Item 4E - Staff ReportCase No.
ZA25-0003
S T A F F R E P O R T
February 11, 2025
CASE NO: ZA25-0003
PROJECT: Preliminary Plat for Cardinal Court Addition
EXECUTIVE
SUMMARY: Spry Surveyors, on behalf of DeCaro Property Revocable Trust is requesting
approval of a Preliminary Plat for Cardinal Court Addition, being a replat of Lot 9, F.
Throop No. 1511 Addition, an addition to the City of Southlake, Tarrant County,
Texas in the Francis Throop Survey, Abstract No. 1511, City of Southlake, Tarrant
County Texas located at 2080, E. Dove Rd., Southlake, Texas. Current Zoning: “SF-
1A” Single Family Residential District. SPIN Neighborhood # 4.
REQUEST
DETAILS: The applicant is requesting approval of a Preliminary Plat for Cardinal Court
Addition, being a replat of Lot 9, F. Throop No. 1511 Addition, consisting of 5 single
family residential lots and two (2) open space lots totaling 0.89 acre, on
approximately 7.4 acres. The density is 0.68 dwelling units per gross acre.
ACTION NEEDED: 1) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated January 31, 2025
(D) Surrounding Property Owners Map and Responses
- Preliminary Plan & Plans
- Presentation
- Corridor Planning Committee Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Department of Planning & Development Services
Case No. Attachment A
ZA25-0003 Page 1
BACKGROUND INFORMATION
APPLICANT: Spry Surveyors
OWNERS: DeCaro Property Revocable Trust
PROPERTY LOCATION: 2080 E. Dove Rd.
PROPERTY
DESCRIPTION: Lot 9, F. Throop No. 1511 Addition, an addition to the City of Southlake,
Tarrant County, Texas
LAND USE CATEGORY: Low Density Residential and Retail Commercial
CURRENT ZONING: “SF-1A” Single Family Residential District
HISTORY: - The property was annexed into the City in 1957 and given the “AG”
Agricultural District zoning designation.
- The “SF-1A” Single Family Residential zoning designation was placed on
the property with the adoption of Zoning Ordinance No. 480 and the official
zoning map in September of 1989.
- A Plat Showing for Lot 9, F. Throop No 1511 Addition was filed July 28,
1998.
- The existing home on Lot 9, F. Throop No. 1511 Addition was constructed
in 1998 (Source: Tarrant Appraisal District).
- A preliminary Plat for 9 single family residential lots on 11.4 acres was
approved on November 17, 2025 (ZA15-116) and a Plat Revision for the
same on February 16, 2016 (ZA16-001). The the plat was not recorded in
the County Records and has since expired.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The majority of the site is designated as “Low Density Residential”, which
specifies single family detached dwellings at a net density of one or fewer
dwelling units per acre. The proposed residential development is consistent
with this designation. A portion of the property is designated as Retail
Commercial, but since the property is already zoned “SF-1A” Single Family
Residential, a zoning change is not required and therefore a Comprehensive
Land Use Plan amendment is not required.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows E. Dove Rd. to be a two
lane undivided arterial with 88’ of right of way. Adequate right of way is shown
to be dedicated on the plans.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows a <8’ sidewalk along
E. Dove Rd. adjacent to the property and a >=8’ multi-use trail along the
north side of E. Dove Rd. 5’ sidewalks are required along the street frontage
of all lots in the subdivision.
Case No. Attachment A
ZA25-0003 Page 2
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
The Preliminary Plat proposes one private street with access onto E. Dove
Rd.
E. Dove Rd. (36)
Between N. Kimball Ave. and N. Carroll Ave.
West Bound East Bound
24hr 2,119 1,965
AM Peak 7:30 AM – 8:30 AM (185) 7:45 AM – 8:45 AM (235)
PM Peak 5:15 PM - 6:15 PM (275) 5:00 PM - 6:00 PM (228)
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
Use Lots Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
Single Family Residential 5 48 1 3 3 2
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
WATER & SEWER: The property will be served by an existing 12” water line and an 8” sewer line
in E. Dove Rd.
PARK DEDICATION: No park land dedication is proposed. Park dedication requirements shall be
met through assessed park dedication fee in the approved City fee schedule
based on the number of newly created residential dwelling units.
TREE PRESERVATION: The Tree Preservation Ordinance No. 585-D requires a minimum percentage
the existing canopy to be preserved, based on the existing tree cover
percentage. The provided tree survey and removal plan does not include this
data.
CITIZEN INPUT/
BOARD REVIEW: This proposal was presented to the Corridor Planning Committee on
November 14, 2024
PLANNING AND ZONING
COMMISSION ACTION: February 6, 2025, APPROVED (6-0) subject to Staff Report dated January
31, 2025, and Plat Review Summary No. 1, dated January 31, 2025.
CITY COUNCIL ACTION:
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated January 31, 2025.
Case No. Attachment B
ZA25-0003 Page 1
.
Case No. Attachment C
ZA25-0003 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA25-0003 Review No.: One Date of Review: 1/31/25
Project Name: Preliminary Plat – Kingdom Place
APPLICANT: OWNER:
Spry Surveyors – David Lewis DeCaro Property Revocable Trust.
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
1/09/25 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF PLAT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
DENNIS KILLOUGH AT (817) 748-8072.
The Following are required per the Subdivision Ordinance No. 483, as amended, Sections 3, 4 5 &
8.
1. Per fire department access requirements, the cul-de-sac pavement radius must be a minimum of
50’ (100’ diameter) and to maintain the parkway area of the right -of-way, a minimum 60’ ROW
radiaus is required. (Subdivision Ordinance No. 483, as amended, Section 5).
2. On the pedestrian access plan show the minimum 5’ sidewalk required along E. Dove fronatage.
All sidewalks abutting the open space lots shall be installed with the subdivision construction and
prior to acceptance.
3. Per Section 33.20 of the Zoning Ordinance, as amended, provide an open space management
plan and place a note on the plat that all open space shall be dedicated to and maintained by the
Owners Association.
4. The following changes are needed with regard to easements:
a. Show and label the type, size and deed record of all existing easements on the property
on the Final Plat.
b. Provide easements for water, sewer and/or drainage in compliance with approved
construction plans.
c. Provide dimensional ties along lot lines to all easements. Provide centerline
dimensions and bearings on any easements crossing areas if deflections occur.
Case No. Attachment C
ZA25-0003 Page 2
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Please provide the existing tree cover calculations on the Tree Conservation Plan. The
existing tree cover calculations consist of the total percentage of existing tree cover on
the property, the total percentage of existing tree cover proposed to be removed, and the
total percentage of existing tree cover proposed to be preserved.
* 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 Tab le
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 sh own
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. Please provide the minimum of a 10’ – B type landscape bufferyard adjacent to the north
property boundary line along East Dove Road.
2. Provide a Landscape Plan for the required 10 – B type bufferyard. The minimum required
plant material to be provided within the bufferyard is as follows.
Case No. Attachment C
ZA25-0003 Page 3
Canopy Trees: 4
Accent Trees: 6
Shrubs: 19
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA25-0003 Page 4
Public Works/Engineering Review
Contact: Sandy Endy, P.E.
Email: sendy@ci.southlake.tx.us
Phone: (817) 748-8033
GENERAL COMMENTS:
1. The utility plan shows a 10’ Utility Easement along the ROW, and is being cut off at the northern
property, but the plat doesn’t show a proposed easement along the ROW.
2. The minimum radius for the cul-de-sac is 60’.
3. Please provide a Traffic Threshold Worksheet.
4. A 5’ sidewalk will be required along the street frontage, including E. Dove Rd.
5. The proposed detention pond shall be located within a dedicated drainage easement.
6. A waterline easement should be added to the south side of Lot 2 for the waterline connection to
Moss Farms.
UTILITY COMMENTS:
* The minimum radius for an 8” water line is 200’. Please ensure that the minimum radius is being
met.
* The sewer manhole at the entrance of the development appears to be conflicting with the proposed
culvert.
* Additional comments may be forthcoming on the location of the proposed sewer line within the
roadway when civil construction plans have been submitted for permitting.
* The proposed waterline shall connect to the existing 8” stub out from Moss Farms as was intended.
Fire Department Review
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 E-mail:
lchavez@ci.southlake.tx.us
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions
with un-sprinklered homes
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. (listed cul-de-sac diameter does not meet this requirement)
Case No. Attachment C
ZA25-0003 Page 5
============= The following should be informational comments only ====================
* Because this property is currently platted as a single lot, a Plat Revision substantially conforming
to the Preliminary Plan and subject to the underlying zoning district regulations is required prior to
execution of a developer agreement and commencement of subdivision construction.
* A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off-site sewer extensions, off-site drainage and utility easements and
impact fees.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Fencing and screening along E. Dove Rd. (an arterial) must comply with Zoning Ordinance No 480,
as amended, Section 39.5.c.4.i requiring the fence to be constructed of masonry, ornamental metal
or wrought iron, or stained board-on-board with cap and masonry columns with a maximum of 14
feet from column center to column center or some combination of the above if approved by the
Administrative Official.
* Park dedication fees will be required for the additional residential lots being created.
Case No. Attachment D
ZA25-0003 Page 1
SURROUNDING PROPERTY OWNERS
Cardinal Court
Case No. Attachment D
ZA25-0003 Page 2
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent: Twenty-eight (28)
Responses received: None
SPO #Owner Zoning Physical Address Acreage Response
1 BERNAL, VICTOR SF1-A 2100 E DOVE RD 0.7281303 NR
2 RANDOLPH, KAREN AG 2034 E DOVE RD 0.257390635 NR
3 MCPHERSON, RICKEY SP2 1604 N KIMBALL AVE 0.705074914 NR
4 PENNINGTON, BRENT SF1-A 2050 E DOVE RD 1.997196917 NR
5 DOVE COMMERCIAL PROPERTIES LLC SP1 2190 E DOVE RD 0.129746744 NR
6 BACON, JERRY B SF1-A 2040 E DOVE RD 0.074701686 NR
7 BRUNSON B & G REVOCABLE LIVING SF1-A 2010 E DOVE RD 0.844416436 NR
8 SUNNY DOG LIVING TRUST SF1-A 1521 MOSS LN 0.101042904 NR
9 ELBORAI GROUP LLC SF1-A 2023 E DOVE RD 0.073394564 NR
10 PARK, HEE SF1-A 1517 MOSS LN 0.725887823 NR
11 OSMAN, FARHAT SF1-A 2117 E DOVE RD 2.428322266 NR
12 POONAWALA, ALI SF1-A 2150 E DOVE RD 0.858306891 NR
13 MLN ENTERPRISES LLC SP1 2199 E DOVE RD 0.046279958 NR
14 PARSONS REVOCABLE TRUST SF1-A 1513 MOSS LN 0.810477792 NR
15 WAGNER, PAUL SF1-A 0.029521453 NR
16 TORREY 2015 REVOCABLE TRUST SF1-A 1509 MOSS LN 0.778686896 NR
17 MILLMAN, MILTON SF1-A 1505 MOSS LN 0.82684906 NR
18 BABARIA, ASHWIN J SF1-A 1470 N KIMBALL AVE 2.813162369 NR
19 JAY & RAY LLC SF1-A 1501 MOSS LN 0.596692789 NR
20 BABARIA, ASHWIN J SF1-A 1468 N KIMBALL AVE 0.014763786 NR
21 BABARIA, ASHWIN J SF1-A 0.17733612 NR
22 HICKS FAMILY LIVING TRUST SF1-A 1265 STANHOPE CT 1.032548912 NR
23 JOHNSON, DOUG SF1-A 1255 STANHOPE CT 0.96294162 NR
24 DRAGON RENT LLC - SERIES F SF1-A 1643 CREEKSIDE DR 1.004153029 NR
25 BABARIA, ASHWIN J SF1-A 1462 N KIMBALL AVE 1.833718441 NR
26 ANDERSON, BRENDA SF1-A 1460 N KIMBALL AVE 1.743731421 NR
27 WAGNER, PAUL C1 1620 N KIMBALL AVE 0.586898851 NR
28 HORTON MOSS FARMS LLC SF1-A 1528 MOSS LN 1.344977492 NR
29 HEADRICK, KELSEY SF1-A 1504 MOSS LN 1.996272683 NR
30 RAMAKRISHNAN, RAJINI SF1-A 1512 MOSS LN 0.988260406 NR
31 NAEEM, MUHAMMAD SF1-A 1516 MOSS LN 1.005062918 NR
1000 DECARO, THOMAS SF1-A 2080 E DOVE RD 7.565394184 F