Item 7B - Staff ReportCase No.
ZA26-0043
S T A F F R E P O R T
August 14, 2026
CASE NO: ZA26-0043
PROJECT: Zoning Change and Site Plan for Building 900 at Shivers’ Farm EXECUTIVE
SUMMARY: Trademark Property Company, on behalf of Shivers Family Partnership LTD, is
requesting approval of a Zoning Change and Site Plan for Building 900 at Shivers’
Farm, on property described as Tracts 1A and 1A03, James J. West Survey
Abstract No.1620 and located at 1800 and 1900 N. White Chapel Boulevard,
Southlake, Texas. Current Zoning “ECZ” Employment Center Zoning District. SPIN
Neighborhood #3.
DETAILS: Building 900 will be located off N. White Chapel Boulevard in the southeast corner
of the approved Zoning Change and Development Plan (ZA25-0045) for Shivers’
Farm.
The purpose of this request is to seek approval of a Zoning Change and Site Plan
for an approximately 9,540 square foot one-story building. The allowed uses for
the building will consist of medical, medical office, retail, fitness, office, restaurant,
and education.
This building was identified as building 13 on the approved Development Plan and
labeled as a single-story 9,514 square foot restaurant. Elevations were not
provided or reviewed for this structure during Zoning Change and Development
Plan consideration; therefore, site plan approval is required.
Shivers’ Farm ECZ Allowed Uses:
• Single Family Residential
• Grocer
• Restaurant
• Retail
• Hotel (full-service hotel by Specific Use Permit and Site Plan only)
• Office
• Medical Office Building
• Medical
• Drive-through (only for financial/banking use with the canopy also
serving as a fully furnished outdoor patio on the second level)
Department of Planning & Development Services
Item 7B
Case No.
ZA26-0043
Building 900 Site Data Summary
Existing Zoning ECZ
Existing Land Use Mixed Use
Building Height 20’ – 1/2”
Total Floor Area 9,540 SF
Parking Spaces Required Bldg. 900: 32
Lot 3: 464
Parking Spaces Provided 491
ACTION: 1) Conduct a Public Hearing
2) Consider 1st Reading approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated August 10, 2026
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Narrative
Plans
Ordinance No. 480-837a
STAFF CONTACT: Dennis Killough (817) 748-8072
Ryan Firestone (817) 748-8127
Case No. Attachment A
ZA26-0043 Page 3
BACKGROUND INFORMATION
OWNER: Shivers Family Partnership LTD
APPLICANT: Trademark Property Company, Blake Bickmore
PROPERTY SITUATION: 1800 & 1900 N. White Chapel Boulevard.
LEGAL DESCRIPTION: Tracts 1A03 and 1A, James J. West Survey, Abstract No. 1620
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 (Shivers’ Farm).
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 27, 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 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
Case No. Attachment A
ZA26-0043 Page 4
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
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 the plat, sufficient right of way is being dedicated on both
N. White Chapel Boulevard and Kirkwood Boulevard to meet the
comprehensive plan recommendation.
TREE PRESERVATION: The submitted Tree Conservation Plan differs slightly with the
development’s previously approved Tree Conservation Plan. There is 5%
(previously 4.2%) of existing tree cover and a minimum of 70% would be
required to be preserved. A minimum of 11% (previously 9.7%) of existing
tree cover is proposed to be preserved. The overall existing tree cover
percentage increased slightly due to the inclusion of a tree located in
another area of the site. The overall tree coverage percentage has
increased slightly due to the same inclusion.
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.
PLANNING AND ZONING
COMMISSION ACTION: June 18, 2026; Approved (5-0) subject to the Staff Report dated June 12,
2026 and the Zoning Change and Site Plan Review Summary No. 2 dated
June 12, 2026, as presented and approving the Landscape Plan as
presented.
Case No. Attachment A
ZA26-0043 Page 5
STAFF COMMENTS: The Site Plan Review Summary No. 3 dated August 10, 2026 is attached.
Case No. Attachment B
ZA26-0043 Page 6
Case No. Attachment C
ZA26-0043 Page 7
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0043 Review No.: Three Date of Review: 08/10/26
Project Name: Zoning Change and Site Plan – Building 900 at Shivers’ Farm
APPLICANT: PROPERTY OWNER:
Blake Bickmore Shivers Family Partnership LTD
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
06/01/26 AND 8/05/26 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.
No Comments
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. Although the tree preservation has very little to do with Building 900, tree #3316 - 26.7” Post Oak
was always shown to be preserved on the formally approved Tree Conservation Plans. The tree is
now shown to be removed.
2. Since the approval of the Tree Conservation Plan with the Preliminary Plat, the percentage of
existing tree cover on the entire site has increased from 4.2% to 5% (74,337.8sq.ft. to
85,991.0sq.ft.). The minimum percentage of existing tree cover to be preserved has also
increased from 9.7% to 11.% (7,184.7sq.ft to 9330.0sq.ft.). How can both the total tree cover and
the tree cover preserved increase when there has always been the same tree cover on the site
and tree #3316 is now proposed to be removed?
3. The proposed grading around the trees proposed to be preserved on Lot 3 puts them in an
approximately 3’ – 4’ hole. A protected tree is considered to be altered if the natural grade of the
critical root zone of a tree is changed or there is a grade uphill from the critical root zone so as to
divert the flow of water to or away from the critical root zone area of the tree.
* 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%
Case No. Attachment C
ZA26-0043 Page 8
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. Upon approval of the development City Council made the following motion regarding the
landscaping for Building 900. On the pad site adjacent to N. White Chapel (Building 900), a
continuous row of tall (4 ft at maturity) evergreen shrubs is to be installed to provide screening
along N. White Chapel and the shard drive with Lambert Homes as depicted on the Landscape
Plan.
Continue the row of proposed Nellie R. Stevens Hollies along the entirety of the parking spaces
facing south towards the access drive and the Lambert Homes property.
Case No. Attachment C
ZA26-0043 Page 9
2. It is recommended that an alternative to Urbanite Ash be provided. There is Emerald Ash Bore
present in Southlake and the surrounding cities and Urbanite Ash are susceptible to Ameral Ash
Bore attack.
* 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
No comments.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet.
Address for Bldg 900 is 1800 N White Chapel.
FIRE HYDRANT COMMENTS:
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lane access.
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations that contain
both sprinkled and un-sprinklered buildings.
FIRE LANE COMMENTS:
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 of all exterior portions of the
perimeter of the building for sprinkled buildings.
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 lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius.
Lorenzo Chavez
Case No. Attachment C
ZA26-0043 Page 10
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.
* 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.
Case No. Attachment D
ZA26-0043 Page 11
Surrounding Property Owners
SPO
#
OWNER ZONING PHYSICAL ADDRESS ACREAGE RESPONSE
1 METAIRIE SOUTHLAKE
INVESTORS L
TZD 100 CLEARY CT 0.120 NR
2 BHAYANI FAMILY TRUST TZD 104 CLEARY CT 0.004 NR
3 JAMES M ROWAN &
REGINA S ROWAN
TZD 108 CLEARY CT 0.003 NR
4 CHANDRAMOULI,
MAHESH
TZD 117 CLEARY CT 0.42 NR
5 FIORE, PAUL TZD 2009 WHEELER DR 0.45 NR
6 METAIRIE SOUTHLAKE
INVESTORS L
TZD 2006 WHEELER DR 0.02 NR
7 SOUTHLAKE DOVE
ASSOCIATES LLC
SP2 550 W SH 114 4.09 NR
8 XIONG, KEVIN SF30 100 BRENTWOOD
CIR
0.01 NR
9 METAIRIE SOUTHLAKE
INVESTORS L
TZD 2002 WHEELER DR 0.03 NR
10 JAMES, KEVIN TZD 101 CLEARY CT 0.29 NR
11 MANKAL, JAGADISH TZD 113 CLEARY CT 0.30 NR
12 TRAN, TRUNG TZD 2005 WHEELER DR 0.29 NR
Case No. Attachment D
ZA26-0043 Page 12
13 SUAREZ, GERARDO SF1-A 2005 N WHITE
CHAPEL BLVD
0.45 NR
14 GRAY HUMAN CAPITAL
MANAGEMENT
TZD 109 CLEARY CT 0.26 NR
15 KEVIN HAVER ROSTRON
LEGACY TRU
TZD 105 CLEARY CT 0.25 NR
16 DARIMADUGU,
JAGADISH
TZD 2001 WHEELER DR 0.27 NR
17 KHAN, ASHRUF ALI AG 1975 N WHITE
CHAPEL BLVD
0.61 NR
18 KHAN, ASHRUF ALI AG 1965 N WHITE
CHAPEL BLVD
0.27 NR
19 SOUTHLAKE CITY OF ECZ 100 E KIRKWOOD
BLVD
0.14 NR
20 CARILLON CROWN LLC ECZ 1838 CANNES CIR 0.29 NR
21 CARILLON CROWN LLC ECZ 210 LA RAMBLA CT 0.12 NR
22 CARILLON CROWN LLC ECZ 104 LA RAMBLA CT 0.11 NR
23 CARILLON CROWN LLC ECZ 100 LA RAMBLA CT 0.15 NR
24 CARILLON CROWN LLC ECZ 105 LA RAMBLA CT 0.04 NR
25 CARILLON PARC JV LLC ECZ 101 LA RAMBLA CT 0.16 NR
26 CARILLON CROWN LLC ECZ 1822 CANNES CIR 0.04 NR
27 CARILLON PARC JV LLC ECZ 104 MURANO PL 0.04 NR
28 CARILLON PARC JV LLC ECZ 100 MURANO PL 0.16 NR
29 CARILLON CROWN LLC ECZ 105 MURANO PL 0.11 NR
30 CARILLON PARC JV LLC ECZ 101 MURANO PL 0.16 NR
31 CARILLON CROWN LLC ECZ 1802 CANNES CIR 0.12 NR
32 CARILLON CROWN LLC ECZ 1781 N WHITE
CHAPEL BLVD
0.011 NR
33 CARILLON CROWN LLC ECZ 1671 LUCERNE LN 0.57 NR
34 CARILLON CROWN LLC ECZ 1775 N WHITE
CHAPEL BLVD
0.001 NR
35 CARILLON CROWN LLC ECZ 100 E SH 114 0.00 NR
36 LAMBERT HOME
PROPERTIES LLC
SP2 1700 N WHITE
CHAPEL BLVD
1.63 NR
37 ZVONECEK, BRIAN SP2 190 W SH 114 0.50 NR
38 CLONINGER & MOORE
LP
C2 204 W SH 114 0.59 NR
39 CLONINGER C2 210 W SH 114 0.46 NR
40 CARILLON CROWN LLC ECZ 1660 LUCERNE LN 0.31 NR
41 CLONINGER & MOORE
LP
C2 200 W SH 114 0.21 NR
42 SIMPSON, CHARLES SF30 104 BRENTWOOD 0.68 NR
Case No. Attachment D
ZA26-0043 Page 13
CIR
43 HOPKINS DALLAS
PROPERTIES LTD
C2 140 W SH 114 0.72 NR
44 CARILLON CROWN LLC ECZ 108 LA RAMBLA CT 0.12 NR
45 AL ALMASRY,
ABDULLAH
ECZ 112 LA RAMBLA CT 0.12 NR
46 CARILLON CROWN LLC ECZ 116 LA RAMBLA CT 0.12 NR
47 CARILLON CROWN LLC ECZ 109 LA RAMBLA CT 0.12 NR
48 CARILLON CROWN LLC ECZ 113 LA RAMBLA CT 0.12 NR
49 CARILLON CROWN LLC ECZ 109 MURANO PL 0.12 NR
50 CARILLON CROWN LLC ECZ 108 MURANO PL 0.12 NR
51 PS1-CARILLON PARC SEP
SERIES O
ECZ 112 MURANO PL 0.12 NR
52 ENTY FAMILY LLC ECZ 117 MURANO PL 0.12 NR
53 CARILLON VILLAS LLC ECZ 113 MURANO PL 0.12 NR
54 CARILLON CROWN LLC ECZ 1640 LUCERNE LN 0.72 NR
55 KAZIM, MUHAMMAD TZD 116 CLEARY CT 0.28 NR
56 DESAI, BHAVIN TZD 112 CLEARY CT 0.30 NR
57 COGHLAN, SEAN TZD 2000 WHEELER DR 0.28 NR
58 DENIS REVOCABLE
TRUST
TZD 2008 WHEELER DR 0.28 NR
59 NAGUNOORI, PRAVEEN TZD 2004 WHEELER DR 0.28 NR
60 CARILLON CROWN LLC ECZ 1645 LUCERNE LN 0.49 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 UTLEY, REBECCA AG 1800 N WHITE
CHAPEL BLVD
1.14
1001 SHIVERS FAMILY
PTNRSHIP LTD
AG 1900 N WHITE
CHAPEL BLVD
38.86
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-nine (39)
Responses Received within 300’: None