To: Planning and Zoning Commission and the City Council
From: JP Ducay, Planner I
Julie Smith, Community Development Director
Subject:
Title
Consider a recommendation by the Planning and Zoning Commission, and approval of a Resolution by the City Council, for a site plan with six (6) variances for Keller Town Center Addition, a one story, 9,755 square-foot multi-tenant building, located on a 1.49-acre tract of land, on the north side of Keller Parkway, approximately 1000’ west of the Keller Smithfield Road and Keller Parkway (F.M. 1709) intersection, being Lot 6, Block G, Greenway Keller Addition, at 1301 Keller Parkway, and zoned TC (Town Center). Chapps Investments Keller, owner/applicant. (SP-20-0001)
Action Requested:
Consider a request for a Site Plan with six variances for a one story, 9,755 square-foot multi-tenant building located in the Town Center zoning district.
Background:
• Similar to Keller Market Place developments at 1411, 1431, and 1535 Keller Parkway, the Developer proposes to follow the same architectural theme. (See Market Place Phase I and Phase II Approved Site Plans, attached.)
• The developer is requesting similar variances previously granted to these other properties.
Analysis:
The Town Center (TC) zoning district requires all Site Plans to be submitted for a detailed review and to receive approval through City Council after a recommendation from the Planning and Zoning Commission. The purpose of this Site Plan review is to ensure that development within the district is in conformance with design guidelines for Town Center, including the following:
a. The proposed development is architecturally compatible with other development in the surrounding areas.
b. The proposed development is within the character of the Town Center concept as a community focal point with quality development having a pedestrian orientation, suitable amenities, and an overall design theme.
A specific use permit (SUP) has been submitted concurrently with this Site Plan application to request the building be one rather than two stories.
Site Layout:
The Applicant is proposing a 9,755 square-foot, multi-tenant, retail/restaurant building. The site is located directly west of Keller Marketplace Phase II (Verizon, Fire House Subs, etc.) and will provide cross-access between the developments. (See Site Plan, attached.)
Variance Requests:
Request #1: No windows on the north (rear) façade.
Architecture:
The Town Center Zoning district (Section 8.03 P.4.c.7) requires that, “If a building sides or backs to a street, public open space, or adjacent developments, the side or rear façade shall be treated in the same architectural style and material as the front facade. This includes but is not limited to the same roof treatment, building material, and window treatment. All buildings shall carry the roof treatment and facade articulation around the entire building, including the rear side.”
Request #2: Allow a flat roof in lieu of pitched roof.
Architecture:
The Town Center Zoning district (Section 8.03 P.4.c.8) requires that, “Sloping roof forms as a complete sloping form (pitched roof) or mansard roof shall be utilized on all buildings in Town Center. Flat roofs are allowed only based on building design as approved during the site plan review….”
Request #3: Eliminate the foundation planting requirement on the front and sides of building. Developer will provide a minimum of five planter pots along the front façade.
The Town Center Zoning district (Section 8.03 P.4.g.8) requires that, “A minimum five-foot (5’) foundation planting shall be provided along the front and sides of all buildings and parking structures.”
The developer is proposing to use plantings consisting of Creeping Jenny, Dwarf Loropetalum Petite Delight, Gulf Muhly White Cloud, Trailing Rosemary, and Twist of Lime Abelia all contained in pedestal and long box planters. These plants were approved by City Council with the Phase II Site Plan. (See Planter Documentation, attached.)
Request #4: Allow end-cap tenants to have a second wall sign on the side of the building in addition to the front sign.
According to UDC Section 8.09 (D.6) Table 2, there shall be “one sign per building elevation or lease space elevation visible from a public street or with a public entrance.”
Request #5: Allow 62 parking spaces in lieu of the 64 required parking spaces. Three handicapped parking spaces will be provided but are not included in the total parking count.
Parking:
Applying UDC Section 8.07 (G) retail and restaurant parking ratios to this development, the Applicant is required to provide a minimum of 64 parking spaces plus 3 handicapped spaces.
Request #6: Reduce the landscape buffer along Keller Parkway from 30 feet to 24 feet.
This request is necessitated by FM 1709’s variable-width right-of-way (specifically the distance from the Keller Parkway north curb line to the Town Center Addition property line) and the previously established front commercial drive and streetscape alignments on the adjacent lots (First Financial, Freddy’s, Sherwin Williams, and Keller Market Place Phase I & II). (See Landscape Buffer Alignment, attached.)
Sherwin Williams was granted a partial reduction to their landscape buffer to allow for the turn lane as part of their Site Plan. Keller Marketplace, Phase I and II were also granted this same variance for consistency. The applicant intends to install the required landscaping, trees, brick columns, and evergreen shrubs as required by the TC zoning district.
Existing Roadway Access and Traffic Impact Analysis:
South to Keller Parkway (a six-lane, divided arterial).
Drainage & Utilities:
Preliminary drainage, utility, grading, and paving plans were submitted and approved by Public Works with the Site Plan.
Variances Requested:
There are 6 total variances being requested by the Applicant. A separate SUP request will be heard concurrently regarding the proposed one-story height of the subject building.
Summary:
Section 2.07(A.2) of the UDC, lists criteria for approval of a variance.
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. There has been no response from the public to this application. The public will have an opportunity to speak on this agenda item during “Persons To Be Heard”.
• Staff received one call from a resident in support of the development.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Site Plan with variances:
- Recommend approval as submitted (with requested variances).
- Recommend approval with modified or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Recommend denial.
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.