To: Planning and Zoning Commission
From: Alexis Zimmerman, Planner II
Subject:
Title
PUBLIC HEARING: Consider 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 59 residential lots, 2 commercial lots, and approximately 5.57 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)
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 59 residential lots, 2 commercial lots, and approximately 5.57 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-12) 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 59-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 5.57 acres of open space.
Proposed Development Standards:
Lots: Exception to UDC requirements
Minimum lot size: 15,000 SF
Average lot size: 18,177 SF
Minimum lot width: 96’, although no more than 20 lots shall be less than 106’ lot width. On cul-de-sacs and/or elbows, the minimum lot width shall be 80’. Minimum lot width shall be established at the front building line.
SF-15 requirement for minimum lot width: 105’ and UDC Section 5.13(C) allows width at the front and rear building setback lines to be averaged but requires lot width at the front building setback line and frontage of the public/private street to not be less than required by the particular zoning district. UDC Section 9.11(A) requires a minimum lot width of 90’ on all lots with predominate frontage on the curved radius of a dedicated cul-de-sac street.
Minimum lot depth: 145’ (exceeds SF-15 requirement of 125’)
Lot Coverage: Exception to UDC requirements
The Applicant proposes a maximum lot coverage of 45% by main buildings and 55% including accessory buildings, driveways and parking areas.
This exceeds the 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)).
Setbacks: Exceptions to UDC requirements
Front yard: 30’
Side yard: 8’. Minimum separation between structures shall be 16’. Minimum side yard on a corner lot adjacent to a street shall be 15’. (SF-15 requires side yard to be 10% of lot width but no more than 15’)
Rear yard: 15’, except along the southern boundary (lots 41-50) where it shall be 40’.
Minimum Dwelling Size:
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).
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 5.57 acres, or 16.71% of the residential gross acreage (33.320 acres).
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:
The Applicant proposes the following fence materials:
• A 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:
The Applicant is proposing a main entrance off North Main Street, with a connection to Keller Springs Avenue to the north. An additional connection to Homestead Drive to the south will be for emergency access only (See Exhibit A).
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 12 properties within the 200’ buffer. All written public feedback received by staff related to this item has been included in the agenda packet.
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 May 5, 2026.