Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions to a Site Plan (Mobile Mounting Solutions), Located at 406 Interchange 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: February 11, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Stewart Starry, Planner I
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:
a. A Design Exception to Section 206A.5.c of the Unified Development Code (UDC) to reduce the required tree planting ratio within the street buffer from 1:30 linear feet to 1:74 linear feet.
2. The applicant revise the Landscape plan to:
a. Reflect the updated tree planting ratio requirement within the street buffer.
b. Update the landscape plan to include an affidavit stating that all required landscape areas shall be provided with an automatic underground irrigation system with rain and freeze sensors and said irrigation system shall be designed by a qualified professional and installed by a licensed irrigator.
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: October 15, 2024 (Original Application)
November 18, 2024 (Revised Submittal)
December 17, 2024 (Revised Submittal)
January 03, 2025 (Revised Submittal)
January 11, 2025 (Revised Submittal)
ITEM SUMMARY: The applicant proposes to add 13,224 square feet of warehouse to an existing 13,600 square foot Office, Light Manufacturing, and Warehouse development (Mobile Mounting Solutions) on 2.18 acres at 406 Interchange Street.
Typically, site plans can be approved at the staff level; however, the applicant is requesting design exceptions which require consideration by the Planning and Zoning Commission.
PLATTING STATUS: The subject property is currently platted. An amending final 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 |
“PD” - Planned Development District (Industrial Uses) |
Warehouse, Office, Light Manufacturing |
|
North |
“PD” - Planned Development District (Industrial Uses) |
Warehouse and Office |
|
South |
“PD” - Planned Development District (Industrial Uses) |
Office, Warehouse |
|
East |
“PD” - Planned Development District (Industrial Uses) |
Warehouse and Light Manufacturing |
|
West |
“PD” - Planned Development District (Industrial Uses) |
Warehouse and Office |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
State Highway 5, 124’ Right-of-Way, Major Arterial Interchange Street, 60’ Right-of-Way, Collector Street |
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 the minimum landscaping requirements as specified within Section 206A (Landscaping) of the Unified Development Code; however, has requested Design Exceptions to reduce the required tree planting ratios within the street buffer.
Pursuant to Section 206C.6.b (Landscaping - Design Exceptions) and Section 203G.1 (Design Exceptions), the Planning and Zoning Commission may approve a Design Exception if:
• 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.
A street buffer is typically required when a proposed development shares a boundary with a public right-of-way, and canopy trees must be planted within this buffer area. While the applicant proposes to provide a street buffer along their frontage on Interchange Street, they have requested a Design Exception to reduce the number of required street canopy trees.
The subject property, located at 406 Interchange Street, is an existing Light Manufacturing, Warehouse, and Office facility within a Planned Development (PD) zoning district designated for industrial uses. The applicant is proposing a 13,224-square-foot warehouse expansion, which includes two loading bays oriented towards Interchange Street and positioned back from the right-of-way about 366 feet. Per the Unified Development Code (UDC), when loading bays are oriented towards a right-of-way, an increased street buffer planting ratio of one tree per 30 feet of frontage is required.
Currently, the site contains nine existing quality trees in the northern portion of the lot near Interchange Street, with only one tree located within the street buffer. The applicant is requesting a Design Exception to modify the street canopy tree ratio to one tree per 74 feet, resulting in a total of three street buffer trees in addition to the other trees near the frontage of the lot (outside the street buffer). Additionally, the applicant proposes evergreen shrubs along the parking area adjacent to the landscape buffer and intends to strategically position two of the new street buffer trees in a way that helps to screen the loading bays from the right-of-way.
Staff acknowledges that the existing buildings and trees on-site already provide partial screening of the loading bays from the right-of-way. Furthermore, the applicant's efforts to enhance Interchange Street’s streetscape with strategically placed shrubs and canopy trees should contribute to overall beautification on the site. Given the industrial nature of the area and the limited visual impact of the loading bays, Staff believes the requested Design Exception will not negatively impact the streetscape. As such, we recommend approval of the requested site plan with the Design Exception.
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 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: |
Existing along Interchange Street |
|
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/has not received any citizen comments through the online citizen portal.