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Item 8 - Staff ReportCase No. ZA26-0057 S T A F F R E P O R T August 28, 2026 CASE NO: ZA26-0057 PROJECT: Plat Revision for Lots 2R1, 2R2, 2R3, 2R4, and 2R5, Block 1, Bonola Family Addition EXECUTIVE SUMMARY: David Lewis of Spry Surveyors, on behalf of Joe and Kristen Bonola, is requesting approval of a Plat Revision for Lots 2R1, 2R2, 2R3, 2R4, and 2R5, Block 1, Bonola Family Addition, being a revision of Lot 2R, Bonola Family Addition, and located at 2510 E. SH 114. Current Zoning: “C-3” General Commercial District. SPIN Neighborhood #4. DETAILS: The purpose of this request is to seek approval of a Plat Revision to subdivide approximately 5.6-acres into 5 commercial lots. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval of a Plat Revision ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plat Revision Review Summary No. 1, dated August 28, 2026 (D) Surrounding Property Owners Map and Responses PowerPoint Presentation Plans STAFF CONTACT: Dennis Killough (817) 748-8072 Ryan Firestone (817) 748-8127 Department of Planning & Development Services Item 8 Case No. Attachment A ZA26-0057 Page 1 BACKGROUND INFORMATION OWNER: Joe and Kristen Bonola APPLICANT: David Lewis, Spry Surveyors PROPERTY SITUATION: 2510 E. SH 114 LEGAL DESCRIPTION: Lot 2R, Bonola Family Addition, City of Southlake, Tarrant County, Texas. LAND USE CATEGORY: Mixed Use CURRENT ZONING: “C-3” General Commercial District HISTORY: The property was annexed into the City in 1956. A Final Plat (ZA03-056) was approved on August 21, 2003. An Amended Plat (ZA23-0006) was approved on April 11, 2023. SOUTHLAKE COMPREHENSIVE PLAN: Future Land Use Plan The Southlake Future Land Use Plan designates the subject property as Mixed Use. Purpose: To provide an option for large-scale, master-planned, mixed use development that combine land uses such as office facilities, shopping, dining, parks, and residential uses. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of area 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 previously discussed. Mobility Master Plan State Highway 114 is a 300’-500’ Freeway. State Highway 114 requires an 8-foot minimum multi-use sidewalk. STAFF COMMENTS: Attached is Plat Revision Review Summary No. 1, dated August 28, 2026. Case No. Attachment B ZA26-0057 Page 1 Case No. Attachment E ZA26-0057 Page 3 PLAT REVIEW SUMMARY Case No.: ZA26-0057 Review No.: One Date of Review: 08/28/26 Project Name: Plat Revision - Bonola Family Addition (2510 E SH 114) APPLICANT: SPRY SURVEYORS PROPERTY OWNER: BONOLA FAMILY LTD PARTNERSHIP David Lewis Joe Bonola & Kristen Duwe Bonola CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/06/26 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 RYAN FIRESTONE AT (817) 748-8127. 1. The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.01, 3.03, & 8.01. 2. Place the City case number ZA26-0057" in the lower right-hand corner of the plat. 3. Staff recommends that lots be renamed to 2R1, 2R2, 2R3, 2R4, 2R5 (From right to left). According to Subdivision Ordinance 483, as amended, Section 3.03.D items to be included on the final plat: 4. Provide the standard approval block on the plat per appendix 9. _______________________________________________________________________________ __ Case No. Attachment E ZA26-0057 Page 3 Tree Conservation/Landscape Review Case No. ZA26-0057 Review No. One Dated: August 19, 2026 Number of Pages: 1_ Project Name: 2510 E. SH 114 – Bonola (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 August 10, 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. ============================================================================= == * No comments. * 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 Review No. 1 Date: 8/19/2026 Case No. ZA26-0057 Plat Showing Project Name: Bonola (2510 E SH 114) Contact: Sandy Endy, P.E. Email: sendy@ci.southlake.tx.us Phone: (817) 748-8033 The following comments are based on the review of plans received on: 8/10/2026 It is the applicant’s responsibility to contact the department representative shown above and make Case No. Attachment E ZA26-0057 Page 3 modifications as required by the comment. GENERAL COMMENTS: 1. All storm pipe shall be located within a Private Drainage Easement to allow for cross lot drainage. 2. It shall be noted on the plat who is responsible for maintenance of the private storm pipe if there is no Property Owners Association. Sandy Endy, P.E., CFM Civil Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us Case No. Attachment E ZA26-0057 Page 3 _________________________________________________________________________________ _ Fire Department Review 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. * It appears this property lies within the 65 LDN D/FW Regional Airport Overlay Zone, requiring construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the Subdivision Ordinance No. 483 should be executed on subsequent Plats to be filed in the County Plat Records. * All plats filed must have an original signed and stamped Tax Certificate submitted with it from each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and that taxes for the current year have been paid. After September 1st, a certificate showing that the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant County Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor/Collector’s office at 817-212-6847. * Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy with original signatures. * The applicant should be aware that prior to issuance of a building permit, all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Roadway Impact Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * In addition to the City of Southlake impact fees, please be aware that through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final plat recordation date and building permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount. * For Tarrant County filing, original signatures and seals will be required on one 24” x 36” blackline paper copy prior to filing the plat. The copy will not be accepted if any erasures or Case No. Attachment E ZA26-0057 Page 3 original ink, other than signatures or seals, appear on the plat. The paper copy must have a minimum ½ inch space between the paper edge and border. * 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. * All newly installed electric, communication and similar equipment must be underground and transformers, switch boxes, pedestals must be located or screened as to not be visible from the ROW. (Subd. Ord. No. 483, Section. 8.05, as amended). Case No. Attachment E ZA26-0057 Page 3 SURROUNDING PROPERTY OWNERS MAP & RESPONSES OBJECTID Owner Zoning Physical Address Acreage 4229 SOUTHLAKE PROPERTY MANAGEMENT C3 2680 E SH 114 1.25 4230 BONOLA FAMILY LTD PRTNSHP C3 2560 E SH 114 1.22 4231 BONOLA FAMILY LTD PRTNSHP C3 2534 E SH 114 5.75 KARAKORAM PROPERTIES LLC C3 2540 E SH 114 GHALAMBOR PROPERTIES XIII C3 2550 E SH 114 ANCOR REALTY 2720 LLC C3 2720 E SH 114 GYS PROPERTIES LLC C3 2530 E SH 114 SUPERINTENDENT OF CARROLL ISD 2400 N CARROLL AVE SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD 3051 IRA E WOODS AVE SUPERINTENDENT OF KELLER ISD 350 KELLER PKWY SUPERINTENDENT OF NORTHWEST ISD PO BOX 77070 Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Ten (10) Responses received: None (0) * Notifications are only sent to property owners within the originally platted subdivision that are within 200 feet of the proposed replat.