Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions for a Site Plan for a Brewpub (Union Bear), Located at 308 W Virginia 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: January 10, 2023
DEPARTMENT: Development services - Planning Department
CONTACT: Caitlyn Strickland, 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 approval of the following Design Exceptions to:
a. Not meet the minimum 75% building frontage requirement along Pedestrian Priority “A” Streets (W Virginia Street)
b. Not meet the minimum 50% building frontage requirement along Pedestrian Priority “B” Street (N Church Street)
c. Not meet the Build-To-Zone requirement along Pedestrian Priority “A” Streets (W Virginia Street);
d. Not meet the Build-To-Zone requirement along Pedestrian Priority “B” Street (N Church Street);
e. Not provide façade rhythm in 20’ - 30’ intervals;
f. Not meet the 6’ setback from the property line for parking along Pedestrian Priority “B” Street (N Church Street);
g. Not meet the requirement that the Ground Floor finish level will be 12’’ above sidewalk (for ground floors of commercial/mixed use buildings);
h. Not meet the requirement that the windows and doors on street fronting facades shall be vertically proportioned and similar in size and shape to those historically in McKinney's downtown area;
i. Not provide storefront windows with at least 65% transparency on the first floor along Pedestrian Priority “A” Streets (W Virginia Street); and
j. Not provide storefront windows with at least 30% transparency on the first floor along Pedestrian Priority “B” Street (N Church Street); and
2. The applicant revise the site plan to show screening materials to satisfy the Street Screening Device requirement.
3. The applicant revise the landscape plan to show update planting materials along N Benge Street to satisfy the Street Screening Device requirement.
4. The applicant revise the site plan to include the necessary changes per the fire marshal comments for riser room access and FDC location that are still pending.
5. The applicant revise the site plan to include the necessary changes per the engineering comments that are still pending.
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: June 08, 2021 (Original Application)
July 23, 2021 (Revised Submittal)
September 24, 2021 (Revised Submittal)
March 17, 2022 (Revised Submittal)
October 31, 2022 (Revised Submittal)
December 22, 2022 (Revised Submittal)
ITEM SUMMARY: The applicant proposes to construct a Brewpub (Union Bear) on approximately 0.551 acres, located at 308 W Virginia Street. Site plans within the “MTC” - McKinney Town Center Zoning District can be approved administratively by Staff; however, the applicant has requested Design Exceptions to the site development, building design, and building form requirements of the “MTC” - McKinney Town Center Zoning District, which require consideration by the Planning and Zoning Commission.
The proposed site plan incorporates redevelopment efforts on the site which include remodeling the existing structure (the former Heritage Hardwood Store), adding a cooler to the back of the building, and creating outdoor seating for the proposed brewpub.
PLATTING STATUS: The subject property is currently platted as Lots 167B, 168, 195B, and 196, Block 31 of the McKinney Original Donation in the City of McKinney.
SURROUNDING ZONING AND LAND USES:
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Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” McKinney Town Center District - Downtown Edge (Commercial and Residential Uses) |
Former Hardware Store |
|
North |
“MTC” McKinney Town Center District (Residential Uses) |
Single Family Residences |
|
South |
“MTC” McKinney Town Center District (Commercial Uses) |
City Park (Mitchell Park) |
|
East |
“MTC” McKinney Town Center District (Commercial Uses) |
Taste of Chicago |
|
West |
“BG” General Business District (Commercial Uses) |
Exchange Corporate Office |
ACCESS/CIRCULATION:
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Adjacent Streets: |
W Virginia Street, 60’ Right-of-Way, Pedestrian Priority “A” |
|
|
N Church Street, 40’ Right-of-Way, Pedestrian Priority “B” |
|
|
N Benge Street, 40’ Right-of-Way, Residential Street |
|
|
|
|
|
|
PARKING: Prior to the issuance of a Certificate of Occupancy, the applicant shall be responsible for satisfying 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 of the “MTC” - McKinney Town Center Zoning District of the Zoning Ordinance.
SCREENING REQUIREMENTS: The applicant has satisfied all screening requirements as specified in the “MTC” - McKinney Town Center Zoning District.
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.
BUILDING SITE AND DESIGN STANDARDS: Within the “MTC” - McKinney Town Center Zoning District, the Architectural and Site Standards (Section 146-139) of the Zoning Ordinance do not apply. The applicant is instead responsible for meeting the requirements of the Building Site and Design Standards of the MTC. With the submission of a site plan, the MTC requires that elevations are provided and approved with the site plan. As proposed, the site plan and building elevations do not meet the following Building Site and Design Standards of the MTC:
o Required façade rhythm in 20’ - 30’ intervals along Pedestrian Priority “A” and “B” streets;
o Required 65% transparent windows on the first floor along Pedestrian Priority “A” Streets (W Virginia Street);
o Required 30% transparent windows on the first floor along Pedestrian Priority “B” Street (N Church Street);
o Required Build-To Zone of 5 to 20 feet along Pedestrian Priority “A” Streets (W Virginia Street);
o Required Build-To Zone of 5 to 20 feet along Pedestrian Priority “B” Streets (N Church Street);
o Required minimum 6’ setback from the property line for parking along Pedestrian Priority “B” Street (N Church Street);
o Required Ground Floor finish level being 12’’ above sidewalk (for ground floors of commercial/mixed use buildings”;
o Required windows and doors on street fronting facades be vertically proportioned and similar in size and shape to those historically in McKinney's downtown area;
o Required minimum 75% building frontage located within the build-to-zone along Pedestrian Priority “A” Streets (W Virginia Street);
o Required minimum 50% building frontage located within the build-to-zone along Pedestrian Priority “B” Street (N Church Street);
The applicant has requested Design Exceptions to these requirements, as discussed further below.
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 proposes to restore one of the last commercial corners of the westernmost portion of the MTC while maintaining the integrity of the existing historic building. Though several Design Exceptions have been requested, requiring the building form, site and design standards listed above would prohibit this redevelopment concept from being achieved. Given its location, and the fact that the existing building is listed as a high priority building on the city’s historic resources survey, Staff feels that the proposed redevelopment plan allows for redevelopment of the building largely within its existing footprint in a way that helps to energize McKinney’s downtown and maintain much of the historic context and character of the area.
As such, Staff recommends approval of the request.
OPPOSITION TO OR SUPPORT OF REQUEST: As of January 6th, Staff has received 3 letters of opposition and no letters of support to this request. 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.