Item 6 - Staff ReportCase No.
ZA26-0046
S T A F F R E P O R T
October 2, 2026
CASE NO: ZA26-0046
PROJECT: Zoning Change and Site Plan for Magnolia Office Park
EXECUTIVE
SUMMARY: Clay Cristy is requesting approval of a Zoning Change and Site Plan for Magnolia
Office Park, on property described as Tract 5B06, S. Freeman Survey, Abstract
No. 525, City of Southlake, Tarrant County, Texas and located at 501 N. Kimball
Avenue, Southlake, Texas. Current Zoning: “AG” Agricultural District. Requested
Zoning “S-P-1” Detailed Site Plan District. Property Owner: Randy Primrose and
Taylor Farden, Magnolia Property Company . Applicant: Clay Cristy, ClayMoore
Engineering. SPIN Neighborhood #4.
DETAILS: The purpose of this request is to seek approval of a Zoning Change and Site Plan
for an office park development consisting of five buildings, divided into individual
lots, on approximately 3.62 acres. The proposed building footprints total
approximately 30,982 square fee t with individual buildings ranging from 9,650 to
13,800 square feet. The total gross floor area is approximately 56,434 square feet.
Three buildings will be one-story and two buildings will be two stories. The
proposed lot coverage is 19.7%, and the proposed impervious coverage is 70%. A
total of 189 parking spaces is provided across the site. A cross-access connection
is also proposed to the south of the property.
The requested “S-P-1” Detailed Site Plan District and Development Regulations
includes all uses allowed under “O -1” Office District except with the following
regulations:
1. To facilitate contiguous development, buffer yards and building setbacks
will not be required along internal boundary lines.
2. Allow for the impervious coverage to be calculated for the entire
development as opposed to individual lots.
3. Tree Preservation Ordinance & Tree Technical Manual Ordinance 585 ‐E
7.2.a Specifies that 60% of the existing tree canopy shall be preserved.
19.7% of existing tree canopy will be preserved. The existing coverage is
approximately 25.9%.
4. Cross Access agreements will be in place prior to permitting to satisfy
access to a public way for the development.
5. Allowable impervious coverage for the entirety of the five (5) lots will be
increased to a maximum of 70%
Department of Planning & Development Services
Item 6
Case No.
ZA26-0046
Site Data Summary
Existing Zoning “AG” Agricultural District
Proposed Zoning “S-P-1” Detailed Site Plan District
Land Use Designation Office Commercial
Gross Lot Acreage 3.62 ac. (157,637 SF)
Total Building Area 30,982 SF
Building 1: 4,980 SF
Building 2: 4,980 SF
Building 3: 7,132 SF
Building 4: 7,110 SF
Building 5: 6,780 SF
Floor Area (Gross) 56,434 SF
Building 1: 9,662 SF
Building 2: 9,662 SF
Building 3: 11,772 SF
Building 4: 13,838 SF
Building 5: 11,500 SF
Building Height/Number of Stories 35 feet/2-story
Lot Coverage (%) 19.7%
Impervious Coverage (%) 70% (110,808 SF)
Pervious Coverage (%) 30% (46,829 SF)
Total Parking Required
Office: (1 per 300 SF)
189 spaces
Handicap: 6 spaces
Total Parking Spaces Provided 192 spaces
Handicap: 10 spaces
VARIANCE
REQUEST: Driveway Ordinance No. 634, as amended, Section 5.1 requires the minimum
centerline spacing for driveways along arterial roads to be 75 feet. The applicant is
requesting a variance to allow spacing of approximately 50 feet for the eastern
driveway along Kimball Avenue .
Subdivision Ordinance No. 484, as amended, to Section 8.01, Lotting
Requirements, 8.01.A requires that every lot shall abut on a public or a private
street. The applicant is requesting approval to allow the lots as shown with access
by a common access easement with 26’ fire lane .
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Staff Review Summary No. 3, dated October 2, 2026
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Narrative
Plans
Case No.
ZA26-0046
STAFF CONTACT: Dennis Killough (817) 748-8072
Cyndi Cheng (817) 748-8269
Case No. Attachment A
ZA26-0046 Page 1
BACKGROUND INFORMATION
OWNER: Randy Primrose and Taylor Farden, Magnolia Property Company
APPLICANT: Clay Cristy, ClayMoore Engineering
PROPERTY SITUATION: 501 N. Kimball Avenue
LEGAL DESCRIPTION: Tract 5B06, S. Freeman Survey, Abstract No. 525
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “S-P-1” Detailed Site Plan District with “O-1” uses
HISTORY: The property was annexed into the City in 1956.
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Office Commercial”.
Purpose and Definition: The Office Commercial category is a commercial
category designed and intended for the exclusive use of office and limited
office‐related activities. It is established for and will be allocated to those
districts best suited for supporting commercial activity of an office
character. It has been established to encourage and permit general
professional and business offices of high quality and appearance, in
attractive landscaped surroundings with the types of uses and design
exterior appearance so controlled as to be generally compatible with
existing and future adjacent and surrounding residential development.
Properties with this designation may serve as a transition between
established residential neighborhoods, major roadways, and retail
development. Other suitable activities are those permitted in t he Public
Parks/Open Space and Public/Semi ‐Public categories previously
discussed.
Mobility & Master Thoroughfare Plan
N. Kimball Avenue is identified as an (A4D) 88-foot arterial roadway within
the Southlake Mobility & Master Through Plan.
A 5’ minimum sidewalk is required along N. Kimball Avenue.
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
Kimball Avenue has a median break at Kimball Park located approximately
50 feet north of the project access. Kimball Road has a northbound left-turn
lane. The next median break left-turn lane north of the project access is at
the Kimball Lakes driveway. This will be used for northbound -to-
southbound U-turns. The first median break south is at the Chevron and
Shell C-stores located approximately 500 feet south of the project access.
This median break has a southbound left -turn lane which will be used for
Case No. Attachment A
ZA26-0046 Page 2
southbound-to-northbound U-turns.
Traffic Impact
Use Floor Area
(sq. ft.) Vtpd*
AM
(avg.
rate)
AM-
IN
AM-
OUT
PM
(avg.
rate)
PM-
IN
PM-
OUT
Office Park
(750) 56,434 662 1.71 88 11 1.48 12 74
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the submitted Applicant’s Trip Generation Analysis
UTILITIES: The proposed site will extend an 8 -inch waterline from the existing 12-inch
waterline on the east side of N. Kimball Ave nue. The proposed site will
extend an 8-inch sanitary sewer line from the existing 8-inch sanitary sewer
line on the west side of N. Kimball Ave nue.
DRAINAGE: In existing conditions, the site has a natural high point near the center of
the property. A portion of the site drains to the northwest, and the other
portion drains to the northeast. The proposed development will capture
onsite stormwater within a storm drain system and detain the additional
stormwater between existing and proposed conditions within an
underground detention system that will ultimately outlet into the creek at
the northwest of the site.
TREE PRESERVATION : There is 48.6% of existing tree cover on the property and after an analysis
of the condition of the trees on the property, it was found that only 25.9% of
the existing trees providing the tree cover were in fair or good condition,
which places the required minimum percentage of existing tree cover to be
preserved at 60%. Only 19.7% of the existing tree cover is proposed to be
preserved.
CITIZEN INPUT: This item was heard by the Corridor Planning Committee meeting on
September 21, 2026.
A SPIN meeting was held for this project on September 22, 2026.
STAFF COMMENTS: The Site Plan Review Summary No. 3 dated October 2, 2026, is attached.
Case No. Attachment B
ZA26-0046 Page 3
Case No. Attachment C
ZA26-0046 Page 4
Surrounding Property Owners Responses
SPO
#
OWNER ZONING PHYSICAL ADDRESS ACREAGE RESPONSE
1 MALONEY ROBBIE JOAN SF1-A 504 SHADY LN 0.08 NR
2 ST LAURENCE
EPISCOPAL CHURCH
CS 517 N KIMBALL AVE 2.58 NR
3 KIMBALL ROAD LP I1 500 N KIMBALL AVE 0.54 NR
4 MALONEY ROBBIE JOAN SF1-A 500 SHADY LN 0.55 NR
5 DOVE ROAD WATER
ASSOC
SF1-A 480 SHADY LN 0.01 NR
6 KARNATI TEJAS SF1-A 426 SHADY LN 1.26 NR
7 MDP SOUTHLAKE LLC SP2 2114 E SH 114 0.74 NR
8 DESAI HIREN SF1-A 420 SHADY LN 0.99 NR
9 HAGAR STEPHEN T AG 479 N KIMBALL AVE 2.05 NR
10 BOWEN SL LTD I1 450 N KIMBALL AVE 0.06 NR
11 DHAKAL BIKAL SF1-A 414 SHADY LN 0.24 NR
12 DHAKAL BIKAL SF1-A 410 SHADY LN 0.01 NR
13 BARGER EQUITY GROUP
LLC
I1 440 N KIMBALL AVE 0.33 NR
14 MDP KIMBALL PARK
OFFICE LLC
SP2 2108 E SH 114 5.17 NR
15 KP SOUTHLAKE JV LLC SP2 2112 E SH 114 1.30 NR
Case No. Attachment C
ZA26-0046 Page 5
16 SCHEIBEL TRACY E SF1-A 520 SHADY LN 1.44 NR
17 SUPERINTENDENT OF
CARROLL ISD
NR
18 SUPERINTENDENT OF
GRAPEVINE
COLLEYVILLE ISD
NR
19 SUPERINTENDENT OF
NORTHWEST ISD
NR
20 SUPERINTENDENT OF
KELLER ISD
NR
1000 OURONE LLC AG 501 N KIMBALL AVE 3.40
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-One (21)
Responses Received: None
Case No. Attachment D
ZA26-0046 Page 6
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0046 Review No.: Three Date of Review: 10/02/26
Project Name: Zoning Change and Site Plan – Magnolia Office Park – 501 N. Kimball Ave.
APPLICANT: OWNER: Magnolia Property Company
Clay Cristy Randy Primrose & Taylor Farden
3231 Harwood Rd. 850 S. Village Center Dr.
Bedford, Tx 76021 Southlake, TX 79092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
09/24/26 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.
* The applicant requests approval of the “S -P-1” Detailed Site Plan district as proposed in the
written Zoning Narrative and as shown on the proposed Site Plan.
1. All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as
amended). Driveway does not meet the minimum stacking depth. 75 feet of stacking depth is
required unless a variance is approved. A variance has been requested.
2. Subdivision Ordinance No. 484, as amended, to Section 8.01, Lotting Requirements, 8.01.A
requires that every lot shall abut on a public or a private street. Lots 2, 3, and 5 will not have
frontage to a public or private street. Cross Access and parking will be granted as part of the
development. A variance has been requested.
* Show any intended lighting. 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. ZA26-0046 Review No. Three Dated: September 24, 2026 Number of Pages: 2_
Project Name: Magnolia Office Park (Zoning/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 September 24, 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.
===============================================================================
TREE CONSERVATION COMMENTS:
Case No. Attachment D
ZA26-0046 Page 7
1. The proposed existing tree cover preservation does not comply with the existing tree cover
preservation requirements of the Tree Preservation Ordinance 585 -E. There is 48.6% of existing
tree cover on the property and after an analysis of the condition of the trees on the property, it was
found that only 25.9% of the existing trees providing the tree cover were in fair or good condition,
which places the required minimum percentage of existing tree cover to be preserved at 60%.
Only 19.7% of the existing tree cover is proposed to be preserved. To mitigate the removal of the
existing tree cover a total of 966” ($144,900) is proposed to be paid into the Reforestation Fund.
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%
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.
* 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. A 5’ – A type bufferyard, interior landscaping, and parking landscaping is required to be provided
along the north property line and within the parking, except it is located within the existing 60’
overhead transmission powerline easement. Gain permission from the utility provider within the
easement to install landscaping within the easement for the bufferyards and parking islands or
request a variance to the bufferyards regulations and Landscape Ordinance requirements to not
provide the required landscaping within the easement area.
3. The interior landscape calculations are incorrect. The square footage of the building floor area of
the first floor or largest floor of all five buildings is greater than 13,800 square feet. The required
interior landscape area is based on 50% of the square footage of the first floor or the square
footage of the largest floor of the buildings.
* Existing tree credits are proposed to be taken for 28 required accent trees within the interior
landscape area. Existing tree credits shall only be granted if the tree/s are in healthy condition and
Case No. Attachment D
ZA26-0046 Page 8
all requirements of the Tree Preservation Ordinance have been met as determined at the time of
inspection for a Permanent Certificate of Occupancy.
* 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
Review No. 3 Date: 10/1/2026
Case No. ZA26-0046 Zoning/Site Plan
Project Name: Magnolia Office Park (501 N. Kimball)
Contact: Sandy Endy, P.E.
Email: sendy@ci.southlake.tx.us
Phone: (817) 748-8033
The following comments are based on the review of plans received on: 9/24/2026
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
* If the drive isle stub outs located along the southern edge of the property are intended to
connect the neighboring property in the future, then a common access easement will be required.
UTILITY COMMENTS:
* The water line, fire hydrants, and water meters will be required to be located within a water
easement for this development.
DRAINAGE COMMENTS:
* The proposed underground detention will be required to be located within a dedicated drainage
easement.
* There appears to be a wall located at the eastern end of the development, and offsite drainage
is being routed from the south to the north onto the property to the north. Ensure that the offsite
drainage is not being routed to a neighboring property if it does not flow that direction in existing
conditions.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment D
ZA26-0046 Page 9
Fire Department Review
Case No. ZA26-0046 Review No. 2 Dated: 09/25/2026 Number of Pages: 2
Project Name: 501 N Kimball – Magnolia Office Park
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 09/22/2026. 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:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet.
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. (Label riser room locations to determine termination point of riser piping, and
indicate size of the riser rooms )
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. (FDCs not indicated on the plan to make this
measurement)
Fire hydrants are required at a maximum spacing of 500 feet for commercial locations that contain
sprinklered buildings throughout.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 250 feet of all exterior portions of the perimeter of
buildings on a “hose-lay” basis for sprinklered 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).
Buildings 30 feet or three stories in height shall have not fewer than two means of fire apparatus
access for each structure. Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight line between accesses. (Only 1
mean of access provided for this project)
Where the vertical distance between the grade plane and the highest roof surface exceeds 30
feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the
highest roof surface shall be determined by measurement to the eave of a pitched roof, the
Case No. Attachment D
ZA26-0046 Page 10
intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. (26’fire
lane provided throughout)
Dead-end fire apparatus access cannot exceed 150 feet.
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius.
Lorenzo Chavez
Assistant Chief/Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment D
ZA26-0046 Page 11
General Informational Comments
* A cross access and parking agreement will need to be executed prior to permitting.
* 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones. However, masonry and articulation requirements in Section 43, Residential
Adjacency Standards are exempted by HB2439 of the 86th Legislature of the State of Texas. All
materials must meet applicable building codes.
* 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 mu st 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.
* Denotes Informational Comment