To: Mark Hafner, City Manager
From: Julie Smith, Community Development Director
Subject:
Title
PUBLIC HEARING: Consider a resolution approving an amendment to the Future Land Use Plan (FLUP) from Mixed Use (MU) to Retail/Commercial (RTC) for the following properties located north of the intersection at Bear Creek Parkway and South Main Street: 680 South Main Street, Block A Lot 1 of Spring Creek Keller Addition; 660 South Main Street, Block A Lot 2 of Spring Creek Keller Addition; 620 South Main Street, Block A Lot 1 of Emerus Hospital Addition; 601 South Main Street, Block A Lot 1 of Baylor Medical Plaza Addition; 651 South Main Street, Block A Lot 1 of Bear Creek 97 Subdivision; 681 South Main Street., Block A Lot 3 of Bear Creek 97 Subdivision; and 180 Bear Creek Parkway - approximately 12.66 acres total, Block A Lot 2 of Bear Creek 97 Subdivision. City of Keller, Applicant. (LUP-22-0002)
Background:
August 1998: City Council adopted the Future Land Use Plan designating the properties along Main Street north of Bear Creek Parkway, including the properties in question, as Retail.
September 2002: The Old Town Keller (OTK) overlay was established. The base zoning district was Commercial.
August 2006: City Council approved the Site Plan for Keller Medical Office Center, a proposed 11,600 square-foot medical office building. The building has been utilized for medical office uses since the building was first occupied.
July 2015: The OTK overlay was converted into a straight zoning district - the OTK (Old Town Keller) District - with a detailed use chart; medical offices were prohibited within the new OTK District.
August 2016: City Council amended the OTK Zoning District to permit ‘Medical Offices’ by Specific Use Permit (SUP).
February 2019: City Council approved an SUP for medical offices to be allowed in all tenant spaces within the building located at 601 S. Main St.
April 2021: City Council adopted the 2021 FLUP (Future Land Use Plan) and designated the entire OTK District south of Keller Parkway as Mixed Use (MU). MU is characterized as a more pedestrian-oriented area focused on a mix of retail/commercial, office, entertainment and open space with civic, institutional and residential uses. The proposed Retail/Commercial FLUP designation is characterized by establishments that provide goods and services to the public. It also recognizes the car-centric aspect of such developments rather than focusing on pedestrian access and activity.
In recent months, the City Council, Planning and Zoning Commission and staff have discussed the potential development of the North Main Overlay District (NMOD). As part of that discussion, Staff proposed rezoning - from Old Town Keller District to Retail - the properties between Bear Creek Parkway and the actual Bear Creek. The area is not geared toward the pedestrian-oriented uses called out for in the OTK District (a mix of uses including entertainment and residential uses), but rather the area functions as a medical district with a hospital, medical offices, and restaurants. Medical offices and restaurant uses would be allowed by right (and a hospital with an SUP) if it were rezoned to the Retail Zoning District.
The 2021 FLUP designation of Mixed Use reflects the Old Town Keller District goals but not medical uses. By amending the 2021 FLUP to Retail/Commercial, it better reflects the current and intended future use and supports the zoning change from OTK to Retail. (The proposed zoning change is on the agenda as a separate item.)
Current FLUP Designation: Mixed-Use (MU)
Surrounding FLUP Designation:
North: Public Parks & Open Space (PO) (creek) and Mixed-Use
South: Retail/Commercial (RTC) and Patio/Garden/Townhomes (PGT)
West: Semi-Public & Government (SP) and Public Parks & Open Space (PO)
East: Public Parks & Open Space (PO)
Proposed FLUP Designation: Retail/Commercial (RTC)
Citizen Input:
On June 16, 2022 the City mailed out 22 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 also posted on the site.
As of today there has been no response in favor or opposition to this proposed FLUP amendment.
Planning and Zoning Commission Recommendation:
On June 28, 2022, the Commission unanimously voted to recommend approval of the proposed FLUP amendment.
Alternatives:
The City Council has the following options when considering a 2021 Future Land Use Plan amendment application:
- Approve as submitted.
- Table the agenda item to a specific date with clarification of intent and purpose.
- Deny.