Item 7B - Staff Report 19 CITY OF Item 713
S0UTHLA1<.,,,E
Department of Planning & Development Services
STAFF REPORT
October 12, 2026
CASE NO: ZA26-0053
PROJECT: Zoning Change and Site Plan for Southlake Cataracts ASC/Pecan Creek
Professional Center
EXECUTIVE
SUMMARY: Roger Smeltzer, 731 Zena Op, LLC, is requesting approval of a Zoning Change
and Site Plan for Southlake Cataracts ASC/Pecan Creek Professional Center on
property described as Lot 4, Block 1, Pecan Creek Addition, and located at 731
Zena Rucker Road. Current Zoning: "S-P-2" Generalized Site Plan District.
Requested Zoning: "S-P-2" Generalized Site Plan District. Applicant: Roger
Smeltzer. Property Owner: 731 Zena Op, LLC. SPIN Neighborhood #10.
DETAILS: The purpose of this request is to seek approval of a Zoning Change and Site Plan
to allow an ambulatory surgery center (ASC) as a permitted use, along with a
covered patient drop-off canopy and screened generator enclosure.
The proposed building will contain approximately 11,400 square feet, with 5,300
square feet designated for the ambulatory surgery center and 6,100 square feet
designated as shell space. The covered patient drop-off canopy will be 15'-11" in
height. The proposed detached canopy will result in a reduction of two parking
spaces, from 93 to 91 spaces overall. The generator will be located at the rear of
the building and enclosed with 12-foot tall masonry screening.
The Site Data Summary is provided as follows:
Site Data Summary
Existing Zoning S-P-2
Proposed Zoning S-P-2
Land Use Designation Office/Commercial
Gross Lot Area 2.255 Acres 98,210 Sq. ft.
Bldg #1 -Total Area 11,400 Sq. ft.
ASC 5,300 Sq. ft.
Shell Space 6,100 Sq. ft.
Bldg #2 -Total Area 11,200 Sq. ft.
Net Floor Area 22,600 s . ft.
Maximum Building #1: 18'-2"
Building Height Building #2: 17'-7"
Impervious Coverage 61,376 s . ft. 62%
Open Space 36,834 Sq. ft. 38%
Parking Spaces Required* 90
Parking Spaces Provided 91
Case No.
ZA26-0053
VARIANCES
REQUESTED: Driveway Ord. No. 634, as amended, Section 5.2.d requires a minimum stacking
depth of 50'. A variance is requested to allow a stacking depth of approximately
41'-0" for the west driveway and 43'-9" for the east driveway. (Variance was
approved on the previous plan)
A variance is requested to allow no trail to be constructed from Zena Rucker to the
south property line. Zoning Ord. No. 480, as amended, Section 33.19 and
Subdivision Ord. No. 483, as amended, Section 5.06 require an 8' multiuse trail to
be extended to the south property line per the Master Pathways Plan. (Variance
was approved on the previous plan)
A comparison of the proposed "S-P-2" regulations to the requirements of the "0-1" Office
District is below:
"0-1" Uses and Regulations "S-P-2" Regulation
Permitted Use Added (ZA25-0042)
Non-medical Spa
All uses permitted in "0-1"
Permitted Use Proposed (ZA26-0053)
Ambulatory Surgery Center
Based on uses per Section 35 — Off-Street Parking Required:
Off-Street Parking Proposed (ZA26-0053)
Requirements 1 space per 249 sq. ft. for all permitted uses
for a total of 91 spaces
Minimum Percentage Tree Minimum Percentage Tree Canopy to be
Canopy to be Preserved: 70% Preserved "S-P-2" District (ZA21-0072):
63.3%
ACTION NEEDED: 1) Consider 1st Reading 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 12, 2026
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Narrative
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Cyndi Cheng (817) 748-8169
Case No.
ZA26-0053
BACKGROUND INFORMATION
OWNER: 731 Zena Op, LLC
APPLICANT: Roger Smeltzer, 731 Zena Op, LLC
PROPERTY SITUATION: 731 Zena Rucker Road
LEGAL DESCRIPTION: Lot 4, Block 1, Pecan Creek Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: "S-P-2" Generalized Site Plan
HISTORY: July 3, 1979, City Council approved a Plat Showing fortwo lots on 25 acres
of land.
February 22, 1984, City Council approved a Plat Revision fora subdivision
of Lot 2 into three lots.
On October 2, 2001, City Council approved a Zoning Change and Concept
Plan for this location (ZA01-077). Under the approval for this case the
following conditions were placed on this lot: providing a 20' bufferyard with
evergreen plant material adjacent school property; accommodating an
east-west access road in the design; no 2 story buildings permitted on the
two south lots; and requiring pitched roof residential style construction on
the south two lots. The applicant has indicated to staff compliance with
these conditions and will provide additional materials when requesting a
Site Plan approval from City Council.
A Plat Vacation of the Dilg Addition was approved by City Council on
January 7, 2003 under ZA02-054.
On January 7, 2003, City Council approved a Preliminary Plat for Pecan
Creek (ZA02-052) for the subdividing of the Dilg Place Subdivision.
On January 9, 2003, the Planning &Zoning Commission approved a Final
Plat(ZA02-053)to begin construction of two commercial/retail buildings on
two lots.
On January 17, 2003,the Planning&Zoning Commission approved a Final
Plat(ZA03-049)in order to obtain a building permit for the construction of a
medical office building on Lot 3, Block 1 of Pecan Creek.
On January 4, 2005, the City Council approved a revised Development
Plan (ZA04-063) to designate the alignment for an approximate 500 feet
section of Zena Rucker Road that will extend east from Byron Nelson
Parkway.
On August 2, 2005, the City Council approved a Plat Revision for Pecan
Creek(ZA05-044)to create lots for general/medical office construction and
to dedicate the right-of-way for Zena Rucker Road through the Pecan
Case No. Attachment A
ZA26-0053 Page 3
Creek development.
On September 20, 2005, a Zoning Change and Site Plan were approved
on Lot 2 of the Pecan Creek Development(ZA05-050)for the construction
of a medical office building (Baylor Family Health Center at Southlake).
On January 18, 2011, a Zoning Change and Concept Plan from "0-1"
Office Zoning District to"S-P-2" Generalized Site Plan Zoning District was
approved (ZA10-039) to establish office uses under the "0-1" zoning
district and a daycare/ Montessori School with a private "K" program in
one building approximately 18,975 square feet in size with the Montessori
School use, medical use and general office uses permitted.
On January 19, 2016, a Zoning Change and Concept Plan (ZA15-097)
from "S-P-2" Generalized Site Plan District to "S-P-2" Generalized Site
Plan District with 0-1 Office District Uses was approved to develop three
one-story office buildings totaling approximately 17,360 square feet and
one open space lot on approximately 2.25 acres.
On November 16, 2021, a Zoning Change and Site/Concept Plan (ZA21-
072) was approved to allow two (2) single-story medical/general office
buildings with building #1 proposed to be 11,316 square feet and building
#2 proposed to be 11,170 square feet for a total of 22,486 square feet in
space.
On September 2, 2025, a Zoning Change and Site Plan (ZA25-0042)was
approved to add "Non-Medical Spa" as a permitted use.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is "Office Commercial".
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 the Public Parks/Open Space and Public/Semi-Public
categories previously discussed.
Mobility& Master Thoroughfare Plan
Zena Rucker Road is designated as a 60' two-lane undivided collector.
The Master Pathways Plan shows an existing 8' multi-use trail along the
south side of Zena Rucker Rd. and extending south from the east property
line of the lot. The existing 8' trail along the east property line is proposed
to be removed with removal of the retention pond.A variance was granted
Case No. Attachment A
ZA26-0053 Page 4
with the S-P-2 zoning to allow no trail to be extended to the south property
line.
TREE PRESERVATION: There are no changes proposed to the tree preservation from the
previously approved plan. There is approximately 10.1% of existing tree
cover on the property and a minimum of 70% of the existing tree cover is
required to be preserved if the zoning change was to the "0-1" Office
District. A maximum of 63.3% of the existing tree cover is proposed to be
preserved per the "S-P-2" zoning.
DRAINAGE: The previously approved Zoning submittal from 2021,ZA21-0072,showed
a proposed underground detention system on the preliminary drainage
plans. The Developer's Engineer submitted a drainage study in 2023 that
determined onsite detention is not required. The provided study was
submitted to ensure that the development wouldn't cause adverse impacts
to the neighboring properties. The study showed that the existing onsite
retention pond reduced the peak discharge in the 5-year and 10-year storm
events but did not provide detention for the 100-year storm event.
Removal of the existing retention pond will cause a slight increase in the 5-
year and 10-year storm events, it was shown that there will be no change
in the 100-year peak discharge to Timarron Creek. It was also determined
that the increase in the 5-year and 10-year storm events will be contained
in the 100-year floodplain. The provided drainage study was reviewed and
approved by the City's third party reviewer and was determined to comply
with the requirements within the City's Drainage Ordinance, Ordinance
605. Based on the approved drainage study, the proposed development is
not providing onsite detention.
UTILITIES: The site is served by an 8-inch water line main and a 10-inch sewer line
main along Zena Rucker Road.
PLANNING AND ZONING
COMMISSION ACTION: September 17, 2026; Approved (6-0) subject to the Staff Report dated
September 11, 2026 and Site Plan Review Summary No. 2 dated
September 11, 2026, as presented.
STAFF COMMENTS: The Site Plan Review Summary No. 3 dated October 12,2026, is attached.
Case No. Attachment A
ZA26-0053 Page 5
Vicinity Map
731 Zena Rucker Rd
r-L i s c 21)
r-
1 1, Z 7 1r.
" } 41 U 71 n
731.
73
731
Jqllpt.
-
701
{,2.
kk
ALL
= a
0 0.01]-01 O.D3 0.04 0.06 "
ireyrf_iue �b
h�
Iy files IrniF C.I 5..'_Lrf
r �F
{
f� f�
ZA26-0055
t
.�rap4-ri.i-
I•.�Il.r g'
ha �.i#,Ef4
Case No. Attachment B
ZA26-0053 Page 6
SITE PLAN REVIEW SUMMARY
Case No.: ZA26-0053 Review No.: Three Date of Review: 10/12/26
Project Name: Zoning Change and Site Plan — 731 Zena Rucker Rd
APPLICANT: 731 Zena Opp LLC OWNER: Vision Commercial Capital Group
LLC
Roger Smeltzer Jr. 731 Zena Opp LLC
1340 Main Street, Suite #305 1340 S. Main Street, Suite #305
Grapevine, TX 76051 Grapevine, TX 76051
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/07/26 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.
The Tree Conservation Plan shall follow the currently approved plan and remain in compliance
with Tree Preservation Ordinance No. 585, as amended.
1. Ensure that the building square footage of each building matches the "S-P-2" district.
2. Provide a small scale location map.
3. Dimension the width of the internal right of ways of the site.
4. Label the bearing and distance of each property boundary.
5. Label the distance from the buildings to property lines.
6. Label the number of parking spaces across the site.
7. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended). The following changes are needed:
a. Label the width of the driveway.
b. Label the stacking depth measured from the R.O.W. to the nearest parking stall or
intersecting drive lane pavement edge. A minimum of 50 feet is required and minimum of
approximately 41 feet is provided.
C. Label the return radii.
8. Provide fire lanes in compliance with the City Fire Code. Show and label the fire lane width and
any curve radii. Also label any radius of any curbs adjacent to the fire lane.
9. Label the building height on the elevations.
10. Label the subject building as Building #1 and the other building as Building #2, as per the original
approved site plan.
Case No. Attachment C
ZA26-0053 Page 7
Tree Conservation/Landscape Review
Case No. ZA26-0053 Review No. Two Dated: September 11, 2026 Number of Pages: 1
Project Name: Southlake Cataracts— 731 Zena Rucker Road (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 7,2026.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:
The submitted Landscape Plan shows that the required canopy tree within the parking island
in front of the building where the canopy is proposed has been relocated to the interior
landscape area in the northeast corner of the development.
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. 1 Date: 7/30/2026
Case No. ZA26-0053 Zoning/Site Plan
Project Name: 731 Zena Rucker
Contact: Sandy Endy, P.E.
Email: sendyp_ci.south lake.tx.us
Phone: (817) 748-8033
The following comments are based on the review of plans received on: 7/20/2026
It is the applicant's responsibility to contact the department representative shown above and make
modifications as required by the comment.
GRADING AND DRAINAGE:
1. The previously approved Zoning submittal from 2021, ZA21-0072, showed a proposed
underground detention system on the preliminary drainage plans. The Developer's
Case No. Attachment C
ZA26-0053 Page 8
Engineer submitted a drainage study in 2023 that determined onsite detention is not
required. The provided study was submitted to ensure that the development wouldn't
cause adverse impacts to the neighboring properties. The study showed that the
existing onsite retention pond reduced the peak discharge in the 5-year and 10-year
storm events but did not provide detention for the 100-year storm event. Removal of
the existing retention pond will cause a slight increase in the 5-year and 10-year storm
events, it was shown that there will be no change in the 100-year peak discharge to
Timarron Creek. It was also determined that the increase in the 5-year and 10-year
storm events will be contained in the 100-year floodplain. The provided drainage
study was reviewed and approved by the City's third party reviewer and was
determined to comply with the requirements within the City's Drainage Ordinance,
Ordinance 605. Based on the approved drainage study, the proposed development is
not providing onsite detention.
Please be aware that the existing drainage easement shall be modified to reflect the proposed
storm design.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southIake.tx.us
Fire Department Review
Case No. ZA26-0053 Review No. 2 Dated: 09/25/2026 Number of Pages: 1
Project Name: 731 Zena Rucker Rd — Southlake Cataract
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 0810712026. 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.
---------------------------------------------------------------------------
---------------------------------------------------------------------------
INFORMATIONAL COMMENTS:
Ambulatory care facility triggers the following:
• Four or more care recipients incapable of self-preservation in any suite triggers
a fire partition per IBC 708 separating that suite from adjacent tenants and
corridor
• Aggregate ambulatory care area over 10,000 SF triggers a smoke barrier and
two smoke compartments per IBC 422 (Suite is 5,300; therefore, if more than
4,700 of the remainder of the buildings 6,100 SF is ambulatory care, this
will be required)
• Any ambulatory care triggers a manual fire alarm (IFC 907.2.2 item 3) and
supervised smoke detection in the facility and public use areas (IFC 907.2.2.1).
Case No. Attachment C
ZA26-0053 Page 9
Proposed canopy will require automatic fire sprinkler protection. (Response letter indicates this
is a freestanding structure and not attached to the building)
Fire lane must be unobstructed by proposed canopy.
Is the address correct?
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez@ci.southlake.tx.us
Building Inspections Review
Address is the site address. Buildings are addressed 701 & 721 Zena Rucker. I added both of these
to this application.
Susan Hernandez
Deputy Building Official
Phone: (817) 748-8238
Email: shernandezCa�_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.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones. The masonry and articulation requirements in Zoning Ordinance No. 480, as
amended, Section 43, Residential Adjacency Standards, Sections 43.13.a.1 and 43.13.a.4 are not
being met. A variance to the masonry and articulation requirements would typically be required
but is exempted by HB2439 of the 86th Legislature of the State of Texas. All materials must meet
applicable building codes.
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 C
ZA26-0053 Page 10
For SP/PUD/TZD/EC zoning:
All conditions of this zoning approval and Ordinance No. 480-788a continue with any future
requests related to the property.
Denotes Informational Comment
Case No. Attachment C
ZA26-0053 Page 11
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
200 731
731
ByRON 600
I
Z PKwy
w ---- - 731 731 731
m / 805
t
O 601
r
r
¢ ]31 `
m fi01
2 3 ♦
4 ♦
601 60l 5
— — —ZENA RUCKER RD — 6
731
701
8 300 3p2 301
701 U
Ol 1000
]21 9 r
701 721 721 721 7213
]
10 3M
0l 30s
3
J
snoof 12 308 xi0 ;Qg
s.n \ 13 312 313
881
————————————————— / ..
316 31]
SPO# Owner Zoning Physical Address Acreage Response
1 SOUTHLAKE SCHOOL REAL ESTATE H RPUD 600 ZENA RUCKER RD 0.25 NR
2 KAGR2 SOUTHLAKE 731 LLC SP1 731 E SOUTHLAKE 1.49 NR
BLVD
3 NOORNEEL LLC SP1 751 E SOUTHLAKE 0.12 NR
BLVD
4 JAMIDO LLC-SERIES IV SP2 805 E SOUTHLAKE 0.33 NR
BLVD
5 SOUTHLAKE CROSSING LLC RPUD 601 ZENA RUCKER RD 0.22 NR
6 SOUTHLAKE VENTURES LLC SP1 807 E SOUTHLAKE 0.03 NR
BLVD
7 CARROLL, ISD RPUD 301 BYRON NELSON 4.21 NR
PKWY
8 MATTHEWS COURT HOMEOWNER'S ASS RPUD 300 MATTHEWS CT 0.30 NR
9 NOORNEEL LLC SP1 751 E SOUTHLAKE 0.18 NR
BLVD
10 ALBRITTON,JAMES RPUD 304 MATTHEWS CT 0.45 NR
11 MATTHEWS COURT HOMEOWNER'S ASS RPUD MATTHEWS CT 0.00 NR
12 RUBAL, FRANK RPUD 308 MATTHEWS CT 0.39 NR
13 HENDERSON,JAMES R RPUD 312 MATTHEWS CT 0.09 NR
14 LIDE 711 HOLDINGS LP 01 200 PECAN CREEK DR 0.91 NR
Case No. Attachment D
ZA26-0053 Page 12
15 JANSON, WESLEY RPUD 305 MATTHEWS CT 0.47 NR
16 CULP, BRITTNEY RPUD 309 MATTHEWS CT 0.49 NR
17 IZZARELLI, SANDI RPUD 316 MATTHEWS CT 0.52 NR
18 ROBERTS LIVING TRUST RPUD 313 MATTHEWS CT 0.48 NR
19 MATTHEWS COURT HOMEOWNER'S ASS RPUD 301 MATTHEWS CT 0.25 NR
20 SUPERINTENDENT OF CARROLL ISD NR
21 SUPERINTENDENT OF GRAPEVINE NR
COLLEYVILLE ISD
22 SUPERINTENDENT OF NORTHWEST ISD NR
23 SUPERINTENDENT OF KELLER ISD NR
1000 731 ZENA OP LLC SP2 731 ZENA RUCKER RD 2.30
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-One (21)
Responses Received within 300': None
Case No. Attachment D
ZA26-0053 Page 13