ZA23-0072PUBLIC HEARING NOTICE
ZA23-0072
•ZA23-0072, Zoning Change and Development Plan for The Overlook and
WillowTree Gardens, for property described as Tract 3C, and portions of Tracts
3D03, and 3D03A, W.W. Hall Survey Abstract 695, City of Southlake, Tarrant
County, Texas and located at 240 N. Carroll Avenue and portions of 918-1050 E.
Southlake Blvd., Southlake, Texas.
•Current Zoning: “AG” Agricultural District
•Proposed Zoning: “TZD” Transitional Zoning District
•The purpose of this request is to consider a development encompassing a
single-family residential component and an office building of approximately
26,000 square feet.
Dear Property Owner,
Your property has been identified as being within 300 feet of the above referenced application.
If you wish to register your opposition or support to this case, you may complete the attached
Notification Response Form and either mail to the Planning & Development Services Department
(address listed at the top of notice), email a copy to the project case planner (e-mail listed at the
bottom of the notice) or fax a copy to the department (fax number listed at the top of the notice).
You are encouraged to follow the requested action through final approval because changes
are often made during the review process.
Please contact the Planning Department at (817)748-8621 if you have any questions. Thank you.
CITY OF SOUTHLAKE
PLANNING & DEVELOPMENT SERVICES
1400 Main St.; Suite 310
Southlake, TX 76092
Phone: (817)748-8621
www.cityofsouthlake.com Planning and Zoning Commission
Thursday, January 18, 2024
6:30 PM
Town Hall Council Chambers
1400 Main Street
Southlake, Texas
Notification Response Form
ZA23-0072
Zoning Change and Development Plan for
WillowTree Gardens and The Overlook
Meeting Date: January 18, 2024, at 6:30 PM
Fill out:
Owner: _____________________________
Address: ____________________________
City, State, Zip Code: __________________
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Site Plan referenced above.
Space for comments regarding your position:
___________________________________________________________
___________________________________________________________
___________________________________________________________
___________________________________________________________
___________________________________________________________
Signature: _______________________________________ Date: ______
Additional Signature: _______________________________ Date: ______
Printed Name(s): _____________________________________________
Must be property owner(s). Otherwise contact the Planning Department. One form per property.
Phone Number (optional): ______________________________________
Direct questions and mail responses to:
City of Southlake
Planning & Development Services
Notification Response
1400 Main St; Ste 310
Southlake, TX 76092
Phone: (817) 748-8621
SOUTHLAKE BLVD
CARROLL
AVE
TOWERBLVDCARROLL AVEFONDRENCTBINKLEYCTGATESHEAD
CT
MAIN ST
PROSPECT ST
CROSS LN SOUTHVIEW TRLOWNBY LN
CARROLL AVE8
679101114
1517
18
1920
24
26
30
1
5
2
3
13
16
21
22 23
25
31
29
4 12
27 28
1000
SPO Map ZA23-0072
®
0 300 600150Feet
240 N Carroll Ave
Legend
City Parcels
Right Of Way
City Limit
Case Parcel(s)
200 Foot Buffer
300 Foot Buffer
Parcels Within Buffer
Table of Contents
A. Introduction
B. Statement of Intent and Purpose
C. The Site:
- Site “Land Use Designation” and “Zoning.”
- Surrounding Uses
D. The Concept:
- Development Concept:
- District Components
- Circulation
E. Master Plan:
- Tree Conservation Plan
- Development Plan
- Neighborhood Landscape Plan
- Neighborhood Edge Landscape Plan
F. Concept Sketches
G. Land Uses:
- Development Standards
- Neighborhood Edge (Office)
- Office Elevations
- Neighborhood
- Residence Elevations
H. Other Considerations:
- TZD Modifications
- Project Schedule
- Variance Requests
- Open Space Management Plan
The Overlook / WillowTree Gardens
A. Introduction
The subject of this zoning request is a 9.6 acre tract of land, situated along the
west side of Carroll Avenue, approximately 600 feet north of Southlake Blvd., in
the City of Southlake, Texas. It is across the street from Southlake Town Square.
The property is made up of several existing parcels, some of which are vacant, while
others are occupied by older homes which would be removed as a part of this
development. The adjacent land uses are varied, including Medical Office/ Banking
uses to the South (along Southlake Blvd.), Medium- Density Residential to the
North and west (Foxborough and Southview additions), Carroll Avenue. to the East,
and one Residential tract to the South.
The property is currently zoned either SF-1A or Agriculture (AG). The Future
Land Use Plan designates this area for “Medium-Density Residential, and we are
requesting a change, just for the Office site to “Office/Commercial.” We are
proposing to develop the entire property under the Transition Zoning Ordinance.
The property presents unique challenges and opportunities for development. The
site is very linear, with a small amount of frontage along a busy thoroughfare,
Carroll Avenue. We propose to buffer the activity and noise of Carroll Avenue from
the Residential portion with the Neighborhood Edge (Office Building) portion. We
have commissioned a Traffic Study to address access, effects of this development,
and proposed changes to the median in Carroll Avenue to enhance accessibility.
To the rear of the property, there is over 1,500’ of a common property line with
the existing residential neighborhoods. Clearly, the most important “transition” to
be accomplished by this development would be that between the existing homes and
the Carroll Avenue and Southlake Blvd. corridors, and the associated development
along both. Therefore, early on in the planning process a series of exploratory
meetings and presentations were held between the planning and development team
and the immediately adjacent neighbors, along with the leadership of their HOA’s,
to gather their input and guidance. Development scenarios were presented for
discussion. Based on the input received, subsequent plans were prepared until we
had a concept that made an effective transition of land uses, reflecting the wishes
of the neighbors and made sense as a development.
The plan we are presenting with this submittal is a direct result of that process and
we believe we have the support of the majority of our residential neighbors.
The scale and orientation of the development has been designed to provide for and
encourage a safe and inviting walking environment, desirable architecture and a high
quality environment, compatible with the rest of the city.
B. Statement of Intent and Purpose:
The purpose and intent of this zoning application is to allow for the creation of a
multi-use community that meets the following objectives:
1. Results in a high quality, well-designed and attractive neighborhood, meeting
the needs of a diverse and vibrant city, in a manner complimentary to the
high-quality existing neighborhoods and commercial developments of
Southlake.
2. Allows for a mixture of complimentary land uses and density, including
housing and professional offices in such a way so as to provide an effective
transition from the high traffic and commercial land uses along the major
corridors, to the residential land uses bordering the site.
3. Provide for open space areas, specifically located to provide a pleasant
pedestrian and visual linkage through the community.
4. Reinforce streets as public places that encourage pedestrian and bicycle
travel.
5. Encourage efficient use of the land by facilitating compact development.
E. Master Plan
The following exhibits show, in detail, how the conceptual themes identified above
have been developed and applied specifically to the property.
The Tree Conservation plan show how the Master Plan fits on the existing site
features, and which trees are to be preserved.
The Development Plan graphic brings it all together into a summary site plan
rendering, showing all the features of the project.
The Neighborhood Landscape Plan shows the overall landscaped areas and
specifically the trees requested by each of our neighbors which we have agreed to
install when the homes are built adjacent to their lots.
F. Concept Sketches
The following sketches are intended to show how the project would look at various
locations within the development.
G. Land Uses
-Development Standards
Proposed Development Standards
Standard Office Building Neighborhood
1.0 Permitted Land Uses
Use Categories “O-1” Office District Uses. Single-family residential detached
dwelling unit, model homes for sales
and promotion.
Parks, playgrounds and open space.
2.0 Street Design Standards
R.O.W. Width Varies, as per Development Plan. Varies, as per Development Plan.
Design Speed < 25 mph. < 25 mph.
Street Typology Allowed Local Street: 2 lane undivided Residential Street: 2 lane divided.
Travel lane widths 12’, 25’ b/b total street width 12’, 25’ b/b total street width
On street parking Parallel, in 8’ inset parking spaces. None.
Turning radii 20’ minimum 20’ minimum
3.0 Streetscape Standards
Sidewalks/ Trails/ Walkways 5’ minimum 5’ minimum
Street trees required Average spacing of 40’, Maximum
spacing of 50’
Average spacing of 40’, Maximum
spacing of 50’
Continuous planter width 6’ minimum. 6’ minimum.
4.0 Open Space Standards
Open space Minimum of 25% Minimum of 15%
5.0 Block and Lot Standards
Block Type Single Site, fronting on Carroll. Irregular, based on topography,
vegetation and site constraints.
Block Dimensions n/a Less than 900 feet.
Lot area Minimum of 20,000 s.f. Minimum of 5,400 sf
Lot width and depth Min. of 100’ wide x 80’ deep Minimum of 46’ wide x 125’ deep,
with alley access.
Maximum lot coverage 35% 70%
Maximum impervious cover 80%
Minimum Block Length n/a 500’
6.0 Building Standards
Maximum Building Height 2 stories/ 35’ 2 stories
Maximum Building Area 26,000 sf.
Setbacks: Front
Front Garage
Side
Rear
15’
n/a
25’
25’
10’
n/a
6’/0’
20’
Accessory buildings As per rqmts of Zoning Ord., Sec.
34, Max. of 1,000 s.f. SUP required
per Section 45, Ord. 480.
As per rqmts of Zoning Ord., Sec. 34,
Max. of 1,000 s.f.
Principal Building Orientation Toward Carroll Avenue. Toward front of lot on internal street.
7.0 Site Design Standards
Standard Neighborhood Edge Neighborhood
Off street parking requirements 3 spaces per 1,000 s.f. of floor area. 2 spaces in garage plus 2 in driveway.
Screening
▪ Trash/recycling
receptacles
▪ Other utility equipment
▪ Loading spaces
▪ Surface parking areas
-3 side Masonry wall w/ opaque
Entry door, minimum 8’ high.
-Screened from surrounding area.
with wall and/or landscaping.
-n/a
-Screened from Davis Blvd. with
landscaping.
-n/a
Landscaping or fence.
-n/a
-n/a
Landscaping
▪ Landscape buffer between
parking, sidewalks and
streets
▪ Parking lot minimum
interior landscaping
▪ Rear setback at exist. Res.
6’ from Internal Road, 25’ from
Carroll Ave. curb, 3’ from
Sidewalk.
All open spaces fully landscaped.
n/a
Fully landscaped
As per landscape plan, as shown along
property lines.
Lighting
▪ Building entrances
▪ Parking areas, trails, and
streets
Yes
Street lights along one side of every
internal street, minimum spacing of
450’.
Yes
Street lights along one side of every
internal street, minimum spacing of
450’.
8.0 Sign Standards
All Signs in accordance with
requirements of the Sign Ord.;
Entry Feature signs allowed at all
Project Entries from Davis Blvd.:
Maximum of One (1) ground
mounted monument sign shall be
allowed per site/ building.
No permanent signs allowed on
Residential lots; Wayfinding and
identification signs allowed in
Common areas.
G. Land Uses (cont.)
Neighborhood Edge (Office):
The Neighborhood Edge will be made up of a Class A Professional Office building.
Parking will be provided at a ratio of one space for every 333 square feet of office
space. Such parking will be provided through a dedicated off-street parking lot.
The parking spaces shall be available, during off hours, for shared use by the
residential neighborhood when special events, such as parties and family gatherings
require it. Bicycle parking spaces shall be provided.
Exhibits that follow show a detailed plan of the proposed office site and building
elevation.
Neighborhood:
The Neighborhood contains single-family type residential units, and open space
areas.
-The 28 lots will feature a single-family detached product, ranging in size
from approximately 2,500 s.f. to 4,200 s.f., or more.
Each unit will have at least an enclosed two-car garage and two off-street, driveway
parking spaces. All garages will be recessed from the rear alley.
Typical plans and elevations for the Residences follow.
H. Other Considerations
TZD Modification:
1) Carroll Avenue Sidewalk Width: Modification of the TZD requirement for
a 6’ sidewalk along Carroll Avenue to 5’, which is consistent with the normal
requirements of the Subdivision Ordinance.
Proposed Project Schedule:
This project infrastructure is proposed to be developed in a single phase, with
detailed design beginning immediately after zoning approval; submittal for final
approvals and construction is planned to proceed as soon as is possible after that.
All open spaces areas within the Neighborhood will be improved in Phase I.
Two or more model homes will be built initially, followed by for-sale or build-to-suit
homes as sales progress. The office building will be built as the market allows.
Variance Requests:
The following variances are requested:
1) Driveway Stacking minimum distance of 50’: the southern driveway into the
Office parking has a stacking distance of 40’.
Open Space Management Plan:
All Common Open Space shall be owned and maintained by the Overlook /
WillowTree Gardens Property Owners Association (POA). Open Space Easement
areas shall also be maintained by the POA. All other areas shall be the
responsibility of the individual property owners, including the front yards and
required streetscape elements of the residential lots. All property owners shall be
required to be a member of the POA. Dues assessments, required for the
maintenance of the common areas and other POA activities, shall be mandatory.
The POA shall be responsible for the maintenance and operation of the protected
open space within the development. The expenses required to maintain the common
areas at a quality level shall be estimated annually by the POA Board, and dues shall
be determined and assessed on each property owner in an equitable fashion at such
a rate as necessary to maintain such a level of quality. Authority to enforce these
requirements, and to place a lien on the property if such dues are not paid, shall be
in the form of written Deed Restrictions and Covenants, agreed to by all property
owners at purchase, and shall run with the land.
Provisions shall be made, in the POA bylaws and Deed Restrictions, that in the
unlikely event the POA fails to maintain all or a portion of the protected open space
in reasonable order and condition, the City of Southlake may, but is not required to,
assume responsibility for its maintenance and take corrective action, including the
provision of extended maintenance. The costs of such maintenance may be charged
to the POA or individual property owners that make up the POA, and may include
administrative costs and penalties which shall become a lien on all property in the
development.
AG/SF-1A TZDMed Density
Residential
Number
of Lots
Existing
Zoning
Gross
Acreage
Site Data Summary Chart
Proposed
Zoning
Existing
Land Use
5900
Average
Res
Lot Size
(s.f.)
Net Density
(Dwelling units
per
gross acreage)
9.6 ac2.92 9.55 ac
Net Acreage
(Less ROW
Dedication)
.05 ac
ROW
Dedication
Acreage
29
6
5,750 s.f.
4
5,750 s.f.
5
5,751 s.f.
46'125'6'
10' BLDG
SETBACK
20' REAR
SETBACK
TYPICAL LOT DETAIL
1" = 40'
10
14
12
10
8
10
14
88 PARKING SPACES
5
9
Bldg 1
26,000 s.f.
2-Story
USE: Office
Pond 5'10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "E"
Fence / Wall Legend
8' Masonry Wall
8' Wood Fence
20' ALLEY16
6,982 s.f.
17
5,766 s.f.5,713
6'6'
20' REAR SETBACK
20' REAR
SETBACK
10' FRONT
SETBACK
R
4
0
'
20'
ALLEY
ROW
15'
PAVING
46'125'INSET PARKING
46'46'46'5'6'6'6'6'116'24'48'24'8'22'32'FIRELANEFIRELANEFIRELANEFIRELANEFIRELANE
FIRELANE
FIRELA
N
E
FIRELANE
FIRELANE
Mendez, LTD.
Existing Zoning: SF-1A
Juergen F. Strunck
Existing Zoning: AG
Great Digs, LLC.
Existing Zoning:
SF20-A
Town Square Ventures, L.P.
Existing Zoning: DT
East Southlake #1 & 2
Existing Zoning: SP1
L.U.D.=Medium Density Residential
L.U.D.=Medium
Density Residential
L.U.D.=Town Center
L.U.D.=Office / Commercial CARROLL AVE.10
14
12
10
8
48'
20' PRIVATE ALLEY
20' PRIVATE ALLEY
INSET PARKING INSET PARKING
INSET PARKING
INSET PARKING
INSET PARKINGINSET PARKINGINSET PARKING
TURN AROUND AREA FOR
EXISTING HOMES
EMERGENCY ACCESS GATE
OS
9,743 s.f.
10
14
88 PARKING SPACES
APPROX
LOCATION OF POWER
POLE
5
9
Bldg 1
26,000 s.f.
2-Story
USE: Office
28
5,735 s.f.20' ALLEY20' ALLEY6
5,750 s.f.
2
5,743 s.f.
7
5,750 s.f.
8
5,742 s.f.
9
5,734 s.f.
10
5,734 s.f.
11
5,734 s.f.
13
5,704 s.f.
16
6,982 s.f.
1
5,786 s.f.
3
5,751 s.f.
4
5,750 s.f.
5
5,751 s.f.
12
5,729 s.f.125'46'125'46'125'46'125'46'20' ALLEY23
5,752 s.f.
22
5,751 s.f.
19
5,750 s.f.
21
5,750 s.f.
24
5,751 s.f.
25
5,751 s.f.
26
5,751 s.f.
27
7,644 s.f.125'20
5,750 s.f.
18
6,958 s.f.125'46'125'46'125'46'125'46'
17
5,766 s.f.
Pond
14
5,713 s.f.
15
5,713 s.f.
Private Access
Vehicle Gates
DUMPSTER5'Naugher Living Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David N Carlson
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David Jackson Dean
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
James W. Debard, Jr.
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Bryan Family Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Brian K Stephens
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Stephens Spaeth
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Robert Wesley Dowdy
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Austin A Arnold
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Michael Wayson
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Hongwei Zhang
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Mendez, LTD.
Existing Zoning:
AG
10' BLDG SETBACK
10' BLDG SETBACK10' BLDG SETBACK
6'6'6'6'
10' BLDG SETBACK
6'6'6'6'6'6'6'6'
6'6'
10'
20' REAR SETBACK 20' REAR SETBACK
20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK20' REAR
SETBACK
10' FRONT
SETBACK
OS
5,474 s.f.
OS
16,490 s.f.
OS
13,581 s.f.
OS
5,306 s.f.R30'R30'R20'R20'R30'
R
4
0
'
R
4
0
'
R40'116'24'48'24'8'22'32'35'29'24'
24'
40'24'24'13'24'25'20'ALLEYROW15'PAVING20'ALLEYROW15'PAVING13'12'12'
18'24'24'13'
46'
20'
ALLEY
ROW
20'
ALLEY
ROW
15'
PAVING
20'
ALLEY
ROW
15'
PAVING
15'
PAVING 24'46'125'46'
18'79'155'80'50'
59'24'42'200'10' Landscape Bufferyard -
Type "F-1"10'10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "E"
5' SIDEWALK
5' SIDEWALK
01 JAN 24
0 60'120'240'
1" = 60'
SAGE GROUP, INC.
Master Planning
Urban Design
Architiecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
Planner:
Overlook/Willowtree Gardens
Southlake, Tarrant County, Texas
Development Plan
Owner:
Mendez, LTD.
1344 Lakeview Dr.
Southlake, TX 76092
817-424-2626
Contact: Angelo Mendez
Engineer:
Redinger Group, LLC
P.O. Box 93206
Southlake, TX 76092
817-596-7575 CARROLL AVENUEDeveloper:
WillowTree Development, LLC
680 N. Carroll Ave, Ste. 100
Southlake, TX 76092
817-617-9105
EMERGENCY
ACCESS GATE
PRIVATE ACCESS
VEHICLE GATES
Vicinity Map
Fencing & Entry Feature Plan
LOT DETAIL NOTES:
1.All lots shall be a minimum
of 5,700 s.f.
2.Front Setbacks are 10'
Typical
3.Rear Setbacks are 20'
Typical
4.Side Setbacks lots are
6' / 0' Typical
TYPICAL LOT DETAIL
1" = 40'
TYPICAL CORNER LOT DETAIL
1" = 40'
RESIDENTIAL PARKING DETAIL
1" = 30'
Case No. ZA23-0072
FIRELANEFIRELANEFIRELANEFIRELANEFIRELANE
FIRELANE
FIRELA
N
E
FIRELANE
FIRELANE
Mendez, LTD.
Existing Zoning: SF-1A
Juergen F. Strunck
Existing Zoning: AG
Great Digs, LLC.
Existing Zoning:
SF20-A
Town Square Ventures, L.P.
Existing Zoning: DT
East Southlake #1 & 2
Existing Zoning: SP1
L.U.D.=Medium Density Residential
L.U.D.=Medium
Density Residential
L.U.D.=Town Center
L.U.D.=Office / Commercial CARROLL AVE.48'
20' PRIVATE ALLEY
20' PRIVATE ALLEY
INSET PARKING INSET PARKING
INSET PARKING
INSET PARKING
INSET PARKINGINSET PARKINGINSET PARKING
TURN AROUND AREA FOR
EXISTING HOMES
EMERGENCY ACCESS GATE
OS
9,743 s.f.
88 PARKING SPACES
APPROX
LOCATION OF POWER
POLE
Bldg 1
26,000 s.f.
2-Story
USE: Office
28
5,735 s.f.20' ALLEY20' ALLEY6
5,750 s.f.
2
5,743 s.f.
7
5,750 s.f.
8
5,742 s.f.
9
5,734 s.f.
10
5,734 s.f.
11
5,734 s.f.
13
5,704 s.f.
16
6,982 s.f.
1
5,786 s.f.
3
5,751 s.f.
4
5,750 s.f.
5
5,751 s.f.
12
5,729 s.f.125'46'125'46'125'46'125'46'20' ALLEY23
5,752 s.f.
22
5,751 s.f.
19
5,750 s.f.
21
5,750 s.f.
24
5,751 s.f.
25
5,751 s.f.
26
5,751 s.f.
27
7,644 s.f.125'20
5,750 s.f.
18
6,958 s.f.125'46'125'46'125'46'125'46'
17
5,766 s.f.
Pond
14
5,713 s.f.
15
5,713 s.f.
Private Access
Vehicle Gates
DUMPSTER5'Naugher Living Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David N Carlson
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David Jackson Dean
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
James W. Debard, Jr.
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Bryan Family Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Brian K Stephens
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Stephens Spaeth
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Robert Wesley Dowdy
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Austin A Arnold
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Michael Wayson
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Hongwei Zhang
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Mendez, LTD.
Existing Zoning:
AG
10' BLDG SETBACK
10' BLDG SETBACK10' BLDG SETBACK
6'6'6'6'
10' BLDG SETBACK
6'6'6'6'6'6'6'6'
6'6'
10'
20' REAR SETBACK 20' REAR SETBACK
20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK20' REAR
SETBACK
10' FRONT
SETBACK
OS
5,474 s.f.
OS
16,490 s.f.
OS
13,581 s.f.
OS
5,306 s.f.R30'R30'R20'R20'R30'
R
4
0
'
R
4
0
'
R40'116'24'48'24'8'22'32'35'29'24'
24'
40'24'24'13'24'25'20'ALLEYROW15'PAVING20'ALLEYROW15'PAVING13'12'12'
18'24'24'13'
46'
20'
ALLEY
ROW
20'
ALLEY
ROW
15'
PAVING
20'
ALLEY
ROW
15'
PAVING
15'
PAVING 24'46'125'46'
18'79'155'80'50'
59'24'42'200'10' Landscape Bufferyard -
Type "F-1"10'10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "F-1"
10' Landscape Bufferyard -
Type "E"
5' SIDEWALK
5' SIDEWALK
Legend
Existing Tree
Cedar Elm
Chinese Pistache
Live Oak
Red Oak
Crape Myrtle
Desert Willow
Little Gem Magnolia
Pond
Density Residential
10' Landscape Bufferyard -
Legend
Existing Saved Tree
Interior LandscapeCanopy Tree - 4"
Interior Landscape Accent Tree - 6' Height Min.
Interior Landscape Shrub - 3 Gallon Min.
Groundcover - 4" Containers Min. (12" O.C.)
Seasonal Color - 4" Containers Min.
Bufferyard
Parking Lot Lighting
88 PARKING SPACES
Bldg 1
26,000 s.f.
2-Story
USE: Office
01 JAN 24
0 60'120'240'
1" = 60'
SAGE GROUP, INC.
Master Planning
Urban Design
Architiecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
Planner:
Overlook/Willowtree Gardens
Southlake, Tarrant County, Texas
Landscape Plan
Owner:
Mendez, LTD.
1344 Lakeview Dr.
Southlake, TX 76092
817-424-2626
Contact: Angelo Mendez
Engineer:
Redinger Group, LLC
P.O. Box 93206
Southlake, TX 76092
817-596-7575
Developer:
WillowTree Development, LLC
680 N. Carroll Ave, Ste. 100
Southlake, TX 76092
817-617-9105
Detention Area Landscape Concept Plan
1"=30'Office Interior Landscaping Detail
1"=30'Case No. ZA23-0072
Tree Canopy Coverage
Total site area 666,087 s.f.
Total existing canopy 163,572 s.f. --> 24.56%
Preserved tree canopy (green) 46,583 s.f. --> 28.48%
Possible preserved tree canopy (yellow) 0 s.f. --> 00.00%
Removed tree canopy (red) 116,989 s.f. --> 71.52%
163,572 s.f. --> 100.00%
TREE TABLE
NO.
2001
2002
2003
2004
2005
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2020
2021
2022
2023
2024
2025
2026
2028
2029
2030
2031
2032
2033
2034
2036
2037
2039
2040
2041
2046
2047
2048
2049
2051
2052
2053
2054
2056
2057
2058
2059
2060
2061
2062
2063
2064
2065
2066
2069
2070
2071
2072
2076
2077
2078
2080
2081
2082
2083
2085
2086
2087
2089
2090
2091
2092
2093
2094
2095
2096
2097
2098
2099
2100
2487
2488
2491
2492
2493
2494
2495
2496
2497
2498
2499
2500
3729
3730
3733
3734
3735
3736
3738
3740
3741
DESCRIPTION
13" ELM
7" ASH
8" HACKBERRY
7" CEDAR
8" ELM
7" ELM
9" ELM
28" ELM
12" ELM
7" HACKBERRY
9" HACKBERRY
8" HACKBERRY
9" ELM
8" HACKBERRY
6" HACKBERRY
6" HACKBERRY
7" ELM
7" HACKBERRY
7" ELM
6" ELM
7" ELM
7" HACKBERRY
6" CEDAR
7" ELM
6" CEDAR
10" OAK
7" HACKBERRY
8" BOIS D'ARC
6" HACKBERRY
12" HACKBERRY
6" HACKBERRY
7" CEDAR
7" HACKBERRY
14" OAK
8" HACKBERRY
19" BOIS D'ARC
8" CHINABERRY
7" HACKBERRY
12" HACKBERRY
10" HACKBERRY
6" HACKBERRY
11" ELM
8" HACKBERRY
10" ELM
8" ELM
6" ASH
19" HACKBERRY
11" HACKBERRY
9" CHINABERRY
6" HACKBERRY
6" ELM
11" HACKBERRY
11" ELM
11" OAK
12" HACKBERRY
7" ELM
6" HACKBERRY
11" HACKBERRY
7" HACKBERRY
7" CEDAR
11" ELM
6" ELM
6" HACKBERRY
13" HACKBERRY
7" ELM
9" HACKBERRY
17" MESQUITE
10" HACKBERRY
18" WILLOW
17" WILLOW
16" ELM
7" CEDAR
17" HACKBERRY
7" CEDAR
17" ELM
6" ELM
17" CEDAR
10" ELM
12" ELM
10" HACKBERRY
9" HACKBERRY
9" ELM
11" ELM
8" ELM
10" HACKBERRY
7" CHINABERRY
8" HACKBERRY
7" HACKBERRY
8" ELM
7" ELM
20" HACKBERRY
11" ELM
10" ELM
8" OAK
6" HACKBERRY
6" ELM
13" HACKBERRY
21" ELM
8" HACKBERRY
9" ELM
TREE TABLE
NO.
3742
3743
3744
3745
3746
3748
4501
4502
4503
4504
4505
4506
4507
4508
4509
4510
4511
4512
4513
4514
4515
4516
4517
4518
4519
4520
4521
4522
4523
4524
4525
4526
4527
4532
4533
4534
4535
4536
4537
4538
4539
4540
4541
4542
4543
4544
4545
4546
4547
4548
4549
4550
4551
4552
4553
4555
4556
4557
4558
4559
4560
4561
4562
4563
4564
4565
4566
4567
4568
4569
4570
4571
4572
4573
4574
4575
4576
4577
4578
4579
4580
4581
4582
4583
4584
4585
4586
4587
4588
4589
4590
4591
4592
4593
4594
4595
4596
4597
4598
4599
DESCRIPTION
9" ELM
11" ELM
8" HACKBERRY
10" HACKBERRY
6" ELM
11" ELM
7" HACKBERRY
11" HACKBERRY
9" HACKBERRY
7" HACKBERRY
8" ELM
11" ELM
17" ELM
9" ELM
11" ELM
8" HACKBERRY
13" ELM
9" HACKBERRY
15" ELM
6" ELM
9" CATS CLAW
9" CHINABERRY
8" HACKBERRY
9" HACKBERRY
18" CHINABERRY
14" CHINABERRY
10" ELM
8" ELM
26" CEDAR
/ACTIVE" ELM
7" HACKBERRY
18" ELM
11" ELM
12" HACKBERRY
8" HACKBERRY
6" HACKBERRY
7" HACKBERRY
18" CEDAR
15" HACKBERRY
10" ELM
7" HACKBERRY
10" ELM
7" HACKBERRY
9" ELM
7" ELM
20" ELM
10" WILLOW
7" ELM
7" ELM
18" ELM
7" HACKBERRY
27" ELM
10" ELM
12" ELM
11" ELM
10" ELM
7" HACKBERRY
16" HACKBERRY
27" BOIS D'ARC
8" ELM
21" HACKBERRY
8" ELM
6" ELM
14" ELM
13" ELM
8" ELM
13" ELM
8" ELM
6" MISC. TREE
10" HACKBERRY
24" ELM
11" ELM
6" ELM
6" HACKBERRY
6" CEDAR
6" HACKBERRY
6" HACKBERRY
8" HACKBERRY
9" ELM
39" HACKBERRY
11" BOIS D'ARC
6" ELM
7" ELM
6" ELM
7" ELM
7" ELM
9" ELM
6" ELM
7" HACKBERRY
20" HACKBERRY
9" ELM
28" OAK
7" OAK
15" HACKBERRY
12" HACKBERRY
17" ELM
10" ELM
9" ELM
9" ELM
10" CHINABERRY
TREE TABLE
NO.
4600
4601
4602
4603
4604
4605
4606
4607
4608
4610
4611
4612
4613
4614
4615
4616
4617
4618
4619
4620
4621
4622
4623
4624
4626
4627
4628
4629
4630
4631
4632
4634
4636
4637
4638
4639
4640
4641
4642
4643
4644
4645
4646
4647
4648
4649
4650
4651
4652
4653
4654
4655
4656
4657
4658
4659
4660
4661
4662
4664
4665
4666
4667
4668
4669
4670
4671
4672
4673
4674
4675
4676
4677
4678
4679
4680
4681
4682
4683
4684
4685
4686
4687
4688
4689
4690
4691
4692
4693
4694
4695
4696
4697
4698
4699
4700
4776
4777
4778
4779
DESCRIPTION
19" ELM
38" MESQUITE
9" POST OAK
7" LIVE OAK
7" POST OAK
9" BRADFORD PEAR
13" BRADFORD PEAR
13" ELM
10" ELM
13" ELM
11" HACKBERRY
15" CEDAR ELM
19" CEDAR ELM
9" ELM
6" HACKBERRY
7" LIVE OAK
11" ASH
19" CEDAR ELM
7" CEDAR ELM
6" HACKBERRY
6" HACKBERRY
7" CEDAR ELM
6" CEDAR ELM
9" CEDAR ELM
16" HACKBERRY
7" HACKBERRY
9" HACKBERRY
8" HACKBERRY
7" HACKBERRY
9" HACKBERRY
17" ELM
16" ELM
7" ELM
30" MESQUITE
7" ELM
7" HACKBERRY
6" HACKBERRY
7" HACKBERRY
7" HACKBERRY
8" HACKBERRY
6" ELM
6" HACKBERRY
10" MESQUITE
10" HACKBERRY
12" HACKBERRY
9" ELM
8" ELM
9" ELM
9" ELM
11" ELM
7" ELM
6" ELM
11" ELM
7" ELM
8" HACKBERRY
10" HACKBERRY
10" HACKBERRY
11" HACKBERRY
17" HACKBERRY
9" HACKBERRY
6" HACKBERRY
10" HACKBERRY
7" HACKBERRY
7" HACKBERRY
8" HACKBERRY
8" HACKBERRY
7" HACKBERRY
12" HACKBERRY
7" HACKBERRY
15" ELM
7" HACKBERRY
8" ELM
7" HACKBERRY
9" HACKBERRY
8" HACKBERRY
7" CEDAR
8" HACKBERRY
12" HACKBERRY
6" HACKBERRY
8" HACKBERRY
11" HACKBERRY
13" CEDAR
23" ELM
20" ELM
9" HACKBERRY
7" CEDAR
28" HACKBERRY
14" ELM
12" ELM
25" ELM
18" ELM
7" CEDAR
9" CEDAR
12" HACKBERRY
9" HACKBERRY
9" ELM
8" HACKBERRY
8" HACKBERRY
8" ELM
19" ELM
TREE TABLE
NO.
4780
4781
4782
4783
4784
4785
4786
4787
4788
4789
4790
4791
4883
4911
4912
4913
4914
4915
4916
4917
4918
4919
4920
4921
4922
4923
4924
4925
4926
4927
4928
4929
4930
4931
4932
4933
4934
4935
4936
4937
4938
4939
4940
4941
4942
4943
4944
4945
4946
4947
4948
4949
4950
4951
4953
4954
4955
4956
4957
4958
4959
4960
4961
4962
4963
4964
4965
4966
4967
4968
4969
4970
4971
4972
4973
4974
4975
4976
4977
4978
4979
4980
4981
4982
4983
4984
4985
4986
4987
4988
6501
6502
6503
6504
6505
6506
6507
6508
6509
6510
DESCRIPTION
8" HACKBERRY
12" CEDAR
8" ELM
7" ELM
10" ELM
19" ELM
9" ELM
10" ELM
19" HACKBERRY
8" ELM
11" ELM
10" ELM
6" ELM
14" WILLOW
7" CEDAR ELM
12" CEDAR ELM
9" CEDAR ELM
16" HACKBERRY
8" HACKBERRY
22" HACKBERRY
9" HACKBERRY
17" ELM
16" ELM
11" CEDAR ELM
11" CEDAR ELM
10" CEDAR ELM
7" ELM
8" CEDAR ELM
7" CEDAR ELM
9" CEDAR ELM
19" CEDAR ELM
10" CEDAR ELM
7" CEDAR ELM
8" HACKBERRY
9" ELM
29" CEDAR ELM
30" ELM
8" CEDAR ELM
11" CEDAR ELM
10" CEDAR ELM
7" BOIS D'ARC
9" ELM
12" CEDAR ELM
38" COTTONWOOD
8" ELM
6" CEDAR ELM
13" HACKBERRY
13" ELM
13" ELM
8" ELM
10" ELM
34" COTTONWOOD
7" CEDAR ELM
9" CEDAR ELM
16" ELM
13" WILLOW
10" HACKBERRY
15" HACKBERRY
8" CEDAR ELM
11" CEDAR ELM
28" WILLOW
15" ELM
32" BOIS D'ARC
16" BRADFORD PEAR
24" BOIS D'ARC
11" ELM
14" CEDAR ELM
15" CEDAR ELM
10" LIVE OAK
14" HACKBERRY
13" HACKBERRY
17" CEDAR ELM
7" CEDAR
18" CEDAR ELM
25" HACKBERRY
9" ELM
17" ELM
15" ELM
15" ELM
9" ELM
21" HACKBERRY
6" ELM
13" COTTONWOOD
8" ELM
13" ELM
9" POST OAK
9" LIVE OAK
11" LIVE OAK
10" LIVE OAK
7" LIVE OAK
9" HACKBERRY
11" ELM
17" ELM
7" ELM
8" ELM
9" ELM
8" ELM
6" CEDAR
28" HACKBERRY
14" HACKBERRY
TREE TABLE
NO.
6513
6514
6515
6516
6517
6518
6519
6520
6521
6522
6523
6524
6525
6526
6527
6528
6529
6530
6531
6532
6533
6534
6535
6536
6537
6538
6539
6540
6541
6542
6543
6544
6545
6546
6547
6548
6549
6550
6551
6552
6553
6554
6555
6556
6557
6558
6559
6560
6561
6562
6563
6564
6565
6566
6567
6568
6569
6570
6571
6572
6573
6574
6575
6576
6577
6578
6579
6580
6581
6582
6583
6584
6585
6586
6587
6588
6589
6590
6591
6594
6595
6597
6598
6599
6600
6601
6602
6603
6604
6605
6606
6607
6608
6609
6610
6611
6612
6613
6614
6615
DESCRIPTION
10" ELM
40" BOIS D'ARC
7" CEDAR
14" BOIS D'ARC
13" MISC. TREE
14" HACKBERRY
7" HACKBERRY
11" ELM
14" HACKBERRY
10" ELM
10" ELM
20" HACKBERRY
10" ELM
9" GUM BULLY
17" ELM
6" HACKBERRY
19" BOIS D'ARC
14" MISC. TREE
12" HACKBERRY
7" ELM
12" BOIS D'ARC
12" HACKBERRY
11" MESQUITE
12" ELM
19" ELM
9" HACKBERRY
13" ELM
6" HACKBERRY
7" HACKBERRY
10" HACKBERRY
10" GUM BULLY
14" BOIS D'ARC
13" ELM
15" HACKBERRY
7" BOIS D'ARC
7" HACKBERRY
24" ELM
7" BOIS D'ARC
15" MESQUITE
13" MESQUITE
12" HACKBERRY
8" HACKBERRY
17" HACKBERRY
7" HACKBERRY
6" CEDAR
20" MESQUITE
13" HACKBERRY
6" HACKBERRY
9" ELM
6" LOCUST
16" CHINABERRY
6" CEDAR
9" CEDAR
8" HACKBERRY
7" ELM
6" HACKBERRY
9" ELM
7" OAK
11" ELM
7" ELM
7" CEDAR
7" ELM
23" BOIS D'ARC
12" ELM
8" HACKBERRY
6" HACKBERRY
7" ELM
12" ELM
13" OAK
6" ELM
9" ELM
9" ELM
7" HACKBERRY
7" CEDAR
13" ELM
6" MISC. TREE
8" HACKBERRY
17" ELM
7" HACKBERRY
8" ELM
9" HACKBERRY
35" OAK
7" ELM
7" ELM
7" HACKBERRY
9" HACKBERRY
17" OAK
9" HACKBERRY
7" BOIS D'ARC
15" OAK
7" HACKBERRY
10" CEDAR
12" HACKBERRY
" LOCUST
8" HACKBERRY
15" HACKBERRY
18" HACKBERRY
12" HACKBERRY
11" HACKBERRY
34" BRADFORD PEAR
TREE TABLE
NO.
6616
6617
6618
6620
6621
6631
6632
6652
6654
6655
6656
6657
6658
6659
6668
6669
6670
6671
6673
6674
6675
6676
6677
6678
6679
6680
6681
6682
6683
6684
6685
6686
6687
6688
6689
6690
6691
6692
6693
6694
6695
6696
6697
6700
10778
10779
10780
10781
10782
10783
10784
DESCRIPTION
30" PECAN
25" HACKBERRY
17" HACKBERRY
17" OAK
11" ELM
27" OAK
26" MESQUITE
17" HACKBERRY
34" BRADFORD PEAR
15" HACKBERRY
14" HACKBERRY
17" HACKBERRY
13" HACKBERRY
6" CEDAR
18" HACKBERRY
12" MESQUITE
13" HACKBERRY
6" ASH
7" ASH
8" MESQUITE
20" HACKBERRY
7" ASH
11" HACKBERRY
7" LOCUST
12" LOCUST
12" ELM
10" ELM
23" HACKBERRY
13" CEDAR
16" BOIS D'ARC
13" HACKBERRY
8" CEDAR
15" ELM
15" GUM BULLY
11" ELM
8" HACKBERRY
14" HACKBERRY
10" MESQUITE
" HACKBERRY
7" HACKBERRY
9" GUM BULLY
11" ASH
7" CHINABERRY
6" HACKBERRY
13" HACKBERRY
9" HACKBERRY
24" ELM
8" HACKBERRY
8" HACKBERRY
25" COTTONWOOD
16" HACKBERRY
NOTE: GREEN TEXT
INDICATES SAVED
TREES FIRELANEFIRELANEFIRELANEFIRELANEFIRELANE
FIRELANE
FIRELA
N
E
FIRELANE
FIRELANE
Mendez, LTD.
Existing Zoning: SF-1A
Juergen F. Strunck
Existing Zoning: AG
Great Digs, LLC.
Existing Zoning:
SF20-A
Town Square Ventures, L.P.
Existing Zoning: DT
East Southlake #1 & 2
Existing Zoning: SP1
L.U.D.=Medium Density Residential
L.U.D.=Medium
Density Residential
L.U.D.=Town Center
L.U.D.=Office / Commercial CARROLL AVE.10
14
12
10
8
48'
20' PRIVATE ALLEY
20' PRIVATE ALLEY
INSET PARKING INSET PARKING
INSET PARKING
INSET PARKING
INSET PARKINGINSET PARKINGINSET PARKING
TURN AROUND AREA FOR
EXISTING HOMES
EMERGENCY ACCESS GATE
OS
9,743 s.f.
10
14
88 PARKING SPACES
APPROX
LOCATION OF POWER
POLE
5
9
Bldg 1
26,000 s.f.
2-Story
USE: Office
28
5,735 s.f.20' ALLEY20' ALLEY6
5,750 s.f.
2
5,743 s.f.
7
5,750 s.f.
8
5,742 s.f.
9
5,734 s.f.
10
5,734 s.f.
11
5,734 s.f.
13
5,704 s.f.
16
6,982 s.f.
1
5,786 s.f.
3
5,751 s.f.
4
5,750 s.f.
5
5,751 s.f.
12
5,729 s.f.125'46'125'46'125'46'125'46'20' ALLEY23
5,752 s.f.
22
5,751 s.f.
19
5,750 s.f.
21
5,750 s.f.
24
5,751 s.f.
25
5,751 s.f.
26
5,751 s.f.
27
7,644 s.f.125'20
5,750 s.f.
18
6,958 s.f.125'46'125'46'125'46'125'46'
17
5,766 s.f.
Pond
14
5,713 s.f.
15
5,713 s.f.
Private Access
Vehicle Gates
DUMPSTER5'Naugher Living Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David N Carlson
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David Jackson Dean
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
James W. Debard, Jr.
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Bryan Family Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Brian K Stephens
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Stephens Spaeth
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Robert Wesley Dowdy
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Austin A Arnold
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Michael Wayson
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Hongwei Zhang
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Mendez, LTD.
Existing Zoning:
AG
10' BLDG SETBACK
10' BLDG SETBACK10' BLDG SETBACK
6'6'6'6'
10' BLDG SETBACK
6'6'6'6'6'6'6'6'
6'6'
10'
20' REAR SETBACK 20' REAR SETBACK
20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK20' REAR
SETBACK
10' FRONT
SETBACK
OS
5,474 s.f.
OS
16,490 s.f.
OS
13,581 s.f.
OS
5,306 s.f.R30'R30'R20'R20'R30'
R
4
0
'
R
4
0
'
R40'116'24'48'24'8'22'32'35'29'24'
24'
40'24'24'13'24'25'20'ALLEYROW15'PAVING20'ALLEYROW15'PAVING13'12'12'
18'24'24'13'
46'
20'
ALLEY
ROW
20'
ALLEY
ROW
15'
PAVING
20'
ALLEY
ROW
15'
PAVING
15'
PAVING 24'46'125'46'
Tree Legend
Saved Trees
Borderline Trees
Trees to be Altered
18 DEC 23
0 60'120'240'
1" = 60'
SAGE GROUP, INC.
Master Planning
Urban Design
Architiecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
Planner:
Overlook/Willowtree Gardens
Southlake, Tarrant County, Texas
Tree Conservation Plan
Owner:
Mendez, LTD.
1344 Lakeview Dr.
Southlake, TX 76092
817-424-2626
Contact: Angelo Mendez
Engineer:
Redinger Group, LLC
P.O. Box 93206
Southlake, TX 76092
817-596-7575
Developer:
WillowTree Development, LLC
680 N. Carroll Ave, Ste. 100
Southlake, TX 76092
817-617-9105
Case No. ZA23-0072
FIRELANEFIRELANEFIRELANEFIRELANEFIRELANE
FIRELANE
FIRELAN
E
FIRELANE
FIRELANE
E. SOUTHLAKE BLVD.
(R.O.W. VARIES)
Mendez, LTD.
Existing Zoning: SF-1A
Juergen F. Strunck
Existing Zoning: AG
Great Digs, LLC.
Existing Zoning:
SF20-A
Town Square Ventures, L.P.
Existing Zoning: DT
East Southlake #1 & 2
Existing Zoning: SP1
E. SOUTHLAKE BLVD.
(R.O.W. VARIES)
L.U.D.=Medium Density Residential
L.U.D.=Medium
Density Residential
L.U.D.=Town Center
L.U.D.=Office / Commercial CARROLL AVE.OS
9,743 s.f.
88 PARKING SPACES
Bldg 1
26,000 s.f.
2-Story
USE: Office
28
5,735 s.f.
6
5,750 s.f.
2
5,743 s.f.
7
5,750 s.f.
8
5,742 s.f.
9
5,734 s.f.
10
5,734 s.f.
11
5,734 s.f.
13
5,704 s.f.
16
6,982 s.f.
1
5,786 s.f.
3
5,751 s.f.
4
5,750 s.f.
5
5,751 s.f.
12
5,729 s.f.
23
5,752 s.f.
22
5,751 s.f.
19
5,750 s.f.
21
5,750 s.f.
24
5,751 s.f.
25
5,751 s.f.
26
5,751 s.f.
27
7,644 s.f.
20
5,750 s.f.
18
6,958 s.f.
17
5,766 s.f.
14
5,713 s.f.
15
5,713 s.f.5'Naugher Living Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David N Carlson
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
David Jackson Dean
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
James W. Debard, Jr.
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Bryan Family Trust
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Brian K Stephens
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Stephens Spaeth
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Robert Wesley Dowdy
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Austin A Arnold
Existing Zoning: SF20-A
L.U.D.=Medium
Density Residential
Michael Wayson
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Hongwei Zhang
Existing Zoning:
SF20-A
L.U.D.=Medium
Density Residential
Mendez, LTD.
Existing Zoning:
AG
10' BLDG SETBACK
10' BLDG SETBACK10' BLDG SETBACK
6'6'6'6'
10' BLDG SETBACK
6'6'6'6'6'6'6'6'
6'6'
10'
20' REAR SETBACK 20' REAR SETBACK
20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK 20' REAR SETBACK20' REAR
SETBACK
10' FRONT
SETBACK
OS
5,474 s.f.
OS
16,490 s.f.
OS
13,581 s.f.
OS
5,306 s.f.FIRELANEFIRELANEFIRELANEFIRELANEFIRELANE
FIRELA
N
E
FIRELANE
FIRELANE CARROLL AVE.88 PARKING SPACES
Bldg 1
26,000 s.f.
2-Story
USE: Office
1
5,786 s.f.
L.U.D.=Medium
Density Residential
L.U.D.=Medium
Density Residential
10' BLDG SETBACK
10'
28 DEC 23
0 100'200'400'
1" = 100'
SAGE GROUP, INC.
Master Planning
Urban Design
Architiecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
Planner:
Overlook/Willowtree Gardens
Southlake, Tarrant County, Texas
Land Use Exhibit
Owner:
Mendez, LTD.
1344 Lakeview Dr.
Southlake, TX 76092
817-424-2626
Contact: Angelo Mendez
Engineer:
Redinger Group, LLC
P.O. Box 93206
Southlake, TX 76092
817-596-7575
Developer:
WillowTree Development, LLC
680 N. Carroll Ave, Ste. 100
Southlake, TX 76092
817-617-9105
Case No. ZA23-0072
Scale 1" = 40'
PROPOSED OFFICE / COMMERCIAL LAND USE
EXISTING LAND USE
P R E L I M I N A R Y
FOR REVIEW ONLY
Not for Construction or Permit Purposes
P.E. No.
Engineer
Date
CLAYTON T. REDINGER
97497 12/20/2023
PREPARED FOR:CLIENT NAME
ADDRESS
CITY, TEXAS XXXXX
(XXX) XXX-XXXX
REDINGER GROUP, LLC
P.O. BOX 93206
SOUTHLAKE, TEXAS 76092
PHONE: (817) 253-5727
ENGINEERING FIRM REGISTRATION NUMBER F-23328
NORTH
EXISTING DRAINAGE PLAN
OVERLOOK/WILLOW TREE GARDENS
SOUTHLAKE, TEXAS
P R E L I M I N A R Y
FOR REVIEW ONLY
Not for Construction or Permit Purposes
P.E. No.
Engineer
Date
CLAYTON T. REDINGER
97497 12/20/2023
PREPARED FOR:CLIENT NAME
ADDRESS
CITY, TEXAS XXXXX
(XXX) XXX-XXXX
REDINGER GROUP, LLC
P.O. BOX 93206
SOUTHLAKE, TEXAS 76092
PHONE: (817) 253-5727
ENGINEERING FIRM REGISTRATION NUMBER F-23328
NORTH
PRELIMINARY GRADING & DRAINAGE PLAN
OVERLOOK/WILLOW TREE GARDENS
SOUTHLAKE, TEXAS
P R E L I M I N A R Y
FOR REVIEW ONLY
Not for Construction or Permit Purposes
P.E. No.
Engineer
Date
CLAYTON T. REDINGER
97497 12/20/2023
PREPARED FOR:CLIENT NAME
ADDRESS
CITY, TEXAS XXXXX
(XXX) XXX-XXXX
REDINGER GROUP, LLC
P.O. BOX 93206
SOUTHLAKE, TEXAS 76092
PHONE: (817) 253-5727
ENGINEERING FIRM REGISTRATION NUMBER F-23328
PRELIMINARY UTILITY PLAN
OVERLOOK/WILLOW TREE GARDENS
SOUTHLAKE, TEXAS
NORTH
MEMORANDUM
To:Jody Alumbaugh, PE
President – Willowtree Custom Homes
From: Douglas M Arnold, P.E.
Kimley-Horn and Associates, Inc.
Date: December 11, 2023
Re:Traffic Study
Proposed Residential and Office Development
Southlake, Texas
PURPOSE
This memorandum serves as a traffic study for a proposed single-family and office development located
on the west side of North Carroll Avenue, north of Southlake Boulevard, in the City of Southlake, Texas.
The development is anticipated to include 28 detached single-family dwelling units and 26,000 square
feet of general office space.Exhibit 1 (attached) provides the general site location of the proposed
development.
The following traffic assessment will include the following: existing and proposed roadway
characteristics, proposed development characteristics, need for auxiliary lanes, access spacing, sight
distance, and driveway intersection delay and level of service (LOS).
EXISTING TRANSPORTATION SYSTEM
North Carroll Avenue is a four-lane divided Arterial roadway with a posted speed of 30 mph. North
Carrol Avenue provides access for development traffic to Southlake Boulevard (FM 1709) to the south
and SH 114 to the north. Adjacent to the development, there is a raised median along North Carroll
Avenue. This section of North Carroll Avenue is built out to its ultimate cross section.
Southlake Boulevard (FM 1709) is a six-lane divided Arterial with a posted speed of 45 mph.
Southlake Boulevard provides access to Kimball Avenue and SH 114 to the east, and other City
thoroughfares to the west.
Based on recent (2019) TxDOT traffic count data, the daily volumes along North Carroll Avenue, north
of Southlake Boulevard, is approximately 19,900 vehicles per day. The peak hour volumes along North
Carroll Avenue in 2019 were 1,530 vehicles during the AM peak hour (841 NB, 689 SB) and 1,830
vehicles during the PM peak hour (795 NB, 1,035 SB).
PROPOSED DEVELOPMENT INFORMATION
The proposed development sits on a undeveloped plot and as such generates no traffic. The
development’s concept plan (attached) includes 28 single-family detached housing dwellings and a +/-
26,000 square-foot general office building.
12/11/2023
Page 2
Site Access
As previously mentioned, the subject property is located on the west side of North Carroll Avenue. To
the north of the development, there is a developed residential neighborhood, and to the south is an
undeveloped parcel and an existing medical office building, both under separate ownership. West of
the subject property is a residential neighborhood; based on feedback from the neighborhood and City
staff, no connections are proposed from this development to that neighborhood via Cross Lane (other
than a gated emergency access point). Furthermore, there are no existing easements along the
southern property line for any potential cross access connections. With that said, all access to the site
must be provided via North Carroll Avenue.
Based on the development concept plan, there are two driveways proposed to serve the development.
The southern driveway, located approximately 600 feet north of Southlake Boulevard, will primarily
serve the general office development. The northern driveway, located approximately 180 feet north of
the southern driveway and approximately 350 feet south of Ownby Lane, will primarily serve the
residential homes.
Since there is a raised median along North Carroll Avenue spanning the entire frontage of the subject
property, and access to Cross Lane is for emergency access only, the development is proposed to
install a northbound left-turn lane to serve the northern site driveway. An analysis of this proposed
improvement will be provided later in the memo. The developer is looking to get conceptual approval
of the left-turn lane as part of this traffic study, with engineering plans to come shortly after as the
project moves forward.
Trip Generation
Based on trip generation rates from the 11th edition of the ITE Trip Generation Manual for Single Family
Detached Homes (ITE Land Use Code 210) and General Office (ITE Land Use Code 710),the site is
anticipated to generate 60 AM peak hour driveway trips and 63 PM peak hour driveway trips. A
breakdown of the trip generation is provided in Table 1. No internal capture was assumed between the
residential and general office land uses.
Table 1: Trip Generation Analysis
Trip Distribution and Assignment
It is anticipated that the site traffic will be distributed to North Carrol Avenue and Southlake Boulevard
accordingly: 30% to/from the west on Southlake Boulevard, 25% to/from the east on Southlake
Boulevard, 30% to/from the north on North Carrol Avenue, and 15% to/from the south on North Carroll
Avenue.Exhibit 2 (attached) provides the anticipated trip distribution at the two (2) project driveways
and one (1) study intersection.Exhibit 3 provides the anticipated trip assignment at the driveways.
Based on the trip assignment values, the increase in traffic along North Carroll Avenue as a result of
this proposed developments equates to less than a 2.0% increase between Southlake Boulevard and
the site and less than 1% north of the site.
In Out Total In Out Total
Single-Family Detached Housing 210 28 Dwelling Units 264 5 15 20 16 10 26
General Office 710 26,000 SF 282 35 5 40 6 31 37
546 40 20 60 22 41 63TOTAL SITE TRAFFIC
Daily AM Peak Hour PM Peak HourLand Use Description ITE
Code
Intensity /
Units
Page 3
DRIVEWAY CAPACITY ANALYSIS
A capacity analysis was performed for the project driveways along North Carroll Avenue. Capacity
analysis results are listed in terms vehicle delay and level of service (LOS). LOS is a qualitative term
describing operating conditions (vehicle delay) a driver will experience while traveling on a specific
street or highway during a specific time interval. It ranges from A (very little delay) to F (longer delays
and congestion). TxDOT considers LOS D or better to be the target LOS for design and evaluation
purposes. Average total delay ranges of each operational state for intersections, based on the Highway
Capacity Manual (HCM) 6th Edition, are presented in Table 2.
Table 2: Level of Service Definitions
Level of Service Signalized Intersection
Average Total Delay (sec/veh)
Unsignalized Intersection
Average Total Delay (sec/veh)
A ≤10 <10
B >10 and ≤20 >10 and <15
C >20 and ≤35 >15 and <25
D >35 and ≤55 >25 and <35
E >55 and ≤80 >35 and <50
F >80 >50
The capacity analysis was performed using Synchro, which is an intersection analysis software based
on the Highway Capacity Manual (HCM). The traffic volumes used for the analysis are the combination
of the 2019 peak hour volumes provided by TxDOT, grown by 8% to account for growth in traffic
between 2019 and 2023 at 2% annually, and the site traffic volumes from Exhibit 2. As previously
discussed, a northbound left-turn lane is proposed at the northern site driveway.
Table 3 summarizes the intersection operation results for the three scenarios during the weekday AM
and PM peak hours. The delay and LOS were reported for the stop-controlled eastbound movement at
both driveways as well as the northbound left-turn movement at the northern driveways. Based on the
analysis, all movements are anticipated to operate at LOS B or better during both the AM and PM peak
hours. The Synchro 11TM output sheets for analyses are included in Attachment D.
Table 3: Level of Service Summary
Due to the low number of right-turn volumes into the project driveways, right-turn deceleration lanes
are not recommended. The analysis further supports this as the southbound through movement is
anticipated to operate at LOS A at both project driveways during the AM and PM peak hours.
Delay
(sec/veh)LOS Delay
(sec/veh)Total
EBR 11.3 B 13.7 B
NBL 9.7 A 11.5 B
North Carroll Avenue & Southern Driveway EBR 11.2 B 13.8 B
North Carroll Avenue & Northern Driveway
Intersection Movement
AM Peak Hour PM Peak Hour
Page 4
CONCLUSION AND RECOMMENDATIONS
A traffic study was performed for a residential and office development located on the west side of North
Carroll Avenue, north of Southlake Boulevard, in the City of Southlake, Texas.
The following conclusions can be made from the analysis:
· The development is anticipated to include 28 single-family dwelling units and 26,000 square
feet of general office space. The development represents less than a 2.0% increase in overall
traffic volumes along North Carroll Avenue.
· The development is anticipated to have two driveways accessing North Carroll Avenue; the
northern driveway is anticipated to provide ingress and egress movements (left-turn egress
prohibited) and the southern driveway is anticipated to provide ingress and egress movements
(right-in and right-out only).
· In order to provide ingress from the south, which is anticipated to comprise of 70% of the total
entering site traffic, a northbound left-turn lane is proposed at the northern site driveway. The
left-turn lane would be designed similar to the existing southbound left-turn lane at Main Street,
which has a similar width median. The southbound queues at Southlake Boulevard are not
anticipated to impact the proposed northbound left-turn lane operations.
·All traffic movements at the driveway connections are anticipated to operate at LOS B or better
for during the AM and PM peak hours. The northbound left-turn movement from the proposed
left-turn lane is anticipated to operate at LOS B with less than one vehicle queue during both
the AM and PM peak hours.
·The City has recommended a residential only gate on the southwestern part of the property to
connect with Tower Road. There are currently no existing easements in place to accommodate
this connection. While recognizing that this additional residential connection could distribute
site traffic further to Southlake Boulevard, the analysis shows that the proposed connections
to North Carroll Avenue are sufficient to provide acceptable LOS, and no other site connections
are needed. As stated above, the development represents less than a 2.0% increase in overall
traffic volumes along North Carroll Avenue.
Page 5
ATTACHMENTS
Exhibit 1: Site Location Map
15%15%
(50%)
70%(30%)
15% (50%)
(50%)
70%
(30%)
(70%) (30%)
70%
25%
(30%) (15%) (25%)
30%
15%
LEGEND:
X (Y)
X = AM Peak Hour Turning Movements
Y = PM Peak Hour Turning Movements
Volumes may not sum from point to point due to rounding
and presence of smaller driveways not included in analysis.
EXHIBIT 2
TRIP DISTRIBUTION
N
NOT TO SCALE
WILLOWTREE
E SOUTHLAKE BLVD
SITE NCARROLLAVE30%25%
15%
30%
MAIN STREET
6 6
(3)(3)
10 (21)
28 6
(15)(12)
6 10
(3)(21)
10 (21)
14 0 6
(29)(0)(12)
28 0
(15)(0)
LEGEND:
X (Y)
X = AM Peak Hour Turning Movements
Y = PM Peak Hour Turning Movements
Volumes may not sum from point to point due to rounding
and presence of smaller driveways not included in analysis.
EXHIBIT 3
TRIP ASSIGNMENT
N
NOT TO SCALE
WILLOWTREE
E SOUTHLAKE BLVD NCARROLLAVESITE
AM: 18 veh
PM: 19 veh
AM: 15 veh
PM: 16 veh
AM: 9 veh
PM: 9 veh
AM: 18 veh
PM: 18 veh
MAIN STREET
HCM 6th TWSC Build-Out AM Peak Hour
1: N Carroll Ave. & Northern Driveway
Synchro 11 Report
Intersection
Int Delay, s/veh 0.2
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 10 28 908 757 6
Future Vol, veh/h 0 10 28 908 757 6
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length -0 100 ---
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 0 11 30 987 823 7
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 415 830 0 -0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 6.94 4.14 ---
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.32 2.22 ---
Pot Cap-1 Maneuver 0 586 798 ---
Stage 1 0 -----
Stage 2 0 -----
Platoon blocked, %---
Mov Cap-1 Maneuver - 586 798 ---
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 11.3 0.3 0
HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h)798 - 586 --
HCM Lane V/C Ratio 0.038 - 0.019 --
HCM Control Delay (s)9.7 - 11.3 --
HCM Lane LOS A -B --
HCM 95th %tile Q(veh)0.1 - 0.1 --
HCM 6th TWSC Build-Out AM Peak Hour
2: N Carroll Ave. & Southern Driveway
Synchro 11 Report
Intersection
Int Delay, s/veh 0.1
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 10 0 936 761 6
Future Vol, veh/h 0 10 0 936 761 6
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length -0 ----
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 0 11 0 1017 827 7
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 417 -0 -0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 6.94 ----
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.32 ----
Pot Cap-1 Maneuver 0 585 0 ---
Stage 1 0 -0 ---
Stage 2 0 -0 ---
Platoon blocked, %---
Mov Cap-1 Maneuver - 585 ----
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 11.3 0 0
HCM LOS B
Minor Lane/Major Mvmt NBTEBLn1 SBT SBR
Capacity (veh/h)- 585 --
HCM Lane V/C Ratio - 0.019 --
HCM Control Delay (s)- 11.3 --
HCM Lane LOS -B --
HCM 95th %tile Q(veh)- 0.1 --
HCM 6th TWSC Build-Out PM Peak Hour
1: N Carroll Ave. & Northern Driveway
Synchro 11 Report
Intersection
Int Delay, s/veh 0.2
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 21 15 870 1121 3
Future Vol, veh/h 0 21 15 870 1121 3
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length -0 100 ---
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 0 23 16 946 1218 3
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 611 1221 0 -0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 6.94 4.14 ---
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.32 2.22 ---
Pot Cap-1 Maneuver 0 437 567 ---
Stage 1 0 -----
Stage 2 0 -----
Platoon blocked, %---
Mov Cap-1 Maneuver - 437 567 ---
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 13.7 0.2 0
HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h)567 - 437 --
HCM Lane V/C Ratio 0.029 - 0.052 --
HCM Control Delay (s)11.5 - 13.7 --
HCM Lane LOS B -B --
HCM 95th %tile Q(veh)0.1 - 0.2 --
HCM 6th TWSC Build-Out PM Peak Hour
2: N Carroll Ave. & Southern Driveway
Synchro 11 Report
Intersection
Int Delay, s/veh 0.1
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 21 0 885 1139 3
Future Vol, veh/h 0 21 0 885 1139 3
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length -0 ----
Veh in Median Storage, # 0 --0 0 -
Grade, %0 --0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, %2 2 2 2 2 2
Mvmt Flow 0 23 0 962 1238 3
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 621 -0 -0
Stage 1 ------
Stage 2 ------
Critical Hdwy - 6.94 ----
Critical Hdwy Stg 1 ------
Critical Hdwy Stg 2 ------
Follow-up Hdwy - 3.32 ----
Pot Cap-1 Maneuver 0 430 0 ---
Stage 1 0 -0 ---
Stage 2 0 -0 ---
Platoon blocked, %---
Mov Cap-1 Maneuver - 430 ----
Mov Cap-2 Maneuver ------
Stage 1 ------
Stage 2 ------
Approach EB NB SB
HCM Control Delay, s 13.8 0 0
HCM LOS B
Minor Lane/Major Mvmt NBTEBLn1 SBT SBR
Capacity (veh/h)- 430 --
HCM Lane V/C Ratio - 0.053 --
HCM Control Delay (s)- 13.8 --
HCM Lane LOS -B --
HCM 95th %tile Q(veh)- 0.2 --