To: Aaron Rector, City Manager
From: Alexis Zimmerman, Planner II
Subject:
Title
Consider an ordinance approving a Planned Development Zoning Change from Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots to Planned Development - Single Family 15,000 square-foot lots and Commercial for The Preserve at Keller Oaks, a proposed Planned Development consisting of 55 residential lots, 2 commercial lots, and approximately 5.28 acres of open space, on approximately 39.38 acres of land, legally described as: situated in the Richard F. Allen Survey, Abstract Number 29, Tract 4D, and being all of Lot 1, Block 1 of Harmonson Acres Addition, and being all of Lot 1 HS, Block A of Perrigo Place Addition, and being all of that certain called 0.364 acre right-of-way dedication shown on said plat of Perrigo Place, located on the east side of N. Main St., approximately 300 feet southeast of the Park Avenue and N. Main St. intersection, and addressed as 1000, 1004 and 1008 N. Main Street. Preston Crow, Skorburg Company, Applicant. Sue Salstrand and Anne Burfitt, PBS Family Limited Partnership, Owner. (ZONE-2602-0001)
This item was tabled at the May 5, 2026, City Council meeting after the public hearing was closed. Since the May 5 meeting, the Applicant reduced the number of lots from 59 to 55 total single family lots.
Action Requested:
Conduct a public hearing and consider a request for a Planned Development zoning change for approximately 39.38 acres from Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots to Planned Development - Single Family 15,000 square-foot lots and Commercial for The Preserve at Keller Oaks, a proposed Planned Development consisting of 55 residential lots, 2 commercial lots, and approximately 5.28 acres of open space.
Current Zoning:
Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots (See Staff Attachment for Commercial/Retail use chart and PD-1406 Ordinance to review current allowed uses).
Proposed Zoning:
Planned Development - Single Family 15,000 square-foot lots (SF-15) and Commercial.
Surrounding Zoning:
North: Commercial and PD-2206-SF-20 (Greenway Park subdivision)
South: Commercial and PD-1032-SF-MD (Harmonson Farms subdivision)
East: PD-1032-SF-MD (Harmonson Farms subdivision)
West: Katy Road
Future Land Use Plan:
The current Future Land Use Plan (FLUP) designation for the subject property is Mixed-Use (MU), Medium-Density Single-Family 15,000 - 35,999 square-foot lots (MD-SF) and Low-Density Single-Family 36,000 square-feet and above (LD-SF).
Surrounding Land Use Designations:
North: Retail/Commercial (RTC) and MD-SF
South: RTC High-Density Single Family 8,000-14,999 square-foot lots (HD-SF)
East: MD-SF and LD-SF
West: RTC with a Tech-Flex Overlay
The Applicant is also requesting a Future Land Use Plan (FLUP) amendment from Mixed-Use (MU), Medium-Density Single Family - 15,000 to 35,999 square-foot lots (MD-SF) and Low-Density Single-Family 36,000 square-feet and above (LD-SF), to Retail/Commercial (RTC) and Medium-Density Single Family - 15,000 to 35,999 square-foot lots (MD-SF). The FLUP amendment is on the agenda as a separate item.
Background:
The Applicant requests a Planned Development (PD) zoning change for The Preserve at Keller Oaks, a proposed 55-residential lot subdivision with two commercial lots. The proposed project is located 300 feet southeast of the Park Avenue and North Main Street intersection on approximately 39.38 acres with 5.28 acres of open space.
Proposed Development Standards:
Lots: Meets UDC requirements
Minimum lot size: 15,000 SF
Average lot size: 19,788 SF
Minimum lot width: 106’ (exceeds SF-15 requirement of 105’)
Minimum lot depth: 145’ (exceeds SF-15 requirement of 125’)
The Applicant previously requested to have up to 20 lots less than the proposed 106’ minimum lot width but has now removed that request from the proposed development standards.
Lot Coverage: Meets UDC requirements
The proposed development standards do not call out an exception to maximum lot coverage requirements of no more than 35% by main buildings and not more than 50% including accessory buildings, driveways and parking areas in the base zoning of SF-15 (UDC Section 8.08 (4)(c)).
The Applicant previously requested a maximum lot coverage of 45% by main buildings and 55% total lot coverage but has now removed that request from the proposed development standards.
Setbacks: Exception to UDC requirements
The front and side setback standards will comply with SF-15 zoning.
Rear yard: 15’, except along the southern boundary (lots 38-46) where it shall be 40’ (exceeding the SF-15 requirement).
The Applicant previously requested an 8’ side setback for all lots except corner lots but has removed that request from the proposed development standards.
Minimum Dwelling Size: Meets UDC requirements
The Applicant proposes a minimum dwelling size of 2,600 SF for one-story dwellings and 3,200 SF for two-story (exceeds SF-15 requirement of 2,000 SF).
Maximum Height of Main Dwelling Units:
The homes on Lots 38-46 of the Detailed Site Plan shall be restricted to one story in height with a maximum height of 35’. The UDC limits the maximum height of main dwelling units to two and one-half stories, not to exceed 35'.
Architectural Standards:
The Applicant proposes a minimum of 80% masonry (which includes brick, stone, or cementitious siding) per elevation and 100% masonry on front elevations.
See Exhibit A for additional standards related to roofing, garage, and driveway materials.
Open Space:
The Applicant proposes multiple areas of open space to meet the 15% open space requirement in all Planned Developments. (UDC Section 8.27). The open space totals 5.28 acres, or 15.04% of the residential gross acreage (35.09 acres).
A Homeowners’ Association shall be required and will be responsible for all open space areas within the residential portion of the project.
Landscaping: Meets UDC requirements
UDC Section 9.03(G) states that a minimum of two large canopy trees with a minimum 3” caliper shall be planted in the required front yard of all new single-family uses
Screening and Fencing:
The Applicant proposes the following fence materials:
• An 8’ masonry screening wall with columns every 50’, adjacent to the future Commercial tract (behind Lots 1-6) and wrapping along the south side of Lot 1, to the front setback line; and
• A 6’ masonry wall with columns every 50’, along the Commercial lot open space and adjacent residential open space; and
• A 6’ iron open-style fence adjacent to open spaces; and
• The fence design along the southern boundary shall be determined in concert with the adjacent existing homeowners, to either retain/repair the existing fence, or build a new fence; up to 8’ pre-stained cedar.
All fence styles and locations are shown on the Wall/Fence Diagram on the proposed site plan.
UDC Section 9.09(D) requires masonry screening when a single-family development is constructed adjacent to a developed non-residential use. The responsibility of constructing the wall is determined by the phasing of the development.
Sidewalks:
As shown on the proposed Site Plan:
• Sidewalks shall be built along the street frontage of each lot by the home builder
or developer. The sidewalk shall be 5’ in width.
• A 5’ wide trail sidewalk shall be built within the open space corridor.
Commercial Lot:
The proposed concept plan shows an approximately 3.66-acre lot zoned Commercial.
A future Detailed Site Plan shall have to be approved by the City Council, showing detailed plans, elevations, building materials and proposed uses for the Commercial portion of the PD.
The Applicant proposes that most uses that are allowed in the Commercial and Retail zoning districts zoning classification in the UDC shall be allowed, subject to Specific Use Permit (SUP) approval. An additional list of prohibited uses was included in the proposed Development Standards (See Exhibit A).
Commercial Lot Open Space:
The proposed Concept Plan also shows a 0.63-acre open space adjacent to the commercial development to the south. According to the Applicant, the purpose of this strip is to provide a landscape buffer between commercial and residential uses. (See Narrative Letter in the attached Applicant Packet)
The UDC requires a minimum 60’ side yard setback on Commercial lots adjacent to a lot zoned single-family. Due to this, the lot will not be developed and will only be used as open space.
Drainage and Utilities:
The conceptual drainage and utility layout meets UDC requirements. A more detailed analysis will be completed at the civil plan review stage.
Ingress and Egress: Exception to UDC requirements
The proposed Concept Plan shows a main entrance off North Main Street, with a gated connection to Keller Springs Avenue to the north that will be restricted to emergency personnel only.
UDC Section 5.03 (G) states the following regarding points of access:
Subdivisions generally provide one point of access in each direction (north, east, south and west) to a public street and/or future connection, which is adequately designed and sized to handle the traffic adjacent to the development. For a development of over 50 lots, a minimum of 2 functional access points shall be required…. For new dwelling unit developments, single points of access, including cul-de-sac streets, may exceed 600' if a residential fire sprinkler system is provided and a recommendation from the Fire Chief or their designee and approval of the City Council.
The Applicant previously proposed a main entrance off North Main Street, with a connection to Keller Springs Avenue to the north and Homestead Drive to the south.
Trip Generation:
The Applicant provided a Trip Generation Form for the proposed development.
Summary:
Section 4.03 (A) of the UDC states that when considering an amendment to the zoning regulations or zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Appropriateness of all the uses permitted by the proposed change for the immediate area concerned, and the relationship of the proposed uses to the general area and to the City as a whole.
2) Agreement of the proposed change with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area.
3) The amount of vacant land currently classified for similar development in the City, and any special circumstances that may make a substantial part of such vacant land unavailable for development.
4) The rate at which land in the same zoning classification has recently been developed, particularly in the vicinity of the proposed change.
5) Effect on other areas designated for similar development if the proposed amendment is approved.
6) Conformity with the goals and objectives for future developments within the Future Land Use Plan for the City of Keller.
7) Any other factors which will substantially affect the health, safety, morals or general welfare of the citizens of the City of Keller.
Citizen Input:
On April 2, 2026, the City mailed out 67 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 posted on the site.
Staff has received multiple letters of public opinion in response to this request. Letters of opposition have been received from 2 properties within the 200’ buffer and 1 property within the 300’ buffer. All written public feedback received by staff related to this item has been included in the agenda packet.
Planning and Zoning Commission Recommendation:
At the April 14, 2026, Planning and Zoning Commission meeting, Commissioners unanimously recommended approval of the PD zoning change request with the following conditions:
• No points of ingress/egress shown on the proposed Concept plan shall have an emergency access gate; and
• 75% of the proposed lots shall meet the UDC standard for minimum lot width in SF-15 zoning.
Alternatives:
The City Council has the following options when considering a Zoning Change request:
• Approve as submitted.
• Approve with modifications or additional amendment(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Deny.