[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6233371,"mediaKeyId","3422828-66bdcc76995bce6ac59ed005cfe2a7be","parentId",3422828,"title","Armstrong Hills rezoning and plan‑development request tabled after council debate over drainage, access and protest threshold","audioSeconds",12042,"startMs",488000,"endMs",12530000,"viewUrl","/Search/View?dp=1&key=3422828-66bdcc76995bce6ac59ed005cfe2a7be&start=488&end=12530","thumbnailUrl","https://assets.pipeline.soar.com/3422828-66bdcc76995bce6ac59ed005cfe2a7be/thumbnail_488000.jpg","articleUrl","/articles/6233371/Keller/Tarrant-County/Texas/Armstrong-Hills-rezoning-and-plandevelopment-request-tabled-after-council-debate-over-drainage-access-and-protest-threshold","mediaUrl","https://secure.pipeline.soar.com/6233371-9acaf2c90eec2e98b1981886ed88115e/orig.mp4?Expires=1771193506&Signature=M7VVC1iESAAW-6MtHJu2NFiijGvuOUOzwUowvpBIY93u8I6no8jgH6XY3K--gwGHNgcPKfCfXqCVlhBGT8-idph11JA2nTwjRoRjQ~672pLZm22KVeSNbLOjq5VHUeEhySSHS6HkgzUplpEcsJcZv4MAFekvp1ZlI1Zr68aD07OmENbo2Jqf9hCOFB0AkxHnHlI1zQNWAO6J1pTuqPCiOaUN2x7k2~hyB5W5Gm4XWLlyaVwJMevguLsgDIywDD-26h1j6SvqMrq-worQGwwRvtqFfyU5VtI1aUyYu3echqulrFuerF3AtG~-yF~maT7kQHLRSNW~Xrh0hkrwJ-LTHQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Keller TX","date","2025-05-21T11:08:55.857Z","article","City council opened a public hearing on a plan‑development zoning change for the Armstrong Hills property at 8740 Davis Boulevard — a proposed replat and plan that would create 49 residential lots and ten open‑space parcels on about 49 acres by reducing the city’s single‑family minimum from 36,000 square feet to 25,000 square feet.

Staff summary: planning staff presented the proposed plan‑development (PD) standards that differ from the Unified Development Code, including a minimum lot size and width reductions, side‑yard rules and a reduced driveway/garage setback. Staff said the applicant had provided screening, fencing and open‑space treatments and that the planning and zoning commission recommended approval by a 6–1 vote.

Public input: residents spoke on both sides. One nearby resident said the proposed lot sizes were “a long way from 36,000” and opposed the change; another resident supported the PD and said the layout is tailored to topography, offers similar lot counts to an SF‑36 approach, and would add high‑quality landscaping and perimeter walls. Several council members and staff also discussed drainage, a proposed deceleration lane on Davis Boulevard and whether other parcels in the neighborhood would be affected. Staff said an adjacent homeowner requested to withdraw a prior protest but submitted the withdrawal after the noon cutoff, so the petition calculation remained above the super‑majority trigger (staff said 22.2% of owners within the 200‑foot buffer were in opposition at the packet cutoff).

Council action: after discussion and additional executive‑session consultation, council voted to table consideration of the zoning map amendment and related future‑land‑use amendment to the June 3 council meeting to allow further work between the developer, staff and neighbors.

Context and next steps: staff reiterated that the PD includes proposed fencing, open space and access treatments and that staff would follow up on drainage comments and finalize engineering requirements. The applicant and neighbors were encouraged to continue negotiations; staff will provide updated technical responses to drainage comments and legal questions referenced in executive session prior to the June 3 hearing.","mediaType","Video","parentTitle","Keller City Council Meeting - May 20, 2025","oneSentenceSummary","Council opened a public hearing on Armstrong Hills, a proposed plan‑development rezone at 8740 Davis Boulevard that would cut minimum lot sizes from the SF‑36 standard to about 25,000 square feet for roughly 49 lots, then tabled the matter to June 3 after resident concerns over lot size, drainage and traffic.","taxTitle","Keller, Tarrant County, Texas","taxId",54069,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233376,"Keller staff seeks council guidance on zoning‑case protest procedures as Texas bills could change rules",506,4895000,5401000,"/Search/View?dp=1&key=3422828-66bdcc76995bce6ac59ed005cfe2a7be&start=4895&end=5401","https://assets.pipeline.soar.com/3422828-66bdcc76995bce6ac59ed005cfe2a7be/thumbnail_4895000.jpg","/articles/6233376/Keller/Tarrant-County/Texas/Keller-staff-seeks-council-guidance-on-zoningcase-protest-procedures-as-Texas-bills-could-change-rules","https://secure.pipeline.soar.com/6233376-4b146352e5febddec67f40edbfe2d3e3/orig.mp4?Expires=1771193506&Signature=XZigIkkPNnJloED-H~ZWPnhr1r4kIbCcOCz8SSyphMvcox~SoFHLQtPTBe891Rc-m-RWzDaGm1U3tTi96N-Vz4swbFOra8w5mKmZKlAf7c0JcUsGDiJXpP0Yl0HjEjYQNPMWMqmhQVbOSMM0DMyixZud~Gjd6MCZiK7~h4ec5OvGfr8pOqoV~U93bg-SdgtqYSq1IG1vsgXsXQJAG2oMZ92Td7jjEtRkMUsWdeC7lsgIVjPdASLUMCbvF96McqVyHp6vEBj3mjdOg37Lk1Tne-y5hwy37N-LF8JvTOmWSRAwBBH298geLRqGOuvJ7-BteAPxGNpQ0t3sUWzGAWDHEQ__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented a work‑session briefing on how Keller handles written protests to zoning cases and asked council whether to revise local procedures while a pair of state bills remain pending in Austin.

Staff said the city follows Texas Local Government Code procedures (as implemented in Keller’s Unified Development Code) for noticing and counting written protests to rezonings and special‑use requests. Under Keller’s current practice the cutoff to submit written protest that will count toward the super‑majority threshold is noon on the day of the city‑council public hearing; the code is silent on a process for withdrawing previously submitted protests. Staff described how it verifies signers and property ownership for petition letters within the 200‑foot notification buffer and said staff compiles all public feedback into the agenda packet after redacting contact information per guidance from the Texas attorney general.

Staff briefed council on two bills still alive in the legislative session that could change how local governments handle zoning notices and protests. One bill would raise the petition threshold for forcing a super‑majority vote (staff said it would require approximately 60% of property owners inside the noticed area rather than the current 20% threshold); another would extend the notice range (the 200‑foot buffer in Keller) and lengthen the notice period (from 10 days to 30 days) so many more property owners would receive hearing notices. Staff said both bills were still under consideration and advised council not to adopt permanent local changes until the legislature finishes its session.

What other cities do: staff reported it surveyed peer cities and found variation in practice; Fort Worth requires written protest to arrive two business days before the meeting (more restrictive), while Roanoke had few super‑majority cases and a looser approach. Staff said none of the surveyed cities required notary or signature‑verification on public letters, and most accept signed, written petitions or hand‑delivered letters as formal protests.

Staff questions for council: staff asked whether council wants to keep the current practice of including mayor/council emails in the agenda packet after redaction. Council members expressed mixed views: some said the packet addition is redundant because councilmembers already receive constituent emails; others said the packet provides transparency to the public. Multiple council members supported moving the formal protest deadline earlier to give staff time to verify signatures and give applicants a short window to resolve issues with petitioners — suggested options included a Monday noon deadline with a short retraction window (e.g., Tuesday noon) before the hearing and using two business‑day cutoffs similar to Fort Worth.

Next steps: staff will continue to monitor the legislature and the Texas Municipal League analysis, return with recommended edits in late summer if bills do not pass, and pursue a short‑term administrative change only if council directs staff to do so.","City staff briefed council on how Keller counts and verifies written protests to zoning cases, asked whether to tighten the noon cutoff for counting protests and warned that at least two state bills under consideration could change notice and petition rules.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233381,"Keller selects Kimley‑Horn to lead ADA transition and Pedestrian Master Plan tied to Safe Routes funding",640,1153000,1793000,"/Search/View?dp=1&key=3422828-66bdcc76995bce6ac59ed005cfe2a7be&start=1153&end=1793","https://assets.pipeline.soar.com/3422828-66bdcc76995bce6ac59ed005cfe2a7be/thumbnail_1153000.jpg","/articles/6233381/Keller/Tarrant-County/Texas/Keller-selects-KimleyHorn-to-lead-ADA-transition-and-Pedestrian-Master-Plan-tied-to-Safe-Routes-funding","https://secure.pipeline.soar.com/6233381-097b9e5ab118a8bf2c8c57d3048f6fdb/orig.mp4?Expires=1771193506&Signature=TK4ujLT-xSKkWE~seLh5ENcgHtFhGwu6-ajHeCPzzP9FyyQ8x-8rHILEDUH92VOmKMm2ul~0HjUJ2jtg73cnZgpKbNaNp-qJLzwBsD0kbBfl71D3lBhfnm8MvrHKPkvHz8YXxa4x8xOqIeIDv12IYZzTjy9-H5Ld8W5G5n3SJ7kStepMrRK3WQrJ3sugLRNon2K0PTW8Aj5Z0UFDFkcmditD2l~wDNOM5miQBPqRFDjqtKu50iy78VFj1NYM4P9rYdmq6mpt7siVlFf~xmfVfkbAnjUIaV6giW~wlDNW4jXXT8339wynaxlpBOBascucBHJL6VKy7yJDo3051cOxZw__&Key-Pair-Id=KUT5TJCACFTXG","Keller city council voted on consent to hire Kimley‑Horn to prepare a citywide Pedestrian Facilities Master Plan, an ADA transition plan and a school pedestrian‑route plan that together support the city’s Safe Routes/Transportation Alternatives grant work.

The consultant selection and contract award were part of consent agenda item G5 and approved by council. Staff and Kimley‑Horn representatives described the project as two main deliverables: an ADA transition plan that inventories accessibility barriers across city programs and facilities and a school pedestrian route plan that maps walking routes to Keller’s 11 schools and proposes prioritized improvements and costs.

Why it matters: staff said an up‑to‑date ADA transition plan is increasingly required to document progress for state and federal grants and to satisfy oversight from higher authorities, including the U.S. Department of Justice as delegated through the state. The Safe Routes application is competitive; its evaluation considers safety, connectivity, readiness and equity. Staff told the council the city won an award after an earlier application round and now must execute the scope and advance the grant accounting so the city can be reimbursed for project spending.

What staff said: the ADA transition plan will inventory programs and facilities, capture public input, list barriers that affect programs or activities (not just building access), recommend fixes, estimate costs and identify responsible parties and schedules. The school pedestrian plan will identify likely walking “walk‑sheds” (about a quarter‑mile/15‑minute walk) and propose routes and priorities for each of the city’s 11 schools, with cost and phasing information.

Process and schedule: staff said the RFQ for the master plan was advertised in 2025, two firms responded (Kimley‑Horn and Neil Schafer), and Kimley‑Horn was selected based on relative experience. The project follows federal funding rules and an advanced funding agreement with the state; staff said advertising and procurement were completed and the city must now begin work to trigger reimbursement accounting. City staff said they expect public outreach and an inventory phase early in the contract and emphasized the plan will be used to support future grant eligibility and compliance checks.

Implementation context: staff told council the Texas Department of Licensing and Regulation (TDLR) will be asked to inspect projects as part of documenting compliance on some items and that the city has pieces of ADA compliance already in place (notices on agendas, event accommodations, accessible temporary facilities) but lacks a single documented inventory and multi‑year schedule. The consultants will include a prioritized deficiency list and an implementation schedule.

Next steps: the contract award moves the project into the consultant mobilization and outreach phase. Staff said they will return with project milestones and that grant reimbursement processes will begin once the city starts incurring eligible costs.","Keller city council approved hiring Kimley‑Horn to prepare a citywide Pedestrian Facilities Master Plan and an ADA transition plan tied to the city’s Safe Routes grant work.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233359,"Keller projects largely flat revenues for fiscal 2026 as sales tax and interest income stabilize",647,9612000,10259000,"/Search/View?dp=1&key=3422828-66bdcc76995bce6ac59ed005cfe2a7be&start=9612&end=10259","https://assets.pipeline.soar.com/3422828-66bdcc76995bce6ac59ed005cfe2a7be/thumbnail_9612000.jpg","/articles/6233359/Keller/Tarrant-County/Texas/Keller-projects-largely-flat-revenues-for-fiscal-2026-as-sales-tax-and-interest-income-stabilize","https://secure.pipeline.soar.com/6233359-aeebeac57cd4964ff756039e169e7ada/orig.mp4?Expires=1771193506&Signature=VZDWbvXlpL2uZCLHjluPYI4qudS-lVINPvY4g26YJ3ku26HiKgUMvPjnV2ErZ0zTNb4ZiuTLgm-MD1GsEgsUpu4V2vUvPu9a2Rr~1Wa1JucGyAahBlyJ~hlYbcpHp5e-mxfzLB9H-be3LrZY6OxQ5Um24PDxL-kvBNtY0U42sAvNWE3IM9R90VJ2sKRvX5DmEtPcHwb-Ky~jrABdrr2ClCQv8El43Ta8KWBCjpj9ngVD2WEzG36YFe-Zp8DiF6aGQYJpm61Bqp6MqFY~moASqYhWV1T4s95hSPs37-oEUwGQPq3Fc3ZOKNmfEFGxCj5i15jyiMTA~ZhmA-dO-eoyVg__&Key-Pair-Id=KUT5TJCACFTXG","City staff presented the general fund revenue outlook for fiscal year 2026, telling council the city is planning conservatively because sales tax and interest income — the most volatile revenue lines — have begun to level off after recent highs.

Key points from the presentation:
- Revenue mix: the city’s general fund is concentrated in a small set of revenue sources. Staff said roughly 93% of general‑fund revenue is captured by property tax, interlocal agreements, franchise fees, ambulance fees, permits, interest and sales tax. Property tax remains the most stable source.
- Sales tax: staff said sales tax growth has flattened after earlier gains and May checks showed a slight month‑to‑month decline; for budgeting purposes staff expects sales tax to be essentially flat in 2026 and built a conservative projection into the draft budget.
- Interest income: interest earnings climbed markedly in 2023–24 as short‑term rates rose. Staff said that income will taper in 2026 as CDs and money market yields step down, and that the city has a cushion from previously locked‑in higher rates but should budget lower going forward.
- Permits and ambulance: permit revenues have leveled at about $1 million annually after development spikes in earlier years; ambulance revenues increased in 2024 and staff used a conservative averaging approach for 2026.
- Interlocal contracts and franchise: staff expects interlocal contract revenues (regional contracts) to rise modestly based on contract terms. Franchise fees are seasonally sensitive (gas/electric) and were budgeted using a normalized, multi‑year view.

Staff summary: overall, the 2026 general‑fund budget includes a small net increase from the adopted 2025 budget — about $80,000 — but staff’s year‑end projection for 2025 is slightly above budget. The forecast assumes a continued no‑new‑revenue property‑tax posture on the general tax rate and emphasizes close monitoring of sales tax and interest income.

Next steps: staff will refine revenue estimates as more data arrive and will present detailed budget proposals and options in upcoming budget work sessions.","Finance staff briefed council on general‑fund revenue trends and a conservative outlook for fiscal year 2026: property tax projections stable under a no‑new‑revenue scenario; sales tax expected to remain flat after a period of growth; interest income forecast to taper from recent highs; and permits, franchise and interlocal",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6233366,"Council approves horse‑keeping rules; debate centers on acreage, rounding and private versus commercial stables",12135,679000,12814000,"/Search/View?dp=1&key=3422828-66bdcc76995bce6ac59ed005cfe2a7be&start=679&end=12814","https://assets.pipeline.soar.com/3422828-66bdcc76995bce6ac59ed005cfe2a7be/thumbnail_679000.jpg","/articles/6233366/Keller/Tarrant-County/Texas/Council-approves-horsekeeping-rules-debate-centers-on-acreage-rounding-and-private-versus-commercial-stables","https://secure.pipeline.soar.com/6233366-226a4c892fef8596a114d3f3389c254d/orig.mp4?Expires=1771193506&Signature=gUcLUngDYEJI3lsdliAhxzWF5fZK0bhlMZQ0T7O-Uc3bYm6Hkw9fLQLX79GjQ2sN3vmsWiMZEjYGHInhWnqc~iEUhPZn0iC2WYYJqN4eE-locJbws-9Cd3WfGGqlVs33qtxTfHDErpoguqV8j2QzahFmTflHQTxnDJKyLlrARYVCxYqlY7fTSppYnXS3ZLWU-1P-RCOaOZd3rAcFAXrdEZFpNZXWoGT6u776ckVagT1HTa6Kq5mNhQFuP8dgZxmGZ8Ghwxr4T7hGjJ3bunk40WXpeueUF-A4XV-AnWuolPWUTvhSkup3GolK9ZmlLDrzhhvc29bqGi9koTUKwOO4GA__&Key-Pair-Id=KUT5TJCACFTXG","City council approved amendments to the Unified Development Code that update definitions and rules for private and commercial stables, set a limit on privately owned horses in single‑family SF‑36 zoning, and add standards to commercial stable SUP applications.

The adopted changes: the UDC now treats horses under stable definitions rather than the generic livestock definition, requires a minimum of one acre before privately owned horses are allowed in SF‑36, sets a default rule of no more than one horse per half‑acre and specifies that property acreage for permitted horses is rounded up to the nearest half‑acre when calculating allowed animals. Staff also removed duplicative provisions and clarified that commercial stables require a specific use permit (SUP); SUP applications for boarding operations must include standards of care addressing fencing, shelter, sanitation and feeding, and council retains the right to set a maximum number of animals in an SUP.

Council debate: commissioners on the planning and zoning commission recommended denial (vote 5–2). During council discussion, members and staff recounted lengthy stakeholder conversations about how to measure allowed animals (per acre versus horse‑per‑acre units) and how rounding should work. Council members expressed differing views: one council member said he supported a one‑acre minimum as a practical baseline and explained that a one‑acre parcel would typically be divided for residence and animal area; another council member said he preferred retaining a 36,000‑square‑foot standard (the SF‑36 zoning) rather than moving to an acre baseline. Staff noted the half‑acre rounding rule was discussed in an earlier work session and that the provision came from council direction.

Enforcement and next steps: staff said commercial boarding remains SUP‑only and that private stable rules will be administered under the UDC. Council approved the overall amendment package 6–1; a dissenting vote referenced concerns about the acreage threshold.","Council voted 6–1 to adopt Unified Development Code amendments that clarify stable definitions, require an acre minimum for privately owned horses in SF‑36, and round allowed animals to the nearest half‑acre for counting. Planning and Zoning recommended denial; council members debated the acreage threshold, rounding method and whether private st","actionData","errors"]

Article not found

Armstrong Hills rezoning and plan‑development request tabled after council debate over drainage, access and protest threshold

Keller staff seeks council guidance on zoning‑case protest procedures as Texas bills could change rules

Keller selects Kimley‑Horn to lead ADA transition and Pedestrian Master Plan tied to Safe Routes funding

Keller projects largely flat revenues for fiscal 2026 as sales tax and interest income stabilize

Council approves horse‑keeping rules; debate centers on acreage, rounding and private versus commercial stables