Item 9A - Variance LetterCAS
1,49-111 A a ff 1-11 q
January 8, 2026
Dear Members of the Planning and Zoning Commission and City Council,
We respectfully submit this letter in support of a gated private entrance for the Dove Ridge subdivision, with
full recognition of the City of Southlake's long-standing concerns regarding gated communities and private
streets.
This request is market -driven, narrowly scoped, and consistent with Southlake's luxury residential character,
while avoiding the issues that have historically concerned the City.
First, market competitiveness is a central consideration. Southlake competes most directly with the Town of
Westlake for high -end residential buyers. In Westlake, gated communities are common and include Vaquero,
Quail Hollow, Westlake Ranch, Villagio, Granada, Glenwyck, and Terra Bella. Buyers in this segment
increasingly expect gated entry as a standard design feature. Allowing a gate at Dove Ridge helps Southlake
remain competitive for these households.
Second, the site context matters. Dove Ridge is located across from a self -storage facility and a gas station. A
gated entrance functions as a design buffer, helping preserve long-term residential value where nearby
commercial uses already impact perception and pricing.
Third, the request is consistent with adjacent development patterns. Moss Farms, immediately adjacent to
Dove Ridge, includes a gated entrance. Approving a similar treatment here promotes continuity rather than an
exception.
Fourth, this proposal does not convert public infrastructure to private use. The existing property already has a
gate, and the proposed road will be a new, privately constructed and privately maintained road. The City is not
being asked to relinquish or maintain any public street.
Fifth, gated communities in this price range typically achieve higher home values, resulting in increased and
more stable property tax revenue for the City —without added municipal maintenance obligations.
Sixth, this is fundamentally a design choice, not a zoning change. The gate does not increase density, alter land
use, or impose maintenance responsibilities on the City.
Finally, we recognize the City's past concerns regarding private roads and resident complaints. To address this
proactively, we are willing to establish clear HOA maintenance obligations, provide a funded long-term
roadway maintenance plan, and include enforceable covenants confirming that the City bears no responsibility
for private infrastructure.
In conclusion, approving a gated entrance at Dove Ridge aligns with market realities, enhances property values
and tax revenue, respects adjacent development patterns, and avoids future burdens on the City. We
respectfully request approval and welcome continued collaboration to address any remaining concerns.
Respectfully,
John Sharkey and Brendan Connolly
CAS Capital Partners LLC