Item 9 - Staff ReportCase No.
ZA26-0010
S T A F F R E P O R T
July 31, 2026
CASE NO: ZA26-0010
PROJECT: Zoning Change and Site Plan for Chapel Crossing Medical
EXECUTIVE
SUMMARY: Grayson Hughes is requesting approval of a Zoning Change and Site Plan on
property described as Lots 1R1 and 1R2, Block A, Ravenaux Village Addition
and located at 245 and 275 W. State Highway 114. Applicant: Grayson Hughes,
Sutherland King Consulting, LLC. Property Owner: Jerry Hu, NovaVoyage
Peaks Central, LLC. Current Zoning: “S-P-2” Generalized Site Plan District.
Requested Zoning: “S-P-2” Generalized Site Plan District. SPIN Neighborhood
#5.
DETAILS: The properties are generally located at the southwest corner of W. S.H. 114
and N. White Chapel Boulevard, adjacent to Countryside Bible Church. The
property of 275 W. State Highway 114 is approximately 6.14 acres in size.
The purpose of this request is to seek approval for a zoning change and site
plan to amend the current “S-P-2” zoning on Lot 1R2 to permit a three-story,
35,306-square-foot medical office in place of the currently approved two-story,
30,000-square-foot building. The facility will be used as a LASIK/laser eye
surgery center with an ancillary ambulatory surgery center. The applicant has
proposed a shared parking agreement with the church to satisfy required
parking demands.
The current S-P-2 Site Plan District zoning was approved on February 19, 2025
(ZA24-0073) to add a two-story medical office building with an ambulatory
surgery center as a permitted use to Lot 1R2. The approval allowed for the
addition of approximately 30,000 square feet at the northwest corner of the
subject subdivision.
The proposed “S-P-2” Generalized Site Plan District Zoning will follow all uses
and regulations of the previously approved “S-P-2” District under Ord. 480-
667B, with the request of the proposed three-story building as a permitted use
with the site plan.
Department of Planning & Development Services
Item 9
Case No.
ZA26-0010
A comparative Site Data Summary is shown below:
Site Data Summary
Lot 1R2, Block A
(ZA24-0073)
Lot 1R2, Block A
Existing Zoning S-P-2 S-P-2
Proposed Zoning - S-P-2
Proposed Land Use Retail Commercial Retail Commercial
Lot Area 6.14 acres 6.14 acres
Building Area (SF) 30,000 SF 35,306 SF
Proposed Floor Area By Use
Medical Office 30,000 SF
(included medical
office and ASC)
15,000 SF
Ambulatory Surgery
Center
12,260 SF
Shell Space - 8,046 SF
Building Height 45’ 55.5’
Stories 2 3
Lot Coverage - 20.16%
Impervious Coverage 66% 79.2%
Parking Requirement 1 space per 225 SF Med: 1 space per 150 SF
ASC: 1/bed & 1/employee
Parking Required 227 (Entire Site) 174
Parking Provided 231 (Entire Site) 184
Shared - 95
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 4, dated July 31, 2026
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Narrative
Plans
Access and Use Easement Agreement (Parking Agreement)
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA26-0010 Page 1
BACKGROUND INFORMATION
OWNER: Jerry Hu - NovaVoyage Peaks Central, LLC
APPLICANT: Grayson Hughes - Sutherland King Consulting, LLC
PROPERTY SITUATION: 275 W. S.H. 114
LEGAL DESCRIPTION: Lot 1R2, Block A, Ravenaux Village Addition
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: “S-P-2” Generalized Site Plan District
PROPOSED ZONING: “S-P-2” Generalized Site Plan District
HISTORY:
- The property was annexed into the City in 1957.
- “AG” Agricultural District zoning was placed on the property with the
adoption of Zoning Ordinance No. 161 and the Official Zoning Map in
1969.
- A Final Plat for Ravenaux Village was approved in January 15, 1988
and filed January 20, 1988.
- “C-1” zoning was placed on the southern portion of the property with
the adoption of Ordinance No. 480, in September 1989.
- A Zoning Change and Site Plan (ZA07-005) from "AG" Agricultural
District and "C-1" Neighborhood Commercial District to "S-P-2"
Generalized Site Plan District with “C-3” district uses for Chapel
Crossing Shopping Center to develop 5 buildings totaling approximately
45,000 square feet of retail floor area was approved August 7, 2007.
- A Zoning Change and Concept/Site Plan (ZA13-106) for Southlake
Office Plaza, from “S-P-2” Generalized Site Plan District to “S-P-2”
Generalized Site Plan District for the construction of an approximately
51,000 square foot, three-story office building in the first phase (Site
Plan) and Concept Plan approval for a Phase 2 expansion with
approximately 23,000 square feet of floor space was approved October
7, 2014.
- A Plat Revision for Lot 1R, Block A, Ravenaux Village (ZA14-124) was
approved December 2, 2014 and filed January 31, 2017.
Case No. Attachment A
ZA26-0010 Page 2
- A Zoning Change and Concept Plan (Case ZA19-0064, Ord. 480-
667A) was approved by City Council on December 3, 2019, allowing a 3
story, 22,000 SF medical office building on a separate building site, and
eliminated the future expansion on the previously approved building.
- A Zoning Change and Concept Plan (ZA24-0073, Ord. 480-667B), was
approved by City Council on February 19, 2025, to allow an ambulatory
surgery center as a permitted use and change the building from a 3-
story, 22,000 SF building to a 2-story, 30,000 SF building.
SOUTHLAKE
COMPREHENSIVE PLAN: Future Land Use Plan
The underlying land use designation is Retail Commercial.
Purpose and Definition: The Retail Commercial category is a lower- to
medium-intensity commercial category providing for neighborhood-type
retail shopping facilities and general commercial support activities. It is
intended to provide limited local retail and/or office uses which serve
neighborhoods in close proximity. It is intended that all uses in this
category will be compatible with adjacent single family uses, thereby
maintaining the character and integrity of existing neighborhoods. This
category is intended to encourage comprehensively planned
developments.
Mobility Master Plan
The Master Pathways Plan shows an existing 8’ multi-use trail along W.
Southlake Boulevard. and future minimum 8’ sidewalk along S. White
Chapel Boulevard. A 5’ minimum sidewalk is required along S. White
Chapel Boulevard.
TREE CONSERVATION: With approval of the previous Site Plan, the applicant agreed to review
preserving tree #4012 via construction adjustment, subject to staff
approval. Tree #4012 is proposed to be preserved by creating a median
fir soil volume within the parking lot.
UTILITIES: The site is served by a 12-inch and 8-inch water line main and is also
served by an 8-inch sewer line.
DRAINAGE: The drainage flow from this site was accounted for with the construction
of the detention pond for Chapel Crossing. Since the detention pond
was constructed, the intensity values have increased, therefore,
requiring the proposed development to design the drainage based on
the revised values. The capacity of the existing detention pond and
storm pipes will need to be verified during the permitting process to
ensure there is adequate capacity during construction plan review. If
the existing pond does not have adequate capacity for the small
increase, then additional measures may be required to be provided.
Case No. Attachment A
ZA26-0010 Page 3
CITIZEN INPUT: This request has not appeared before the Corridor Planning Committee
or SPIN.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated July 31, 2026.
Case No. Attachment B
ZA26-0010 Page 1
Case No. Attachment C
ZA26-0010 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0010 Review No.: Four Date of Review: 07/31/26
Project Name: Zoning Change and Site Plan – Chapel Crossing Medical
APPLICANT: Sutherland King Consulting,
LLC
OWNER: NovaVoyage Peaks Central, LLC
Grayson K. Hughes Jerry (Gang) Hu
6430 Meadowcreek Drive 245 W SH 114, Suite 300
Dallas, TX 75254 Southlake, TX 79092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 06/29/26 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 CYNDI CHENG AT (817) 748-8269.
• Revise label on Site Plan to show 35,306 SF on the building.
Informational Comments:
* The Access and Use Easement Agreement (shared parking agreement) will need to
be executed by all affected property owners and recorded prior to issuance of a
building permit.
* The following variances to Driveway Ordinance No. 634, as amended, were approved with
the original Zoning Change and Concept/Site Plan for Southlake Office Plaza (ZA13-106)
and with Chapel Crossing (ZA19-0064). These will be carried over as variances with the
current request:
• Section 5.2.c prohibits commercial driveways on local and collector streets. A variance
was requested to allow a commercial driveway onto Countryside Ct., which is a local
street. (Please note that Countryside Ct. serves primarily non-residential traffic).
• Section 5.2.d requires a minimum stacking depth of 100’ for both driveways. A variance
was requested to allow the stacking depths as shown on the Site Plan and Concept
Plans with approximately 43’ of stacking depth shown on the E. S.H. 114 driveway and
approximately 48’ of stacking depth shown on the Countryside Ct. driveway.
* All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of
lighting, intensity, glare and spill-over. Photometrics will need to be provided with this submission.
Tree Conservation/Landscape Review
Case No. ZA26-0010 Review No. Three Dated: July 10, 2026 Number of Pages: 3_
Project Name: 275 W SH 114 – Chapel Crossing Medical (Zoning/Site Plan)
Case No. Attachment C
ZA26-0010 Page 2
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
=============================================================================
==
The following comments are based on the review of plans received on June 29, 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. The applicant has stated that a variance has been requested to allow the proposed tree
preservation as shown. There is a note on the Tree Conservation Plan that the Total Caliper Inches
To Be Removed is 87”, and the Total Caliper Inches To Be Mitigated For is 87”. If removal of 87” of
trees is proposed to be mitigated, please note how the mitigation will occur by either planting on site
or payment into the Reforestation Fund. If the mitigation trees are to be planted on site, please
delineate which trees are to be planted towards mitigation on the Landscape Plan. If there is not
mitigation intended, remove the comment from the plan.
* After the approval of the previous Site Plan it was observed that tree #4009 has Hypoxylon Canker
and is in decline. For the tree to have Hypoxylon Canker, it was already stressed and/or in decline
which allows the fungus to spread through the tree. There is no treatment for Hypoxylon Canker
except to keep trees healthy
* With approval of the previous Site Plan the applicant agreed to review preserving tree #4012 via
construction adjustment, subject to staff approval. Tree #4012 is proposed to be preserved by
creating a median fir soil volume within the parking lot.
A protected tree shall be considered to be altered if one or more of the following occurs: more than
twenty-five percent (25%) of the critical root zone is adversely affected, more than twenty-five percent
(25%) of its canopy is removed, or the tree is disfigured to the extent a reasonable person would
conclude the tree will not survive.
* Under traditional zoning the existing tree cover preservation would not comply with the Existing Tree
Cover Preservation Requirements of the Tree Preservation Ordinance 585-E. There is 7.32% of
existing tree cover on the property and a minimum of 70% of the existing tree cover would be required
to be preserved. A maximum of 39.3% of existing tree cover is 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*
Case No. Attachment C
ZA26-0010 Page 3
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.
LANDSCAPE COMMENTS:
1. The Burford Holly shrub row in front of the parking spaces facing West State Highway 114 are
proposed to be only 3 gallon and planted 36” on center. At the time a Landscape Plan is submitted for
construction, the Burford Holly will need to be specified as a larger and planted 30” on center.
When parking is provided between the right-of-way and the building set back line, a solid evergreen
hedgerow of plants obtaining a mature height greater than three feet (3’) shall be planted. When
Case No. Attachment C
ZA26-0010 Page 4
planted, this hedge shall be a minimum of two feet (2’) in height and planted no further than thirty
inches (30”) on center.
* 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. 3 Date: 7/08/2026
Case No. ZA26-0010 Zoning/Site Plan
Project Name: 275 W SH114 (Chapel Crossing)
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: 6/29/2026
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GRADING AND DRAINAGE:
* The drainage flow from this site was accounted for with the construction of the detention pond for
Chapel Crossing. Since the detention pond was constructed, the intensity values have increased,
therefore, requiring the proposed development to design the drainage based on the revised values.
The capacity of the existing detention pond and storm pipes will need to be verified during the
permitting process to ensure there is adequate capacity during construction plan review. If the
existing pond does not have adequate capacity for the small increase then additional measures may
be required to be provided.
UTILITY
* The proposed sanitary sewer line from the existing manhole to, at a minimum, the property line shall
be a public line and will be required to be located within the existing easements or within a new
easement.
* Ensure that the water line, fire hydrants, and water meters are located within a water easement for
this development.
* Please be aware that the City only allows 1”, or 2” water meters, and does not allow 1.5” or 2.5”
meters.
Sandra Endy, P.E.
Case No. Attachment C
ZA26-0010 Page 5
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
Case No. ZA26-0010 Review No. 3 Dated: 07/09/2026 Number of Pages: 1
Project Name: 275 W SH 114 – Chapel Crossing
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 07/01/2026. 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.
===========================================================================
INFORMATIONAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler systems 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 located in a vault, or a minimum of
6’X6’ if it is located on the riser.
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant,
and within 50 feet of fire department fire lanes on the property. (Fire Lane no longer indicated on the
west side of the property in the latest drawings and FDC location is greater than 100’ to the proposed
new hydrant)
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius.
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)
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.
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 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.
FIRE HYDRANT COMMENTS:
Fire hydrants are required at a maximum spacing of 500 feet for commercial locations with completely
sprinkled buildings. (Hydrant added where indicated in review 2)
Case No. Attachment C
ZA26-0010 Page 6
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Building Inspections Review
No comments.
Susan Hernandez
Deputy Building Official
Phone: (817) 748-8238
E-mail: shernandez@ci.southlake.tx.us
General Informational Comments
* No review of proposed signs is intended with this site plan. However, please be aware all upper story
signs require City Council approval via a sign variance or master sign plan. In addition, 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.
*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 SP zoning:
* All conditions of this zoning approval and Ordinance No. 480-667B continue with any future requests
related to the property.
*Denotes Informational Comment
Case No. Attachment D
ZA26-0010 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1
COUNTRYSIDE BIBLE
CHURCH SP1
250 COUNTRYSIDE
CT 3.68 NR
2
DOMINION SOUTHLAKE
PROPERTIES SP2
1451 N WHITE
CHAPEL BLVD 0.65 NR
3 DJC REALTY GROUP LLC SP1
101 COUNTRYSIDE
CT 0.58 NR
4
121 COUNTRYSIDE COURT
PROPERTI SP1
121 COUNTRYSIDE
CT 0.19 NR
5 TEW INVESTMENTS LLC SP1
141 COUNTRYSIDE
CT 0.42 NR
6
J & A FRITH PROPERTIES
COUNTRY SP1
201 COUNTRYSIDE
CT 0.31 NR
7
COUNTRYSIDE BIBLE
CHURCH SP1
251 COUNTRYSIDE
CT 0.48 NR
8 ADELKI LLC SP1
1360 N WHITE
CHAPEL BLVD 0.51 NR
9
BENGTSON PROPERTIES
LLP SP1
1340 N WHITE
CHAPEL BLVD 0.39 NR
Case No. Attachment D
ZA26-0010 Page 2
10 SOUTHLAKE CITY OF AG 301 W SH 114 2.75 NR
11 CONDREY LAND LLC SP1
1330 N WHITE
CHAPEL BLVD 0.78 NR
12
SUPERINTENDENT OF
CARROLL ISD NR
13
SUPERINTENDENT OF
GRAPEVINE COLLEYVILLE
ISD NR
14
SUPERINTENDENT OF
NORTHWEST ISD NR
15
SUPERINTENDENT OF
KELLER ISD NR
1000 CHAPEL OWNER LP SP2 245 W SH 114 4.52
1001
NOVAVOYAGE PEAKS
CENTRAL LLC SP2 275 W SH 114 1.73
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: 16
Responses Received within 300’:
In Favor: 0 Opposed: 0 Undecided: 0