To: Aaron Rector, City Manager
From: Sarah Hensley, Director of Community Development
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving Armstrong Hills, a Planned Development Zoning Change from Single-Family Residential - 36,000 square-foot lots to Planned Development - Single-Family Residential - 25,000 square-foot lots, consisting of 49 residential lots and 10 open space lots, on approximately 49 acres of land, legally described as a Tract 2 HS, Abstract 1501 and Tract 2, Abstract 791 of the Thomas J. Thompson Survey, located 120 feet southeast of the Davis Boulevard and Creek Road intersection, and addressed 8740 Davis Boulevard Barron-Stark Engineers and Holmes Builders, Applicant. LLB Armstrong Family LP, Owner. (ZONE-2411-0007)
Background:
The subject property was annexed into Keller in 1969 and automatically zoned Single-Family Residential - 36,000 square-foot lots (SF-36). According to the Tarrant Appraisal District, the property has been owned by the Armstrong Family since before annexation and has never been platted.
The Applicant is requesting to rezone the property from SF-36 to Planned Development - Single-Family Residential - 25,000 square-foot lots (SF-25) with the intention of subdividing it into 49 single-family lots and ten open space lots.
The proposed development will be a gated community with just over eight acres of open space and guard shack at the entrance. The Applicant has provided a detailed site plan, including a landscaping plan, for consideration with the Planned Development proposal.
Surrounding Zoning:
North: SF-36
South: SF-36/PD-938-SF-12
East: Single-Family Residential in City of Colleyville
West: PD-1560 (Cottages at Lyndhurst) - Retail/PD-938-SF-12
Current Future Land Use Plan (FLUP) Designation: Low-Density Single Family - 36,000 S.F. lots and above (LD-SF) and Retail/Commercial (RTC).
Surrounding Land Uses:
North: LD-SF and Retail
South: LD-SF and High-Density Single-Family - 8,000 to 14,999 square-foot lots
East: City of Colleyville
West: RTC and High-Density Single-Family - 8,000 to 14,999 square-foot lots
The Applicant is also requesting a FLUP amendment from LD-SF/RTC to Medium-Density Single Family - 15,000 to 35,999 square-foot lots (MD-SF). The FLUP amendment will be on the agenda as a separate item.
Lots: Exceptions to Base Zoning of SF-25
Minimum lot size: 20,000 SF (SF-25 requires minimum lot size of 25,000 SF)
Average lot size: 30,000 SF
Section 8.27(B) states that “In the case of residential PD districts for single-family or duplex categories, the proposed lot area shall be no smaller than the lot sizes allowed in the base zoning district except for minor reductions in a small percentage of the lots in order to provide improved design.”
There are 49 total lots proposed in the development. Thirteen lots, or 26% of the lots, are between 20,000 and 24,999 square-feet. The Applicant’s narrative states they believe the varying lot sizes will provide a “more custom feel and allow the layout to flow with the geometry of the site and the existing topography and aquatic features.”
Breakdown of lot sizes:
20,000 - 25,000 SF 13 Lots
25,000 - 30,000 SF 11 Lots
30,000 - 36,000 SF 14 Lots
36,000 and above 11 Lots
Minimum lot width: 120’ measured from property line; 100’ measured from building line on curves/cul-de-sacs
SF-25 requirement: 120’ 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 require by the particular zoning district. 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’ (meets SF-25 requirement of 150’)
The Applicant intends to meet 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.
Setbacks: Exceptions to Base Zoning of SF-25
Front yard: 40’ (exceeds SF-25 requirement of 35’)
Side yard: 10’ (SF-25 requires side yard to be 10% of lot width but no more than 15’)
Rear yard: 15’ (meets SF-25 requirement)
Minimum Dwelling Size: MEETS
The Applicant intends to meet the minimum dwelling size of 2,400 SF required in the base zoning of SF-25.
Garages: Exception to UDC Requirement
The Applicant proposes to allow front-facing garage door exposure to the street up to 72 square-feet with a 45’ setback for the garage door (meets UDC Section 9.02(C)(5).
The Applicant proposes to allow front-facing garage door exposure up to 144 square-feet with a 65’ setback (differs from UDC Section 9.02(C)(5) which requires a 100’ setback for up to 144 square-feet of garage door exposure to the street.
Architectural Standards: MEETS
The Applicant proposes a minimum of 60% of all exterior surfaces (excluding dormers, gables, porches, windows, doors, non-supportable areas, or architectural elements) shall be masonry, to include brick, stone and stucco. See Exhibit A for additional standards related to chimneys, roofs, doors, windows and skylights, and garages.
Landscaping: MEETS
The proposed site plan includes 8.24 acres of open space spread across 10 lots that will be accessible to the residents of the gated neighborhood. Open space makes up approximately 16.58% of the total PD area, fulfilling the requirement for all PDs to have a minimum of 15% open space (UDC Section 8.27(I)).
A breakdown of the open space lots is as follows:
1) Lot 51X (.09 acres) - landscaped entrance featuring subdivision sign, masonry entry wall and a sculpture or other piece of artwork
2) Lot 52X (.13 acres) - landscaped roadway island located between vehicular entrance/exit gates featuring masonry entry wall
3) Lot 55 X (.09 acres) - landscaped roadway island
4) Lot 56X (.25 acres) - existing tree stand to remain with addition of 8’ wide concrete golf cart/walking trail to connect to subdivision sidewalks
5) Lot 57X (.13 acres) - landscaped roadway island
6) Lot 58X (3.35 acres) - existing tree stand and creek area to remain, with addition of 8’ wide concrete golf cart/walking trail (serves as variable width drainage easement)
7) Lot 59X (.34 acres) - continuation of existing tree stand in Lot 58X
8) Lot 53X (2.48 acres) - detention pond with floating fountain
9) Lot 54X (1.29 acres) - existing tree stand to remain, serves as buffer between roadway and existing Rollingwood neighborhood to the south
10) Lot 15X (.09 acres) - landscaped roadway island
In addition to the open space, the Applicant intends to meet all UDC requirements for landscaping on individual residential lots.
Screening and Fencing: Exception to UDC Requirement
The Applicant proposes a metal rod fence between six and eight feet in height for a portion of the entrance to the subdivision and along the northern property line adjacent to the stormwater detention area. The remainder of the perimeter fencing will be a stone or masonry wall between six and eight feet in height. The Applicant requests to allow privacy screening/fencing on lots in or adjacent to open space or common spaces (including drainage easements). This request includes the north-south property line adjacent to the Rolling Wood development.
UDC Sections 9.07(F) and (G) require open-style fencing adjacent to drainage easements and open/common spaces.
Drainage and Utilities: MEETS
The Applicant has provided a full set of preliminary civil plans with the detailed site plan and PD submittal that meet UDC requirements.
Ingress/Egress: Exception to UDC Requirement
One point of access is proposed off Davis Boulevard for the subdivision. UDC Section 5.01(G) - Points of Access states “developments of fifty (50) lots or less but more than twenty (20) lots may be served with one point of access and one point of future connection. Developments of twenty (20) lots or less may be served with one point of access. Single points of access, including cul-de-sac streets, may exceed six hundred feet (600') if a residential fire sprinkler system is provided and a recommendation from the Fire Marshal and approval of the City Council.”
The Applicant has agreed to install fire sprinklers in all residential homes in the development.
Trip Generation:
The Applicant provided a Trip Generation Form and completed a Traffic Impact Analysis 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.
Planning and Zoning Commission Recommendation:
At the March 11, 2025, Planning and Zoning Commission meeting, Commissioners recommended approval of the PD zoning change request as presented by a vote of 6-1.
Citizen Input:
On February 27, 2025, the City mailed out 59 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.
Opposition within the 200’ buffer is 30.9% so the supermajority vote has been triggered. All written public feedback received by staff related to this item has been included in the agenda packet.
Alternatives:
The City Council has the following options when considering a Planned Development Zoning Change application:
- Approve as submitted.
- Approve with modifications or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Deny.