Item 9 - Staff ReportCase No.
ZA25-0070
S T A F F R E P O R T
November 14, 2025
CASE NO: ZA25-0070
PROJECT: Plat Revision – The Oaks EXECUTIVE
SUMMARY: Davis Lewis of Spry Surveyors is requesting approval of a Plat Revision for The
Oaks, for property described Tract 2F, F. Throop Survey Abstract No. 1511 and
Lots 1 and 3, Block 1, The Hill Addition, City of Southlake, Tarrant County, Texas
and located at 2140 and 2160 E. Highland Street and 1440 N. Kimball Avenue.
Current Zoning: “SF-1A” Single Family Residential District. SPIN Neighborhood
#4.
DETAILS: This property is located on approximately 12.85 acres on the northwest corner of
E. Highland Street and N. Kimball Avenue. The purpose of this request is to seek
approval for a plat revision for 11 single family residential lots on 12.85 acres.
The lot areas range from approximately 43,600 square feet to a maximum of
approximately 45,992 square feet. The proposed plat revision is consistent with
the previously approved preliminary plat under Planning Case ZA25-0056.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Plat Revision
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated November 14, 2025
(D) Surrounding Property Owners Map & Responses
STAFF CONTACT: Wayne Powell (817) 748-8281
Jenny Crosby (817) 748-8195
Department of Planning & Development Services
Item 9
Case No. Attachment A
ZA25-0070 Page 1
BACKGROUND INFORMATION
OWNER: Burton & Virginia Patterson
APPLICANT: David Lewis, Spry Surveyors
PROPERTY SITUATION: 2160 E. Highland Street, 2140 E. Highland Street, and 1440 N. Kimball
Avenue
LEGAL DESCRIPTION: Lots 1 and 3, Block 1, The Hill Addition and Tract 2F, Francis Troop
Survey Abstract No. 1511
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District
PROPERTY HISTORY: -The property was annexed into the City of Southlake in 1957.
-The home at 2140 E. Highland Street was built in 1981.
-A residential building permit was issued for 1440 N. Kimball Avenue in
1982.
-The properties at 2140 and 2160 E. Highland Street were platted with a
recordation date of April 28, 1983.
- A residential certificate of occupancy was issued for 2160 E. Highland
Street in 1983.
- SF-1A, Single Family Residential Zoning district was approved with the
adoption of the Zoning Ordinance No. 480 and the official Zoning Map on
September 19, 1989.
- A preliminary plat for 11 single family residential lots on approximately
12.85 acres was approved by City Council on September 16, 2025 (ZA25-
0056).
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.
Case No. Attachment A
ZA25-0070 Page 2
Master Pathways Plan
The Master Pathways Plan calls for a 5-foot minimum sidewalk along E.
Highland Street. There is an existing 5-foot sidewalk along N. Kimball
Avenue.
TRANSPORTATION
ASSESSMENT: The property is situated on E. Highland Street., a C2U 70’ Collector and
N. Kimball Aveue, an A4D 88’ Arterial.
UTILITIES: An existing 6-inch water line runs along E. Highland Street and a 12-inch
water line runs along N. Kimball Avenue. Submitted utility plans show a
connection to both water lines.
An 8-inch sanitary sewer line runs along N. Kimball Avenue. Submitted
plans do not specifically show a connection with the sanitary sewer line
on N. Kimball Avenue.
CITIZEN INPUT: A Corridor Planning Committee meeting was held 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
ZA25-0070 Page 1
Case No. Attachment C
ZA25-0070 Page 1
PLAT REVISION REVIEW SUMMARY
Case No.: ZA25-0070 Review No.: One Date of Review: 11/14/25
Project Name: Plat Revision – The Oaks
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/23/25 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.
1. Place the City case number “ZA25-0070" 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. Revise the title block as follows:
a. Provide or revise the courthouse filing note as follows and place above the title block:
1. “Filed as Instrument # , Date .”
3. Provide the standard approval block for plat revisions per appendix 9 of the Subdivision
Ordinance, which requires signatures from the P&Z Chairman, P&Z Secretary, Mayor, and City
Secretary.
4. The following changes are needed with regard to the legal description:
a. The POB must be tied to a survey corner, previously filed subdivision corner, or USGS
monument
b. (FP ONLY WITH 10 LOTS) Two intervisible boundary corners of the site must be geo-
referenced by state plane coordinates in accordance with section 8.03(B) of the
Subdivision Ordinance No. 483 upon submittal of the final plat, and, prior to acceptance
of the subdivision by the City, a digital computer file of the subdivision must be provided
in accordance with Section 8.04 of Ordinance No. 483.
5. Show location of the City Limit and/or E.T.J. lines.
6. Add a lienholder statement and signature block with notary to the plat. If there are no
lienholders, add a statement to this effect. The standard language for these statements is
attached.
7. Add the following notes to the face of the final plat:
a. The owners of all corner lots shall maintain sight triangles in accordance with the City
Subdivision Ordinance.
b. 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.
Case No. Attachment C
ZA25-0070 Page 2
c. Add a note regarding maintenance of the parkway area of the R.O.W. along the east
boundary of Sloane Court along lots 1-3.
8. The following changes are needed with regard to easements:
a. Provide dimensional ties along lot lines to all easements. Provide centerline dimensions
and bearings on any easements crossing areas if deflections occur.
b. Where adjacent property is unplatted or platted showing a 5' U.E., provide a 5' U.E. along
the property line; if adjacent property is platted and shows no easement, provide a 10'
U.E. along the interior of the property line.
9. The following changes are needed regarding the proposed lotting:
a. Show and label a 40’ front setback line along the street ROW for all lots. Corner lots
should have the front setback along both sides that border the street ROW.
10. Staff recommends this plat not be filed until the construction of the streets and utilities have been
substantially completed and are ready for acceptance. This will ensure adequate ROW,
easements and/or finish floor elevations. Minimum finish floor elevations may be required certain
lots pending review of construction plans.
11. Provide easements as required for adequate extension of utilities and per approved construction
plans.
12. Perimeter utility easements must be a minimum of 10’ in width.
_________________________________________________________________________________
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
* The submitted Tree Conservation Plan conforms to the previously approved Tree Conservation
Plan. There is 25.1% of existing tree cover within the development and a minimum of 60% of
existing tree cover is required to be preserved. A total of 60% of existing tree cover is proposed
to be preserved and 40% is proposed to be 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.
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%
Case No. Attachment C
ZA25-0070 Page 3
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 intended to be preserved.
LANDSCAPE COMMENTS:
1. The is 10’ – B type bufferyard along the east property line of Lot 11. Label the 10’
P.U.,D.&W.E. easement along the east property line of Lot 11 also as a Landscape Easement.
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Case No. Attachment C
ZA25-0070 Page 4
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. A private drainage easement shall be dedicated for the cross-lot drainage at the
following locations:
a. Along the north side of Lots 7-11.
b. Along the south side of Lots 3-4, and Lot 6.
c. Along the north side of Lot 2.
2. Update the 30’ U.E. to be a 30’ water, sewer and drainage easement.
3. Add the following notes:
a. The property owner shall be responsible for maintenance of the private drainage
easements within their property.
b. Drainage Easements shall have no permanent structures, fences, and/or other
obstacles, as defined in the Subdivision Ordinance.
Sandy Endy, P.E., CFM
Civil Engineer
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.
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy
with original signatures.
Case No. Attachment C
ZA25-0070 Page 5
* 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.
* Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan. Sidewalks with a width of 5 feet are required along
street frontage for all lots
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
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 ____________________________
Case No. Attachment C
ZA25-0070 Page 6
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
Case No. Attachment D
ZA25-0070 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO
# Owner Zoning Physical Address Acreage Response
1 BABARIA, ASHWIN J SF1-A 1470 N KIMBALL AVE 0.427509936 NR
2 1502 BLUFFVIEW DRIVE
REVOCABLE SF1-A 1501 MOSS LN 0.02937787 NR
3 BABARIA, ASHWIN J SF1-A 0.053295545 NR
4 BABARIA, ASHWIN J SF1-A 1468 N KIMBALL AVE 0.241335814 NR
5 BECK, MATTHEW SF1-A 1265 STANHOPE CT 0.490224192 NR
6 BABARIA, ASHWIN J SF1-A 1462 N KIMBALL AVE 1.833718441 NR
7 BABARIA, ASHWIN J SF1-A 0.848798174 NR
8 ANDERSON, BRENDA SF1-A 1460 N KIMBALL AVE 1.743731421 NR
9 JOHNSON, DOUG SF1-A 1255 STANHOPE CT 0.9120712 NR
10 NGUYEN, THO SF1-A 1245 STANHOPE CT 0.797904529 NR
11 MTX NOOR REAL ESTATE LLC SF1-A 0.359988994 NR
12 MTX NOOR REAL ESTATE LLC SF1-A 0.15541618 NR
13 MTX NOOR REAL ESTATE LLC SF1-A 0.440347404 NR
14 MTX NOOR REAL ESTATE LLC SF1-A 1380 N KIMBALL AVE 0.419362035 NR
15 MTX NOOR REAL ESTATE LLC SF1-A 0.152557653 NR
16 MTX NOOR REAL ESTATE LLC SF1-A 0.311045862 NR
17 KELLOGG, REBECCA SF1-A 1235 STANHOPE CT 0.785398255 NR
18 KLICK VENTURES LLC B1 1360 N KIMBALL AVE 0.689851656 NR
Case No. Attachment D
ZA25-0070 Page 2
19 OWEN, RANDALL SF1-A 2130 E HIGHLAND ST 3.19593346 NR
20 HOLT, JAMES H SF1-A 1225 STANHOPE CT 0.661700696 NR
21 J & A FRITH PROPERTIES KIMBALL B1 1250 N KIMBALL AVE 1.141194132 NR
22 HARBOUR, TED SF1-A 1215 STANHOPE CT 0.029868904 NR
23 BEUNIER, RENE LV SF1-A 2010 E HIGHLAND ST 0.182034914 NR
24 FORDHAM, SCOTT SF1-A 2020 E HIGHLAND ST 0.890691506 NR
25 1200 N KIMBALL BLDG LLC B1 1200 N KIMBALL AVE 1.120019694 NR
26 HUNING, ERIC AG 2055 E HIGHLAND ST 0.044791199 NR
27 MIDDLE RED HOLDINGS LLC SP1 1150 N KIMBALL AVE 0.866496084 NR
28 HUNING, ERIC SF1-A 2145 E HIGHLAND ST 0.711562223 NR
29 WILLIAMS, XAVIER D SF1-A 2009 E HIGHLAND ST 0.121864376 NR
30 NORTHSOUTH ENTERPRISES LLC SP1 1160 N KIMBALL AVE 0.221235736 NR
31 PRIAKOS, WILLIAM SF1-A 1982 E HIGHLAND ST 1.554836733 NR
32 HUBBARD, ANAHITA SF1-A 1260 STANHOPE CT 1.033044208 NR
33 MONKEYS SOUTHLAKE HOUSE LLC SP1 1140 N KIMBALL AVE 0.721073162 NR
34 A M LAND MANAGEMENT LLC SP1 1130 N KIMBALL AVE 0.617906837 NR
35 SUPERINTENDENT OF CARROLL
ISD NR
36 SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD NR
37 SUPERINTENDENT OF
NORTHWEST ISD NR
38 SUPERINTENDENT OF KELLER ISD NR
1000 PATTERSON, BURTON SF1-A 2140 E HIGHLAND ST 1.049185549
1001 PATTERSON, BURTON SF1-A 0.498563646
1002 PATTERSON, BURTON SF1-A 0.838217078
1003 PATTERSON, BURTON SF1-A 1.114246798
1004 PATTERSON, BURTON SF1-A 0.442048014
1005 PATTERSON, BURTON SF1-A 2160 E HIGHLAND ST 2.413649708
1006 PATTERSON, BURTON H SF1-A 1440 N KIMBALL AVE 6.67339263
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-One (31)
Responses Received within 300’: None