Item 9 - Staff ReportCase No.
ZA25-0005
S T A F F R E P O R T
February 14, 2025
CASE NO: ZA25-0005
PROJECT: Zoning Change and Concept Plan for 1835 Shady Oaks EXECUTIVE
SUMMARY: The Huffman Group, LLC and Sage Group, Inc., on behalf of Shady 21, LLC, are
requesting approval of a Zoning Change and Concept Plan for 1835 Shady Oaks
on property described as Tract 1A01B, James J. West Survey, Abstract No. 1620,
City of Southlake, Tarrant County, Texas, and located at 1835 Shady Oaks Dr.
Current Zoning: “AG” Agricultural District. Requested Zoning: “S-P-2” Generalized
Site Plan District, “SF-1A” Single Family Residential District and “SF-20A” Single
Family residential District. SPIN Neighborhood #5.
DETAILS: The project is generally located between Shady Oaks Drive and the S.H. 114
frontage road, approximately 1300 feet south of the intersection of W. Dove Rd.
and Shady Oaks Drive. The purpose of this request is to seek approval of an
approximately 21-acre development with 4 single-story office buildings on 4 lots
and 19 single family residential lots. As the underlying future land use designation
is Office Commercial, a Comprehensive Plan Amendment application to change
the designation on the residential portion of the development to Low Density
Residential and Medium Density Residential accompanies this zoning change
request (Case CP25-0001).
The proposed development includes three zoning components:
1.“SF-1A” Single Family Residential District to include 3 residential lots of
approximately 1 acre each adjacent to Shady Oaks Drive.
2.“SF-20A” Single Family Residential District to include 16 residential lots
ranging in size from 20,000 square feet to 34,692 square feet.
The Residential Site Data Summary for the “SF-1A” and “SF-20A” zoning
request is as follows:
3.“S-P-2” Generalized Site Plan District with “O-1” Office District uses on
approximately 6.6 acres to include 4 single-story office buildings with
approximately 44,051 SF of leasable square footage, 182 parking spaces, and
Department of Planning & Development Services
Case No.
ZA25-0005
a detention pond. City Council approved site plans will be required prior to
construction of this component of the development. Detailed elevations for all
the buildings and a Traffic Impact Analysis will be provided at the site plan
stage.
The Commercial Site Data Summary is as follows:
VARIANCE
REQUESTED: The applicant has requested deferral of a Traffic Impact Analysis until site plan
submittal. Any recommendations from the study will be addressed at the site plan
stage.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated February 14, 2025
(D) Surrounding Property Owners Map & Responses
SPIN Meeting Report
Corridor Planning Committee Report
PowerPoint Presentation
S-P-2 Regulations
Plans
STAFF CONTACT: Jenny Crosby (817) 748-8195
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA25-0005 Page 1
BACKGROUND INFORMATION
OWNER: Rama Gullapalli, Shady 21, LLC
APPLICANT: The Huffman Group, LLC and Sage Group
PROPERTY SITUATION: 1835 Shady Oaks Drive
PROPERTY DESCRIPTION: Tract 1A01B, James J. West Survey, Abstract No. 1620
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “S-P-2” Generalized Site Plan District, “SF-1A” Single Family Residential
District, and “SF-20A” Single Family Residential District
HISTORY: The property was annexed into the city in 1956 (Ordinance No. 37).
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
Underlying Future Land Use Designation
The underlying future land use designation for the site is “Office
Commercial”.
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. Other suitable activities are
those permitted in the Public Parks/Open Space and Public/Semi-Public
categories previously discussed.
Optional Land Use Overlay
The optional land use overlay designation is “Multi-Tenant Office Overlay”.
The Multi-Tenant Office category is a commercial overlay category
designed and intended for the use of high- quality, medium to large-scale
office buildings of 2-4 stories that may be build-to-suit or speculative
(“spec”) built. These office developments are envisioned to be 50,000
square feet or larger in either a standalone or office park configuration,
and are for the use of corporate offices, professional services firms,
financial firms, information technology and media companies, biomedical
companies, research and development, medical office, and other users
which drive demand for medium to large-scale office buildings. These
buildings are less prominent than high-rise office with floor layouts that
are designed for maximum user flexibility.
Case No. Attachment A
ZA25-0005 Page 2
Mobility & Master Thoroughfare Plan
The property is bounded by Shady Oaks Drive to the west and the S.H.
114 access road to the east. SH-114 is designated as a Freeway with 300-
500 ft. right of way and Shady Oaks Drive is designated as a C2U, 2-lane
undivided collector with 60 ft. of right of way.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan calls for an 8 ft. minimum sidewalk along Shady
Oaks Drive and the S.H. 114 access road. Per the Subdivision Ordinance,
a minimum 5 ft. sidewalk is required along residential streets. The
applicant is providing the required sidewalks along Shady Oaks Drive, the
S.H. 114 access road, and the proposed residential street.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development has one driveway entrance from the S.H. 114
access road for the office component. A street is proposed connecting to
Shady Oaks Drive for the residential component.
Traffic Counts
S.H. 114 Frontage Road (2E)
(Between Entrance Ramp from Dove to White Chapel)
24hr 3,079
AM Peak (790) 7:30 – 8:30 AM
PM Peak (252) 4:45 – 5:45 PM
Shady Oaks (55)
(Between Highland to Dove)
24hr North Bound (1,239) South Bound (1,157)
AM Peak (164) 7:45 – 8:45 AM Peak (206) 7:45 – 8:45 AM
PM Peak (137) 3:30 – 4:30 PM Peak (163) 3:00 – 4:00 PM
* Based on the (2017-2018) City of Southlake Traffic Count Report
Traffic Impact
Per the applicant’s Traffic Impact Analysis Threshold Worksheet, the
anticipated site traffic for the proposed development is 1,535 trips on a
daily basis for the commercial component and 190 trips per day for the
residential component. The anticipated PM peak hour site traffic is 153
trips for the commercial component and 19 trips for the residential
component.
TREE PRESERVATION: If the development were proposed as traditional zoning it would not comply
with the existing tree cover preservation requirements of the Tree
Preservation Ordinance. There is 86.76% of existing cover and a minimum
of 30% would be required to be preserved. A total of 20.65% is proposed to
be preserved, 15.38% is proposed as “Borderline/Marginal” to be
preserved, and 63.97% is proposed to be removed.
UTILITIES: There is an existing 10-inch sewer line and an existing 6-inch water line
along Shady Oaks Drive.
DRAINAGE: The property predominantly drains east to west, although the southeast
Case No. Attachment A
ZA25-0005 Page 3
portion of the property drains toward S.H. 114 and to the south. The plan
proposes capturing stormwater into the new street on the residential
portion of the property and into a detention pond on the commercial portion
of the property.
CITIZEN INPUT: The following meetings were held to discuss the development:
A SPIN Meeting was held on February 11, 2025.
Two similar mixed use concepts were presented to the Corridor Planning
Committee on November 13, 2024.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated February 14,
2025.
Case No. Attachment B
ZA25-0005 Page 1
Case No. Attachment C
ZA25-0005 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA25-0005 Review No.: Two Date of Review: 02/14/25
Project Name: Zoning Change & Concept Plan – 1835 N Shady Oaks Dr.
APPLICANT: OWNER:
John Huffman Rama Gullapalli
935 S. Kimball, Suite 161 7271 Clementine Dr.
Southlake, TX 76092 Irving, TX 75063
Phone: 979-204-9053 Phone: 217-416-9227
Email: john@johnhuffman.com Email: rkgullapalli@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
02/13/25 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 WAYNE POWELL AT (817) 748-8281.
1. This property is designated as “Office Commercial” on the approved Future Land Use Plan
and “Multi-tenant Office” on the Optional Land Use Plan. An appropriate land use plan
amendment application will be needed and approved by City Council following a
recommendation from the Planning and Zoning Commission for the portion of property
proposed for single family residential development, prior to any consideration and approval of
a zoning change for these areas. A Comprehensive Plan Amendment application has been
submitted.
2. Provide a Traffic Impact Analysis or Threshold Worksheet release form signed by the City
Engineer. The applicant has requested deferral of a full Traffic Impact Analysis until full Site
Plan submission and consideration.
3. In addition to the Zoning Diagram, a metes and bounds description for each district must be
provided.
4. Identify residential and non-residential open space areas and lots and provide an open space
management plan for each.
5. The S-P-2 parking ratio in the narrative (1 per 275 SF) does not match the development plan
(1 per 242 SF). Please correct the narrative and/or development plan accordingly.
6. Shady Oaks Dr is designated as a collector road with 2 lanes and a minimum 60’ right-of-way
(60’- C2U). Ensure that right-of-way required for Shady Oaks Dr. is provided.
Case No. Attachment C
ZA25-0005 Page 2
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. On the Preliminary Grading and Drainage Plan there is an Engineered Drainage Channel
proposed with the tree preservation area between W. SH 114 and the detention pond on Shady
Oaks Drive. This would require the removal of a significant amount, if not all the trees proposed to
be protected within this area.
2. If the development were proposed as traditional zoning it would not comply with the existing
tree cover preservation requirements of the Tree Preservation Ordinance. There is 86.76% of
existing cover and a minimum of 30% would be required to be preserved. A total of 20.65% is
proposed to be preserved, 15.38% is proposed as “Borderline/Marginal” to be preserved, and
63.97% 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;
Case No. Attachment C
ZA25-0005 Page 3
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;
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. For the SP-2 Office portion of the development please provide the minimum of a 25’ – I type
bufferyard and required plant material along the property line abutting W. SH 114, and the
minimum of a 10’ – B type bufferyard and required plant material along Shady Oaks Drive.
3. For the SF-20A residential portion of the development please provide the minimum of a 25’ – G
type buffereyard and required plant material along the property line abutting W. SH 114.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA25-0005 Page 4
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
1. The minimum radius is 30’ along the firelane and at the proposed drive connections to Shady
Oaks and SH114. Label the radius along the firelane and at all intersections.
2. The sidewalk along the cul-de-sac will need to be located within a pedestrian access
easement if located outside of ROW.
3. Based on the Traffic Threshold Worksheet, a TIA will be required to be submitted.
* The proposed detention pond shall be located within a dedicated drainage easement.
DRAINAGE COMMENTS:
* Be aware that cross lot drainage will require the drainage flow to be captured within a closed
system, whether it be a swale or storm pipe, and will be required to be located within a private
drainage easement.
UTILITY COMMENTS:
* The minimum radius for an 8” water line is 200’. Please ensure that the minimum radius is being
met.
* The waterline within the residential section should connect to the commercial development to
allow for a looped system.
Case No. Attachment C
ZA25-0005 Page 5
Fire Department Review
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in any residential structure that exceeds
6,000 square feet, excluding porches and patios.
The required backflow protection (double check valve) for the sprinkler systems in the
commercial development 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 not located on the riser, or a minimum of 6’X6’ if it is located on the riser.
(Riser room locations & water main for commercial development not indicated on plans)
FIRE HYDRANT COMMENTS:
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lane access. (Fire Department Connection locations and FH
not indicated on plans for commercial property)
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with
un-sprinklered homes or 600 feet for subdivisions with all homes sprinklered.
Fire hydrants are required at a maximum spacing of 500 feet for commercial locations that
contain sprinkled buildings. (FH not indicated for commercial property)
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a “hose-lay” basis for un-sprinkled buildings and 250 feet for
sprinklered buildings. (Hose lay exceeds 250 feet to all exterior portions from a fire lane for
15,000+ building if barrier or fencing would prevent access from the service road)
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide
and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW).
(Commercial development fire lane is undersized measuring only 22 feet wide)
Dead-end fire apparatus access cannot exceed 150 feet. (Commercial development fire lane
exceeds 150 ft with a dead-end)
Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb.
(Standard street width – Multiple areas of the road measure less than this requirement)
Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot
outside turn radius. (Turns throughout the residential development measure less than this
requirement)
Case No. Attachment C
ZA25-0005 Page 6
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for
approved turnaround. (Cul-de-sac is undersized at 80-foot diameter)
Case No. Attachment C
ZA25-0005 Page 7
General Informational Comments
* No review of proposed signs is intended with this 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.
* 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 a Site Pla for the non-
residential portion and 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 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.
* A permit from TxDOT must be obtained prior to any curb cut along SH 114.
* A minimum 8 foot tall masonry screen wall matching the principal building with a solid metal
access gate is required for all trash dumpsters.
* Denotes Informational Comment
Case No. Attachment D
ZA24-0051 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 114 LA PALOMA HOLDINGS LLC AG 2001 SHADY OAKS DR 1.870282642 NR
2 SPICKLER, DENNIS G SF1-A 1950 SHADY OAKS DR 0.374608187 NR
3 LIU, YING SF2 1900 SHADY OAKS DR 1.041910875 NR
4 MCCAULEY LIVING TRUST SF1-A 700 GARDEN CT 0.603164566 NR
5 GREEN, CHELSEA SF1-A 701 GARDEN CT 0.182868017 NR
6 PETERS, CHAD H SF1-A 1816 SHADY OAKS DR 0.917188325 NR
7 GONSALVES, ANTHONY SF1-A 1740 SHADY OAKS DR 0.911489878 NR
8 UTLEY, REBECCA AG 1735 SHADY OAKS DR 1.091513607 NR
9
MOORE FAMILY PROPERTY
COMPANY O1 395 W SH 114 0.898703549 NR
10 NGUYEN, LINH P SF20A 502 FOX GLENN 0.486001017 NR
11 AMOIA, MATTHEW SF20A 504 FOX GLENN 0.459935594 NR
12 RYON, ROSS SF20A 506 FOX GLENN 0.447761932 NR
13 BARRON, ELIZA S SF20A 508 FOX GLENN 0.446245186 NR
14 BORRA, SRI SF20A 510 FOX GLENN 0.442946848 NR
15 VAUGHN, ELIZABETH H SF20A 512 FOX GLENN 0.448058655 NR
16 AGHILI, HADY SF20A 514 FOX GLENN 0.443119383 NR
17 MELBOURNE, ROSS RPUD 1700 SHADY OAKS DR 0.011845965 NR
18 MILLER, DELANO M SF20A 516 FOX GLENN 0.640087753 NR
19 WAGNER FAMILY LIVING TRUST SF20A 519 FOX GLENN 0.0578692 NR
Case No. Attachment D
ZA24-0051 Page 2
20 SOUTHLAKE, CITY OF AG W SH 114 0.003629247 NR
21 BOECK, CLAUDINE SF20A 517 FOX GLENN 0.002833943 NR
22 ALLEN, BENJAMIN T SF1-A 601 GARDEN CT 1.014429698 NR
23 KOSCINSKI, ALLEN SF20A 501 FOX GLENN 1.096455017 NR
24 GRUE, RICHARD A SF20A 515 FOX GLENN 0.665579172 NR
25 TIFFENBERG, IRA SF20A 505 FOX GLENN 0.670662721 NR
26 SANCHEZ, BENITO SF20A 507 FOX GLENN 0.64869802 NR
27 ZVONECEK, BRIAN SF20A 513 FOX GLENN 0.646505825 NR
28 SPEIER, JONATHAN SF20A 509 FOX GLENN 0.677968133 NR
29 SHARMA, ABHINAV SF20A 503 FOX GLENN 0.628243933 NR
30 VISOSKY, MARK SF20A 511 FOX GLENN 0.660044355 NR
31 PERERA, RAJEEV C SF1-A 693 GARDEN CT 0.986464562 NR
32 VALLERIE, JAMES SF1-A 698 GARDEN CT 1.032002166 NR
33 SUMMY, LLOYD SF1-A 594 GARDEN CT 0.98227995 NR
34
SUPERINTENDENT OF CARROLL
ISD NR
1000 SHIVERS FAMILY PARTNERSHIP AG 1835 SHADY OAKS DR 21.52650037
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: 34
Responses Received
within 300’: 0