adopted, the screening requirement for bay doors oriented towards non-residential properties was removed and is no longer required. Considering these factors, Staff does not have any objections to this request.
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.
ARCHITECTURAL STANDARDS: The applicant will be responsible for meeting the 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.
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 Arborist.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
U.S. Highway 75 and Rockhill Road |
|
Hike and Bike Trails: |
Not Applicable |
|
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 letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. As part of the Planning and Zoning Commission Public Hearing(s), Staff has not received any citizen comments through the online citizen portal.