Item 8 - Staff Report
Case No.
ZA25-0051
S T A F F R E P O R T
August 15, 2025
CASE NO: ZA25-0051
PROJECT: Site Plan for SEMA Headquarters EXECUTIVE
SUMMARY: Jonathan Kerby of Kimley-Horn is requesting approval of a Site Plan for SEMA
Headquarters, on property described as Lot 4, Block A, GMI Southlake Addition,
City of Southlake, Tarrant County, Texas, and located at 380 S. Nolen Dr. Current
Zoning: “S-P-2” Generalized Site Plan District. SPIN Neighborhood #8.
DETAILS: The purpose of this request is to seek approval of a Site Plan for SEMA
Headquarters for the entry plaza area and landscape enhancements. The
improvements aim to enhance the existing office building with the addition of an
outdoor amenity area with upgraded landscaping. The first phase of
enhancements includes a new main entrance and door, landing, retaining walls,
planters, illuminated flagpoles, and water features. The second phase includes a
new 38' x 45' patio with a detached covered pavilion structure, a 38' x 45' grass
terrace, and a game lawn. The detached covered pavilion structure requires
approval of a Specific Use Permit, submitted concurrently under case ZA25-0054.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval for a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated August 15, 2025
(D) Surrounding Property Owners Map & Responses
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jennifer Crosby (817) 748-8195
Department of Planning & Development Services
Case No. Attachment A
ZA25-0051 Page 1
BACKGROUND INFORMATION
APPLICANT: Jonathan Kerby, Kimley-Horn
OWNER: Capital Engines 13, LLC
PROPERTY SITUATION: 380 S. Nolen Dr.
LEGAL DESCRIPTION: Lot 4, Block A, GMI Southlake Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: The “AG” Agricultural District zoning was approved with the adoption of the
Zoning Ordinance No. 480 and the official Zoning Map on September 19,
1989.
A Zoning Change and Site/Concept plan for the development of three
buildings with a base zoning of “I-1” Light Industrial with certain exclusions
was approved on October 20, 2020. (ZA20-0040) (Ord. No, 480-771).
A Site Plan for GMI Phase II to construct 3 flex light industrial/corporate
office buildings totaling approximately 58,780 square feet located on
approximately 5.72 acres was approved on April 20, 2021.
A Zoning Change and Site Plan (ZA23-0077) was approved on February
20, 2024 to add “day nursery” as an allowed use within Lot 2 (Ord. No.
480-771A).
A Zoning Change and a Site Plan (ZA24-0031) was approved to allow a
Beauty Salon/Wellness Spa as a permitted use within Lot 4 (Ord. No. 480-
771C).
A Specific Use Permit (ZA25-0034) was approved to allow electric vehicle
(EV) charging spaces consisting of two dual EV charging stations installed
to serve four parking spaces (Res. No. 25-022)
SOUTHLAKE
COMPREHENSIVE
PLAN: Consolidated Future Land Use Plan
The site is designated “Mixed Use”.
Purpose and Definition: To provide an option for large-scale, master-
planned, mixed use developments that combine land uses such as office
facilities, shopping, dining, parks, and residential uses. The range of
activities permitted, the diverse natural features, and the varying proximity
to thoroughfares of areas in the Mixed Use category necessitates
comprehensively planned and coordinated development. New
development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design
Case No. Attachment A
ZA25-0051 Page 2
and transition between different uses. Typically, the Mixed Use designation
is intended for medium- to higher-
intensity office buildings, hotels,
commercial activities, retail centers,
and residential uses. Nuisance-free,
wholly enclosed light manufacturing
and assembly uses that have no
outdoor storage are permitted if
designed to be compatible with
adjacent uses. Other suitable
activities are those permitted in the
Public Parks/Open Space,
Public/Semi-Public, Low Density
Residential, Medium Density
Residential, Retail Commercial, and Office Commercial categories.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows S. Nolen Drive. to be a
3-lane undivided arterial with 70-foot of right of way. The future Village
Center Drive location will be north of the property and connect to S. Nolen
Drive and S. Kimball Avenue; it is planned as a 2-lane undivided collector
with 60’ of right of way. The property will not have direct access to Crooked
Lane, a 2-lane local street with a 60-foot right-of-way.
Pathways Master Plan & Sidewalk Plan
There are currently no sidewalks along Crooked Lane or S. Nolen Drive of
the subject property. The Pathways Master Plan indicates a 6-foot wide
sidewalk on both the west side of S. Nolen Drive and the west side of
Crooked Lane.
PLANNING AND
ZONING COMMISSION:
CITY COUNCIL:
STAFF COMMENTS: Attached is the Site Plan Review Summary No. 2, dated August 15, 2025.
The applicant has also applied for a SUP for an accessory building for a
detached covered pavilion structure that would be linked to this Site Plan.
The case number for this SUP is ZA25-0054.
Case No. Attachment B
ZA25-0051 Page 1
Case No. Attachment C
ZA25-0051 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA25-0051 Review No.: Two Date of Review: 08/15/25
Project Name: Site Plan for SEMA Headquarters – 380 S. Nolen Dr.
APPLICANT: ARCHITECT:
Jonathan Kerby (Kimley-Horn) Capital Engines 13, LLC
2600 N. Central Expressway, Suite 400 7353 S. Eagle Street
Richardson, TX 75080 Centennial, CO 80112
Phone: 972-770-1370 Phone: 303-627-2600
Email: jonathan.kerby@kimley-horn.com Email: smills@semc.inc
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/04/25 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. Exposed outdoor string lights must comply with Sign Ordinance No. 704-J - Outdoor String
Lights.
• Exposed String Lights shall meet the following criteria:
o Non-flashing
o Attached to an overhead or other structure and secured in a manner as
deemed safe by the City Building Official or his/her designee.
o Height shall be at least 8 feet or at a height deemed safe by the City Building
Official or his/her designee.
o LED lamps specifically designed for outdoor wet use - certified CSA-US/C Wet
Location.
o Not to exceed 120 Volts or 3.5 Watts.
o Color – 2700K Warm White or similar type as approved by the City Building
Official or his/her designee.
o Electrical plans must be submitted and approved by the City.
2. A Sign Variance may be required for any modifications to exterior signage. A separate
application must be submitted; however, it may be processed concurrently if desired.
Case No. Attachment C
ZA25-0051 Page 2
Tree Conservation/Landscape Review
Case No. ZA25-0051 Review No. Two Dated: August 12, 2025 Number of Pages: 3
Project Name: 380 S. Nolen Dr. (Site Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
===========================================================================
The following comments are based on the review of plans received on August 4, 2025 . 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:
1. There are existing protected trees shown to be removed for the proposed Phase 2 construction that
would require tree removal mitigation if removed for the proposed construction. Provide a Tree
Removal Mitigation Landscape Plan showing how the removal of the protected trees will be
mitigated.
* The submitted Tree Conservation Plan shows only the existing tree cover preservation for the Sema
property, where the previously approved Tree Conservation Plan included the GMI property. There
is 7.8% of existing tree cover on the property and a minimum of 70% of the existing tree cover is
required to be preserved. A total of 5% of the existing tree cover is proposed to be removed and
95% to be preserved.
* With the approval of the previous Zoning Change and Site Plan (ZA20-0040), there was 42.7% of
existing tree canopy cover across the property and under traditional zoning a minimum of 50%
would have been required to be preserved. A total of 74.4% of the existing tree canopy cover was
approved to be removed and 25.6% was required to be preserved.
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%
Case No. Attachment C
ZA25-0051 Page 3
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.
LANDSCAPE COMMENTS:
1. The existing landscaping that is proposed to be removed was installed the meet the development’s
interior landscaping and tree removal mitigation requirements and must be replaced elsewhere
within the development. Provide a Landscape Plan showing where the existing landscaping that is
proposed to be removed will be replaced to meet the interior landscape and previous tree removal
Case No. Attachment C
ZA25-0051 Page 4
mitigation requirements.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Public Works/Engineering Review
Review No. 1 Date: 7/22/2025
Case No. ZA25-0051 Site Plan
Project Name: SEMA Headquarters
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: 7/11/2025
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
* Retaining walls greater than 4’ in height, measured from bottom of footing to top of wall, will
require a separate permit.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA25-0051 Page 5
Building Inspections Review
1. Verify project meets Texas Accessibility Rules.
2. An electrical permit is required for EV chargers.
3. A sign permit is required for string lights.
4. All structures including electrical require permits.
Susan Hernandez
Deputy Building Official
Phone: (817) 748-8238
E-mail: shernandez@ci.southlake.tx.us
Fire Department Review
Case No. ZA25-0051 Review No. 1 Dated: 08/01/2025 Number of Pages: 1
Project Name: SEMA HQ 380 S Nolen Dr
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181
===========================================================================
The following comments are based on the review of plans received on 07/18/2025. 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:
Manual flush bolt locks are not permitted on double store front doors.
Emergency lighting required on exterior egress landing of exit doors.
Illumination shall be provided along the path of travel for the exit discharge from each exit to the public
way.
Open- flame cooking devices, charcoal grills and other similar devices used for cooking shall not be
located or used on combustible balconies, decks, or within 10 ft of combustible construction.
Permanently installed outdoor firepits for recreational fire purposes shall not be installed within 10 feet
of a structure or combustible material.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment C
ZA25-0051 Page 6
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* Building permit(s) are required prior to commencement of any work.
* 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.
* It appears that this property lies within the 75 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.
* Denotes Informational Comment
Case No. Attachment D
ZA25-0051 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO
#
Owner Zoning Physical Address Acreage Response
1 GEOTEL GROUP INC SP1 305 S NOLEN DR 0.93 NR
2 EMMAN USA LLC SP1 300 S NOLEN DR 1.63 NR
3 DARDEN PROPERTIES OF TEXAS LLC SP2 360 S NOLEN DR 1.15 NR
4 GMI HQ LLC SP2 350 S NOLEN DR 0.01 NR
5 NOLEN PROPERTY LLC SP2 405 S NOLEN DR 0.53 NR
6 LIMC REAL ESTATE LLC SP1 410 S NOLEN DR 0.60 NR
7 DRAGONS OF SOUTHLAKE LLC SP2 370 S NOLEN DR 1.31 NR
8 CAMBIUM CAPITAL LLC SP1 416 S NOLEN DR 0.15 NR
9 MS PRIME HOLDING LLC SP1 508 SILICON DR 0.37 NR
10 SILICON TEXAS PROPERTIES LLC SP1 512 SILICON DR 0.65 NR
11 VARIA, AMEE SF1-A 2449 CROOKED LN 0.11 NR
12 CCW-516 SILICON LLC SP1 516 SILICON DR 0.13 NR
13 MYAN PLAZA LP O1 520 SILICON DR 1.43 NR
14 CASTLE HILLS PROPERTY PARTNERS SP1 200 S NOLEN DR 3.46 NR
Case No. Attachment D
ZA25-0051 Page 2
15 CHAMPIONS DFW COMMERCIAL
REALT
SP1 880 S VILLAGE CENTER DR 0.66 NR
16 CORNERSTONE PROFESSIONAL
PROPE
SP2 2707 E SOUTHLAKE BLVD 5.84 NR
17 SUPERINTENDENT OF CARROLL ISD NR
1000 DARDEN PROPERTIES OF TEXAS LLC SP2 380 S NOLEN DR 2.74
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty (20)
Responses Received within 300’: None