To: Planning and Zoning Commission
From: Kalvin Eddleman, Planner I
Subject:
Title
PUBLIC HEARING: Consider a request for a Specific Use Permit (SUP) for Pick A Card LLC, to operate a retail store with used goods and merchandise sales, in an existing 1,050 square-foot lease space, within an existing 6,800 square-foot building, on .76 acres, located approximately 300 feet east of the intersection of Town Center Lane and Keller Parkway, legally described as Lot 2A, Block 1 of the Dennis Estates subdivision, zoned Town Center (TC), and addressed 1103 Keller Parkway, Units 201 and 202. Trystan Stubbs, Applicant. Double Springs LLC, Owner. (SUP-2610-0034)
Background:
The Applicant has requested a Specific Use Permit to operate a retail business selling new and used collectible trading cards, other collectibles, and related accessories in an existing lease space at 1103 Keller Parkway.
An SUP is required to sell used goods in the Town Center (TC) zoning district.
Business Details:
Pick A Card LLC will operate as a retail business selling new and used collectible trading cards, other collectibles, and related accessories through in-store and online sales. The business will also provide customer table space for opening trading card products and playing games.
The business will occupy Suites 201 and 202, with Suite 201 serving as the retail and customer-facing space and Suite 202 supporting inventory storage, business operations, and online order fulfillment.
The business will be operated by the owner, with the intention of hiring two to three additional employees. The proposed hours of operation are Friday through Monday, 10:00 a.m. to 8:00 p.m., with the potential to expand operating hours to include Tuesday through Thursday as the business grows.
Site Design:
The store will occupy two existing lease spaces that are approximately 1,050 square-feet and 1,150 square-feet. The combined square footage of these lease spaces is 2,200 square feet. The parking requirement for a retail establishment is one (1) space per two hundred (200) square feet of gross floor area, bringing the total number of spaces needed to 11 plus the 1 required accessible space. There is a total of 56 parking spaces on the property, which are shared between the lease spaces.
The Applicant is not proposing any exterior modifications to the property.
Future Land Use Plan:
The property is zoned Town Center (TC) and designated Mixed-Use (MU) and Tech/Flex Overlay on the Future Land Use Plan (FLUP).
Surrounding FLUP Designations:
North: HD-SF
East: Mixed Use (MU) & Tech/Flex Overlay
South: Mixed Use (MU)
West: Mixed Use (MU) & Tech/Flex Overlay
Citizen Input:
On October 29, 2026 the City mailed out 31 letters of Notifications 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.
Staff has not received any written support or opposition in response to this SUP request.
Summary:
Section 8.02 (F)(2) of the UDC states that when considering a 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.
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 December 1, 2026.