Item 6D - Staff Report Item 6D
19 CI"T`Y OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
June 8, 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, Abstract No. 299 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 District. The proposal includes 3 single
family residential lots that average 51,649 SF in area.
On May 7, 2026, the Planning and Zoning Commission recommended approval
(6-0), noting the request for three, 100-foot-wide lots, side setbacks to match
the 100-foot-wide width, and a shared slip road driveway with two entrances
and 18-20 feet wide with two lanes.
On June 2, 2026, City Council approved the first reading (4-3) noting approval of
driveway plan #1 as shown at the meeting with garages not facing N. Carroll
Avenue, unless it is the single garage of a three-car garage, 10-foot side setbacks
on Lot 1, 15-foot side setbacks on Lot 2, a 10-foot side setback on the northern
portion of Lot 3 and a 20-foot side setback on the southern portion of Lot 3.
Following the meeting, the applicant submitted a revised development plan and
development regulations reflecting the direction provided by City Council at first
reading regarding setbacks and garage orientation.
Residential Data Summary
Existing Zoning AG
Existing Land Use Mixed Use
Proposed Land Use Mixed Use
Proposed Zoning R-PUD
Number of Residential Lots 3
Average Res. Lot Size s.f. 51,649 SF
Net Density .41
Gross Acreage 7.285-acres
Net Acreage 7.022-acres
Case No.
ZA26-0027
Proposed R-PUD Regulations SF-20A
Front:30' Front:35'
Side: Side:15'
Lot 1:10'both sides Rear:40',except for
Setbacks Lot 2:15'both sides Setbacks lots fronting a cul-de-
Lot 3:North-10';South-20' sac(35')
Street Side Yard:NA
Rear:40'or Floodplain/Floodway restriction
Minimum Lot Area Per Development Plan I Minimum Lot Area '■ 20,000 SF
I -51,649 SF
Lot Width Minimum of 100' F6 Lot Width Minimum of 100'
Maximum Lot Coverage 30% I Maximum Lot Coverage 30%
Minimum Floor Area 3,500 SF Minimum Floor Area 1,800 SF
Side facing,except for a single front-facing garage
Garage Exposure permitted to the rear of a minimum 2 car side-facing
garage
ComparisonDevelopment Regulations
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider 2nd Reading Approval for a Zoning Change and Development
Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 4, dated June 8, 2026
(D) Surrounding Property Owners Map
Property Owner Responses
Ordinance No. 480-847
PowerPoint Presentation
Plans
Development Regulations
Corridor Planning Committee Report
SPIN Meeting Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No.
ZA26-0027
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 3
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 west toward the floodplain and Dove
Creek. A drainage easement meeting the requirements of the Drainage
Ordinance will be required for the existing Dove Creek. No onsite
detention is proposed; therefore, supporting engineering analysis will be
required at platting to demonstrate that detention is not necessary and that
the proposed improvements will not adversely impact downstream
properties.
CITIZEN INPUT: This item was heard at the April 22, 2026, Corridor Planning Committee.
This item was presented to SPIN on May 12, 2026.
PLANNING AND ZONING
COMMISSION : May 7, 2026; Approved (6-0), subject to the Staff Report dated May 1,
2026, and subject to the Development Plan Review Summary No.2,dated
May 1, 2026, noting the request for three, 100-foot-wide lots,side setbacks
to match the 100-foot-wide width, and a shared slip road driveway with two
entrances and 18-20 feet wide with two lanes.
CITY COUNCIL: June 2, 2026; Approved (4-3), subject to the Staff Report dated May 22,
2026, and the Development Plan Review Summary No. 3, dated May 22,
2026, approving the R-PUD zoning change and development plan for 3
single family residential lots with an approximate average lot area of
51,469 square feet and one open space lot, the approval of driveway plan
#1 as shown tonight with garages not facing N. Carroll Avenue, unless it is
the single garage of a three-car garage, 10-foot side setbacks on Lot 1, 15-
foot side setbacks on Lot 2, a 10-foot side setback on the northern portion
of Lot 3 and a 20-foot side setback on the southern portion of Lot 3.
STAFF COMMENTS: Attached is Development Plan Review Summary No.4,dated June 8,2026
Case No. Attachment A
ZA26-0027 Page 4
Vicinity Map
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Case No. Attachment B
ZA26-0027 Page 5
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA26-0027 Review No.: Four Date of Review: 06/08/26
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
05/22/26 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.
1. Ensure that a minimum of 44' from the established centerline of N. Carroll Avenue is shown for
dedicated ROW per the City's Master Mobility Plan, such that a minimum of 88' of ROW for an
A2U Arterial cross-section.
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
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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.
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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
Case No. Attachment C
ZA26-0027 Page 6
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 Minimum percentage of the
the entire site 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, 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 7
Public Works/Engineering Review
GENERAL COMMENTS:
1. 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: Ichavez@ci.southlake.tx.us
Case No. Attachment C
ZA26-0027 Page 8
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, 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.
Residential development or concept plan:
• Contact USPS regarding mail delivery requirements and where delivery points should be
located.
Denotes Informational Comment
Case No. Attachment C
ZA26-0027 Page 9
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
928 R 000
1004 OtE t4o2
�i
LAKE CARILLON LN I..c
IS L 1212 1204
WHISPERING LN
L205
1
1201 ` 1203
2
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5 1330
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4 6
1 30I
1280
SPO # Owner Zoning Physical Address Acreage Response
1 SOUTH LAKE CITY OF ECZ 1001 LAKE CARILLON 6.54 NR
LN
2 MAGGI, DARIUS R SF1-A 1201 WHISPERING LN 0.89 NR
3 CARROLL, ISD CS 1301 N CARROLL AVE 1.18 NR
4 SOUTH LAKE CITY OF C3 930 E HIGHLAND ST 2.36 NR
5 OSCAR WOLFE FAMILY CEMETERY CS 950 E HIGHLAND ST 0.15 NR
6 SOUTH LAKE 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 O
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 AG 1510 N CARROLL AVE 0.98 O
LIVIN
12 SOUTH LAKE 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 NR
ISD
15 SUPERINTENDENT OF GRAPEVINE ` NR
Case No. Attachment D
ZA26-0027 Page 10
COLLEYVILLE ISD
16 SUPERINTENDENT OF NR
NORTHWEST ISD
17 SUPERINTENDENT OF KELLER ISD NR
1000 1360 N CARROLL INVESTMENT AG 1360 N CARROLL AVE 7.32
GROU
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifteen (15)
Responses received within 200': Opposed: One (1)
Responses received within 300': Opposed: One (1)
Responses received outside 300': Opposed: Six (6)
Case No. Attachment D
ZA26-0027 Page 11