Item 10 - Staff Report
Case No.
ZA26-0015
Department of Planning & Development Services
S T A F F R E P O R T
April 2, 2025
CASE NO: ZA26-0015
PROJECT: Zoning Change and Concept Plan for 1275 and 1285 Shady Oaks Drive EXECUTIVE
SUMMARY: Curtis Young is requesting approval of a Zoning Change and Concept Plan for
1275 and 1285 Davis Boulevard on property described as Lots 2B2AR and 2B1,
Block 1, Burnett Acres Addition and located at 1275 and 1285 Shady Oaks Drive.
Current Zoning: “SF-2” Single Family Residential District and “SF-1A” Single
Family Residential District. Requested Zoning: “SF-1A” Single Family Residential
District and “SF-2” Single Family Residential District. SPIN Neighborhood #5.
DETAILS: The purpose of this request is to obtain Zoning Change and Concept Plan
approval for the properties located at 1275 and 1285 Shady Oaks Drive. The
subject properties consist of two residential lots totaling approximately 9.38 acres,
located on the east side of Shady Oaks Drive, north of W. Highland Street.
Currently, the site consists of one lot of approximately 5.38 acres zoned “SF-1A”
Single Family Residential District and one lot of approximately 4.0 acres zoned
“SF-2” Single Family Residential District.
The request proposes to revise the lot configuration and zoning boundaries to
create one lot of approximately 8.38 acres zoned “SF-2” and one lot of
approximately 1.0 acre zoned “SF-1A.”
Residential Data Summary
Existing Zoning SF-2 and SF-1A
Existing Land Use Low Density Residential
Proposed Land Use Low Density Residential
Proposed Zoning SF-1A and SF-2
Number of Residential
Lots
2
Average Res. Lot Size
(s.f.)
204,279
Net Density 0.21
Net Acreage 9.378 ac
Gross Acreage 9.378 ac
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Concept Plan
Item 10
Case No.
ZA26-0015
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated April 2, 2026
(D) Surrounding Property Owners Map
PowerPoint Presentation
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Cyndi Cheng (817) 748-8269
Case No. Attachment A
ZA26-0015 Page 1
BACKGROUND INFORMATION
OWNER: La Mucca Trust, Jason McMaster, Trustee
APPLICANT: Curtis Young
PROPERTY SITUATION: 1275 and 1285 Shady Oaks Drive
LEGAL DESCRIPTION: Lots 2B2AR and 2B1, Block 1, Burnett Acres Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-2” Single Family Residential District and “SF-1A” Single Family
Residential District
PROPOSED ZONING: “SF-1A” Single Family Residential District and “SF-2” Single Family
Residential District
HISTORY:
- The property was annexed into the City in 1956.
- A plat was approved for Lot 2B1 on March 1, 1983.
-A plat Revision for a portion of Lot 1, Block 1, Arnold Estates and Lot
2B2A, Block 1 Burnett Acres in Burnett Acres was approved in March of
1984;
- “SF-1A” zoning was placed on the property in Burnett Acres with the
adoption of the current Comprehensive Zoning Ordinance No. 480.
- A change of zoning to “RE” for Arnold Estates was approved by City
Council on January 2, 1990.
- City Council approved a preliminary plat for Arnold Estates on December
19, 1989.
- A final plat for Arnold Estates was approved by City Council on February
20, 1990.
- City Council approved a zoning change and concept plan from “RE”
Single Family Residential Estate District and “SF-1A” Single Family
Residential District to “SF-2” Single Family Residential District (ZA07-
0152).
- A plat revision was filed with Tarrant County on February 12, 2009 for Lot
2B2AR (ZA06-046).
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designations for the site is Low Density Residential.
Case No. Attachment A
ZA26-0015 Page 2
Low Density Residential Purpose: The purpose of the Low-Density
Residential land use category is to provide for and to protect low intensity
detached single-family residential development that promotes the
openness and rural character of Southlake.
Definition: The Low-Density Residential category is for detached single-
family residential development at a net density of one or fewer dwelling
units per acre. Net density is the number of dwelling units per net acre,
which excludes acreage in all rights-of-way, easement, and lots designated
for public or private streets. Other suitable activities are those permitted in
the Public Parks/Open Space and Public/Semi-Public categories. The Low-
Density Residential category encourages the openness and rural character
of the City of Southlake.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates Shady Oaks Dr. as a “C2U” 60’
collector.
The Pathways Plan calls for future multi-use sidewalk minimum 8’ multi-
use paved trail along the east side of Shady Oaks Drive and a sidewalk of
5-foot minimum width along West Highland.
TREE PRESERVATION: There is 33.33% of existing tree cover. A total of 72.79% of existing tree
cover is proposed to be preserved and 27.21% proposed to be removed.
UTILITIES: The property is served by a 12-inch water line along Shady Oaks Drive. No
sanitary sewer lines exist in the immediate area. The lot is currently on a
private on-site sewer system.
DRAINAGE: A drainage basin exists along the eastern portion of the properties.
CITIZEN INPUT: This item was heard at the January 28, 2026 Corridor Planning Committee.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated April 2, 2026.
Case No. Attachment B
ZA26-0015 Page 1
Case No. Attachment C
ZA26-0015 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0015 Review No.: Two Date of Review: 04/02/26
Project Name: Site Plan – 1275 & 1285 Shady Oaks
APPLICANT: Sage Group, Inc. OWNER: La Mucca Trust
Curtis Young Jason McMaster
1130 N. Carroll Ave., Ste. 200 2140 E. Southlake Blvd., Ste. L-645
Southlake, TX 76092 Southlake, TX 76092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
02/09/2026 & revised 02/17/26 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 PLANNER AT (817) 748-8269.
1. Provide sidewalks and/or trails in compliance with the the Master Pathways Plan and
Subdivision Ordinance No. 483, as amended. An 8’ wide or greater multi-use trail is required
along the lot frontages of Shady Oaks Dr.
Tree Conservation/Landscape Review
Case No. ZA26-0015 Review No. One Dated: February 18, 2026 Number of Pages: 2_
Project Name: 1275-1285 Shady Oaks (Zoning/Development Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
=============================================================================
==
The following comments are based on the review of plans received on February 11, 2026 . 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.
=============================================================================
==
TREE CONSERVATION COMMENTS:
1. Please provide the required Tree Conservation Plan with the Development Plan submittal.
Information required for Tree Conservation Plan:
i. Identification of Critical Environmental Features of the site:
a. All individually protected trees
b. Existing streams, drainage creeks, ponds, and other water bodies
(if any)
Case No. Attachment C
ZA26-0015 Page 2
ii. Tree Survey or alternative to a tree survey
iii. 2-foot contour map of the site
iv. Protected trees within the tree preservation area including tree size and type
v. Critical Root Zones of groups of trees
vi. Critical Root Zones for individual trees required for site plans only
vii. Boundaries of any tree preservation areas as identified in the ERP Map
viii. Identification of areas of environmental constraints not suitable for development
ix. Identification of areas of minimal environmental constraints that are suitable for
development
x. Areas of encroachment into Critical Environmental Features identified on the site
xi. Clear delineation, for each protected tree, of whether the tree will be preserved
after the proposed development is constructed, altered due to proposed
improvements, or could potentially be saved based upon site specific conditions
xii. Stream/Creek buffers, if any
xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall
be required to be shown only at the site plan stage for all development.
Preliminary plats shall, however, show building setbacks and general location of
buildings and infrastructure.)
xiv. Setbacks, building lines, and buffer yards
xv. The names, addresses and telephone numbers of those persons or entities who
own the property and those persons or entities filing the application
xvi. Such additional information as the Administrative Official may reasonably require
given the particular characteristics of the property.
2. Please provide the existing tree cover calculations on the Tree Conservation Plan. The
existing tree cover calculations consist of the total percentage of existing tree cover on the property,
the total percentage of existing tree cover proposed to be removed, and the total percentage of
existing tree cover 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 such permit was issued shall be used to calculate the minimum existing tree cover that
must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public
rights-of-way as approved by City Council.
* Please be aware that all existing trees shown to be preserved on the City Council approved
Tree Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
Case No. Attachment C
ZA26-0015 Page 3
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.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Public Works/Engineering Review
Review No. 1 Date: 2/19/2026
Case No. ZA26-0015 Zoning/Site Plan
Project Name: 1275-1285 Shady Oaks Dr.
Contact: Sandy Endy, P.E.
Email: sendy@ci.southlake.tx.us
Phone: (817) 748-8033
The following comments are based on the review of plans received on: 2/11/2026
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
* Please be aware that a drainage easement will be required to be dedicated on the plat for the
existing creek that runs through both lots. The easement shall be sized to contain the 100-year storm
+ 1’ of freeboard.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
Case No. ZA26-0015 Review No. 1 Dated: 2/27/26 Number of Pages: 1
Case No. Attachment C
ZA26-0015 Page 4
Project Name: 1275 Shady Oaks Dr
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 02/11/2026. 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 shall be installed in all residential structures that exceed
6,000 square feet, excluding porches and patios.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter
(IFC 503.1.1) of the structure on a "hose-lay" basis for un-sprinklered structures or 250 feet for
sprinklered structures.
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, and be able to support
the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW; IFC 503.2.3) A vertical
clearance of 14 feet must also be provided.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment C
ZA26-0015 Page 5
General Informational Comments
* Prior to Planning & Zoning and City Council consideration, development applicants may request to
schedule a SPIN meeting. Contact Ryan Firestone in the Planning and Development Services
Department at (817) 748-8070 or by e-mail at rfirestone@ci.southlake.tx.us for additional
information. For more information about SPIN and the SPIN process please go to
SouthlakeSPIN.org.
* 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 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, an appropriate replat
must be processed and filed in the County Plat Records and all required fees must be paid. This
may include but not be limited to the following fees: Park Fee, Street 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.
Residential development or concept plan:
• Contact USPS regarding mail delivery requirements and where delivery points should be
located.
Case No. Attachment D
ZA26-0015 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1
BEDFORD FAMILY REVOCABLE
TRUST SF1-A 1331 SHADY OAKS DR 1.05 NR
2 COUNTRYSIDE BIBLE CHURCH SP1 250 COUNTRYSIDE CT 1.489 NR
3 WALBURG, JAMES B SF1-A 1340 SHADY OAKS DR 0.20 NR
4 MULHOLLAND, JENIFER SF1-A 1295 SHADY OAKS DR 4.85 NR
5 WALDRUM LIVING TRUST SF1-A 1310 SHADY OAKS DR 0.46 NR
6 MARSHALL, L E SF1-A 1300 SHADY OAKS DR 0.59 NR
7 ZHOU-SONG FAMILY TRUST RPUD 316 MONTROSE LN 0.08 NR
8
THE REBECCA OLAMIDE
ADELAGUN L RPUD 320 MONTROSE LN 0.34 NR
9
TWO TEXAS BROTHERS LLC-
SERIES RPUD 324 MONTROSE LN 0.40 NR
10 TWO TEXAS BROTHERS LLC SERIES SF1-B 314 W HIGHLAND ST 0.03 NR
11 TWO TEXAS BROTHERS LLC SERIES AG 488 W HIGHLAND ST 0.59 NR
12 TWO TEXAS BROTHERS LLC SERIES AG 494 W HIGHLAND ST 0.61 NR
13 RALEY, TIMOTHY AG 498 W HIGHLAND ST 1.71 NR
14 RAI BHARATHRAM SF1-A 1270 SHADY OAKS DR 0.61 NR
15 HIGHLAND OAKS HOA INC RPUD 325 MONTROSE LN 8.93 NR
16 GAINES, ROBERT K SF1-A 1265 SHADY OAKS DR 2.13 NR
17 JCM FAMILY TRUST SF1-A 1250 SHADY OAKS DR 0.43 NR
Case No. Attachment D
ZA26-0015 Page 2
18 MARYLAND, RUSSELL RPUD 510 W HIGHLAND ST 0.88 NR
19 MILLS, MICHAEL RPUD 520 W HIGHLAND ST 0.71 NR
20 RALEY, TIMOTHY AG 440 W HIGHLAND ST 0.19 NR
21 WILLIAM AND JILL MARKS FAMILY SF1-A 1255 SHADY OAKS DR 0.03 NR
22 HIGHLAND OAKS HOA INC RPUD 311 MONTROSE LN 0.24 NR
23 ODUMOSU, OLUWASEUN RPUD 321 MONTROSE LN 0.36 NR
24 SCONYERS, GINGER RPUD 312 MONTROSE LN 0.35 NR
25
TWO TEXAS BROTHERS LLC -
SERIE SF30 400 W HIGHLAND ST 0.85 NR
26
SHADY OAKS TRUST
DECLARATION RE5 1360 SHADY OAKS DR 5.27 NR
27 COVENTRY MANOR HOA RPUD 850 TURNBERRY LN 1.55 NR
28
SUPERINTENDENT OF CARROLL
ISD NR
29
SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD NR
30
SUPERINTENDENT OF
NORTHWEST ISD NR
31 SUPERINTENDENT OF KELLER ISD NR
1000
LEMMERMANN FAMILY
REVOCABLE TR SF2 1275 SHADY OAKS DR 4.03
1001 LEMMERMAN FAMILY TRUST SF1-A 1285 SHADY OAKS DR 5.51
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-nine (29)
Responses Received within 300’: In Favor: Opposed: Undecided: No Response