Item 13 - Staff ReportCase No.
ZA24-0038
S T A F F R E P O R T
August 2, 2024
CASE NO: ZA24-0038
PROJECT: Zoning Change and Site Plan for 2813 W. Southlake Blvd. EXECUTIVE
SUMMARY: Skip Blake with Blake Architects, on behalf of Vikam Capital LTD., are requesting
approval of a Zoning Change and Site Plan, on property described at Lot 1R, Block
2, Watermere at Southlake Addition, City of Southlake, Tarrant County, Texas, and
located at 2813-2815 W. Southlake Blvd. Current Zoning: “S-P-1” Detailed Site
Plan District. Requested Zoning: “S-P-1” Detailed Site Plan District. SPIN District
#11.
DETAILS: This project is located on 3.01 acres located on W. Southlake Blvd.
The purpose of this request is to seek approval for a Zoning Change and a Site
Plan to permit a commercial school/tutoring academy. The request would allow the
use only in Suite 110.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Surrounding Property Owners Map & Responses
(D) Ordinance No. 480-605D
Link to PowerPoint Presentation
Link to Narrative and Plan
STAFF CONTACT: Morgan Barclay (817) 748-8127
Dennis Killough (817) 748-8072
Department of Planning & Development Services
Case No. Attachment C
ZA24-0038 Page 1
BACKGROUND INFORMATION
OWNER: Vikam Capital, LTD.
APPLICANT: Skip Blake, Blake Architects
PROPERTY SITUATION: 2813 W. Southlake Blvd
PROPERTY DESCRIPTION: Lot 1R, Block 2, Watermere at Southlake Addition, Southlake, Tarrant
County, Texas.
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “S-P-1” – Detailed Site Plan District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District
HISTORY: February 7, 2012; City Council approved the Zoning Change and Site Plan
(ZA11-060) from “SF-1A” Single Family Residential District to “O-1” Office
District for Watermere Medical Plaza to allow the development of two
medical office buildings totaling approximately 26,000 square feet. Building
“A” of the development has been constructed. The following variances
were granted with the approval of that request; variance to the Zoning
Ordinance, Screening and Fencing granted with the condition that an eight
(8) foot fence be constructed if the property to the west develops as
residential; variance to the Tree Preservation Ordinance, No. 585-D to
allow the applicant to preserve approximately 42.1% of the existing tree
cover where 50% is required; a variance to Overlay Zones into the
residential adjacency setback; and a variance to the off-street parking
requirement of 161 spaces, granting a 10% variance to allow 145 parking
spaces.
October 2, 2012; City Council approved a variance to the tree preservation
ordinance to allow approximately 33% of the tree cover. In the original site
plan several trees located adjacent to Building ‘A’ were designated to be
saved, but upon completion of the final construction plans, it was
determined that some of the trees near the foundation of the building, in
the detention pond and in the area of the sidewalk along Watermere Drive
could not be preserved. (Case ZA11-060).
October 12, 2013; the building permit issued for Building ‘A’
June 3, 2014; City Council approved a Zoning Change and Site Plan from
“O-1” Office District to “S-P-1” Detailed Site Plan District to allow up to an
8,000 square foot ambulatory surgery center in Building ‘A’ as a permitted
use, allow up to a 2,000 square foot compounding pharmacy on the site,
and to allow the addition of the covered drop off and generator enclosure
Building “A”. A parking ratio of one space per 179 square feet of floor area
was approved with this zoning change. All previously approved variances
were carried forward. (ZA14-035)
Case No. Attachment C
ZA24-0038 Page 2
December 2, 2014; Approved (7-0) Ordinance No. 480-605b, also known
as ZA14-125, on the 2nd Reading for the Zoning Change and Site Plan;
removing the ambulatory surgery center from Building ‘A’ and moving it to
Building ‘B’; including the generator enclosure as shown and the covered
parking spaces; granting the variance to the building articulation to the
south elevation; taking away two parking spaces (spaces 61 and 62 on the
site plan); and including the Staff Report dated November 25, 2014.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Medium Density
Residential.”
The purpose of the Medium Density Residential land use category is to
promote a neighborhood setting primarily comprised of single-family
detached houses. The Medium Density Residential category is suitable for
any single-family detached residential development. Other suitable
activities are those permitted in the Public Parks/Open Space and
Public/Semi-Public categories.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows Southlake Blvd. to be a
130’ to 140’ Arterial Road.
Pathways Master Plan & Sidewalk Plan
There is an existing sidewalk along Southlake Blvd.
CITIZEN INPUT: Due to the limited scope of this request, this item was not presented at
SPIN or the Corridor Planning Committee.
STAFF COMMENTS: Due to the scope of the request, a Site Plan Review was not required.
Please note that at the time this site was originally zoned for the
Watermere Medical Plaza, office uses were deemed consistent with the
Medium Density Residential land use designation at this location.
Case No. Attachment C
ZA24-0038 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Case No. Attachment C
ZA24-0038 Page 2
SPO # Owner Zoning Physical Address Acreage Response
1 SAEED, QASIM SF1-A 182 JELLICO CIR 0.351558764 NR
2 C2JL INVESTMENTS LLC O1 2840 W SOUTHLAKE
BLVD
0.042843722 NR
3 SOUTHLAKE, CITY OF SP2 2801 W SOUTHLAKE
BLVD
0.424809726 NR
4 SOUTHLAKE, CITY OF SP2 2807 W SOUTHLAKE
BLVD
0.065602851 NR
5 SL 4 LLC AG 2835 W SOUTHLAKE
BLVD
2.264823297 NR
6 DSL LANDLORD II LLC SP2 101 WATERMERE DR 1.095025297 NR
7 SOUTHLAKE, CITY OF SP2 200 WATERMERE DR 1.24225804 NR
8 DSL LANDLORD II LLC SP2 201 WATERMERE DR 0.176684088 NR
9 WATERMERE AT SOUTHLAKE
CONDOMI
SP2 151 WATERMERE DR 0.182443999 NR
10 KELLER, FRANK AG 0.410955737 NR
11 KELLER, FRANK AG 2906 W SOUTHLAKE
BLVD
0.000695961 NR
12 PURI, MUKTA SF1-A 173 JELLICO CIR 1.710168722 NR
13 TIDWELL, BRADLEY SF1-A 178 JELLICO CIR 1.105843975 NR
1000 VIKRAM CAPITAL LTD SP1 2813 W SOUTHLAKE
BLVD
3.062139159 U
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirteen (13) (Individual Ownerships)
Responses Received within 300’: In Favor: Opposed: Undecided: No Response:
Case No. Attachment D
ZA24-0038 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-605d
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN
THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS LEGALLY DESCRIBED AS LOT 1R, BLOCK 2,
WATERMERE ADDITION, SOUTHLAKE, TEXAS, BEING
APPROXIMATELY 3.01 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-1”
DETAILED SITE PLAN DISTRICT TO “S-P-1” DETAILED SITE
PLAN DISTRICT, AS DEPICTED ON THE APPROVED SITE PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT “B”, SUBJECT TO THE SPECIFIC REQUIREMENTS
CONTAINED IN THIS ORDINANCE; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS
OF THE ZONING ORDINANCE; DETERMINING THAT THE
PUBLIC INTEREST, MORALS AND GENERAL WELFARE
DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN
MADE; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR
VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE;
PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter
9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and
to amend said ordinance and map for the purpose of promoting the public health, safety, morals
and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as “S-P-1” Detailed Site
Plan District under the City’s Comprehensive Zoning Ordinance; and,
Case No. Attachment D
ZA24-0038 Page 2
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-
street parking facilities; location of ingress and egress points for parking and off-street loading
spaces, and protection of public health by surfacing on all parking areas to control dust; effect on
the promotion of health ad the general welfare; effect on light and air; effect on the over-crowding
of the land; effect on the concentration of population, and effect on transportation, water,
sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which existed
Case No. Attachment D
ZA24-0038 Page 3
at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over-crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is
a necessity and need for the changes in zoning and has also found and determined that there
has been a change in the conditions of the property surrounding and in close proximity to the
tract or tracts of land requested for a change since the tract or tracts of land were originally
classified and therefore feels that the respective changes in zoning classification for the tract or
tracts of land are needed, are called for, and are in the best interest of the public at large, the
citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare
of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Lot 1R, Block 2, Watermere Addition, Southlake, Texas and
located at 2813 W. Southlake Blvd., and more fully and completely described in
Exhibit “A” from “S-P-1” Detailed Site Plan District to “S-P-1” Detailed Site Plan
District as depicted on the approved Site Plan attached hereto and incorporated
herein as Exhibit “B”, and subject to the following conditions:
Case No. Attachment D
ZA24-0038 Page 4
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance
are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both
present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to
lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding of
land; to avoid undue concentration of population; and to facilitate the adequate provision of
transportation, water, sewerage, drainage and surface water, parks and other commercial needs
and development of the community. They have been made after a full and complete hearing with
reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Case No. Attachment D
ZA24-0038 Page 5
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall
be declared to be invalid, the same shall not affect the validity of the zoning of the balance of
said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place
for a public hearing thereon at least ten (10) days before the second reading of this ordinance,
Case No. Attachment D
ZA24-0038 Page 6
and it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
of any of its provisions, then the City Secretary shall additionally publish this ordinance in the
official City newspaper one time within ten (10) days after passage of this ordinance, as required
by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the _____ day of _____, 2024.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _____ day of _______, 2024.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
Case No. Attachment D
ZA24-0038 Page 7
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
Case No. Attachment D
ZA24-0038 Page 8
EXHIBIT “A”
Being described as Lot 4, Block A, GMI Southlake Addition, City of Southlake, Tarrant
County, Texas and located at 380 S. Nolen Dr.
Metes and Bounds Description
Reserved for metes and bounds description
Case No. Attachment D
ZA24-0038 Page 9
EXHIBIT “B”
Reserved for approved Site Plan Plan