Item 9A - Staff ReportCITY OF Item 9A
S0UTHLA1<.,,,,E
Department of Planning & Development Services
STAFF REPORT
January 12, 2026
CASE NO: ZA25-0077
PROJECT: Preliminary Plat for Dove Ridge (formerly known as Cardinal Court Addition)
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 (formerly known as Cardinal Court 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,
proposing a replat of Lot 9 and Lot 57R of the F. Throop No. 1511 Addition. The plat
consists of seven single-family residential lots on approximately 10.38 acres and
proposes a private gated street.
A preliminary plat for 2080 E. Dove Road was previously approved on February 18,
2025, under Case ZA25-0003, and included five single-family residential lots and
two open space lots. The applicant is now seeking approval of a preliminary plat that
incorporates 2117 E. Dove Road. The revised plat eliminates the previously
proposed open space lots and adds one additional residential lot by reallocating a
portion of existing Lot 57R (2117 E. Dove Road) to proposed Lot 6, allowing the the
proposed Lot 6 to meet the minimum one -acre lot size required for SF-1A zoning.
The existing Lot 57R (2117 E. Dove Road) is an approximately 2.94-acre panhandle
lot that was approved through a variance as part of a plat showing on August 20,
2019 (Case ZA19-0040). Although approximately 0.11 acre of the lot is being
reallocated, the lot will remain in substantially the same configuration, and the
existing single-family residence will remain in place.
VARIANCE
REQUEST: Variance to Subdivision Ordinance No. 483, as amended, Section 5.04 to allow the
proposed street to be a private gated street.
At the January 8, 2026, Planning and Zoning Commission meeting, the Commission
voted 6-0 to recommend approval of the plat while denying the associated variance
request.
ACTION NEEDED: 1) Consider Approval
ATTACHMENTS: (A) Background Information
Case No.
ZA25-0077
(B) Vicinity Map
(C) Revised Plat Review Summary No. 1, dated January 8, 2026
(D) Surrounding Property Owners Map and Responses
- Preliminary Plat & Plans
- Presentation
- Corridor Planning Committee Report
- Variance Letter
STAFF CONTACT: Dennis Killough (817) 748-8072
Jenny Crosby (817) 748-8195
Case No.
ZA25-0077
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-1X Single Family Residential District
HISTORY: - The property was annexed into the City in 1957 and given the "AG"
Agricultural District zoning designation.
- The "SF-lA" 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 plat showing for Lots 57 and 58, F. Throop No. 1511 Addition was
approved by City Council on August 20, 2019 and recorded in the County
Records on September 6, 2019. Approval included variances to the
Driveway Ordinance to allow reduced centerline spacing between residential
driveways and between the residential driveways and an adjacent
commercial driveway. In addition, variances to the Subdivision Ordinance
were granted to allow non -perpendicular side lot lines and the creation of a
panhandle (flag) lot configuration for the western lot.
- An amended plat for Lots 57R and 58R, F. Throop No. 1511 Addition to
correct the location of an "Emergency Access & Common Access Easement"
was approved April 29, 2021 (ZA21-0035).
- 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-1X Single Family
Case No. Attachment A
ZA25-0077 Pagel
TRANSPORTATION
ASSESSMENT:
WATER & SEWER:
PARK DEDICATION:
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
trail along the north side of E. Dove Road. Five-foot sidewalks are required
along the street frontage of all lots in the subdivision.
Existing Area Road Network and Conditions
The Preliminary Plat proposes one private gated street with access onto E.
Dove Road.
* Based on the 2018 City of Southlake Traffic Count Report
The property will be served by an existing 12" water line and an 8" sewer line
along E. Dove Road.
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.
PLANNING AND ZONING
COMMISSION ACTION: January 8, 2026; Approved (6-0) subject to the Staff Report dated January
8, 2026, and Revised Plat Review Summary No. 1, dated January 8, 2026,
and specifically denying the variance request.
STAFF COMMENTS: Attached is Revised Plat Review Summary No. 1, dated January 8, 2026.
Case No. Attachment A
ZA25-0077 Page 2
Vicinity Map
2080 & 2117 E. Dove Road
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Case No.
ZA25-0077
Attachment B
Page 1
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA25-0077 Review No.: One
Project Name: Preliminary Plat — Dove Ridge
APPLICANT:
David Lewis, Spry Surveyors
Date of Review: 1/8/26
OWNER:
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 JENNY CROSBY AT (817) 748-8195.
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. Subdivision Ordinance No. 483, as amended, Section 5.04, does not permit private streets in new
subdivisions in which less than 75% of the lots contain homeowner occupied structures. A variance
has been requested to allow the proposed street to be a private street with gates.
4. Subdivision Ordinance No. 483, as amended, Section 5.03(C) requires that no street intersecting
an arterial shall vary from a 90-degree angle of intersection by more than 10 degrees. Correct the
plat to show compliance with this requirement.
5. Delete the approval blocks from the face of the plat.
6. 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.
7. 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.
8. 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.
9. Provide a quantitative land use schedule in accordance with the following format:
Case No. Attachment C
ZA25-0077 Page 1
Quantitative Land Use Schedule
Phase Existing Existing Proposed INumber Gross Density -DU
Land Zoning Zoning of Units Acreage /Gross
Use Acreage
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
Open
Space
Area / %
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
reserved*
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;
Case No. Attachment C
ZA25-0077 Page 2
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:
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(a-)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.
Case No. Attachment C
ZA25-0077 Page 3
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: sendyCc)ci.south lake.tx.us
Fire Department Review
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinklered homes
FIRE LANE COMMENTS:
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.
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for
approved turnaround.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez(cDci.south lake.tx.us
The following are informational comments
Contact USPS regarding mail delivery requirements and where delivery points should be
located.
Because this property is currently platted, a Plat Revision substantially conforming to the
Preliminary Plat 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.
Case No. Attachment C
ZA25-0077 Page 4
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.
Case No. Attachment C
ZA25-0077 Page 5
SURROUNDING PROPERTY OWNERS
PO Map Z 25-0077
2117 E Dave Rd, 2080 E Dove Rd
Legend
ti City Parcels
Right Of Way
_ City Limit
I.
- Case Parcel(s)
0 dissolvedParcel
200 Foot Buffer
300 Foot Buffer
14C 29C 560 Feet bufferCut
Parcels Within Buffer
0 rowclip
Case No.
ZA25-0077
Attachment D
Page 1
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
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.
ZA25-0077
Attachment D
Page 2
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)
Written responses received: None
*Milton Millman, 1505 Moss Lane, spoke at the Planning & Zoning Commission public hearing.
Case No.
ZA25-0077
Attachment D
Page 3