[{"_1":2,"_111":-5,"_112":-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],{"_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",6214829,"mediaKeyId","3664040-abcf16e1669ca9952765d70799cad6ed","parentId",3664040,"title","Keller economic-development office reports falling retail vacancy, new businesses and upcoming grand openings","audioSeconds",261,"startMs",5223000,"endMs",5484000,"viewUrl","/Search/View?dp=1&key=3664040-abcf16e1669ca9952765d70799cad6ed&start=5223&end=5484","thumbnailUrl","https://assets.pipeline.soar.com/3664040-abcf16e1669ca9952765d70799cad6ed/thumbnail_5223000.jpg","articleUrl","/articles/6214829/Keller/Tarrant-County/Texas/Keller-economic-development-office-reports-falling-retail-vacancy-new-businesses-and-upcoming-grand-openings","mediaUrl","https://secure.pipeline.soar.com/6214829-dca604b13b2178f5a2bac568ad4830ad/orig.mp4?Expires=1771198783&Signature=aA1wyWgOKann0mpi6JtJKbync2km9sYZOXLSta5bOHGHjx4KYYoTP69ELt4A45fyBeaXgi~1y-xpYSBwJPMRcXS63GrDg9oGgk-WiXd1mOPLtoHe5XdEnU10afERBvRm75XBagH0deQ~DoFtFgUAtWNaLGzVqUcHXRP6sr5t9N4a29dbJOo22Z2~n7LOCQEgnsptu64fYCq8Rfp~ch9DXlFs85-RhCw-gA7MftbFLlBvkD8H6swHqSOB40RhVYvkiWi5C6lekEYFDyx~5dct2vtBOfs2rCJbWa7ENjNg0szqQoq9Lf7OxRnnS4EbtnXBwJx0uDXDVBwf-yHHrRJP6A__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Keller TX","date","2025-06-04T13:25:17Z","article","City economic-development staff told Keller City Council on Tuesday that retail vacancy in the city has dropped to 4 percent and highlighted several new or upcoming business openings.

Staff reported two new businesses in May: Stand Minter Ministries (a performing-arts community center at 805 Keller Parkway) and Smart Transportation Division (a railroad-union office at 630 Stone Glen). Staff said 25 new businesses had opened in the year to date and 53 certificates of occupancy had been issued through May.

Upcoming openings cited by staff include Monster Mini Golf (grand opening scheduled for Saturday, June 7 at 11 a.m.) and Back 9 Golf (building-permit application submitted May 19). Italian Table is projected to open in the next few weeks at 1520 North Main Street; SoHo Wine Bar is moving into 201 Town Center Lane and is expected to open in two to three weeks.

Staff also reported that incentive agreements for Café Mede and Houghton Horns have been closed out and reimbursement issued. Economic‑development staff described outreach and recruitment activity and said department staff would attend regional conferences in June and planned to report back to council at a later meeting.

Councilmembers asked staff to continue providing grand‑opening invites and ribbon-cutting notices so elected officials can attend when schedules permit.","mediaType","Video","parentTitle","Keller City Council Meeting - June 3, 2025","oneSentenceSummary","Economic-development staff told council retail vacancy has dropped to 4% and highlighted recent and near-term openings including Monster Mini Golf and Back 9 Golf; staff also noted incentives closed for two local restaurants.","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},6214833,"Keller advances two‑year street rehab plan, awards annual maintenance contract and outlines backlog",1088,4929000,6017000,"/Search/View?dp=1&key=3664040-abcf16e1669ca9952765d70799cad6ed&start=4929&end=6017","https://assets.pipeline.soar.com/3664040-abcf16e1669ca9952765d70799cad6ed/thumbnail_4929000.jpg","/articles/6214833/Keller/Tarrant-County/Texas/Keller-advances-twoyear-street-rehab-plan-awards-annual-maintenance-contract-and-outlines-backlog","https://secure.pipeline.soar.com/6214833-d92c8245621b0181d961b6d9ee8ccc56/orig.mp4?Expires=1771198783&Signature=J48ymiwpfwCoAOIVkmeEW179-M1bhCsUaOTajT7EYrZy1bUtD3VVFfJY2jGAOqThJoZuZgig47Ie3mrDKAYiJhdMMSF0gVmBktLA3cEAxjBo79udJ~UGL4bSaX3NoFDQ4Saw2WIhDFzxYvN9aT1Gbkvz3ANOvN2blO2j7B7YJSSKnUsxPw23LBILz9Pm-F-oeG7~dArcX24j3N364AiCPQPY04S6Qx1KfG8l-hpHPLw4f4rZpbAfkQdzf~HFVKcEat7Hxu9X70Ad9shVK9yCbE0t4EtEiiaE0MjPQNAtVZo2QKhiOIAzInOtuiYDiaGILQBU~Nq6fVqyqePjpYpsUw__&Key-Pair-Id=KUT5TJCACFTXG","Keller City Council approved a multi-year approach to street maintenance and awarded the city’s 2024–25 annual street maintenance contract as part of consent items Tuesday, while staff urged a longer-term view to address a growing backlog.

Public Works staff said the city shifted to a two‑year street package to make projects large enough to attract more bidders and contractors. Council approved consent items that included a construction contract for the 2024–25 annual street maintenance program with Texas Bit of Irving (consent item F4), part of an overall $3.3 million package for several streets including Chandler, Castle Cove and Treehouse Lane.

Staff presented the city’s pavement‑management data, saying the city maintains roughly 500 lane miles (about 269 centerline miles) and that asphalt and concrete require different maintenance strategies. Staff showed a condition map color coded from “excellent” to “very poor,” explaining that asphalt and concrete follow similar degradation curves but that concrete generally retains condition longer. “If I do work here, that takes it all the way back up to a green. If I do work here, it’ll take it up to probably halfway to green,” the presenter said, describing trade‑offs among light maintenance, moderate repair and full reconstruction.

The presentation included unit examples: staff estimated reconstruction at about $1,000,000 per lane mile for a two‑lane roadway, and noted that costs and inflation have reduced the amount of street they can repair with flat or modestly growing revenue streams. Staff also described a county partnership that can deliver lower-cost asphalt work when the county supplies labor and the city supplies materials and some costs; that program is limited to asphalt surfaces.

Councilmembers pressed staff on bid variance and contractor risk. Earlier in the meeting, council had questioned a large variance among bidders on an annual street contract, asking whether the low bid might represent inexperience or underbidding. Staff said they check references and rely on third‑party engineers who design the work and verify bid documents. “We do our diligence. We do the references,” staff said.

Staff said the city will provide a Thursday budget report with backlog estimates and a comparison of the cost to bring all “poor” and “very poor” streets up to good condition versus annual revenues. Councilmembers raised the option of issuing debt sooner to address the backlog but were warned that issuing bonds typically buys reconstruction (longer‑term fixes) rather than routine annual maintenance. Staff said they will return with more detailed cost-backlog analysis and a proposed prioritization for council review.","Council approved consenting items including the $3.3 million 2024–25 annual street maintenance contract; staff presented a two‑year approach to make street programs more competitive, described pavement-condition metrics and warned the city is not keeping pace with degradation.",{"_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},6214838,"Keller council chooses precast screening wall plus trees for sports-park material yard, will use tree-fund to cover added cost",1130,3440000,4570000,"/Search/View?dp=1&key=3664040-abcf16e1669ca9952765d70799cad6ed&start=3440&end=4570","https://assets.pipeline.soar.com/3664040-abcf16e1669ca9952765d70799cad6ed/thumbnail_3440000.jpg","/articles/6214838/Keller/Tarrant-County/Texas/Keller-council-chooses-precast-screening-wall-plus-trees-for-sports-park-material-yard-will-use-tree-fund-to-cover-added-cost","https://secure.pipeline.soar.com/6214838-a2bde63690a4b22d6b35d7562ffd785f/orig.mp4?Expires=1771198783&Signature=bcaIIF5qC7GBspbdjYZn0qdAeDTm1gOZ6bDzYgo41dTgJK5IDx4-P6UK~QREag3LzLeqQfKzn4HFvuDgv9wKjvRgJb~pOOFgkfh5TrPU5B~IeHVK~SEm-epFvyOylZK4SIq985pAcmHkzle6wmpmLHFm0m4s9tVoEn5ojdioaYmWyi~4I4e5xyh770z2MwimDt6Xxqv7wBTWuy-~Hc4vTuIqOZzMEAAK1lknZ-o5CWQ5maWWGgUThqZSCoYRw3bqXW-jsdkcaYjZ7Y9xOZByAUHmHdxCUFSIpEuOlVURObYJO1Z4quzPPidDrf9qSCWUOvFIP2ENtWkdqZNUET5zpA__&Key-Pair-Id=KUT5TJCACFTXG","Keller City Council on Tuesday directed staff to build a precast concrete screening wall and to add trees and ground-cover plantings around a proposed material-storage yard adjacent to Keller Sports Park.

Public Works staff presented three screening options and cost estimates, recommending precast concrete as the best balance of durability and aesthetics. “You can always do it later. We could plant trees a year from now,” a staff presenter said during the work-session briefing, but staff recommended moving tree installation forward if possible to improve the park frontage.

The total site-preparation cost to clear, grade and pave the new storage yard was estimated at about $264,000; wall options ranged from lower-cost prefab panels to mid-range precast to higher-cost single-width brick. With landscaping, the mid-range option added roughly $43,000 more than the most economical wall option. Council members generally favored the precast option plus trees; one councilmember said, “If it’s that visible, I almost rather go with the option B with the tree.” The council voted to proceed with Option 2 (precast concrete) and to pursue planting trees with lower‑maintenance ground cover and irrigation.

To pay the incremental cost for trees and irrigation, staff identified two possible funding sources: (1) reallocate about $50,000 of underrun from a pavement-marking project that came in under budget, or (2) use the city’s Tree Restoration Fund (approximately $420,000 at the end of 2024). Council members agreed both sources would be appropriate; staff said they would finalize the funding allocation and coordinate with the Keller Development Corporation (KDC) and parks staff.

Council also discussed access and security for the yard. Staff said the plan includes a rebuilt access road, two security gates (one at the south end) and a screening strategy to keep material storage from appearing untidy next to the park. Equestrian groups who use the arena raised concerns about trailer access to grassy areas; staff said they will seek input from equestrian stakeholders and may develop a gated, permitted access plan for trailers that balances parking wear-and-tear and equestrian needs.

Staff will return to the architect and construction manager to obtain bid documents timed to coincide with the sports‑park construction so the yard and wall installation can be completed without significant sequential construction. The council’s direction allows staff to proceed to bidding with the selected wall and landscaping approach.","Council directed staff to proceed with a precast-concrete screening wall and tree plantings around a proposed city material-storage area adjacent to Keller Sports Park; the council agreed to fund trees and irrigation from a tree-restoration account or other project underruns.",{"_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},6214844,"Keller council approves Armstrong Hills planned development after months of neighborhood talks",352,593000,945000,"/Search/View?dp=1&key=3664040-abcf16e1669ca9952765d70799cad6ed&start=593&end=945","https://assets.pipeline.soar.com/3664040-abcf16e1669ca9952765d70799cad6ed/thumbnail_593000.jpg","/articles/6214844/Keller/Tarrant-County/Texas/Keller-council-approves-Armstrong-Hills-planned-development-after-months-of-neighborhood-talks","https://secure.pipeline.soar.com/6214844-1084e4440077c82edc71d32e2d9a727f/orig.mp4?Expires=1771198783&Signature=QWHQ3lQ8nwJIzNOOEPUFwfJAnACxTQOOn-yihjg8nrxc48zo2okK4eojUqP9dmv64AANYljx8YhHlIN1w~uKIpEFU9~IoGPMA3RoGym4lMlYE6SXoUDSxy-LgU~0RSAvXo~dkkyVY2b951ztxGZTRUxD16Vf89ZUZhVsMhUezhG9gSvtfxypB4xyl8JgYCWRke1Phhgh2j~~mWPh8G0b4~Sd7U5bYpfS6XwqNrUxKRnUDUnNoP3unqJ68j1wLpFFqn5e8HxWgARa0JFLfyhnwmXT6Obap30a5Df~BJI-PEDJI9g~3TKPCc4HUEmKh-PCB9ZrIrXx4DR7EMC1JRX8bg__&Key-Pair-Id=KUT5TJCACFTXG","The Keller City Council on Tuesday approved an ordinance establishing the Armstrong Hills planned development (PD), a 49-lot single-family subdivision on about 49 acres at 8740 Davis Boulevard.

Supporters said the project includes design and buffering changes requested by neighbors and will fit the area’s character. “I think it’s a quality project,” Mayor Pro Tem said during the meeting.

The approval followed months of discussion and outreach between the applicant, landowner representatives and nearby residents. Staff presented the applicant’s site plan and a list of requested deviations from the Unified Development Code, including reduced minimum lot size and modifications for cul-de-sac widths and garage-door exposure. Planning & Zoning recommended approval earlier this spring by a 6–1 vote. Council considered the project after staff confirmed that opposition inside the 200-foot notice buffer had fallen below the supermajority threshold required to trigger a different approval path.

Council members who spoke during the meeting praised the applicant’s continuing work with neighbors and the builder’s track record. “You’re the exact type of builder we want in Keller,” one councilmember said, noting the project’s non-cookie-cutter approach and the family’s long interest in the site. Several councilmembers and staff said the design includes open-space lots, a masonry entry wall and drainage commitments made to TxDOT and to adjacent homeowners.

The PD ordinance adopted by council binds the property to the development standards shown in the approved PD exhibit; future changes would require an amendment to the PD or a separate zoning action. Staff stressed that the PD standards become the enforceable zoning for the property and that any different use would require a new council approval.

Council members also discussed, but did not finalize, a separate future land use plan amendment related to the same property. Staff advised that the PD zoning is the key regulatory control; if future changes are sought the council could revisit the future land use map at that time.

The council voted to approve the PD ordinance 6–0. The applicant and staff said they will proceed with engineering and permitting under the PD standards.","The City Council approved an ordinance creating the Armstrong Hills planned development, allowing 49 single-family homes on a 49-acre site after applicant negotiations with nearby residents reduced opposition below a supermajority threshold.","actionData","errors"]

Article not found

Keller economic-development office reports falling retail vacancy, new businesses and upcoming grand openings

Keller advances two‑year street rehab plan, awards annual maintenance contract and outlines backlog

Keller council chooses precast screening wall plus trees for sports-park material yard, will use tree-fund to cover added cost

Keller council approves Armstrong Hills planned development after months of neighborhood talks