To: Aaron Recor, City Manager
From: Ethan Flanders, Planner I
Subject:
Title
PUBLIC HEARING: Consider an ordinance approving a Planned Development Zoning Change from Town Center to Planned Development - Retail (PD-R) for Garages of America, a proposed Planned Development on 5.565 acres, legally described as Lots 3R-1R4, 3R-IR3, and 3R-1R6, Block 8 of the Bluebonnet Trails Addition, located on the east side of North Pate Orr Road, approximately 280 feet north of the Keller Parkway and North Pate Orr Road intersection, and addressed as 151 North Pate Orr Road, 957 Keller Parkway, and 971 Keller Parkway. Will Guerin, Applicant. Keller Square LLC, Owner. (ZONE-2608-0005)
Action Requested:
Conduct a public hearing and consider a request for a zoning change for approximately 5.565 acres of land from Town Center to Planned Development - Retail for three lots, including .3 acres of open space.
Background:
The Applicant proposes a development on three separate lots.
Lot 1, located at 151 North Pate Orr Road, includes one building with a size of 31,025 square-feet.
Lot 2, located at 957 Keller Parkway, includes one building with a size of 29,500 square-feet.
Lot 3, located at 971 Keller Parkway, includes one building with a size of 16,800 square-feet.
Proposed Uses:
The proposed development standards apply to all three lots. The building on Lot 1 is a proposed self-storage facility consisting of approximately 610 units, but subject to change by up to 5% depending on final architectural design. Both buildings on Lot 2 and Lot 3 are proposed garage condominiums. Lot 2 will consist of 26 garage condominiums and Lot 3 will consist of 16 garage condominiums and a clubhouse.
The following uses shall be permitted by right within this PD:
1. Mini-warehouse or Self Storage Warehouse
2. Garage Condominiums
All other uses will abide by the base Retail zoning district.
Below are the definitions the applicant has provided for the proposed uses:
Garage Condominiums: A facility consisting of individual storage units which are privately-owned and designed for housing vehicles.
Current Zoning:
Town Center (TC)
Proposed Zoning:
Planned Development - Retail
Future Land Use Plan (FLUP):
The current FLUP designation for all three lots is Mixed Use (MU), with a Tech/Flex overlay. No FLUP amendment is requested for this proposed development.
The PD proposes the following criteria:
Lot Size:
Current lot size is approximately 2.33 acres, 1.68 acres, and 1.54 acres for Lots 1, 2, and 3, respectively.
The existing lots exceed the minimum size for the base Retail Zoning District (33,000 SF for Retail).
All three lots exceed the minimum lot width of 150 feet for the Retail Zoning District. There is no minimum lot depth.
Elevations: Exception to UDC
The Applicant provided a Building Elevations sheet to show examples of the structure facades.
Section 8.16 of the UDC states a maximum height of buildings shall be two (2) stories or thirty-five feet (35’).
The self-storage building, on Lot 1, shown on the concept plan, shall be three stories but will be 35’ in height according to the proposed elevations.
The buildings shall otherwise comply with Section 9.01 of the Unified Development Code (UDC).
Landscaping and Open Space: Exception to UDC
Section 8.27 of the UDC requires a minimum area of 15% of the overall property area to be dedicated as open space in all Planned Developments. The applicant is proposing 6.7% of the buildable area, for open space. The Applicant is including the landscaping buffers into the open space calculation.
The landscape buffers along the North and South boundaries shall be provided in the locations shown on the Concept Plan. The North boundary landscape buffer shall be a minimum of three feet in width inclusive of a retaining wall, the South boundary landscape buffer along the Garage Condominium tract shall be a minimum of two feet in width inclusive of a retaining wall, and a minimum 2 ft landscape buffer including a retaining wall along the east property line.
The Planned Development standards state a landscape buffer along the South boundary of the self-storage building shall not be required.
UDC Section 9.03(F)(d) requires a “minimum ten-foot (10') landscape buffer adjacent to side and rear property lines when adjacent to non-residential uses or zoning. This provision does not apply in cases of shared driveways or parking between lots.”
The Applicant intends to meet all other non-residential landscape and buffer requirements.
Full landscape plans will be required as part of the Detailed Site Plan.
Screening and Fencing:
The Applicant proposes a decorative metal fence, such as tubular steel or wrought iron, with a minimum height of six feet, to be provided along the northern, eastern, and southern boundaries of the property as shown on the concept plan.
The proposed development will have 5 gates within the property.
Parking:
The Unified Development Code (UDC) parking requirement for “Mini-Warehouse” is one space per 5000 square-feet of gross floor area plus one (1) space per three hundred (300) square feet of gross floor area, bringing the total requirement for this Applicant to 16 spaces. The Applicant is providing 44 parking spaces across the development.
Lot 1 of the development shows 8 off-street parking spaces and 1 accessible space.
Lot 2 of the development shows 25 off-street parking spaces.
Lot 3 of the development shows 11 off-street parking spaces.
The Applicant also proposes a standard vehicular space for parallel parking may be provided in front of each Garage Condominium unit.
Lighting:
A full photometrics plan will be required as part of the Detailed Site Plan submittal. The Applicant intends to meet all UDC requirements for site lighting.
Drainage & Utilities:
Full civil plans will be required as part of the Detailed Site Plan.
Ingress and Egress:
The Planned Development will have two points of access, both off North Pate Orr Road.
The property will have gated access. All access points are shown on the concept plan.
The entry/exits meet the requirements of the UDC.
Trip Generation:
The Applicant provided a Trip Generation Form for the proposed development.
Surrounding Zoning & Land Uses:
North:
- Zoning - Two-Family Residential (2F) & Office (O)
- FLUP - Mixed Use (MU) & Office (O)
South:
- Zoning - Town Center (TC)
- FLUP - Mixed Use (MU)
East:
- Zoning - Town Center
- FLUP - Mixed Use (MU)
West:
- Zoning - Retail
- FLUP - Retail/Commercial (RTC) & Mixed Use (MU)
Citizen Input:
On October 15, 2026, the City mailed out 46 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 one letter of opposition in response to this request.
Planning and Zoning Commission Recommendation:
At the October 27, 2026, Planning and Zoning Commission meeting, Commissioners recommended approval of the SUP request by a vote of 7-0.
Summary:
Section 8.02 (D.1.e) of the UDC states that when considering a zoning change request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole, and in compliance with the Future Land Use Plan.
2) Whether the proposed change is in accord with any existing or proposed plans for providing streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.
3) The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.
4) The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.
5) How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.
6) Any other factors which will substantially affect the health, safety, morals, or general welfare.
Alternatives:
The City Council has the following options when considering a Planned Development Zoning Change application:
- Approve.
- Approve with modifications or additional condition(s).
- Table the agenda item to a specific date with clarification of intent and purpose.
- Deny.