Item 4D - Staff Report CI"T`Y OF Item 4D
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
September 28, 2026
CASE NO: ZA26-0060
PROJECT: Preliminary Plat for Bridlegate at 4000 N. White Chapel Boulevard
EXECUTIVE
SUMMARY: Spry Surveyors, on behalf of Frank Viola and Christopher Lamon, is requesting
approval of a Preliminary Plat for Bridlegate on property described as Lot 2R, R.D.
Price No. 992 Addition and located at 4000 N. White Chapel Boulevard. Current
Zoning: "SF-1A" Single Family Residential District. Applicant: David Lewis, Spry
Surveyors. Property Owner: Frank Viola and Christopher Lamon. SPIN
Neighborhood #1.
DETAILS: The purpose of this request is to seek approval for a Preliminary Plat to subdivide
the 9.679-acre property into 8 single-family residential lots, located on the south
side of W. Bob Jones Road, west of N. White Chapel Boulevard.
The proposed Preliminary Plat conforms to the recently approved revised Concept
Plan under the case ZA26-0040.
ACTION NEEDED: Consider Approval of a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Preliminary Plat Review Summary No. 2, dated September 28, 2026
(D) Surrounding Property Owners Map
PowerPoint Presentation
Narrative
Preliminary Plat and Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Cyndi Cheng (817) 748-8269
Case No.
ZA26-0060
BACKGROUND INFORMATION
OWNER: Frank Viola and Christopher Lamon
APPLICANT: David Lewis, Spry Surveyors
PROPERTY SITUATION: 4000 N. White Chapel Blvd.
LEGAL DESCRIPTION: Lot 2R, R.D. Price No. 992 Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF-1A" Single Family Residential District
HISTORY:
- The property was annexed into the City in 1988.
- The existing residential home was built in 1999.
- On March 5, 2002, City Council approved a zoning change from
"RE" Single Family Residential Estate District to "SF-1A" Single
Family Residential District (ZA01-138).
- The existing accessory structure was built in 2010. The barn was
approved by SEU through the Zoning Board of Adjustment (ZBA).
- On September 16, 2014, City Council approved a Zoning Change
and Concept Plan (ZA14-093), running concurrently with a
Preliminary Plat and Plat Revision, to combine the unplatted Tract
14 and a portion of Tract 15,which totaled approximately 4.6 acres,
with Lot 2, R.D. Price No. 992 Addition, to create one lot
approximately 9.562 acres in size, designated as Lot 2R, and to
approve a variance to allow a double-fronted residential lot.
Approval of both plats was subject to approval of the Zoning
Change and Concept Plan.
- On September 16, 2014, City Council approved a Preliminary Plat
for Lots 2R and 6, R.D. Price No. 992 Addition, as well as a Plat
Revision for Lot 2R, including approval of a variance to allow a
double fronted residential lot(ZA14-094 and ZA14-095). Approval
of both plats was subject to approval of the associated Zoning
Change and Concept Plan noted above.
- The Plat Revision for the property was recorded on September 1,
2015.
- On August 4, 2026, City Council approved a revised Concept Plan,
noting the concept plan is for eight(8)single family residential lots
and approving variances for a private street with gate access and a
residential driveway off of a collector street being W. Bob Jones
Road for Lot 6 only and requiring that drainage for the detention
Case No. Attachment A
ZA26-0060 Page 2
pond on Lot 6 be directed 100%to the south and then east to west,
staying entirely on the property along the north border of Lots 5 and
7 to White Chapel Boulevard.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is Low Density Residential.
Low Density Residential Purpose:
The purpose of the Low-Density Residential land use category is to
provide for and to protect low intensity detached single-family residential
development that promotes the openness and rural character of Southlake.
Definition:
The Low Density Residential category is for detached single-family
residential development at a net density of one or fewer dwelling units per
acre. Net density is the number of dwelling units per net acre, which
excludes acreage in all rights-of-way, easement, and lots designated for
public or private streets. Other suitable activities are those permitted in the
Public Parks / Open Space and Public / Semi-Public categories. The Low
Density Residential category encourages the openness and rural character
of the City of Southlake.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates N. White Chapel a 70-foot
undivided two-lane collector (C2U) and W. Bob Jones Road is a 60-foot
undivided two-lane collector (C21J).
The Master Pathways Plan calls for a minimum 5-foot future sidewalk on N.
White Chapel Boulevard an equestrian/hiking trail on W. Bob Jones Road.
Equestrian/hike trails are pathways that may vary in width depending on
site conditions and user needs. They are preferred to be natural surface for
hiking and/or horseback riding but may be concrete or asphalt depending
on site conditions. The adjacent development to the east (Rainey Court)
provided a sidewalk. The approved concept plan shows a sidewalk along
W. Bob Jones Road and N.White Chapel Boulevard. In addition, sidewalks
are required on both sides of public and private streets in residential
neighborhoods. The concept plan shows sidewalks along both sides of the
internal street.
TREE PRESERVATION: There is 13.1% of existing tree cover on the property and a minimum of
70%of the existing tree cover is required to be preserved. A total of 75.3%
of the existing tree cover is proposed to be preserved, and 24.7% is
proposed to be removed.
UTILITIES: The property is served by a 12-inch water meter. There is a sewer tap
extending from the 8-inch sewer line.
DRAINAGE: A small portion of the site drains toward W. Bob Jones, and the remainder
of the site drains toward N. White Chapel through a series of storm pipe,
and swales. The drainage design was updated from the Zoning submittal
Case No. Attachment A
ZA26-0060 Page 3
to route drainage flow around the Rainey Court subdivision toward N.
White Chapel, as requested by City Council. The proposed development is
proposing to capture the site drainage within storm pipe and drainage
swales towards the detention ponds within Lots 6, 7 and 8. The preliminary
design does not provide water surface elevations for the proposed ponds,
however, the ponds will be required to be designed to follow Ordinance
605 and provide a minimum top of pond elevation to allow 1-foot of
freeboard above the calculated water surface elevation.
PLANNING AND ZONING
COMMISSION ACTION: September 17, 2026; Approved (5-0-1; Cannova Abstained), subject to the
Staff Report dated September 11, 2026, and the Preliminary Plan Review
Summary No. 1 dated September 11, 2026, as presented.
STAFF COMMENTS: Attached is Preliminary Plat Review Summary No. 2, dated September 28,
2026.
Case No. Attachment A
ZA26-0060 Page 4
Vicinity Map
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Case No. Attachment B
ZA26-0060 Page 5
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA26-0060 Review No.: Two Date of Review: 09/28/26
Project Name: Preliminary Plat - Bridlegate (4000 N. White Chapel Blvd.)
APPLICANT/SURVEYOR: PROPERTY OWNER:
David Lewis (Spry Surveyors) Frank Viola Jr. & Christopher Lamon
8241 Mid-Cities Blvd., Ste 102 192 Sam Bass Ridge
North Richland Hills, TX 76182 Southlake, TX 76092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/20/26& revised 9/17/26 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 changes are needed according to the Subdivision Ordinance, No. 483, as amended,
Sections 3.01, 3.02, 5.05, 5.06 & 8.01
1. Include the private street (Lot 9X, Block 1) in the title block.
2. Add the number of lots to the title block.
3. Add note: The Private R.O.W Lot 9X is dedicated as a Private Access, Emergency Access,
Drainage and Utility Easement to be maintained by the Owner's Association. (Subd. Ord. No.
483, as amended Section 5.05)
On August 4, 2026, City Council approved a revised Concept Plan, noting the concept plan is for
eight (8) single family residential lots and approving variances for a private street with gate
access and a residential driveway off of a collector street being W. Bob Jones Road for Lot 6 only
and requiring that drainage for the detention pond on Lot 6 be directed 100% to the south and
then east to west, staying entirely on the property along the north border of Lots 5 and 7 to White
Chapel Boulevard.
Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan.
Tree Conservation/Landscape Review
Case No. ZA26-0060 Review No. One Dated: September 2, 2026 Number of Pages: 1
Project Name: 4000 N White Chapel — Bridlegate (Preliminary Plat)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
Case No. Attachment C
ZA26-0060 Page 6
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The following comments are based on the review of plans received on August 20, 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.
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TREE CONSERVATION COMMENTS:
1. Please provide a Tree Conservation Plan that conforms to the Tree Conservation Plan approved
with the Concept Plan.
Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin(cD-ci.southlake.tx.us
Public Works/Engineering Review
Review No. 2 Date: 9/24/2026
Case No. ZA26-0060 Preliminary Plat
Project Name: 4000 N. White Chapel
Contact: Sandy Endy, P.E.
Email: sendy(aD_ci.south lake.tx.us
Phone: (817) 748-8033
The following comments are based on the review of plans received on: 9/17/2026
It is the applicant's responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
Public Works will not permit driveways on top of their infrastructure (water/sewer), and manholes
cannot be located within a driveway. Also, driveways cannot be located within a drainage easement.
The entire frontage for Lots 7 and 8 are encompassed by a easements. During permitting, the
construction plans shall be designed so that the proposed driveways meet the above requirements.
Case No. Attachment C
ZA26-0060 Page 7
UTILITY COMMENTS:
Please be aware that the minimum radius for a PVC pipe is 200'. Ensure that the proposed
sewer pipe meets this requirement.
DRAINAGE COMMENTS:
1. Please revise the drainage easements along the lot lines of Lots 1, 2, and 3 to be private drainage
easements.
2. Drainage easements for the proposed detention ponds shall be sized to contain the 100-year storm
event plus 1-foot of free board.
3. Please be aware that all private storm infrastructure shall be located outside of public ROW and
within a dedicated private drainage easement. All public storm pipe shall comply with the City
standards.
The proposed drainage swale along the north side of Lot 7 will need to be designed during
construction plan review to ensure it is sized accurately.
Sandy Endy, P.E., CFM
Civil Engineer
Phone: (817) 748-8033
E-mail: sendyCa)ci.south Iake.tx.us
Fire Department Review
Case No. ZA26-0060 Review No. 1 Dated: 09/10/2026 Number of Pages: 1
Project Name: 4000 N White Chapel — Bridlegate
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181
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The following comments are based on the review of plans received on 0812512026. Comments may be
incorporated into the formal review to be considered by either the Planning and Zoning Commission or
City Council. It is the applicant's responsibility to contact the department representative shown above
and make modifications as required by the comment.
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GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000
square feet, excluding porches and patios.
The entry/exit access control devices that impede the designated fire apparatus access on the property
must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well as a means
for manual opening of the gate. Where a single gate is provided, the gate width shall be not less than 24
feet. Where a fire apparatus road consists of a divided roadway, the gate width shall be not less than 12
feet. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended
for automatic operation shall be designed, constructed and installed to comply with the requirements
of ASTM F2200.
Case No. Attachment C
ZA26-0060 Page 8
To facilitate emergency response, R-3 occupancies should be addressed on the street fronting
the property.
FIRE HYDRANT COMMENTS:
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with un-
sprinklered homes and 600 feet for subdivisions that are completely sprinklered.
Hydrants are required at intersecting streets and at intermediate locations between at distances
indicated above. (Add hydrant at the entrance from W. Bob Jones.)
Hydrant needs to be located as close as possible to dead end area of cul-de-sac. (Relocate
hydrant to dead end of cul-de-sac)
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. (Turn radii at entrance does not appear to meet this requirement— no paving
plan to verify)
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(a)ci.southlake.tx.us
Parks and Recreation Review
City currently mow both ROWs of the proposed property on the W Chapel side and W Bob Jones Rd
side.
Junior Camacho
Parks Manager
Phone: (817) 748- 8357
E-mail: Jcamacho(a-)ci.southlake.tx.us
The following should be informational comments only
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
ZA26-0060 Page 9
Easements must be provided on the final plat as needed to provide adequate extension of utilities to
all lots and in accordance with the approved construction plans and developer agreement for public
infrastructure.
Park dedication fees: Park dedication fees shall be paid in accordance with the City of Southlake
Subdivision Ordinance and applicable city fee schedule prior to recording/as required by the city.
(Sub. Ord. No. 483, Sec. 7)
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
Sidewalks and Pathways are required in accordance with Section 5.06 of the Subdivision Ord. No.
483, as amended.The Master Pathways Plan calls for a minimum 5-foot future sidewalk on N.White
Chapel Boulevard an equestrian/hiking trail on W. Bob Jones Road. Equestrian/hike trails are
pathways that may vary in width depending on site conditions and user needs. They are preferred to
be natural surface for hiking and/or horseback riding but may be concrete or asphalt depending on
site conditions. The adjacent development to the east (Rainey Court) provided a sidewalk. The
approved concept plan shows a sidewalk along W. Bob Jones Road and N.White Chapel Boulevard.
In addition, sidewalks are required on both sides of public and private streets in residential
neighborhoods. The concept plan shows sidewalks along both sides of the internal street.
Because the property is currently platted, a"Plat Revision"approval is needed in lieu of a "Final Plat"
for final recordation in the County Plat Records.
Case No. Attachment C
ZA26-0060 Page 10
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
4323
4309 —
BOB30NES RD
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4301
4 1
5 6 I200
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F i 19 �FIELD DR
19 16 22 21 20 1) 16 1E reia D.
3925
F408 400 200 108
909 312 301 304 300 208 204 — 109 ]00
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KING RANCH RD
vd 309 205 201 ]09 105
III T 101
305 301 213 209
405
SPO# Owner Zoning Physical Address Acreage Response
1 SETU, AMIYA &APARAJITA, RICHA SF1-A 4301 SADDLEBACK LN 0.30 NR
2 SADDLEBACK ACRES LP SF1-A 4306 SADDLEBACK LN 0.24 NR
3 SADDLEBACK ACRES LP SF1-A 4302 SADDLEBACK LN 0.05 NR
4 WHIPKEY,JENNIFER &STEVEN SF1-A 4300 SADDLEBACK LN 0.16 NR
5 SADDLEBACK ACRES LP SF1-A 4250 SADDLEBACK LN 0.40 NR
6 SADDLEBACK ACRES LP SF1-A 4251 SADDLEBACK LN 0.56 NR
PISANI, DEAN C &JACQUELINE S
7 TRS D J PISANI FAMILY TRUST RE5 300 W BOB JONES RD 0.07 NR
8 PANTHER FORT WORTH 100 LLC SF1-A 4200 RAINEY CT 0.62 NR
9 EMMER, DANIEL P SF1-A 345 W BOB JONES RD 3.06 NR
10 PANTHER FORT WORTH 100 LLC SF1-A 4204 RAINEY CT 0.80 NR
11 MAYKUS CUSTOM HOMES INC SF1-A 4209 RAINEY CT 0.96 NR
12 SOUTHLAKE, CITY OF AG 0.98 NR
13 PANTHER FORT WORTH 100 LLC SF1-A 4208 RAINEY CT 0.98 NR
3901 N WHITE CHAPEL
14 SOUTHLAKE, CITY OF AG BLVD 0.66 NR
15 NAVARRO, ISRAEL SF1-A 100 KING RANCH RD 0.59 NR
16 BAKER, KIMBERLEY A & PATRICK A SF1-A 104 KING RANCH RD 0.68 NR
17 JOHNSON, DUSTIN &JENNIFER SF1-A 108 KING RANCH RD 0.70 NR
Case No. Attachment D
ZA26-0060 Page 11
PONUGOTI, PRAVEEN &
18 PONNAMANANI, VASAVI SF1-A 300 KING RANCH RD 0.59 NR
INBAR, ELAD &ANNA REVOCABLE
19 TRUST SF1-A 304 KING RANCH RD 0.48 NR
PHALEN, DAVID JOSEPH &
20 CANNOVA-PHALEN, GINA LISA SF1-A 200 KING RANCH RD 0.73 NR
DUNCAN, PAUL B &COLE,JAMIE L
21 TRS DUNCAN TRUST SF1-A 204 KING RANCH RD 0.66 NR
22 CARDINALI, ERIC & DEBORA SF1-A 208 KING RANCH RD 0.62 NR
VAZHAPPI LLY, DON BOSCO A TR
23 VAZHAPPILLY FAMILY TRUST SF1-A 308 KING RANCH RD 0.05 NR
24 MILANI,JOHN C &CHRISTEN AG 500 W BOB JONES RD 9.88 NR
25 CHEN, ERIC & KAISARINE SF1-A 4304 SADDLEBACK LN 0.95 NR
4060 N WHITE CHAPEL
26 LEGACY LIMITED, LLC AG BLVD 0.97 NR
SUPERINTENDENT OF CARROLL
27 ISD NR
SUPERINTENDENT OF GRAPEVINE
28 COLLEYVILLE ISD NR
SUPERINTENDENT OF
29 NORTHWEST ISD NR
30 SUPERINTENDENT OF KELLER ISD ` ` ` NR
MAHONE, MATTHEW J & LEIGH 4000 N WHITE CHAPEL
1000 ANNE ` SF1-A ` BLVD 9.50
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-four (24)
Responses Received: None
Case No. Attachment D
ZA26-0060 Page 12