Title
Consider/Discuss/Act on a Site Plan for Outdoor Commercial Entertainment (VENU Sunset Amphitheater), Located at the Northeast Corner of South Central Expressway (US 75) and Gateway Boulevard
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: November 19, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Jake Bennett, Planner II
RECOMMENDATIONED CITY COUNCIL ACTION: Staff recommends approval of the proposed site plan with the following conditions:
1. The applicant receive approval of the following:
a. An exception to plant parking area trees in alternative locations on the subject property, not within 65’ of all surface parking spaces.
b. An exception to provide less than 50% masonry finishing materials on elevations for buildings less than 3 stories in height.
c. An exception to not provide a minimum of 2 offsets for elevations at least 50’ in length.
d. Deviations from the Land Plans and Related Development Concepts
2. The applicant revise the site and landscape plans to:
a. Provide the necessary fire suppression system required for the roof canopy above the facility or provide a smoke study confirming that a fire suppression system is not required for this component.
b. Indicate the locations of all proposed private access gates.
c. Provide 30’ radii on all fire lanes.
d. Relocate necessary fire department connections (FDCs) to align with fire lane revisions.
e. Ensure 3’ of clearance between fire department connections (FDCs).
f. Ensure all fire riser room doors have adequate entry clearance.
g. Relocate fire department connections (FDCs) within the parking structures to be within 100’, as the hose lays, of corresponding fire hydrants.
h. Coordinate stair and fire department connections (FDCs) locations within the parking structure with the Fire Marshal’s Office.
i. Update the Landscape Tabulations table to reflect the 114 street buffer trees that are being provided.
j. Update the Landscape Tabulations table to reflect that 6 parking area trees are required.
Prior to the 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: August 15, 2024 (Original Application)
September 13, 2024 (Revised Submittal)
October 4, 2024 (Revised Submittal)
October 31, 2024 (Revised Submittal)
November 8, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 20,000-seat outdoor amphitheater (VENU Sunset Amphitheater) on 45.74 acres at the northeast corner of South Central Expressway (US 75) and Gateway Boulevard.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“PD” - Planned Development District (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Commercial Uses) |
Office, Fire Station, Hotel |
|
South |
“PD” - Planned Development District (Commercial Uses) |
Hotel and College |
|
East |
“C” - Planned Center District and “PD” - Planned Development District (Commercial and Multi-Family Residential Uses) |
Religious Assembly and Multi-Family Residential |
|
West |
“PD” - Planned Development District (Commercial Uses) |
Office, Restaurant, and Auto Rental and Sales |
PROPOSED SITE PLAN: Applicant proposes to construct a 20,000-seat outdoor amphitheater on 45.74 acres. Typically, site plans can be approved at the staff level; however, the zoning ordinance governing this site requires consideration by the City Council for all approvals. Per the Development Regulations governing this site, all site plans shall be subject to the City Council’s discretionary review via the site plan process should there be any requested exceptions to the requirements of the Zoning Ordinance or deviations to the development regulations. The applicant has requested exceptions to the Zoning Ordinance and deviations to the Development Regulations, as outlined below:
- Space Limits:
o The applicant is proposing to construct the amphitheater to a potential max height of 138’. As the site currently designed, the structure should only reach a maximum height of approximately 110’. The site falls within the high-rise subzone of the Highway Commercial Overlay district, which allows for a max height of 12 stories.
o Staff is of the opinion that the proposed height is in line with the intent of the Highway Commercial Overlay district and meets the intent of the zoning regulations.
- Permitted Land Use:
o As noted above, the applicant proposes to develop a 20,000 outdoor amphitheater to create a new entertainment destination within the City of McKinney. While amphitheater is not explicitly noted as a permitted land use in the development regulations, theatres (indoor or outdoor) or similar entertainment uses are permitted land uses.
o Additionally, development concept one in the development regulations does call for this site to be a destination center that would be anchored by a hotel/conference center and would provide for music and future job growth. An amphitheater is a noted development program item in the concept plan.
o Staff is of the opinion that the proposed amphitheater is of a similar permitted land use to that of an outdoor theatre as well as it meets the spirit and general character of the development plan required in the regulations. As such, staff recommends approval of the proposed use.
- Parking Requirements:
o The applicant has satisfied the minimum parking ratio as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
o Please note that as part of the approved Development Agreement, the minimum approved parking space width is to be 8’9”. All proposed parking spaces meet this minimum requirement.
- Landscape Requirements:
o The applicant has satisfied all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code, except as noted below:
o As part of the proposed site plan package, the applicant requests an exception to plant parking lot area trees in alternative locations on the subject property. The applicant is proposing to plant the minimum number of trees required. However, not all surface parking spaces will be located within 65’ of a canopy tree.
o Staff recommends approval of the requested exception, as the applicant has provided the required number of canopy trees in various locations throughout the site, and the proposed parking spaces not within a structure are primarily private parking areas for event staff.
o Please note that as part of the approved Development Agreement, the applicant is required to provide a minimum of 50% of the required street landscape buffer trees within the street yard and provide a minimum 8.5’ wide street landscape buffer. The applicant has provided 114 of the total required 123 trees within the street yard (93%), and has provided the minimum 8.5’ wide street landscape buffer in all locations
- Architectural And Site Standards:
o The applicant will be responsible for meeting all applicable requirements of Section 206F (Architectural Standards) of the Unified Development Code and the requirements of the existing zoning, Ordinance Number 2014-02-009. Architectural building elevations are subject to review and approval by the City Council, prior to issuance of a building permit. The Council may require and approve building elevations that are not strictly in conformance with the requirements of the Zoning Ordinance if the Council determines such building elevations to be meritorious in nature.
o As part of the proposed site plan package, the applicant requests exception to the Zoning Ordinance to provide less than 50% masonry finishing materials on elevations of buildings less than 3 stories in height and to not provide building offsets on all elevations a minimum of 50' in length.
o The applicant is proposing a rounded canopy and metal side walls on the performance platform structure, as these are necessary components that are imperative to this specific structure for the amphitheater. Other than the performance platform structure, the only other elevation not meeting the 50% masonry requirement is the artist building, which will primarily be closed to the public and screened from public rights-of-way with a privacy fence.
o While each individual building may not have the required number of offsets, the overall complex offers a multitude of offsets as a whole and will be designed in such a way to enhance the visual interest of the structure. In addition to building offsets along each complex elevation, changes in heights and a mix of architectural elements and materials are being provided.
o Staff has reviewed the elevations of the proposed amphitheater. While the design does not strictly conform to the zoning ordinance, staff believes that it is deemed meritorious due to its intended role as the centerpiece of a new entertainment district. The site layout has been thoughtfully conceived to optimize performance capabilities and be a new landmark welcoming people into the City of McKinney.
o Given these factors, staff recommends approval of the proposed building elevations.
- Land Plan And Related Development Concepts:
o Development of the subject property is required to generally conform to the character and vision prescribed by one of the four development concepts attached in Ordinance 2014-02-009. Deviations from the concepts are allowed by the City Council on a case-by-case basis but the overall character reflected should be preserved to the extent possible.
o Development concept one in the development regulations calls for this site to be a destination center that would be anchored by a hotel/conference center and would provide for music and future job growth. An amphitheater is explicitly noted development program item in the concept plan, although to a considerably smaller scale at only 200 seats.
o While the amphitheater being proposed is considerable larger than what development concept one proposes as part of the development program, staff feels that the proposed amphitheater preserves the general character of concept one. The amphitheater as proposed will create a new destination center in McKinney and provide for an environment for music and future job growth. The amphitheater will help to link together the existing hotel/conference center and the Collin College campus, which is noted within the concept statement for development concept one.
o Given these factors, staff recommends approval of the proposed deviations to the development concept.
PLATTING STATUS: The subject property is currently unplatted. A minor plat of the subject property must be at least conditionally approved prior to the issuance of a building permit and filed prior to the issuance of a full Certificate of Occupancy.
ACCESS/CIRCULATION:
|
Adjacent Streets: |
South Central Expressway, Variable Width Right-of-Way, Major Regional Highway Marketplace Drive, 4-Lane Divided Right-of-Way, Minor Arterial Medical Center Drive, 60’ Wide Right-of-Way Gateway Boulevard, Variable Width Right-of-Way |
LOADING SPACES: The applicant has satisfied the minimum loading space requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
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.
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 206C (Screening of the Unified Development Code.
LIGHTING AND GLARE REGULATIONS: The applicant will be responsible for complying with Article 6 of the Unified Development Code. 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.
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 South Central Expressway (US 75), Marketplace Drive, Medical Center Drive, and Gateway Boulevard |
|
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. Staff has not received any citizen comments through the online citizen portal.