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Item 13 - Staff ReportCase No. ZA26-0047 S T A F F R E P O R T July 31, 2026 CASE NO: ZA26-0047 PROJECT: Zoning Change and Development Plan for Trademark/Shivers’ Farm Residential (Trademark Southlake) EXECUTIVE SUMMARY: Trademark Property Company, on behalf of Shivers Family Partnership LTD, is requesting approval of a Zoning Change and Development for Trademark/Shivers’ Farm Residential (Trademark Southlake), on property described as a portion of Tract 1A, James J. West Survey Abstract #1620, City of Southlake, Tarrant County, Texas and located at 1800 and 1900 N. White Chapel Blvd., Southlake, Texas. Current Zoning “ECZ” Employment Center Zoning District. SPIN District #3. DETAILS: The purpose of this request is to seek approval of a Zoning Change and Development Plan to allow private residential streets. Section 5.04 of the Subdivision Ordinance requires residential streets to be built and dedicated as public. This portion of the Trademark development consists of 37 single-family residential lots with in the approved mixed-use development. The applicant is proposing a regulation under the “ECZ” Employment Center Zoning to allow gated private streets for the two residential portions of the Trademark/Shivers’ Farm development. 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) Zoning Change and Development Plan Review Summary No. 2, dated July 31, 2026 (D) Surrounding Property Owners Map & Responses PowerPoint Presentation Narrative Plans STAFF CONTACT: Ryan Firestone (817) 748-8127 Dennis Killough (817) 748-8067 Department of Planning & Development Services Item 13 Case No. Attachment A ZA26-0047 Page 1 BACKGROUND INFORMATION OWNER: Shivers Family Partnership LTD APPLICANT: Trademark Property Company PROPERTY SITUATION: 1900 N. White Chapel Blvd. LEGAL DESCRIPTION: West, James J Survey; A1620 LAND USE CATEGORY: Mixed Use CURRENT ZONING: “ECZ” Employment Center Zoning District HISTORY: - The properties were annexed into the City in 1956 and given the “AG” Agricultural District zoning designation. (Ordinance No. 037) - The existing home was built in 1918 and is approximately 2,436 square feet. (Source: TAD) - On October 7, 2025, the City Council approved (6-1) a Zoning Change and Development/Site Plan (ZA25-0045) for the development of Trademark Southlake. - On January 6, 2026, the City Council approved (6-0) a Preliminary Plat (ZA25-0076) for the platting of Trademark Southlake (Shivers’ Farm). - On April 13, 2026, a Final Plat (ZA26-0017) for the commercial platting of Trademark Southlake was administratively approved in accordance with the 30-day rule of Chapter 212 of the Texas Local Government Code. - On April 23, 2026, the Planning and Zoning Commission approved (5- 0) a Final Plat (ZA26-0025) for the residential platting of Trademark Southlake (Shivers’ Farm). - On June 2, 2026, the City Council approved (7-0) a Specific Use Permit for electric vehicle charging stations for Shivers’ Farm. COMPREHENSIVE PLAN: Consolidated Future Land Use Plan The future land use designation for the site is “Mixed Use”. Mixed Use Purpose and Definition: The purpose of the Mixed-Use land use category is 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. 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 Case No. Attachment A ZA26-0047 Page 2 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. Optional Land Uses: , Employment Center & Campus Office Overlay. Mobility & Master Thoroughfare Plan Kirkwood Boulevard is identified as an A4D 100-foot arterial roadway and N. White Chapel Boulevard is identified as an A4D 88-foot arterial roadway within the Southlake Mobility & Master Through Plan. As proposed by this plat, sufficient right of way is being dedicated on both N. White Chapel Boulevard and Kirkwood Boulevard to meet the comprehensive plan recommendation. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Access to the property will be off W. State Highway 114, N. White Chapel Blvd., and E. Kirkwood Boulevard. Traffic Counts White Chapel Rd. (60a) (between SH 114 and Kirkwood) 24hr North Bound (3,617) South Bound (3,358) AM Peak AM (361) 7:30 – 8:30 AM Peak AM (394) 7:15 – 8:15 AM PM Peak PM (324) 3:15 – 4:15 PM Peak PM (322) 2:45 – 3:45 PM * Based on the 2018 City of Southlake Traffic Count Report Traffic Impact Use Amount Units Daily One-Way Trips AM- IN AM- OUT PM- IN PM- OUT Shopping Plaza (40-150K) With Supermarket 139,793 SF 13,209 306 188 572 619 Hotel 130 Rooms 1,040 32 25 35 33 Single-Family Detached Housing 36 DU 394 7 22 24 14 * AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual,11th Edition Case No. Attachment A ZA26-0047 Page 3 TREE PRESERVATION: The submitted Tree Conservation Plan conforms with the development’s previously approved Tree Conservation Plan. There is 4.2% of existing tree cover and a minimum of 70% would be required to be preserved. A minimum of 9.7% of existing tree cover is proposed to be preserved. The overall tree coverage percentage has increased slightly due to the inclusion of the trees located on the Shivers residence site. The previously reported existing tree cover remains unchanged. UTILITIES: There is an existing 12-inch water line is located in E. Kirkwood Boulevard that has a break between the Metairie subdivision and N. White Chapel Boulevard. There is also a 12-inch water line along the State Highway 114 frontage road. The proposed development will be completing the 12-inch water line along E. Kirkwood Boulevard and extend the 12-inch water line along the State Highway 114 frontage road. An 8-inch internal water line loop is also proposed for the development. An 8-inch sanitary sewer will connect to the existing 8-inch sanitary sewer stub off N. White Chapel Boulevard. DRAINAGE: The property drains both west toward the State Highway 114 frontage road and east toward N. White Chapel Boulevard, with a natural high point near the center of the property in existing conditions. The proposed drainage design, done by Kimley Horn, will capture runoff in a storm drain system that outlets into a proposed detention pond near the State Highway 114 frontage road and ultimately outlet into the TxDOT storm system. The drainage areas along the State Highway 114 frontage road will follow existing conditions and flow directly towards the State Highway 114 frontage road. A small portion of the proposed southern drive onto N. White Chapel Boulevard will follow existing conditions and flow into the N. White Chapel storm system. STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated July 31, 2026. Case No. Attachment B ZA26-0047 Page 1 Case No. Attachment C ZA26-0047 Page 5 ZONING CHANGE AND DEVELOPMENT PLAN REVIEW SUMMARY Case No.: ZA26-0047 Review No.: Two Date of Review: 07/31/26 Project Name: Zoning Change and Revised Development Plan – Shivers’ Farm APPLICANT: Trademark Property Company OWNER: Blake Bickmore Shivers Family Partnership LTD 1701 River Run, Suite 500 1800 N. White Chapel Blvd. Fort Worth,, Tx 76107 Southlake, TX 79092 Phone: 817-810-5321 Phone: 214-317-5750 Email: bbickmore@trademarkproperty.com Email: Rebecca.utley@cbdfw.com 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 RYAN FIRESTONE AT (817) 748-8127. 1. This proposal is consistent with all previous conditions of the Zoning Change and Development/Site Plan under case ZA25-0045 and Ordinance No. 483-837. The only change requested is to allow private streets. 2. All lots are required to side entry garages with the exception of no more than 7 homes having forward facing garages on lots 2-14 on the south portion of the residential neighborhood. The 7 houses that will have forward facing garages need to be labeled. Tree Conservation/Landscape Review LANDSCAPE COMMENTS: 1. Because of the curvature of West Kirkwood Blvd., the first two (2) street trees on the south side of the street and west of the of the subdivision entrance/exit will most likely block the visibility of east bound traffic when exiting the subdivision. * 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 GENERAL COMMENTS: 1. Please verify that there is adequate space for vehicles to make a U-Turn at both gated entries if they cannot get access through the gate. 2. Private streets shall be within their own dedicated lot, that is also designated as a common access, drainage, and utility easement. 3. As noted in the Zoning approval for Trademark, no permits shall be issued for the residential lots until infrastructure, utilities, and roadway improvements are substantially complete and commercial permits are issued for shell Buildings 2 through 12. Case No. Attachment C ZA26-0047 Page 6 Sandra Endy, P.E. Development Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Fire Department Review GENERAL COMMENTS: The entry/exit access control devices that impede the designated fire apparatus access on the property must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well as a means for manual opening of the gate. (Ensure in-swinging gate for exit only on Utley Way will have an accessible means for manual opening of the gate) Where a single gate is provided, the gate width shall be not less than 24 feet. Where a fire apparatus road consists of a divided roadway, the gate width shall be not less than 12 feet. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F2200. A separate Fence permit to include the gates will be required. Lorenzo Chavez Fire Marshal Phone: (817) 748-8671 E-mail: lchavez@ci.southlake.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. * It appears that this property lies within the 65 or 75 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * 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, Case No. Attachment C ZA26-0047 Page 7 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. * Contact USPS regarding mail delivery requirements and where delivery points should be located. * Denotes Informational Comment Case No. Attachment D ZA26-0047 Page 8 Surrounding Property Owners SPO # OWNER ZONING PHYSICAL ADDRESS ACREAGE RESPONSE 1 METAIRIE SOUTHLAKE INVESTORS L TZD 100 CLEARY CT 0.114497959 NR 2 XIONG, KEVIN SF30 100 BRENTWOOD CIR 0.034954089 NR 3 BHAYANI FAMILY TRUST TZD 104 CLEARY CT 0.005221254 NR 4 JAMES M ROWAN & REGINA S ROWAN TZD 108 CLEARY CT 0.003876031 NR 5 CHANDRAMOULI, MAHESH TZD 117 CLEARY CT 0.422157234 NR 6 FIORE, PAUL TZD 2009 WHEELER DR 0.447681027 NR 7 METAIRIE SOUTHLAKE INVESTORS L TZD 2006 WHEELER DR 0.018282788 NR 8 SOUTHLAKE DOVE ASSOCIATES LLC SP2 550 W SH 114 0.725640191 NR 9 METAIRIE SOUTHLAKE INVESTORS L TZD 2002 WHEELER DR 0.029712271 NR 10 JAMES, KEVIN TZD 101 CLEARY CT 0.282941357 NR 11 MANKAL, JAGADISH TZD 113 CLEARY CT 0.295401456 NR 12 SUAREZ, GERARDO SF1-A 2005 N WHITE 0.616692624 NR Case No. Attachment D ZA26-0047 Page 9 CHAPEL BLVD 13 TRAN, TRUNG TZD 2005 WHEELER DR 0.293460197 NR 14 GRAY HUMAN CAPITAL MANAGEMENT TZD 109 CLEARY CT 0.259303262 NR 15 KEVIN HAVER ROSTRON LEGACY TRU TZD 105 CLEARY CT 0.2479206 NR 16 DARIMADUGU, JAGADISH TZD 2001 WHEELER DR 0.270905406 NR 17 KHAN, ASHRUF ALI AG 1975 N WHITE CHAPEL BLVD 0.773778437 NR 18 KHAN, ASHRUF ALI AG 1965 N WHITE CHAPEL BLVD 0.338166352 NR 19 SOUTHLAKE CITY OF ECZ 100 E KIRKWOOD BLVD 0.177975949 NR 20 CARILLON CROWN LLC ECZ 1838 CANNES CIR 0.302759516 NR 21 CARILLON CROWN LLC ECZ 210 LA RAMBLA CT 0.131722257 NR 22 CARILLON CROWN LLC ECZ 108 LA RAMBLA CT 0.072896831 NR 23 CARILLON CROWN LLC ECZ 104 LA RAMBLA CT 0.116745466 NR 24 CARILLON CROWN LLC ECZ 100 LA RAMBLA CT 0.154505336 NR 25 CARILLON CROWN LLC ECZ 105 LA RAMBLA CT 0.113242052 NR 26 CARILLON PARC JV LLC ECZ 101 LA RAMBLA CT 0.15694953 NR 27 CARILLON CROWN LLC ECZ 1822 CANNES CIR 0.048211962 NR 28 CARILLON PARC JV LLC ECZ 104 MURANO PL 0.110030225 NR 29 CARILLON PARC JV LLC ECZ 100 MURANO PL 0.158503623 NR 30 CARILLON CROWN LLC ECZ 109 MURANO PL 0.05363948 NR 31 CARILLON CROWN LLC ECZ 105 MURANO PL 0.121216487 NR 32 CARILLON PARC JV LLC ECZ 101 MURANO PL 0.163159449 NR 33 CARILLON CROWN LLC ECZ 1802 CANNES CIR 0.128808685 NR 34 CARILLON CROWN LLC ECZ 1781 N WHITE CHAPEL BLVD 0.074076511 NR 35 CARILLON CROWN LLC ECZ 1671 LUCERNE LN 0.570038179 NR 36 UTLEY, REBECCA AG 1800 N WHITE CHAPEL BLVD 0.777049134 NR 37 CARILLON CROWN LLC ECZ 1775 N WHITE CHAPEL BLVD 0.008205423 NR 38 CARILLON CROWN LLC ECZ 100 E SH 114 0.025776565 NR 39 LAMBERT HOME PROPERTIES LLC SP2 1700 N WHITE CHAPEL BLVD 0.332763512 NR 40 ZVONECEK, BRIAN SP2 190 W SH 114 0.064186341 NR 41 CLONINGER & MOORE LP C2 204 W SH 114 0.021793334 NR 42 CARILLON CROWN LLC ECZ 1660 LUCERNE LN 0.145510647 NR 43 SIMPSON, CHARLES SF30 104 BRENTWOOD CIR 0.679951752 NR 44 CLONINGER C2 210 W SH 114 0.458285451 NR Case No. Attachment D ZA26-0047 Page 10 45 CLONINGER & MOORE LP C2 200 W SH 114 0.283968748 NR 46 AL ALMASRY, ABDULLAH ECZ 112 LA RAMBLA CT 0.116634645 NR 47 CARILLON CROWN LLC ECZ 116 LA RAMBLA CT 0.116503539 NR 48 CARILLON CROWN LLC ECZ 109 LA RAMBLA CT 0.119482847 NR 49 CARILLON CROWN LLC ECZ 113 LA RAMBLA CT 0.120863149 NR 50 CARILLON CROWN LLC ECZ 117 LA RAMBLA CT 0.120281738 NR 51 CARILLON CROWN LLC ECZ 108 MURANO PL 0.119928927 NR 52 PS1-CARILLON PARC SEP SERIES O ECZ 112 MURANO PL 0.121251359 NR 53 CARILLON VILLAS LLC ECZ 116 MURANO PL 0.11990792 NR 54 ENTY FAMILY LLC ECZ 117 MURANO PL 0.121651884 NR 55 CARILLON VILLAS LLC ECZ 113 MURANO PL 0.121705302 NR 56 KAZIM, MUHAMMAD TZD 116 CLEARY CT 0.278199196 NR 57 DESAI, BHAVIN TZD 112 CLEARY CT 0.29814781 NR 58 COGHLAN, SEAN TZD 2000 WHEELER DR 0.284581438 NR 59 DENIS REVOCABLE TRUST TZD 2008 WHEELER DR 0.283040568 NR 60 NAGUNOORI, PRAVEEN TZD 2004 WHEELER DR 0.282737662 NR 61 SUPERINTENDENT OF CARROLL ISD NR 62 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 63 SUPERINTENDENT OF NORTHWEST ISD NR 64 SUPERINTENDENT OF KELLER ISD NR 1000 SHIVERS FAMILY PTNRSHIP LTD AG 1900 N WHITE CHAPEL BLVD 18.96519593 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Sixty-four (64) Responses Received within 300’: None