To: Mark Hafner, City Manager
From: Trina Zais, Director of Public Services and Economic Development
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Specific Use Permit (SUP) to allow the use of a “professional office” for Guild Mortgage to occupy approximately 2,070 square-feet of lease space, located in the existing 7,609 square-foot Hudson Station multitenant retail building, 0.5-acres, located on the northeast corner of the North Main Street (US HWY 377) and Lorine Street intersection, at 310 North Main Street, being Lot 1, Block 1, Hudson Station Addition and zoned OTK (Old Town Keller). Hudson Station Property LP, owner. Bryan Andrews, Guild Mortgage, applicant. (SUP-18-0001)
Body
Action Requested:
Conduct a public hearing and consider an ordinance approving a Specific Use Permit (SUP) to allow the use of a “professional office” for Guild Mortgage to occupy approximately 2,070 square-feet of lease space in an existing building.
Zoning:
OTK (Old Town Keller)
Background:
The zoning for this property was established as part of a City-wide rezoning effort on December 15, 1992. The Old Town Keller Overlay District was added to this property back in September 3, 2002 by Ordinance No. 1115. The Overlay Zoning District was converted to the “Old Town Keller” zoning district in July 2015 by Ordinance No. 1746.
The Unified Development Code allows ‘Administrative, professional, or corporate office”’ occupying a space greater than 1,200 square-feet, in the OTK (Old Town Keller) zoning district by a Specific Use Permit.
Per the Tarrant County Appraisal District website, this property was developed in 1985 and has approximately 7,609 square feet of building area. There are no site plans on record for this building.
Analysis:
The purpose of this Specific Use Permit request is to allow Guild Mortgage to expand and occupy a total of 2,070 square-feet of office space, located in an existing lease space in a multi-tenant retail building.
The applicant currently occupies a total of 1,054 square-feet and would like to expand the office use into an adjacent 1,016 square-foot space to occupy a total of 2,070 square-feet of lease space with an office use.
No exterior changes to the existing building are proposed. Any tenant finish out of the interior will be reviewed by the Building Services department, should the SUP be approved.
Parking:
From an aerial image count, there are thirty-eight (38) parking spaces for the building, creating an approximate parking ratio of one (1) space per two hundred (200) square feet for the overall building. The UDC parking requirement for office use is one (1) parking space per three hundred fifty (350) square feet of gross floor area. Staff does not anticipate any parking issues with the proposed use.
Existing Roadway Access:
North Main Street, a four-lane with a continuous center turn lane arterial to the west.
Surrounding Zoning & Land Uses:
North: Judge Beans, zoned OTK (Old Town Keller)
South: Mike’s Keys and Truth Renewed Ministries, zoned OTK (Old Town Keller)
East: Vacant Commercial Building, zoned OTK (Old Town Keller)
West: Dollar General and Barely Used retail center, zoned OTK (Old Town Keller)
Summary:
Section 8.04 (B.2.a) of the UDC states that when considering a SUP request, the Planning and Zoning Commission and City Council 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 February 2, 2018, as required by State law, the City mailed out thirty-five (35) letters of Notifications for a Public Hearing to property owners within two hundred feet (200’) and, per the City of Keller UDC requirements, three hundred feet (300’) of this subject property. Staff also posted a public hearing notice sign on the subject property. Notice of a public hearing was published in the local newspaper fifteen (15) days prior to this meeting.
As of February 23, 2018, City staff has received no responses from the public.
The owner of Hudson Station provided a petition in support of the SUP request, sign by the tenants of the building. This petition has been included under the “Staff Attachments”.
Professional Opinion:
It is the professional opinion of staff to support this request. The use is surrounded by retail, office and service uses within the shopping center, and would be reasonably appropriate.
Staff forwards this Specific Use Permit request for Planning and Zoning Commission consideration as presented with the following condition:
1. Allow a Specific Use Permit for Guild Mortgage to operate a ‘Professional office’ use in an existing 2,070 square-foot lease space, on an approximately 0.5-acres, located on the northeast corner of the North Main Street (US HWY 377) and Lorine Street intersection, at 310 North Main Street, within the OTK (Old Town Keller) zoning district.
This condition for this SUP is specific to this business. Any new similar type business (professional, general or corporate office) would require a new SUP application.
Board Review:
The Planning and Zoning Commission considered this specific use permit application on February 12, 2018 and recommended approval as submitted by a vote of 7-0.
City Council Action:
The Planning and Zoning Commission has the following options when considering a Specific Use Permit:
- Approve as submitted
- Approve with modified or additional condition(s)
- Tabling the agenda item to a specific date with clarification of intent and purpose
- Deny