Item 4ICase No.
ZA16-078
S T A F F R E P O R T
October 26, 2016
CASE NO: ZA16-078
PROJECT: Plat Revision for 2580 Greenbough Lane
EXECUTIVE
SUMMARY: CBG Surveying, Inc., on behalf of Deno T. Maggi, is requesting approval of a Plat
Revision for Lots 11R1 and 11R2, S. Freeman No. 525 Addition, being a revision of
Lot 11, S. Freeman No. 525 Addition, an addition to the City of Southlake, Tarrant
County, Texas and located at 2580 Greenbough Lane, Southlake, Texas. SPIN
Neighborhood #4.
REQUEST: CBG Surveying, Inc., on behalf of Deno T. Maggi, is requesting approval of a Plat
Revision for Lot 11, S. Freeman No. 525 Addition, generally located at the end of
Greenbough Lane approximately 1,500 feet east of Shady Lane. The purpose of this
item is to split one 4.12 acre lot into two buildable lots of approximately 3.01 and 1.10
acres.
Plat Data Summary
Existing Zoning ‘SF-1A’ Single-Family Residential district
Land Use Designation Low Density Residential
Gross/Net Acreage 4.12 acres/4.12 acres
Number of Existing / Proposed Lots 1 / 2
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 lot lines. Applicant requests a variance to allow
lot lines as shown.
2) Subdivision Ordinance No. 483, as amended, Section 5.06.b.2.a states that
sidewalks shall be required for all residential subd ivisions platted or replatted.
A minimum 4-foot sidewalk for the proposed lots along Greenbough Lane is
required with any house construction. Applicant requests a variance to not
construct sidewalks.
ACTION NEEDED: 1) Consider Approval of Plat Revision
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Revision Review Summary No. 2, dated October 14, 2016
(D) Surrounding Property Owners Map
Department of Planning & Development Services
Case No.
ZA16-078
Link to PowerPoint Presentation
Link to Plat and Supporting Information
Page 1 - Plat Revision
Page 2 - Tree Conservation Analysis
Page 3-4 - Variance Requests
STAFF CONTACT: Ken Baker (817) 748-8067
David Jones (817) 748-8070
Case No. Attachment A
ZA16-078 Page 1
BACKGROUND INFORMATION
OWNERS: Deno and Kristin Maggi
APPLICANT: CBG Surveying, Inc.
PROPERTY SITUATION: 2580 Greenbough Lane
LEGAL DESCRIPTION: Lot 11, S. Freeman No. 525 Addition, Southlake, Texas
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF-1A" Single-Family Residential District
HISTORY: September 1964, the portion of the property which lies in the S. Freeman
Survey, Abstract No. 525 was annexed into the City of Southlake (Ord. No.
125).
According to Tarrant Appraisal District records, the existing house on site was
built in 1965.
February 1968, the portion of the property which lies in the John L. Whitman
Survey, Abstract No. 1593 was annexed into the City of Southlake (Ord. No.
150).
September 1989, the property was designated “SF -1A” Single-Family
Residential district on the official zoning map (Ord. No. 480).
February 2012, a two lot plat showing was approved for Lots 10 and 11, S.
Freeman No. 525 Addition, which platted Tract 2B04, Samuel Freeman
Survey, Abstract No. 525, and Tract 8C01, John L. Whitman Survey, Abstract
No. 1523.
CITIZEN INPUT: To date, a SPIN Town Hall Forum has not been held
SOUTHLAKE 2030: Consolidated Future Land Use Plan
The Southlake 2030 Future Land Use Plan designates 2580 Greenbough
Lane as Low Density Residential. 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 .
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates Greenbough Lane as a local street.
The subject property is platted; no right of way dedication will be required by
the proposed plat revision.
Case No. Attachment A
ZA16-078 Page 2
Pathway Master Plan & Sidewalk Plan
The Pathways Master Plan does not indicate a p lan 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. (Variance requested)
UTILITIES: Water
The property is serviced by a 6 inch water main which runs along Greenbough
Lane.
Sewer
The property is served by an 8 inch sewer main which runs along Greenbough
Lane.
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 11R2 is
28.3%. The required preservation is 60%. The provided Tree Conservation
Analysis indicates approximately 89.3% will be retained.
STAFF COMMENTS: Attached is Plat Review Summary No. 2, dated October 14, 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.
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.
Case No. Attachment A
ZA16-078 Page 3
PLANNING AND ZONING
COMMISSION ACTION: October 20, 2016; Voted 4-0 to approve subject to Staff Report
dated October 14, 2016 and Plat Revision review summary #2 and
specifically granting the two variances and also noting applicant’s
willingness to potentially escrow sidewalk cost proceeds related to
variance request #2.
Case No. Attachment B
ZA16-078 Page 1
Case No. Attachment C
ZA16-078 Page 1
PLAT REVISION REVIEW SUMMARY
Case No.: ZA16-078 Review No.: Two Date of Review: 10/14/16
Project Name: Lots 11A & 11B, Block 1, S. Freeman No. 525 Addition
APPLICANT: Clint Groomer OWNER: Deno T. Maggi
CBG Surveying, Inc. 2624 Rolling Lane
12025 Shiloh Road #230
Dallas, Texas 75228 Southlake, TX 76092
Phone: (214) 349-9485 Phone: (903) 819-7477
Email: clintg@cbginctx.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
09/19/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE ST IPULATIONS 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
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email: djones@ci.southlake.tx.us
1. Application fee payment in the amount of $465.00 was made to City of Southlake on September 23,
2016.
2. Provide 4’ sidewalks per Subdivision Ordinance Section 5.06(2)B, Article V “Street and Rig ht of Way
Requirements”. A variance is requested.
3. Subdivision Ordinance Section 8.01D, Article VIII “General Requirements” requires that lot lines on
cul-de-sacs be radial to the right of way line. T his requirement applies to this plat revision because the
proposed dividing line between Lot 11A and 11B does not extend radially from the edge of the
Greenbough Lane Right of Way line. A variance is requested.
4. Upon connection to public sanitary sewer, existing septic system must be remediated in accordance
with Tarrant County Health Department requirements. Ensure system does not encroach into the
proposed Lot boundary. For questions regarding remediation, contact the Environmental Health
Division of Tarrant County Health Department at 817-321-4960.
5. Use Standard Title Block as found in Appendix 6 of the Subdivision Ordinance.
6. Use Standard Approval Block for Plat Revision as found in Appendix 9 of the Subdivision Ordinance.
__________________________________________________________________________________
Case No. Attachment C
ZA16-078 Page 2
Public Works/Engineering Review
Om Chhetri, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
1. It appears that the existing building/property is not connected to the City’s sanitary sewer built in 2000.
Per city ordinance 440, If a city sewer line is constructed or extended to within 100 feet of the property
line of any property within the city after such property has been developed, such property shall be
connected with the city's sewer system within 90 days of the city sewer line being constructed or
extended to within 100 feet of the property line.
A variance shall be requested if the existing pro perty (Lot 11R1) intends not to connect to existing
City’s sanitary sewer system.
* Sidewalk widths shall conform to the Southlake Pathways Plan.
* Discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance No. 605.
*=Denotes informational comment.
Community Services Review
Peter Kao
Construction Manager
Phone: (817) 748-8607
e-mail: pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee
payments or fee credits. Please contact the Community Services Department at (817) 748 -8607 for further
details.
Land/park dedication requirements:
Residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park
land for every forty (40) dwelling units.
If fee payment is approved by City Council in lieu of land dedication, residentia l park dedication fees in the
amount of $6250 per dwelling unit x 1 dwelling units= $6250.00.
Pathway Comments:
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian
access from each building to Trail System o r sidewalk connections and between buildings. Should provide
Case No. Attachment C
ZA16-078 Page 3
4ft+ concrete sidewalks on both sides of all public and private streets consistent with Article V Street and
Right-Of-Way Requirements of the Subdivision Ordinance and all State of Texas accessi bility requirements.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information
__________________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The proposed existing tree cover preservation complies with the Required Tree Cover Preservation of
the Tree Preservation Ordinance. There is 28.3% of existing tree cover on the property and 60% of
the tree cover is required to be preserved. The applicant is proposing to preserve 89.3% of the
existing tree cover.
* 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 wi ll 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.
* 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 sho wn to be preserved on the
Case No. Attachment C
ZA16-078 Page 4
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.
General Informational Comments
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Original signatures and seals will be required on one blackline mylar and one paper blackline prior to
filing the plat. Prints will not be accepted if any erasures or original ink, other than signatures or seals,
appear on the plat.
* Please submit a "check print" prior to submitting blackline mylars with original signatures.
* The applicant should be aware that prior to issuance of a building permit a P lat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and
building plans, must be submitted for approval and all required fees must be paid. This may include
but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and
Tap Fees, and related Permit Fees.
* A “Certificate of Taxes Paid” indicating that there are no delinquent taxes owed on the subject
property from each taxing authority must be provided to the City prior to filing this plat in the County
records. 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 i s a
service charge of $10 per account for this certificate. For more information contact the
Assessor/Collector’s office at 817 -884-1186.
* Denotes Informational Comment
Case No. Attachment E
ZA16-078 Page 1
SURROUNDING PROPERTY OWNERS
Plat Revision
SPO # Owner Property Address Zoning Acreage Response
1. KANDUKURI, GOPI 817 LA JOLLA SF-1A 1.04 NR
2. MAGGI, DENO T 2624 ROLLING LN SF-1A 4.12 NR
3. Superintendent of Carroll
ISD NR
4. Superintendent of
Grapevine Colleyville ISD NR
5. Superintendent of
Northwest ISD NR
6. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Letters Sent: Six (6)
Responses Received: None to date