Item 16 - ZA21-0022 - Lot 2R Blk 1 Westwyck Ct PRCase No.
ZA21-0022
S T A F F R E P O R T
April 1, 2021
CASE NO: ZA21-0022
PROJECT: Plat Revision for Lot 2R, Block 1 Westwyck Court Addition
EXECUTIVE
SUMMARY: On behalf of Paul Gordon Comrie, Spry Surveyors, LLC, is requesting approval
of a Plat Revision for Lot 2R, Block 1, Westwyck Court Addition, on property
described as Lots 2 and 3, Block 1, Westwyck Court Addition, an addition to the
City of Southlake, Tarrant County, Texas and located at 1235 and 1215
Westwyck Court, Southlake, Texas. Current Zoning: “R-PUD” Residential
Planned Unit Development District. SPIN Neighborhood #5.
DETAILS: The purpose of this request is to combine two single family residential lots into
one adjust the location of an access, drainage and utility easement and abandon
a portion of a utility easement.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Plat Revision
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated April 1, 2021
(D) Surrounding Property Owners Map and Responses
Link to Presentation
Link to Plat
STAFF CONTACT: Ken Baker (817) 748-8067
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA20-0050 Page 1
BACKGROUND INFORMATION
OWNER: Paul Gordon Comrie
APPLICANT: Spry Surveyors, LLC
PROPERTY SITUATION: 1235 and 1215 Westwyck Court
LEGAL DESCRIPTION: Lots 2 and 3, Block 1, Westwyck Court Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “R-PUD” Residential Planned Unit Development District.
HISTORY: - The current subdivision originally had two homes one at 1255 Randol
Mill Ave., constructed in 1960 and at 1205 Randol Mill Ave., constructed
in 1984 (Source: Tarrant Appraisal District). Both were razed with
construction of Westwyck Court Addition
- SF-1A – Single Family Residential District zoning was placed on the
property at 1205 Randol Mill Ave. with the adoption of Zoning Ordinance
No. 480 in 1989.
-A Zoning Change and Development Plan from AG – Agricultural District
and SF-1A - Single Family Residential District to R-PUD Residential
Planned Unit Development District was approved by City Council April 3,
2012. (ZA12-004)
-A Preliminary Plat for Lots 1-3, Block 1, Westwyck Court Addition was
approved by City Council April 3, 2012. (ZA12-013)
A Final Plat for Lots 1-3, Block 1, Westwyck Court Addition was approved
by P & Z on January 3, 2013. (ZA12-109)
Residence at 1235 Westwyck Ct. was built in 2016. 1215 Westwyck Ct.
is currently vacant.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is “Low Density
Residential”.
Low Density Residenital:
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, easements, and lots
designated for public or private streets. Other suitable activities are those
permitted in the Public Parks / Open Space and Public / Semi-Public
Case No. Attachment A
ZA20-0050 Page 2
categories. The Low Density Residential category encourages the
openness and rural character of the City of Southlake.
Mobility & Master Thoroughfare Plan
Westwyck Ct. is a variable width private road mutual access easement,
drainage and utility easement approved under the current R-PUD zoning,
development plan and plat.
Pathways Master Plan & Sidewalk Plan
No sidewalks are required.
TREE PRESERVATION: The property is subject to the requirements in Tree Preservation
Ordinance No. 585-D and the Tree Conservation Plan approved under
the R-PUD zoning and subsequent plats.
DRAINAGE: Drainage generally flows from northeast across the property.
UTILITIES: An 8” City sewer line exists on the south side of the north boundary of ot
3 and extends north along the east boundary of Lot 2. A 12” water line
exists along the west boundary of Lot 2 and a 6” water line e xtends from
the 12” line to Lot 3. Fire hydrants are located west boundary of Lot 2
and near the northwest corner of Lot 3.
CITIZEN INPUT/
BOARD REVIEW: A Public Hearing has been noticed to all owners within the Addition and
will be conducted at the Planning and Zoning Commission meeting.
PLANNING AND ZONING
COMMISSION:
CITY COUNCIL:
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated April 1, 2021.
Case No. Attachment B
ZA20-0050 Page 1
Case No. Attachment C
ZA21-0022 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA21-0022 Review No.: One Date of Review: 04/01/21
Project Name: Plat Revision – Lot 2R, Block 1 Westwyck Court Addition
APPLICANT: SURVEYOR/ENGINEER:
Paul Gordon Comrie Spry Surveyors, :LLC
1235 Westwyck Ct. 8241 Mid-Cities Blvd, ste. 102
Southlake, Texas, 76092 North Richland Hills, Texas 76182
Phone: Phone: (817) 776-4049
Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
03/11/21 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 DENNIS KILLOUGH AT (817) 748-8072.
The following changes are required per the Subdivision Ordinance No. 483, as amended, Sections 3.06,
3.07, 4.01 & 4.06:
1. Place the City case number ZA21-0022" in the lower right-hand corner of the plat.
2. Show the approximate location of the site with a symbol on the vicinity map.
3. Revise the plat type in the title block to Plat Revision
4. Please be aware that a Plat Revision requires a public hearing and consideration by the Planning
and Zoning Commission and final consideration by the City Council. As such, p rovide the
standard approval block for this plat type on the plat per appendix 9, similar to below:
Planning & Zoning Commission
Approved:_______________
Chairman:_______________
Secretary:_______________
City Council
Approved:_________________
Mayor:____________________
City Secretary:______________
5. The following changes are needed with regard to the legal description:
a. Correct the discrepancy between the witness call near the southeast boundary
corner in the written M & B’s and the graphic label. One calls a distance of 0.67’, the
other 0.61’.
b. Correct the bearing in the third call from the southwest boundary corner in the written
M & B’s. It appears it should be a NW bearing.
Case No. Attachment C
ZA21-0022 Page 2
6. The following change is needed in the “owner’s” dedication and notary:
a. In the owner’s dedication change the word “Lots 2R” to singular “Lot 2R”.
7. Add the following note to the plat:
a. Compliance with the provisions of the City’s Storm Drainage Policy does not relieve a
person of the responsibility of complying with all other applicable laws, including, but not
limited to, Section 11.086, Texas Water Code.
b. Note describing purpose of this plat. (e.g. “The purpose of this plat is to combine two lots
into one, relocate an access, drainage and utility easement, and abandon a portion of a
utility easement (No. 483-3.05-B).
8. The following changes are needed regarding easements:
a. The western portion of the 15’ UE proposed for abandonment will need to be
retained to cover an existing public waterline and fire hydrant. See Engineering
comments below.
b. Provide the utility easement abandonment statement and approval block. All
franchise utility companies must sign the abandonment prior to recordation of the
plat. Contact information is below.
UTILITY COMPANY APPROVALS
We, the undersigned, as duly authorized representatives of the respective utility
companies, hereby express no objection to the abandonment of the easements so
noted on this plat, said easements being previously recorded in of the Records of
Tarrant County, Texas.
One Source Tri-County Electric Cooperative, Inc.
Signed: Signed:
____________________________
Printed Name: Printed Name: ______________________
Title: Title:
______________________________
Date: Date:
______________________________
Frontier/Verizon AT & T
Signed: Signed:
_____________________________
Printed Name: Printed Name:
________________________
Title: Title:
_______________________________
Date: Date:
_______________________________
Spectrum/Charter Communications Atmos Energy (Gas)
Case No. Attachment C
ZA21-0022 Page 3
Signed: Signed:
Printed Name: Printed
Name:_________________________
Title: Title:
________________________________
Date: Date:
TXU/Oncor
Signed:_________________________
Printed Name:____________________
Title: ____________________________
Date:___________________________
c. Correct the location of the mutual access, drainage, and utility easement in
accordance with the proposed plans for improvements on what is currently Lot 3,
such that there will be no encroachments. Also see engineering comments below.
Case No. Attachment C
ZA21-0022 Page 4
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Please submit a Tree Conservation Plan which conforms to the approved Westwyck Court Tree
Conservation Plan. It looks as though the home addition may be alright, but the extension of the fire
lane may cause the removal or alteration of protected trees.
* 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
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;
Case No. Attachment C
ZA21-0022 Page 5
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
ZA21-0022 Page 6
Public Works/Engineering Review
Sandra Endy, P.E.
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of the
civil construction plans.
2. There is an existing 6” public water line that runs within the existing 15’ UE from Randol Mill to
just west of the existing access drive. The existing 15’ UE cannot be completely abandoned
and shall remain up to 5’ east of the existing fire hydrant as shown in the below screen shot.
3. The portion of the existing access and drainage easement is being encroached upon by the
proposed garage. The portion of the existing easement shall be abandoned and or relocated
on this plat so that it is not below the proposed structures.
Case No. Attachment C
ZA21-0022 Page 7
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Fire apparatus access needs to be designed and maintained to support the imposed loads of fire
apparatus (A minimum of 85,000 lbs GVW).
The new addition to the residence must be completely covered by an automatic fire sprinkler system
due to the total square footage being in excess of 6,000 square feet. Porches and patios are
excluded from this requirement. A complete set of plans for the fire sprinkler system shall be
submitted to Reed Fire Protection, Green Tag Engineering or Coker Engineering for review and
approval. These plans shall be submitted by a state licensed contractor. The sprinkler system must
be visually inspected by the Fire Marshal's Office prior to sheet rock being applied. Also, the builder
must call for a fire alarm test and final inspection to obtain a Certificate of Occupancy.
All fire sprinkler systems shall have an audible notification device on the inside and outside of the
structure, with the exterior device capable of being audible to a neighbor or from the public street
fronting the property.
If a ceiling design in a residential structure exceeds an 8 in 12, rise and run, special requirements
must be accomplished to ensure proper fire protection coverage.
It is the responsibility of the fire sprinkler system design firm of record to verify that all products used
meet UL listing and provide documentation from the manufacturer if an alternative design is used, due
to the possibility that more than two sprinklers may need to be calculated if the ceiling feature is
outside of the UL listing for the sprinkler head used.
A fire hydrant must be provided within 1000 feet of the residential structure.
Case No. Attachment C
ZA21-0022 Page 8
============= The following should be informational comments only ====================
* 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.
* If any, all outstanding fees must be paid prior to plat filing.
* Staff recommends providing a revised pdf "check print" prior to submitting the blackline mylar
and paper copy with original signatures.
* 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 blackline mylar
and one blackline paper copy prior to filing the plat. The mylar and paper copies will not be
accepted if any erasures or original ink, other than signatures or seals, appear on the plat.
* Tax Certificates: any and all plats must have original tax certificates, issued within 90 days from
filing, from ALL taxing units with jurisdiction of the real property indicating that no delinquent ad
valorem taxes are owed and that taxes imposed for the current year have been paid. Refer to
Sec 12.002 (e) Texas Property Code for complete list of legal requirements.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA21-0022 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. PEREZ, MICHAEL R-PUD 1245 Westwyck Ct. 1.11 NR
2. COMRIE, PAUL R-PUD 1235 & 1215 Westwyck Ct. 2.11 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Two (2)
Responses received: None