Item 9 - Staff ReportCase No.
ZA25-0052
S T A F F R E P O R T
August 29, 2025
CASE NO: ZA25-0052
PROJECT: Zoning Change and Development Plan for 2530 Johnson Rd EXECUTIVE
SUMMARY: Sage Group, on behalf of owners Francisco and Delores Zamores, is requesting
approval of a Zoning Change and Development Plan for 2530 Johnson Rd., on
property described as Tract 8A02C, J. J. Freshour Survey Abstract No. 521.
Current Zoning: “AG” Agricultural District. Requested Zoning: “RPUD”
Residential Planned Unit Development District. SPIN Neighborhood #11.
DETAILS: The subject property is a single tract of approximately 1.97 acres located at 2530
Johnson Road, west of Randol Mill Avenue, and is currently zoned “AG”
Agricultural District. The applicant is requesting a Zoning Change and
Development Plan to develop a three-lot residential subdivision with “RPUD”
Residential Planned Unit Development District zoning. The proposed lots are
25,821 square feet, 26,961 square feet, and 28,242 square feet. Access would
be from Johnson Road for one lot and from Remuda Court via a 24-foot access
easement for the remaining two lots. A 16.1-foot open space access easement
is provided along the western property boundary to satisfy the 10% open space
requirement for an RPUD district.
Because the property’s Future Land Use designation is “Low Density
Residential,” a Future Land Use Plan Amendment (Case CP25-0002) is being
processed concurrently.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Zoning Change and Development Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 2, dated August 29, 2025
(D) Surrounding Property Owners Map and Responses
STAFF CONTACT: Wayne Powell (817) 748-8281
Item 9
Case No. Attachment A
ZA25-0052 Page 1
BACKGROUND INFORMATION
OWNER: Francisco and Delores Zamores
APPLICANT: Curtis Young, Sage Group
PROPERTY SITUATION: 2530 Johnson Rd
LEGAL DESCRIPTION: Tract 8A02C, J. J. Freshour Survey Abstract No. 521
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
REQUESTED ZONING: “RPUD” Residential Planned Unit Development District
HISTORY: - The existing home was constructed in 1975 (TAD).
- The property was annexed into the City of Southlake in 1988.
- “AG” Agricultural District zoning was approved with the adoption of
Zoning Ordinance No. 480 and the official Zoning Map on September 19,
1989.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Low Density Residential”.
Low Density Residential Purpose and Definition: The purpose of the
Low Density Residential land use category is to provide for and to protect
low intensity detached single‐family residential development that
promotes the openness and rural character of Southlake. The Low
Density Residential category is for detached single‐family residential
development at a net density of one or fewer dwelling units per acre. Net
density is the number of dwelling units per net acre, which excludes
acreage in all rights‐of‐way, easement, and lots designated for public or
private streets. Other suitable activities are those permitted in the Public
Parks / Open Space and Public / Semi‐Public categories. The Low
Density Residential category encourages the openness and rural
character of the City of Southlake.
Mobility & Master Thoroughfare Plan
One of the proposed lots will be accessed from Johnson Rd., a C2U 70’
Collector. The remaining two lots will be accessed via a 24-foot access
easement from Remuda Court.
Pathways Master Plan & Sidewalk Plan
A sidewalk between 5 and 8 feet in width is required along Johnson Road.
The proposed development provides a 5’ sidewalk along Johnson Road.
UTILITIES: There is a 12” water line along Johnson Rd and an 8” water line along
Remuda Court. The applicant is proposing to connect to these water lines.
Case No. Attachment A
ZA25-0052 Page 2
There is an 8” sanitary sewer along Johnson Rd and Remuda Court. The
applicant is proposing to connect to these sewer lines.
DRAINAGE: All three lots drain toward the southwest. The east side of lot 3 drains the
east.
TREE PRESERVATION: The existing tree coverage is 34% and a minimum of 60% of the tree
cover is required to be preserved. A total of 63% of the existing tree cover
is proposed to be preserved, exceeding the 60% requirement.
CITIZEN INPUT: This item was heard by the Corridor Planning Committee Meeting on June
19, 2024.
PLANNING AND ZONING
COMMISSION ACTION:
CITY COUNCIL ACTION:
STAFF COMMENTS: Attached is Development Plan Review Summary No. 2, dated August 29,
2025.
Case No. Attachment B
ZA25-0052 Page 1
Case No. Attachment C
ZA25-0052 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA25-0052 Review No.: Two Date of Review: 08/29/25
Project Name: Zoning Change and Development Plan – 2530 Johnson Rd.
APPLICANT: PROPERTY OWNER:
Curtis Young Francisco and Delores Zamores
Sage Group, INC
1130 N Carroll Ave. Ste. 200
Southlake, TX 76092
601 Signet Ct.
Keller, TX 76248
Phone: (817) 424-2626 Phone: (817) 675-2209
Email: cyoung@sage-dfw.com Email: fzamoves@prodigy.net.mx
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/28/25 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 WAYNE POWELL AT (817) 748-8281.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. On the Tree Conservation Plan label the Johnson Road right-of-way.
* The proposed existing tree cover preservation complies with the existing tree cover
preservation requirements of the Tree Preservation Ordinance 585-E, although most
existing trees to be preserved are along the perimeters of the properties. There is a total
of 33.93% of existing tree cover on the property and a minimum of 60% is required to
be preserved. A total of 69.86% is proposed to be preserved, 21.06% is proposed as
Marginal, and 9.08% is to be altered/removed.
* 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.
Case No. Attachment C
ZA25-0052 Page 2
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.
For property sought to be zoned for the Downtown zoning district or a planned
development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition,
Rural Conservation, Planned Unit Development, or Employment Center zoning district,
the City Council shall consider the application for a Conservation Analysis or Plan in
conjunction with the corresponding development application (as established in Table
1.0). The Planning and Zoning Commission shall review the application and make a
recommendation to the City Council regarding the application. The City Council shall
approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for
the:
i. placement of building pads, parking areas, driveways, streets, and utility
easements so as to maximize the preservation of environmental features of the
property including mature tree stands, natural creeks and ponds, and significant
grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer
residential areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-
made drainage creek;
v. maximizes the preservation of existing protected trees along rural roadways and
other streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures
pursuant to this Ordinance.
* 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
Case No. Attachment C
ZA25-0052 Page 3
intended to be preserved.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
UTILITY COMMENTS:
* Sewer service laterals smaller than 6” shall connect to the main directly and not to the manhole.
* Utilities – An 8 -inch water line and an 8 -inch sanitary sewer line are located within Remuda Ct. and an 8 -
inch water line and an 8” sanitary sewer line are located within Johnson Rd.
DRAINAGE COMMENTS:
1. Please provide drainage calculations for both existing and proposed conditions.
* Minimum finish floor elevations should be listed on the plat.
* Splitting the existing lot into three lots may be increasing runoff offsite. D ocumentation supporting and
certifying that the discharge of post development runoff has no adverse impact on downstream properties
and meets the provisions of Ordinance No. 605 should be included with the drainage plan.
* Drainage – The property drains from the east to the west. The portion of the west side of the proposed
three lots is located within the 500 -year floodplain.
*=Denotes informational comment that don’t need to be addressed until Civil Construction Submittals.
Case No. Attachment C
ZA25-0052 Page 4
Fire Department Review
Lorenzo Chavez
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: lchavez@ci.southlake.tx.us
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.
Hydrants are required at intersecting streets and at intermediate locations between.
FIRE LANE COMMENTS:
Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot outside
turn radius.
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter
(IFC 503.1.1) of the structure on a "hose-lay" basis for un-sprinklered structures.
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, and be able to support
the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW; IFC 503.2.3) A vertical
clearance of 14 feet must also be provided.
The residence must be located within 1000 feet of a fire hydrant, measured as the hose would be laid,
or an additional hydrant will be required.
Case No. Attachment C
ZA25-0052 Page 5
General Informational Comments
* The land use plan amendment will need to be approved in order for the zoning change to
move forward.
* 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 lighting must comply with the Lighting Ordinance No. 693, 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 Dedication Fee, Roadway
Impact 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
Case No. Attachment D
ZA25-0052 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 MDC-JOHNSON PL EST LTD RPUD 2450 TOP RAIL LN 0.026284672 NR
2 MDC-JOHNSON PL EST LTD RPUD 2460 TOP RAIL LN 0.004224259 NR
3 LAMA, DOMA RPUD 2413 TOP RAIL LN 0.409554766 NR
4 THE KEARNAN FAMILY TRUST RPUD 2417 TOP RAIL LN 0.476729095 NR
5 LUND, ALAN RPUD 2409 TOP RAIL LN 0.191829913 NR
6 JEAN E KEENAN LIVING TRUST RPUD 2421 TOP RAIL LN 0.465531632 NR
7 SOUTHLAKE, CITY OF RPUD 2425 TOP RAIL LN 0.306719474 NR
8 TANIMU FAMILY REVOCABLE TRUST RPUD 2408 REMUDA CT 0.583856301 NR
9 UPADHYAYA, SAMIP RPUD 2404 REMUDA CT 0.089689829 NR
10 WARNER, JESSE AG 2540 JOHNSON RD 2.114099071 NR
11 YARBRAY, SHERI A AG 2620 JOHNSON RD 0.33869084 NR
12 MORTON, JOHN RPUD 2409 REMUDA CT 0.477359822 NR
13 LANKFORD, ROBIN RPUD 2405 REMUDA CT 0.266945643 NR
14 JOHNSON PLACE HMO ASSOC INC RPUD 300 TRAIL DUST DR 0.650406326 NR
15 ZAMORES, FRANCISCO SF1-A 275 TIMBERLINE LN 0.528100983 NR
16 BRYANT, KREG SF1-A 270 TIMBERLINE LN 0.541295357 NR
17 KEASLER, STEPHEN SF1-A 0.284139762 NR
18 KEASLER, STEPHEN SF1-A 2545 JOHNSON RD 0.198722262 NR
19 BISHOP, PAUL H SF1-A 255 TIMBERLINE LN 0.00195333 NR
20 250 TIMBERLINE LLC SF1-A 250 TIMBERLINE LN 2.035367623 NR
Case No. Attachment D
ZA25-0052 Page 2
21 NELSON, BYRON RPUD 400 BRANDING IRON DR 0.419456218 NR
22 STEINER, KIMBERLY M RPUD 2416 TOP RAIL LN 0.44819195 NR
23 ALMEIDA, GUSTAVO RPUD 2405 TOP RAIL LN 0.437793405 NR
24 FFRENCH, HENRY RPUD 2401 REMUDA CT 0.407736314 NR
25 RHODES, DAVID L RPUD 312 TRAIL DUST DR 0.433106192 NR
26 HUSSAIN, ANWAR RPUD 308 TRAIL DUST DR 0.410179764 NR
27 SOUTHLAKE, CITY OF RPUD 2424 TOP RAIL LN 5.818581103 NR
28 HATCH, JOHN RPUD 2412 TOP RAIL LN 0.455432193 NR
29 REYES, MIGUEL ANGEL RPUD 2408 TOP RAIL LN 0.449240998 NR
1000 ZAMORES, DOLORES TOSTADO AG 2530 JOHNSON RD 1.970325752
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-seven (27)
Responses received: None