Item 6 - Staff Report
Case No.
ZA26-0063
Department of Planning & Development Services
S T A F F R E P O R T
October 16, 2026
CASE NO: ZA26-0063
PROJECT: Zoning Change and Concept Plan for Liberty Place
EXECUTIVE
SUMMARY: ANA Consulting, LLC on behalf of Kevin Williams and 2100 W. Continental, LLC is
requesting approval of a Zoning Change and Concept Plan for Liberty Place on
property described as Lot 1, T.J. Thompson No. 1502 Addition and Tract 1B01B,
T.J. Thompson Survey Abstract No. 1502, and located at 2100 and 2300 W.
Continental Boulevard. Current Zoning: “SF-30” Single Family Residential District
and “TZD” Transition Zoning District. Requested Zoning: “SF-20A” Single Family
Residential District. Applicant: Osama Nashed, ANA Consultants, LLC. Property
Owner: Kevin Williams. SPIN Neighborhood #10.
DETAILS: The purpose of this request is to seek approval for a Zoning Change and Concept
Plan for Liberty Place located on 2100 W. Continental Boulevard and 2100 W.
Continental Boulevard, which are zoned “SF-30” Single Family Residential District
and “TZD” Transition Zoning District, respectively. The property encompasses
approximately 3.52 acres and is proposed to be developed in accordance with
“SF-20A” zoning regulations. The applicant is proposing 6 single family lots. The 6
proposed residential lots range from approximately 20,518 square feet to 24,653
square feet.
VARIANCES: Tree Cover Preservation Requirements of the Tree Preservation Ordinance 585-E.
There is 23.78% of existing tree cover and a minimum of 60% is required to be
preserved. A total of 53.53% of existing tree cover is proposed to be preserved,
6.06% is proposed as Borderline/Marginal, and 40.31% is proposed to be altered.
The applicant is requesting approval of a reduction of the building setback
line on Lot 1 along W. Continental Boulevard for from 35’ to a 25’ Building
Line. Building lines along all streets are required a minimum front yard setback
unless the boundary is defined as a rear lot boundary, which requires a minimum
rear yard setback. A reduction can be granted per Section 4 – Definitions of
“Yards” Exhibit, Zoning Ordinance No. 480, as amended. The applicant is
requesting a reduction for the side yard building lines adjacent to a street.
Item 6
Case No.
ZA26-0063
The Site Data Summary is shown in the following:
Site Data Summary
Existing Zoning SF-30 and TZD
Existing Land Use Medium Density Residential
Proposed Zoning SF-20A
Number of Residential Lots 6
Gross Acreage 3.52-acres
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated October 16, 2026
(D) Surrounding Property Owners Map
PowerPoint Presentation
Plans
STAFF CONTACT: Jennifer Crosby (817) 748-8195
Ryan Firestone (817) 748-8127
Case No. Attachment A
ZA26-0063 Page 1
BACKGROUND INFORMATION
PROPERTY OWNER: Kevin Williams and 2100 W. Continental, LLC
APPLICANT: ANA Consulting, LLC -Osama Nashed
PROPERTY SITUATION: 2100 and 2300 W. Continental Boulevard
LEGAL DESCRIPTION: Lot 1, T.J. Thompson No. 1502 Addition and Tract 1B01B, T.J. Thompson
Survey Abstract No. 1502
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “SF-30” Single Family Residential District and “TZD” Transition Zoning
District
PROPOSED ZONING: “SF-20A” Single Family Residential District
HISTORY: The property was annexed into the City in 1987 and given the “AG”
Agricultural District zoning designation. (Ordinance No. 378)
The existing home with approximately 3,420 square feet of livable floor
area was built in 1981. (Source: TAD)
A Zoning Change and Development Plan was approved by City Council on
April 1, 2025 from "AG" Agricultural District to "TZD" for four residential lots
on 2300 W. Continental Boulevard. (ZA25-0001)
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is Medium Density Residential.
Medium Density Residential Purpose and Definition:
The purpose of the Medium Density Residential land use category is to
promote a neighborhood setting primarily comprised of single family
detached houses. The Medium Density Residential category is suitable for
any single-family detached residential development. Other suitable
activities are those permitted in the Public Parks/Open Space and
Public/Semi-Public categories previously discussed.
Mobility & Master Thoroughfare Plan
The property accesses W. Continental Blvd. which is designated as a 2-
lane undivided collector road with 84’ right of way (C2U – 84’). The
property is approximately 250 feet east of the intersection of Davis
Boulevard (FM 1938).
Master Pathways Plan
The Master Pathways Plan calls for a minimum 5-foot sidewalk along W.
Continental Boulevard.
TREE PRESERVATION: There is 23.78% of existing tree cover and a minimum of 60% is required
to be preserved. A total of 53.53% of existing tree cover is proposed to be
Case No. Attachment A
ZA26-0063 Page 2
preserved, 6.06% is proposed as Borderline/Marginal, and 40.31% is
proposed to be altered.
UTILITIES: An 8-inch water line will be installed to serve the lots, extended from the
existing 12-inch water line located along W. Continental Boulevard. An 8-
inch sanitary sewer will be extended to serve the lots from the existing 8-
inch line located at Davis Blvd.
DRAINAGE: The proposed development has been designed so all lots drain towards
Williams Court and then south towards the proposed detention pond
located within Lot 6 at the southwest corner of the development. The
detention pond will ultimately outlet into the existing storm drain system
within W. Continental Boulevard.
CITIZEN INPUT: This item was heard at the August 17, 2026 Corridor Planning Committee
meeting.
A SPIN meeting was held on August 25, 2026.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated October 16, 2026.
Case No. Attachment B
ZA26-0063 Page 1
Case No. Attachment C
ZA26-0063 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA26-0063 Review No.: Two Date of Review: 10/16/2026
Project Name: Zoning Change and Concept Plan – Liberty Place
APPLICANT: PROPERTY OWNER:
Osama Nashed Kevin Williams
5000 Thompson Terrace 245 Creekway Bend
Colleyville, TX 76034 Southlake, TX 76092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/05/26 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 PLANNER AT (817) 748-8127.
1. Revise the title block to include the Survey and Abstract for unplatted property or Lot, Block
and Addition for platted property. This should include the current properties: Lot 1, T.J.
Thompson No. 1502 Addition and Tract 1B01B, T.J. Thompson Survey Abstract No. 1502.
2. The following changes are needed regarding the proposed lotting:
a. Building lines along all streets are required a minimum front yard setback unless the
boundary is defined as a rear lot boundary, which requires a minimum rear yard setback.
Lot 1 and 6 require a minimum 35-foot setback. The applicant is requesting a reduction to
a 25’ Building Line along W. Continental Boulevard on Lot. (A reduction may be granted
per Section 4 – Definitions of “Yards” Exhibit, Zoning Ordinance No. 480, as
amended).
b. Label the building line on Lot 6 adjacent to W. Continental.
c. Clearly identify the boundary limits of the drainage easement for the detention pond. The
property owner or Owners Association shall be responsible for maintain the detention
pond and easement. Place a note on the plan indicating responsibility.
d. Add a note regarding landscape easement. Also, If “UT” is abbreviated for Utility, change
to “UE & Landscape Easement”. Otherwise clarify what “UT” is.
3. Label the location of the proposed masonry entrance monument sign bearing the name
“Liberty Place” at the subdivision entrance. Provide any renderings, if available.
4. Label the height of the masonry wall, put into a wall easement and note maintenance
responsibility.
Case No. Attachment C
ZA26-0063 Page 2
Tree Conservation/Landscape Review
Case No. ZA26-0063 Review No. Two Dated: October 15, 2026 Number of Pages: 1_
Project Name: Liberty Place (Union Estates) – 2100 & 2300 W. Continental (ZCP)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
===============================================================================
The following comments are based on the review of plans received on October 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.
===============================================================================
TREE CONSERVATION COMMENTS:
1. The existing tree cover preservation does not comply with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance 585-E. There is 23.78% of existing tree cover
and a minimum of 60% is required to be preserved. A total of 53.53% of existing tree cover is
proposed to be preserved, 6.06% is proposed as Borderline/Marginal, and 40.31% is proposed to
be altered. Provide a justification for the preservation deficiency along with a mitigation
plan or variance request.
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.
Case No. Attachment C
ZA26-0063 Page 3
* 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 C
ZA26-0063 Page 4
Public Works/Engineering Review
Review No. 2 Date: 10/16/2026
Case No. ZA26-0063 Zoning/Concept Plan
Project Name: 2100 & 2300 W. Continental Blvd
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: 10/6/2026
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
1. The easement labeled as a 5’ sidewalk easement shall be labeled as a 5’ pedestrian access
easement.
* The plans are being preliminarily reviewed. Additional comments may be forthcoming during
construction plan review.
DRAINAGE COMMENTS:
2. Updated drainage and grading plans were not provided so it is unclear whether onsite detention is
being provided or not. Please provide updated drainage plans.
3. There is a detention pond area labeled on the concept plans, but there is no detention pond
shown. The proposed drainage plans don’t show onsite detention. The storm inlets within
Continental were designed for runoff from the existing 1+ acres lots and not for ½ acre lots. The
increase in runoff will be required to be handled on site.
4. Per the ISWM manual, the C value for lots that are 1 acre or more is 0.45, and for lots that are ½
acre is 0.55. Please update the provided calculations for existing and proposed conditions for
2300 W. Continental and ensure that the offsite basins are correct.
UTILITY COMMENTS:
* Please be aware that sanitary sewer service lines should connect to the main directly rather than
to the manhole.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA26-0063 Page 5
Fire Department Review
Case No. ZA26-0063 Review No. 1 Dated: 09/25/2026 Number of Pages: 1
Project Name: 2300 W Continental Blvd
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 09/03/2026. 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 shall be installed in all residential structures that exceed
6,000 square feet, excluding porches and patios.
To facilitate emergency response, R-3 occupancies should be addressed on the street fronting
the property.
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with
un-sprinklered homes and 600 feet for subdivisions that are completely sprinklered. (Hydrant
over spaced to nearest existing hydrant)
Hydrants are required at intersecting streets and at intermediate locations between at
distances indicated above. (Add hydrant at the entrance W. Continental)
Hydrant needs to be located as close as possible to dead end area of cul-de-sac,
FIRE LANE COMMENTS:
Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb.
(Standard street width)
Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot
outside turn radius.
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for
approved turnaround.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment C
ZA26-0063 Page 6
General Informational Comments
* Mail delivery method and mailbox location must be coordinated with the United States
Postal Service.
* Building permit(s) are required prior to commencement of any work.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* 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, Roadway Impact Fees, 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.
Case No. Attachment D
ZA26-0063 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 AVARY FAMILY LTD PRTNSHP I1 2105 GREENBRIAR DR 0.59 NR
2 WEBOCK LLC I1 2107 GREENBRIAR DR 0.01 NR
3 SAL EQUITY GROUP LLC I1 2075 GREENBRIAR DR 0.65 NR
4 ISP DAVIS WASH LLC SP1 955 DAVIS BLVD 1.96 NR
5 SAFFE PROPERTY & CASUALTY LP I1 2113 GREENBRIAR DR 0.01 NR
6 YUNXIN LLC SP1 945 DAVIS BLVD 0.08 NR
7 ANDRADE JOSEPH SF20A 2016 WOODBURY CT 0.46 NR
8 ADAMS WILLIAM K SF20A 2020 WOODBURY CT 0.59 NR
9 VAN BROTHERS LLC C2 1025 DAVIS BLVD 0.52 NR
10 RIG PROPERTIES LLC SP1 1125 DAVIS BLVD 1.15 NR
11 SHEKHAR SRINIVASAN SF20A 2024 WOODBURY CT 0.52 NR
12 SOUTHLAKE CITY OF CS 1155 DAVIS BLVD 0.06 NR
13 JJB ENTERPRISES INC AG 8900 DAVIS BLVD 2.36 NR
14 COUNTRY WALK LTD PRTNSHP SF20A 1901 W CONTINENTAL
BLVD
0.02 NR
15 JJB ENTERPRISES INC AG 8904 DAVIS BLVD 0.06 NR
16 BAKER RICHARD SF20A 1906 AMESBURY CT 0.05 NR
17 MENDEZ LTD SP1 2104 GREENBRIAR DR 0.85 NR
18 515 RESOURCES LLC I1 2100 GREENBRIAR DR 1.13 NR
Case No. Attachment D
ZA26-0063 Page 2
19 EVAN MITCHELL BROWN
REVOCABLE
SF20A 1907 AMESBURY CT 0.81 NR
20 AGILE LIGTNING 2 LIVING TRUST SF20A 2012 WOODBURY CT 0.48 NR
21 THE NORTHRIP FAMILY TRUST SF20A 2013 WOODBURY CT 0.54 NR
22 ROBINSON DAVID SF20A 1904 AMESBURY CT 0.45 NR
23 SUPERINTENDENT OF CARROLL
ISD
NR
24 SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD
NR
25 SUPERINTENDENT OF
NORTHWEST ISD
NR
26 SUPERINTENDENT OF KELLER ISD NR
1000 LEWIS KANDACE SF30 2100 W CONTINENTAL
BLVD
0.96
1001 LOMME STEPHANIE BROOKE TZD 2300 W CONTINENTAL
BLVD
2.82
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-seven (27)
Responses Received: None