Item 4C - Staff ReportItem 4C
SOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
January 12, 2026
CASE NO: ZA25-0076
PROJECT: Preliminary Plat for Trademark Southlake
EXECUTIVE
SUMMARY: Trademark Property Company, on behalf of Shivers Family Partnership LTD, is
requesting approval of a Preliminary Plat for Trademark Southlake on property
described as Tracts 1A and 1A03, James J. West Survey Abstract No. 1620, City of
Southlake, Tarrant County, Texas and located at 1800 and 1900 N. White Chapel
Blvd. Current Zoning: "ECZ" Employment Center Zoning District. SPIN Neighborhood
#3.
DETAILS: The purpose of the request is to obtain approval of the Preliminary Plat for Trademark
Southlake, a mixed -use development consisting of approximately 40.2 acres located
between N. White's Chapel Boulevard and State Highway 114. The preliminary plat
establishes the full right of way dedication of 100-feet for Kirkwood Boulevard, right of
way dedication for N. White Chapel Boulevard, and interior roadways servicing the
development and establishes the boundaries for the 37 residential lots, 5 open space
lots, and 3 commercial lots.
ACTION NEEDED: 1) Consider Approval for a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 2, dated January 12, 2026
(D) Surrounding Property Owners Map and Responses
PowerPoint Presentation
Plans and Support Information
Corridor Planning Committee Report
SPIN meeting Report
STAFF CONTACT: Dennis Killough (817) 748-8067
Ryan Firestone (817) 748-8127
Case No.
ZA25-0076
BACKGROUND INFORMATION
OWNER: Shivers Family Partnership LTD
APPLICANT: Trademark Property Company
PROPERTY SITUATION: 1800 and 1900 N. White Chapel Blvd.
LEGAL DESCRIPTION: West, James J Survey; A1620
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: "ECZ" Employment Center Zoning District
HISTORY: - The properties were annexed into the City in 1956 and given the "AG"
Agricultural District zoning designation. (Ordinance No. 037)
The existing home was built in 1918 and is approximately 2,436
square feet. (Source: TAD)
On October 7, 2025, the City Council approved (6-1) a Zoning Change
and Development/Site Plan (ZA25-0045) for the development of
Trademark Southlake.
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is "Mixed Use".
Mixed Use Purpose and Definition: The purpose of the Mixed -Use land use
category is to provide an option for large-scale, master -planned, mixed -use
developments that combine land uses such as office facilities, shopping,
dining, parks, and residential uses. The range of activities permitted, the
diverse natural features, and the varying proximity to thoroughfares of areas in
the Mixed -Use category necessitates comprehensively planned and
coordinated development. New development must be compatible with and not
intrusive to existing development. Further, special attention should be placed
on the design and transition between different uses. Typically, the Mixed -Use
designation is intended for medium- to higher -intensity office buildings, hotels,
commercial activities, retail centers, and residential uses. Nuisance -free,
wholly enclosed light manufacturing and assembly uses that have no outdoor
storage are permitted if designed to be compatible with adjacent uses. Other
suitable activities are those permitted in the Public Parks/Open Space,
Public/Semi-Public, Low Density Residential, Medium Density Residential,
Retail Commercial, and Office Commercial categories.
Mobility & Master Thoroughfare Plan
Kirkwood Boulevard is identified as an A4D 100-foot arterial roadway and N.
White Chapel Boulevard is identified as an A4D 88-foot arterial roadway within
the Southlake Mobility & Master Through Plan.
As proposed by this plat, sufficient right of way is being dedicated on both N.
White Chapel Boulevard and Kirkwood Boulevard to meet the comprehensive
plan recommendation.
Case No.
ZA25-0076
Attachment A
Page 1
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
Access to the property will be off W. State Highway 114, N. White Chapel
Blvd., and E. Kirkwood Boulevard.
Traffic Counts
* Based on the 2018 City of Southlake Traffic Count Report
Traffic Impact
* AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, I I th Edition
TREE PRESERVATION: The submitted Tree Conservation Plan conforms with the development's
previously approved Tree Conservation Plan. There is 4.2% of existing tree
cover and a minimum of 70% would be required to be preserved. A minimum
of 9.7% of existing tree cover is proposed to be preserved. The overall tree
coverage percentage has increased slightly due to the inclusion of the trees
located on the Shivers residence site. The previously reported existing tree
cover remains unchanged.
UTILITIES: There is an existing 12-inch water line is located in E. Kirkwood Boulevard that
has a break between the Metairie subdivision and N. White Chapel Boulevard.
There is also a 12-inch water line along the State Highway 114 frontage road.
The proposed development will be completing the 12-inch water line along E.
Kirkwood Boulevard and extend the 12-inch water line along the State
Highway 114 frontage road. An 8-inch internal water line loop is also
proposed for the development. An 8-inch sanitary sewer will connect to the
existing 8-inch sanitary sewer stub off N. White Chapel Boulevard.
DRAINAGE: The property drains both west toward the State Highway 114 frontage road
and east toward N. White Chapel Boulevard, with a natural high point nearthe
center of the property in existing conditions. The proposed drainage design,
done by Kimley Horn, will capture runoff in a storm drain system that outlets
into a proposed detention pond near the State Highway 114 frontage road and
ultimately outlet into the TxDOT storm system. The drainage areas along the
State Highway 114 frontage road will follow existing conditions and flow
Case No. Attachment A
ZA25-0076 Page 2
directly towards the State Highway 114 frontage road. A small portion of the
proposed southern drive onto N. White Chapel Boulevard will follow existing
conditions and flow into the N. White Chapel storm system.
CITIZEN INPUT: A SPIN meeting was held for this project on June 10, 2025. A link to the report
is provided. Link to SPIN Report
A 2035 Corridor Planning Committee meeting was held on June 23, 2025. A
link to the report is provided. Link to Corridor Planning Committee Report
PLANNING AND
ZONING COMMISSION: January 8, 2026; Approved (6-0) subject to the Staff Report dated January 2,
2026, and the Plat Review Summary No. 1 dated January 2, 2026.
CITY COUNCIL: This project will be considered by the City Council on January 20, 2026.
STAFF COMMENTS: Attached is Review Summary No. 2, dated January 12, 2026.
WCommunity DevelopmenhMEMO12025 CasesIZA25-0076 - PP - Trademark SouthlaWPZ
Case No.
ZA25-0076
Attachment A
Page 3
Vicinity Map
1800 & 1900 N. White Chapel Blvd.
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Case No.
ZA25-0076
Attachment B
Page 1
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA25-0076 Review No.: Two Date of Review: 01/12/2026
Project Name: Preliminary Plat for Trademark Southlake
APPLICANT: Trademark Property Company
Keith Smith
1707 River Run, Ste. 500
Fort Worth, TX 76107
Phone: (817) 639-2710
OWNER: Shivers Family Partnership LTD
Rebecca Utley
1800 N. White Chapel Blvd.
Southlake, TX 76092
Phone: (214) 317-5750
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/11 /2025 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Ryan Firestone
Phone: (817) 748-8127
Email: rfirestonena ci.southlake.tx.us
Place the City Planning Case number ZA25-0076 in the lower right-hand corner of the plat and
associated documents for ease of reference.
a. Missing case number on Landscape Plan Documents.
2. Ensure the Owner's Certificate information for the boundary along State Highway 114 matches the
data found on the plat.
a. The northeast corner of Parcel 10A in the owner's certificate is labeled incorrectly. It
should be the northwest corner.
3. Ensure the existing zoning is labeled on adjacent property within 200-feet of the platted area,
including across from N. White Chapel Boulevard.
a. Zoning is not accurate for the property that is caddy corner to Lot 3 off of Utley Way. This
area is saying the future land use "Low Density Residential" and not current zoning.
Same goes for the Parkway Office Center and Cloninger & Moore L.P. properties to the
south.
4. Ensure a minimum 10' U.E. along State Highway 114. A minimum 10' U.E. for water and sewer
improvements or 10' D.E. for drainage improvements with easement located within one lot.
a. There is no 10' U.E. easement shown on the Preliminary Water Plan.
5. Provide a quantitative land use schedule on the face of the plat, similar to the one found below with
information provided as it applies to the project.
Case No. Attachment C
ZA25-0076 Page 1
a. Please add open space calculations to the table as well.
6. Any comments or approval requirements per the City Council's motion noted in the Zoning Change
and Development/Site Plan approval (ZA25-0045) must also be addressed if relevant to this
preliminary plat. Below are some of those requirements to ensure compliance:
a. The residential lots shall be permitted as shown on the Development/Site Plan stipulating
that:
• Lot 4 detached single family residential lots shall have a minimum lot width of 83
feet, a minimum lot depth of 145 feet and a minimum lot area of 12,000 square feet.
• Lot 5 detached single family residential lots shall have a minimum lot width of 80
feet, a minimum lot depth of 125 feet and a minimum lot area of 10,000 square feet.
b. The applicant agrees to submitting CC&R's to the City prior to final plat recording for City
Attorney review ensuring maintenance in perpetuity of all open space and amenities in
the commercial and residential portions of the development and filed in the County
records as described in the Open Space Standards and Management Letter.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
kmartin@ci.southlake.tx.us
(817) 748-8229
TREE CONSERVATION COMMENTS:
The existing trees around the Shivers house are not included within the overall tree survey. There are
trees that fall within the building pad area of the proposed restaurant, but there are others that are
within landscape area between the proposed restaurant building and the N. White Chapel Blvd. right-
of-way. One (1) or two (2) of the trees are dead, but the others seem to be healthy.
The submitted Tree Conservation Plan conforms the development's previously approved Tree
Conservation Plan. There is 3.5% of existing tree cover and a minimum of 70% would be required to
be preserved. A maximum of 11.9% of existing tree cover 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 I Minimum percentage of the
Case No. Attachment C
ZA25-0076 Page 2
the entire site
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:
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;
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.
Engineering Review
Case No.
ZA25-0076
Attachment C
Page 3
Sandy Endy, P.E.
Development Engineer
sendy@ci.southlake.tx.us
(817) 748-8033
GENERAL COMMENTS:
1. Ensure that all public utilities (water, sewer, and storm), including fire hydrants and water meters, are
located within the ROW or a dedicated easement.
2. Per the Subdivision Ordinance, a 10' Utility Easement is required along the SH 114 frontage.
3. Add "West" to the Kirkwood Blvd. labels on the Preliminary Plat.
The following note should be added to the final plat:
a) Utility Easements shall have no permanent structures, other than fences, as defined in the
Subdivision Ordinance.
b) All detention structures and open channels within the dedicated drainage easements shall be
maintained by the Owners Association or in the absence of an Owners Association, shall be
maintained by the property owner.
c) Drainage Easements shall have no permanent structures, fences, and/or other obstacles, as
defined in the Subdivision Ordinance.
Fire Department Review
Lorenzo Chavez
Assistant Fire Chief, Prevention
Ichavez@ci.southlake.tx.us
(817) 748-8671
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in any residential structure that exceeds
6,000 square feet, excluding porches and patios.
An automatic fire sprinkler system shall be installed in A-2 occupancies (restaurants) where one
of the following conditions exists: 1. The fire area exceeds 5,000 square feet 2. The fire area has
an occupant load of 100 or more.
The required backflow protection (double check valve) for the sprinkler systems in commercial
development can be located on the riser if the riser is within 100 feet of the water main, measured
linearly along the length of the pipe. If the riser is further than 100 feet from the main, the double
check valve shall be in a vault. Riser rooms shall be a minimum of 5'X5' if the double check is
not located on the riser, or a minimum of 6'X6' if it is located on the riser. (Riser room locations for
commercial development not indicated on plans & vault not shown for locations that exceed 100
feet from the main)
Firefighter air replenishment system (FARS) shall be provided in new buildings that are 5 or more
stories in height.
Case No.
ZA25-0076
Attachment C
Page 4
Lot 1 Block A Water Plan not indicated.
FIRE HYDRANT COMMENTS:
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lane access.
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinklered homes or 600 feet for subdivisions with all homes sprinklered. (Hydrant Spacing
between 2 hydrants on the south side residential development exceeds this requirement)
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations that
contain both sprinklered and unsprinklered buildings. (C-500 — Label all FH locations)
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a "hose -lay" basis for un-sprinkled buildings and 250 feet for sprinklered
buildings. (Hose lay exceeds 250 feet to all exterior portions from a fire lane for Building A-2 and
Building A-3 if barrier or fencing would prevent access from the street)
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide and
able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW).
Dead-end fire apparatus access cannot exceed 150 feet.
Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb.
(Standard street width )
Fire apparatus access requires a minimum 30 foot inside turn radius and a minimum 54 foot
outside turn radius. (Turns throughout the residential development measure less than this
requirement and turn at SE proposed building in Lot 3 Block A measure less than this
requirement)[Label turn radii]
The entry/exit access control devices that impede the designated fire access road on the
residential subdivision must be equipped with an Opticom for opening the gate electronically, as
well as a means for manual opening of the gate. Where the fire apparatus access road consists
of a divided roadway at the access gates, the gate width must not be less than 12 feet.
Manual emergency access gates must be provided with a Knox padlock to secure.
Where the vertical distance between the grade plane and the highest roof surface exceeds 30
feet, approved aerial fire apparatus access roads shall be provided. Aerial fire apparatus access
roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof. One or more of the required access routes
meeting this condition shall be located not less than 15 feet and not greater than 30 feet from the
building and shall be positioned parallel to one entire side of the building. The side of the building
on which the aerial fire apparatus access road is positioned shall be approved by the fire code
official.
Case No.
ZA25-0076
Attachment C
Page 5
Surrounding Property Owners Map and Responses
2008
6
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W-1
SPO #
Owner
Zoning
Physical Address
Acreage
Response
1
METAIRIE SOUTHLAKE
TZD
100 CLEARY CT
0.11
NR
INVESTORS L
2.
BHAYANI FAMILY TRUST
TZD
104 CLEARY CT
0.00
NR
3
JAMES M ROWAN & REGINA S
TZD
108 CLEARY CT
0.00
NR
ROWAN
4.
CHANDRAMOULI, MAHESH
TZD
117 CLEARY CT
0.42
NR
5.
FIORE, PAUL
TZD
2009 WHEELER DR
0.45
NR
6
METAIRIE SOUTHLAKE
TZD
2006 WHEELER DR
0.02
NR
INVESTORS L
7
DOVE ASSOCIATES
SP2
550 W SH 114
4.09
NR
LOCUTHLAKE
XIONG, KEVIN
8.
SF30
100 BRENTWOOD CIR
0.01
NR
9
METAIRIE SOUTHLAKE
TZD
2002 WHEELER DR
0.03
NR
INVESTORS L
10.
JAMES, KEVIN
TZD
101 CLEARY CT
0.29
NR
11.
MANKAL, JAGADISH
TZD
113 CLEARY CT
0.30
NR
12.
TRAN, TRUNG
TZD
2005 WHEELER DR
0.29
NR
13.
SUAREZ, GERARDO
SF1-A
2005 N WHITE CHAPEL BLVD
0.45
NR
14.
GRAY HUMAN CAPITAL
TZD
109 CLEARY CT
0.26
NR
MANAGEMENT
15.
HAVER ROSTRON LEGACY TZD
105 CLEARY CT
0.25
NR
TRUIN
Case No. Attachment D
ZA25-0076 Page 1
16.
DARIMADUGU, JAGADISH
TZD
2001 WHEELER DR
0.27
NR
17.
KHAN, ASHRUF ALI
AG
1975 N WHITE CHAPEL BLVD
0.61
NR
18.
KHAN, ASHRUF ALI
AG
1965 N WHITE CHAPEL BLVD
0.27
NR
19.
SOUTHLAKE CITY OF
ECZ
100 E KIRKWOOD BLVD
0.14
NR
20.
CARILLON CROWN LLC
ECZ
1838 CANNES CIR
0.29
NR
21.
CARILLON CROWN LLC
ECZ
210 LA RAMBLA CT
0.12
NR
22.
CARILLON CROWN LLC
ECZ
104 LA RAMBLA CT
0.11
NR
23.
CARILLON CROWN LLC
ECZ
100 LA RAMBLA CT
0.15
NR
24.
CARILLON CROWN LLC
ECZ
105 LA RAMBLA CT
0.04
NR
25.
CARILLON PARC JV LLC
ECZ
101 LA RAMBLA CT
0.16
NR
26.
CARILLON CROWN LLC
ECZ
1822 CANNES CIR
0.04
NR
27.
CARILLON PARC JV LLC
ECZ
104 MURANO PL
0.04
NR
28.
CARILLON PARC JV LLC
ECZ
100 MURANO PL
0.16
NR
29.
CARILLON CROWN LLC
ECZ
105 MURANO PL
0.11
NR
30.
CARILLON PARC JV LLC
ECZ
101 MURANO PL
0.16
NR
31.
CARILLON CROWN LLC
ECZ
1802 CANNES CIR
0.12
NR
32.
CARILLON CROWN LLC
ECZ
1781 N WHITE CHAPEL BLVD
0.01
NR
33.
CARILLON CROWN LLC
ECZ
1671 LUCERNE LN
0.57
NR
34.
CARILLON CROWN LLC
ECZ
1775 N WHITE CHAPEL BLVD
0.00
NR
35.
CARILLON CROWN LLC
ECZ
100 E SH 114
0.00
NR
36.
LAC BERT HOME PROPERTIES
SP2
1700 N WHITE CHAPEL BLVD
1.63
NR
37.
ZVONECEK, BRIAN
SP2
190 W SH 114
0.50
NR
38.
CLONINGER & MOORE LP
C2
204 W SH 114
0.59
NR
39.
CLONINGER
C2
210 W SH 114
0.46
NR
40.
CARILLON CROWN LLC
ECZ
1660 LUCERNE LN
0.31
NR
41.
CLONINGER & MOORE LP
C2
200 W SH 114
0.21
NR
42.
SIMPSON, CHARLES
SF30
104 BRENTWOOD CIR
0.68
NR
43.
L ODPKINS DALLAS PROPERTIES
C2
140 W SH 114
0.72
NR
44.
CARILLON CROWN LLC
ECZ
108 LA RAMBLA CT
0.12
NR
45.
AL ALMASRY, ABDULLAH
ECZ
112 LA RAMBLA CT
0.12
NR
46.
CARILLON CROWN LLC
ECZ
116 LA RAMBLA CT
0.12
NR
47.
CARILLON CROWN LLC
ECZ
109 LA RAMBLA CT
0.12
NR
48.
CARILLON CROWN LLC
ECZ
113 LA RAMBLA CT
0.12
NR
49.
CARILLON CROWN LLC
ECZ
109 MURANO PL
0.12
NR
50.
CARILLON CROWN LLC
ECZ
108 MURANO PL
0.12
NR
51.
PS1-CARILLON PARC SEP
SERIES O
ECZ
112 MURANO PL
0.12
NR
52.
ENTY FAMILY LLC
ECZ
117 MURANO PL
0.12
NR
53.
CARILLON VILLAS LLC
ECZ
113 MURANO PL
0.12
NR
54.
CARILLON CROWN LLC
ECZ
1640 LUCERNE LN
0.72
NR
55.
KAZIM, MUHAMMAD
TZD
116 CLEARY CT
0.28
NR
56.
DESAI, BHAVIN
TZD
112 CLEARY CT
0.30
NR
57.
COGHLAN, SEAN
TZD
2000 WHEELER DR
0.28
NR
58.
DENIS REVOCABLE TRUST
TZD
2008 WHEELER DR
0.28
NR
59.
NAGUNOORI, PRAVEEN
TZD
2004 WHEELER DR
0.28
NR
60.
CARILLON CROWN LLC
ECZ
1645 LUCERNE LN
0.49
NR
61.
SUPERINTENDENT OF CARROLL
ISD
NR
Case No.
ZA25-0076
Attachment D
Page 2
62.
SUPERINTENDENT OF
NR
GRAPEVINE COLLEYVILLE ISD
SUPERINTENDENT OF
63.
NR
NORTHWEST ISD
64.
SUPERINTENDENT OF KELLER
NR
ISD
Responses: F: In Favor
O: Opposed U: Undecided NR: No Response
Case No.
ZA25-0076
Attachment D
Page 3