Item 6 - Lupe Tortilla - SP - Staff ReportCase No.
ZA26-0055
S T A F F R E P O R T
August 28, 2026
CASE NO: ZA26-0055
PROJECT: Site Plan for Lupe Tortilla
EXECUTIVE
SUMMARY: Nick Otto, GO WEST Architecture, LLC is requesting approval of a Site Plan on
property described as Lot 1, Block 2, Gateway Plaza Ph. II, an addition to the
City of Southlake, Tarrant County, Texas and located at 2701 E. SH 114,
Southlake, Texas. Current Zoning: "S-P-2” Generalized Site Plan District.
Applicant: Nick Otto, GO WEST Architecture, LLC. Property Owner: Terry
Wilkinson, Wyndham Properties II, Ltd. SPIN Neighborhood #8.
DETAILS: The purpose of this request is to obtain approval of a Site Plan for the
construction of an approximately 598 square foot covered outdoor patio addition
to the existing restaurant. In addition to the covered outdoor patio, the proposal
includes two new awnings over entrances at the south end of the building, as well
as an 8-foot tall masonry screening wall surrounding the existing dumpster area.
Within the S-P-2 district, outside dining areas are not included in parking
calculations; therefore, no additional parking is required or proposed as part of
this request.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated August 28, 2026
(D) Surrounding Property Owners Map and Responses
PowerPoint Presentation
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Destiny Woods (817) 748-8281
Item 6
Case No. Attachment A
ZA26-0055 Page 1
BACKGROUND INFORMATION
OWNER: Terry Wilkinson, Wyndham Properties II, Ltd.
APPLICANT: Nick Otto, GO WEST Architecture, LLC
PROPERTY SITUATION: 2701 E. SH 114
LEGAL DESCRIPTION: Lot 1, Block 2, Gateway Plaza Ph. II
LAND USE CATEGORY: Regional Retail
CURRENT ZONING: “S-P-2” Generalized Site Plan District
HISTORY: The property was annexed into the City in 1956.
A Preliminary Plat (ZA00-032) was approved by Council on May 16, 2000.
A Zoning Change from “AG” to “S-P-2” and a Concept Plan (ZA00-020)
were approved by Council on June 6, 2000.
A Site Plan (ZA00-094) for this property was approved September 15,
2000.
A Zoning Change and Concept Plan (ZA02-006) was approved by
Council on April 1, 2002
A Final Plat (ZA02-068) was approved by the Planning and Zoning
Commission on August 8, 2002 and filed January 29, 2003.
A Commercial Remodel permit for Lupe Tortilla was issued on May 19,
2026.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The underlying land use designation is Regional Retail.
Purpose: To preserve and promote quality, high‐intensity retail centers
along the S.H. 114 corridor that provide convenient shopping for
Southlake residents and to attract residents of neighboring communities.
Definition: The Regional Retail land use category is a higher‐intensity
commercial category providing for regional retail shopping facilities that
generally draw customers from a very large market area (5 mile radius or
greater). Development within this land use may consist of a single large
anchor store (> 100,000 sq. ft.) or have multiple anchor tenants
(department, supermarket, drug, home improvement, sporting, variety, or
specialty) along with pad sites developed on the fringe of the area. Other
permitted secondary uses include fast food, restaurants, banks and
service stations; however, these uses must be integrated into the larger
primary use. Regional Retail designated areas should have direct access
to State Highway 114. Also, development within the Regional Retail land
Case No. Attachment A
ZA26-0055 Page 2
use category must adhere to specific design guidelines (see appendix).
Mobility Master Plan
The Master Thoroughfare Plan designates SH 114 a 100-foot divided
four-lane arterial (A4D) and N. Nolen Drive am 84-foot undivided five-lane
arterial (A5U).
The Master Pathways Plan calls for a multi-use sidewalk on SH 114 and
a minimum five-foot sidewalk on N. Nolen Drive.
TRANSPORTATION
ASSESSMENT: A TIA is not required for the proposed improvements.
UTILITIES: There is an existing 12” waterline along the frontage of N. Nolen Dr. and
E SH 114. There is an existing 8” sanitary sewer line on the east side of
site. There are no changes proposed to the existing water and sewer
lines.
DRAINAGE: In existing conditions, the site drains to an existing storm inlet at the
northeast corner of the site. The onsite storm infrastructure connects to
the TxDOT storm infrastructure. Based on the drainage calculations for
the commercial subdivision, the addition of an outdoor patio will not cause
an increase in the amount of runoff.
TREE PRESERVATION: There are no protected trees on the property.
CITIZEN INPUT: This request has not appeared before the Corridor Planning Committee
or SPIN.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated August 28, 2026.
Case No. Attachment D
ZA26-0055 Page 1
Case No. Attachment D
ZA26-0055 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0055 Review No.: Two Date of Review: 08/28/26
Project Name: Site Plan – 2701 E SH 114 - Lupe Tortilla Building Addition
APPLICANT: GO WEST Architecture, LLC OWNER: Wyndham Properties II, Ltd.
Nick Otto Terry Wilkinson
601 N. Hampton St., Apt. 1201 2100 Cedar Elm Terr.
Fort Worth, TX 76102 Westlake, TX 76262
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/21/26 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 DESTINY WOODS AT (817) 748-8281.
1. Label the adjacent properties and properties across adjoining R.O.W.'s with owner's name,
existing zoning, and land use map designation ("L.U.D.=_____")
2. Show, label and dimension the width of the right of way and traveled roadway adjacent to the
site.
3. Show, label and dimension the width of all easements on site and adjacent to the site.
4. Show and label the width and type of surface for all pedestrian walks, malls, and open areas
for use by tenants or the public.
5. The site data summary chart needs the following revisions:
a. The net acreage should be the same as the gross acreage since no ROW dedication is
proposed.
b. The percentage of site coverage is 10.8%
c. Remove the lines in the table regarding open space, impervious coverage, loading
spaces, outdoor storage, and parking, as those lines are not pertinent to the proposal.
6. The exterior elevation renderings for the dumpster do not show that the masonry wall matches
the design of the building, nor does it show the proposed awning. Please update that
elevation.
Case No. Attachment D
ZA26-0055 Page 3
Tree Conservation/Landscape Review
Case No. ZA26-0055 Review No. One Dated: August 28, 2026 Number of Pages: 1
Project Name: 2701 E. SH 114 – Lupe Tortillas (Site Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
=============================================================================
==
The following comments are based on the review of plans received on August 5, 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.
=============================================================================
==
LANDSCAPE COMMENTS:
1. Any existing landscaping that is destroyed or misplaced by the proposed construction shall be
replanted or relocated elsewhere on the property.
The Owner shall be responsible for the continued maintenance in perpetuity of all landscaping and
irrigation. All required landscaping shall be maintained in a neat and orderly manner at all times. This
shall include mowing, edging, pruning, fertilizing, watering, weeding, keeping beds mulched in
accordance with standard horticultural practices or as recommended by the Landscape Administrator
and other such activities common to the maintenance of landscaping. Landscaped areas shall be kept
free of trash, litter; weeds and other such material or plants not a part of the landscaping. All plant
materials shall be maintained in a healthy and growing condition as is appropriate for the season of
the year. All irrigation heads or lines which are broken and flow water shall be replaced/repaired
immediately to prevent the waste of water.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Case No. Attachment D
ZA26-0055 Page 4
Public Works/Engineering Review
No Comments.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment D
ZA26-0055 Page 5
Fire Department Review
Case No. ZA26-0055 Review No. 1 Dated: 08/17/2026 Number of Pages: 1
Project Name: 2701 E SH 114 – Lupe Tortilla Covered Patio
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 07/28/2026. 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.
===========================================================================
GENERAL COMMENTS:
Extend fire sprinkler heads from the interior of the business into the common exterior wall with dry
sidewall heads to provide proper coverage onto the patio enclosure.
Occupant load calculation will need to be evaluated for approved exiting. Provide floor plan to
determine.
Provide illuminated exit lighting with battery back-up above all required exit doors and pathways as
required to easily locate exits.
Install emergency egress lighting with battery back-up throughout the occupancy to allow for visibility
during emergency conditions.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment D
ZA26-0055 Page 6
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.
* 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.
Residential development or concept plan:
• Contact USPS regarding mail delivery requirements and where delivery points should be
located.
For SP/PUD/TZD/EC zoning:
* All conditions of this zoning approval and Ordinance No. 480-337A continue with any future
requests related to the property.
* Denotes Informational Comment
Case No. Attachment D
ZA26-0055 Page 7
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Case No. Attachment D
ZA26-0055 Page 8
SPO
#
Owner Zoning Physical Address Acreage Response
1 COSTCO WHOLESALE CORP SP2 2601 E SH 114 1.06 NR
2 XYZKEBOS LLC SP2 2751 E SH 114 2.17 NR
3 FERNICOLA DELAWARE LLC SP2 301 N NOLEN DR 0.99 NR
4 KRG SOUTHLAKE LAND LLC SP2 2801 E SH 114 1.45 NR
5 KRG SOUTHLAKE LAND LLC SP2 3001 E SH 114 32.59 NR
6
SUPERINTENDENT OF CARROLL
ISD NR
7
SUPERINTENDENT OF
GRAPEVINE COLLEYVILLE ISD NR
8
SUPERINTENDENT OF
NORTHWEST ISD NR
9
SUPERINTENDENT OF KELLER
ISD NR
1000 WYNDHAM PROPERTIES LTD SP2 2701 E SH 114 1.83
Case No. Attachment D
ZA26-0055 Page 9
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Ten (10)
Responses received: None (0)