To: Planning & Zoning Commission
From: Sarah Hensley, Director of Community Development
Subject:
Title
PUBLIC HEARING: Consider a request for FLEXD Keller, a Planned Development Zoning Change from Commercial (C) and Neighborhood Services (NS) to Planned Development - Tech Flex, consisting of two separate commercial lots totaling approximately 10.77 acres of land, one lot being legally described as Tract 14C03A, Abstract 457 of the John Edmonds Survey, located approximately 750 feet southeast of the Bear Creek Parkway West and Chisholm Trail intersection and addressed 777 Chisholm Trail, and the second lot being legally described as Lot 1, Block A of the Bear Creek Office Park Addition, located at the southeast corner of the Bear Creek Parkway West and Chisholm Trail intersection and addressed 150 Bear Creek Parkway West. Jordan Rymer, Flexd Development, Applicant. Legendary Properties LLC, Owner. (ZONE-2409-0004)
Action Requested:
Conduct a public hearing and consider a request a zoning change for approximately 10.77 acres of land from Commercial to Planned Development - Tech Flex for 2 lots, including 1.64 acres of open space.
Background:
The Applicant proposes a development on two separate lots. Lot 1, located at 150 Bear Creek Parkway West, includes two buildings:
Building 1: 23,584 SF
Building 2: 17,628 SF
Lot 2, located at 777 Chisholm Trail, includes four buildings:
Building 1: 17,815 SF
Building 2: 17,815 SF
Building 3: 44,184 SF, to include enclosed temporary storage
Building 4: 39,590 SF, to include a forklift rental area
The proposed development standards apply to both lots. All buildings will be constructed to accommodate multiple tenants, with space for up to 40 tenants across all six buildings. Each building will have roll-up doors that face the interior of each lot to accommodate a variety of uses/tenants. The Applicant proposes limiting shipments and deliveries on the site to the hours between 7 a.m. and 6 p.m. daily.
Zoning:
Neighborhood Services (NS) - Lot 1 and Commercial (C) - Lot 2; Uses allowed include the uses in the Retail Zoning District with the same conditions. For a full list of uses permitted by right (P) or Specific Use Permit (SUP), see Staff Attachment for use charts for Commercial, Retail and Neighborhood zoning districts. See the Development Standards attachment for the Applicant’s proposed use chart for both sites.
Proposed Zoning:
Planned Development- Tech Flex.
Future Land Use Plan (FLUP):
The current FLUP designation for both properties is Retail-Commercial (RTC) with a Tech-Flex overlay. No FLUP amendment is requested for this proposed development.
The PD proposes the following criteria:
Lot Size:
Current lot size is approximately 3.092 acres and 7.64 acres for Lots 1 and 2, respectively. No subdividing or modifications of the lot configurations is proposed. All setbacks will meet the base zoning districts.
The existing lots exceed the minimum size for the base zoning districts (33,000 SF for both Neighborhood Services and Commercial).
Both lots exceed the minimum lot width of 150 feet for both zoning districts. There is no minimum lot depth.
Elevations:
The proposed PD standards state similar architectural elements will be used on each building, with a minimum of 75% masonry, to include tilt wall, CMU and stucco, on each elevation. The Applicant provided a Building Elevations sheet to show examples of the structure facades.
For the forklift rental area included with Building 4, the Applicant proposes an enclosure of masonry block or architectural metal compatible with the primary structure. The area will be covered by suspended metal, masonry or a fabric awning. Elevations for this area will be included in the Detailed Site Plan submittal.
Landscaping, Trails and Open Space:
The Applicant proposes to install a 10’ trail within a 15’ landscape buffer along Chisholm Trail on both lots, in compliance with the city’s Trails Master Plan.
For Lot 1, the Applicant proposes 15.5% open space, to include the trail area and adjacent landscaping, landscaping and public seating areas adjacent to both buildings, and landscaping and a shade structure and seating area at the southeast corner of the lot, totaling 20,858 square feet.
For Lot 2, the Applicant proposes 15.1% open space, to include the trail area and adjacent landscaping, public park area located between Buildings 1 and 2, linear park adjacent to the west side of Building 4, landscaping and public seating areas adjacent to Buildings 3 and 4, and landscaping adjacent to the eastern property line next to the railroad tracks, totaling 50,379 square feet.
Unified Development Code (UDC) Section 8.27(I):
“All planned developments shall provide for fifteen percent (15%) of the development in usable open space exclusive of street yard landscaping. This includes, but not limited to, landscaped hike/bike trail, open area recreational facilities, parks and playgrounds, water features and decorative objects such as fountains. Usable open space shall not include rooftops, accessory buildings, parking areas, driveways, turnaround areas, or the right-of-way or easement for streets or alleys.”
The Applicant intends to meet all other non-residential landscape and buffer requirements.
Parking:
The Applicant requests to use the parking ratios of 1 space per 330 square-feet for business or professional office and 1 space per 2,000 square-feet for warehouse space. These ratios meet UDC requirements, except that UDC Section 9.02(H)(4) states that for buildings with mixed uses, “the parking requirement shall be calculated for the most intensive use. In cases where the design of the interior of the structure is not practical for alteration, the parking requirement may be calculated for each use within a structure for buildings over 40,000 square feet.”
Only one structure, Building 3 on Lot 2, exceeds 40,000 square-feet. The Applicant requests to breakdown the parking requirement into warehouse/office space for each building, and to provide no additional landscaping for overparking. UDC Section 9.03(F)(3)(i) states that “If the number of parking spaces exceed the Code requirements by more than ten percent (10%), a fifty (50) square foot of additional landscaping shall be provided for each additional parking space.”
As shown on the concept plan, Lot 1 parking spaces exceeds the number of required spaces (based on the Applicant’s proposed ratios) by 13 spaces, or by approximately 37%. Lot 2 parking spaces exceeds the required number of spaces (also based on the Applicant’s ratios) by 11 spaces, or 10%.
Signage:
UDC Section 9.05(D.7) Table 4 allows up to 2 detached signs for lots with more than 600 feet of frontage along a public right-of-way. Under this guideline, both lots are allowed up to 2 detached signs.
The Applicant requests a third sign for Lot 2, with all three signs located along Chisholm Trail. Approximate locations for all monument signs are shown on the Applicant’s concept plan.
The Applicant proposes limiting glass storefront signage to no more than 30% of the total glass surface area. There are no UDC guidelines for storefront signage.
For internal lease spaces, the Applicant proposes projecting or “shingle” style signage. The UDC allows this type of signage only in the Old Town Keller zoning district. Per UDC Section 9.05(D.6) Table 2, in all other non-residential zoning districts, “attached signs must be mounted parallel to walls and may not project above the roof or project more than 18” from the wall.
The Applicant proposed to meet all other UDC signage requirements. All monument signs and signs attached to the building exteriors (not including the glass storefront signage), shall require separate permits.
Lighting:
A full photometrics plan will be required as part of the Detailed Site Plan submittal. The Applicant intends to meet all UDC requirements for site lighting.
Drainage & Utilities:
The conceptual drainage and utility plans meet preliminary requirements as reviewed by Public Works. Full civil plans will be required as part of the Detailed Site Plan.
Ingress and Egress:
Lot 1 will have two points of access, with one drive off Bear Creek Parkway and another off Chisholm Trail, plus cross access to the property to the south. Lot 2 will have three points of access, all drives off Chisholm Trail, plus cross access to the property to the north.
The entry/exits meet the requirements of the UDC.
Trip Generation:
The number of daily trips generated by this development is anticipated to be fewer than 2,000 trips per day, so a full Traffic Impact Analysis is not required.
Surrounding Zoning & Land Uses (150 Bear Creek Parkway West):
North:
- Zoning - City-owned Property (Municipal Service Center)
- FLUP - Semi-Public
South:
- Zoning - Commercial (Penguin Patch)
- FLUP - Retail/Commercial with Tech-Flex Overlay
East:
- Zoning - Commercial
- FLUP - Retail/Commercial
West:
- Zoning - SF-8.4 (High Chaparral Addition)
- FLUP - High Density Single-Family
Surrounding Zoning & Land Uses (777 Chisholm Trail):
North:
- Zoning - Commercial (Penguin Patch)
- FLUP - Retail/Commercial with Tech-Flex Overlay
South:
- Zoning - Commercial (Oncor Substation)
- FLUP - Retail/Commercial with Tech-Flex Overlay
East:
- Zoning - Commercial
- FLUP - Retail/Commercial
West:
- Zoning - SF-8.4 (High Chaparral Addition)
- FLUP - High Density Single-Family
Citizen Input:
On October 31, 2024, the City mailed out 64 letters of notification for this Public Hearing to all property owners within three hundred feet (300’) of the subject site, and a letter was sent to Keller ISD. A public hearing notice sign was posted on the site.
Staff has received no written support or opposition to the proposed Planned Development.
The Applicant has reached out to surrounding property owners and held a public meeting on October 16, 2024 (see Applicant Packet for details).
Summary:
Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan.
2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.
3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.
4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.
5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.
6) Any other factors which will substantially affect the health, safety, morals, or general welfare.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Planned Development Zoning Change application:
- Recommend approval.
- Recommend approval with modifications or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Recommend denial.