To: Planning and Zoning Commission
From: Alexis Zimmerman, Planner II
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 15,000 square-foot lots (PD-SF-15) for Preserve at Willow Creek, a proposed Planned Development consisting of 26 residential lots and approximately 2.1 acres of open space, on 13.65 acres, legally described as Lot 3A1 and 3A2 & 3B, Block 2, of the Harvels Addition, located on the east side of Norma Lane, approximately 570 feet northeast of the Johnson Road and Norma Lane intersection, and addressed as 684 and 754 Norma Lane. Curtis Young, Applicant. James A. & Nancy A. Lehr, Owners. (ZONE-2608-0004)
Action Requested:
Conduct a public hearing and consider a request for a Planned Development Zoning Change for approximately 13.65 acres from Single-Family Residential 36,000 square-foot lots (SF-36) to Planned Development - Single-Family Residential 15,000 square-foot lots (PD-SF-15) for Preserve at Willow Creek, a proposed Planned Development consisting of 26 residential lots, and approximately 2.1 acres of open space.
Current Zoning:
Single-Family Residential 36,000 square-foot minimum lots
Proposed Zoning:
Planned Development - Single-Family Residential 15,000 square-foot lots (PD-SF-15)
Surrounding Zoning:
North: PD-1032-SF-MD (Harmonson Farms subdivision)
South: SF-36
East: PD-1297-SF-12 (Bourland Oaks subdivision)
West: SF-36 and SF-36 KISD Overlay (Keller Harvel Elementary)
Future Land Use Plan:
The Future Land Use Plan (FLUP) designation for the subject property is Medium-Density Single-Family 15,000 to 35,999 SF lots.
Surrounding Land Use Designations:
North: High-Density Single-Family (HD-SF)
South: MD-SF
East: HD-SF
West: HD-SF and Semi-Public (SP)
Background:
The Applicant requests a Planned Development (PD) Zoning Change for Preserve at Willow Creek, a proposed 26 residential lot subdivision. The proposed project is located approximately 570 feet northeast of the Johnson Road and Norma Lane intersection on approximately 13.65 acres with 2.1 acres of open space.
This Zoning Change request went before the Corridor Committee on July 13, 2026.
Proposed Development Standards:
The proposed development standards comply with the base SF-12 Zoning District, per UDC Section 8.08, with the following clarifications and revisions:
Lots: Exception to UDC requirements
Minimum lot size: 15,000 SF
Average lot size: 15,793 SF
Minimum lot width: 100’; On cul-de-sacs and/or elbows, the minimum lot width
shall be 90’. Minimum lot width shall be established at the front yard setback.
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 SF-15 zoned 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 40% by main buildings and 60% 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: Exception to UDC requirement
Front yard: 30’ (meets SF-15 requirement)
Side yard: 10’. Minimum separation between structures shall be 20’. 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: 20’ (exceeds SF-15 requirement of 15’ if no alley exists)
Minimum Dwelling Size:
The Applicant proposes a minimum dwelling size of 3,500 SF (exceeds SF-15 requirement of 2,000 SF).
Garages:
The proposed development standards state that a 2-car garage shall be required in all homes. These homes shall also be allowed an additional single, front-facing garage with a maximum of 72 SF of garage door exposure to the street, if located a minimum of 55' behind the property line or right-of-way, whichever is closer.
UDC Section 9.02 (C) requires that all homes provide a minimum two-car garage and permits front-facing garages in Planned Developments and properties platted prior to 1992. An attached front-facing garage with 144 SF garage frontage is permitted if located a minimum 100' behind the property line or right-of-way (whichever is closer) or located a minimum 45’ behind the property line with 72 SF of garage frontage.
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 architectural ‘features’ on front elevations. These features are to be identified on building plans submitted for permits for the individual homes.
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 2.1 acres, or 15.37% of the residential gross acreage.
A Homeowners’ Association shall be required and will be responsible for all open space areas within the residential portion of the project.
Landscaping:
The Applicant proposes that all front yards shall be fully landscaped with full irrigation systems, with a minimum of two minimum 3” Canopy trees 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 requirement
The Applicant proposes the following fence materials:
• The fence design along the northern and southern boundaries 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).
• On the eastern boundary of Lots 8 & 21, a 6’ Iron Fence shall be installed.
• Along the Norma Lane frontage, a combination Mason and Iron Fence shall be installed, as shown on the Landscape plans.
• 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 concept 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.
Drainage and Utilities:
A preliminary drainage and utility plan was included in the application documents. The Applicant will be required to provide a full set of civil plans with the Detailed Site Plan that meet UDC requirements.
Ingress and Egress:
The Concept Plan shows two points of ingress/egress on Norma Lane. The entry/exits meet the requirements of the UDC.
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 October 1, 2026, the City mailed out 50 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 formal 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 November 3, 2026.