Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions to a Site Plan for Light Manufacturing (Encore Wire), Located Approximately 2,450 Feet North of Industrial Boulevard and on the West Side of Airport Road
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: December 10, 2024
DEPARTMENT: Development Services - Planning
CONTACT: Araceli Botello, Planner II
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 approval of the following Design Exceptions:
a) Provide an alternate screening device for mechanical, heating, and air conditioning equipment (roof-mounted), per Section 206C of the Unified Development Code.
b) Provide an alternative architecturally finished material for the fa?ade of the building, per PD Ordinance 1680.
c) Reduce the minimum distance to the property line of loading docks and loading bays, per Section 206E of the Unified Development Code
2. The applicant revise the site plan to include all necessary changes per the Fire Marshal's Office.
3. The applicant revise the site plan to include all necessary changes per the Engineering Department.
4. The applicant revise the landscape plan to include all necessary changes per the Planning Department.
Prior to 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: September 18, 2024 (Original Application)
October 11, 2024 (Revised Submittal)
October 22, 2024 (Revised Submittal)
October 28, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to expand the existing 727,562 square foot warehouse building and add an additional 189,214 square foot for warehouse and office use on the 48.6615 acres property, located on 900 South Airport Drive.
Typically, site plans can be approved at the staff level; however, the applicant has requested Design Exceptions, which requires consideration by the Planning and Zoning Commission for approval:
Specifically, the applicant has requested three design exceptions. The first design exception request is to waive the required screening device for all rooftop HVAC equipment. The second design exception request is to provide concrete tilt wall as an alternative architectural finish material for the building fa?ade. The third design exception request is to provide a loading bay within 75 feet of an adjacent public street or front property line.
PLATTING STATUS: The subject property is currently platted. An Amending record plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
ZONING:
Location
Zoning District (Permitted Land Uses)
Existing Land Use
Subject Property
"PD" Planned Development District 1680 (Industrial Uses)
Warehouse and Office (Encore)
North
"PD" Planned Development District 1680 (Industrial Uses)
Undeveloped Land (Encore Wire)
South
"PD" Planned Development District 2006-09-101 (Industrial Uses)
Warehouse and Office (Encore Wire)
East
"PD" Planned Development District 1680 (Industrial Uses)
Undeveloped Land (Encore Wire)
West
"RS-60" Single Family Residence District (Single Family Residential Uses)
Russell 3, Single Family Residence
ACCESS/CIRCULATION:
Adjacent Streets:
Airport Drive, 130' Right-of-Way, Principle Arterial
Elm Street, 80' Right-of-Way, Minor Arterial
PARKING: The applicant has satisfied the minimum parking requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
LOADING SPACES: The applicant has satisfied all but one of the minimum loading space requirements as specified within Section 206E (Vehicle Parking and Loading) of the Unified Development Code.
The applicant has requested a design exception to propose a loading bay to be located within 75' of an adjacent public street or front property line. Due to the requirement for right-of-way easements to be dedicated for a turning lane from Airport Drive on the southeast side of the subject property, the applicant proposes a reduction of the required distance to a minimum of 65' from a public street.
The proposed Encore expansion requires the dedication of property along Airport Drive to accommodate a new right turn lane, which has been determined to be a necessary adjustment to improve transportation and traffic flow in the area. The applicant requests a reduction of 10' from our typical standard of 75' from the public street or front property line to 65', due to the right-of-way is being dedicated for the turning lane.
Staff is comfortable with this reduction, given the context of the proposed infrastructure improvements. The requested 10' reduction would still allow for adequate space for the loading area while ensuring that it remains at least 65' from the public street or property line.
Based on these considerations to facilitate the transportation and traffic flow standards, staff recommends approval of the setback reduction design exception request.
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 is required to satisfy all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code.
SCREENING REQUIREMENTS: 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).
The applicant has requested a design exception to remove the requirement of a screening device for all mechanical, heating, and air conditioning equipment (HVAC) from the public right-of-way and from adjacent residential properties. Section 206C requires that all non-residential developments provide a screening device where HVAC equipment is visible from a public-right of way.
This section allows applicants to request a Design Exception to provide an alternate screening device or no screening device. The Planning and Zoning Commission may approve a request for a Design Exception if they find that:
I. There is a compelling reason why the existing standard cannot be satisfied;
II. The Design Exception will not have an adverse impact on adjacent existing or future developments;
III. The Design Exception will not have an adverse impact on the public health, safety, and general welfare;
IV. The Design Exception is not proposed to reduce financial costs or serve as a convenience to the applicant; and
V. The Design Exception complies with all additional standards outlined in the specific section from which the Design Exception originates.
Due to the size of the proposed building and the type of rooftop equipment required, strict application of the screening requirement would necessitate a parapet nearly 10 feet in height. This proposed expansion is located within an industrial area and is surrounded by existing and future Encore Development. Given the property's location within a primarily industrial area, staff does not believe that the proposed screening would not have an adverse impact on surrounding properties. Additionally, the proposed mechanical equipment has been strategically situated on the particular locations of the roof due to the necessary equipment that Encore is needing to have within the proposed expansion.
Given these factors, staff recommends approval of the requested design exception to not screen the roof mounted HVAC equipment.
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 all applicable requirements of Section 206F (Architectural Standards) of the Unified Development Code. Architectural building elevations are subject to review and approval by the Chief Building Official, prior to issuance of a building permit.
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 is requesting a design exception to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior as required in the PD Ordinance 1680. Typically, industrial sites located within the Historically Significant Area are permitted to use a variety of materials, including architecturally finished concrete tilt wall, when the elevation is facing a public right-of-way; however, the current zoning on the subject property specifically states that the development is required to have a masonry exterior. Staff believes that the use of architecturally finished concrete tilt-wall construction will complement the existing industrial character of the area and align with prevailing design patterns in the vicinity.
As such, Staff recommends approval of the design exception request to utilize architecturally finished concrete tilt wall in lieu of a masonry exterior.
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 Airport Drive and future Right of Way
Hike and Bike Trails:
Not Required
Road Improvements:
All road improvements are 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 the 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 or Commission.
BOARD OR COMMISSION ACTION
On November 12, 2024, the Planning and Zoning Commission voted 7-0-0 to close the public hearing and table the item indefinitely.