Item 10 - Staff ReportCase No.
ZA24-0061
STAFF REPORT
November 1, 2024
CASE NO: ZA24-0061
PROJECT: Zoning Change and Development Plan for WillowTree Gardens
EXECUTIVE
SUMMARY: Redinger Group, LLC, on behalf of WTG Overlook, LLC, are requesting approval
of a Preliminary Plat for WillowTree Gardens, on 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:: “TZD”
Transitional Zoning District. SPIN Neighborhood #7.
DETAILS: This project is located primarily along the west side of N. Carroll Ave,
approximately 750 feet north of the E. Southlake Blvd. intersection.
The purpose of this request is to approve a Preliminary Plat in conformance with
the Zoning Change and a Development Plan.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Preliminary Plat Approval
Department of Planning & Development Services
Case No.
ZA24-0061
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No 1. dated November 1, 2024.
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Plat & Supporting Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Case No. Attachment A
ZA24-0061 Page 1
BACKGROUND INFORMATION
OWNER: WTG Overlook, LLC
APPLICANT: Redinger Group, LLC
PROPERTY SITUATION: 240 N. Carroll Avenue and portions of 918 -1050 E. Southlake Blvd.,
Southlake, Texas.
PROPERTY DESCRIPTION: Tract 3C, and portions of Tracts 3D03, and 3D03A, W.W. Hall Survey
Abstract 695, City of Southlake, Tarrant County, Texas
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: TZD” Transitional Zoning District
HISTORY: “AG” zoning was placed on the entirety of the property upon the adoption
of the first zoning ordinance.
A portion of the property zoned was zoned “A -3”, under Zoning Ord. No
161, on June 5, 1979. It was rezoned to “SF -1” on August 19, 1986. “SF -
1A” zoning was placed on the property with the adoption of Zoning
Ordinance No. 480 in 1989.
On May 21, 2024, the City Council approved a Zoning Change and
Development Plan (Case ZA23-0072, Ord. 480-810) to “TZD” subject to
“Development Plan D” with the following changes:
Noting that the applicant has agreed there will be no more
than a total of twenty (20) residences in the residential
portion, that is the total property both inside and outside of the
gated area including the Cross Lane properties.
Noting the applicant has agreed that there will be resident
only gate access on both the east and west entry points to the
residential area. The applicant will work with staff to identify
appropriate technology specifically not keypad technology to
minimize the ability to circumvent access restrictions to
residents only.
The five (5) lots represented west off of Cross Lane shall be
at least the size represented on “Development Plan D”.
There shall be a full masonry wall from north to south
covering the western edge of divider between the five (5)
Cross Lane lots and the gated area and Cross Lane.
Noting that a Site Plan shall be submitted for staff and City
Council design review to ensure compliance with location,
access points, and consistency with what was approved in
this motion.
Case No. Attachment A
ZA24-0061 Page 2
On September 17, 2024, the City Council approved a Site Plan for The
Overlook and WillowTree Gardens , “Development Plan D – Alternative 2”
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Office Commercial”
(approved by case CP24 -0001) on the eastern quarter of the site and
“Medium Density Residential” on the western three-quarters.
The Office Commercial category is a commercial category designed and
intended for the exclusive use of office and limited office‐related activities.
It is established for and will be allocated to tho se districts best suited for
supporting commercial activity of an office character. It has been
established to encourage and permit general professional and business
offices of high quality and appearance, in attractive landscaped
surroundings with the types of uses and design exterior appearance so
controlled as to be generally compatible with existing and future adjacent
and surrounding residential development. Properties with this designation
may serve as a transition between established residential neighborhoods,
major roadways, and retail development.
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 previously discussed.
Mobility & Master Thoroughfare Plan
The subject property is bounded by N. Carrol l Ave to the east and E.
Southlake Blvd. to the south, though this development is not proposed to
connect to this roadway.
N. Carroll Ave. is a fully developed four lane divided arterial with 100’ of
right of way.
Pathways Master Plan & Sidewalk Plan
The Pathways Plan shows a less than 8’ sidewalk along the west side of N.
Carroll Ave. The applicant is proposing a 5’ sidewalk along their developed
portion of Carroll Ave., and has noted a willingness to construct a 5’
sidewalk north to Ownby Lane to connect the development to Southlake
Town Square.
Case No. Attachment A
ZA24-0061 Page 3
Site Specific Recommendations
• Retain the Medium Density Residential land use designation.
• For properties fronting on Carroll Ave., garden office uses may be
considered if development is planned in a comprehensive manner.
• Buffer existing and future residential uses from office uses.
• Any future connection of Cross Lane to Carroll Ave. is not intended.
• Any office development along Carroll Ave. should have cross
access back to the traffic signal at F.M. 1709/Tower Plaza as well
as to the office properties to the south to access the existing drive
cut on Carroll Ave.
• A new drive cut at Carroll Ave. and Main Street is not
recommended due to existing traffic conditions/volumes at this
intersection and the close proximity to the light.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed “TZD” zoning request has two entrances onto N. Carroll Ave.
(Note separation variance request.) An emergency only access gate is also
proposed to connect to Cross Lane to the west. The Traffic Impact Analysis
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rth bound left turn into the development at the northern driveway of the site
along Carroll Ave.
Traffic Counts
N. Carrol Ave. (65)
(Between E. Southlake Blvd. & E. SH 114)
24hr North Bound (11,458) South Bound (11,746)
AM Peak (821) 11:45AM – 12:45PM Peak (956) 11:30AM – 12:30PM
PM Peak (928) 12:45 – 1:45PM Peak (1,199) 4:45 – 5:45PM
* Based on the (2017-2018) City of Southlake Traffic Count Report
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585 -D.
The approved Tree Preservation Plan showed t here is 24.5% of existing
tree cover on the property. A 71.52% is proposed to be removed and a
28.48% is proposed to be preserved.
UTILITIES: The property is served by an existing 8” water line along N. Carroll Ave.
and an existing 8” sanitary sewer line along the west boundary of the
Case No. Attachment A
ZA24-0061 Page 4
property under consideration.
DRAINAGE: An on-site retention/detention facility is proposed.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN meeting was held for this project on August 22, 2023.
The item was heard by the Corridor Planning Committee on January 30,
2024.
PLANNING & ZONING
COMMISSION ACTION:
CITY COUNCIL ACTION:
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated November 1, 2024.
Case No. Attachment B
ZA24-0061 Page 1
Case No. Attachment C
ZA24-0061 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA23-0072 Review No.: One Date of Review: 11/01/24
Project Name: Preliminary Plat – Willowtree Gardens
APPLICANT: OWNER:
Redinger Group, LLC WTG Overlook, LLC
P.O. Box 93206 680 N Carroll Avenue, Suite 100 ,
Southlake, Texas 76092 Southlake, Texas
Phone: 817-253-5727 Phone: 817-617-9105
Email: cr@redingergroup.com Email: jody@willowtreetx.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/14/24 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 DENNIS KILLOUGH AT (817) 748-8072.
The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.01,
3.02, & 8.01
1. Place the City case number “ZA24-0061" in the lower right-hand corner of the plat.
2. Show and label all survey lines. Show the W.W. Hall & R. Eads Survey line which generally
runs along the original center line of Carroll Ave.
3. The Following Changes are needed regarding the streets and access per Section 5 of the
Subdivision Ord. No. 483:
a. The portion of the street that is to be gated and private must be designated as a
Private Access, Emergency Access, Drainage and Utility Easement and must be a
separate lot dedicated to and maintained by the owner’s association. It must comply
with the standards under Section 5.05.
b. The extension and turn-around for Cross Lane must be public ROW meeting City
street standards and dedicated to the City.
c. The driveways accessing Carroll Ave. up to the residential entry gate and the
driveway stub to the Strunck tract shown on the development plan must be in
Common Access Easements with a minimum widthg of 24’ and covering the full width
of the driveway.
4. The retention/detention pond open space lots need to be in uniquely numbered ‘X’ lots.
5. Any HOA maintained walls or landscape areas that are not in a HOA “X” lot should be in a
private HOA easement for wall or landscape.
6. Show and label the existing R.O.W. with dimensions, i.e., public streets, highways, alleys,
private street/drives, railroads, etc. Also provide dimensional centerline references to existing
or approved street intersections on the perimeter of the subdivision or within 200 feet of the
perimeter.
Case No. Attachment C
ZA24-0061 Page 2
7. Sidewalks should be in a public pedestrian easement
Case No. Attachment C
ZA24-0061 Page 3
Tree Conservation
TREE CONSERVATION COMMENTS:
1. The submitted Tree Conservation Plan generally conforms to the approved Tree Conservation Plan.
Some of the protected trees as shown on the approved Tree Conservation Plan are shown to be
removed.
2. Provide the existing tree cover preservation calculations on the Tree Conservation Plan. The
existing tree cover calculations consist of the total percentage of existing tree cover on the
property, the total percentage of existing tree cover proposed to be removed, and the total
percentage of existing tree cover proposed to be preserved.
* 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
ZA24-0061 Page 4
Public Works/Engineering Review
GRADING AND DRAINAGE:
1. Provide a preliminary grading plan.
UTILITY
2. Sanitary sewer shall be located a minimum of 5’ behind curb. The proposed sewer
adjacent to the on street parking doesn’t meet this.
Sandra Endy , P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA24-0061 Page 5
Fire Department Review
The required backflow protection (double check valve) for the sprinkler systems can be located on the
riser if the riser is within 100 feet of the water main, measured linearly along the length of the pipe. If
the riser is further than 100 feet from the main, the double check valve shall be in a vault. Riser
rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a minimum of 6’X6’ if it
is located on the riser. (No riser room location or size indicated on the site plan)
FIRE LANE COMMENTS:
Fire apparatus access fire lanes need to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a “hose -lay” basis for non-sprinkled buildings and within 250 feet of
sprinklered buildings. Fire apparatus access needs to be an all -weather surface, asphalt or concrete,
a minimum of 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of
85,000 pounds GVW)
Dead-end fire apparatus access cannot exceed 150 feet.
Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, a
minimum of 26 feet wide fire apparatus access fire lane is required. (Site plan does not indicate the
minimum requirements for a 26 feet wide fire lane due to the max height indicated)
Where the fire apparatus access fire lane consists of a divided roadway at the access gates, the gate
width must not be less than 12 feet. The access gate must be provided with a manual means of
operating the gate and an automatic means.
FIRE HYDRANT COMMENTS:
Fire hydrants are over spaced between the commercial and residential portions of the development,
add an additional fire hydrant near the entrance into the residential area. (No hydrants indicated on
the most recent site plan)
Case No. Attachment C
ZA24-0061 Page 6
General Informational Comments
* The remainder of the tracts must be appropriately zoned and platted prior to further development
or conveyance.
* Developer must comply with US postal delivery methods per Post Master.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* All development must comply with the standards of the “TZD” Transition Zoning District and
approved Development Plan or Site Plan.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off -site drainage and utility easements and
impact fees.
* The applicant should be aware that prior to issuance of a building permit a Final 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, Roadway Impact 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
ZA24-0061 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Forty-two (42)
Responses Received
within 300’:
Responses Received
outside 300’: