Item 7 - ZA16-062 PR Lakewood RidgeCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
September 2, 2016
CASE NO: ZA16-062
PROJECT: Plat Revision for Lots 10-R-1 & 10-R-2, Block A, Lakewood Ridge Addition
EXECUTIVE
SUMMARY: On behalf of Andrew Zacharias, G. Curtis Surveyors, LLC is requesting approval of
a Plat Revision for Lots 10-R-1 and 10-R-2, Block A, Lakewood Ridge Addition,
being a revision of Lot 10-R, Block A, Lakewood Ridge Addition, an addition to the
City of Southlake, Denton County, Texas and located at 198 Sam Bass Ridge
Road, Southlake, Texas. Current Zoning: "SF -1A" Single Family Residential
District. SPIN Neighborhood #1.
DETAILS: The subject property is located on the northern border of the City, abutting the U.S.
Corps of Engineers park land. The purpose of the proposed plat revision is to
subdivide an approximately 3.5 acre single family residential lot into two single
family residential lots.
VARIANCES
REQUESTED: 1) Subdivision Ordinance No. 483, as amended, Section 8.01.d states all side
lot lines shall be perpendicular to the right of way lines or radial in the case of
a cul-de-sac or curvilinear design. The proposed lots do not meet the
requirement for perpendicular or radial lot lines.
2) Subdivision Ordinance No. 483, as amended, Section 5.06.b.2.a states that
sidewalks shall be required for all residential subdivisions platted or replatted.
A minimum 4 -foot sidewalk for the proposed lots along Sam Bass Ridge
Road is required with any house construction.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated September 2, 2016
(D) Surrounding Property Owners Map & Responses
Full Size Plans (for Planning and Zoning Commission only)
Link to PowerPoint Presentation
Link to Plat Revision and Tree Conservation Analysis
Link to Variance Request Letter
STAFF CONTACT: Ken Baker (817) 748-8067
Lorrie Fletcher (817) 748-8069
Case No.
ZA16-062
OWNER:
APPLICANT:
PROPERTY LOCATION:
LEGAL DESCRIPTION
LAND USE CATEGORY
CURRENT ZONING
HISTORY:
CITIZEN INPUT:
SOUTHLAKE 2030:
Case No.
ZA16-062
BACKGROUND INFORMATION
Andrew Zacharias
G. Curtis Surveyors, LLC
198 Sam Bass Ridge Road
Lot 10-R, Block A, Lakewood Ridge Addition
Low Density Residential / 100 -Year Flood Plain
"SF -1A" Single Family Residential District
March 25, 1977; the original plat for Lakewood Ridge Addition (41 lot single
family residential subdivision) was filed in Denton County.
November 1, 2007; an amended plat for Lot 10-R, Block A, Lakewood
Ridge Addition (Lots 10 & 11) was filed in Denton County. (ZA07-076)
To date, a SPIN Town Hall Forum has not been held
Consolidated Future Land Use Plan
The Southlake 2030 FutureFutureLand Use
,M Sam Bass Rdge Rd
Land Use Plan designates 198
Sam Bass Ridge Road as Low
Density Residential and 100-
Year Flood Plain. 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 public rights-of-way. 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. The
Floodplain category illustrates areas designated by the August 1995
Federal Emergency Management Agency (FEMA) maps as being in the
100 -year floodplain. The "floodplain" is an expanse of natural vegetation
and wildlife, and should be preserved as natural open area. Within the
floodplain is "floodway" that must be kept free of encroachment in order
that the 100 -year flood may be carried without harmful increases in the
height of flood waters. Although it is not to be encouraged, the portion of
the floodplain not in the floodway may be reclaimed for development under
certain circumstances if in accordance with FEMA regulations. The
designated land use for areas of reclaimed floodplain is that of the
immediately adjacent land use category. This designation may also include
environmentally sensitive areas, habitats, or wetlands that may not be in
Attachment A
Page 1
FEMA identified floodplains. The proposed plat revision is consistent with
the Southlake 2030 Future Land Use Plan.
Mobilitv & Master Thoroughfare Plan
The Master Thoroughfare Plan designates Sam Bass Ridge Road as a
local street. The subject property is platted; no right of way dedication will
be required by the proposed plat revision.
Pathwav Master Plan & Sidewalk Plan
The Pathways Master Plan does not indicate a plan for sidewalk at this
location, however, the Subdivision Ordinance No. 483, as amended, does
require minimum 4 -foot sidewalk construction with any residential
development or replat.
UTILITIES: Water
The property is currently serviced by an existing 8 -inch water main that
runs along the south side of Sam Bass Ridge Road.
Sewer
The property does not have access to public sewer at this time. The
nearest sewer line is approximately 3,000 feet southwest on N. White
Chapel Blvd.
TREE PRESERVATION: The applicant has submitted a Tree Conservation Analysis in place of the
required Tree Conservation Plan. If a building permit is sought, the
proposed construction must comply with the regulations of the Tree
Preservation Ordinance No. 585-D and the proposed construction must
comply with the existing tree cover preservation requirements as outlined
within the ordinance. The estimated tree coverage for the undeveloped
proposed Lot 10-R-2 is 85%-90%. The required preservation is 30%. The
provided Tree Conservation Analysis indicates approximately 82% will be
retained.
STAFF COMMENTS: Attached Plat Review Summary No. 2, dated September 2, 2016
Section 9.01 Modifications and Variations:
A. Compliance: Where the Council finds that compliance with these
regulations would cause unusual hardship or extraordinary
difficulties because of exceptional and unique conditions of access,
location, shape, size, drainage, or other physical features of the
site, the requirements may be modified to mitigate the hardship,
provided that the public interest is protected and the development is
in keeping with the general spirit and intent of this ordinance.
1. This section shall not be interpreted to permit the
development of land which is inherently unsuitable for the
use proposed.
2. Any modification will not have the effect of preventing the
orderly subdivision of other land in the area in accordance
with the provisions of this ordinance.
Case No. Attachment A
ZA16-062 Page 2
B. Discretion of Council: At the discretion of the Council, the normal
standards and requirements of this ordinance may also be modified
in the case of a Planned Unit Development. Such departures from
the standards specified may be made only when the Council finds
that the plan provides for convenience and safe access, adequate
space for recreation, and provision for light and air, and offers all
essential utility services and necessary public and other facilities,
and is in conformance with all provisions of the City Code which
specifically apply to Planned Unit Development.
WCommunity DevelopmenhMEMO12016 CasesW62 - PR - Lakewood Ridge AdditionlP&Z Packet 2016-09-08Vtem 7 - ZA16-
062 PR Lakewood Ridge. docx
Case No.
ZA16-062
Attachment A
Page 3
Vicinity Map
198 Sam Bass Ridge Ind
Lot 1 O -R, Block A
ZA 16-062
Plat Revision
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Case No. Attachment B
ZA16-062 Page 1
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Case No. Attachment B
ZA16-062 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA16-062 Review No.: Two Date of Review: 09/02/16
Project Name: Plat Revision — Lots 10R1 and 10R2, Lakewood Ridge Addition
APPLICANT: Andrew Zacharias
1606 Enclave Court
Phone: 817-332-3235
Email:
SURVEYOR: GCA
Gerry Curtis Associates, Inc.
Phone: 817-294-4490
Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/1/16 AND WE OFFER
THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL
UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER
CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner I
Phone: (817) 748-8069
Email: Ifletcher(a)ci.southlake.tx.us
1. Remove the incorrect approval block from the plat and move the correct block to that location.
2. Move the filing information line underneath the plat title block.
3. Add a lienholder statement and signature block with notary to the plat:
STATE OF TEXAS
COUNTY OF
Whereas (Lien Holder.%ame). aulingbF znd throug}i the undersigned, its duly authorised agent.
is (are) the lien holder(s) of the property described hereon, docs (dei) hereby ratify tail dedications
and provisions of ffiis plat as shown.
(typed name O rntthom:edageni, rule, fJen Holder)
STALE OF IEXAS
CC74_NTY OF
BEFORE ME tlx uaicniened audwrity, on this day parmnlly appreued ( oufhori�ed agent name.
title, Lieei holder), moron t? me tahe fly i?erson(sj avhx?se rranre(s) isi are) su1?scritted to the abrn and fi?regni ng
inst, o L a t aulmon9edLv,1 ti? me [hat (AzLv ra fhey) exemrted the s 1- t�, prvpnses an] —id -mon
crq,rciied and in the capacity Ilkrcin stated and av ilr act and decd afaaid (Lien Holler ,17ame).
CEU,T LINIDCR \,1Y IL; d P,2,ND SEAL OF OITICE ara dd s t� day of
�o
SPaf
;* Diem PuLk
Cci mrssionexpires
Please note, the lienholder statement and signature block with notary is required to be fully
executed prior to the filing of the plat.
4. The following changes are needed regarding the proposed lotting:
a. The proposed lots do not meet the requirement for perpendicular or radial lot lines.
Subdivision Ordinance No. 483, as amended, Section 8.01.d states all side lot lines
shall be perpendicular to the right of way lines or radial in the case of a cul-de-sac or
curvilinear design. A variance has been requested.
5. A minimum 4 -foot sidewalk for the proposed lots along Sam Bass Ridge Road will be required
with any house construction. Subdivision Ordinance No. 483, as amended, Section 5.06.b.2.a
Case No. Attachment C
ZA16-062 Page 1
states that sidewalks shall be required for all residential subdivisions platted or replatted. A
variance has been requested.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
A Tree Conservation Plan including both properties is required to be submitted with the
submittal of a Plat Revision. Since there are numerous trees on the properties and an
existing house on the west property, a Tree Conservation Analysis may be submitted in
place of the required Tree Conservation Plan. If a Building Permit is sought the proposed
construction must comply with the regulations of the Tree Preservation Ordinance 585-D.
A Tree Conservation Plan is required to be submitted as outlined in Ordinance 585-D and
the proposed construction must comply with the Existing Tree Cover Preservation
Requirements as outlined within the ordinance.
Information required for Tree Conservation Analysis:
i. Identification of Critical Environmental Features of the site:
A. All grades over 5%
B. Existing streams, drainage creeks, ponds, and other water bodies (if any)
ii. Alternative to a Tree Survey
iii. Critical Root Zones of groups of trees
iv. Boundaries of any tree preservation areas as identified in the ERP Map
V. Identification of areas of environmental constraints not suitable for development
vi. Identification of areas of minimal environmental constraints that are suitable for
development
vii. Areas of encroachment into Critical Environmental Features areas identified on the
site
viii. Stream/Creek buffers, if any
ix. The names, addresses and telephone numbers of those persons or entities who
own the property and those persons or entities filing the application
X. Such additional information as the Administrative Official may reasonably require
given the particular characteristics of the property
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
Case No.
ZA16-062
Attachment C
Page 2
Percentage of existing tree Minimum percentage of
cover on the entire site 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.
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.
Public Works/Engineering Review
Om Gharty Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri(a)ci.south lake.tx.us
* No Comments
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements a(�.ci.southlake.tx.us
* No comments based on the submitted information.
Information Comments:
Case No. Attachment C
ZA16-062 Page 3
All development must comply with the underlying zoning district regulations.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
A right of way permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City's sewer, water or storm sewer system.
Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy
with original signatures.
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.
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 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 1 st, 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
Denton County Tax Assessor/Collector's Office. There may be a service charge for this
certificate.
Denotes Informational Comment
Case No. Attachment C
ZA16-062 Page 4
Surroundinq Property Owners
X92
g
fes`\
1
WILSON, MURRELL & SALLY B
SF1-A
4721 N WHITE CHAPEL BLVD
1.98
NR
2
FERRAN, FRANK 0
SF1-A
122 SAM BASS RIDGE RD
2.53
NR
3
FLEPS, JOHN J & PETRONELLA M
SF1-A
134 SAM BASS RIDGE RD
2.52
NR
4
FLEPS, JOHN J & PETRONELLA M
SF1-A
156 SAM BASS RIDGE RD
5.56
NR
5
FLEPS, JOHN J & PETRONELLA M
SF1-A
174 SAM BASS RIDGE RD
4.70
NR
6
WILSON, MURRELL & SALLY B
SF1-A
4711 N WHITE CHAPEL BLVD
1.61
NR
7
NORRIS, ALAN J & DONNA J
SF1-A
120 SAM BASS RIDGE RD
1.51
NR
8
FULP, ORVILLE D
SF1-A
188 SAM BASS RIDGE RD
2.34
NR
9
WHITE, PHILIP S & KIMBERLY S �' SF1-A
115 SAM BASS RIDGE RD
3.24
O
j.
10
CERAM[, DAVID L & LORI
SF1-A
111 SAM BASS RIDGE RD
1.20
NR
11
�� QUINN, SUSAN r
N1 SF1-A
II 192 SAM BASS RIDGE RD
1.68
O
12
MARANATHA INV LTD
SF1-A
238 SAM BASS RIDGE RD
1.85
NR
13
JONES, TAMMY & JAMES
SF1-A
189 SAM BASS RIDGE RD
1.92
NR
14
ANDERSON, RICHARD J
SF1-A
4553 N WHITE CHAPEL BLVD
2.63
F
15
SPARKS, MONTY E & GAIL K
SF1-A
4520 SODA RIDGE RD
1.15
NR
16
CATALDO, CHARLES C
SF1-A
4525 SODA RIDGE RD
1.55
NR
MAGETO, YOLANDA N & SALMON,
17
SF1-A
4506 SODA RIDGE RD
1.16
NR
MICHAE A
18
MARANATHA INV LTD
SF1-A
239 SAM BASS RIDGE RD
1.57
NR
19
MARANATHA INV LTD
SF1-A
237 SAM BASS RIDGE RD
1.47
NR
20
EMERY, MARTIN & MINDY I<
SF1-A
4527 N WHITE CHAPEL BLVD
1.32
NR
Case
No.
Attachment D
ZA16-062
Page 1
21
BRASHER, JOYCE G
SF1-A
225 SAM BASS RIDGE RD
2.02
NR
22
HYE, PIETER & MARILYN
SF1-A
4522 SADDLE RIDGE RD
1.38
NR
23
CARNEY, TOM P
SF1-A
4492 SODA RIDGE RD
1.52
NR
24
BABARIA, MANU
SF1-A
4491 SODA RIDGE RD
1.72
NR
25
BASHIR, KAMRAN & MARLA
SF1-A
4489 N WHITE CHAPEL BLVD 0.15
NR
26
BASHIR, KAMRAN & MARLA
SF1-A
4488 SODA RIDGE RD
1.45
NR
27
MARANATHA INV LTD
SF1-A
4493 SADDLE RIDGE RD
1.52
NR
28
GPLM LLC
SF1-A
4490 SADDLE RIDGE RD
1.49
NR
29
THOMAS, DAVID F
SF1-A
4429 SADDLE RIDGE RD
2.38
NR
30
HAWES, ANTHONY & LIND, CORNELIA
SF1-A
4428 SADDLE RIDGE RD
1.54
NR
31
ESCOBEDO, ALBERTO G
SF1-A
4426 SODA RIDGE RD
1.68
NR
32
WILSON, RAYMOND & FREDERICKA
SF1-A
4427 SODA RIDGE RD
1.46
NR
33
WILSON, RAY
SF1-A
4429 SODA RIDGE RD
0.11
NR
34
HURST, EDWARD
SF1-A
4382 SODA RIDGE RD
1.73
NR
35
ROACH, RUSSELL
SF1-A
4383 SODA RIDGE RD
1.96
NR
36
THOMAS, DAVID F
SF1-A
4321 SADDLE RIDGE RD
2.39
NR
37
PERSINGER, GLENDA G
SF1-A
4322 SODA RIDGE RD
1.75
NR
DENNINGTON, JAMES ALAN &
38
SF1-A
4323 SODA RIDGE RD
1.04
NR
KRISTINA MARIE
39
MACKEY, STEVE J
SF1-A
198 SAM BASS RIDGE RD
3.54
NR
40
MULHOLLAND, RAY D & JENIFER K
SF1-A
4380 SADDLE RIDGE RD
3.02
NR
Responses: F: In Favor O: Opposed To
U: Undecided
NR: No Response
Total Notices Sent: Forty (40)
Responses Received Within 200': In Favor: (0) Opposed To: (1) Undecided: (0)
Responses Received Outside 200': In Favor: (1) Opposed To: (1) Undecided: (0)
Case No. Attachment D
ZA16-062 Page 2
Susan Quinn
192 Sam Bass Ridge Road
outhlake, TX 76092
817-430-4634
TO: Lod Fletcher
Planner
RE: Case No. ZA IG -062
198 Sam 5ass Ridge Rd.. Southlake, TX
Gear Leri:
I re ivied a notioe frorn the City asking me to vote in favor or oppose the division
of the above preloertyl into two loo I voted in favor earlier this week by fax based on
some erroneous information_
At this ti Me. I would tike to re&cind my earlier vM8 and vote A AiN5T this
change.
ThWk yOU for your attention to this matter.
r-
pinnrl n
Case No. Attachment D
ZA16-062 Page 3
Notification Response Form
ZA15-I}62
Meeting Date: septemW 8, 2{018 at 6:31D PITH
WHITE. PHILIP S & KIMBERLY S
115 SAM BASS RIDGE FSI)
SOUTHLAKE TQC 76092
Direct questions and mail responses to,:
City of Southlake
Planning & Development Services
INIDtiification Respcansa
14DD Mair St; Ste 3113
Southlake, TX 7092
Phone: (817)74$-9621
Fax: (817)749-8077
PLEASE PROVIDE COMPLETED FORMS VIA MA#L, FAX DR HANG DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC FEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of�pp� undecidedek out
(circle or underline Sarre)
the Proposed Plat Revision referenced above_
Space for comments regarding youir position:
Signature: - Date:
Additional Signature: A-4�- Date:. 1G
Printed Names): ,wo "iK
hit bo PrODWY GmW(5) whose name(a} arcs prinked at tap. 01he"kilt t bctthe Planrhng Npartmenl. +ttt'rr#FrE. e e y.
Phone Number (optional): Planning 09r)t
Case No. Attachment D
ZA16-062 Page 4
Notification Response Form
ZA 16 -062
Meeting Date; September 8, 2016 at 6:34 PTO
ANDERSON, RICHARD 3
4553 N WHITE CHAPEL BLVD
SOUTHLAKE TX 76092
Direct qi nna .and mail responses to:
City of South lake
Planning & Development Services
Notificatton Response
1400 'Hai rt St; Ste 310
South lake, TTS( 16092
Phone: (017)748-8621
Fax: (017)748-5077
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND [DELIVERY
BEFORE THE START OF THE SCHEOULED PUBLIC HEARING.
Re sj of the property so need above, are hereby
vor of opposed to undecided about
circle or underline one)
the proposed Plat Revision referenced above.
Space for comments regarding your position:
Signature: c c
Date:
��
Add �nature° -
Additional Si
C�
Printed Names):
SE'' 0 2 2016
r,just tie pp)perly cwner{si xuhc,se ne n e[ }sire printed al lap. 'ejhcj:wise canraet th® Planniog1�epen Il t Y
Phone Number (optional) -
Case No. Attachment D
ZA16-062 Page 5