Item 8 - Staff Report
Case No.
ZA26-0027
Department of Planning & Development Services
S T A F F R E P O R T
May 1, 2026
CASE NO: ZA26-0027
PROJECT: Zoning Change and Development Plan for 1360 N. Carroll Avenue
EXECUTIVE
SUMMARY: Curtis Young of Sage Group on behalf of 1360 N. Carroll Investment Group, LLC is
requesting approval of a Zoning Change and Development Plan on property
described as Tract 4A, A.H. Chivers Survey, and located at 1360 N. Carroll
Avenue. Current Zoning: “AG” Agricultural District. Requested Zoning: “R-PUD”
Residential Planned Unit Development District . SPIN Neighborhood #3.
DETAILS: The purpose of this request is to seek Zoning Change and Development Plan
approval for a 7.3-acre single-family development. The property is located on the
southwest side of N. Carroll Avenue, and the requested zoning is “R-PUD”
Residential Planned Unit Development Distr ict. The proposal includes 4 single
family residential lots that average 43,596 SF in area.
Residential Data Summary
Existing Zoning AG
Existing Land Use Mixed Use
Proposed Land Use Mixed Use
Proposed Zoning R-PUD
Number of Residential
Lots
4
Average Res. Lot Size
(s.f.)
43,596
Net Density .55
Gross Acreage 7.285-acres
Net Acreage 7.022-acres
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Development Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 2, dated May 1, 2026
(D) Surrounding Property Owners Map and Responses
PowerPoint Presentation
Plans
Corridor Planning Committee
Item 8
Case No.
ZA26-0027
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No. Attachment A
ZA26-0027 Page 1
BACKGROUND INFORMATION
OWNER: 1360 N. Carroll Investment Group, LLC
APPLICANT: Curtis Young
PROPERTY SITUATION: 1360 N. Carroll Avenue
LEGAL DESCRIPTION: Tract 4A, A.H. Chivers Survey
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “R-PUD” Residential Planned Unit Development District
HISTORY: The property was annexed into the City in 1957.
A previously existing house was demolished in 2018 .
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is Mixed Use.
Mixed Use Purpose: 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.
Definition: 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.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates N. Carroll Ave as an “A2U” 88’
2-lane undivided arterial road.
N. Carroll Avenue is designated to have a sidewalk of a minimum 5-foot
width. The Master Pathways Plan also calls for an 8-foot multi-use trail on
the northern side of the property.
TRANSPORTATION
ASSESSMENT: Area Road and Network Conditions
The site proposes access off of N. Carroll Avenue.
Case No. Attachment A
ZA26-0027 Page 2
Traffic Impact:
The project does not exceed the traffic threshold criteria of the Driveway
Ordinance No. 634 that would require a full Traffic Impact Analysis.
TREE PRESERVATION: There is 41.96% of existing tree cover. A total of 93.48% of existing tree
cover is proposed to be preserved and 6.52% proposed to be removed.
UTILITIES: The site is served by a 12-inch water line main and an 8-inch sewer line
along N. Carroll Avenue.
DRAINAGE: Drainage will generally flow to the north towards Lake Carillon.
CITIZEN INPUT: This item was heard at the April 22, 2026, Corridor Planning Committee.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated May 1, 2026
Case No. Attachment B
ZA26-0027 Page 1
Case No. Attachment C
ZA26-0027 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA26-0027 Review No.: Two Date of Review: 05/01/26
Project Name: Zoning Change and Development Plan – 1360 N. Carroll Avenue
APPLICANT: Sage Group, Inc. OWNER: 1360 N. Carroll Investment Group,
LLC
Curtis Young Deepa Colluru
1130 N. Carroll Ave, Ste. 200 717 Helmsley Place
Southlake, TX 76092 Southlake, TX 79092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
04/20/26 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 RYAN FIRESTONE AT (817) 748 -8127.
Tree Conservation/Landscape Review
Case No. ZA26-0027 Review No. Two Dated: May 1, 2026 Number of Pages: 2_
Project Name: 1360 North Carroll Ave. (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 April 20, 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:
* The proposed tree conservation complies with the existing tree cover preservation
requirements of the Tree Preservation Ordinance 585 -E. There is 41.96% of existing tree
cover on the property and under straight zoning a minimum of 50% of the existing tree cover
would be required to be preserved. A total of 93.48% of the existing tree cover is proposed to
be preserved, 4.19% proposed to be altered, and 2.33% is proposed as Marginal to alter.
* 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.
Case No. Attachment C
ZA26-0027 Page 2
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.
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, 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:
i. 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.
Case No. Attachment C
ZA26-0027 Page 3
Public Works/Engineering Review
GENERAL COMMENTS:
1. Per the Driveway Ordinance, a minimum spacing for a residential driveway off an arterial
roadway is 100-feet. The proposed lots are only 75’ wide and won’t be able to meet this
requirement. Shared driveways may be required. Please specify how the proposed design will
meet the minimum driveway spacing. Also, what is the distance between the proposed
driveways and the adjacent driveways across the street? Is there a traffic concern with the
adjacent driveways not lining up?
DRAINAGE COMMENTS:
2. A drainage easement will be required to be dedicated for the existing Dove Creek that complies
with the Drainage Ordinance.
3. Onsite Detention is not being proposed for this development. Proof that detention is not
necessary and the proposed improvements will not cause adverse impacts will be required to be
submitted.
Sandra Endy , P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
INFORMATIONAL COMMENTS:
The residences must be located within 1000 feet of a fire hydrant, measured as the hose
would be laid, or an additional hydrant will be required.
An automatic fire sprinkler system shall be installed in all residential structures that exceed
6,000 square feet, excluding porches and patios.
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.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment C
ZA26-0027 Page 4
General Informational Comments
* 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 development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* 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.
Residential development or concept plan:
• Contact USPS regarding mail delivery requirements and where delivery points should be
located.
For SP/PUD/TZD/EC zoning:
* Denotes Informational Comment
Case No. Attachment C
ZA26-0027 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 SOUTHLAKE CITY OF ECZ 1001 LAKE CARILLON
LN
6.54 NR
2 MAGGI, DARIUS R SF1-A 1201 WHISPERING LN 0.89 NR
3 CARROLL, ISD CS 1301 N CARROLL AVE 1.18 NR
4 SOUTHLAKE CITY OF C3 930 E HIGHLAND ST 2.36 NR
5 OSCAR WOLFE FAMILY CEMETERY CS 950 E HIGHLAND ST 0.15 NR
6 SOUTHLAKE CITY OF C3 1320 N CARROLL AVE 0.42 NR
7 ISLAMIC CENTER OF SOUTHLAKE CS 1280 N CARROLL AVE 1.43 NR
8 QUINN, WILLIAM W AG 1330 N CARROLL AVE 1.07 NR
9 PROIETTI, TERESA SF1-A 1200 WHISPERING LN 1.62 NR
10 KHAN, ASHRUF SF1-A 1203 WHISPERING LN 1.03 NR
11 CHOOSE JOY THROUGH JESUS
LIVIN
AG 1510 N CARROLL AVE 0.98 NR
12 SOUTHLAKE CITY OF ECZ 480 E SH 114 7.51 NR
13 VTR HC SOUTHLAKE LLC SP1 700 E SH 114 12.54 NR
14 SUPERINTENDENT OF CARROLL
ISD
NR
15 SUPERINTENDENT OF GRAPEVINE NR
Case No. Attachment C
ZA26-0027 Page 2
COLLEYVILLE ISD
16 SUPERINTENDENT OF
NORTHWEST ISD
NR
17 SUPERINTENDENT OF KELLER ISD NR
1000 1360 N CARROLL INVESTMENT
GROU
AG 1360 N CARROLL AVE 7.32
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifteen (15)
Responses Received within 300’: None