Item 6 - Staff ReportCase No.
CP25-0003
S T A F F R E P O R T
September 12, 2025
CASE NO: CP25-0003
PROJECT: Land Use Plan Amendment for 1835 Shady Oaks
EXECUTIVE
SUMMARY: Curtis Young of Sage Group, Inc., on behalf of Shady 21, LLC, is requesting
approval of an Amendment to the City of Southlake Consolidated Future Land
Use Plan, an element of the Southlake Comprehensive 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. Current Underlying
Land Use Designation: “Office Commercial”. Requested Underlying Land Use
Designation: “Medium Density Residential”. 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 propose a Land Use Plan
amendment appropriate for developing 27 single family residential lots on
approximately 21 acres under the “SF-20A” Single Family Residential District
zoning (Case ZA25-0057). Given the current underlying future land use
designation is “Office Commercial”, with an optional Land Use Designation of
“Multi-tenant Office Overlay”, a Comprehensive Plan Amendment to change the
designation of the property to “Medium Density Residential” is needed. If
approved, the optional Land Use Designation of “Multi-tenant Office Overlay” will
also be removed.
PROPOSED
LAND USE
DESIGNATION: The proposed land use designation is Medium Density Residential and Low
Density Residential.
Medium Density Residential P urpose and Definition: The purpose of the
Medium Density Residential land use category is to promote a neighborhood
setting primarily comprised of single family detached houses. The Medium Density
Residential category is suitable for any single ‐family detached residential
development. Other suitable activities are those permitted in the Public
Parks/Open Space and Public/Semi ‐ Public categories previously discussed.
Land Use Mix*: The percentages below for the land use mix in the Medium
Density Residential category are intended only to be guidelines, and greater
flexibility may be appropriate under site specific conditions.
Department of Planning & Development Services
Item 6
Case No.
CP25-0003
Land Use Percentage of
Acreage
Flexibility Allowed
Single-family Residential 85% +15%
Open space 10% ±10%
Civic use 10% ±10%
Total 100%
*These percentages are not regulatory and should only be used as a guide.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
STAFF CONTACT: Wayne Powell (817) 748-8281
Dennis Killough (817) 748-8072
Case No. Attachment A
CP25-0003 Page 1
BACKGROUND INFORMATION
OWNER: Rama Gullapalli, Shady 21, LLC
APPLICANT: Curtis Young, Sage Group Inc.
PROPERTY SITUATION: 1835 Shady Oaks Drive
PROPERTY DESCRIPTION: Tract 1A01B, James J. West Survey, Abstract No. 1620
CURRENT
LAND USE CATEGORY: “Office Commercial”, with an optional “Multi-tenant Office Overlay”
PROPOSED
LAND USE CATEGORY: “Medium Density Residential”
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “SF-20A” Single Family Residential
HISTORY: The property was annexed into the city in 1956 (Ordinance No. 37).
A proposed Land Use Plan amendment from “Office Commercial” to
“Medium Density Residential” and “Low Density Residential” (CP25-0001),
was concurrently denied along with a Zoning Change to “RPUD”
Residential Planned Unit Development and Site plan for 27 single -family
residential lots (ZA25-0005) was denied on June 3, 2025.
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
The optional land use 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
Case No. Attachment A
CP25-0003 Page 2
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.
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
The anticipated site traffic for the proposed development is approximately
290 vehicle trips on a daily basis.
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
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 western portion of
the property within the open space lot.
Case No. Attachment A
CP25-0003 Page 3
PLANNING AND
ZONING COMMISSION:
CITY COUNCIL:
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: None
Case No. Attachment E
CP25-0003 Page 0