The URL can be used to link to this page

Item 6A - Staff ReportItem 6A 19 CITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT December 29, 2025 CASE NO: ZA25-0068 PROJECT: Zoning Change and Site Plan for The Overlook EXECUTIVE SUMMARY: Sage Group, Inc., on behalf of WTG Overlook LLC, is requesting approval of a Zoning Change and Site Plan for The Overlook of the Willow Tree Gardens development, described as a portion of Tract 3C, W.W. Hall Survey Abstract No. 695 located at 240 N. Carroll Avenue. Current Zoning: "TZD" Transition Zoning District. Requested Zoning: "TZD" Transition Zoning District. SPIN Neighborhood #7. DETAILS: The property encompasses approximately 1.74 acres located west of N. Carroll Avenue and north of E. Southlake Boulevard. The purpose of this request is to seek City Council consideration of a Zoning Change and Site Plan for The Overlook, the office building component of the Willow Tree Gardens development that fronts on N. Carroll Avenue. While the office component was conceptually approved with the previous zoning change and development plan (ZA23-0072), the detailed design requires site plan approval, and the applicant is now proposing amendments that also require zoning action. The office component of the existing zoning change and development plan (ZA23-0072) proposed a two-story "0-1" office use building with a maximum floor area of 23,000 square feet and a building footprint of 11,000 square feet. The structure was shown to be set back 90 feet from the existing adjoining residential neighborhood to the north. The parking requirement was determined at a ratio of one space per 300 square feet of floor area. The proposed amendments to The Overlook Site Plan Regulations permit "0-1" Office District uses and allow a single -lane drive -through window for a bank. The building is limited to a maximum height of 48 feet and two stories, with a maximum floor area of 24,910 square feet and a building footprint of 12,455 square feet. The structure is set back 85 feet from the existing residential neighborhood to the north. Parking will be provided at a ratio of one space per 350 square feet of floor area and will be accommodated within a dedicated off- street parking lot. Following first reading, the applicant removed the request for a bar/private club use and eliminated the third story. The maximum building height remains 48 feet. Case No. ZA25-0068 The following chart outlines the existing development plan approval (ZA23-0072) and the proposed site plan. COMPARISON OF APPROVED DEVELOPMENT PLAN AND PROPOSED SITE PLAN Approved Proposed Site Proposed Site Development Plan — 111 Reading Plan — 2nd Plan Reading (ZA23-0072) Total Building 23,000 SF 27,179 SF (12,445 24,910 SF (12,445 Area (Building (11,000 SF) SF) SF) Footprint) Leasable 23,000 SF - 12,445 SF - 12,445 SF - Square Office Office/Bank Office/Bank Footage by 11,865 SF - Office 12,445 SF - Office Use 2,869 SF - Bar/Assembly Total Leasable 23,000 SF 27,179 SF 24,910 SF Parking 1 space / 300 SF 1 space / 363 SF = 75 1 space / 350 SF = Spaces Req. = 80 spaces spaces 71 spaces Parking 80 spaces 75 spaces 72 spaces Spaces Provided Impervious 61,415 SF 54,956 SF 55,118 SF Coverage Percentage of 71 % 74% 76% Impervious Coverage Number of 2 stories 3 stories 2 stories Stories Maximum 35' max 48' max 48' max Building Height Permitted 0-1 Office 0-1 Office District 0-1 Office District Uses District Uses Uses, Drive-thru Uses, Drive-thru window, Private Club window TZD MODIFICATIONS: The following modifications to the "TZD" District requirements are noted: • The proposed building footprint is 12,445 square feet. Per Section 47.7(g), the maximum building footprint for Financial and Office Uses is 10,000 square feet. • A drive -through for a bank is proposed. Per Table 47-1, drive -through facilities are not permitted. Case No. ZA25-0068 PREVIOUSLY APPROVED VARIANCES: The following variances for the overall development were granted with the approval of ZA23-0072: 1) Subdivision Ordinance No. 483, Section 5.01(G) states, "Alleys shall not be allowed unless specifically approved by the Council." 20' alleys provide access to garages positioned in the rear of "Villa" lots per plans. 2) With a private street proposed, the applicant is also requesting a variance to Subdivision Ordinance No. 483, as amended, Section 5.04, which does not permit private streets in new subdivisions in which less than 75% of the lots contain homeowner occupied structures to allow a gated community with private streets with the initial development. 3) Driveway Ordinance No. 634, as amended, requires in this instance that driveways be separated by 250'. The two driveways facing N. Carroll Ave. are separated by only 200'. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider 2nd Reading Approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated December 29, 2025 (D) Surrounding Property Owners Map & Responses STAFF CONTACT: Ordinance No. 480-810a Corridor Planning Committee Re PowerPoint Presentation Narrative Site Plan Regulations Plans Cyndi Cheng (817) 748-8269 Jennifer Crosby (817) 748-8195 Case No. ZA25-0068 BACKGROUND INFORMATION OWNER: WTG Overlook LLC APPLICANT: Sage Group, Inc. PROPERTY SITUATION: 240 N. Carroll Avenue LEGAL DESCRIPTION: A portion of Tract 3C W.W. Hall Survey Abstract No. 695 LAND USE CATEGORY: Office Commercial CURRENT ZONING: "TZD" Transition Zoning District PROPOSED ZONING: "TZD" Transition Zoning District HISTORY: The "AG" zoning was placed on the entirety of the property upon the adoption of the first zoning ordinance. May 21, 2024; City Council approved a Land Use Plan amendment from "Medium Density Residential" to "Office Commercial" for The Overlook (CP24-0001). May 21, 2024; A Zoning Change and Development Plan, approving change of zoning from "AG" Agricultural District and "SF-1X Single Family Residential District to "TZD" Transition Zoning District with approved "Development Plan D" for a project encompassing a single- family residential component and an office building component. The two developments are The Overlook and Willowtree Gardens (ZA23-0072). SOUTHLAKE COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designation for the site is "Office Commercial' Office Commercial Purpose and Definition: 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. Master Pathways Plan The Pathways Plan calls for a 5-foot minimum sidewalk along the west side of N. Carroll Avenue. The applicant is proposing a 5-foot sidewalk Case No. Attachment A ZA25-0068 Page 1 along their developed portion of Carroll Avenue and has noted to construct a 5-foot sidewalk north to Ownby Lane to connect the development to Southlake Town Square. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The subject property is bounded by N. Carroll Avenue to the east. N. Carroll Avenue is a fully developed four lane divided arterial with 100-foot of right-of-way. TREE PRESERVATION: There is 34.36% of existing tree cover and minimum of 60% of the existing tree cover would be required to be preserved. A total of 40.47% of existing tree cover is proposed to be preserved, and 59.53% to be removed. UTILITIES: The property is served by an existing 8-inch water line along N. Carroll Avenue and an existing 8-inch sanitary sewer line along the west boundary of Willow Tree Gardens. CITIZEN INPUT: This item was heard by the Corridor Planning Committee meeting on October 27, 2025. Previously, the development plan was heard by the Corridor Planning Committee on January 30, 2024 and presented to SPIN on August 22, 2023. PLANNING AND ZONING COMMISSION: November 20, 2025; Approved (5-0) subject to the Staff Report dated November 14, 2025 and Site Plan Review Summary No. 2 dated November 14, 2025, noting that a third floor structure is not allowed, no allowed use of a bar at any point or location, and is limited to an office and bank use. CITY COUNCIL: December 2, 2025; 1st Reading; Approved (5-0) subject to the Staff Report dated November 24, 2025 and Site Plan Review Summary No. 2 dated November 14, 2025, noting that the approval is for a zoning change and site plan to permit a drive through lane limited to a bank use consistent or concurrent with this lease or any extensions to this lease, a maximum building footprint of approximately 12,455 square feet, a floor area of approximately 24,310 square feet, and that the uses are limited to office and bank use, not permitting a bar/private club, and not approving a three-story building. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated November 14, 2025. Case No. Attachment A ZA25-0068 Page 2 Vicinity Map 240 N. Carroll Avenue r; jr L'AKKULL � 4 220 1rt�fFF�� I 1100 1110 1200 F E�' N 0 0.010.02 0.04 0.06 0.08 Miles ZA25-0068 MIN `17 wi..� 1 Case No. ZA25-0068 Attachment B Page 3 SITE PLAN REVIEW SUMMARY Case No.: ZA25-0068 Review No.: Three Date of Review: 12/29/25 Project Name: Zoning Change and Site Plan for The Overlook — 240 N. Carroll Ave. APPLICANT: OWNER: Sage Group, Inc. (Curtis Young) WTG Overlook LLC. (Travis Franks) CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/17/25 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 CYNDI CHENG AT (817) 748-8269. Verify the proposed building height, the open space and impervious coverage calculations. 2. Correct the following on the Site Data Summary Chart: Site Data Summary Total Existing Zoning / Proposed Zoning Current: AG Change to: TZD Land Use Designation (Use Correct Current: Medium Density Residential Label) Change to: Office Commercial Show any intended lighting. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill -over. Tree Conservation/Landscape Review Case No. ZA25-0068 Review No. One Dated: October 22, 2025 Number of Pages: 2_ Project Name: The Overlook (240 N. Carroll Ave. (Zoning/Site Plan) Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713 The following comments are based on the review of plans received on October 13, 2025 Comments designated with a number may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. Case No. Attachment C ZA25-0068 Page 4 TREE CONSERVATION COMMENTS: 1. Provide the corresponding tree survey numbers for the trees on the Tree Conservation Plan. 2. Tree 6563 within the north bufferyard was removed because it was a 3/4 dead Chinaberry. Trees 6529 and 6533 are not Bois d' Arcs, they are Pears. 3. If the proposed development were proposed as straight zoning it would not comply with the existing tree cover preservation requirements of the Tree Preservation Ordinance 585-E. There is 34.36% of existing tree cover and minimum of 60% of the existing tree cover would be required to be preserved. A total of 40.47% of existing tree cover is proposed to be preserved, and 59.53% to be 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 reserved* 0% — 20% 70% 20.1 — 40% 60% 40.1 % - 60% 50% 60.1 % - 80% 40% 80.1%- 100% 1 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-I Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: 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; iimaximizes the preservation of tree cover preservation areas indicated on the Case No. Attachment C ZA25-0068 Page 5 Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; V. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: The east bufferyard designation is incorrect. The correct east bufferyard is a 10' — E type bufferyard. 2. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. 3. If trees 6542, 6555, 6675 are removed as shown on the proposed Tree Conservation Plan, there will be only six (6) existing trees remaining within the north bufferyard. There will be three additional canopy trees required. Correct the north bufferyard plant material calculations within the Bufferyards Summarty Chart and within the landscape design. * Indicates informational comment. # Indicates required items comment. E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 Case No. ZA25-0068 Attachment C Page 6 Public Works/Engineering Review Review No. 1 Date: 10/22/2025 Case No. ZA25-0068 Zoning/Site Plan Project Name: The Overlook Contact: Sandy Endy, P.E. Email: sendy(cr_ci.south lake.tx.us Phone: (817) 748-8033 The following comments are based on the review of plans received on: 10/13/2025 It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. GENERAL COMMENTS: 1. Label the curb radius at the entrance onto N. Carroll Ave, and along the proposed firelane. Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Building Inspections Review Please verify that the exiting for all floors meet the IBC requirements. Susan Hernandez Deputy Building Official Phone: (817) 748-8238 E-mail: shernandez(c�ci.southlake.tx.us Case No. Attachment C ZA25-0068 Page 7 Fire Department Review Case No. ZA25-0068 Review No. 1 Dated: 10/29/2025 Number of Pages: 1 Project Name: 240 N Carroll Ave Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181 --------------------------------------------------------------------------- --------------------------------------------------------------------------- The following comments are based on the review of plans received on 1011412025. Comments may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. --------------------------------------------------------------------------- --------------------------------------------------------------------------- GENERAL COMMENTS: An automatic fire sprinkler system will be required for buildings over 6,000 square feet. The required backflow protection (double check valve) for the sprinkler 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. Underground fire line shall be permitted to extend into the building through the slab or wall not more than 24 in. (plan indicates 17'10") FIRE HYDRANT COMMENTS: Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lane access. Fire hydrants are required at a maximum spacing of 500 feet for commercial locations that contain sprinklered buildings. FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 250 feet of all exterior portions of the perimeter of buildings on a "hose -lay" basis for sprinklered buildings. 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). (Paving details not included) Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Undersized inside turn radius at south entrance from Carroll) Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate Case No. Attachment C ZA25-0068 Page 8 vicinity of the building or portion thereof. One or more of the required access routes meeting this condition shall be located not less than 15 feet and not greater than 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. (Aerial Fire Apparatus Access not provided) Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: Ichavez@ci.south lake.tx. us 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 Fee, Perimeter Street 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. For TZD zoning: All conditions of this zoning approval and Ordinance No. 480-810 continue with any future requests related to the property. Denotes Informational Comment Case No. Attachment C ZA25-0068 Page 9 SURROUNDING PROPERTY OWNERS MAP & RESPONSES _ gyyn&Y Lry t050 _ aoe 12i0 IZ%B 1232 1236 1294 Z 1290 .J PaoSPECf ST� 9/I1 ]W 3 300 315 fi 29� I& I mil Im 26t� - 1240 r`il m 11 I100 SPO # Owner Zoning Physical Address Acreage Response 1 COPELAND, STEPHEN N SF20A 375 BINKLEY CT 0.14 NR 2 CAPTIVA LIVING TRUST SF20A 350 BINKLEY CT 0.15 0 3 SPAETH, STEPHEN SF20A 1050 OWNBY LN 0.15 NR 4 KRG TOWN SQUARE VENTURES LLC SP1 331 N CARROLL AVE 0.00 NR 5 ARNOLD, AUSTIN SF20A 325 BINKLEY CT 0.57 0 6 DOWDY, ROBERT WESLEY SF20A 300 BINKLEY CT 0.66 NR 7 KRG TOWN SQUARE VENTURES LLC DT 1240 MAIN ST 0.67 NR 8 STEPHENS, BRIAN K SF20A 1000 OWNBY LN 0.03 NR 9 WTG OVERLOOK LLC TZD 240 N CARROLL AVE 1.11 NR 10 MENDEZ LTD TZD 1050 E SOUTHLAKE BLVD 0.29 NR 11 KRG TOWN SQUARE VENTURES LLC DT 1200 MAIN ST 0.15 NR 12 STRUNCK, JUERGEN F DT 220 N CARROLL AVE 0.13 NR 13 STRUNCK, JUERGEN F AG 200 N CARROLL AVE 2.08 NR 14 KRG TOWN SQUARE VENTURES LLC DT 140 STATE ST 0.00 NR Case No. ZA25-0068 Attachment D Page 10 15 BRYAN FAMILY TRUST SF20A 970 OWNBY LN 0.46 F 16 BOTI HOLDINGS LLC SP2 1100 E SOUTHLAKE BLVD 2.25 NR 17 SUPERINTENDENT OF CARROLL ISD NR 18 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 19 SUPERINTENDENT OF NORTHWEST ISD NR 20 SUPERINTENDENT OF KELLER ISD NR 1000 WTG OVERLOOK LLC TZD 240 N CARROLL AVE 1.80 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixteen (16) Responses Received within 300': Two (2) written responses in opposition. One (1) written response in favor. Responses Received outside 300': Six (6) written responses in opposition. Thirty-three (33) written responses in favor. Case No. Attachment D ZA25-0068 Page 11