To: Mark R. Hafner, City Manager
From: Julie Smith, Director of Community Development
Subject:
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Consider a resolution approving a Site Plan Amendment for Specs, located on a 1.676-acre property, located on the east side of Keller Smithfield Road, approximately 425-feet northeast of the intersection of Keller Parkway and Keller Smithfield Road, being Lot 1, Block A of Spec’s Keller Addition, and addressed as 101 Keller Smithfield Road. John McClure, McClure Partners, Applicant; 1 Emerald Point LLC., Owner. (SP-22-0005)
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Background:
In April 2020, the City Council approved the Specific Use Permit (SUP) for Spec’s to construct a liquor store exceeding 10,000 square-feet.
In June 2020, the City Council approved the Spec’s site plan with two variances. (Neither variance involved the building design.) The approved design met the Town Center (TC) Zoning District guidelines regarding color and masonry requirements.
In September 2020, the Spec’s building permit was released for a 12,006 square-foot liquor store.
Upon near completion, Staff noticed the building had been constructed with cream brick (the typical color used by the franchise) rather than the red brick required in Town Center. The structure consequently did not meet the approved site plan elevations. Staff contacted John McClure, the General Contractor for the project, who immediately called the architecture firm. The firm found they had made a mistake when ordering the brick and missed the unusual brick color requirement. As a result, the wrong brick was installed. The two options at this point are to remove and re-brick the structure or to stain the bricks. The former is very costly and the latter poses long-term maintenance issues.
We have received requests to use lighter, more modern-colored materials for recent developments. Some buildings have gone to great lengths to meet only the bare minimum percentage required by the ordinance in order to minimize the red brick and maximize lighter brick and stone. These buildings put the red brick on the back or at the bottom of walls as accents to the lighter material. (Examples include: Qdoba/Tropical Smoothie Café - 1521 Keller Parkway and Chapps - 1411 Keller Parkway) Staff has not recommended amending the color requirements of the Town Center ordinance just yet, because the larger question of revisiting the Town Center Zoning District in a more holistic approach is warranted (whether to limit the TC district to south of Keller Parkway, what uses (commercial as well as residential) are appropriate in today’s market, how to encourage redevelopment, etc.). Once the North Main Street Overlay District update is completed, staff can turn its attention to drafting a proposal for Commission and Council consideration to update the Town Center Zoning District. In the interim and because of the shift in façade colors already taking place in this area, staff has no objection to the site plan amendment request to keep the “French vanilla”-colored brick on the building. Staff believes this not only fits with the area and architectural trends but also is far more favorable than the maintenance created when brick is stained. To remove the brick is not only costly but may be considered wasteful in an economy where brick and brick deliveries are still difficult to arrange. Staff has no objection to the request.
Site Plan Amendment Requested:
1. To allow the building’s current “French vanilla” (cream) brick to remain in place as indicated in Exhibit A.
Citizen Input:
A Site Plan Amendment 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 at the “Persons To Be Heard”.
Planning and Zoning Commission recommendation:
On February 8, 2022, the Planning and Zoning Commission unanimously recommended to approve the item as presented. The Commission expressed support of the ‘French vanilla’ brick as staining would cause a maintenance issue. The Commission also noted the trend towards the cream brick on recently built buildings in the same area.
Alternatives:
The City Council has the following options when considering a Site Plan Amendment:
§ Approve as recommended by the Planning and Zoning Commission.
§ Approve with modified or additional condition(s).
§ Table the agenda item to a specific date with clarification of intent and purpose.
§ Deny.