The property is generally located at the northwest corner of US Highway 75 and McDermott Drive (and commonly known as 802 W. McDermott). The properties to the north and west are zoned Planned Development PD No. 54 Corridor Commercial CC. The property to the south (across McDermott Drive) is zoned Planned Development PD No. 8 General Business GB. The properties to the east (across US Highway 75) are zoned Shopping Center SC.

The property is currently zoned Planned Development PD No. 54 Corridor Commercial CC. The applicant is proposing to redevelop the 1.289± acre lot for a RaceTrac Fueling Station, and amend the Development Regulations, adopt a Concept Plan, and Building Elevations for the property. 

The property currently includes a Golden Chick, Texaco Fueling Station, and a carwash. The Concept Plan shows the existing building (approximately 2,977 square feet) to be expanded to the northeast. Covered seating will also be added on the southwestern side. The new total building square footage will be approximately 4,921 square feet. RaceTrac plans to demolish the existing carwash. The existing fueling station canopy is proposed to remain with minor changes.

Parking on site will be modified (and will either remain, be restriped, or added) and will meet the Allen Land Development Code parking requirements. The access points remain unchanged; primary access points include one (1) access point on McDermott Drive and one (1) access point on the US Highway 75 Service Road. Landscaping Requirements will also meet ALDC standards.

The building elevations for the retail building show brick, stone, metal, stucco, and glass as the exterior building materials. The retail building will be one story with a maximum height of 27'. The primary building materials for the fueling station canopy are stucco and brick. The fueling station canopy will be one story with a maximum height of 22'. The vent stacks for the fueling station will be enclosed in masonry canopy columns. Similar to the two recently approved RaceTrac developments, the red stripe shown on the fueling station canopy must not be more than 6" wide. 

The fueling station canopy of this RaceTrac does not show a mansard roof as the applicant has refused to provide it. A mansard roof has been the City's policy; staff does not support the lack of a mansard roof at this prominent street intersection. This type of roof adds additional value to fueling stations and more effectively hides mechanical equipment of fueling stations and has become the new standard in the City. The fuel canopies for the two previous RaceTrac developments in the City have been constructed with a mansard roof, as has the Allen Independent School District Service Center - voluntarily.

The development regulations include language regarding setbacks and the fueling station requirements.

The PD Amendment request has been reviewed by the Technical Review Committee.

On May 16, 2017, the Planning and Zoning Commission tabled this item to the subsequent Planning and Zoning Commission meeting for the applicant to provide more detailed and accurate fueling station canopy elevations (to show a tan stripe rather than a red stripe). The applicant has provided this information. The applicant provided alternative elevations at the Planning and Zoning Commission meeting showing a cornice element on the fueling station canopy, which was considered by the commissioners. The applicant has also provided a letter agreeing to replace the fueling station canopy with a mansard roof at a later time if and when they choose to replace the existing canopy.

On June 6, 2017, the Planning and Zoning Commission recommended denial of the request.  On Wednesday, June 7, 2017, the applicant timely filed an appeal of the Commission's recommendation of denial and requested the case be forwarded to the City Council for consideration.

Staff concurs with the Commission's recommendation of denial because the revised fueling station canopy elevations proposed by the applicant still lack a mansard roof. 

The draft ordinance attached to this item reflects the request by the applicant and does not include the requirement that the fueling station canopy be constructed with a mansard roof. If the City Council is inclined to to grant this request for rezoning, Staff recommends adding the following condition to the "Fueling Station Requirements" section of the ordinance prior to approval: "The fueling station canopy shall be designed and constructed with a mansard roof."

LEGAL NOTICES            

Public Hearing Sign Installed - May 5, 2017
Public Hearing Notices Mailed - May 5, 2017
Newspaper Notice - June 8, 2017

Staff concurs with the Commission's recommendation to deny the applicant's request.

I make a motion to adopt Ordinance No. ________________ amending the development regulations for Planned Development No. 54 and adopting a concept plan and building elevations for RaceTrac McDermott.  

[Procedural Note: In accordance with ALDC section 4.06.10.b., approval of the above motion, which is contrary to the Planning and Zoning Commission's recommendation to deny the zoning change requested by the applicant, will require three-fourths of the entire membership of the City Council (i.e. 6 councilmembers) to vote in favor of the motion.]