To: Planning and Zoning Commission
From: Alexis Russell, Planner II
Subject:
Title
PUBLIC HEARING: Consider a request for 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 12,000 square-foot lots and Commercial for The Preserve at Keller Oaks, a proposed Planned Development consisting of 65 residential lots, 1 commercial lot, and approximately 6.77 acres of open space on 33.68 acres of land, legally described as: situated in the Richard F. Allen Survey, Abstract Number 29, and being part of that certain called 25.483 acre tract of land described in Exhibit A and part of that certain called 15.874 acre tract of land described in Exhibit B in deed in favor of John M. Perrigo and Ida C. Perrigo Trustees of the John M & Ida C. Perrigo Trust, recorded in the Official Public Records of Tarrant County, Texas, and being all of that certain called 1.00 acre tract of land described in deed in favor of Debra Sue Perrigo Salstrand and David Allen Salstrand, recorded in Volume 9213, Page 2191 of the Official Public Records of Tarrant County, Texas, and being all that certain called 1.00 acre tract of land described in deed in favor of John M. and Ida C. Perrigo Trust, recorded in Volume 13404, Page 101 of the Official Public Records of Tarrant County, Texas, and being all of Lot 1, Block 1 of Harmonson Acres Addition, and being all of Lot 1, 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, and being part of Lots 1, 2 and 3, Block A of North Main Medical Office Addition, 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. Curtis Young, Sage Group, Inc., Applicant. Sue Salstrand and Anne Burfitt, PBS Family Limited Partnership, Owner. (ZONE-2506-0007)
Action Requested:
Conduct a public hearing and consider a request for a Planned Development zoning change for approximately 33.68 acres from Commercial (C) and Planned Development 1406 - Single Family Residential 36,000 square-foot minimum lots to Planned Development - Single Family 12,000 square-foot lots and Commercial for The Preserve at Keller Oaks, a proposed Planned Development consisting of 65 residential lots, 1 commercial lot, and approximately 6.77 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 12,000 square-foot lots (SF-12) and Commercial.
Surrounding Zoning:
North: Commercial and PD-2016-SF-20 (Greenway Park subdivision)
South: Commercial and PD-1032-SF-MD (Harmonson Farms subdivision)
East: PD-2016-SF-20 (Greenway Park subdivision) and 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 High Density Single Family 8,000 - 14,999 square-foot lots (HD-SF). The FLUP amendment will be on the August 26, 2025 agenda.
Background:
The Applicant requests a Planned Development (PD) zoning change for The Preserve at Keller Oaks, a proposed 65-residential lot subdivision with one commercial open space lot. The proposed project is located 300 feet southeast of the Park Avenue and North Main Street intersection on approximately 33.68 acres with 6.77 acres of open space.
Proposed Development Standards:
Lots: Exception to UDC requirements
Minimum lot size: 12,000 SF
Average lot size: 14,180 SF
Minimum lot width: 80’ measured from building line; 70’ measured from building line on curves/cul-de-sacs
SF-12 requirement for minimum lot width: 100’ 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 80’ on all lots with predominate frontage on the curved radius of a dedicated cul-de-sac street.
Minimum lot depth: 125’ (exceeds SF-12 requirement of 115’)
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-12 (UDC Section 8.09 (4)(c)).
Setbacks: Exceptions to UDC requirements
Front yard: 25’ (SF-12 requires 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-12 requires side yard to be 10% of lot width but no more than 15’)
Rear yard: 15’, except along the southern boundary (lots 27-35) 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-12 requirement of 1,800 SF).
Garages: Exception to UDC requirements
The Applicant proposes J-swing garages as a requirement on a minimum 75% of the lots. 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 45' behind the property line or right-of-way, whichever is closer.
The remaining lots may have front-facing garages (garage doors facing the street shall not exceed a total of 144 SF) with a minimum setback of 28’, which is 3’ behind the front yard setback.
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.
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 6.77 acres, or 20.54% 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: 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 6’ masonry screening wall adjacent to the future Commercial tract (behind Lots 59-65) and wrapping along the south side of Lot 65, to the front setback line; and
• A 6’ masonry wall 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 an 8’ pre-stained cedar, with capped metal poles.
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:
According to the Applicant, “in order to protect the development rights of our adjacent Commercial neighbor to the south, we are proposing for a small strip of land be retained under the Commercial zoning”, as shown on the Site Plan. (See Narrative Letter in the attached Applicant Packet)
The lot meets the UDC requirement for minimum lot size of 33,000 square-feet (UDC Section 8.23 (4)). However, because of the required side yard setback, increased to 60’ due to adjacency to a single-family district, 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 connections to Keller Springs Avenue to the north and Homestead Drive to the south.
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 July 31, 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.
The Applicant included letters and a signed petition of support from 11 properties as evidence of neighbor communication with the Application Packet.
Staff has received multiple letters of public opinion in response to this request, which are included in the agenda packet. Staff is working to verify the ownership of the lots that submitted opposition letters.
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 September 2, 2025.