Item 6E - Staff Report CITY OF Item 6E
SOUTHLAKE
19
Department of Planning & Development Services
STAFF REPORT
July 27, 2026
CASE NO: ZA26-0031
PROJECT: Site Plan for Dakota's
EXECUTIVE
SUMMARY: Timothy McEneny, NL Southlake LLC, is requesting approval of a Site Plan for
Dakota's on property described as Lot 1 R1 R2, Block 1, Sabre Group Campus
Addition, and located at 1901 W. Kirkwood Blvd., Southlake, Texas. Current
Zoning: "S-P-2" Generalized Site Plan District. Requested Zoning: "S-P-2"
Generalized Site Plan District. Applicant and Property Owner: Timothy McEneny,
NL Southlake LLC. SPIN Neighborhood #1.
DETAILS: The purpose of this request is to seek approval of a Site Plan for three retail
buildings containing eight individual units and the event hall. This proposal is part
of the concept/site plan (ZA25-0026) for Dakota's, which was approved by City
Council on June 3, 2025. At the time of approval, the retail buildings were
approved as conceptual plans; therefore, detailed elevations for all retail
buildings are required at the site plan stage. The site plan consists of the following
components:
1) Retail Building Elevations and Renderings: Three retail buildings totaling
10,975 square feet, with individual building sizes ranging from 925 square feet to
2,150 square feet. Building 1 contains two units, Building 2 contains three units,
and Building 3 contains two units. These are provided at this stage, as only
conceptual plans were approved with the concept/site plan.
2) Modified Event Hall Elevations: A 10,000-square-foot event hall with seating
for 200 guests, with minor adjustments to the roofline height and vertical facade
elevation from the previously approved design.
3) Parking Revisions (no change to total parking count): Phase 1 parking has
been revised to provide 173 spaces with 32 additional spaces reserved for future
parking (previously approved: 168 spaces with 37 additional future spaces) for a
total of 205 parking spaces, which is consistent with the approved plan. The site
plan also shows parking spaces with concrete pavers and wheel stops.
The currently approved Site Data Summary table is shown below:
Case No.
ZA26-0031
cS*l,Jl,-/%lARY ('Ka-IRT
L,DT ','-IIZE
LOT AREA: 24-'-.19'
EXISTING /()NINrl-: Sp 2
LAND UsE )ESI2NATION: VIXE: J-'E
AiEA GIF "'PE\ SPA,'_E: -':,.F.
LOT ')PER SPACE %:
AiEA OF eUT,:',IDE '.`.T0`RA,'_-E: S.F.
LOT ')LT['E `,TCRAGE
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RETAIL HL.1ILDIN(,`-]
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TCTAL FLOCR A2EA
E3UILDIN(', 2 ',EVENT SFACE'l
T-TAL FLY,R _,`iEA
TOOTAL 321-DING A-REA (7,,9 7-, »E
DUILDIN-1 1 5ESTAJRAN2 2
TCTAL SEA-Tc,
F31JILDING 2 "EVENT SPACE)
TCTAL 'SD%P:I) 2'00
2 :1:-,'CE PER 3 "EATc:,* 1
S"AC'ES
LOAZ'IN'3 SPACES
RETAIL (F-TiKE I-"HA'_,,E))
RE-"'. '.PA"E'. 2 s-ACE PER ;D@ SF) eK
T2T.AL PARKINS RE2 Zoe S PA S
PHA.:E: ' PARRM; 166 "S p A PS
F-ITURE PA;KING: 37 Sp.-I.CES
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Case No.
ZA26-0031
The proposed Site Data Summary table is shown below:
SIFE GALA SU , ,,ARY CHART
LOT SIZE
LOT AREA: 245,191 S.F./5.628 AC,
EXISTING ZONING: SP2
LAND USE DESIGNATION: MIXED USE
AREA OF OPEN SPACE: 98,291 S.F.
LOT OPEN SPACE 40%
AREA OF OUTSIDE STORAGE: 0 S.F.
LOT OUTSIDE STORAGE M 0x
PIIILMN^ HEI lHT 1 STORY
!:F'E."". E'r "DING USAGE
E1-11L_INGS 10,975 S.F.
FInLCIh :- I (�.E_TAURANT) 10.650 S.F.
"AL FLUOR AREA
I-!III I ING 2 (EVENT SPACE) 10,000 S.F.
-A I FI OOR AREA
"AL EI_IILDING AREA (FOOTPRINT): 31.625 S.F.
E_ILLII 1 (RESTAURANT) 250
AL :EATS
F!IILCIh:'- 2 (EVENT SPACE) 200
-AL =AT$
f., NG
FESTAURANT/EVENT SPACE
REO. SPACES (1 SPACE PER 3 SEATS)* 150
ACCESSIBLE SPACES 5
_PACES 1
RETAIL (FUTURE PHASE)
REO. SPACE': (1 SPACE PER 200 SF) 55
'OTAL r .Fr 'IG REQ. 205 SPACES
PILc-.E 1 PARKING PROVIDED: 173 SPACES
F,I"!RE PARKING: 32 SPACES
_AL I;•F r. 'I G PROVIDED: 205 SPACES
•F E=T a L F,a r,T AND EVENT SPACE WILL OFFER VALET SERVICE TO ALL
II1P'LI `:'IOUs COVERAGE
LOT AREA: 245,191 S.F.
PROPOSED IMPERVIOUS AREA: 146,900 S.F.
PROPOSED IMPERVIOUS COVERAGE: 59.9%
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. 1, dated May 29, 2026
(D) Surrounding Property Owners Map and Responses
Plans
Narrative
Presentation
STAFF CONTACT: Cyndi Cheng (817)748-8269
Jennifer Crosby (817)748-8195
Case No.
ZA26-0031
BACKGROUND INFORMATION
OWNER: Timothy McEneny, NL Southlake LLC
APPLICANT: Timothy McEneny, NL Southlake LLC
PROPERTY SITUATION: 1901 W. Kirkwood Blvd., generally located at the southeast corner of W.
State Hwy. 114 and W. Kirkwood Blvd.
LEGAL DESCRIPTION: Lot 1 R1 R2, Block 1, Sabre Group Campus Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: "S-P-2" Generalized Site Plan District.
PROPOSED ZONING: "S-P-2" Generalized Site Plan District.
HISTORY: November 19, 1985 - The site was zoned "H"- Heavy Commercial with
the annexation the property under Ordinance No. 319.
August 4, 1987 - Approximately 342 acres, bounded by T.W. King Road,
W. S.H. 114, W. Dove Road and N. White Chapel Blvd. was zoned from
"H" Heavy Commercial to "PUD" Planned Unit Development allowing "R-
1" and "R-2" Retail, "0-1" and "0-2" office and "CS" Community Service
district development under case ZA87-015 (Ordinance 334-012).
September 19, 1989 - The above described 342 acres was given "PUD"
Planned Unit Development zoning allowing "C-3" General Commercial,
"CS" Community Service development with the adoption of the Zoning
Ordinance No. 480 and the official zoning map.
October 17, 1995 - A Zoning Change and Concept Plan for NR-PUD
allowing "C-3" General Commercial, "0-2" Office, "HC" Hotel and "CS"
Community Service development under Case ZA95-074 (Ordinance 480-
180) was approved for an approximately 127 acre portion of the
previously described 342 acres, west of the alignment of the approximate
alignment of Kirkwood Boulevard; "R-PUD" Residential Planned Unit
Development allowing detached single family residential development
was approved under Case ZA95-073 (Ordinance 480-179) for
approximately 199 acre portion of the previously described 342 acres,
east of the approximate alignment of Kirkwood Boulevard.
July 20, 1999 - A Zoning Change and Concept Plan for NR-PUD
allowing a variety of non-residential uses and development to include
"High-Tech" uses, "0-2 Office", "Parking Structures", "Hotel",
"Restaurant" was approved for approximately 155 acre under Case
ZA99-056 (Ordinance 480-313). The area included portions of the above
described "NR-PUD"west of the alignment of Kirkwood Boulevard and a
northern portion of the "R-PUD" area east of the alignment of Kirkwood
Boulevard.
October 19, 1999 - A Preliminary Plat for Lots 1-4, Block 1, Sabre Group
Campus was approved under Case ZA99-080.
Case No. Attachment A
ZA26-0031 Page 1
November 18, 1999 - A Final Plat for Lots 1-4, Block 1, Sabre Group
Campus was approved under case ZA99-096.
January 18, 2000 - A Development Plan for Sabre Group Campus was
approved under Case ZA99-090.
March 20, 2007 - A Plat Revision for Lots 1 R1, 1 R2, 2R, 4R1, 4R2 and
4R3, Block 1, Sabre Group Campus was approved under case ZA07-025.
September 15, 2015 - A Plat Revision for Lots 1 R1 R1 and 1 R1 R2, Block
1, Sabre Group Campus was approved under case ZA15-085.
April 6, 2021 — A Zoning Change and Concept/Site Plan for Creekside
Point (formerly Southwest Meadows), which included a four-story full-
service hotel and two outparcel lots with approximately 13,500 square
feet of "C-2" Local Retail Commercial District uses, was denied at 1st
Reading under case ZA18-006.
January 7, 2025 - Approved Zoning Change and Concept Plan 2n1
Reading (7-0) subject to the Staff Report dated December 31, 2024 and
Concept Plan Review Summary No. 3, dated November 25, 2024, and
noting:
- Approval of the zoning change from "NRPUD" Non-residential
Planned Unit Development to "S-P-2" Generalized Site Plan
District, as presented, granting the requested driveway stacking
depth variance and deferring the required traffic impact analysis
until site plan submittal, noting that any recommendations of the
study will be addressed as part of the site plan consideration.
June 3, 2025 —Approved Zoning Change and Concept/Site Plan
(ZA25-0026)
- Approval of the zoning change, concept and site plan changing
zoning from S-P-2 Generalized Site Plan District to S-P-2
Generalized Site Plan District as presented, noting the following:
- Approving the requested variances to the Driveway Ordinance
No. 634, as amended, allowing the driveway stacking depth and
spacing as shown
- Noting the City Council is approving the tree preservation,
landscape exhibit and planting plan presented this evening
- That the required tree mitigation per their tree preservation plan
is 1,845 inches and that a minimum of 45 inches will be mitigated
on-site and for whatever the deficiency is, mitigation payment will
be made into the City's Reforestation Fund not to exceed
$150,000
- And that all canopy trees planted for bufferyards, interior
landscape and mitigation will be a minimum of four (4) inches in
DBH (Diameter at Breast Height)
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The underlying land use designation is Mixed Use.
Case No. Attachment A
ZA26-0031 Page 2
Purpose: 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.
Definition: 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
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.
The optional future land use designation is Restaurant and Specialty
Retail Overlay.
The Restaurant and Specialty Retail Overlay is a commercial overlay
category designed and intended for the concentration of unique dining
and specialty retail options not otherwise found in Southlake's established
retail and restaurant centers. The purpose of this category is to foster the
development of a dynamic, destination restaurant district. This district
should feature mostly independent, unique or local restaurants offering
diverse and healthy cuisine in a sit-down format, which may also include
aspects of culinary tourism or educational components up to and
including schools offering training in culinary arts. The overlay may
provide for incubation of new businesses and concepts which might
otherwise struggle to operate in more traditional retail commercial spaces.
Physical aspects of this district may include proximity to Community
Services uses, proximity to niche retail, frontage onto shared space for
dining or gathering rather than streets, and shared parking.
Mobility & Master Thoroughfare Plan
Kirkwood Blvd. is classified as an "A4D" four-lane divided arterial with
100' of right of way. S.H. 114 is classified as a Freeway with 300' — 500'
of right of way.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan calls for a minimum 8 ft. trail along the east
side of S.H. 114 and a less than 8 ft. sidewalk along the south side of W.
Kirkwood Blvd. The proposed concept plan includes the required
sidewalks along both roadways adjacent to the site.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
Access to the project will be provided by two access driveways onto W.
Kirkwood Blvd., a four-lane divided arterial with 100' of right of way and
Case No. Attachment A
ZA26-0031 Page 3
one access driveway onto W. SH 114.
(betweenSH 114 Frontage Road (12W)
Dove andKirkwood)
24hr West Bound (4,230)
AM Peak AM (277)
PM Peak PM (540)
Kirkwood
(between SH 114 • TW King)
24hr West Bound 4,868 East Bound 3,605
AM Peak AM (349)7:15—8:15 AM Peak AM (972)7:15—8:15 AM
PM Peak PM 892 4:30—5:30 PM Peak PM (215) 12:15— 1:15 PM
*Based on the 2018 City of Southlake Traffic Count Report
Traffic ImpacUse Quantity Weekday day Week Week
..
.. ..
* Peak
Peak Peak
Fine Dine Restaurant 10,000 SF 900 56 90 944 108
931 **
Event Center*" 200 seats 25 114 100
Specialty Retail 10,975 SF 486 75 55 461
814**
* Vehicle Trips Per Day
**Extrapolated from Trip Generation Memorandum for Case Z,424-0030(previous application for
Dakota's)
***Based on the ITE:Trip Generation Manual, 7"Edition
TREE PRESERVATION: No changes are being made to the tree preservation.
PLANNING AND ZONING
ACTION: June 4, 2026; Approved (6-0) subject to the Staff Review dated May 29,
2026 and Site Plan Review Summary No. 1, dated May 29, 2026, as
presented.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 1, dated May 29, 2026.
Case No. Attachment A
ZA26-0031 Page 4
Vicinity Map
1901 W Kirkwood Blvd
is 1750
— — 3400
1600
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IRKWOOD p
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Case No. Attachment B
ZA26-0031 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
1900 l90
_____gRKlY00D BLW
3
Kmav000&vo x '
1298
8'0 1999
i 1000
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SPO# Owner Zoning Physical Address Acreage Response
1 VARISPACE SOUTHLAKE LLC NRPUD 1900 W KIRKWOOD BLVD 1.46 NR
AMERITRADE SERVICES COMPANY
2 IN NRPUD 1051 W KIRKWOOD BLVD 4.28 NR
WILKS SOUTH LAKE DEVELOPMENT
3 L NRPUD 3400 E T W KING RD 2.31 NR
4 SC SOUTHLAKE OWNER LLC NRPUD 1600 W KIRKWOOD BLVD 9.15 NR
WILKS SOUTH LAKE DEVELOPMENT
5 L NRPUD 1001 W KIRKWOOD BLVD 11.26 NR
6 SUPERINTENDENT OF CARROLL ISD NR
SUPERINTENDENT OF GRAPEVINE
7 COLLEYVILLE ISD NR
SUPERINTENDENT OF NORTHWEST
8 ISD NR
9 SUPERINTENDENT OF KELLER ISD NR
1000 NL SOUTHLAKE LLC SP2 1901 W KIRKWOOD BLVD 5.98
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:Ten (10)
Responses Received within 300': None
Case No. Attachment E
ZA26-0031 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0031 Review No.: One Date of Review: 05/29/26
Project Name: Site Plan for Dakota's— 190 Kirkwood Blvd.
APPLICANT: OWNER:
Timothy McEneny (NL Group) Same as Applicant
25 Highland Park Village, Suite 100-580
Dallas, TX 75205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
05/07/26 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.
1. Provide an updated written narrative describing the modifications to the site plan.
2. Show and label the dimensions, maximum height, number of stories, use or uses contained
therein, gross floor area of each building.
3. Label the distance between buildings and distance from building to property lines
All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill-over.
Tree Conservation/Landscape Review
Case No. ZA26-0032 Review No. One Dated: May 20, 2026 Number of Pages: 1
Project Name: Dakota's (Site Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
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The following comments are based on the review of plans received on May 11, 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.
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TREE CONSERVATION COMMENTS:
1. In the Land Use Narrative, the following is stated;
On 12/15/2025, the applicant submitted a Tree Removal Permit (TRER25-0055) to reconfigure the
approved tree preservation plan to alter 135" of protected trees and preserved 107" trees which
Case No. Attachment E
ZA26-0031 Page 2
included some trees not originally accounted for on the approved Tree Conservation Plan. This left a
deficit of 28" ($4,200) which is included within the most recent tree removal mitigation fee.
The original City Council Motion was that the applicant pay a maximum of$150,000 for tree removal
mitigation into the Reforestation Fund but after the approval of the Development 380 Agreement, the
required payment was reduced to $75,000. After the submittal of the Tree Removal Permit TRER25-
0055, the required tree removal mitigation fee increased to $79,200. On the most current approved
Landscape Plans there is 180" of additional trees proposed to be planted towards tree removal
mitigation. The proposed 180" @ $150.00/inch lowered the total tree removal mitigation fee to be paid
into the Reforestation Fund to $52,200.
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
Case No. ZA26-0031 Review No. 1 Dated: 06/05/2026 Number of Pages: 1
Project Name: 1901 W Kirkwood Blvd
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181
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The following comments are based on the review of plans received on 0410812026. 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.
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GENERAL 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.
Case No. Attachment E
ZA26-0031 Page 3
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 COMMENTS:
Fire apparatus access roads shall not exceed 10 percent in grade.
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 within 250 ft hose-lay distance of all portions of a sprinklered
building and within 150 ft hose-lay distance of all portions of an unsprinklered building.
FIRE HYDRANT COMMENTS:
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations with sprinklered
and unsprinklered buildings.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez@ci.southIake.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 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.
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:
Case No. Attachment E
ZA26-0031 Page 4
All conditions of this zoning approval and Ordinance No. 480-826a continue with any future
requests related to the property.
Denotes Informational Comment
Case No. Attachment E
ZA26-0031 Page 5