To: Planning and Zoning Commission
From: Kalvin Eddleman, Planner I
Subject:
Title
PUBLIC HEARING: Consider a Planned Development Zoning Change from Single-Family Residential 36,000 square-foot lots (SF-36) to Planned Development - Single-Family Residential 25,000 square-foot lots (PD-SF-25) for Providence, a proposed Planned Development on 20.93 acres, legally described as Lot 1, Block 3, of the Keller High School subdivision, located on the north side of Johnson Road, approximately 2,300 feet east of the Johnson Road and Bourland Road intersection, and addressed as 901 Johnson Road. Curtis Young, Applicant. Keller ISD, Owner. (ZONE-2607-0002)
Action Requested:
Conduct a public hearing and consider a request for a Planned Development zoning change for approximately 20.93 acres Single-Family Residential 36,000 square-foot lots (SF-36) to Planned Development - Single-Family Residential 25,000 square-foot lots (PD-SF-25) for Providence, a proposed Planned Development consisting of 22 residential lots, and approximately 2.36 acres of open space.
Current Zoning:
Single Family Residential 36,000 square-foot minimum lots.
Proposed Zoning:
Planned Development - Single-Family Residential 25,000 square-foot lots (PD-SF-25)
Surrounding Zoning:
North: SF-36
South: SF-36 (KISD Overlay)
East: SF-36
West: SF-36
Future Land Use Plan:
The current Future Land Use Plan (FLUP) designation for the subject property is Low-Density Single-Family 36,000 square-feet and above (LD-SF) and Semi-Public (SP)
Surrounding Land Use Designations:
North: LD-SF
South: Semi-Public (SP)
East: LD-SF
West: LD-SF
The Applicant is also requesting a Future Land Use Plan (FLUP) amendment from Low-Density Single-Family 36,000 square-feet and above (LD-SF) and Semi-Public (SP), to 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 Providence, a proposed 22 residential lot subdivision. The proposed project is located approximately 2,300 feet east of the Johnson Road and Bourland Road intersection on approximately 20.93 acres with 2.36 acres of open space.
The lots will be accessed by a gated, private street, built to standard City of Keller specifications. The street shall meet all requirements of UDC Section 5.04 - Private Street Developments.
Proposed Development Standards:
Lots: Exception to UDC requirements
Minimum lot size: 28,000 SF
Average lot size: 32,108 SF
Minimum lot width: 120’. On cul-de-sacs and/or elbows, the minimum lot width shall be 100’. Minimum lot width shall be established at the front yard setback. UDC Section 9.11(A) requires a minimum lot width of 120’ on all lots with predominate frontage on the curved radius of a dedicated cul-de-sac street.
Minimum lot depth: 150’. This lot depth requirement meets the standards of the SF-25 zoning district.
Lot Coverage: Exception to UDC requirements
The Applicant proposes a maximum lot coverage of 40% by main buildings and 60% including accessory buildings, driveways and parking areas.
This exceeds the maximum lot coverage requirements of no more than 30% by main buildings and not more than 50% including accessory buildings, driveways and parking areas in the base zoning of SF-25 (UDC Section 8.06 (4)(c)).
Setbacks: Exceptions to UDC requirements
Front yard: 35’
Side yard: 12’. Minimum separation between structures shall be 24’. Minimum side yard on a corner lot adjacent to a street shall be 20’. (SF-25 requires side yard to be 10% of lot width but no more than 15’)
Rear yard: 20’
Minimum Dwelling Size:
The Applicant proposes a minimum dwelling size of 3,500 (exceeds SF-25 requirement of 2,400 SF).
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: Exception to UDC requirements
The Applicant proposes two open space lots which total 2.36 acres, or 11.27% of the gross acreage of the property (20.93 acres). UDC Section 8.27 (I) states that all planned developments shall provide for 15% of the development in usable open space exclusive of street yard landscaping.
A Homeowners’ Association shall be required and will be responsible for all open space areas within the residential portion of the project.
Landscaping: Exception to UDC requirements
The Applicant proposes that all front yards shall be fully landscaped, with a minimum of either: two minimum 3” Canopy trees, or one minimum 3” caliper canopy tree and one 2” caliper understory tree, and 10 shrubs.
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: Exception to UDC requirements
The Applicant proposes the following fence materials:
• The fence design along the northern boundary shall be to Retain, Repair or Install/ Replace a 6’ pre-stained cedar wood fence, with metal poles, top cap, top side trim (dependent on existing fence)
• An 8’ pre-stained cedar, with metal poles, top cap, and top side trim along the southern boundary adjacent to the remaining KISD facilities.
• A 6’ Iron Fence shall be installed on the western boundary of Lots 14 & 15, the southern boundary of Lot 15, and the eastern boundary of Lots 5 & 6.
• A 6’ masonry wall, and tie in the masonry columns associated with the vehicular entry gates along the southern boundary of Lot 1, facing Johnson Road, and the eastern boundary of Lots 1-4.
• All fences on Residential Lots, fronting (parallel to) the streets, or adjacent to open space lots, shall be of ornamental iron, and shall not extend forward of the front building setback line.
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.
UDC Section 9.07 (G) requires All fences adjacent to an open space and/or a common space area to be constructed of ornamental metal, tubular steel, or similar material.
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 trail sidewalk connecting to the sidewalk along the street frontage shall be built within lots 14 and 15, and the adjacent open space lot.
• The new sidewalks will tie into the existing sidewalk along Johnson Road.
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:
The Applicant is proposing one gated vehicular entrance off Johnson Road, near the southeastern corner of the property.
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 September 10, 2026, the City mailed out 28 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 not received any public feedback regarding this request.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Zoning Change request:
• Recommend approval as submitted.
• Recommend approval with modifications or additional amendment(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Zoning Change application will be scheduled for City Council action on October 20, 2026.