To: Aaron Rector, City Manager
From: Sarah Hensley, Director of Development Services
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Planned Development Zoning Change from Commercial (C) and Light Industrial to Planned Development - Mixed Use for Samantha Springs Commerce, a proposed Planned Development on 15.63 acres, consisting of 31 brownstone units, approximately 8.19 acres of non-residential development, and approximately 3.27 acres of open space, legally described as Lots 1-3, Block A and Lot 2, Block B of the Samantha Springs Commerce Park Addition, located on the east side of N. Main St., approximately 1,250 feet northeast of the Johnson Road and N. Main St. intersection, and addressed as 800 N. Main Street. Jason Claunch, Catalyst Commercial, Applicant. Joe McCombs, Owner. (ZONE-2608-0003).
Action Requested:
Conduct a public hearing and consider a request for a Planned Development zoning change for 15.63 acres, consisting of 31 brownstone units, approximately 8.19 acres of non-residential development, and approximately 3.27 acres of open space.
Process:
Section 8.27 of Keller’s Unified Development Code (UDC) allows Planned Development applications to move forward with a concept plan but requires a Detailed Site Plan (DSP) be submitted later for review and approval by the City Council prior to the issuance of any building permits. The Applicant for this project has elected to propose a concept plan for the entire project and intends to submit a DSP for each future phase of the development. The Applicant did not provide a phasing plan.
The proposed Development Standards indicate that if a DSP is in substantial conformance with the approved PD, no public hearing is required, and the DSP goes to City Council only for consideration. If a DSP is not in substantial conformance with the approved PD, it is subject to public hearings in front of the Planning & Zoning Commission (P&Z) and City Council.
Current Zoning:
Commercial (C) and Light Industrial (LI). The property also falls within the U.S. Hwy. 377 North Overlay District. (See Staff Attachment for Commercial/Retail, LI and the overlay district guidelines to review current allowed uses).
Proposed Zoning:
Planned Development - Mixed Use
Surrounding Zoning:
North: Commercial
South: Light Industrial
East: PD-1032-SF-MD (Harmonson Farms subdivision) and SF-36
West: Commercial/Katy Road
Future Land Use Plan:
The current Future Land Use Plan (FLUP) designation for the subject property is Retail/Commercial (RTC) and Patio/Garden/Townhome (PGT).
Surrounding Land Use Designations:
North: RTC and PGT
South: RTC and PGT
East: High-Density Single Family 8,000-14,999 square-foot lots (HD-SF)
West: RTC with a Tech-Flex Overlay
The Applicant is also requesting a Future Land Use Plan (FLUP) amendment from Retail/Commercial (RTC) and Patio/Garden/Townhome (PGT) to Mixed-Use. The FLUP amendment is on the agenda as a separate item.
Background:
The Applicant requests a Planned Development (PD) zoning change for Samantha Springs Commerce, a proposed mixed-use development consisting of 31 brownstone units, approximately 8.19 acres of non-residential development, and approximately 3.27 acres of open space.
The entire project footprint is located within the city’s Tax Increment Reinvestment Zone (TIRZ) #2 area.
Proposed Development Standards:
Brownstone Subarea (BR):
The Applicant proposes a maximum of 31 brownstone units that will be deed-restricted to being owner-occupied units. Although the brownstones will be constructed in groups of attached units, each will sit on its own individual lot.
BR Minimum Residential Unit Size: 2,500 SF
BR Minimum Lot Size: 2,500 SF (The Applicant proposes a range between 2,500 and 3,200 SF minimum.)
BR Minimum Lot Width: 25’
BR Minimum Lot Depth: 60’
BR Max Lot Coverage: 95% (Percentage of lot that is not green space or open space.)
BR Building Height: 24’ Minimum/45’ Maximum
BR Front Setback: 6’
BR Side and rear setback: 10’ (for entire building, not individual units)
All brownstones will be required to have the following amenities:
• Two-car garage situated under the unit with rear access
• Front porch or covered stoop
• Dedicated courtyard with a minimum of one ornamental tree.
The Applicant proposes all brownstones to be constructed of 80% masonry exterior materials, with 20% alternative accent materials.
A homeowners’ association will be required and will be responsible for the maintenance of all landscaping and open space within the BR subarea.
Non-Residential Subareas:
Subareas A and B Uses:
Subarea A includes the former Harvest Christian Center church (combined 10,748 square-feet), located at the northwest corner of the site.
Subarea B includes the former Shannon Brewery (5,948 square-feet), located at the northeast corner of the site and the former Samantha Springs water bottling plant (11,933 square-feet), located along the northern property line.
The Applicant intends to retain and remodel the structures within Subareas A and B, all of which are currently vacant. The Applicant hopes to reactivate the brewery with a new operator and repurpose the bottling plant and church into new uses.
For the brewery, the concept plan shows two areas of expansion or ancillary use, including an approximately 1,650 square-foot structure.
Subareas A and B: Lot Standards (Exception to UDC Requirements for base zoning of Commercial):
Minimum Lot Size: 10,000 SF (Commercial requires 33,000 SF)
Minimum Lot Width: 100 feet (Commercial requires 150 feet)
Minimum Lot Depth: none
Maximum Lot Coverage: 75%
Minimum Setback: 10 feet (Commercial requires 30’ front yard, 20’ rear yard and no side yard setback unless adjacent to single-family zoning, in which case the rear or side yard setback, whichever is adjacent to the single-family zoning, must be 60’.)
The Development Standards state the landscaping, buffer, lot coverage and setback requirements will not apply to the existing structures in Subareas A and B.
The existing bottling plant is within a few feet of the north property line.
The existing Shannon Brewery is approximately 10 feet off the east property line shared with the Harmonson Farms neighborhood (drainage area). The only new proposed structures in Subareas A and B are the ancillary uses near the brewery, which would also have an approximately 10-foot setback from the eastern boundary of the Planned Development.
Subareas C and D: Lot Standards (Exception to UDC Requirements for base zoning of Commercial):
Minimum Lot Size: 3,000 SF (Commercial requires 33,000 SF)
Minimum Lot Width: 30 feet (Commercial requires 150 feet)
Minimum Lot Depth: none
Maximum Lot Coverage: 50%
Minimum Setback: 0 feet side, 30 feet rear (Commercial requires 30’ front yard, 20’ rear yard and no side yard setback unless adjacent to single-family zoning, in which case the rear or side yard setback, whichever is adjacent to the single-family zoning, must be 60’.)
The structures in Subareas C and D are intended to be positioned around the main paseo serving the development. The Applicant is proposing specific design requirements for the buildings with frontage along the Paseo.
Paseo Frontage:
Building Height: Minimum 18’/Maximum 40’ (Commercial zoning max height is 35 feet)
Minimum Building Width as a percentage of the lot: 75%
The Paseo Zone itself must be a minimum of 25 feet. Within the 25’ Paseo zone are two 5’ furniture/street tree areas along either side. No vehicular traffic will be allowed in the Paseo Zone.
For the facades of buildings in Subareas C and D that do not face the paseo, the Applicant is proposing specific design requirements (called “Pedestrian Frontage”).
Pedestrian Frontage:
Building Height: Minimum 18’/Maximum 40’ (Commercial zoning max height is 35 feet)
Minimum Building Width as a percentage of the lot: 75%
A minimum 3’ Pedestrian zone is required adjacent to the building, with an additional 6’ Furniture zone, to include a 2’ vehicle overhang from the head-in parking.
Allowable Uses in Non-Residential Subareas:
The Applicant included a detailed use chart in the development standards document. During the September 8, 2026, Planning & Zoning Commission meeting, Commissioners expressed concern about the uses listed below, most of which were adjusted by the Applicant in the updated Development Standards.
• Accessory dwelling as part of primary structure - Removed
• Accessory structure (detached) in excess of 200 SF - Removed
• Assembly of light electronic instruments and devices (enclosed building) - Changed from permitted by right in Subareas A and B to Specific Use Permit (SUP) required
• Automobile electric vehicle charging station - changed from permitted by right in all Subareas to allowed in enclosed garage only within the Brownstone Subarea
• Detached private garage - Removed
• Distillery with 1500 SF tasting room - No change; proposed as permitted by right in all Non-residential Subareas
• Entertainment Facilities (Indoor) - changed from permitted by right in all Non-residential Subareas to SUP required in Subareas C and D, while still allowed by right in Subareas A and B
• Grocery store or food market - added max size of 25,000 square-feet and changed from permitted by right to SUP in all Non-residential Subareas
• Group Home - Removed
• Light manufacturing wholly enclosed within a building - changed from permitted by right to SUP in all Non-residential Subareas
• Radio broadcasting without tower - changed from permitted by right to SUP in all Non-residential Subareas
• Swimming pool (private) - No change; proposed as permitted by right in all Subareas
Parking:
The Applicant intends to have all parking shared between uses, except for the garages included within the Brownstone units. The Development Standards state that on-street parking can be counted toward the parking requirements for Subareas A-D.
Table 5.1 of the Development Standards shows the following parking ratios:
General Retail: 1 space per 175 SF (UDC requires 1:200)
General Office: 1 space per 330 SF (UDC requires 1:350, depending on size of building)
Brownstones: 2 enclosed spaces per unit
All other parking shall follow the requirements in UDC Section 9.02.
Open Space:
The Applicant proposes six open space areas to exceed the 15% open space requirement in all Planned Developments. (UDC Section 8.27). The open space totals 3.27 acres, or 20.9% of the PD area and includes a large pond along the eastern boundary of the PD encircled by a pedestrian path. The Applicant also proposes a central water feature at the entrance to the development.
Two property owners’ associations, one for the brownstone lots and one for the non-residential portion of the PD shall be required and will be responsible for the maintenance of all open space areas within the site.
Landscaping:
The Applicant intends to comply with the Landscape Requirements in UDC Section 9.03 and the U.S. Hwy. 377 North Overlay District. A full landscape plan will be required with each DSP.
Screening and Fencing:
UDC Section 9.09(B) requires masonry screening when a non-residential or multi-family development is constructed adjacent to a single-family use or zoning district. The construction responsibility is with the multi-family or non-residential development.
The Applicant will be required to show material, height and location details for all screening and fencing through the DSP process.
Signage: Exception to the UDC
The Applicant proposes two multitenant and three monument signs along North Main Street, and that those signs may include off-premise signage for businesses without North Main Street frontage. UDC Section 9.05(D)(1)(l) prohibits off-premise signage.
Multitenant signs max size: 600 SF and 16’ in height.
Monument signs max size: 240 SF (no proposed max height).
UDC Section 9.05(D.7) Table 4 - Commercial District Detached Signs gives 96 SF and 12’ in height for the max size for a sign for a multitenant building greater than 25,000 SF.
Sidewalks and Trails:
The Applicant intends to establish a network of sidewalks and trails to provide pedestrian connectivity throughout the development. Each DSP will be required to show the specific dimensions and location of each sidewalk/trail within the limits of that development phase.
Drainage and Utilities:
The Applicant has already submitted full civil plans for the roadways and other key infrastructure to serve this development. Additional drainage and utility plans will be required with future site plan submittals.
Ingress and Egress:
Two existing access drives off North Main Street will be used to serve this development. Both are public streets that terminate in a cul-de-sac that meet the city’s standards for emergency vehicle turnaround. (See Figure 4.1 within Exhibit A).
Trip Generation:
The Applicant will be required to submit a comprehensive Traffic Impact Analysis with the first Detailed Site Plan submittal (excluding the brewery).
Summary:
Section 4.03 (A) of the UDC states that when considering an amendment to the zoning regulations or zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Appropriateness of all the uses permitted by the proposed change for the immediate area concerned, and the relationship of the proposed uses to the general area and to the City as a whole.
2) Agreement of the proposed change with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area.
3) The amount of vacant land currently classified for similar development in the City, and any special circumstances that may make a substantial part of such vacant land unavailable for development.
4) The rate at which land in the same zoning classification has recently been developed, particularly in the vicinity of the proposed change.
5) Effect on other areas designated for similar development if the proposed amendment is approved.
6) Conformity with the goals and objectives for future developments within the Future Land Use Plan for the City of Keller.
7) Any other factors which will substantially affect the health, safety, morals or general welfare of the citizens of the City of Keller.
Citizen Input:
On August 29, 2026, the City mailed out 29 letters of notification for this Public Hearing to all property owners within three-hundred feet (300’) of the subject site. A notice was also sent to Keller Independent School District. A public hearing notice sign was posted on the site.
Staff has received four letters of opposition, four letters of support and two emails with general feedback in response to this request.
Planning and Zoning Commission Recommendation:
At the September 8, 2026, Planning and Zoning Commission meeting, Commissioners recommended denial of the PD zoning change request by a vote of 4-2.
Alternatives:
The City Council has the following options when considering a Zoning Change request:
• Approve as submitted.
• Approve with modifications or additional amendment(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Deny.