To: Aaron Rector, City Manager
From: Alexis Russell, Planner II
Subject:
Title
Consider a resolution approving a Site Plan with one variance for an existing approximately 1,360 square foot structure on 0.18 acres located on the south side of Taylor Street, approximately 185 feet southeast from the Taylor Street and South Main Street intersection, legally described as Lot 2A 3B & 3C, Block 11 of Keller, City Addition, zoned Old Town Keller (OTK) and addressed 116 Taylor Street. DBN Properties Inc., Owner. Brandon Ableman, Applicant. (SITE-2504-0007)
Background:
The Applicant is proposing to convert an approximately 1,360 square foot structure into an office and retail/personal establishment facility. The subject property has previously been used as a single-family residence and is in the Neighborhood Subdistrict of the Old Town Keller (OTK) Zoning District.
A Specific Use Permit (SUP) for Jade Beauty Collective, a spa, was recently approved for the site by the City Council on May 20, 2025.
Site Layout:
The subject property includes the main structure and an approximately 200 square foot detached garage in the southwest corner of the lot that is accessible via a gravel drive off Taylor Street.
The Unified Development Code (UDC) describes the Neighborhood Subdistrict as being “more residential in character and contains a mixture of some of the early homes built in Keller and some infill residential structures from the 1900's through the 1970's. The structures in this subdistrict are set back farther from the street than the structures in the Main Street Subdistrict to allow for additional landscaping. Most of the streets have wide right-of-ways (approximately eighty feet [80']) that will accommodate ninety-degree (90°) head in parking within the street right-of-way.”
Elevations:
The UDC does not have specific Design Standards for the OTK Neighborhood Subdistrict. The Applicant intends to update the exterior siding and window trims but does not plan to increase the footprint of the enclosed space or modify the detached garage. A concrete walkway and porch will be added with an ADA-compliant ramp. The existing detached garage is wood on a concrete slab.
Parking - Variance Requested:
The site was recently approved for a SUP for a personal service establishment. The total parking requirement for a 1,360 square-foot personal service establishment is 7 spaces plus 1 accessible space. The Applicant is proposing to construct 3 regular and 1 accessible head in parking spaces on the site, but no additional on site parking.
The UDC parking requirements for the OTK Neighborhood Subdistrict state that “As existing structures in the Neighborhood Subdistrict are redeveloped, the developer or property owner shall be responsible for constructing the ninety-degree (90°) head in parking within the right-of-way composed of either concrete or asphalt. The developer or property owner is also responsible for the construction of a concrete curb adjacent to the sidewalk and a concrete valley gutter between the street edge and the head-in parking space. If head in parking does not provide an adequate number of parking for a particular use, parking may be added at the rear of the building if accessible, or the property owner may contribute funds for the construction of remote parking facilities. These requirements also apply to new developments.
1. The Applicant requests a variance to construct no on-site parking spaces
Landscaping
In the Neighborhood Subdistrict, the UDC requires two large canopy trees between the building and the property line and requires foundation plantings in front of the building. A landscaping plan has been provided by the Applicant showing these plantings.
The UDC also requires 6-foot sidewalks with 2-foot-wide band of pavers spaced every 10 feet. The Applicant included this in the provided landscaping plan.
Variance Requested:
1. A variance request to construct no new on-site parking.
Summary:
Section 2.07(A)(2) of the UDC lists criteria for approval of a variance, the Planning and Zoning Commission and City Council shall consider the following factors:
a. That there are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this Code would deprive the applicant of the reasonable use of his land.
b. That the granting of the variance will not be detrimental to the public health, safety or welfare, or injurious to other properties in the area.
c. That the granting of the variance will not have the effect of preventing the orderly subdivision of other lands in the area in accordance with the provisions of this Code.
d. That the granting of the variance will not constitute a violation of any other valid ordinance of the City of Keller.
e. That strict compliance with the regulations, and/or that the purpose of the regulations will be served to a greater extent by the alternative proposal.
Citizen Input:
A Site Plan application, even with variances, does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. The public will have an opportunity to speak on this agenda item during “Persons To Be Heard.”
Planning and Zoning Recommendation:
At the May 27, 2025 Planning and Zoning Commission Meeting, Commissioners unanimously recommended approval of the site plan with one variance request as presented.
Alternatives:
The City Council has the following options when considering a Site Plan with variances:
• Approve as submitted (with requested variances).
• Approve with modified or additional condition(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Deny.