Title
Conduct a Public Hearing to Consider/Discuss/Act on a Design Exception to a Site Plan for Office, Minor Vehicle Repair, and Outdoor Storage (Frontier Waste Solutions), Located at the Southwest Corner of Airport Drive and Wattley Way
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: September 10, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jake Bennett, 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 a Design Exception to Section 206C (Screening) of the Unified Development Code in order to provide an alternative screening device (bay door) on the bays for auto servicing.
2. The applicant revise the tree survey and tree preservation plan to address Staff’s comments.
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: June 10, 2024 (Original Application)
July 23, 2024 (Revised Submittal)
August 13, 2024 (Revised Submittal)
August 22, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to construct a 22,500 square foot office and minor vehicle repair building with outdoor storage (Frontier Waste Solutions) on 6.38 acres at the southwest corner of Airport Drive and Wattley Way.
PLATTING STATUS: The subject property is currently unplatted. A minor plat of the subject property must be approved prior to the commencement of any development activity on the subject property.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“LI” - Light Industrial District (Industrial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District (Industrial Uses) |
Undeveloped Land |
|
South |
“LI” - Light Industrial District (Industrial Uses) |
Undeveloped Land |
|
East |
“PD” - Planned Development District (Industrial Uses) |
Office and Warehouse |
|
West |
“LI” - Light Industrial District (Industrial Uses) |
Office and Warehouse |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Airport Drive, 130’, 6-lane Right-of-Way, Principal Arterial Wattley Way, Variable Width Right-of-Way |
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 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.
LANDSCAPING REQUIREMENTS: The applicant has satisfied all landscaping requirements as specified in Section 206A (Landscaping) of the Unified Development Code.
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.
A Design Exception may be approved by the Planning and Zoning Commission to allow deviations from specific standards in this Code arising out of a Site Plan review.
In reviewing any site plan applications or Design Exception requests, the Planning and Zoning Commission shall use the following criteria:
• There is a compelling reason why the existing standard cannot be satisfied;
• The Design Exception will not have an adverse impact on adjacent existing or future developments;
• The Design Exception will not have an adverse impact on the public health, safety, and general welfare;
• The Design Exception is not proposed to reduce financial costs or serve as a convenience to the applicant; and
• The Design Exception complies with all additional standards outlined in the specific section from which the Design Exception originates.
The applicant is requesting a Design Exception to Section 206C of the UDC to provide an alternative bay door screening device for the auto servicing bays. This section requires that bays for auto or equipment servicing meet the following screening requirements:
• Bays shall be oriented away from single-family residential use or zone, unless no other option is available.
• Bays shall be screened with a door that is finished with glass and shall be constructed to appear as a window when closed.
• Bays facing a public ROW or Residential Uses or Zoning Districts shall provide street frontage canopy trees at an increased ratio of 1 tree per 30 linear feet of frontage within the landscape buffer adjacent to the public right-of-way.
The applicant is not orienting the proposed bay doors toward single family residential use or zoned property, as there is none immediately adjacent, and the applicant is providing the required canopy trees within the street buffer at a rate of 1 tree per 30 linear feet of frontage when orienting bay doors towards a public right-of-way. In addition, the applicant is proposing a 7’ tall wrought iron fence with evergreen shrubs along Airport Drive to help with the screening of the bay doors along the right-of-way.
The surrounding area is inherently industrial, and the primary bay doors being used are entirely opaque. The applicant proposes to provide a hybrid style of bay door, which is mostly opaque with some windows near the center of the door (see attached “Proposed Bay Door Exhibit”).
Staff believes that the request to use alternative bay door screening device at this location and for this particular use should not have an adverse impact on adjacent properties or the overall surrounding area. As such, Staff recommends approval of the requested Design Exception.
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.
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 Wattley Way and Airport Drive |
|
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: |
Applicable along Airport Drive |
|
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.