Item 6B - Staff ReportItem 6B
CITY 4F
S0UTHLA1<,,,,E
Department of Planning & Development Services
STAFF REPORT
October 13, 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
Drive, on property described as Tract 1A01 B, James J. West Survey, Abstract No.
1620, City of Southlake, Tarrant County, Texas, and located at 1835 Shady Oaks
Drive. 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.
Medium Density Residential Purpose 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.
Case No.
CP25-0003
ACTION NEEDED
ATTACHMENTS
STAFF CONTACT
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.
1) Conduct a Public Hearing
2) Consider 2nd Reading Approval
(A) Background Information
(B) Vicinity Map
Wayne Powell (817) 748-8281
Dennis Killough (817) 748-8072
Case No.
CP25-0003
BACKGROUND INFORMATION
OWNER: Rama Gullapalli, Shady 21, LLC
APPLICANT: Curtis Young, Sage Group Inc.
PROPERTY SITUATION: 1835 Shady Oaks Drive
PROPERTY DESCRIPTION: Tract 1A01 B, 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 1
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
" 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.
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 33.13% is proposed to be preserved, 11.20% is
proposed as "Borderline/Marginal", and 55.67% is proposed to be
removed.
Case No.
CP25-0003
Attachment A
Page 2
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.
PLANNING AND
ZONING COMMISSION: September 18, 2025; Approved (5-0) subject to the Staff Report dated
September 12, 2025, noting that the applicant plans to provide a rendering
of the finished buffer wall with landscape features.
CITY COUNCIL: October 7, 2025; Approved at first reading (7-0) subject to the Staff Report
dated September 29, 2025, noting that:
City Council is approving an amendment to the City of Southlake
Consilidated Future Land Use Plan from "Office Commercial" with
an optional multi -tenant office overlay to "Medium Density
Residential".
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 A
CP25-0003 Page 3
7 L
Vicinity Map
1835 Shady Oaks Drive
300 600 1.200
Feet
Case No.
CP25-0003
Attachment E
Page 0
ORDINANCE NO. 1269-F
AN ORDINANCE AMENDING THE CONSOLIDATED FUTURE
LAND USE PLAN, AN ELEMENT OF THE CITY OF SOUTHLAKE'S
COMPREHENSIVE PLAN.
WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the
voters in a duly called Charter election on April 4, 1987; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's
comprehensive plan elements every four years,
WHEREAS, the City Council recognizes that the Consolidated Future Land Use Plan is an
element of the City's Comprehensive Master Plan,
WHEREAS, the City Council has determined that the Consolidated Future Land Use
Plan complies with the Southlake 2035 Vision, Goals, & Objectives,
WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan
has been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations in the Consolidated
Future Land Use Plan herein reflect the community's desires for the future development of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, THAT:
Section 1. All of the findings in the preamble are found to be true and correct and the City
Council hereby incorporates said findings into the body of this ordinance as if copied
in its entirety.
Section 2. The Future Land Use Plan designation for parcels indicated in Exhibit "A" is
changed from "Office Commercial" to "Medium Density Residential" Land Use
Designation.
Section 3. The different elements of the Comprehensive Master Plan, as adopted and
amended by the City Council from time to time, shall be kept on file in the office of
the City Secretary of the City of Southlake, along with a copy of the ordinance and
minute order of the Council so adopting or approving the same. Any existing
element of the Comprehensive Master Plan which has been heretofore adopted by
the City Council shall remain in full force until amended by the City Council as
provided herein.
Section 4. This ordinance shall be cumulative of all provisions of ordinances of the City of
Southlake, Texas, except where the provisions of this ordinance are in direct conflict
Case No. Attachment E
CP25-0003 Page 1
with the provisions of such ordinances, in which event the conflicting provisions of
such ordinances are hereby repealed.
Section 5. It is hereby declared to be the intention of the City Council that the phrases, clauses,
sentences, paragraphs and sections of this ordinance are severable, and if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent
jurisdiction, such unconstitutionality shall not affect any of the remaining phrases,
clauses, sentences, paragraphs and sections of this ordinance, since the same
would have been enacted by the City Council without the incorporation in this
ordinance of any such unconstitutional phrase, clause, sentence, paragraph or
section.
Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this
ordinance in book or pamphlet form for general distribution among the public, and
the operative provisions of this ordinance as so published shall be admissible in
evidence in all courts without further proof than the production thereof.
Section 7. 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.
PASSED AND APPROVED on the 2nd reading the day of , 2025.
MAYOR
ATTEST:
CITY SECRETARY
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment E
CP25-0003 Page 2
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment E
CP25-0003 Page 3
Legal Description
Tract 1 A01 B, James J. West Survey, Abstract No. 1620, City of Southlake, Tarrant County, Texas
City Council Motions
Case No. Attachment E
CP25-0003 Page 4
Case No.
CP25-0003
Exhibit A
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Attachment E
Page 5
Project Narrative, Variances
and Open Space Management Plan
for the 21.21 acre development at
1 35 N. Shady Oaks Dr.
Southlake, Texas
11 SEPT 2025
Case # ZA25-0057
Sage Croup, Inc.
e are pleased to submit for your consideration this application to rezone the subject
property to the "SF-2[)A" Single -Family Residential zoning district, and change the
Land Use Designation from ()fhce{Commercial to Medium -Density Residential. After
repeated discussions with the closest neighbors, as well as input from members of
the P&Z and City Council, we feel this is the best and most compatible use for the
property, and will result in another coveted and successful neighborhood in
Southlake.
We plan on instituting strict design standards for the homes and landscape. All new
houses constructed shall be a minimum of 3,5(1(1 s,f. in floor area.
Sidewalks: A minimum 5' wide concrete sidewalk shall be required along the internal
street frontage of all Residential Lots. Sidewalks and Trails within the open Space
Lots shall be as shown on the Zoning Development Plan and Pedestrian Access Plan.
This development shall have one primary vehicular entry from Shady oaks Dr., with
an additional resident -only, gated access point meeting the fire safety requirements
to/from the SH-114 frontage road (as shown on the Development Plan) and streets
built to standard city specifications.
Variances:
All setbacks shall be as per the SF-2[)A ordinance, or as shown on the Development
Plan, including a 15' Street Side setback on comer lots, except for Lot 3, which
shall have a 25' Street Side setback. The Front Setbacks on the cul-de-sac lots shall
be whatever distance is required to achieve a 100' lot width, 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.
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 H[A.
Case No. Attachment E
CP25-0003 Page 6
The cul-de-sacs shall be the standard 100' B-B diameter paving, in a one hundred
ten (110') foot diameter public street ROW, with an additional 5' Pedestrian Access
and Utility Easement around the perimeter.
Open Space Management Plan:
Iintended Usaqe; The common open space areas of the project are intended for the
quiet enjoyment of the residents within the development.
The HO >A will maintain all open space areas, the 5W landscape buffer along SH-114
(including the masonry wall) and the 50' landscape buffer along Shady Oaks. The
gated entry from 5H-114 shall also be the responsibility of the HO A to maintain.
All sidewalks and trails are intended for recreational pedestrian traffic, shall be kept
in good condition, and accessible to the residents. Any significant changes to the
plan must be approved by the City Council.
All Common Open Space shall be owned and maintained by a Homeowners
Association (HOA), to be established for the development. All other areas shall be
the responsibility of the individual property owners, including the front yards and
required streetscape trees of the residential lots. All property owners shall be required
to be a member of the HM. Dues assessments, required for the maintenance of the
common areas and other He �A activities, shall be mandatory.
The H(�A, through a resident Board of Directors, shall be responsible for the
maintenance and operation of the protected open space within the development,
either directly or through a third -party management company. No full-time
employees are contemplated to be necessary. The expenses required to maintain
the common areas at a quality level shall be estimated annually by the H{A Board,
and dues shall be determined and assessed on each property owner in an equitable
fashion at such a rate as necessary to maintain such a level of quality. ALithority to
enforce these requirements, and to place a lien on the property if such dues are not
paid, shall be in the farm of written Deed Restrictions and Covenants, agreed to by
all property owners in the H�>A at purchase, and shall run with the land.
Provisions shall be made, in the Hc�A bylaws and Deed Restrictions, that in the
unlikely event the He}A fails to maintain all or a portion of the protected open space
in reasonable order and condition, the City of Southlake may, but is not required to,
assume responsibility for its maintenance and take corrective action, including the
provision of extended maintenance. The costs of such maintenance may be charged
to the He}A or individual property owners that make up the H()A, and may include
administrative costs and penalties which shall become a lien on all property in the
development.
Case No. Attachment E
CP25-0003 Page 7