Item 6 - Staff Report6
Case No.
ZA25-0006
STAFF REPORT
February 14, 2025
CASE NO: ZA25-0006
PROJECT: Final Plat for WillowTree Gardens
EXECUTIVE
SUMMARY: WTG Overlook, LLC , is requesting approval of a Final 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 Final Plat in conformance with the
Preliminary Plat, Zoning Change and a Development Plan .
ACTION NEEDED: Consider Final Plat Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No 1. dated February 14, 2025.
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Plat & Supporting Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Department of Planning & Development Services
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Case No. Attachment A
ZA25-0006 Page 1
BACKGROUND INFORMATION
OWNER: WTG Overlook, LLC
APPLICANT: WTG Overlook, LLC & Off
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 and Office Commercial
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 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 the 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,
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Case No. Attachment A
ZA25-0006 Page 2
access points, and consistency with what was approved in
this motion.
On September 17, 2024, the City Council approved a Site Plan for The
Overlook and WillowTree Gardens , “Development Plan D – Alternative 2”
On December 3, 2024, the City Council approved a Preliminary Plat for
WillowTree Gardens (ZA24-0061)
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Office Commercial”
(approved by case CP2 4-0001) 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 those 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.
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Case No. Attachment A
ZA25-0006 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.
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Case No. Attachment A
ZA25-0006 Page 4
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
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:
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated February 14, 2025.
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Case No. Attachment B
ZA25-0006 Page 1
VICINITY MAP
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Case No. Attachment C
ZA25-0006 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA25-0006 Review No.: One Date of Review: 2/14/25
Project Name: Final Plat – Willowtree Gardens
APPLICANT: OWNER:
WTG Overlook, LLC WTG Overlook, LLC
680 N Carroll Avenue, Suite 100 ,
Southlake, Texas 76092
Phone: 817-617-9105
Email: jody@willowtreetx.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
1/23/25 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 “ZA25-0006" in the lower right-hand corner of the plat.
2. The Following Changes are needed regarding the streets and access per Section 5 of the
Subdivision Ord. No. 483:
a. Right-of-way dedication for N. Carroll Ave. must be provided as represented on the
approved Preliminary Plat and in accordance with City of Southlake Master Mobility
Plan which requires a minimum overall ROW width of 100 feet (min. 50 feet from
centerline). It appears the area shown as right-of-way easement meets this
requirement. If this is correct, show, label and dimension this area as “right-of-way
dedication”. The west boundary of this dedication area will be the east boundary of
Lot A and this area needs to be “netted” out of the lot area shown for the lot.
b. Clearly define the boundary and place the public access, emergency access,
drainage and utility easement into an HOA lot to be maintained by the WillowTree
Garden Owner Association, and meeting City street standards.
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 width of 24’ and covering the full width
of the driveway.
* 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.
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Case No. Attachment C
ZA25-0006 Page 2
3. Correct the title block. The number and type of lots are not correct, and the Final Plat Case
number should be moved below the property description.
4. Label all names of the survey lines of the W.W. Hall & R. Eads Survey line which generally
runs along the original center line of Carroll Ave.
5. Remove City Council approval block. Finals Plats are only approved by the Planning Zoning
Commission.
6. Remove the reference to “Grand Prairie” in the Surveyor’s certification
7. Provide a note on the plan that all open space/HOA ‘X’ lots public and private access
easements, streets, allies and detention/retention ponds, drainage easements shall be
dedicated to and maintained by the owner’s association .
8. Remove note # number 5 and the statements in the dedication regarding deed restrictions and
public improvements etc., from the plat. These are not applicable to this plat.
9. Any HOA maintained walls or landscape areas that are not in a HOA “X” lot should be in a
private HOA easement for wall, landscape or the appropriately designated for the use and
maintenance in the CC&R’s.
10. The pedestrian access easements and sidewalk need to be extended through the non -
residential Lot A and connect to the sidewalk required along N. Carroll Ave.
11. Provide a label, symbol, exhibit and similar note on the face of the plat to address
maintenance easement needed for the “zero lot line” boundary of each applicable lots.
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Case No. Attachment C
ZA25-0006 Page 3
Tree Conservation
TREE CONSERVATION COMMENTS:
1. It seems that the Total Sight Area calculation within the Tree Preservation Calculations on
the submitted Tree Conservation Plan is incorrect. The calculation is only including the
areas of the lots, and not the overall square footage of the entire property including
easements. Please reference the approved Tree Conservation Analysis from case ZA23-
0072.
2. The construction of the proposed storm sewer in the back of Lots 1, 2, and 3 will alter
more than 25% of the critical root zone area of the protected trees along the north
property line.
A protected tree shall be considered to be altered if one or more of the following occurs:
more than twenty-five percent (25%) of the critical root zone is adversely affected, more
than twenty-five percent (25%) of its canopy is removed, or the tree is disfigured to the
extent a reasonable person would conclude the tree will not survive.
* The proposed calculations for existing tree cover preservation conforms with the
development’s approved Tree Conservation Analysis, except some different trees are
shown to be removed and others preserved.
* 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;
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Case No. Attachment C
ZA25-0006 Page 4
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.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
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Case No. Attachment C
ZA25-0006 Page 5
Public Works/Engineering Review
GENERAL COMMENTS:
1. The water easement in the commercial development shows 45-degree angels, however, the water
line shows 90-degree angels. PW Water prefers 45-degree bends on waterlines. Please be sure
that the proposed water line follows the proposed easement.
2. The fire hydrant closest to N. Carroll shall be located within an easement.
3. The fire hydrant that crosses through the median in the residential shall be located within an
easement.
4. Ensure that the headwall and storm pipe behind Lots 4 and 9 are within a dedicated private
drainage easement.
5. Label the drainage easements within Lots 1 -3 and Lots 18-20 are labeled as private drainage
easements.
6. Include the following notes:
a. All detention structures within the dedicated drainage easement shall be maintained by
the property owner.
b. Utility Easements shall have no permanent structures, other than fences, as defined in
the Subdivision Ordinance.
c. Drainage Easements shall have no permanent structures, fences, and/or other obstacles,
as defined in the Subdivision Ordinance.
Sandra Endy , P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
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Case No. Attachment C
ZA25-0006 Page 6
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)
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Case No. Attachment C
ZA25-0006 Page 7
General Informational Comments
* This plat should not be filed until the construction plans have been substantially approved. This
will ensure adequate finish floor elevations, easements and right-of-way alignments.
* 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, aal fees paid, 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 Dedication 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.
* Provide a “check print” pdf file to ensure all corrections have been addressed on the plat prior to
final executed copy being submitted approval signatures and recording.
* All plats filed must have an original signed and stamped Tax Certificate submitted with it from
each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed
and that taxes for the current year have been paid. After September 1st, a certificate showing that
the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated
is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the
Tarrant County Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth
(across from the old red courthouse). There is a service charge of $10 per account for this
certificate. For more information contact the Assessor/Collector’s office at 817-212-6847.
* For Tarrant County filing, original signatures and seals will be required on one 24” x 36” blackline
paper copy prior to filing the plat. The copy will not be accepted if any erasures or original ink,
other than signatures or seals, appear on the plat. The paper copy must have a minimum ½
inch space between the paper edge and border.
* Denotes Informational Comment