Item 6 - Staff ReportCase No.
ZA25-0071
S T A F F R E P O R T
November 14, 2025
CASE NO: ZA25-0071
PROJECT: Plat Showing for 2530 Johnson Road EXECUTIVE
SUMMARY: David Lewis of Spry Surveyors, on behalf of owners Francisco and Delores
Zamores, is requesting approval of a Plat Showing for Lots 50 & 51, J.J. Freshour
No. 521 Addition on property described as Tract 8A02C, J. J. Freshour Survey
Abstract No. 521 and located at 2530 Johnson Road. Current 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 “RPUD”
Residential Planned Unit Development District. The applicant is requesting
approval of a plat showing that would create two lots consistent with the
development plan approved by City Council on October 7, 2025 (ZA25-0052).
Lot 50, which has a Future Land Use designation of “Low Density Residential”
has an area of 43,571 square feet. Lot 51, which has a Future Land Use
designation of “Medium Density Residential” has an area of 37,452 square feet.
A 16.1-foot open space access easement is shown along the western property
boundary to satisfy the 10% open space requirement for an RPUD district, and a
R.O.W dedication of 4,828 square feet is shown along Johnson Road.
ACTION NEEDED: 1) Consider approval of a Plat Showing
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated November 14, 2025
STAFF CONTACT: Wayne Powell (817) 748-8281
Item 6
Case No. Attachment A
ZA25-0071 Page 1
BACKGROUND INFORMATION
OWNER: Francisco and Delores Zamores
APPLICANT: David Lewis, Spry Surveyors
PROPERTY SITUATION: 2530 Johnson Road
LEGAL DESCRIPTION: Tract 8A02C, J. J. Freshour Survey Abstract No. 521
LAND USE CATEGORY: Low Density Residential and Medium Density Residential
CURRENT 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.
- A Future Land Use Plan amendment (CP25-0002) and a Zoning Change
and Development Plan for RPUD zoning (ZA25-0052) to create two
residential lots were approved on October 7, 2025 subject to the following:
- Approving Option B - a two-lot residential subdivision with proposed lot
sizes of approximately 43,571 square feet for Lot 1 (Lot 50) and
approximately 37,475 square feet for Lot 2 (51). Access would be limited
from Johnson Road for Lot 1 and from Remuda Ct., for Lot 2.
- Applicant has agreed to screen Remuda Ct., during all construction
activities.
- Applicant has agreed that all vehicles related to construction will be
parked on a gravel pad on site.
- Applicant has agreed that all construction traffic will be accessed from
and limited to Johnson Rd.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designations for the site are “Low Density Residential”
and “Medium 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
Case No. Attachment A
ZA25-0071 Page 2
character of the City of Southlake.
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
One of the proposed lots will be accessed from Johnson Road, 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 Road and an 8” water line along
Remuda Court. The applicant is proposing to connect to these water lines.
There is an 8” sanitary sewer along Johnson Road and Remuda Court.
The applicant is proposing to connect to these sewer lines.
DRAINAGE: The lots drain toward the southwest. The east side of lot 2 drains the east.
CITIZEN INPUT: The development plan associated with this item was heard by the Corridor
Planning Committee Meeting on June 23, 2024.
PLANNING AND ZONING
COMMISSION ACTION: The Planning & Zoning Commission action is scheduled to occur at their
November 20, 2025 meeting.
CITY COUNCIL ACTION: The City Council is scheduled to take action on this item at their
December 2, 2025 meeting.
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated November 14, 2025
Case No. Attachment B
ZA25-0071 Page 1
Case No. Attachment B
ZA25-0071 Page 1
Case No. Attachment B
ZA25-0071 Page 1
PLAT SHOWING REVIEW SUMMARY
Case No.: ZA25-0071 Review No.: One Date of Review: 11/14/25
Project Name: Plat Showing – Lots 50 & 51, J.J. Freshour No. 521 Addition, 2530 Johnson Road
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/6/25 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.
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 ZA25-0071" in the lower right-hand corner of the plat.
According to Subdivision Ordinance 483, as amended, Section 3.03.D items to be included
on the final plat:
2. Provide the standard approval block for plat showings with 2 or more lots per appendix 9 of the
Subdivision Ordinance. For this plat type, P&Z Chairman, P&Z Secretary, Mayor, and City
Secretary are required to sign.
3. Revise the owner’s dedication and notary to conform to the standard format as shown in Appendix
1.
4. The P.O.B. must be tied to an existing survey corner or platted subdivision in addition to other
references.
5. 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 statements is
attached.
6. Add the following notes to the face of the final plat:
a. Selling a portion of any lot within this addition by metes and bounds is a violation of state
law and city ordinance and is subject to fines and withholding of utilities and building permits.
b. The City of Southlake reserves the right to require minimum finish floor elevations on any
lot contained within this addition. The minimum elevations shown are based on the most
current information available at the time the plat is filed and may be subject to change.
Additional lots, other than those shown, may also be subject to minimum finish floor criteria.
c. Compliance with the provisions of the City’s Storm Drainage Policy does not relieve a
person of the responsibility of complying with all other applicable laws, including, but not
limited to, Section 11.086, Texas Water Code.
7. 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.
Case No. Attachment B
ZA25-0071 Page 1
b. Show and label the D+U.E.
c. Provide easements for water, sewer and/or drainage in compliance with approved
construction plans. Provide utility easements where needed for adequate municipal or
franchise utilities. All easements should be a minimum of 10’ or greater where needed.
d. Provide dimensional ties along lot lines to all easements.
e. Show via dotted lines any easements previously abandoned and label with deed record of
abandonment.
8. Provide sidewalks and/or trails in compliance with Subdivision Ordinance No. 483, as amended
and the Master Pathways Plan. A 5-foot sidewalk is required along Johnson Road.
9. Preliminary water, sewer and drainage plans are required with the submittal of a plat showing.
_________________________________________________________________________________
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. Please provide a Tree Conservation Plan which conforms to the Tree Conservation Plan that was
approved with the Zoning and Development Plan
* 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.
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
Case No. Attachment B
ZA25-0071 Page 1
(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 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
___________________________________________________________________________________
Public Works/Engineering Review
GENERAL COMMENTS:
1. Cross lot drainage is required to be contained within a closed system, whether it be a swale or
storm pipe. The Johnson Place Estates development outlets onto proposed Lot 2 near the
northwest corner of the lot. A private drainage easement shall be dedicated for the cross lot
drainage coming from Johnson Place.
Sandy Endy, P.E., CFM
Civil Engineer
Case No. Attachment B
ZA25-0071 Page 1
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
___________________________________________________________________________________
Fire Department Review
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
============= The following should be informational comments only ====================
* 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.
* We recommend this plat not be filed until the construction plans have been substantially approved.
This will ensure adequate easements and finish floor elevations. Minimum finish floor elevations
may be required on the following lots pending review of construction plans: Block , Lots
* 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 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.
* 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.
Case No.
ZA25-0071 Page 7
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