Item 6 - Staff MemoCase No.
ZA23-0003
S T A F F R E P O R T
March 17, 2023
CASE NO: ZA23-0003
PROJECT: Development Plan & Site Plan for Kirkwood East
EXECUTIVE
SUMMARY: TXCRE, LLC, represented by Martin Shelling, is requesting approval of a
Development Plan and Site Plan for Kirkwood East, located on a property described
as Lot 4R1, Block 1, Sabre Group Campus Addition, and located at 1400 W Kirkwood
Blvd., Southlake, Texas. Current Zoning: "NR-PUD" Non-residential Planned Unit
Development. SPIN Neighborhood #1.
DETAILS: The property is located adjacent to the Sabre Corporate Campus along Kirkwood
Boulevard, and west of White Chapel Boulevard.
The Development Plan provides a conceptual design that reflects 8 buildings totaling
approximately 50,000 square feet at build out, though each structure will require its
own Site Plan approval in the future.
The applicant has provided Site Plans for two sites, Lots 5 and 8 on the Development
Plan. These Site Plans are generally conforming to the proposed Development Plan
and controlling Concept Plan for the Sabre Campus Site.
Case No.
ZA23-0003
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of the Development Plan and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plan Review Summary No. 2, dated March 17th, 2023
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
Full Size Plans (for Commission and Council members only)
Narrative
PowerPoint Presentation
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Reagan Rothenberger (817) 748-8602
Case No. Attachment B
ZA23-0003 Page 1
BACKGROUND INFORMATION
OWNER: TXCRE, LLC
APPLICANT: TXCRE, LLC
PROPERTY SITUATION: 1400 Kirkwood Boulevard
LEGAL DESCRIPTION: Lot 4R1, Block 1, Sabre Group Campus Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “NR-PUD” Non-residential Planned Unit Development
HISTORY: July 20, 1999; City Council approved a Zoning Change and Concept Plan for
the Sabre Corporate Campus (ZA99-056).
October 19, 1999; City Council approved a preliminary plat for Lots 1-4, Block
1, Sabre Group Campus on the consent agenda (ZA99-080).
November 18, 1999; The Planning and Zoning Commission approved a final
plat for Lots 1-4, Block 1, Sabre Group Campus (ZA99-096).
January 18, 2000; City Council approved a development plan for Lots 1-4,
Block 1, Sabre Group Campus (ZA99-090).
January 18, 2000; City Council approved a site plan for portions of proposed
Lots 1, 2, & 4, Block 1, Sabre Corporate Campus (ZA99-091).
July 18, 2000; City Council approved a Site Plan for Lot 4, Block 1 (25.6
acres) for the Saber Group Campus (ZA00-060).
March 20, 2001; City Council approved a revised development plan to include
the Kirkwood Blvd. and T.W. King rights-of ways and to add a proposed visitor
center into the boundary of the Sabre Project development plan (ZA01-008).
March 30, 2007, City Council approved a plat revision for Lots 1R1, 1R2, 2R,
4R1, 4R2, & 4R3, Block 1, Sabre Group Campus (ZA07-025)
August 20, 2019; City Council approved a Zoning Change and Concept Plan
to permit outdoor sales and service on the Sabre Campus site. (ZA19-0029).
SOUTHLAKE 2035 Pathways Master Plan:
Pathways along Kirkwood Blvd. are shown on the Pathways Master Plan.
However, the zoning for the site, as adopted in 1999 (ZA99-056), is
interpreted to relieve development within the NR-PUD boundaries of
constructing sidewalks.
At the time of the Sabre Corporate Campus development, the portion of
Kirkwood Blvd., which this project fronts, was to be a private road. Ordinance
No. 480-313 waives formal Pedestrian Access Plans, and the only trails and
Case No. Attachment B
ZA23-0003 Page 1
pathways required are those shown on the Concept Plan. No pathways are
shown on the Concept Plan along Kirkwood Blvd.
Subsequent site plans approved for the Sabre Group Campus Addition do not
show sidewalks provided along Kirkwood Blvd., except for the TD Ameritrade
Campus, which provided sidewalks as part of their development.
TREE PRESERVATION: There is 33.88% of existing tree cover on the site and minimum of 60% of the
existing tree cover is required to be preserved. A maximum of 53.69% of the
existing tree cover is proposed to be preserved, 10.83% is proposed as
“Marginal”, and 35.48% is proposed to be removed.
UTILITIES: The site will be served by an existing 12” water line that bisects the property.
This site will be served by a 27” sewer main along White Chapel Blvd.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed site will have frontage along Kirkwood Blvd., a four-lane divided
arterial.
The property has emergency access to N. White Chapel Blvd.
VARIANCES
REQUESTED: Variance from Driveway Ordinance No. 634, as amended, Section 5.2(d),
requiring stacking depth of 75’. The proposed stacking depth of each driveway
is 30’.
CITIZEN INPUT: Neither a Corridor Planning Committee Meeting or SPIN meeting has been
held for this project.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated March 17, 2023
Case No. Attachment B
ZA23-0003 Page 1
Case No. Attachment C
ZA23-0003 Page 1
DEVELOPMENT PLAN & SITE PLAN REVIEW SUMMARY
Case No.: ZA23-0003 Review No.: TWO Date of Review: 03/17/23
Project Name: Development Plan and Site Plan – Kirkwood East
APPLICANT: OWNER:
TXCRE, LLC ATTN: Martin Schelling TXCRE, LLC ATTN: Martin Schelling
2110 Cedar Elm Terrace 2110 Cedar Elm Terrace
Westlake, Texas 76262 Westlake, Texas 76262
Phone: 817.475.3335 Phone: 817.475.3335
Email: mschelling@frontier.com Email: mschelling@frontier.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
02/13/23 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
REAGAN ROTHENBERGER AT (817) 748-8602.
1. Show, label and dimension the width of the right of way and traveled roadway on or adjacent to
the site for each plan.
2. Show, label and dimension the width of any easements on or adjacent to the site, if any.
3. Show and label all minimum building setback lines in accordance with the zoning. (10’ rear)
4. Label the distance between buildings and distance from building to property lines
5. Given that W. Kirkwood Blvd. is now a public road, all driveways/points of ingress/egress must
comply with the Driveway Ordinance No. 634, as amended). The following changes are needed:
a. Label the width of the driveway
b. Label the stacking depth measured from the R.O.W. to the nearest parking stall or
intersecting drive lane pavement edge. Minimum stacking depth required is 75’, driveways
as shown are approximately 30’ in depth. Variance required.
c. Label the return radii.
d. Label the distances between proposed driveway centerlines.
e. Label the distances to the nearest existing off-site driveway centerlines in both directions
of the site (See Driveway Ord. 634 § 5 for spacing requirements)
f. Show any existing driveways across adjoining rights-of-way and note the type of
pavement and use (residential, commercial, etc.)
6. Parking is calculated incorrectly. For office uses, the first 1,000 square feet of spaces required 8
parking spaces, further square footage above the first 1,000 sqft is calculated at 1/300. Please
ensure that the overall development will have sufficient parking through shared agreements.
7. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for
use by tenants or the public.
8. Show the location of all trash dumpsters. A minimum 8 foot tall masonry screen wall matching the
principal building with a solid metal access gate is required for all trash dumpsters.
Case No. Attachment C
ZA23-0003 Page 2
9. Show the location, type, and height of all walls, fences, and screening devices. Note whether
existing or proposed.
Tree Conservation/Landscape Review
1. Provide the tree survey data that corresponds with the existing trees on the site.
2. If the development was proposed with standard zoning it would not comply with the Existing Tree
Cover Preservation Requirements within the Tree Preservation Ordinance. There is 33.88% of existing
tree cover on the site and minimum of 60% of the existing tree cover is required to be preserved. A
maximum of 53.69% of the existing tree cover is proposed to be preserved, 10.83% is proposed as
“Marginal”, and 35.48% is proposed to be removed.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance
with the percentage requirements established by Table 2.0. If the property has previously received a tree
permit related to development, the percentage of existing tree cover at the time the first such permit was
issued shall be used to calculate the minimum existing tree cover that must be preserved under this
section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-
of-way as approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development zoning
district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit
Development, or Employment Center zoning district, the City Council shall consider the application for a
Conservation Analysis or Plan in conjunction with the corresponding development application (as
established in Table 1.0). The Planning and Zoning Commission shall review the application and make a
recommendation to the City Council regarding the application. The City Council shall approve the Plan
or Analysis if the Council finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as to
maximize the preservation of environmental features of the property including mature tree stands, natural
creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental
Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas
from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage
creek;
Case No. Attachment C
ZA23-0003 Page 3
v. maximizes the preservation of existing protected trees along rural roadways and other streets as
identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by
the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures
grading, and any other structure proposed to be constructed do not conflict with existing trees intended to
be preserved.
LANDSCAPE COMMENTS:
1. The length of the Lot 5 bufferyard is incorrect. The length of the bufferyard is approximately 99’,
and approximately 85’ without the width of the access drive.
2. For Lot 8 provide the west bufferyard calculations within the Bufferyards Summary Chart.
3. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with
the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which
have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the
required canopy tree.
4. When parking is provided between the right-of-way and the building set back line, a solid
evergreen hedgerow of plants obtaining a mature height greater than three feet (3’) shall be planted.
When planted, this hedge shall be a minimum of two feet (2’) in height and planted no further than thirty
inches (30”) on center.
5. It seems that the north arrow is incorrect on the Site Plans and Landscape Plans.
6. Existing tree credits are proposed to be taken for required bufferyard plant material. Existing tree
credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree
Preservation Ordinance have been met as determined at the time of inspection for a Permanent
Certificate of Occupancy.
* The required interior landscape plant material is calculated based on the PUD Development
Standards for the Saber Development.
* No landscaping may be installed within the 60’ Overhead Electrical Easement on the property.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Case No. Attachment C
ZA23-0003 Page 4
Public Works/Engineering Review
GENERAL COMMENTS:
WATER COMMENTS:
Fire hydrants and the associated water lines shall be located within a dedicated water line easement.
DRAINAGE COMMENTS:
If detention is not being proposed for the increase in runoff, then documentation supporting and certifying
that detention is not necessary will be required prior to approval of construction plans. Memorandum
shall be signed and sealed by a registered PE.
Discharge of post development runoff must have no adverse impact on downstream properties and meet the
provisions of Ordinance No. 605.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lanes on the property. (Relocate the FDC for Building “F” to be within
50 feet of fire lane access, a remote FDC is acceptable)
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
Case No. Attachment C
ZA23-0003 Page 5
General Informational Comments
* The Development Review Committee (DRC) has determined this pre-submittal is sufficient for formal
submittal to the Planning and Zoning Commission subject to completing the changes noted above . A
pdf of each plan must be submitted. If not received before the deadline, the item will be moved to a
later P&Z agenda. If any significant changes, other than those noted above are made to the
submittal, the plan could be withheld from processing until a later meeting or remanded back to the
Development Review Committee for review.
* The 50’ natural landscape buffer is recommended to be platted as part of the proposed lots in order
to allow structures to meet rear yard setback requirements. Subsequent site plans and any plats
should notate this area to be preserved.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 75 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
* The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and
building plans, must be submitted for approval and all required fees must be paid. This may include
but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and
Tap Fees, and related Permit Fees.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the City
of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat
recordation date and building permit issuance. The applicant is encouraged to review the City of Fort
Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA23-0003 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Address Acrea
ge
Resp
onse
1. U S A AG 3400 N WHITE CHAPEL BLVD 8.43 NR
2. SC SOUTHLAKE OWNER LLC NRPUD 1600 W KIRKWOOD BLVD 0.87 NR
3. WILKS SOUTH LAKE
DEVELOPMENT L NRPUD 1001 W KIRKWOOD BLVD 7.81 NR
4. SC SOUTHLAKE OWNER LLC NRPUD 3150 SABRE DR 3.26 NR
5. U S A AG 0.53 NR
6. U S A AG 3295 N WHITE CHAPEL BLVD 0.71 NR
7. TRINITY RIVER AUTHORITY
OF TX SP1 3200 N WHITE CHAPEL BLVD 0.27 NR
8. SOUTHLAKE, CITY OF RPUD 3000 N WHITE CHAPEL BLVD 1.75 NR
9. SOUTHLAKE CITY NRPUD 1050 W KIRKWOOD BLVD 4.18 NR
10. NGUYEN, HIEU VAN RPUD 557 ROUND HOLLOW LN 0.00 NR
11. BROWN, MICHAEL RPUD 561 ROUND HOLLOW LN 0.34 NR
12. TORRES, MIRIAM RPUD 565 ROUND HOLLOW LN 0.45 NR
13. VIAVERANO LLC RPUD 569 ROUND HOLLOW LN 0.40 NR
14. TD AMERITRADE SERVICES
COMPANY NRPUD 1051 W KIRKWOOD BLVD 2.29 NR
15. DUCANES, A CHRISTOPHER RPUD 573 ROUND HOLLOW LN 0.29 NR
16. CASEY, BRIAN RPUD 577 ROUND HOLLOW LN 0.26 NR
17. DELEMOS, JAMES A RPUD 581 ROUND HOLLOW LN 0.46 NR
18. BAKSHI FAMILY REVOCABLE
LIVING RPUD 524 ROUND HOLLOW LN 0.04 NR
19. ALTIMONT, DAVID RPUD 520 ROUND HOLLOW LN 0.08 NR
Case No. Attachment D
ZA23-0003 Page 2
20. ZEALLOS, JUAN RPUD 516 ROUND HOLLOW LN 0.30 NR
21. 512 LEGACY LIVING TRUST RPUD 512 ROUND HOLLOW LN 0.26 NR
22. DANG, VI RPUD 508 ROUND HOLLOW LN 0.18 NR
23. NAIR, RAJEEV RPUD 504 ROUND HOLLOW LN 0.06 NR
24. ROTHENBACH, THOMAS A RPUD 570 ROUND HOLLOW LN 0.67 NR
25. U S A AG 3600 N WHITE CHAPEL BLVD 19.84 NR
26. KERN, DEXTER RPUD 500 ROUND HOLLOW LN 0.58 NR
27. SUPERINTENDENT OF
CARROLL ISD NR
28. TEXAS WHEELHOUSE LLC NRPUD 1400 W KIRKWOOD BLVD 13.77 U
F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-Eight (28)
Responses Received: In Favor: Opposed: Undecided: No Response:
Case No. Attachment C
ZA22-0030 Page 1
Surrounding Property Owner Responses
No responses to date