Item 8 - Staff ReportCase No.
ZA25-0031
S T A F F R E P O R T
May 30, 2025
CASE NO: ZA25-0031
PROJECT: Revised Development Plan for Kirkwood East
EXECUTIVE
SUMMARY: TXCRE, LLC is requesting approval for a Revised Development Plan on property
described as Lots 1-8 and Lot X, Kirkwood East Addition , City of Southlake,
Tarrant County, Texas and located at 1400-1540 W. Kirkwood Blvd , Southlake,
Texas on approximately 13.6 acres. Current Zoning: "NR-PUD" Non-Residential
Planned Unit Development District. SPIN Neighborhood #1.
DETAILS: The purpose of this request is to seek approval for a revised development plan for
Kirkwood East of 8 office commercial buildings. The property is located adjacent to
the Sabre Corporate Campus along Kirkwood Boulevard, and west of White
Chapel Boulevard.
The previous development plan provided a conceptual design that reflects 8
buildings totaling approximately 50,000 square feet at build out with each structure
requiring a separate Site Plan approval in the future. The revised plan proposes
modifications to Lot 2 (Building B) and Lot 3 (Building C), including the removal of
parking between the buildings and an increase in the total building area.
Additionally, plan may require adjustments to Lot 4 (Building D) based on the
proposed S ite Plan under Case ZA25-0032, being concurrently processed. The
parking is relocated south of Lot 2 (Building B), which partially encroaches into the
natural landscape area. The N-RPUD regulations permits encroachment if
approved by City Council. This area of the natural landscape area is under the
electric transmission line and contains some trees on the edge identified as
marginal and protected on the previous Tree Preservation Plan which will be
removed. However, the overall preserved canopy is shown to remain as previously
approved. The total number of parking spaces provided has been reduced from
195 to 191.
Department of Planning & Development Services
Item 8
Case No.
ZA25-0031
REQUESTED
VARIANCE: Variance from Ordinance 480-313B, which notates a required a 50’ Natural Area to
encircle the property. Parking spaces within lot 2 are proposed to encroach into the
50’ Natural Area along the southeast portion of the property. This portion of the
driveway is located underneath overhead transmission lines in a cleared open
area. Ordinance 480-313B, the controlling zoning ordinance for the site allows Site
Plan approvals that permit encroachment into this Natural Area with City Council
approval.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 1, dated May 30, 2025
(D) Surrounding Property Owners Map
(E) Surrounding Property Owner Responses
Presentation
Narrative and Plans
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jenny Crosby (817) 748-8195
Case No. Attachment A
ZA25-0031 Page 1
BACKGROUND INFORMATION
OWNER: TXCRE, LLC
APPLICANT: TXCRE, LLC
PROPERTY SITUATION: Lots 1-8 and Lot X, Kirkwood East Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: "NR-PUD" Non-Residential Planned Unit Development District
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).
April 3, 2001; City Council approved a Zoning Change and Revised
Concept Plan for the Sabre Corporate Campus for the purpose of including
W. Kirkwood Boulevard and T.W. King rights -of-way into the zoning and
concept plan boundary. (ZA01-007 and Ordinance No. 480-313A).
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).
April 18, 2023; City Council approved, a Development Plan for Lots 1-8
and Lot X, Kirkwood East Addition and Site Plans for Lots 5 and 8 (ZA23-
0003).
Case No. Attachment A
ZA25-0031 Page 2
SOUTHLAKE 2035 PLAN: Pathways Master Plan & Sidewalk 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 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.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site will have frontage along Kirkwood Blvd., a four -lane divided
arterial. The property has emergency access to N. White Chapel Blvd.
TREE PRESERVATION : The submitted Tree Conservation Plan “Marginal” and “Removed
Canopy” is slightly different than the formally approved Tree
Conservation Plan, but the “Preserved Canopy” cover remained the
same.
ZA23-0003 ZA25-0031
Total Existing Canopy: 33.88% Total Existing Canopy: 33.88%
Preserved Canopy: 58.75% Preserved Canopy: 58.75%
Marginal Canopy: 12.10% Marginal Canopy: 10.59%
Removed Canopy: 29.15% Removed Canopy: 30.66%
UTILITIES: The site is served by an 8” water line on the property. There is an 8” sewer
main that runs through the property and along W. Kirkwood Blvd.
CITIZEN INPUT: Although there were no meetings requested at this time, there was a SPIN
and Corridor Planning Committee meeting held during the previous case.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 1, dated May 30,
2025.
Case No. Attachment B
ZA25-0031 Page 1
Case No. Attachment C
ZA25-0031 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA23-0003 Review No.: One Date of Review: 05/30/25
Project Name: Development Plan and Site Plan – Kirkwood East Lots 1 – 8, & Lot X.
APPLICANT: OWNER:
TXCRE, LLC TXCRE, LLC
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
04/30/25 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 CYNDI CHENG AT (817) 748-8269.
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 .
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. The encroachment of the park spaces in the east portion of Lot 2 into the Natural Area of the
development requires City Council approval.
6. Show and label the width and type of surface for all pedestrian walks, malls, and open areas
for use by tenants or the public.
7. 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.
8. Show the location, type, and height of all walls, fences, and screening devices. Note whether
existing or proposed.
9. Adjust the development plan in coordination with the Site Plan for Lot 4 being concurrently
considered under Case ZA25 -0032. Ensure compliance with the regulations of the underlying
NRPUD regulations of Ord. No. 480 -313, as amended.
Case No. Attachment C
ZA25-0031 Page 2
Tree Conservation/Landscape Review
Case No. ZA25-0031 Review No. One Dated: May 7, 2025 Number of Pages: 2
Project Name: Kirkwood East – 1400 W. Kirkwood Blvd. (Development Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
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The following comments are based on the review of plans received on April 30, 2024 .
Comments designated with a number may be incorporated into the formal review to be
considered by either the Planning and Zoning Commission or City Council. Other items will
not be addressed by either the P&Z or City Council. It is the applicant’s responsibility to
contact the department representative shown above and make modifications as required by
the comment.
TREE CONSERVATION COMMENTS:
* On Lot 2 there are eight (8) additional parking spaces proposed within the dedicated 50’
Drainage & Open Space area. The trees that would need to be removed for the
construction of the parking spaces were originally shown as “Marginal” and “Preserved”
but are now shown to be removed.
* The submitted Tree Conservation Plan “Marginal” and “Removed Canopy” is slightly
different than the formally approved Tree Conservation Plan, but the “Preserved Canopy”
cover remained the same.
ZA23-0003 ZA25-0031
Total Existing Canopy: 33.88% Total Existing Canopy: 33.88%
Preserved Canopy: 58.75% Preserved Canopy: 58.75%
Marginal Canopy: 12.10% Marginal Canopy: 10.59%
Removed Canopy: 29.15% Removed Canopy: 30.66%
* 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%
Case No. Attachment C
ZA25-0031 Page 3
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;
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.
Case No. Attachment C
ZA25-0031 Page 4
* 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
ZA25-0031 Page 5
Public Works/Engineering Review
Review No. 1 Date: 5/6/2025
Case No. ZA25-0031 Development Plan
Project
Name: Kirkwood East
Contact: Sandy Endy, P.E.
Email: sendy@ci.southlake.tx.us
Phone: (817) 748-8033
The following comments are based on the review of plans received
on: 4/30/2025
It is the applicant’s responsibility to contact the department representative shown above and
make modifications as required by the comment.
GENERAL COMMENTS:
No comments.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
No comments.
Case No. Attachment C
ZA25-0031 Page 6
Fire Department Review
Case No. ZA25-0031 Review No. 1 Dated: 05/14/2025 Number of
Pages: 1
Project Name: Kirkwood East
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-
8181
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=====
The following comments are based on the review of plans received on 04/30/2025.
Comments may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. It is the applicant’s responsibility to contact
the department representative shown above and make modifications as required by the
comment.
======================================================================
=====
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet.
(Bldg B is indicated to be 5,000+)
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 indicated on plans at 6’X6’)
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 for Bldg B
is more than 50 ft from a fire lane or street and does not face a fire lane or street)
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations
that contain both sprinkled and un-sprinklered buildings.
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
of all exterior portions of the perimeter of the building for sprinkled buildings.
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
Case No. Attachment C
ZA25-0031 Page 7
pounds GVW).
Dead-end fire apparatus access cannot exceed 150 feet.
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside
turn radius.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment C
ZA25-0031 Page 8
Informational Comments
* Previously approved variances:
- Variance from Driveway Ordinance No. 634, as amended, Section 5.2(d), which requires a
stacking depth of 75’. The proposed stacking depth of three of the four driveways for the site
are 30’. With the revisions, a fourth driveway will need a stacking depth of approximately 22’.
- Variance from Driveway Ordinance No. 634, as amended, Section 5.1, which requires driveway
separations of 250’. After revisions, one pair of driveways have a separation of 150’, and a second
pair has a separation of 215’.
- Variance from Ordinance 480-313B, which notates a required 50’ Natural Area to encircle the
property. A driveway through lot 8 encroaches into the 50’ Natural Area along the far northwest
portion of the property. This portion of the driveway is located underneath overhead transmission
lines in a cleared open area. Ordinance 480 -313B, the controlling zoning ordinance for the site
allows Site Plan approvals that permit encroachment into this Natural Area with City Council
approval.
* 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 rights -of-way 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 65 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, Roadway, 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
ZA25-0031 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 U S A AG 3400 N WHITE CHAPEL BLVD 7.76 NR
2 BDP SOUTHLAKE DST NRPUD 1600 W KIRKWOOD BLVD 0.87 NR
3 WILKS SOUTH LAKE
DEVELOPMENT L NRPUD 1001 W KIRKWOOD BLVD 3.38 NR
4 BDP SOUTHLAKE DST NRPUD 3150 SABRE DR 1.55 NR
5 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1350 W KIRKWOOD BLVD 1.90 NR
6 TRINITY RIVER AUTHORITY OF
TX SP1 3200 N WHITE CHAPEL BLVD 0.01 NR
7 U S A AG 3600 N WHITE CHAPEL BLVD 19.84 NR
8 SOUTHLAKE, CITY OF RPUD 3000 N WHITE CHAPEL BLVD 5.10 NR
1000 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1400 W KIRKWOOD BLVD 0.38
1001 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1480 W KIRKWOOD BLVD 0.43
1002 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1500 W KIRKWOOD BLVD 0.49
1003 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1540 W KIRKWOOD BLVD 0.64
1004 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1520 W KIRKWOOD BLVD 0.61
1005 KIRKWOOD EAST PROPERTIES NRPUD 1420 W KIRKWOOD BLVD 0.34
Case No. Attachment D
ZA25-0031 Page 2
LLC
1006 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1460 W KIRKWOOD BLVD 1.37
1007 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1440 W KIRKWOOD BLVD 0.39
1008 KIRKWOOD EAST PROPERTIES
LLC NRPUD 1490 W KIRKWOOD BLVD 2.56
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: Six (6)
Responses Received: In Favor: 0 Opposed: 0 Undecided: 0 No Response: