[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6462834,"mediaKeyId","5795552-4ad09938892700df1d08c8d782bac196","parentId",5795552,"title","Planning commission backs land‑use change and concept plan for 1835 Shady Oaks, asks for buffer‑wall rendering","audioSeconds",1004,"startMs",221000,"endMs",1225000,"viewUrl","/Search/View?dp=1&key=5795552-4ad09938892700df1d08c8d782bac196&start=221&end=1225","thumbnailUrl","https://assets.pipeline.soar.com/5795552-4ad09938892700df1d08c8d782bac196/thumbnail_221000.jpg","articleUrl","/articles/6462834/Southlake/Tarrant-County/Texas/Planning-commission-backs-landuse-change-and-concept-plan-for-1835-Shady-Oaks-asks-for-bufferwall-rendering","mediaUrl","https://secure.pipeline.soar.com/6462834-3aa6c14a635387e71da5e98ab5b6af21/orig.mp4?Expires=1771105233&Signature=JVuue8H4yvYjVat0ilaWySgBzbYshtb0mputuxyB810jp7M7JgmgH6XXcBKauTDGGWg0jJKxMuacT-xMt647F687QuMOlsHE8MMTMkFBjWDoV6MGiZ4rFy9DO8bjjckwyCRSWm1TLz5JZvppDfFrHm-XWHyAK-m3ROKz3EHZWZD1L30hcdVzRns-4EVlwcdFloyfEbpaQ9QxsY-Ph6S2Tdi2xQK27~c1TJLVgfKlgtFU4m79sDoVeBJbd9Od2-X6bN1noyYfBEed9aNHTwO7Unwl7aCS9~BFrY4jaKj8X4Ui~YoxOMxm3rk4Zp-MNCBT7~SXLI~88yiSdD1B0ZjlMQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Southlake","date","2025-09-18T00:00:00Z","article","Planning and Zoning Commission Chair Dan Kubiak and city staff presented a jointly heard land‑use amendment and concept plan for 1835 Shady Oaks and the commission voted 5‑0 to recommend approval to City Council, with a request that the applicant provide a drawing of the finished 114‑facing buffer wall and adjacent landscaping for the council meeting.

The application would change the property’s future land use designation from office commercial to medium‑density residential and rezone the site to allow a single‑family residential layout. City staff said the proposal covers 20.21 acres and proposes 27 lots; staff described a 50‑foot rear build line for adjacent lots on the frontage road (Highway 114), a 50‑foot landscape buffer with an eight‑foot masonry screening wall placed in the middle of a 10‑foot construction/maintenance easement, and minimum lot sizes of about 20,000 square feet “in line with SF‑20A.” Staff also said the submittal meets the city’s 30 percent required tree preservation standard and identified roughly 13 percent of trees as “borderline” subject to final lot‑by‑lot development.

Applicant Curtis Young told the commission the plan evolved after neighborhood feedback and City Council input. Young said previous office‑commercial proposals were unpopular with neighbors and that the current residential plan was intended to provide a larger buffer from Highway 114, retain as many existing trees as possible, and place homes farther from the freeway. Young said the gated entry to Highway 114 would be private, maintained by the homeowners association, and would allow access for residents and emergency vehicles only.

Commission discussion focused on the larger buffer along 114 and visual screening for the proposed eight‑foot wall. Commissioners asked the applicant to bring a rendering or photographic simulation showing the existing trees and how the proposed masonry wall would be screened by vegetation; the commission inserted that request as a condition for the council submittal.

The commission approved two separate motions: one recommending the future land use map amendment (case CP25‑003, staff report dated 09/12/2025) and a second recommending approval of the concept plan and zone change (concept plan review summary dated 09/12/2025). Both motions passed 5‑0. The concept‑plan approval included explicit language granting the variances that were requested in the concept plan submission and the condition that the applicant provide a finished‑wall drawing with landscape features for the City Council packet.

What happens next: The commission’s recommendation and the applicant’s wall‑rendering will go to City Council; the applicant and staff said the drawing is intended to address Council and neighborhood concerns about the wall’s visibility from Highway 114.

(Reporting note: direct quotes and attributions are limited to speakers recorded in the meeting transcript.)","mediaType","Video","parentTitle","Southlake - Planning and Zoning Commission","oneSentenceSummary","Planning and Zoning Commission Chair Dan Kubiak and city staff presented a jointly heard land‑use amendment and concept plan for 1835 Shady Oaks and the commission voted 5‑0 to recommend approval to City Council, with a request that the applicant provide a drawing of the finished 114‑facing buffer wall and adjacent landscaping for the council meeting.","taxTitle","Southlake, Tarrant County, Texas","taxId",52237,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6462820,"Votes at a glance: Southlake Planning and Zoning Commission, Sept. 18, 2025",3647,98000,3745000,"/Search/View?dp=1&key=5795552-4ad09938892700df1d08c8d782bac196&start=98&end=3745","https://assets.pipeline.soar.com/5795552-4ad09938892700df1d08c8d782bac196/thumbnail_98000.jpg","/articles/6462820/Southlake/Tarrant-County/Texas/Votes-at-a-glance-Southlake-Planning-and-Zoning-Commission-Sept-18-2025","https://secure.pipeline.soar.com/6462820-e961b81a77c90bebab09c3bf26084953/orig.mp4?Expires=1771105233&Signature=XebGgkX6fFnEJ6k-rCGbLLiq-F5hM8ZCJ1f3c6o3g3KrArZ3GniYgmtYyMdjEDpPSQs1YeUvnYV-3-VdESCg4buW5ilsharpp0Nbd0A8u22gIazs8VXaULsa6faN3LFy87j8kCqK6zqamMJ94Rok97CTEYCIAE7P58EAD8BMlkuisuqOlNGVgRn0qJpjN1hziFhQlK10h1ZsxVZMe-Y2WJBES70MgyIZU~J-bqkBBVPE8x1VT0967XHSeikYjczG36KLFly2YzfcK5E9qS~mi4kx7GLtoHix-G2KknVq7gHf562GIYzabiDwOgCdOQdZ6rwMh4HNtgu9He~ostUs7g__&Key-Pair-Id=KUT5TJCACFTXG","This is a compact listing of formal actions recorded at the City of Southlake Planning and Zoning Commission meeting on Sept. 18, 2025.

• Approval of minutes (Item 5) — Motion to approve Planning and Zoning Commission minutes from 09/04/2025. Vote: motion passes 4‑0 with 1 abstention. (Recorded in meeting minutes portion of the transcript.)

• Item 6 — Future Land Use Amendment (case CP25‑003) for 1835 Shady Oaks. Motion to recommend approval referencing staff report dated 09/12/2025. Vote: 5‑0 in favor. Condition: applicant to provide finished buffer wall and landscape drawing for City Council packet.

• Item 7 — Concept plan and zone change for 1835 Shady Oaks (concept plan review summary dated 09/12/2025). Motion to recommend approval and grant requested variances. Vote: 5‑0 in favor. Condition: applicant to provide finished buffer wall and landscape drawing for City Council packet.

• Item 8 — Preliminary plat (case ZA25‑58) for a Shady Lane property requesting panhandle/flag lots. Motion to deny the application referencing staff report dated 09/12/2025 and preliminary plat review summary No. 1. Vote: 5‑0 to deny. Basis: commission found the variance request did not meet established criteria; applicant may appear before City Council on Oct. 7, resubmit or withdraw the variance.

• Item 9 — Plat showing (case ZA25‑60) for 1900 North Carroll / 1100 Primrose. Motion to approve referencing staff report dated 09/12/2025 and plat showing review summary No. 1. Vote: 5‑0 to approve. Condition: City engineering to review driveway location and advise the applicant prior to the City Council meeting.

All motions and vote tallies are taken from the meeting transcript; where the transcript did not record a speaker’s name for mover/second, the record shows the motion text and the recorded vote tally.","Quick summary of formal actions taken at the Sept. 18, 2025 Planning and Zoning Commission meeting.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":80,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6462825,"Commission approves plat showing for 1900 North Carroll/1100 Primrose; asks engineering to review driveway placement",879,2866000,"/Search/View?dp=1&key=5795552-4ad09938892700df1d08c8d782bac196&start=2866&end=3745","https://assets.pipeline.soar.com/5795552-4ad09938892700df1d08c8d782bac196/thumbnail_2866000.jpg","/articles/6462825/Southlake/Tarrant-County/Texas/Commission-approves-plat-showing-for-1900-North-Carroll1100-Primrose-asks-engineering-to-review-driveway-placement","https://secure.pipeline.soar.com/6462825-75d7b51c635652fae30ecfe9db145385/orig.mp4?Expires=1771105233&Signature=RJjHNp6w5jtpeLB1Lh0iPsQ7fDiojKhlrZwtCiWhNLF0KgfHJSveBodjWiqaszovqDHNo~n5HMtbyQGPtVZeHzpmBCuejxDAFsWxrCgJK5G5nNuhjso9rwHQd9g44Xp5eTkAXIkm9SkYj12u2JjM8~En0zQqvwaKl0rzJrBWxhLLRDbAf~uBhHcTCCyKWoGZYjNZ9IHuoxosazwidDWj7OlrKPwyDAhItF2volOp21HWz39TmSRKSj79zQJXnXgL16NUwJL~2ldxYqSSp40IbLOkNjixmoGaLTSS-lO7fYWO~L7DAiFcnJn5g16ey7CImu1wexMJJTX7KKOtt7fFVA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission voted 5‑0 to approve a plat showing for properties at 1900 North Carroll and 1100 Primrose (case ZA25‑60), with the additional direction that City engineering review driveway placement and advise the applicant before the matter goes to City Council.

Staff said the combined existing tracts total about 0.93 acres and that the plat showing would create two lots, one just over 0.4 acres and the other just over 0.5 acres. Staff noted that the Board of Adjustment previously granted variances for area, width and depth for both lots on Aug. 14.

Applicant representative Steve Fultz said he was representing his daughter, Sophia Fultz, who plans to build on the Carroll property and intends to keep the address 1900 North Carroll. Fultz said the proposal includes driveway access on both Carroll and Primrose; commissioners and staff discussed whether driveway access should be limited to Primrose because Carroll is a higher‑speed street and visibility is restricted at the crest near the site. The applicant said the design includes a gated set‑back driveway inset from Carroll and a garage/driveway access on Primrose to allow off‑street parking and deliveries.

Commissioners directed staff to have City engineering (public works) review driveway locations and advise the applicant before the Council packet is finalized. The commission’s motion approving the plat showing (reference ZA25‑60 and the plat showing review summary dated 09/12/2025) included that request; the motion passed 5‑0.

Next steps: Staff will forward the commission’s recommendation and engineering comments to City Council for the next agenda; the applicant will receive engineering feedback on driveway placement before the council meeting.","The Planning and Zoning Commission approved a plat showing to create two lots at 1900 North Carroll and 1100 Primrose (ZA25‑60) and asked City engineering to review driveway location and advise the applicant before City Council review.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6462831,"Commission denies Shady Lane preliminary plat after flag‑lot variance request; neighbor cites trees and drainage",1440,1362000,2802000,"/Search/View?dp=1&key=5795552-4ad09938892700df1d08c8d782bac196&start=1362&end=2802","https://assets.pipeline.soar.com/5795552-4ad09938892700df1d08c8d782bac196/thumbnail_1362000.jpg","/articles/6462831/Southlake/Tarrant-County/Texas/Commission-denies-Shady-Lane-preliminary-plat-after-flaglot-variance-request-neighbor-cites-trees-and-drainage","https://secure.pipeline.soar.com/6462831-07ad775d1bf030320515988b51104b1f/orig.mp4?Expires=1771105233&Signature=T4F5WfMmpTRKtA1x3mHQ5Ncg5DLjb9Q1gWdGrH1RmOx-2PDxNF6MF0IFf~905f9J4L4-ce6oxjNAaYuSh~7TnBpuse-rrDh5XuOre~RuHvRRVBODeguNE9CaFZFIAIp7srJNrkQ-9DxcgZa-Y5Y-zvdcRr86we0xQxpHytuNsjxTCMVxsweifVMA-MePRRS7~f3BlC7jisGTt3n9Smnt76DfrmIP4a-E0~GkUv70YHM7c4gJtwL1BNUO6z2y74WL3HD7h3STbL8KE07NqsFmC2Uz5vKkkEQ2Sw8APeCmXiFRG4b4OpT6ApFXwUI70TeHvizZnFZGFXcF7sR58J9-Ng__&Key-Pair-Id=KUT5TJCACFTXG","The Southlake Planning and Zoning Commission voted 5‑0 to deny a preliminary plat for a property on Shady Lane after concluding the application’s requested variance for panhandle or flag lots did not meet City Council criteria.

City planning staff described the site as just under 2.5 acres and said the applicant requested a variance to allow two single‑family lots configured as panhandle (flag) lots. Staff told the commission that while the panhandle portion would provide the 24‑foot minimum buildable width required for emergency access and driveway ordinance compliance, the application did not meet the set of criteria the council expects for flag‑lot approvals.

Applicant Ashim Graziel (recorded as with Graziel/Grier Designs and Engineering in the hearing) told the commission the flag‑lot layout produced a better interior lot shape than a straight subdivision down the middle, and argued the design was the best solution for the site. The applicant said the elongated alternative lots would be narrower in street frontage and that the flag‑lot approach preserves a more regular lot shape for the buildable areas.

Helen Hansen Clary, a resident who lives directly across Shady Lane, spoke during public comment. Clary said she has lived at 415 Shady Lane for 30 years and raised concerns about the loss of “many old‑growth oak trees,” the presence of deer, and local drainage problems linked to retention ponds near Highway 114. Clary said she was not previously aware of the application until the meeting and asked the commission and applicant to take tree preservation and drainage into account.

Commissioners discussed the long history of flag‑lot variance requests in Southlake and said that without demonstrable hardship or site constraints tied to topography or temporary access needs, they were reluctant to set a precedent allowing panhandle lots. One commissioner noted that council has historically been unsupportive of flag‑lot variances when the applicant’s need appears driven mainly by preferred lot proportions rather than an objective site constraint.

The commission voted 5‑0 to deny the preliminary plat (case ZA25‑58; preliminary plat review summary dated 09/12/2025). Commissioners and staff explained the applicant may take the case to City Council on October 7, 2025, resubmit a conforming plat, or request a 30‑day waiver to provide additional materials (staff noted that a tree‑preservation plan and other details were not yet submitted).

Outcome and next steps: The denial will be forwarded to City Council; the applicant may present at council on Oct. 7 in the current form, withdraw the variance for a conforming plat, or ask for additional time to supply required documentation.","The commission voted 5‑0 to deny a preliminary plat that requested a variance to allow panhandle (flag) lots on Shady Lane (case ZA25‑58). Staff said the applicant did not meet the city’s criteria for flag‑lot variances; a nearby resident raised concerns about tree loss, deer and drainage.","actionData","errors"]

Article not found

Planning commission backs land‑use change and concept plan for 1835 Shady Oaks, asks for buffer‑wall rendering

Votes at a glance: Southlake Planning and Zoning Commission, Sept. 18, 2025

Commission approves plat showing for 1900 North Carroll/1100 Primrose; asks engineering to review driveway placement

Commission denies Shady Lane preliminary plat after flag‑lot variance request; neighbor cites trees and drainage