To: Planning and Zoning Commission
From: Sarah Hensley, Assistant Community Development Director
Subject:
Title
PUBLIC HEARING: Consider a request for a Specific Use Permit (SUP) for a grocery store/restaurant on 1.25 acres located on the south side of Keller Parkway, approximately 160 feet east of the intersection of Keller Parkway and Town Center Lane, legally described as Lot 3, Block B of Keller Town Center Addition, zoned Town Center (TC) and addressed 1110 Keller Parkway. VC Keller Parkway LLC, Owner; Srinivas Chigullapalli, Applicant. (SUP-22-0036)
Body
Background:
The Applicant is proposing an Indian food market and eatery named Desi Adda in an existing 7,182 square-foot building. The business will focus on grocery sales, take-out and catering in approximately 6,400 square-feet of the building. The indoor-only seating and self-service dine-in eating space will occupy just under 700 square-feet. In addition to the attached Applicant market analysis, Economic Development will provide their analysis at the Planning and Zoning Commission meeting.
Site Design:
The Applicant is not proposing any changes to the exterior of the building but will be required to bring the site up to code, including the landscaping, since the structure has been vacant since 2019.
The total parking requirement for the business is 48 spaces. The site has 40 spaces and 4 accessible spaces; accessible spaces do not count towards the total parking requirement. The Applicant has entered into a shared parking agreement with the property owner to the east for an additional 5 spaces. The Applicant plans on asking for a variance for the remaining 3 parking spaces as part of the site plan approval process.
Proposed Hours of Operation:
Monday - Sunday: 10:00 a.m. - 10:00 p.m.
Trip Generation:
A trip generation form was reviewed by Staff, and no changes to the infrastructure will be required for the proposed use.
Summary:
Section 8.02 (F)(2) of the UDC states that when considering an SUP request, the Planning and Zoning Commission shall consider the following factors:
1) The use is harmonious and compatible with surrounding existing uses or proposed uses;
2) The activities requested by the applicant are normally associated with the permitted uses in the base district;
3) The nature of the use is reasonable and appropriate in the immediate area;
4) Any negative impact on the surrounding area has been mitigated; and
5) That any additional conditions specified ensure that the intent of the district purposes are being upheld.
Citizen Input:
On December 2, 2022, the City mailed out 31 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 received one response to the proposed SUP from a resident in the neighborhood southeast of the subject property with concerns about noise, odors, security and inquiries about the nature of the business. The Applicant provided a packet of support letters included as a Staff Attachment.
SUP Request:
1. To operate a grocery store/restaurant in the Town Center Zoning District.
Planning and Zoning Alternatives:
The Planning and Zoning Commission has the following options when considering Specific Use Permits:
§ Recommend approval as submitted.
§ Recommend approval with modified 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 Specific Use Permit application will be scheduled for City Council action on February 7, 2023.
Supporting Documents:
§ Maps
§ Staff Attachment A - Application and Narrative
§ Staff Attachment B - Proposed Architectural Plans and Elevations
§ Staff Attachment C - Resident concerns
§ Staff Attachment D - Neighborhood Support Packet
§ Staff Attachment E - Applicant Market Analysis