Item 7 - Staff Report
Case No.
ZA25-0045
S T A F F R E P O R T
August 29, 2025
CASE NO: ZA25-0045
PROJECT: Zoning Change and Development Plan for Trademark Southlake
EXECUTIVE
SUMMARY: Trademark Property Company, on behalf of Shivers Family Partnership
LTD, is requesting approval of a Zoning Change and Development Plan for
Trademark Southlake, on property described as Tracts 1A and 1A03, James J.
West Survey Abstract No. 1620 and located at 1800 and 1900 N. White Chapel
Blvd. Current Zoning: “AG” Agricultural District. Requested Zoning: “ECZ”
Employment Center Zoning District. SPIN Neighborhood #3.
DETAILS: The subject property is located at the northwest corner of N. White Chapel
Boulevard and W. SH 114. The site consists of two tracts: 1800 N. White Chapel
Boulevard, which contains a single-family residence, and 1900 N. White Chapel
Boulevard, which is currently undeveloped.
This request seeks approval of a Zoning Change and Development Plan with Site
Plan approval for the Commercial Core, except for Buildings 1 and 13. Trademark
Southlake, a proposed mixed-use project on approximately 40 acres. The
development plan includes about 115,000 square feet of retail space—featuring
restaurants and a grocery store—approximately 41,500 square feet of office
space, and 40 single-family residential lots.
The proposed zoning is “ECZ” Employment Center Zoning, which requires at
least two of the following three components: EC-C (Commercial Core Area with
retail and office), EC-E (Employment Center Edge with a mix of retail, office, and
residential), and EC-N (Neighborhood with residential uses). The proposed
development incorporates two of these components: an EC-C Commercial Core
Area and an EC-N Neighborhood.
EC-N (Residential) Data Summary
ITEM LOT 4 LOT 5
Number of Lots 13 27
Open Space Lots 3 3
Open Space Area 0.42 AC 1.17 AC
Residential Density 2.61 Units/AC 2.86 Units/AC
Residential Density in Whole 2.78 Units/AC
Minimum Lot Area 10,672 SF 8,363 SF
Maximum Lot Area 0.35 AC 0.35 AC
Average Lot Area 12,196 SF 10,147 SF
Department of Planning & Development Services
Item 7
Case No.
ZA25-0045
EC-C (Commercial Core) Site Data Summary
ITEM LOT 1 LOT 2 LOT 3
Existing Zoning AG – Agricultural
Proposed Zoning ECZ – Employment Center District
Land Use Designation Mixed Use
Gross Acreage (AC) 40.21
Net Acreage (AC) 33.16
Percentage of Site
Coverage
82%
Area of Open Space (AC) 7.25
Open Space as a
Percentage
18%
Outside Storage as a
Percentage
N/A N/A N/A
Building Height - 59,124 90,404
Total Building Area (SF) - Bldg 2 –
Single Story
Bldg 3 –
Single Story
Bldg 4 –
Single Story
Bldg 5 –
Single Story
Bldg 6 –
Single Story
Bldg 7 –
Single Story
Bldg 8 –
Single Story
Bldg 9 –
Single Story
Bldg 10 –
Three Story
Bldg 11 –
Three Story
Bldg 12 –
Three Story
Bldg 13 –
Single Story
SF Broken Down by Use - 59,124 90,404
Parking and Loading
Spaces per Development
Standards
To Be
Defined in
Future
Detailed Site
Plan
Rest: One
(1) space
per 100 SF
of GFA
Retail: One
(1) space
per 200 SF
of GFA
Total
Required:
307 spaces
Rest: One
(1) space
per 100 SF
of GFA
Office: One
(1) space
per 300 SF
of GFA
Total
Required:
464 spaces
Parking Provided - 374 Spaces 505 Spaces
Impervious Coverage
(AC)
32.96
Case No.
ZA25-0045
PROPOSED ECZ
REGULATIONS:
Permitted Uses:
• Single Family Residential
• Grocer
• Restaurant
• Retail
• Hotel
• Office
• Medical Office Building
• Gas Station
Single Family Residential:
• Building Height: 2 Stories maximum (excluding basements)
• Setbacks
o Front: 25’
o Side: 8’
o Rear: 20’
• Block Dimensions: Less than 1,200 feet (unless limited by unique site
conditions such as topography and vegetation)
• Lot Area: Varies; Typical ¼ acre, 0.192 ac min.
• Lot Width and Depth: 70 - 80’ Typ., Min. 65’ wide on pie shaped lots,
measured at Front setback; 125’ deep
• Maximum Lot Area: 0.35 ac
• Maximum Lot Coverage: 40%
• Maximum Impervious Cover: 60%
Building Standards (All Other Uses):
• Building Height: 18’ minimum (including parapet); 65’ maximum
o Exceptions: Up to 90 feet maximum height shall be allowed for
buildings meeting the following requirements: (a) entirely or
partially within 1100 feet of the northern boundary of S.H. 114; and
(b) no closer to E. Kirkwood Boulevard than 300 feet. Exception:
100 feet maximum for hotel use.
• Setbacks:
o Front: 50’ along SH 114
o Side: Varies (See Development Plan)
o Rear: Varies (See Development Plan)
o All other uses (Measured form edge of Right-of-Way)
▪ N. White Chapel Blvd: 10’ minimum, but may be reduced
with approval from Planning Director
▪ E. Kirkwood Blvd: N/A
▪ SH 114: 50’ minimum
Open Space Standards:
• Required 15% minimum of the overall gross District acreage.
• Dedicated park land, hardscape plazas, fountain areas, and amenitized
detention pond, and other enhanced hardscape areas, will qualify as open
space.
Case No.
ZA25-0045
Off-Street Parking Requirements:
• Restaurant: One (1) space per 150 SF of GFA
• Retail: One (1) space per 200 SF of GFA
• Office: One (1) space per 300 SF of GFA
Parking Space Dimension:
• 9’ x 18’ minimum for head-in and angled parking
ECZ STANDARD
REGULATION
DEVIATIONS: Although the ECZ District allows for flexibility, the district provides specific
guidance for development. The following are applicable standards that are
requested deviations from the ECZ guidelines:
1. Cul-de-sacs are prohibited in ECZ districts (Table 49-2). A dead-end
street is proposed in the northern residential area.
2. ECZ permits finance, insurance, and real estate establishments with no
drive through facility (Table 49-1). A drive through facility is requested
for a regional bank that will serve as the anchor tenant for the office
building. The drive through canopy will also serve as a fully furnished
outdoor patio on the 2nd level of the office building.
3. ECZ excludes gasoline service stations as an allowed use. (Table 49-
1). “Gas Station” is included as an allowed use.
4. ECZ allows accessory buildings in the EC-C with an SUP (Table 49-1)
Up to 3 kiosks are proposed in the park area.
5. ECZ permits a maximum building height in the EC-C of 5 stories, or up
to 6 stories if the dedicated open space exceeds 15% and/or there is
significant preservation of tree stands (Table 49-2). A maximum height
of 90 feet for buildings closest to S.H. 114 and 100 feet for a hotel use
are proposed.
6. Tree Preservation and Landscape as presented
VARIANCES
REQUESTED: Driveway Ordinance No. 634 - stacking depth variance where a minimum
100’ is required, approximately 26’ is provided on Driveway 4, 58’ on
Driveway 5, 33’ on Driveway 7.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Zoning Change and Development/Site Plan Review Summary No. 3,
dated August 29, 2025
(D) Surrounding Property Owners Map & Responses
(E) Ordinance No. 480-837
Corridor Planning Committee Report
SPIN Report
PowerPoint Presentation
Case No.
ZA25-0045
Narrative
Development Regulations
Plans
STAFF CONTACT: Ryan Firestone 817-748-8127
Dennis Killough 817-748-8072
Case No. Attachment A
ZA25-0045 Page 1
BACKGROUND INFORMATION
OWNER: Shivers Family Partnership LTD
APPLICANT: Blake Bickmore, Trademark Property Company
PROPERTY SITUATION: 1800 and 1900 N. White Chapel Blvd.
LEGAL DESCRIPTION: West, James J Survey; A1620
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “ECZ” Employment Center Zoning District
HISTORY: The properties were annexed into the City in 1956 and given the “AG”
Agricultural District zoning designation. (Ordinance No. 037)
The existing home was built in 1918 and is approximately 2,436 SF.
(Source: TAD)
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Mixed Use”.
Mixed Use Purpose and Definition: The purpose of the Mixed-Use
land use category is 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
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.
Case No. Attachment A
ZA25-0045 Page 2
Site Specific Recommendations
The subject property is also included in land use recommendation 114-
LU1 in the SH 114 Corridor, which has the following site-specific
recommendations:
In addition, land use recommendation 114-LU15 applies to this property:
• Surface parking along S.H. 114 is discouraged unless adequately
screened and buffered. Underground parking or structured parking
is preferred when development scale permits.
Optional Land Use Recommendations:
The subject property has the Campus Office Overlay, Employment
Center-1, and Employment Center-2 optional land use designations.
CAMPUS OFFICE OVERLAY
The Campus Office overlay category is a commercial overlay category
designed and intended for the use of high-quality, medium to large-scale
office buildings or campuses and their ancillary uses and structures. This
district is inherently suited for the development of built-to-suit office
developments 100,000 square feet or larger for the use of corporate or
regional headquarters, professional services firms, financial firms,
information technology and media companies, biomedical companies,
Case No. Attachment A
ZA25-0045 Page 3
and other users which drive demand for medium to large-scale office
buildings or campuses.
Generally characterized by 2-4 story buildings that have a floor-to-area
ratio (FAR) under 1, with highly integrated green space as a key feature
of the design, parking structures or underground parking dispersed and/or
separated from the main building, horizontally-integrated floor plans,
more subdued low-impact building design, and the presence of multiple
buildings or building wings if accomplished in an environmentally
sensitive manner. Amenities such as walking trails, open space, plazas,
water features, special roadway and sidewalk treatments, and unique
landscaping should be incorporated into the development.
In most cases campus office type development is envisioned to occur
near or adjacent to established neighborhoods. While it is understood that
developments of this scale and size will change the development
characteristics in the area, special attention must be paid to designing the
development in a manner that addresses neighborhood adjacency
concerns. This may be accomplished by preserving natural buffers or
establishing new buffers, installing low-level lighting, locating buildings
and parking structures in a manner which will create the least impact,
including locating parking structures underground, and designing traffic
circulation to disperse traffic or focus it on higher-capacity roads which
create the least impact on residential properties.
EMPLOYMENT CENTER 1 (EC-1)
Purpose and Definition: The EC-1 category is intended for the highest
intensity of commercial and employment uses immediately adjacent to
S.H. 114. This land use category should be applied to properties that
have significant frontage along the highway, have limited development
constraints, and are largely undeveloped or underdeveloped. For optimal
development opportunities, properties in the EC-1 land use category
should have a minimum contiguous frontage of 1,200 feet. The EC-1 land
use category shall be a maximum of 700 feet in depth (as measured from
the R-O-W of S.H. 114). The EC-1 land use category has to be applied
in conjunction with the EC-2 and EC-R land use categories to provide for
compatible transitions to adjoining neighborhoods. As a percentage of
the entire EC land use category applied, the EC-1 land use category shall
not exceed twenty-five percent (25%) of any EC district.
Land Use Mix*: The following percentages for land use mix in the EC-1
land use category are intended only to be guidelines and greater flexibility
may be appropriate under site specific and EC context conditions.
Land Use Percentage of
Acreage
Flexibility Allowed
Case No. Attachment A
ZA25-0045 Page 4
Retail 15% ±5%
Office 40% ±10%
Service Uses 15% ±5%
Single-Family Residential 15% ±5%
Open Space (plazas &
squares)
10% +5%
Civic 5% +5%
Total 100%
*These percentages are not regulatory and should only be used as a guide.
Scale and Context Criteria:
• 4 – 6 story buildings.
• Buildings and their pedestrian entrances are to be oriented towards
internal streets.
• Building footprints shall be between 40,000 and 80,000 square feet.
• Larger-format retail uses (with footprints larger than 40,000 s.f.) shall
be located adjacent to the arterial or highway with pedestrian
entrances from internal streets.
Overall Character and Design:
• Buildings are to be designed to be pedestrian friendly.
• Buildings shall have shallow setbacks and sidewalks that are a
minimum of 10’.
• Buildings are to be oriented towards other buildings (across the
street) or towards open spaces.
• Parking to be limited to:
• On-street parking.
• Surface parking to the rear of buildings.
• Parking garages are encouraged over surface parking lots.
Street Design Standards:
• Internal streets to be design to accommodate both automobiles
and pedestrians.
• Streets to be designed with curb and gutter.
• Interconnected street network.
• Regular blocks and streets.
• Block widths between 400’ and 600’.
• Design speed <25 mph.
EMPLOYMENT CENTER 2 (EC-2)
Purpose and Definition: The Employment Center 2 (EC-2) is intended
for a medium intensity mix of uses that transition from EC-1 or S.H. 114
to EC-R or lower intensity residential neighborhoods. This land use
category would be applied to properties that may have significant frontage
along the highway, have limited development constraints, and are largely
undeveloped or underdeveloped.
Case No. Attachment A
ZA25-0045 Page 5
Land Use Mix*: The following percentages for land use mix in the EC-2
land use category are intended only to be guidelines and greater flexibility
may be appropriate under site specific and EC context conditions.
Land Use Percentage of Acreage Flexibility Allowed
Retail 10% ±5%
Office 30% ±10%
Service Uses 10% ±5%
Single-Family Residential 30% ±10%
Open Space (plazas &
squares)
15% +5%
Civic 5% +5%
Total 100%
*These percentages are not regulatory and should only be used as a guide.
Scale and Context Criteria:
• 2 – 4 story buildings.
• Building oriented towards internal streets with a shallow setback
(8’ – 12’).
• Smaller building footprints (<4,000 s.f. each).
• Small scale retail uses shall be located at key intersections.
Overall Character and Design:
• Buildings shall be designed to be pedestrian friendly.
• Buildings shall have stoops or shallow entrance courtyards.
• Sidewalks shall be 6’ – 8’ with a linear planting strip for street
trees.
• Buildings are to be oriented towards other buildings (across the
street) or towards open spaces.
• Parking to be limited to:
▪ On-street parking.
▪ Parking garages and/or surface parking accessed through
rear alleys.
Street Design Standards:
• Internal streets to be design to accommodate both automobiles
and pedestrians.
• Streets to be designed with curb and gutter.
• Interconnected street network.
• Curvilinear and/or regular street network.
• Block widths between 500’ and 700’.
• Design speed <25 mph.
Case No. Attachment A
ZA25-0045 Page 6
Master Pathways Plan
The Master Pathways Plan calls for an >=8 ft. multi-use trail along the
portions of N. White Chapel Blvd and the W. SH 114 frontage, and a <6
ft. sidewalk along Kirkwood Blvd.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
Access to the property will be off W. State Highway 114, N. White Chapel
Blvd., and E. Kirkwood Blvd.
Traffic Counts
White Chapel Rd. (60a)
(between SH 114 and Kirkwood)
24hr North Bound (3,617) South Bound (3,358)
AM Peak AM (361) 7:30 – 8:30 AM Peak AM (394) 7:15 – 8:15 AM
PM Peak PM (324) 3:15 – 4:15 PM Peak PM (322) 2:45 – 3:45 PM
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
Use Amount Units
Daily
One-Way
Trips
AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Shopping
Plaza
(40-150K)
With
Supermarket
139,793 SF 13,209 306 188 572 619
Hotel 130 Rooms 1,040 32 25 35 33
Single-Family
Detached
Housing
36 DU 394 7 22 24 14
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual,11th Edition
TREE PRESERVATION: There is 3.5% of existing tree cover and a minimum of 70% of the
existing tree cover would be required to be preserved if the project were
straight zoning. A minimum of 11.9% of existing tree cover is proposed
to be preserved.
UTILITIES: An existing 12-inch water line is located in E. Kirkwood Blvd that has a
break between the Metairie subdivision and N. White Chapel. There is
also a 12-inch water line along the SH114 frontage road. The proposed
development will be completing the 12-inch water line in E. Kirkwood and
extend the 12-inch water line along the SH114 frontage. An 8-inch
internal water line loop is also proposed for the development. An 8-inch
sanitary sewer will connect to the existing 8-inch sanitary sewer stub off
N. White Chapel.
Case No. Attachment A
ZA25-0045 Page 7
DRAINAGE: This property generally drains from the north to the south and along N.
White Chapel Blvd. and SH 114. The plan proposes capturing most of the
stormwater into the new addition of E Kirkwood Blvd as well as the
residential area streets.
CITIZEN INPUT: A SPIN meeting was held on June 10, 2025.
This item was heard by the Corridor Planning Committee meeting on June
23, 2025.
STAFF COMMENTS: Attached is Zoning Change and Development/Site Plan Review Summary
No. 3, dated August 29, 2025.
Case No. Attachment A
ZA25-0045 Page 8
Case No. Attachment A
ZA25-0045 Page 9
ZONING CHANGE & DEVELOPMENT/SITE PLAN REVIEW SUMMARY
Case No.: ZA25-0045 Review No.: Three Date of Review: 08/29/25
Project Name: Zoning Change & Development/Site Plan – Trademark Southlake
APPLICANT: Owner:
Blake Bickmore, Trademark Property Company Shivers Family Partnership LTD
1701 River Run #500 1800 N White Chapel Blvd
Fort Worth, TX 76107 Southlake, TX 76092
Phone: 817-810-5321 Phone: 214-317-5750
Email: bbickmore@trademarkproperty.com Email: Rebecca.utley@cdfw.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/21/25 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 RYAN FIRESTONE AT (817) 748-8127.
1. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended). Driveway Ordinance No. 634 - stacking depth variance where a minimum 100’ is
required, approximately 26’ is provided on Driveway 4, 58’ on Driveway 5, 33’ on Driveway 7.
* Any additional turn lanes needed will require an additional 12’ of ROW with an
appropriate stacking lane and transition.
2. Recommend revising development standards table to change “hotel” to “full-service hotel” with
listing the services and amenities to be provided.
3. Please label and show where the 3 kiosks will be.
4. Specify max building height in feet for residential (35 ft is typical).
* Buildings 1 and 13 have not included all information needed for a Site Plan approval as part of
the overall Development Plan. Site Plan approval by P & Z and City Council will be required for
these buildings prior to issuance of a Building Permit
* Separate sign permits are required as none are approved under this plan. A Master Sign Plan
is encouraged for this development and is achieved through a separate permit approval by
Sign Board and City Council. Building facades indicating murals and/or artwork need to be
identified in a Master Sign Plan or through a Mural Plan.
Case No. Attachment A
ZA25-0045 Page 10
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The existing trees around the Shivers house are not included within the overall tree survey.
There are trees that fall within the building pad area of the proposed restaurant, but there are
others that are within landscape area between the proposed restaurant building and the N. White
Chapel Blvd. right-of-way. One (1) or two (2) of the trees are dead, but the others seem to be
healthy.
* If the development was proposed as traditional zoning it would not comply with the existing tree
cover preservation requirements of the Tree Preservation Ordinance. There is 3.5% of existing
tree cover and a minimum of 70% would be required to be preserv ed. A maximum of 11.9% of
existing tree cover is proposed 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%
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:
Case No. Attachment A
ZA25-0045 Page 11
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:
* The Development Standards proposed to be exempt from the Landscape Ordinance and
Bufferyards regulations. The landscaping is proposed as shown.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
1. The intent of the drive off N. White Chapel was to be a shared driveway with the lot to the south.
The driveway for the lot to the south was designed and constructed as far north as possible with
the intent for the driveway to be adjusted when the Trademark lot was constructed to better align
with the driveway directly across N. White Chapel. The revised configuration that was provided
with this submittal is not widening this drive to align with the adjacent driveway. Please provide
justification for not proposing to adjust the driveway.
Case No. Attachment A
ZA25-0045 Page 12
2. This review is preliminary. Additional requirements may be necessary with the review of the
civil construction plans.
3. The proposed private drive connecting W. Kirkwood to the SH114 frontage road still looks and
feels like a public street. Below are a few examples of private drives through shopping centers
that look more like a private drive. Some other suggestions may be to add a chicane or
meander the drive in lieu of doing a straight line, or adding parking along the drive. Ultimately
the design is up to the project team.
* Entrances off SH114 shall require approval from TxDOT.
* Ensure that communication is done with NuStar since their gas line runs along the SH114
frontage.
UTILITY COMMENTS:
* The lift station that services this project area is nearing its firm capacity for peak wet weather
flows based on the North Service Area Wastewater Master Plan Update by Freese and Nichols,
Inc., dated January 2025. Trademark's engineer provided a projected a peak wastewater flow
of 0.151 MGD for the proposed development, which is approximately 35.1% of the additional
0.43 MGD pumping capacity required. Staff are reviewing options for expanding the capacity of
the Loch Meadows Lift Station by adding a third pump, which would require an assessment to
confirm pump sizing and necessary improvements.
* Water services maintained by the City shall be installed within a public ROW, or dedicated
water line easement. Please show the proposed waterline easements, where necessary.
* Public sewer lines shall be located within public ROW, or dedicated sewer easements. Please
show the proposed sewer easements, where necessary.
* An existing 12-inch water line is located in E. Kirkwood Blvd that has a break between the
Metairie subdivision and N. White Chapel. There is also a 12-inch water line along the SH114
frontage road. The proposed development will completing the 12-inch water line in E.
Kirkwood and extend the 12-inch water line along the SH114 frontage. An 8-inch internal
water line loop is also proposed for the development. An 8-inch sanitary sewer will connect to
the existing 8-inch sanitary sewer stub off N. White Chapel.
DRAINAGE COMMENTS:
* Public storm drain will be required to be located within public ROW or a dedicated drainage
easement.
* The proposed detention pond shall be located within a dedicated drainage easement.
* Ensure that there is adequate clearance between the proposed storm pipe connection to the
TxDOT infrastructure and the existing gas line.
* TxDOT approval will be required for the storm connection to their infrastructure.
Case No. Attachment A
ZA25-0045 Page 13
* The property drains both west toward the SH114 frontage road and east toward N. White
Chapel, with a natural high point near the center of the property. The proposed drainage will
capture runoff in a storm drain system that outlets into a proposed detention pond near the
SH114 frontage road and ultimately outlet into the TxDOT storm system.
TRAFFIC IMPACT ANALYSIS:
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Case No. Attachment A
ZA25-0045 Page 14
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.
An automatic fire sprinkler system shall be installed in A-2 occupancies (restaurants) where
one of the following conditions exists: 1. The fire area exceeds 5,000 square feet 2. The fire
area has an occupant load of 100 or more.
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)
Firefighter air replenishment system (FARS) shall be provided in new buildings that are 5 or
more stories in height.
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 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 300 feet for commercial locations that
contain both sprinklered and unsprinklered buildings. (Hydrants not indicated along public
streets and unable to measure hydrant spacing onto commercial properties from public street
hydrants – Add public street hydrants)
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
Building A-2 and Building A-3 if barrier or fencing would prevent access from the street)
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).
Dead-end fire apparatus access cannot exceed 150 feet.
Case No. Attachment A
ZA25-0045 Page 15
Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb.
(Standard street width )
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. Also, several driveway connections onto Kirkwood and the proposed interior
collector streets are shown as 20’radii turns )
The entry/exit access control devices that impede the designated fire access road on the
residential subdivision must be equipped with an Opticom for opening the gate electronically,
as well as a means for manual opening of the gate. Where the fire apparatus access road
consists of a divided roadway at the access gates, the gate width must not be less than 12
feet.
Manual emergency access gates must be provided with a Knox padlock to secure.
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.
* 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 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.
* Denotes Informational Comment
Case No. Attachment D
ZA25-0045 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 METAIRIE SOUTHLAKE INVESTORS
L
TZD 100 CLEARY CT 0.11 NR
2 BHAYANI FAMILY TRUST TZD 104 CLEARY CT 0.00 NR
3 ROWAN, JAMES TZD 108 CLEARY CT 0.00 NR
4 CHANDRAMOULI, MAHESH TZD 117 CLEARY CT 0.42 NR
5 FIORE, PAUL TZD 2009 WHEELER DR 0.45 NR
6 METAIRIE SOUTHLAKE INVESTORS
L
TZD 2006 WHEELER DR 0.02 NR
7 SOUTHLAKE DOVE ASSOCIATES
LLC
SP2 550 W SH 114 4.09 NR
8 XIONG, KEVIN SF30 100 BRENTWOOD CIR 0.01 NR
9 METAIRIE SOUTHLAKE INVESTORS
L
TZD 2002 WHEELER DR 0.03 NR
10 JAMES, KEVIN TZD 101 CLEARY CT 0.29 NR
11 MANKAL, JAGADISH TZD 113 CLEARY CT 0.30 NR
12 TRAN, TRUNG TZD 2005 WHEELER DR 0.29 NR
13 SUAREZ, GERARDO SF1-A 2005 N WHITE CHAPEL
BLVD
0.45 NR
14 HW BUILDERS LLC TZD 109 CLEARY CT 0.26 NR
15 KEVIN HAVER ROSTRON LEGACY
TRU
TZD 105 CLEARY CT 0.25 NR
16 DARIMADUGU, JAGADISH TZD 2001 WHEELER DR 0.27 NR
Case No. Attachment D
ZA25-0045 Page 2
17 KHAN, ASHRUF ALI AG 1975 N WHITE CHAPEL
BLVD
0.61 NR
18 KHAN, ASHRUF ALI AG 1965 N WHITE CHAPEL
BLVD
0.27 NR
19 SOUTHLAKE, CITY OF ECZ 100 E KIRKWOOD BLVD 0.14 NR
20 CARILLON CROWN LLC ECZ 1801 N WHITE CHAPEL
BLVD
1.88 NR
21 CARILLON CROWN LLC ECZ 1781 N WHITE CHAPEL
BLVD
0.39 NR
22 CARILLON CROWN LLC ECZ 1775 N WHITE CHAPEL
BLVD
0.04 NR
23 CARILLON CROWN LLC ECZ 100 E SH 114 0.64 NR
24 ZVONECEK, BRIAN SP2 1700 N WHITE CHAPEL
BLVD
1.63 NR
25 ZVONECEK, BRIAN SP2 190 W SH 114 0.50 NR
26 CLONINGER & MOORE LP C2 204 W SH 114 0.59 NR
27 CLONINGER C2 210 W SH 114 0.46 NR
28 CLONINGER & MOORE LP C2 200 W SH 114 0.21 NR
29 SIMPSON, CHARLES SF30 104 BRENTWOOD CIR 0.68 NR
30 KAZIM, MUHAMMAD TZD 116 CLEARY CT 0.28 NR
31 DESAI, BHAVIN TZD 112 CLEARY CT 0.30 NR
32 HWB METAIRIE LLC TZD 2000 WHEELER DR 0.28 NR
33 HWB METAIRIE LLC TZD 2008 WHEELER DR 0.28 NR
34 NAGUNOORI, PRAVEEN TZD 2004 WHEELER DR 0.28 NR
35 HOPKINS DALLAS PROPERTIES LTD C2 140 W SH 114 0.72 NR
36 SUPERINTENDENT OF CARROLL
ISD
NR
1000 UTLEY, REBECCA AG 1800 N WHITE CHAPEL
BLVD
1.14
1001 SHIVERS FAMILY PTNRSHIP LTD AG 1900 N WHITE CHAPEL
BLVD
38.86
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-Eight (28)
Responses Received within 300’: In Favor: Opposed: Undecided: No Response:
Case No. Attachment E
ZA25-0045 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-837
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND
WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS TRACTS 1A and 1A03, JAMES J. WEST
SURVEY, ABSTRACT NO. 1620, CITY OF SOUTHLAKE,
TARRANT COUNTY, TEXAS AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “AG”
AGRICULTURAL DISTRICT TO “ECZ” EMPLOYMENT CENTER
ZONING DISTRICT, AS DEPICTED ON THE APPROVED
DEVELOPMENT PLAN ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT “B”, SUBJECT TO THE
SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING
ALL OTHER PORTIONS OF THE ZONING ORDINANCE;
DETERMINING THAT THE PUBLIC INTEREST, MORALS AND
GENERAL WELFARE DEMAND THE ZONING CHANGES AND
AMENDMENTS HEREIN MADE; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A
SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE
OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use
of buildings, other structures and land for business, industrial, residential and other purposes,
and to amend said ordinance and map for the purpose of promoting the public health, safety,
morals and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as “AG” Agricultural
Case No. Attachment E
ZA25-0045 Page 2
District under the City’s Comprehensive Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called
by the City Council did consider the following factors in making a determination as to whether
these changes should be granted or denied: safety of the motoring public and the pe destrians
using the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and effect
of such lights on established character of the neighborhood; location, lighting and types of signs
and relation of signs to traffic control and adjacent property; street size and adequacy of width
for traffic reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this
ordinance for off-street parking facilities; location of ingress and egress points for parking and
off-street loading spaces, and protection of public health by surfacing on all parking areas to
control dust; effect on the promotion of health ad the general welfare; effect on light and air;
effect on the over-crowding of the land; effect on the concentration of population, and effect on
transportation, water, sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropri ate use of the
land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
Case No. Attachment E
ZA25-0045 Page 3
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which
existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes
in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and a ir,
prevents the over-crowding of land, avoids undue concentration of population, and facilitates
the adequate provision of transportation, water, sewerage, schools, parks and other public
requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there
is a necessity and need for the changes in zoning and has also found and determined that
there has been a change in the conditions of the property surrounding and in close proximit y
to the tract or tracts of land requested for a change since the tract or tracts of land were
originally classified and therefore feels that the respective changes in zoning classification for
the tract or tracts of land are needed, are called fo r, and are in the best interest of the public at
large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety
and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be alt ered,
Case No. Attachment E
ZA25-0045 Page 4
changed and amended as shown and described below:
Being described as _____ and more fully and completely described in Exhibit “A”
from “AG” Agricultural District to “ECZ” Employment Center Zoning District as
depicted on the approved Development Plan attached hereto and incorporated
herein as Exhibit “B”, and subject to the following conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City
of Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texa s. All existing
sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning
Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and
affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety,
morals and the general welfare of the community. They have been designed, with respec t to
both present conditions and the conditions reasonably anticipated to exist in the foreseeable
future; to lessen congestion in the streets; to provide adequate light and air; to prevent over -
crowding of land; to avoid undue concentration of population; and to facilitate the adequate
provision of transportation, water, sewerage, drainage and surface water, parks and other
commercial needs and development of the community. They have been made after a full and
Case No. Attachment E
ZA25-0045 Page 5
complete hearing with reasonable consideration among other things of the character of the
district and its peculiar suitability for the particular uses and with a view of conserving the value
of buildings and encouraging the most appropriate use of land th roughout the community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct con flict with the provisions
of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and
that if the validity of the zoning affecting any portion of the tract or tracts of land described
herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the
balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Eac h day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
Case No. Attachment E
ZA25-0045 Page 6
affecting zoning which have accrued at the time of the effective date of this ordinance; and, as
to such accrued violations and all pending litigation, both civil and criminal, whether pending in
court or not, under such ordinances, same shall not be affected by this ordinance but may be
prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place
for a public hearing thereon at least ten (10) days before the second reading of this ordinance,
and it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
of any of its provisions, then the City Secretary shall additionally publish this ordinance in the
official City newspaper one time within ten (10) days after passage of this ordinance, as
required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the _____ day of _____, 2025.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _____ day of _______, 2025.
Case No. Attachment E
ZA25-0045 Page 7
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
Case No. Attachment E
ZA25-0045 Page 8
EXHIBIT “A”
Metes and Bounds Description
Reserved for metes and bounds description
Case No. Attachment E
ZA25-0045 Page 9
EXHIBIT “B”
Reserved for approved Development Plan