To: Planning and Zoning Commission
From: Sarah Hensley, Director of Community Development
Subject:
Title
PUBLIC HEARING: Consider a request for a Specific Use Permit (SUP) for Magnolia on Main, a Mixed-Use Residential development of approximately 60 residential units, 2,600 square-feet of non-residential space and 1,200 square-feet of live-work space on 1.3669 acres, located on the west side of South Main Street, legally described as Tract 19 G, Abstract 1171 of the Samuel Needham Survey, zoned Old Town Keller (OTK) and addressed 346 S. Main St. Magnolia Property Company, Applicant. 346 South Main-Keller, Owner. (SUP-23-0027)
Background:
Magnolia on Main is a proposed mixed-use residential development that includes approximately 60 residential units, 2,600 square-feet of non-residential space and 1,200 square-feet of live-work space. The Applicant recently completed a similar project in Roanoke, Texas.
The subject property, 346 S. Main St., is located within the Main Street Subdistrict of the Old Town Keller Zoning District. A Specific Use Permit (SUP) is required for a Mixed-Use Residential development in the Main Street Subdistrict.
The Unified Development Code (UDC) defines Mixed-Use Residential as “A development that contains both residential and non-residential uses in which the ground floors of buildings that front public or private streets shall have a minimum of sixty percent (60%) non-residential uses. Non-residential uses may occupy upper floors. The ground floors of interior buildings not fronting public or private streets may have 100% residential uses.”
As part of their SUP request, the Applicant is proposing to allow approximately 1,200 square-feet of live-work space to be included in the required 60% non-residential space along S. Main St.
Surrounding Zoning and Land Uses:
The subject property is zoned Old Town Keller (OTK)-Main Street Subdistrict and designated Mixed-Use on the Future Land Use Plan (FLUP).
East: OTK/Mixed-use (Driver’s Edge)
South: City-owned property/Parks and Open Space (Bear Creek and trail)
West: Commercial/Parks and Open Space (railroad tracks)
North: OTK/Mixed-use (Pour Shack)
The addition of a Mixed-Use land use category was one of the four goals identified under Residential Development in the 2021 FLUP and is defined as follows:
“The Mixed-Use Zoning Districts (MU) provide unique opportunities to develop community destinations with a mix of retail/commercial, office, entertainment, open space, civic, institutional and residential uses within pedestrian-oriented, vertical and horizontal mixed use environments. Such synergistic developments shall utilize the Planned Development (PD) zoning process outlined in the Unified Development Code. While not every use listed above must be integrated into a particular MU PD, all MU zoning districts must include at least three of the other uses in addition to some type of residential component (i.e. - retail/commercial, office, entertainment, civic, open space, or institutional). The residential use may be a live/work unit that combines a work space accessible to the public with a private residential space in the same unit. Components of a mixed-use development include specialized street standards, parks and plazas, and enhanced architectural standards.
The physical development patterns of MU PDs shall include unifying landscape elements; integrated transportation networks shared by vehicles, bicyclists and pedestrians; environmental stewardship; connectivity within as well as to adjacent developments; and interconnected public spaces such as parks, open space, and water features.”
Site Design:
The Applicant proposes an approximately 53,000 square-foot, three-story building with a maximum height of 50 feet, to include 25 studio units, 25 one-bedroom units, 8 two-bedroom units, 2 live-work units, 2,600 square-feet of retail and 600 square-feet of leasing space.
The structure will have frontage along S. Main St. and the creek to the south, with parking and the dumpster enclosure located between the building and the railroad tracks to the west. The UDC allows buildings in the OTK Main Street Subdistrict to be up to four stories if approved by City Council at the time of site plan review. The total parking requirement based on the type of residential units and the retail square footage is 76 spaces. The concept plan includes 52 regular and three accessible parking spaces on-site, with an additional 16 spots shown for use by the development along Pecan Street. If the Applicant’s SUP request for Mixed-Use residential is approved, they will be required to submit a full site plan package to address building height, parking, landscaping, lighting and other site details.
Elevations:
The Applicant submitted elevations for each façade with the following percentages for building materials (exclusive of doors and windows):
East (facing Main St.):
Brick 72%
Cementitious Fiberboard 18%
Stucco 10%
South (facing Bear Creek):
Brick 62%
Cementitious Fiberboard 12%
Stucco 26%
West (facing railroad tracks):
Brick 38%
Cementitious Fiberboard 9%
Stucco 53%
North (facing Pecan St./Pour Shack):
Brick 67%
Cementitious Fiberboard 9%
Stucco 24%
Trip Generation:
The Applicant submitted a Trip Generation Form with their SUP application. The anticipated number of trips per day does not trigger a full Traffic Impact Analysis.
Summary:
Section 8.02 (F)(2) of the UDC states that when considering an SUP request, the Planning and Zoning Commission and City Council 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 September 28, 2023, the City mailed out 12 Letters of Notification for this Public Hearing to all property owners within three-hundred feet (300’) of the subject site and one letter to Keller ISD. A public hearing notice sign was posted on the site.
Staff has received one inquiry regarding this SUP request but no written support or opposition.
The Applicant provided a list of individuals they reached out to regarding the project, which is included in the agenda packet.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Specific Use Permit:
§ 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 November 7, 2023.