Item 9 - Staff Report
Case No.
ZA25-0060
S T A F F R E P O R T
September 12, 2025
CASE NO: ZA25-0060
PROJECT: Plat Showing for Lots 14 & 15 A. H. Chivers No. 299 Addition, 1900 N
Carroll Avenue and 1100 Primrose Lane
EXECUTIVE
SUMMARY: Isaiah Castillo, on behalf of TND Geomatics, is requesting approval of a Plat
Showing for Lots 14 and 15 A. H. Chivers No. 299 Addition on property described
as Tracts 2, 2B, and Tract 2B01, A. H. Chivers Survey, Abstract No. 299, and
located at 1900 N Carroll Avenue and 1100 Primrose Lane Current Zoning: “AG”
Agricultural District. SPIN District #3.
DETAILS: The purpose of this request is to seek approval of a residential two-lot plat
showing for 1900 N Carroll Avenue and 1100 Primrose Lane on approximately
0.93 acres. The proposed lot areas are .51 acres and .42 acres, respectively. On
August 14, 2025 ,prior to the submission of this plat showing, several variances
were granted by the Zoning Board of Adjustments for lot dimensions, lot
coverage, and principal structure setbacks. The submitted plat showing is in line
with the granted variances.
APPROVED
VARIANCES: The following variances have been granted by the Zoning Board of Adjustments
under case ZBA25-0011:
1900 N Carroll Avenue
1. Zoning Ordinance No. 480, Sec. 9.5.c requires a front yard of not less
than 40 feet and corner lots are required to meet front yard setbacks
on both street frontages. On the east side of the property fronting N.
Carroll Ave., the applicant is requesting a setback of 46 feet 6 inches
from the current property line which is approximately the centerline of
N. Carroll Ave. However, after ROW dedication (25 feet from the
centerline of N. Carroll Ave.), the front yard will be approximately 21
feet 6 inches from the platted property line.
2. Zoning Ordinance No. 480, Sec. 9.5.c requires a side yard of not less
than 25 feet; the applicant is requesting a side yard of 15 feet 6 inches
along the western property line.
3. Zoning Ordinance No. 480, Sec. 9.5.d requires a rear yard of not less
than 40 feet; the applicant is requesting a rear yard of 16 feet.
4. Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot
coverage of 10%; the applicant is seeking an increase to
approximately 20%.
Department of Planning & Development Services
Item 9
Case No.
ZA25-0060
5. Zoning Ordinance No. 480, Section 9.5.f requires a minimum lot area
of 435,600 square feet. The proposed lot is 22,369 square feet prior
to ROW dedication.
6. Zoning Ordinance No. 480, Section 9.5.f.g requires minimum lot
dimensions of 300 feet in width and 500 feet in depth. The proposed
lot is 115 feet wide by 194 feet deep.
1100 Primrose Lane
1. Zoning Ordinance No. 480, Sec. 9.5.c requires a side yard of not less
than 25 feet; the applicant is requesting a side yard of approximately
8 feet 8 inches along the eastern property line and approximately 24
feet 4 inches along the western property line.
2. Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot
coverage of 10%; the applicant is seeking an increase to
approximately 12%.
3. Zoning Ordinance No. 480, Section 9.5.f requires a minimum lot area
of 435,600 square feet. The proposed lot is 18,066 square feet.
Zoning Ordinance No. 480, Section 9.5.f.g requires minimum lot
dimensions of 300 feet in width and 500 feet in depth. The proposed
lot is approximately 93 feet wide by 194 feet deep.
ACTION NEEDED: 1) Consider Approval for a Plat Showing
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Showing Review Summary No. 1 dated September 12, 2025.
STAFF CONTACT: Wayne Powell (817) 748-8281
Jennifer Crosby (817) 748-8195
Case No. Attachment A
ZA25-0060 Page 1
BACKGROUND INFORMATION
OWNERS: Sofia Fultz, Justin and Ashley Pace, and Mark and Julie Ann Furniss
APPLICANT: Isaiah Castillo
PROPERTY SITUATION: 1900 North Carroll Avenue and 1100 Primrose Lane
LEGAL DESCRIPTION: Tracts 2, 2B, and 2B01, Absolom H. Chivers Survey Abstract No. 299
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “AG” Agriculture
HISTORY: The existing home at 1900 N. Carroll was constructed in 1945 and the
existing home at 1100 Primrose Lane was constructed in 1960. (Source:
TAD).
The property was annexed into the City in 1957 and given the “AG”
Agricultural District zoning designation. (Ordinance No. 81)
The property was zoned “AG” Agricultural District with the adoption of
Zoning Ordinance No. 261.
(ZBA25-0011) On August 8, 2025, the Zoning Board of Adjustments
approved several variances to the properties, specifically:
1900 N Carroll Avenue:
- Front, side, and rear yard setbacks for the principal structure
- Lot coverage
- Lot area
- Lot dimensions (width and depth)
1100 Primrose Lane:
- Side yard setbacks for the principal structure
- Lot coverage
- Lot area
- Lot dimensions (width and depth)
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Medium Density
Residential”.
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.
Case No. Attachment A
ZA25-0060 Page 2
Pathways Master Plan & Sidewalk Plan
The pathways plan calls for a <8 sidewalk along N Carroll Avenue. Any
sidewalks along Primrose Lane would follow the Subdivision Ordinance
– Article V, which requires a minimum 5’ wide sidewalk along the street
frontage of newly platted lots.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The properties are located along N Carroll Avenue, which is an 88’
Arterial roadway. Primrose Lane is a local street and not included in the
Master Thoroughfare Plan.
UTILITIES: There is an existing 12” water line and a 6” sanitary sewer line along
Carroll Ave. and an 8” water line and a 8” sanitary sewer line along
Primrose Lane. The existing home at 1100 Primrose Lane is connected
to sanitary sewer. The proposed home at 1900 N. Carroll Ave. will need
to connect. Septic systems must be removed.
STAFF COMMENTS: Attached is Plat Showing Summary No. 1 dated September 12, 2025.
The following variances have been granted by the Zoning Board of
Adjustments under Case ZBA25-0011:
1900 N Carroll Avenue
7. Zoning Ordinance No. 480, Sec. 9.5.c requires a front yard of not less
than 40 feet and corner lots are required to meet front yard setbacks
on both street frontages. On the east side of the property fronting N.
Carroll Ave., the applicant is requesting a setback of 46 feet 6 inches
from the current property line which is approximately the centerline of
N. Carroll Ave. However, after ROW dedication (25 feet from the
centerline of N. Carroll Ave.), the front yard will be approximately 21
feet 6 inches from the platted property line.
8. Zoning Ordinance No. 480, Sec. 9.5.c requires a side yard of not less
than 25 feet; the applicant is requesting a side yard of 15 feet 6 inches
along the western property line.
9. Zoning Ordinance No. 480, Sec. 9.5.d requires a rear yard of not less
than 40 feet; the applicant is requesting a rear yard of 16 feet.
10. Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot
coverage of 10%; the applicant is seeking an increase to
approximately 20%.
11. Zoning Ordinance No. 480, Section 9.5.f requires a minimum lot area
of 435,600 square feet. The proposed lot is 22,369 square feet prior
to ROW dedication.
12. Zoning Ordinance No. 480, Section 9.5.f.g requires minimum lot
dimensions of 300 feet in width and 500 feet in depth. The proposed
lot is 115 feet wide by 194 feet deep.
1100 Primrose Lane
4. Zoning Ordinance No. 480, Sec. 9.5.c requires a side yard of not less
than 25 feet; the applicant is requesting a side yard of approximately
Case No. Attachment A
ZA25-0060 Page 3
8 feet 8 inches along the eastern property line and approximately 24
feet 4 inches along the western property line.
5. Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot
coverage of 10%; the applicant is seeking an increase to
approximately 12%.
6. Zoning Ordinance No. 480, Section 9.5.f requires a minimum lot area
of 435,600 square feet. The proposed lot is 18,066 square feet.
7. Zoning Ordinance No. 480, Section 9.5.f.g requires minimum lot
dimensions of 300 feet in width and 500 feet in depth. The proposed
lot is approximately 93 feet wide by 194 feet deep.
Case No. Attachment B
ZA25-0060 Page 1
Case No. Attachment C
ZA25-0053 Page 2
PLAT SHOWING REVIEW SUMMARY
Case No.: ZA25-0060 Review No.: One Date of Review: 09/12/25
Project Name: Plat Showing – Lots 14 & 15 Absolom H Chivers Survey, Abstract No. 299, 1900 N
Carroll Avenue and 1100 Primrose Lane
APPLICANT: OWNER:
Isaiah Castillo
Sofia Fultz, Justin and Ashley Pace, and Mark
TND Geomatics and Julie Ann Furniss
6821 Baker Boulevard Ste C, Richland Hills TX,
76118
1900 N Carroll Avenue & 1090 Primrose Lane,
Southlake, TX 76092
Phone: (979) 400-5248 Phone: (817) 734-9230
Email: isaiah@tndtx.com Email: Justpace@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/21/25 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
WAYNE POWELL AT (817) 748-8281.
Planner: Wayne Powell
Title: Principal Planner
Phone: (817) 748-8281
Email: wpowell@ci.southlake.tx.us
The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.01,
3.03, & 8.01.
1. Place the City case number ZA25-0060" in the lower right-hand corner of the plat.
2. Provide the standard approval block on the plat per appendix 9 of the Subdivision Ordinance for
a multi-lot plat showing. This requires approval blocks for Planning and Zoning Commission with
P & Z Chairman & Secretary signatures and City Council with Mayor and City Secretary
3. The following changes are needed with the metes & bounds the dedication: the “owner’s”
dedication and notary:
a. The bearing quadrant in first call from beginning does not match the graphic label. Please
correct the discrepancy.
b. Plat Showings require use of the original survey name for the subdivision wit the next
sequential lot numbers to be used. Change the lot numbers to Lots 14 and 15.
c. Include the lot numbers for each lot in the written dedication. Also please follow the
standard dedication format consistent with appendix 1 of the Subdivision Ordinance. The
dedication shown has language that is not required.
d. Add a lienholder statement and signature block with notary to the plat. If there is/are no
lienholder(s) then add a statement to this effect. The standard language for these
Case No. Attachment C
ZA25-0053 Page 3
statements is attached. Previous meetings regarding the property indicated that there
were liens in place.
4. The following changes are needed with regard to adjacent properties within 200' to include
properties across any adjacent R.O.W.:
a. Show and label the lot lines as dashed, lot & block numbers, street names, and existing
easements, and subdivision name and plat record (volume & page) (or cabinet & slide,
or cabinet & page) for all platted properties across N. Carroll Ave. and Primrose Ln.
b. Provide dimensions across the ROW from boundary corners of this subdivision.
c. Verify that the ROW for Primrose Ln. correctly reflects deication provided with the
Carillon subdivision.
5. Provide the "Avigation Easement and Release " per Appendix 3 on the face of the plat. This must
be executed by all owners prior to filing this plat in the County records.
6. A minimum 5’ sidewalk will be required along each street frontage with home construction per
Subdivision Ordinance No. 483, as amended, Section 5.06.
7. Provide right-of-way dedication for both Primrose Ln. and N. Carroll Ave. such that a minimum of
at least one-half of a 50’ wide local residential street ROW is provided. This would be a minimum
of 25 feet from the established centerline of each street. For N. Carrol Ave., in addition to the ROW
dedication, provide a minimum 19’ wide pedestrian access, drainage, and utility easement. Do
provide area for utilities drainage and pathways per the City’s Mobility Plan which shows an
ultimate 88’ wide ROW for a 2 lane undivided arterial street.
8. Add a note to the plat that Lots are subject to the conditions approved by the City of Southlake
Zoning Board of Adjustment under Case ZBA25-0011, unless otherwise amended or approved.
Case No. Attachment C
ZA25-0053 Page 4
Tree Conservation/Landscape Review
Case No. ZA25-0060 Review No. One Dated: September 4, 2025 Number of Pages: 2_
Project Name: 1900 N. Carroll & 1100 Primrose Ln. – Plat Showing
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
===========================================================================
====
The following comments are based on the review of plans received on August 25, 2025 . 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. A Tree Conservation Plan is required to be submitted with the submittal of a Preliminary Showing.
Please submit the required Tree Conservation Plan.
Information required for Tree Conservation Plan:
i. Identification of Critical Environmental Features of the site:
A. All individually protected trees
B. Existing streams, drainage creeks, ponds, and other water bodies (if any)
ii. Tree Survey or alternative to a tree survey
iii. 2-foot contour map of the site
iv. Protected trees within the tree preservation area including tree size and type
v. Critical Root Zones of groups of trees
vi. Critical Root Zones for individual trees required for site plans only
vii. Boundaries of any tree preservation areas as identified in the ERP Map
viii. Identification of areas of environmental constraints not suitable for development
ix. Identification of areas of minimal environmental constraints that are suitable for
development
x. Areas of encroachment into Critical Environmental Features identified on the site
xi. Clear delineation, for each protected tree, of whether the tree will be preserved after the
proposed development is constructed, altered due to proposed improvements, or could
potentially be saved based upon site specific conditions
xii. Stream/Creek buffers, if any
xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall be
required to be shown only at the site plan stage for all development. Preliminary plats
shall, however, show building setbacks and general location of buildings and
infrastructure.)
xiv. Setbacks, building lines, and buffer yards
xv. The names, addresses and telephone numbers of those persons or entities who own the
property and those persons or entities filing the application
Case No. Attachment C
ZA25-0053 Page 5
xvi. Such additional information as the Administrative Official may reasonably require given
the particular characteristics of the property.
2. 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 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.
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA25-0053 Page 6
___________________________________________________________________________________
Public Works/Engineering Review
No comments.
Sandy Endy, P.E., CFM
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
___________________________________________________________________________________
Building Inspections Review
No comments.
Susan Hernandez
Deputy Building Official
Phone: (817)-748-8238
Email: shernandez@ci.southlake.tx.us
__________________________________________________________________________________
Fire Department Review
Case No. ZA25-0060 Review No. 1 Dated: 09/10/2025 Number of Pages: 1
Project Name: 1900 N Carroll
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 08/25/2025. 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:
No comments based on submitted information.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
Case No. Attachment C
ZA25-0053 Page 7
============= The following should be informational comments only ====================
* It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No.
479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision
Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records.
* All plats filed must have an original signed and stamped Tax Certificate submitted with it from each
taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and
that taxes for the current year have been paid. After September 1st, a certificate showing that the
taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated is
required. (House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant
County Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth (across from
the old red courthouse). There is a service charge of $10 per account for this certificate. For more
information contact the Assessor/Collector’s office at 817-212-6847.
* The applicant should be aware that approval of a single-lot plat showing is conditional to the
stipulations of this Plat Review. No further submittals are required prior to those to be recorded.
Case No. Attachment C
ZA25-0060 Page 8
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy
with original signatures.
* The applicant should be aware that prior to issuance of a building permit, 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.
* For Tarrant County filing, original signatures and seals will be required on one 24” x 36” blackline
paper copy prior to filing the plat. The copy will not be accepted if any erasures or original ink, other
than signatures or seals, appear on the plat. The paper copy must have a minimum ½ inch
space between the paper edge and border.
Case No. Attachment C
ZA25-0060 Page 9
Lien Holder Acknowledgment
STATE OF _______________________
COUNTY OF______________________
Whereas _________________________________acting by and through the undersigned, its duly
authorized agent, is (are) the lien holder(s) of the property described hereon, does (do) hereby ratify all
dedications and provisions of this plat as shown.
__________________________
Authorized Agent Name
___________________________
Title
___________________________
Lienholder
STATE OF ______________________________
COUNTY OF ____________________________
BEFORE ME, the undersigned authority, on this day personally appeared
_________________________________________known to me to be the person(s) whose name(s) is(are)
subscribed to the above and foregoing instrument, and acknowledged to me that (he/she/they) executed
the same for the purposes and consideration expressed and in the capacity therein stated and as the act and
deed of said ___________________________________
GIVEN UNDER MY HAND AND SEAL OF OFFICE on this the day of
, 20 .
Seal Notary Public
Commission expires:
* Denotes Informational Comment