Item 7D - Staff Report CITY OF Item 7D
S0UTHLA1<,.,E
Department of Planning & Development Services
STAFF REPORT
August 24, 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: Consider 1st reading 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
Case No.
ZA26-0047
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)forthe 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 1
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. . i
Kirkwood)(between SH 114 and
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
Daily
One-WayUse Amount Units
• OUT
Shopping Trips
Plaza
(40-150K) 139,793 SF 13,209 306 188 572 619
With
Supermarket
Hotel 130 Rooms 1,040 32 25 35 33
Single-Family
Detached 36 DU 394 7 22 24 14
Housing
*AM-In,AM-Out, PM-In and PM-Out are peak hour generators on a weekday
*Based on the ITE: Trip Generation Manual,I I"Edition
Case No. Attachment A
ZA26-0047 Page 2
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 easttoward N. White Chapel Boulevard,with a natural high point nearthe
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: August 6, 2026; Denied (4-2)subject to the Staff Report, dated July 31, 2026
and Zoning Change and Development Review Summary No.2, dated July 31,
2026 as presented.
STAFF COMMENTS: Attached is Zoning Change and Development Plan Review Summary No. 2,
dated July 31, 2026. This development is subject to all previous conditions of
approval unless specifically changed and approved by the City Council. If the
Zoning Chage and Development Plan are approved to allow gated private
residential streets, any approved plats must be revised to conform with the
underlying zoning change and development plan as approved.
Case No. Attachment A
ZA26-0047 Page 3
Vicinity Map
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Case No. Attachment B
ZA26-0047 Page 1
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 5
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southIake.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: Ichavez@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.
This development is subject to all previous conditions of approval unless specifically changed and
approved by the City Council.
If the Zoning Change and Development Plan are approved to allow gated private residential
streets, any approved plats must be revised to conform with the underlying zoning change and
development plan as approved.
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.
Case No. Attachment C
ZA26-0047 Page 6
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,
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 C
ZA26-0047 Page 7
Surrounding Property Owners
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SPO OWNER ZONING PHYSICAL ADDRESS ACREAGE RESPONSE
1 METAIRIE SOUTHLAKE TZD 100 CLEARY CT 0.114497959 NR
INVESTORS L
2 XIONG, KEVIN SF30 100 BRENTWOOD 0.034954089 NR
CIR
3 BHAYANI FAMILY TZD 104 CLEARY CT 0.005221254 NR
TRUST
4 JAMES M ROWAN & TZD 108 CLEARY CT 0.003876031 NR
REGINA S ROWAN
5 CHANDRAMOULI, TZD 117 CLEARY CT 0.422157234 NR
MAHESH
6 FIORE, PAUL TZD 2009 WHEELER DR 0.447681027 NR
7 METAIRIE SOUTHLAKE TZD 2006 WHEELER DR 0.018282788 NR
INVESTORS L
8 SOUTHLAKE DOVE SP2 550 W SH 114 0.725640191 NR
ASSOCIATES LLC
9 METAIRIE SOUTHLAKE TZD 2002 WHEELER DR 0.029712271 NR
INVESTORS L
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 8
CHAPEL BLVD
13 TRAN,TRUNG TZD 2005 WHEELER DR 0.293460197 NR
14 GRAY HUMAN CAPITAL TZD 109 CLEARY CT 0.259303262 NR
MANAGEMENT
15 KEVIN HAVER TZD 105 CLEARY CT 0.2479206 NR
ROSTRON LEGACY TRU
16 DARIMADUGU, TZD 2001 WHEELER DR 0.270905406 NR
JAGADISH
17 KHAN,ASHRUF ALI AG 1975 N WHITE 0.773778437 NR
CHAPEL BLVD
18 KHAN,ASHRUF ALI AG 1965 N WHITE 0.338166352 NR
CHAPEL BLVD
19 SOUTHLAKE CITY OF ECZ 100 E KIRKWOOD 0.177975949 NR
BLVD
20 CARILLON CROWN LLC ECZ 1838 CANNES CIR 0.302759516 NR
21 CARILLON CROWN LLC ECZ 210 LA RAM BLA CT 0.131722257 NR
22 CARILLON CROWN LLC ECZ 108 LA RAMBLA CT 0.072896831 NR
23 CARILLON CROWN LLC ECZ 104 LA RAM BLA CT 0.116745466 NR
24 CARILLON CROWN LLC ECZ 100 LA RAM BLA CT 0.154505336 NR
25 CARILLON CROWN LLC ECZ 105 LA RAM BLA CT 0.113242052 NR
26 CARILLON PARC JV LLC ECZ 101 LA RAM BLA 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 0.074076511 NR
CHAPEL BLVD
35 CARILLON CROWN LLC ECZ 1671 LUCERNE LN 0.570038179 NR
36 UTLEY, REBECCA AG 1800 N WHITE 0.777049134 NR
CHAPEL BLVD
37 CARILLON CROWN LLC ECZ 1775 N WHITE 0.008205423 NR
CHAPEL BLVD
38 CARILLON CROWN LLC ECZ 100 E SH 114 0.025776565 NR
39 LAMBERT HOME SP2 1700 N WHITE 0.332763512 NR
PROPERTIES LLC CHAPEL BLVD
40 ZVONECEK, BRIAN SP2 190 W SH 114 0.064186341 NR
41 CLONINGER & MOORE C2 204 W SH 114 0.021793334 NR
LP
42 CARILLON CROWN LLC ECZ 1660 LUCERNE LN 0.145510647 NR
43 SIMPSON, CHARLES SF30 104 BRENTWOOD 0.679951752 NR
CIR
44 CLONINGER C2 210 W SH 114 0.458285451 NR
Case No. Attachment D
ZA26-0047 Page 9
45 CLONINGER & MOORE C2 200 W SH 114 0.283968748 NR
LP
46 AL ALMASRY, ECZ 112 LA RAM BLA CT 0.116634645 NR
ABDULLAH
47 CARILLON CROWN LLC ECZ 116 LA RAM BLA CT 0.116503539 NR
48 CARILLON CROWN LLC ECZ 109 LA RAM BLA CT 0.119482847 NR
49 CARILLON CROWN LLC ECZ 113 LA RAMBLA CT 0.120863149 NR
50 CARILLON CROWN LLC ECZ 117 LA RAM BLA CT 0.120281738 NR
51 CARILLON CROWN LLC ECZ 108 MURANO PL 0.119928927 NR
52 PSI-CARILLON PARC ECZ 112 MURANO PL 0.121251359 NR
SEP SERIES O
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 TZD 2008 WHEELER DR 0.283040568 NR
TRUST
60 NAGUNOORI, PRAVEEN TZD 2004 WHEELER DR 0.282737662 NR
61 SUPERINTENDENT OF NR
CARROLL ISD
62 SUPERINTENDENT OF NR
GRAPEVINE
COLLEYVILLE ISD
63 SUPERINTENDENT OF NR
NORTHWEST ISD
64 SUPERINTENDENT OF NR
KELLER ISD
1000 SHIVERS FAMILY AG 1900 N WHITE 18.96519593
PTNRSHIP LTD CHAPEL BLVD
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Sixty-four (64)
Responses Received within 300': None
Case No. Attachment D
ZA26-0047 Page 10