Item 9 - Staff ReportCase No.
ZA25-0077
S T A F F R E P O R T
January 2, 2026
CASE NO: ZA25-0077
PROJECT: Preliminary Plat for Dove Ridge
EXECUTIVE
SUMMARY: David Lewis of Spry Surveyors, on behalf of the DeCaro Property Revocable Trust
and Farhat Osman, is requesting approval of a Preliminary Plat for Dove Ridge
Addition, being a revision of Lot 9 and Lot 57R, F. Throop No. 1511 Addition, City of
Southlake, Tarrant County, Texas and located at 2080 and 2117 E. Dove Road,
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 Dove Ridge Addition,
being a replat of Lot 9 and Lot 57R, F. Throop No. 1511 Addition, consisting of 7
single family residential lots, on approximately 10.38 acres. This preliminary plat is
a revision to the previously approved preliminary plat for 2080 Dove Road (ZA25-
0003), which consisted of 5 single family residential lots and two (2) open space lots
totaling 0.89 acre, on approximately 7.4 acres. The applicant is seeking to re-
allocate a portion of lot 57R (2117 E. Dove Road) to the newly proposed lot 6 so
that it can meet the 1-acre lot size requirement for “SF-1A” zoning.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated December 23, 2025
(D) Surrounding Property Owners Map and Responses
- Preliminary Plat & Plans
- Presentation
- Corridor Planning Committee Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Wayne Powell (817) 748-8281
Department of Planning & Development Services
Item 9
Case No. Attachment A
ZA25-0077 Page 1
BACKGROUND INFORMATION
APPLICANT: David Lewis, Spry Surveyors
OWNERS: DeCaro Property Revocable Trust (Lots 1-6), Farhat Osman (Lot 7)
PROPERTY LOCATION: 2080 E. Dove Road & 2117 E. Dove Road
PROPERTY
DESCRIPTION: Lot 9, F. Throop No. 1511 Addition, an addition to the City of Southlake,
Tarrant County, Texas and Lot 57R, 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, 2015 (ZA15-116) and a Plat Revision for the
same was approved on February 16, 2016 (ZA16-001). The plat was not
recorded in the County Records and has since expired.
- A preliminary plat for 5 single family residential lots and two open space
lots on approximately 7.4 acres was approved on February 18, 2025 (ZA25-
0003).
SOUTHLAKE
COMPREHENSIVE 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 Road 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 5 – 8 ft. sidewalk
along E. Dove Road adjacent to the property and an 8 ft. minimum multi-use
Case No. Attachment A
ZA25-0077 Page 2
trail along the north side of E. Dove Road. Five-foot sidewalks are required
along the street frontage of all lots in the subdivision.
TRANSPORTATION
ASSESSMENT: Existing Area Road Network and Conditions
The Preliminary Plat proposes one private street with access onto E. Dove
Road.
E. Dove Road (36)
Between N. Kimball Avenue and N. Carroll Avenue
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
WATER & SEWER: The property will be served by an existing 12” water line and an 8” sewer line
along E. Dove Road.
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.
TREE PRESERVATION: The Tree Preservation Ordinance No. 585-D requires a minimum of 60% of
the existing canopy to be preserved, based on the existing tree cover
percentage. The provided tree survey and removal plan shows 63.8% of the
canopy is to be preserved.
CITIZEN INPUT/
BOARD REVIEW: This proposal was presented to the Corridor Planning Committee on
November 14, 2024. The associated report is included in the packet.
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated December 23, 2025.
Case No. Attachment B
ZA25-0077 Page 1
.
Case No. Attachment C
ZA25-0077 Page 1
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA25-0077 Review No.: One Date of Review: 12/23/25
Project Name: Preliminary Plat – Dove Ridge
APPLICANT: OWNER:
David Lewis, Spry Surveyors Thomas DeCaro
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/11/25 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 are required per the Subdivision Ordinance No. 483, as amended, Sections 3, 4 5 &
8.
1. Place the City case number “ZA25-0077" in the lower right-hand corner of the plat.
2. 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).
3. Revise the title block to include the date of preparation.
4. Delete the approval blocks from the face of the plat.
5. The following changes are needed with regard to adjacent properties within 200' to include
properties across any adjacent R.O.W.:
a. Label existing zoning and Land Use Designation (LUD = ) on all adjacent properties.
6. Confirm that any existing structures are adequately off-set per zoning district setback regulations
from the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the location
of any such structures or note any structures that will be removed.
7. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended
and the Master Pathways Plan. New residential lots require a minimum 5-foot wide sidewalk.
8. Provide a quantitative land use schedule in accordance with the following format:
Quantitative Land Use Schedule Phase Existing
Land
Use
Existing
Zoning
Proposed
Zoning
Number
of Units
Gross
Acreage
Density-DU
/Gross
Acreage
Open
Space
Area / %
Case No. Attachment C
ZA25-0077 Page 2
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
* The proposed existing tree cover preservation complies with the existing tree cover preservation
requirements of the Tree Preservation Ordinance 585-E. There is 30.4% of existing tree cover on
the property and a minimum of 60% of the existing tree cover is required to be preserved. A total
of 36.2% of existing tree cover is proposed to be removed and 63.8% is 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.
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
Case No. Attachment C
ZA25-0077 Page 3
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. Please provide the required 10’ – B type landscape bufferyard along the north property line
adjacent to East Dove Road.
* 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. The minimum radius for the cul-de-sac is 60’.
2. Please provide a Traffic Threshold Worksheet.
3. 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.
* Ensure that the sewer manhole at the entrance of the development isn’t conflicting with the
proposed culvert headwall.
* 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.
Sandy Endy, P.E., CFM
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA25-0077 Page 4
___________________________________________________________________________________
Fire Department Review
Review comments forthcoming.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
============= 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.
___________________________________________________________________________________
* Denotes Informational Comment
Case No. Attachment D
ZA25-0077 Page 1
SURROUNDING PROPERTY OWNERS
Case No. Attachment D
ZA25-0077 Page 2
SPO
#
Owner Zoning Physical Address Acreage Response
1 PEAK CAPITAL INVESTMENTS
LLC
SF1-A 2100 E DOVE RD 0.728130306 NR
2 RANDOLPH, KAREN AG 2034 E DOVE RD 0.257390011 NR
3 MCPHERSON, RICKEY SP2 1604 N KIMBALL
AVE
0.707302605 NR
4 PENNINGTON, BRENT SF1-A 2050 E DOVE RD 1.833024712 NR
5 DOVE COMMERCIAL
PROPERTIES LLC
SP1 2190 E DOVE RD 0.217202017 NR
6 BACON, JERRY B SF1-A 2040 E DOVE RD 0.074702011 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 POONAWALA, ALI SF1-A 2150 E DOVE RD 0.998545539 NR
12 MLN ENTERPRISES LLC SP1 2199 E DOVE RD 0.35146246 NR
13 PARSONS REVOCABLE TRUST SF1-A 1513 MOSS LN 0.810477792 NR
14 WAGNER, PAUL SF1-A 0.975113119 NR
15 WAGNER, PAUL C1 1620 N KIMBALL
AVE
0.219461379 NR
16 TORREY 2015 REVOCABLE
TRUST
SF1-A 1509 MOSS LN 0.778686896 NR
17 WAGNER, PAUL SF1-A 0.355217761 NR
18 MILLMAN, MILTON SF1-A 1505 MOSS LN 0.82684906 NR
19 BABARIA, ASHWIN J SF1-A 1470 N KIMBALL
AVE
3.265060282 NR
20 1502 BLUFFVIEW DRIVE
REVOCABLE
SF1-A 1501 MOSS LN 0.596692789 NR
21 BABARIA, ASHWIN J SF1-A 1468 N KIMBALL
AVE
0.800724019 NR
22 BABARIA, ASHWIN J SF1-A 0.27876653 NR
23 BECK, MATTHEW SF1-A 1265 STANHOPE
CT
1.032548912 NR
24 JOHNSON, DOUG SF1-A 1255 STANHOPE
CT
0.96294162 NR
25 GARLAPATI, SRINIVASA SF1-A 1643 CREEKSIDE
DR
1.004153029 NR
26 BABARIA, ASHWIN J SF1-A 1462 N KIMBALL
AVE
1.833718441 NR
27 ANDERSON, BRENDA SF1-A 1460 N KIMBALL
AVE
1.743731421 NR
28 WAGNER, PAUL SF1-A 1480 N KIMBALL
AVE
0.410842256 NR
29 HORTON MOSS FARMS LLC SF1-A 1528 MOSS LN 1.344977492 NR
30 HEADRICK, KELSEY SF1-A 1504 MOSS LN 1.996272683 NR
31 RAMAKRISHNAN, RAJINI SF1-A 1512 MOSS LN 0.988260406 NR
32 SKY BLUE LIVING TRUST SF1-A 1516 MOSS LN 1.005062918 NR
33 SUPERINTENDENT OF CARROLL
ISD
NR
Case No. Attachment D
ZA25-0077 Page 3
34 SUPERINTENDENT OF
GRAPEVINE COLLEYVILLE ISD
NR
35 SUPERINTENDENT OF
NORTHWEST ISD
NR
36 SUPERINTENDENT OF KELLER
ISD
NR
1000 OSMAN, FARHAT SF1-A 2117 E DOVE RD 2.92460829
1001 DECARO, THOMAS SF1-A 2080 E DOVE RD 7.56539402
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent: Thirty-two (32)
Responses received: None