Title
Conduct a Public Hearing to Consider/Discuss/Act on Design Exceptions to a Site Plan for a Government Facility (Roy & Helen Hall Memorial Library), Located on the Northwest Corner of Hunt Street and Tennessee 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: May 27, 2025
DEPARTMENT: Development Services - Planning Department
CONTACT: Kaitlin Sheffield, CNU-A, Chief Planner
Cassie Bumgarner, Planning Manager
Hayley Angel, AICP, Interim 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 0-10-foot Build-To Zone requirement along Pedestrian Priority “B” Streets (Kentucky Street, Hunt Street, and Lamar Street);
b. Not meet the minimum 50% building frontage requirement along Pedestrian Priority “B” Streets (Kentucky Street, Hunt Street, Lamar Street, and Tennessee Street);
c. Not provide a street screening device along Pedestrian Priority “B” Streets where the street is not defined by a building or driveway within the Build-To Zone;
d. Not meet the requirement that surface parking shall be located a minimum of 6 feet behind the property line along Pedestrian Priority “B” Streets if there is no building along the street frontage;
e. Not meet the maximum 18-inch ground floor finished level above sidewalks fronting on Pedestrian Priority “B” Streets;
f. Not provide a tripartite design (a defined base, middle, and top);
g. Not meet the requirement for windows and doors on street fronting facades to be vertically proportioned and similar in size and shape to those used historically in McKinney’s downtown area;
h. Not meet the requirement for commercial and mixed use buildings to have low pitched roofs with parapets;
i. Not meet the requirement for having two of the listed design elements for primary building entrances along Pedestrian Priority “B” Streets so that the main entrance is architecturally prominent;
j. Not meet the requirement that all ground floor facades along all Pedestrian Priority “B” Streets shall have transparent storefront windows covering no less than 65% of said façade area;
k. Not meet the requirement for at least 80% of each facade facing a Pedestrian Priority “B” Street to be externally finished in masonry or pre-cast concrete panels made to look like stone;
l. Not meet the requirement for no more than 20% of each facade facing a Pedestrian Priority “B” Street to use accent materials such as wood, architectural metal, architectural concrete masonry units, tile, glass block, stucco (utilizing three-step process), or Exterior Insulation and Finishing System (EIFS); and
m. Not meet that the roof will be externally finished in one or more of the following materials: copper, architectural metal, slate, synthetic slate, or similar materials.
2. The applicant revise the site plan to show the location of the curb stops;
3. The applicant revise the site plan to label the height and material of the site wall;
4. The applicant revise the site plan to label the height, materials, and measurements of the size of the garbage enclosure;
5. The applicant revise the site plan to provide the location of signage;
6. The applicant revise the site plan to label one-way drive aisles with directional arrows;
7. The applicant revise the site plan to provide the percentage of impervious area;
8. The applicant revise the site plan to provide a legend for symbolism used on the site plan;
9. The applicant revise the site plan to include the number of existing parking spaces on-site;
10. The applicant revise the site plan to include the standard notations on the site plan; and
11. The applicant revise the site plan to label the location of the FDX and Fire Riser Room.
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: May 16, 2025 (Original Application)
ITEM SUMMARY: The applicant is proposing to rehabilitate the Roy & Helen Hall Memorial Library, a 34,590 square foot library on 2.3 acres at 101 East Hunt Street.
This site is located in the “MTC” - McKinney Town Center Zoning District and follows the requirements of the Downtown Core Character District. Site plans within the MTC can typically be approved administratively by Staff; however, Staff does not have the authority to approve site plan applications for public, civic, or landmark buildings and shall forward all such applications to the Planning and Zoning Commission for consideration. Additionally, the City has requested Design Exceptions to the site development, building design, and building form requirements of the MTC. These items are discussed in further detail below.
The proposed site plan incorporates redevelopment efforts on the site, which include approximately 34,600 square feet of library services, including interactive exhibit space, local history room, and planetarium.
PLATTING STATUS: The subject property is currently platted as Lot 1, Block A of the McKinney Library Addition in the City of McKinney.
EXISTING ZONING AND LAND USES:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Roy and Helen Hall Memorial Library |
|
North |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
The Print Lab, CommonGood Medical, Redemption Point Alliance Church, Gospel Mission Alliance Church, The Station McKinney Wedding & Event Venue |
|
South |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Vacant (former Development Services) |
|
East |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
Surface Parking |
|
West |
“MTC” McKinney Town Center District (Commercial and Residential Uses) |
First United Methodist Church, Southwestern Bell Telephone |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Kentucky Street, 60’ Right-of-Way, Pedestrian Priority “B” Lamar Street, 40’ Right-of-Way, Pedestrian Priority “B” Tennessee Street, 60’ Right-of-Way, Pedestrian Priority “B” Hunt Street, 45’ Right-of-Way, Pedestrian Priority “B” |
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. A condition of approval is that the applicant provides 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: A condition of approval is that the applicant provides 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. A condition of approval is that the applicant provides 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 Standards of the Unified Development Code (Section 206F) 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:
The applicant has requested Design Exceptions to these requirements, discussed further below.
• Required 0-10-foot Build-To Zone requirement along Pedestrian Priority “B” Streets (Kentucky Street, Hunt Street, and Lamar Street);
• Required 50% building frontage requirement along Pedestrian Priority “B” Streets (Kentucky Street, Hunt Street, Lamar Street, and Tennessee Street);
• Required street screening device along Pedestrian “B” Streets where the street is not defined by a building or driveway within the Build-To Zone;
• Required minimum of 6 feet behind the property line along Pedestrian Priority “B” Streets for surface parking if there is no building along the street frontage;
• Required maximum 18-inch ground floor finished level above sidewalks fronting on Pedestrian Priority “B” Streets;
• Required tripartite design (a defined base, middle, and top);
• Required vertically proportioned windows and doors on street fronting facades and similarity in size and shape to those used historically in McKinney’s downtown area;
• Required low pitched roofs with parapets for commercial and mixed use buildings;
• Required design elements for primary building entrances along Pedestrian Priority “B” Streets so that the main entrance is architecturally prominent;
• Required minimum of 65% façade area to have transparent storefront windows for ground floor facades along all Pedestrian Priority “B” Streets;
• Required minimum 80% of each facade facing a Pedestrian Priority “B” Street to be externally finished in masonry or pre-cast concrete panels made to look like stone;
• Required maximum 20% of each facade facing a Pedestrian Priority “B” Street to use accent materials such as wood, architectural metal, architectural concrete masonry units, tile, glass block, stucco (utilizing three-step process), or Exterior Insulation and Finishing System (EIFS); and
• Required roof materials externally finished in one or more of the following materials: copper, architectural metal, slate, synthetic slate, or similar materials.
The applicant has requested Design Exceptions to these requirements, 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.
As part of the City’s Hall Library rehabilitation project, the site and façade plan are part of the vision to upgrade existing capabilities at the library and provide additional amenities, notably including a 26-foot diameter full-dome planetarium. The proposed design is largely within the existing walls of the library. With the proposed renovation, the City of McKinney aims to create youth and teen-specific spaces, improve indoor/outdoor flow, update technology, increase visibility, and increase public meeting space.
Although a number of design exceptions have been requested, the Roy & Helen Hall Memorial Library rehabilitation project expands the capabilities of the library, most notably a brand-new opportunity for community learning with the inclusion of a planetarium. Additionally, several of the requested design exceptions are included due to the property being developed in 2003, which was prior to the adoption of the MTC and the requirements specific to the City’s form-based code. Staff is of the opinion that the alternative site designs will allow the library to further engage the community in innovative and new ways while ensuring that the overall form and character of the development still meets the intent of the Downtown Core District of the MTC.
As such, Staff has no objections to the proposed design exceptions and recommends approval of the request.
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance. The applicant has stated submitted a tree survey, subject to review and approval of City Staff.
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 not received any citizen comments through the online citizen portal.