Item 11 - Staff ReportCase No.
ZA26-0008
S T A F F R E P O R T
February 13, 2026
CASE NO: ZA26-0008
PROJECT: Plat Revision 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 Plat Revision 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 Plat Revision 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 and one open space lot on
approximately 10.38 acres and proposes a private gated street.
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.
A preliminary plat for 2080 E. Dove Road was approved on February 18, 2025,
under Case No. ZA25-0003, and included five single-family residential lots and two
open space lots. An additional preliminary plat was approved on January 20, 2026,
under Case No. ZA25-0077, and included seven single-family residential lots and
one open space lot. A variance to Subdivision Ordinance No. 483, as amended,
Section 5.04, was also approved to allow the proposed street to be a private gated
street.
ACTION NEEDED: 1) Conduct a Public Hearing
2)Consider Approval of Plat Revision
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Revision Summary No. 1, dated February 13, 2026
(D) Surrounding Property Owners Map and Responses
- Plat Revisions & Plans
- Presentation
- Corridor Planning Committee Report
Department of Planning & Development Services
Item 11
Case No.
ZA26-0008
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA26-0008 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 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).
Case No. Attachment A
ZA26-0008 Page 2
- A preliminary plat for 7 single family residential lots and one open space on
approximately 10.38 acres was approved on January 20, 2026 (ZA25-0077).
It was also approved with the allowance of the proposed street to be
designed and designated as a private street with an entry and exit gate.
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
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 gated 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.
Case No. Attachment A
ZA26-0008 Page 3
STAFF COMMENTS: Attached is Plat Revision Review Summary No. 1, dated February 13, 2026.
Case No. Attachment B
ZA26-0008 Page 1
Case No.
ZA26-0008 Page 1
PLAT REVISION REVIEW SUMMARY
Case No.: ZA26-0008 Review No.: One Date of Review: 02/13/26
Project Name: Plat Revision – Dove Ridge Addition
APPLICANT: OWNER:
David Lewis, Spry Surveyors Thomas DeCaro
8241 Mid Cities Boulevard suite 102 2080 E. Dove Road
North Richland Hills, TX 76182 Southlake, TX 76092
Phone: (817) 776-4049 Phone: N/A
Email: spry@sprysurveyors.com Email: N/A
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/22/26 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 CYNDI CHENG AT (817) 748-8269.
The following are required per the Subdivision Ordinance No. 483, as amended, Sections 3, 4, 5 &
8.
1. Place the City case number “ZA26-0008" in the lower right-hand corner of the plat.
2. Provide the Tree Conservation Plan in compliance with Tree Preservation Ordinance No. 585,
as amended and updated water, sewer drainage and street plans, all conforming with the
approved preliminary plat under case ZA25-0077.
3. Change the plat title to “Plat Revision”.
4. Provide approval block for a plat revision, which includes P & Z Chairman, P & Z Secretary,
Mayor & City Secretary signatures.
5. Add a lienholder statement and signature block with notary to the plat. If there is/are no
lienholder(s) then add a statement to this effect. The standard language for these statements
is attached.
6. Confirm that any existing structures are adequately off-set per zoning district setback and other
zoning district 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 including the frontage of E. Dove Road.
8. Insure that street centerline of Dove Ridge Road complies with exhibit provided with the
Preliminary Plat and Article V of the Subdivision Ordinance, the angle of the intersection of
Case No.
ZA26-0008 Page 2
Dove Ridge Drive and E. Dove Road (Arterial Street) cannot vary more than 10 degrees from
a 90 degree angle.
9. The private street must comply with the Private Street standards of Section 5.05, Ord. 483, as
amended, which includes requirements of an HOA to maintain the private street. The private
street needs to be designated as a Private Access, Easement Emergency Access, Drainage
and Utility Easement and designed to meet the standards of the referenced Ordinance.
10. Per Section 5.01.H no driveway access from Lot 6 to E. Dove Rd shall be permitted. Place a
not on the plat stating such.
11. Revise note 10 to just state Lot 8X shall be dedicated to and maintained by the Home Owners
Association (HOA). Please provide the City a copy of the recorded HOA document.
12. Provide a note that the drainage easement on Lot 6 shall be maintained by the HOA.
13. Provide an approval block for all franchise utility signatures for the proposed utility easement
abandonment. Approval signatures from all utilities franchise utility providers is required prior
to filing the plat in the county records.
* A separate Owner’s Dedication will be required for each property included in the plat. Recording
the plat will be at the discretion of each respective property owner and may occur independently.
__________________________________________________________________________________
Tree Conservation/Landscape Review
Case No. ZA26-0008 Review No. One Dated: January 26, 2026 Number of Pages: 1_
Project Name: 2080 E. Dove Road (Plat Revision)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
===============================================================================
The following comments are based on the review of plans received on January 23, 2026 . Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z
or City Council. It is the applicant’s responsibility to contact the department representative shown above
and make modifications as required by the comment.
===============================================================================
TREE CONSERVATION COMMENTS:
1. Please submit a Tree Conservation Plan which conforms to the formally approved Tree
Conservation Plan.
* 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
Case No. Attachment C
ZA26-0008 Page 1
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
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.
Case No. Attachment C
ZA26-0008 Page 2
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
__________________________________________________________________________________
Public Works/Engineering Review
1. Add the following notes:
a. The home owners association shall be responsible for maintenance of the detention pond.
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
Pending Comments.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
============= The following should be informational comments only ====================
* Although there are a few lot lines which are not perpendicular or radial, they appear to meet the
intent of this requirement.
* Staff recommends any proposed landscape / bufferyard areas are included in areas designated as
common area.
* 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.
Case No. Attachment C
ZA26-0008 Page 3
___________________________________________________________________________________
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 ____________________________
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
ZA26-0008 Page 1
SURROUNDING PROPERTY OWNERS
SPO
#
Owner Zoning Physical Address Acreage Response
0 SUPERINTENDENT OF CARROLL ISD
NR
0 SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD
NR
0 SUPERINTENDENT OF KELLER ISD
NR
0 SUPERINTENDENT OF NORTHWEST
ISD
NR
2187 DECARO, THOMAS SF1-A 2080 E DOVE RD 7.57
2214 OSMAN, FARHAT SF1-A 2117 E DOVE RD 2.92
2219 POONAWALA, ALI SF1-A 2150 E DOVE RD 1.00
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices sent: Seven (7)
Written responses received: None