To: Planning and Zoning Commission
From: Katasha Smithers, Planner II
Subject:
Title
PUBLIC HEARING: Consider a request for three Specific Use Permits (SUPs) for Landscape Systems and B & M Tree Service, for Light Manufacturing, Greenhouses and Nurseries, and outside storage for plant material and vehicles on approximately 17.52 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 (SUP-22-0032)
Background:
Landscape Systems (Applicant) began operating at 1823 Keller Parkway in 2008. The Applicant has a full-service landscape business that offers retail gardening sales and landscaping design and installation services, for residential and commercial l customers. B&M Tree Service is associated with the business and focuses on tree trimming, treatment, and removal. The Applicant also manufactures high-end furniture. The Applicant purchased approximately 11.5 acres to the north, northwest, and east of their existing retail/commercial site in order to accommodate the significant business growth that the current site can no longer accommodate.
The Planning and Zoning Commission tabled the related zoning change request on June 28, 2022to give the Applicant time to finalize the Site Plan and Specific Use Permit (SUP) requests for the business. The Applicant proposes in another item on this same agenda to rezone a portion of their property from Single Family 36,000 square-foot lots or greater (SF-36) to Retail.
The Applicant is requesting three SUPs:
1. Light manufacturing wholly enclosed within a building: The Applicant proposes to operate a light manufacturing business (furniture fabrication and assembly) to be relocated from the existing structure to an area no more than 1,200 square feet within the proposed 3,600 square-foot metal structure north of the existing site and would be limited to 1,200 square feet. The remainder of the building would be utilized as a maintenance facility for their equipment.
2. Greenhouses and nurseries (commercial retail): The Applicant proposes to operate and expand the greenhouses and nurseries in the existing Retail zoning district by adding two greenhouses (a 6,000 SF greenhouse adjacent to Keller Parkway and a 10,800 SF greenhouse located behind the retail/office design center).
3. Outside Storage or Display: The Applicant proposes outside storage for plant material and vehicles. Please see Staff Attachment - Narrative and Proposed Site Plan.
The proposed zoning change and site plan amendment are on the agenda as separate items.
Site Design:
The Applicant proposes to add 86 parking spaces, construct a 3,600 square-foot metal shop for the furniture-making business and maintenance facility, a 2,700 square-foot metal covered carport area to store large vehicles, and two large greenhouses. The greenhouse proposed adjacent to Keller Parkway would be 6,000 square-feet and the other would be 10,800 square-feet. (Staff Attachment - Narrative and Proposed Site Plan and Elevations.)
The trail that will be built as part of this project nearly completes a critical spoke of the City of Keller Master Trail Plan.
Proposed Hours of Operation:
Monday - Saturday: 7 a.m. - 5:30 p.m.
Sunday: Closed
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 October 27, 2022, the City mailed out 30 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 November 3, 2022, Staff has received no feedback in support or opposition to the proposed SUP requests. However, at least one neighbor was under the impression that the opposition submitted to the proposed FLUP amendment and rezoning request sufficed as opposition to the SUP requests. Staff reached out to this resident and explained why each zoning request was treated individually and encouraged her and her neighbors to submit opposition specifically for the SUP requests. Staff anticipates that some opposition letters may be submitted prior to the meeting and will update the Commission on Tuesday afternoon.
SUP Requests:
1. To operate a light manufacturing business in the Retail zoning district.
2. To operate greenhouses and nurseries in the Retail zoning district.
3. To allow outside storage for plant material and vehicles.
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.
Given how critical the trail is to the City’s Master Trail Plan and connection to Town Center, the Commission may want to consider adding a condition to the SUP that ties issuance of Certificates of Occupancy for the proposed buildings to completion of the construction of the trail.
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 December 6, 2022
Supporting Documents:
§ Maps
§ Staff Attachment - Narrative and Proposed Site Plan and Elevations