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 Houghton Horns to operate an Entertainment Facility (Indoor or Outdoor) and Commercial wedding/event venue, in an existing 5,685 square-foot building on 0.59 acres, located on the east side of South Elm Street, between Taylor Street and Hill Street, legally described as Lot 1, Block A of the Lucas & Thompson Addition, zoned Old Town Keller and addressed 137 Hill Street. Houghton Horns LLC, Applicant/Owner. (SUP-2408-0005)
Background:
Houghton Horns started operating in 1985 under the name Dennis’ Horn Shop as an instrument cleaning and repair service for local students. Over the years the business grew to offer a variety of services, including musical instruction and high quality horn retail sales, and in 2016 moved into a 2,000 square-foot structure at 121 Lorine Street in Keller. The continual success of the business brought them to a point of outgrowing the Lorine Street location, so in 2023 Houghton Horns purchased the property at 137 Hill Street in Old Town Keller (OTK). The 5,685 square-foot structure at this location has previously been used as a church and funeral home.
The Houghton Horns ownership team hopes to utilize the additional space to expand their business plan to include a multi-week concert series with classical and jazz artists, a master class series and rental options for outside organizations.
There are two SUP triggers for this proposed business:
1. An SUP to operate an Entertainment Facility (Indoor or Outdoor) in the Old Town Keller Zoning District.
2. An SUP to operate a Commercial wedding/event venue in the Old Town Keller Zoning District.
Site Design:
The Applicant has begun extensive interior improvements and remodeling to accommodate the change in use and to repurpose a portion of the building into a performance hall. In October 2023 City Council approved a Chapter 380 Economic Development Program Agreement with the Applicant to provide reimbursement funding for the installation of a fire suppression system required for the occupancy load of an assembly use.
The Applicant currently has no plans to expand the building. The deteriorating sidewalk canopy has been removed, and the Applicant intends to update the exterior landscaping, lighting and signage. City Council also approved a Façade Improvement Grant for the business in October 2023. Eligible improvements include: repairing and replacing damaged bricks; replacing rotten siding with concrete board siding; repainting the eves, trim, fascia, and handrails; installation of exterior lighting including new lot lighting; and landscaping.
The property has 8 parking spots on site. Public parking spots are available adjacent to the property on Hill and Taylor Street, with additional spots planned along South Elm Street as part of the city’s reconstruction project for that road. The Applicant has also begun exploring shared parking arrangements with other nearby OTK businesses to accommodate parking during their events/classes.
Business Details:
The Applicant hopes to bring all aspects of the current Houghton Horns operation to the new location, with the addition of the concerts and master classes.
In addition to the four owners, the business has five full-time employees and one part-time employee. During the summer a few extra part-time staff members might be added.
Proposed business hours are 9 a.m. - 5 p.m. Monday through Saturday. Musical performances will take place on Saturday evenings and Sunday afternoons.
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 August 29, 2024, 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.
Staff has received no written support or opposition related to this SUP request.
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 October 1, 2024.