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Item 7B - Staff ReportItem 713 CITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT September 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 37 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 Number of Lots LOT 4 12 LOT 25 Open Space Lots 3 3 Open Space Area 0.42 AC 1.03 AC Residential Density 2.41 Units/AC 2.65 Units/AC Residential Density in Whole 2.53 Units/AC Minimum Lot Area 12,056 SF 10,000 SF Maximum Lot Area 0.363 AC 0.423 AC Average Lot Area 13,246 SF 10,960 SF Case No. ZA25-0045 EC-C (Commercial Core) Site Data Summary ITEM LOT 1 LOT• 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 82% Coverage Area of Open Space (AC) 7.25 Open Space as a 18% Percentage Outside Storage as a N/A N/A N/A Percentage Building Height - 59,124 90,404 Total Building Area (SF) - Bldg 2 — Bldg 6 — Single Story Single Story Bldg 3 — Bldg 7 — Single Story Single Story Bldg 4 — Bldg 8 — Single Story Single Story Bldg 5 — Bldg 9 — Single Story Single Story Bldg 10 — Three Story Bldg 11 — Three Story Bldg 12 — Three Story Bldg 13 — Sin le Story SF Broken Down by Use - 59,124 90,404 Parking and Loading To Be Rest: One Rest: One Spaces per Development Defined in (1) space (1) space Standards Future per 100 SF per 100 SF Detailed Site of GFA of GFA Plan Retail: One Office: One (1) space (1) space per 200 SF per 300 SF of GFA of GFA Total Total Required: Required: 307 spaces 464 spaces Parking Provided - 374 Spaces 505 Spaces Impervious Coverage 32.96 AC Case No. ZA25-0045 PROPOSED ECZ REGULATIONS: Permitted Uses: • Single Family Residential • Grocer • Restaurant • Retail • Hotel • Office • Medical Office Building • Medical • Drive -through Single Family Residential: • Building Height: 2 Stories maximum (excluding basements) • Setbacks o Front:25' o Side:8' o Rear:30' • Block Dimensions: Less than 1,200 feet (unless limited by unique site conditions such as topography and vegetation) • Lot Area: Varies; Typical '/4 acre, 0.229 ac min. • Lot Width and Depth: 80' Typ., Min. 69' wide on pie shaped lots, measured at Front setback; 125' deep • Maximum Lot Area: 0.43 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. Case No. ZA25-0045 • Dedicated park land, hardscape plazas, fountain areas, and amenitized detention pond, and other enhanced hardscape areas, will qualify as open space. 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 2„ d level of the office building. 3. ECZ allows accessory buildings in the EC-C with an SUP (Table 49-1) Up to 3 kiosks are proposed in the park area. 4. 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. 5. 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) Consider 111 Reading Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Zoning Change and Development/Site Plan Review Summary No. 4, dated September 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 Development Regulations Plans STAFF CONTACT: Ryan Firestone 817-748-8127 Dennis Killough 817-748-8072 Case No. ZA25-0045 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 1 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: No. Issues Reoommendatians/Palicy Fidelis and Shivers tracts Retain dne existing underlying Mixed Use land use designation and the Cam pus Office Overlay • Land Use designation is district. Mixed Use Expand the plan area to include the properties at the northwest comer of S.N. 11A and North Where • Zoning isS-P-2 with 0-1. 0-2. Chapel Blvd. HC, C-1, C-2, C-3, and CS uses; Future development on these properties should be approved in a manner that is sensitive bo T2ID; C-2; AG; and TrP-1 with potential impacts on adjacent residential areas, particularly as related to noise, traffic, building 04 uses. heights, lighting, and views. • Planned extension of + Provide a comer enhancement Feature at SH lid and W. Uve Rd in conjunction with development Kirkwood Bou leyard runs an the west half of the Fidelis tract. through these tracts . Undeveloped properties should be developed in a cohesive manner with consideration for connectivity, design, and architectural style. LUfll — Geographical Area Below For areas immediately along and east of the planned Kirkwood Blvd. extension, low -impact development such as residential with a similar design and pattern to the existing neighborhoods across White Chapel may be considered as a transition to the neighboring single-family residential •�. properties. 1 Multi -story. class "A" office development is encouraged. ! Buffer any residential usesfrom non-residential uses on this property. 11A LU1 Traffic signals at major street intersections should be anticipated and addressed with development. _ As development is proposed, traffic impacts on Daye Rd. and White Chapel Blyd. (indudingthe roundabout) should be assessed. Development should be sensitive to the existing tree oover and attempts should be made during the planning process to maximize tree cover along with natural features and topography. Any development shauA be walkable and pedestrian -Friendly. Family history of Shivers tract should he preserved or recognized possibly through use of apen space. Encourage cross -connectivity and access onto the S.H. 114 Frontage road. Assess completion of Kirkwood Blvd- to its full width with development of adjacent properties. Property development along North White Chapel Blvd. should align driveways and intersections with anticipated or existing median breaks. LUia * Explore apportunities Far regional detention - Consider this propertyfor residential development Draper space. 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 2 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. Case No. Attachment A ZA25-0045 Page 3 Retail 15% ±5% Office 40% ±10% Service Uses 15% ±5% Single -Family Residential 15% ±5% Open Space (plazas & 10% +5% squares) 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 Case No. Attachment A ZA25-0045 Page 4 category would be applied to properties that may have significant frontage along the highway, have limited development constraints, and are largely undeveloped or underdeveloped. 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. Retail 10% ±5% Office 30% ±10% Service Uses 10% ±5% Single -Family Residential 30% ±10% Open Space (plazas & 15% +5% squares) 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'. Case No. Attachment A ZA25-0045 Page 5 Design speed <25 mph. 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 * Based on the 2018 City of Southlake Traffic Count Report Traffic Impact * AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 11 "' 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 Case No. Attachment A ZA25-0045 Page 6 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: 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 in existing conditions. The proposed drainage design, done by Kimley Horn, 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. The drainage areas along the SH114 Frontage Road will follow existing conditions and flow directly towards the SH114 Frontage Road. A small portion of the proposed southern drive onto N. White Chapel will follow existing conditions and flow into the N. White Chapel storm system. 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. PLANNING AND ZONING COMMISSION: September 4, 2025; Approved (4-0), subject to Staff Report dated August 29, 2025, and Zoning Change and Development/Site Plan Review Summary No. 3 dated, August 29, 2025, noting: o Lots 4 and 5 to have: ■ An 8' side yard setback ■ A 25' front setback ■ A 30' back setback ■ An 80' front width ■ A minimum of 10,000 sf. lot area o Lot 3 ■ The restaurant area will be bermed with landscaping for screening purposes. o Lot 2 ■ The loading docks will be screened by landscape and retaining walls in the loading areas and back part of the retail. ■ Adding additional landscape along the pond to screen the parking from S.H. 114 and the frontage road. o General ■ Granting the variances for the driveway stacking depth. ■ Excluding gas stations as a permitted use. STAFF COMMENTS: Attached is Zoning Change and Development/Site Plan Review Summary No. 4, dated September 29, 2025. Case No. Attachment A ZA25-0045 Page 7 Vicinity Map 1800 & 1900 N. White Chapel Blvd. T f STONE y 0 120 2 ER WHEE� C+_EARY . ora O - .. ;.. . N w r �V KIRKWOODx �$ 201 1900_ N� w LA RAMBLA.._ 1801 �5sMURANO . 1800 1781 ' 1r �04 190 FOX GLLNN - t-. 11 �� 100 250 � �10:9 501 1 0 _�Q' 0 19 hI sy S �F \x1 N T�^r Y_�u�.. V.. CoungyCYG 0 0.020.04 0.09 0.14 0.18 Miles ' PorA ��sr Caro ZA25-0045 . :ia'I Waeei ` Grapew� Keller 6 �gea Case No. ZA25-0045 Attachment A Page 8 ZONING CHANGE & DEVELOPMENT/SITE PLAN REVIEW SUMMARY Case No.: ZA25-0045 Review No.: Four Date of Review: 09/29/25 ect Name: Zoninq Chanqe & Development/Site Plan — Trademark Southlake APPLICANT: Blake Bickmore, Trademark Property Company 1701 River Run #500 Fort Worth, TX 76107 Phone: 817-810-5321 Email: bbickmore@trademarkproperty.com Owner: Shivers Family Partnership LTD 1800 N White Chapel Blvd Southlake. TX 76092 Phone: 214-317-5750 Email: Rebecca.utley@cdfw.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/19/25 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. 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. Revise development standards table to change "hotel" to "full -service hotel" listing the services and amenities to be provided. The Land Use Plan, Ord. No. 1269, an element of the City of Southlake Comprehensive Plan states hotels to be as follows: "Hotel Uses: Hotel uses should be full -service hotels at market -driven locations, primarily in the S.H. 114 Corridor. Full -service, for the purposes of this plan, shall be hotels that include a table -service restaurant within or directly attached to the hotel. Other services or amenities typically included would be bell service and room service, as well as available meeting space. The desire is to approve hotels adequate to support market -driven commerce in the City, paying attention to the product mix such that the hospitality services in the area are complementary to one another." 3. Please label and show where the 3 kiosks will be. 4. Specify max building height in feet for residential (35 ft is typical) and remove "excluding basements". See definition of height in the Zoning Ordinance. The Zoning Ordinance has specific definitions for basements and cellars which this would be contrary to. 5. The sidewalks are not shown on the Site Plan. 6. Provide minimum lot area, width and depth for each residential section in the development standards. Use square footage as the unit of measure on area. The typicals shown or stated do not appear to match what is intended. Case No. Attachment A ZA25-0045 Page 9 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. * Approval of the tree preservation plan shall be based on the criteria for non-standard zoning districts, ECZ specifically, as noted below. For comparative purposes, if the development was proposed as standard 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 preserved. 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 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 reserved* 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, Case No. Attachment A ZA25-0045 Page 11 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: 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. fW_1ki113+Y07_1»0101LyiI►Vi14kiIN&I 1. The Planning and Zoning Commission recommendations were not fully addressed on the Landscape Plans. Lot 3 • The restaurant area will be bermed with landscaping for screening purposes. Lot 2 • The loading docks will be screened by landscape and retaining walls in the loading Case No. Attachment A ZA25-0045 Page 12 areas and back part of the retail • Adding additional landscape along the pond to screen the parking from S.H 114 and the frontage road. * 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 GENERAL COMMENTS: 1. The sidewalks are not shown on the Site Plan. 2. The driveway that extends from the proposed round -a -bout to SH114 was changed to a private drive, however, it still looks and feels like a public street. Please revise the drive to look more like a private driveway into a shopping center rather than a publicly maintained street. Some suggestions may be to add a chicane or meander the drive through the parking area in lieu of doing a straight line, or adding head -in or angled parking with appropriately spaced landscape islands along the drive. 3. This review is preliminary. Additional requirements may be necessary with the review of the civil construction plans. * 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. Case No. Attachment A ZA25-0045 Page 13 * 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: There is an existing storm inlet on N. White Chapel just north of the proposed driveway that will require relocation within the installation of the right turn deceleration lane. Please be aware that the location shown on the storm plan is not correct, and this inlet was moved further north to be directly across N. White Chapel from the just north of the Carillon Parc drive. The existing inlet near the intersection of N. White Chapel and E. Kirkwood will need to be relocated with the continuation of E. Kirkwood. 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. * 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 in existing conditions. The proposed drainage design, done by Kimley Horn, 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. The drainage areas along the SH114 Frontage Road will follow existing conditions and flow directly towards the SH114 Frontage Road. A small portion of the proposed southern drive onto N. White Chapel will follow existing conditions and flow into the N. White Chapel storm system. TRAFFIC IMPACT ANALYSIS: 4. TIA pg. 10 (PDF pg. 16): Table 1—Trip Generation shows the Office portion of the development, ITE code 710, as a separate land use. The Office gross lease area should be included with the Shopping Plaza land use, ITE code 821, as it is a typical tenant for that land use. Alternatively, all elements of the Shopping Plaza land use can be separated into their individual land uses. In either case, provide justification in the report for the methodology that is chosen. 5. TIA pg. 28 (PDF pg. 34): The Conclusions and Recommendations section indicates that a one - lane roundabout performs favorably at Kirkwood Blvd. and Drive 1. However, this section of Kirkwood Boulevard is identified as an A4D Arterial on the City of Southlake's Master Thoroughfare Plan, and must therefore meet all standard requirements for arterial roadways in the City of Southlake. The roadway will be 4-lane divided within a 100' right-of-way (ROW), and any intersection proposed to be a roundabout will be a two-lane roundabout. This Case No. Attachment A ZA25-0045 Page 14 configuration has been revised in the site plan dated July 28, 2025, but has not been updated in the TIA. Please revise the applicable sections of the report, exhibits, and analyses to reflect the two-lane roundabout. *=Denotes informational comment that don't need to be addressed until Civil Construction Submittals. Case No. Attachment A ZA25-0045 Page 15 Fire Department Review Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: Ichavez@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. 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. 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 16 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. ) 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 A ZA25-0045 Page 17 SURROUNDING PROPERTY OWNERS MAP & RESPONSES ---------------- ---- a- �s -— v lass Ls9 eiw�.�ww aw gpaveooew- i ivc 5' 1�195 -- zsx� r• erzo is �m & 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 1 17 KHAN, ASHRUF ALI AG 1975 N WHITE CHAPELT 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 Notices Sent: Twenty -Eight (28) Responses Received within 300': In Favor: U: Undecided NR: No Response Opposed: Undecided: No Response: Case No. ZA25-0045 Attachment D Page 2 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 1 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 pedestrians 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 appropriate 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 2 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 air, 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 proximity 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 for, 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 altered, Case No. Attachment E ZA25-0045 Page 3 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: 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, Texas. 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 respect 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 4 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 throughout 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 conflict with the provisions of this ordinance. [9:14&IM►[:1 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. Each 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 5 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 Case No. ZA25-0045 day of , 2025. Attachment E Page 6 MAYOR ATTEST: CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. Attachment E ZA25-0045 Page 7 EXHIBIT "A" Metes and Bounds Description Reserved for metes and bounds description Case No. Attachment E ZA25-0045 Page 8 EXHIBIT "B" Reserved for approved Development Plan Case No. Attachment E ZA25-0045 Page 9