To: Aaron Rector, City Manager
From: Sarah Hensley, Director of Development Services
Subject:
Title
Consider a resolution approving a Detailed Site Plan with variances for two separate lots within the FLEXD Planned Development totaling approximately 10.77 acres of land, one lot being legally described as Tract 14C03A, Abstract 457 of the John Edmonds Survey, located approximately 750 feet southeast of the Bear Creek Parkway West and Chisholm Trail intersection and addressed 777 Chisholm Trail, and the second lot being legally described as Lot 1, Block A of the Bear Creek Office Park Addition, located at the southeast corner of the Bear Creek Parkway West and Chisholm Trail intersection and addressed 150 Bear Creek Parkway West. Jordan Rymer, FLEXD Development, LLC, Applicant/Owner. (SITE-2503-0005)
Background:
On December 3, 2024, City Council approved the Planned Development for FLEXD, a Tech Flex project consisting of six buildings on two separate lots located at 150 Bear Creek Parkway West and 777 Chisholm Trail.
The Applicant provided conceptual plans with the Planned Development application. They have now completed the design work to propose a Detailed Site Plan for consideration.
Site Layout: Variance Requested
Lot 1 (150 Bear Creek Parkway West):
Building 1: 24,681 SF
Building 2: 18,036 SF
Lot 2 (777 Chisholm Trail):
Building 1: 18,665 SF
Building 2: 18,665 SF
Building 3: 43,616 SF, to include enclosed temporary storage
Building 4: 39,616 SF, to include a forklift rental area
All buildings will be constructed to accommodate multiple tenants, with space for up to 40 tenants across all six buildings. Each building will have roll-up doors that face the interior of each lot to accommodate a variety of uses/tenants.
UDC Section 9.01(2)(D)(2) states “all service areas and waste containers and trash compactors shall be located at the rear of the property and shall not face a street.”
1. The Applicant requests a variance to allow the double dumpster enclosure at the southeast corner of Lot 1 to face Bear Creek Parkway.
Elevations:
The proposed elevations show a combination of tilt-wall and masonry in compliance with the approved Planned Development standards. Similar architectural elements, materials and colors are to be applied to all buildings on both sites.
All signage for individual tenants and monument signs will be approved by separate permits.
Landscaping/Buffers, Trail and Open Space: Variance Requested
The Applicant proposes to install a 10’ trail within a 15’ landscape buffer along Chisholm Trail on both lots, in compliance with the city’s Trails Master Plan and the approved Planned Development.
For Lot 1, the Applicant proposes 15% open space, to include the trail area and adjacent landscaping, landscaping and public seating areas adjacent to both buildings, and landscaping and a shade structure and seating area at the southeast corner of the lot, totaling 20,195 square feet.
For Lot 2, the Applicant proposes 15% open space, to include the trail area and adjacent landscaping, public park area located between Buildings 1 and 2, linear park adjacent to the west side of Building 4, landscaping and public seating areas adjacent to Buildings 3 and 4, and landscaping adjacent to the eastern property line next to the railroad tracks, totaling 50,379 square feet.
Unified Development Code (UDC) Section 8.27(I):
“All planned developments shall provide for fifteen percent (15%) of the development in usable open space exclusive of street yard landscaping. This includes, but not limited to, landscaped hike/bike trail, open area recreational facilities, parks and playgrounds, water features and decorative objects such as fountains. Usable open space shall not include rooftops, accessory buildings, parking areas, driveways, turnaround areas, or the right-of-way or easement for streets or alleys.”
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.”
2. The Applicant requests a variance to no provide foundation planting at the fronts and sides of all buildings. Foundation plantings are provided along the front of buildings that face a street.
The Applicant intends to meet all other non-residential landscape and buffer requirements.
Parking:
The approved Planned Development standards allow the Applicant a ratio of one space per 330 square-feet for business or professional office and one space per 2,000 square-feet for warehouse space, and to calculate parking requirements based on each use within a structure regardless of total structure size. The PD standards also allow the Applicant to not provide additional parking if either site is overparked. Based on the Applicant’s estimated tenant office sizes, all parking meets or exceeds the PD parking requirements.
Roadway Access:
Lot 1 will have two points of access, with one drive off Bear Creek Parkway and another off Chisholm Trail, plus cross access to the property to the south. Lot 2 will have three points of access, all drives off Chisholm Trail, plus cross access to the property to the north.
The entry/exits meet the requirements of the UDC.
Drainage and Utilities:
The applicant has submitted full civil construction plans for this development and has met the requirements of the UDC.
Surrounding Zoning & Land Uses (150 Bear Creek Parkway West):
North:
- Zoning - City-owned Property (Municipal Service Center)
- FLUP - Semi-Public
South:
- Zoning - Commercial (Penguin Patch)
- FLUP - Retail/Commercial with Tech-Flex Overlay
East:
- Zoning - Commercial
- FLUP - Retail/Commercial
West:
- Zoning - SF-8.4 (High Chaparral Addition)
- FLUP - High Density Single-Family
Surrounding Zoning & Land Uses (777 Chisholm Trail):
North:
- Zoning - Commercial (Penguin Patch)
- FLUP - Retail/Commercial with Tech-Flex Overlay
South:
- Zoning - Commercial (Oncor Substation)
- FLUP - Retail/Commercial with Tech-Flex Overlay
East:
- Zoning - Commercial
- FLUP - Retail/Commercial
West:
- Zoning - SF-8.4 (High Chaparral Addition)
- FLUP - High Density Single-Family
Variances Requested:
1. A variance request to allow the dumpster enclosure on Lot 1 to face Bear Creek Parkway.
2. A variance to not provide foundation plantings along the front and sides of all buildings.
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 Detailed 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.”
Planning and Zoning Recommendation:
At the May 27, 2025, Planning and Zoning Commission Meeting, Commissioners unanimously recommended approval of the detailed site plan with variances as presented.
Alternatives:
The City Council has the following options when considering a Site Plan with variances:
• Approve as submitted (with requested variances).
• Approve with modified or additional condition(s).
• Table the agenda item to a specific date with clarification of intent and purpose.
• Deny.