To: Planning and Zoning Commission
From: Katasha Smithers, Planner II
Subject:
Title
Consider a request to rezone from Single Family - 36,000 square-foot minimum lot size (SF-36) to Retail (R), for approximately 16.62 acres, legally described as Tract 1D01B and Tract 1D01A1 of the John Martin Survey, Abstract 1153 (account # 42818999 and 42819014), a portion of Lot 7, Block 1, Pearson Crossing, and Tract 1F, Abstract 1153 (account #: 04069838) of the John Martin Survey, and addressed as 1816 Johnson Road, 1850 Pearson Crossing, 1908 Pearson Crossing, and 1863 Keller Parkway. Ed Ruibal, Landscape Systems, Applicant/Owner; Don Dinger, Owner. James Neill, Owner (Z-22-0001)
The Applicant is still working through the review process on the Site Plan Amendment and Specific Use Permit requests related to this item. This item will need to be tabled to the November 8, 2022 Planning & Zoning Commission meeting.
Background:
Landscape Systems (Applicant) has been operating in the City of Keller since 2008 and is located at 1823 Keller Parkway. The Applicant provides a large inventory of plants and offers services including construction and design, patios and decks, and residential and commercial installations. The business has outgrown its existing site, and seeks to expand to the north, west and east. However, the property is zoned SF-36.
The zoning request to rezone to Retail will permit the Applicant to use the property to accommodate additional parking (customer, employee, and equipment), storing of plant and landscaping material, expansion of the outdoor displays, several large hoop houses, an outdoor help desk, a large metal workshop facility, and additional areas for future expansion. The Retail Zoning District “is established to provide locations for various types of general retail trade, business, and service uses. The District allows shopping areas or uses with a gross leasable floor area which exceeds six-thousand (6,000) square-feet…. These shopping areas should utilize established landscape and buffering requirements.”
Should City Council approve the rezoning request, then the Applicant intends to submit a Site Plan with variances and an SUP request (to operate Greenhouses and nurseries (commercial retail) in the Retail District. Please see Staff Attachment B - Proposed Conceptual plans and elevations.
The proposed FLUP amendment is on the agenda as a separate item.
Elevations:
The Applicant proposes to erect a large metal shop centrally located within the 17 acres. He is also planning on adding several large hoop houses along Keller Parkway on the property he purchased to the east of his existing business. Please see Staff Attachment B - Proposed Conceptual plans and elevations.
Landscaping:
The Applicant proposes to provide additional large canopy trees and ornamental trees on the eastern portion of his property along Keller Parkway. Additionally, the Applicant proposes to place several evergreen trees adjacent to 1738 Blevins Lane (residential property).
Screening:
The Applicant proposes to construct an 8-foot screening wall adjacent to 1738 Blevins Lane. No other screening walls are being proposed due to the floodway, floodplain on the north and east of the property. The floodplain provides approximately 150 feet of buffer.
Trail:
The City-Wide Trail System Master Plan indicates a significant connection for the community trail system by nearly closing the gap between Keller Parkway and Johnson Road. (See Maps attachment.) The trail system would be required to be constructed with the proposed development.
Trip Generation:
The submitted trip generation form indicated de minimis impact to traffic counts. No additional requirements will be necessary.
Parking:
With the expansion of the business, the Applicant proposes to add small parking lots north of the Bowden Event Center/Landscape Systems, on the east side of the existing site, and within the current site. The parking immediately adjacent to the Bowden on the north will be for equipment, customers and employees.
Existing Roadway Access:
Keller Parkway
Surrounding Zoning Designation and Uses:
North: Single-Family 36,000 square-foot lot or greater (SF-36)
South: Planned Development - Retail (PD-R): Bowden Event Center and Altus Retail (R), ; and Office (O): several medical offices; Planned Development #1463: SF-36
East: Single Family - 36,000 square-foot lot or greater (SF-36)
West: Bone Addition: SF-36
Citizen Input:
On June 16, 2022, the City mailed out 28 Letters of Notification for this Public Hearing to all property owners within three-hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site.
As of today, staff has not received any comments from the public regarding the proposed zoning change.
Summary:
Section 8.02 (D)(1)(e) of the UDC states that when considering a zoning change request, the Planning and Zoning Commission shall consider the following factors:
1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan.
2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.
3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.
4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.
5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.
6) Any other factors which will substantially affect the health, safety, morals, or general welfare.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Zoning Change application:
- Recommend approval as submitted.
- Recommend approval with modifications or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Planned Development Zoning Change application will be scheduled for City Council action on July 19, 2022.
Supporting Documents:
- Maps
- Staff Attachment A - Application and information
- Staff Attachment B - Proposed Conceptual plans and elevations