To: Planning & Zoning Commission
From: Sarah Hensley, Director of Development Services
Subject:
Title
Consider a request for a Site Plan with variances for a proposed 5,528 square-foot multitenant building, on the property legally described as Lot 8 of the Benson Subdivision - Keller, being 0.49-acres, located on the southeast corner of the Keller Parkway and College Street intersection, zoned Retail (R) and addressed as 404 Keller Parkway. Andrea Petty, Franz Architects, Applicant. HGCD Land Holdings LLC, Owner. (SITE-2510-0016)
Background:
The property was platted in 1979 but has been vacant since at least 2004
On March 4, 2024, the Zoning Board of Adjustment (ZBA) approved the following variances for the subject property (ZBA-24-0003):
1. To allow the side setbacks (east and west sides of the property) to each be 10’
2. To allow the rear setback (south side of the property) to be 15’
At the time of the ZBA approval, no development was proposed on the site.
In September 2025, the lot was purchased by partners in a CPA firm currently operating three offices in Colleyville who wish to relocate one office to Keller. They intend to construct a new building with space for their accounting office plus two other tenants. The other tenants will likely be in the financial services industry, or other uses complementary to the CPA firm operations.
The purpose of this item is to review the request for a Site Plan with seven variances for the subject property.
Landscaping/Buffers: Variances Requested
The Applicant is requesting multiple variances related to landscaping and buffer requirements.
UDC Section 9.03(F)(a) requires a “minimum thirty-foot (30') landscape buffer adjacent to all thoroughfares with four (4) or more lanes as classified on the current Comprehensive Thoroughfare Plan. “
Keller Parkway is a six-lane divided roadway according to the city’s Thoroughfare Plan, so a 30’ buffer is required along the north property line.
1. The Applicant requests to provide a 20’ landscape buffer along the north property line adjacent to Keller Parkway in lieu of the 30’ buffer requirement.
The Applicant provided a detailed landscape plan that shows a reduced landscape buffer along the north property line adjacent to Keller Parkway with four new large canopy and ten new ornamental trees, as required by the UDC.
UDC Section 9.03(F)(b) requires a “minimum fifteen-foot (15') landscape buffer adjacent to all other public streets.”
The subject property borders College Street, a regular public street, on the west.
2. The Applicant requests to provide a 10’ landscape buffer along the west property line adjacent to College Street in lieu of the 15’ buffer requirement.
UDC Section 9.03(F)(c) requires a “minimum thirty-foot (30') landscape buffer adjacent to all properties with residential uses or zoning or when residential zoning or uses are across the street from the side or rear yard of a non-residential or multi-family development.
The subject property is adjacent to a developed single-family neighborhood to the south.
3. The Applicant requests to provide a 10’ landscape buffer along the south property line adjacent to a single-family neighborhood in lieu of the 30’ buffer requirement.
The Applicant’s notes state they are requesting the reduced buffer to leave room for a sidewalk.
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.
4. The Applicant requests to provide no landscape buffer along the east property line.
While the proposed site plan does not include a shared driveway/access with the lot to the east, the parking lots will be adjacent to each other
Parking: Variance Requested
UDC Section 9.02(G)(8) states the parking ratio for a business or professional office less than 10,000 square-feet in size is one space per 330 square-feet of gross floor area, which brings the parking requirement for this development to 17 regular spaces. The site plan includes 20 regular and 2 accessible spaces.
UDC Section 9.02(D)(2) states “each standard off-street surface parking space size shall be in accordance with the City design standards.” UDC Section 9.14 (Figure 14) shows 90-degree parking spaces should be 18’ in length and 9’ in width if a wheel stop is installed, or 20’ in length and 9’ in width if no wheel stop is provided.
5. The Applicant requests to make all parking spaces 18’ in length, with or without a wheel stop.
For the eleven regular and two accessible spaces closest to the building, this gives a parking space length of 15’ 6” measured from the wheel stop. For the nine spaces facing Keller Parkway, the length is 18’ but no wheel stop is provided.
Site Layout: Variance Requested
The proposed structure is approximately 5,500 square feet that includes three tenant spaces and a detention pond at the northeast corner. The location of the building complies with the side and rear setbacks previously approved by ZBA, and by the 30’ front setback required by UDC Section 8.16(4)(b). The building is similarly situated to the office buildings to the east at 416 Keller Parkway (Allstate Insurance/Lawyers Title) and 426 Keller Parkway (chiropractor/dental office).
UDC Section 9.03(F)(3)(j) states “Foundation planting a minimum of five feet (5') in width shall be provided at the fronts and sides of buildings and shall consist of a combination of groundcovers, shrubs, and ornamental trees.”
6. The Applicant requests to not install all required foundation planting.
The Landscape Plan shows some foundation planting along the front façade and front corners of the building. The Applicant’s notes state the variance for foundation planting is requested in order to avoid reducing the size of the building.
UDC Section 9.03(F)(3)(e) states “No more than twelve (12) consecutive parking spaces shall be allowed without the interruption of a landscaped island.”
The parking aisle facing the building includes eleven regular spaces and two accessible spaces separated by a striped access. No landscaped island is included between any of the spaces.
UDC Section 9.03(F)(3)(e) states “The ends of all parking aisles must be terminated with a landscaped island.
7. The Applicant requests to not provide a landscaped island at the east end of the parking aisles and to allow the parking aisle facing the building to not be interrupted by a landscaped island.
The Applicant’s notes state they are requesting this variance in order to avoid reducing the building’s total square footage or eliminating a parking space. Landscaped islands are included at the west end of the parking aisles.
Elevations:
The proposed elevations show a combination of white/cream stone and stucco on all elevations with a fiberglass shingle roof. The north elevation (facing Keller Parkway) is proposed to be 17.1% natural cut stone, 21.34% cast stone block and 30.55% cement stucco\, with glass windows making up the remainder of the façade. A full breakdown of the materials used on each elevation is included in the agenda packet.
Roadway Access:
The Applicant intends to install a driveway off College Street. No access from Keller Parkway or cross access to the property to the east is proposed.
Drainage and Utilities:
The applicant has submitted preliminary drainage and utility plans for this development and has met the requirements of the UDC for this development.
Zoning:
The subject property is zoned Retail (R). Surrounding zoning is as follows:
North: Retail
South: Single-Family Residential - 8,400 square-foot lots
East: Retail
West: Retail (Keller Independent School District property)
Land Use:
The subject property is designated Retail/Commercial (RTC) on the city’s Future Land Use Plan (FLUP). Surrounding land use designations are as follows:
North: RTC
South: RTC
East: RTC
West: RTC
Summary:
Section 2.07(A)(2) of the UDC lists criteria for approval of a variance, the Planning and Zoning Commission and City Council shall consider the following factors:
a. That there are special circumstances or conditions affecting the land involved such that the strict application of the provisions of this Code would deprive the applicant of the reasonable use of his land.
b. That the granting of the variance will not be detrimental to the public health, safety or welfare, or injurious to other properties in the area.
c. That the granting of the variance will not have the effect of preventing the orderly subdivision of other lands in the area in accordance with the provisions of this Code.
d. That the granting of the variance will not constitute a violation of any other valid ordinance of the City of Keller.
e. That strict compliance with the regulations, and/or that the purpose of the regulations will be served to a greater extent by the alternative proposal.
Citizen Input:
A Site Plan application, even with variances, does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. The public will have an opportunity to speak on this agenda item during “Persons To Be Heard.”
Alternatives:
The Planning and Zoning Commission has the following options when considering a site plan with variances:
• Recommend approval as submitted.
• Recommend approval with modified or additional condition(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 Variance Request will be scheduled for City Council action on February 17, 2026.