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Item 7 - Staff ReportCase No. ZA25-0057 S T A F F R E P O R T September 12, 2025 CASE NO: ZA25-0057 PROJECT: Zoning Change and Concept Plan for 1835 Shady Oaks EXECUTIVE SUMMARY: Sage Group, Inc., on behalf of Shady 21, LLC, is requesting approval of a Zoning Change and Concept Plan for 1835 Shady Oaks on property described as Tract 1A01B, James J. West Survey, Abstract No. 1620, City of Southlake, Tarrant County, Texas, and located at 1835 Shady Oaks Dr. Current Zoning: “AG” Agricultural District. Requested Zoning: “SF-20A” Single Family 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 seek approval of an approximately 21-acre development with 27 single family residential lots. 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 and accompanies this zoning change request (Case CP25- 0003). Site Data Summary: Site Data Summary Existing Zoning AG Existing Land Use Office Commercial Proposed Zoning SF-20A Proposed Land Use Medium Density Residential Number of Residential Lots 27 Average Lot Size 23,450 SF ROW Dedication Acreage .61 Acres Net Density (DU/Gross Acre) 1.272 DU/Acre Net Acreage 20.60 Acres Open Space 3.24 Acres Open Space Percentage 15.27% Gross Acreage 21.21 Acres VARIANCES REQUESTED: All setbacks shall be as per the SF -20A ordinance, or as shown on the Development Plan, request a side yard setback along street of 15’ Street Side on corner lots, except for Lot 3, which shall have a 25’ a side yard setback along the street. The front yard setbacks on the cul-de-sac lots shall be the Department of Planning & Development Services Item 7 Case No. ZA25-0057 required 35’ minimum put may be greater to achieve a 100’ lot width measure along the building line, as shown. The streets and side/ rear lot lines shall generally be configured as shown on the Development Plan, allowing for some flexibility to save specific trees , but shall meet the minimum district requirements. Access to and from SH-114 shall be gated for the exclusive use of the Residents of this development, and all Emergency Service vehicles. A private street lot has been provided for such use, and this lot, and the paving/ walls/ gates associated with it shall be maintained by the HOA. The cul-de-sacs shall be the standard 100’ B -B diameter paving, in a one hundred ten 110’ diameter (where minimum 120’) street ROW with a perimeter 5’ pedestrian access, drainage and utility easement . ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider approval of a Zoning Change and Concept Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Concept Plan Review Summary No. 3, dated September 12, 2025 (D) Surrounding Property Owners Map & Responses Plat & Plans Narrative STAFF CONTACT: Wayne Powell (817) 748-8281 Dennis Killough (817) 748-8072 Case No. Attachment A ZA25-0057 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 LAND USE CATEGORY: “Office Commercial” with 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 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. The case was tied to a proposed Land Use Plan amendment from “Office Commercial” to “Medium Density Residential” (CP25-0001), which was concurrently denied. SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan Underlying Future Land Use Designation The underlying future land use designation for the site is “Office Commercial”. The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office -related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi -Public categories previously discussed. Optional Land Use Overlay The optional land use overlay designation is “Multi -Tenant Office Overlay”. The Multi-Tenant Office category is a commercial overlay category designed and intended for the use of high - quality, medium to large-scale office buildings of 2-4 stories that may be build-to-suit or speculative Case No. Attachment A ZA25-0057 Page 2 (“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 270 vehicle trips on a daily basis. TREE PRESERVATION: The proposed development complies with the tree preservation standards for a standard zoning district per the Tree Preservation Ordinance. There is 86.76% of existing cover and a minimum of 30% would be required to be preserved. A total of 30.26% is proposed to be preserved, 13.38% is proposed as “Borderline/Marginal” to be preserved, and 56.36% is proposed to be removed. UTILITIES: There is an existing 10-inch sewer line and an existing 6 -inch water line Case No. Attachment A ZA25-0057 Page 3 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 commercial portion of the property. CITIZEN INPUT: The following meetings were held to discuss the development: A SPIN Meeting was held on February 11, 2025. Two similar mixed use concepts were presented to the Corridor Planning Committee on November 13, 2024. PLANNING AND ZONING COMMISSION: CITY COUNCIL: STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated September 12, 2025. Case No. Attachment E ZA25-0057 Page 1 Case No. Attachment C ZA25-0057 Page 1 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA25-0057 Review No.: Three Date of Review: 09/12/25 Project Name: Zoning Change & Concept Plan – 1835 Shady Oaks Dr. APPLICANT: OWNER: Curtis Young Rama Gullapalli Sage Group, Inc 7271 Clementine Dr. 1130 N Carroll Ave, Ste. 200, Southlake, TX 76092 Irving, TX 75063 Phone: (817) 424-2626 Phone: 217-416-9227 Email: cyoung@sage-dfw.com Email: rkgullapalli@gmail.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/11/25 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT WAYNE POWELL AT (817) 748 -8281. 1. This Zoning Change and Concept Plan request does not conform with the future land use designation of “Office Commercial”. Approval of this request is subject to an appropriate change and approval of the City’s Land Use Plan. 2. If the portion of street accessing SH114 is proposed to be gated and private for residential ingress/egress only, a variance is needed. Show the area and boundary of the private street section as an HOA lot designated as an easement for gated private access for residents only, emergency access, drainage, and utilities. This area must be included in HOA management plan. (Variance requested to allow a section of private street) Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 1. There is a 50’ Tree Preservation Easement proposed backyard portion of the eastern lots within the proposed development. There is also an 8’ masonry wall proposed to be built along the east property line of the lots. There will more than likely be some conflict with the preservation of protected trees during the wall construction. The placement of a Tree Preservation Easement and/or a Landscape Easement on a property restricts the building or constructing of anything within the area of the easement. 2. The proposed water lines, sanitary sewer lines, and storm sewers are all proposed to be installed through areas of protected trees. 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. The removal of any protected trees within these areas as shown would require tree removal mitigation. Case No. Attachment C ZA25-0057 Page 2 3 The proposed existing tree cover preservation just slightly complies with the existing tree cover preservation requirements of the Tree Preservation Ordinance by .27%. As the layout of the utilities, storm sewer, and masonry walls are shown the development would not comply with the with the proposed existing tree cover preservation of 30.27%. There is 86.76% of existing tree cover and a minimum of 30% is required to be preserved. A total of 30.27% of the existing tree cover is proposed to be preserved, 18.93% is proposed as Marginal/Borderline to be preserved, and 55.80% is proposed to be Altered/Removed. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. * 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 minimum of a 25’ – G type bufferyard is required to be provided adjacent to the right -of- way of State Hwy 114. Please label the required bufferyard and provide a Concept Landscape Plan. Public Works/Engineering Review Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us GENERAL COMMENTS: Case No. Attachment C ZA25-0057 Page 3 1. The proposed gate at the entrance off the frontage road appears to be for vehicular traffic. Gated entrances are not permitted on public streets unless used for emergency access only. 2. The minimum radius is 30’ along the firelane and at the proposed drive connections to Shady Oaks and SH114. Label the radius along the firelane and at all intersections. 3. Show and label all proposed drainage easements. DRAINAGE COMMENTS: 4. Show and label the floodplain. * Be aware that cross lot drainage will require the drainage flow to be captured within a closed system, whether it be a swale or storm pipe, and will be required to be located within a private drainage easement. * The proposed detention pond shall be located within a dedicated drainage easement. * The proposed storm pipe behind Lots 25 and 26 shall be located within a drainage easement. * The open space between Lots 20 and 21 and along the SH114 frontage shall also be dedicated as a drainage easement. * Connection to TxDOT infrastructure will require approval from TxDOT prior to issuance of the PWC permit. * Drainage – The property drains from the east to the west. A portion of the property on the west side is located within the 100-year floodplain. The development is proposing to construct a series of storm drain systems to route drainage flow toward the proposed detention pond. UTILITY COMMENTS: * The minimum radius for an 8” water line is 200’. Please ensure that the minimum radius is being met. * Utilities – A 6-inch water line is and a 10 -inch sanitary sewer line that transitions to a 12 -inch sanitary sewer line are located along Shady Oaks Dr. 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. If a gated entry/exit point is still requested, and if approved, it must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well as a means for manual opening of the gate. FIRE HYDRANT COMMENTS: Hydrants required at maximum spacing for R -3 Occupancies is 400 feet for subdivisions with un - sprinklered homes. ((Although hydrant spacing has been met at lot 7&8 (see previous review) hydrant location must be at the dead -end portion of the cul-de-sac)) Ensure a fire hydrant is provided at the dead -end portion of the cul-de-sac at lot 9&10 Case No. Attachment C ZA25-0057 Page 4 FIRE LANE COMMENTS: 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. (All turns throughout the residential development measure less than this requirement) Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for approved turnaround. Case No. Attachment C ZA25-0057 Page 5 General Informational Comments * Appropriate permit(s) are required prior to commencement of any work. * The developer must contact the Postmaster on mail delivery requirements. The location of any communal mailbox needs be shown on the plan. * Staff suggests showing examples of proposed screening and fencing. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permit a 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 ZA25-0057 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO # Owner Zoning Physical Address Acreage Response 1 114 LA PALOMA HOLDINGS LLC AG 2001 SHADY OAKS DR 1.870282642 NR 2 SPICKLER, DENNIS G SF1-A 1950 SHADY OAKS DR 0.374608187 NR 3 LIU, YING SF2 1900 SHADY OAKS DR 1.041910875 NR 4 MCCAULEY LIVING TRUST SF1-A 700 GARDEN CT 0.603164566 NR 5 GREEN, CHELSEA SF1-A 701 GARDEN CT 0.182868017 NR 6 PETERS, CHAD H SF1-A 1816 SHADY OAKS DR 0.917188325 NR 7 GONSALVES, ANTHONY SF1-A 1740 SHADY OAKS DR 0.911489878 NR 8 UTLEY, REBECCA AG 1735 SHADY OAKS DR 1.091513607 NR 9 MOORE FAMILY PROPERTY COMPANY O1 395 W SH 114 0.898703549 NR 10 NGUYEN, LINH P SF20A 502 FOX GLENN 0.486001017 NR 11 AMOIA, MATTHEW SF20A 504 FOX GLENN 0.459935594 NR 12 RYON, ROSS SF20A 506 FOX GLENN 0.447761932 NR 13 BARRON, ELIZA S SF20A 508 FOX GLENN 0.446245186 NR 14 BORRA, SRI SF20A 510 FOX GLENN 0.442946848 NR Case No. Attachment D ZA25-0057 Page 2 15 VAUGHN, ELIZABETH H SF20A 512 FOX GLENN 0.448058655 NR 16 AGHILI, HADY SF20A 514 FOX GLENN 0.443119383 NR 17 MELBOURNE, ROSS RPUD 1700 SHADY OAKS DR 0.011845965 NR 18 MILLER, DELANO M SF20A 516 FOX GLENN 0.640087753 NR 19 WAGNER FAMILY LIVING TRUST SF20A 519 FOX GLENN 0.0578692 NR 20 SOUTHLAKE, CITY OF AG W SH 114 0.003629247 NR 21 BOECK, CLAUDINE SF20A 517 FOX GLENN 0.002833943 NR 22 ALLEN, BENJAMIN T SF1-A 601 GARDEN CT 1.014429698 NR 23 KOSCINSKI, ALLEN SF20A 501 FOX GLENN 1.096455017 NR 24 GRUE, RICHARD A SF20A 515 FOX GLENN 0.665579172 NR 25 TIFFENBERG, IRA SF20A 505 FOX GLENN 0.670662721 NR 26 SANCHEZ, BENITO SF20A 507 FOX GLENN 0.64869802 NR 27 ZVONECEK, BRIAN SF20A 513 FOX GLENN 0.646505825 NR 28 SPEIER, JONATHAN SF20A 509 FOX GLENN 0.677968133 NR 29 SHARMA, ABHINAV SF20A 503 FOX GLENN 0.628243933 NR 30 VISOSKY, MARK SF20A 511 FOX GLENN 0.660044355 NR 31 PERERA, RAJEEV C SF1-A 693 GARDEN CT 0.986464562 NR 32 VALLERIE, JAMES SF1-A 698 GARDEN CT 1.032002166 NR 33 SUMMY, LLOYD SF1-A 594 GARDEN CT 0.98227995 NR 34 SUPERINTENDENT OF CARROLL ISD NR 35 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 36 SUPERINTENDENT OF NORTHWEST ISD NR 37 SUPERINTENDENT OF KELLER ISD NR 1000 SHIVERS FAMILY PARTNERSHIP AG 1835 SHADY OAKS DR 21.52650037 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: 33 Thirty-three (33) public hearing notifications were sent to property owners within 300 feet of the subject property. To date, no responses have been received.