Item 8Case No.
ZA19-0008
S T A F F R E P O R T
August 16, 2019
CASE NO: ZA19-0008
PROJECT: Zoning Change and Development Plan for Maranatha Residential
EXECUTIVE
SUMMARY: On behalf of SRI Southlake Villas, LLC, Trium Development Partners, LLC is
requesting approval of a Zoning Change and Development Plan for Maranatha
Residential on property described as Tracts 2A03, 2A03A1, 2A03B, 2A05 and
2A03A, William H. Martin Survey, Abstract No. 1068, City of Southlake, Tarrant
County, Texas and addressed as 1719 and 1825 Maranatha Way and 208
Randol Mill Ave., Southlake, Texas. Current Zoning: “AG” Agricultural District
and “SF-1B” Single Family Residential District. Proposed Zoning: “R-PUD”
Residential Planned Unit Development District. SPIN Neighborhood #5.
DETAILS: The proposed development is generally located on the east side of Davis Blvd.
(F.M. 1938) approximately 1,200 feet north of the intersection with Randol Mill
Ave. The property is accessible by Maranatha Way, which is a private road in a
public right of way that extends north from Randol Mill Ave.
The applicant, Trium Development Partners, LLC, is requesting approval of a
Zoning Change and Development Plan for Maranatha Residential, which
includes 13 single family residential lots on approximately 18.35 acres. The
development is proposed with a 32’ back of curb to back of curb private street
in an access easement. The developer is proposing to improve the portion of
Maranatha Way from Randol Mill Ave. to the subject property to a 24’ paving
width. The existing home on the property is proposed to be removed.
The Site Data Summary Chart is below:
Site Data Summary
Existing Zoning “AG” and “SF-1B”
Proposed Zoning “R-PUD”
Land Use Designation Low Density Residential
Gross Acreage 18.35 ac.
Net Acreage (minus Access Easement) 16.2 ac.
Access Easement Area 2.15
Residential Lots 13
Gross Density 0.71 du/ac
Net Density 0.80 du/ac
Open Space % 0%
Lot Area Range (includes Access Easement
area in each lot) 46,968 SF to 75,854 sf
Average Lot Area (includes Access Easement
area in each lot) 54,334 sf
Case No.
ZA19-0008
The development regulations are based on the “SF-1A” Single Family
Residential District Regulations with the following exceptions:
Regulation SF-1A District PUD Regulation
Front Yard 40’ 20’ on Lot 13
Rear Yard 40’ 20’ on Lots 7,8,9,10 and 13
1. Zoning Ord. No. 480, as amended, Section 30.11 requires that open
space shall comprise not less than 10% of the gross site area within a
Residential Planned Unit Development (R-PUD). Due to the excessive
floodplain and drainage accommodation, the overall Development Plan
shall be as shown with no common open space.
2. Zoning Ord. No. 480, as amended, Exhibit 43-C requires a 15’ Type ‘Q’
bufferyard along Davis Blvd. (F.M. 1938). Lots 1, 2, 4, 5 and 7 five (5)
lots shall be as shown with no landscape buffer along Davis Boulevard.
3. Zoning Ordinance No. 480, Section 43.9.c.1(f) requires that “architectural
fencing which runs roughly parallel to the SH 114, Carroll Ave. FM 1709,
FM 1938 rights of way, shall be constructed of the primary masonry
materials of the building, wrought iron or living plant material. It shall not
run in a straight line without being off-set by a minimum of 6 feet every 60
feet. It shall be located no closer than one-half the width of the required
bufferyard.” The ordinance does not require screening along FM 1938,
but it requires any fencing constructed to meet the standards. A review
comment has been added to revise the regulation to state the
requirements proposed if a property owner desires to construct a fence
along or parallel to FM 1938.
MODIFICATIONS
REQUESTED:
1. Subdivision Ordinance No. 483, as amended, Section 5.04 prohibits
private streets in new subdivisions in which less than 75% of the lots
contain homeowner occupied structures. Maranatha Way shall be a
private street internal to the development with a paving width of 32’ back
of curb to back of curb in a 32’ Emergency Access, Common Access,
Drainage and Utility Easement.
2. Subdivision Ordinance No. 483, as amended, requires that all side lot
lines shall be perpendicular to the right-of-way or radial in the case of a
cul-de-sac or curvilinear design. Side lot lines shall be as shown on the
Development Plan.
3. Subdivision Ordinance No. 483, as amended, requires cul-de-sacs to not
exceed 1,000 feet. Maranatha Way shall be as shown on the
Development Plan.
Case No.
ZA19-0008
4. Subdivision Ordinance No. 483, as amended, limits cul-de-sacs to no
more than twenty (20) lots total. This development shall include thirteen
(13) lots as shown on the Development Plan which, if included with the
existing ten (10) lots, totals twenty-three (23).
5. Subdivision Ordinance No. 483, as amended, requires 5’ sidewalks along
residential lots. Lots 1 through 13 will be as shown on the Development
Plan with no sidewalks.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Development Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Development Plan Review Summary No. 4, dated August 16, 2019
(D) Surrounding Property Owners Map and Responses
(E) Ordinance No. 480-762
Presentation
Narrative Letter
“R-PUD” Regulations and Modification Request Letter
Plans
Tarrant County Public Health OSSF letter with Design Plans
Draft Bylaws and CC&Rs
2035 Corridor Planning Committee report dated November 14, 2018
SPIN report dated October 9, 2018
STAFF CONTACT: Dennis Killough (817) 748-8072
Richard Schell (817) 748-8602
Case No. Attachment A
ZA19-0008 Page 1
BACKGROUND INFORMATION
OWNER: SRI Southlake Villas, LLC
APPLICANT: Trium Development Partners, LLC
PROPERTY SITUATION: Generally located on the east side of Davis Blvd. (F,M. 1938)
approximately 1,200 feet north of the intersection with Randol Mill Ave.
and addressed as 1719 and 1825 Maranatha Way and 208 Randol Mill
Ave.
LEGAL DESCRIPTION: Tracts 2A03, 2A03A1, 2A03B, 2A05 and 2A03A, William H. Martin
Survey, Abstract No. 1068
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District and “SF-1B” Single Family Residential District.
PROPOSED ZONING: “R-PUD” Residential Planned Unit Development District.
HISTORY: - The property was annexed into the City in 1987 and given the “AG”
Agricultural zoning designation.
- The existing home at 1825 Maranatha Way was built in 1988 (Source:
TAD).
- A Zoning Change (ZA95-088) from “AG” Agricultural District to “SF-1B”
Single Family Residential District was approved by City Council on
November 7, 1995.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is “Low Density
Residential”.
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.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows a future ≥8’ multi-use trail along Davis
Blvd. The 8’ trail was constructed with the expansion of Davis Blvd.
Subdivision Ordinance No. 483, as amended, require 5’ sidewalks along
residential streets. A modification is requested to allow no sidewalks in
Case No. Attachment A
ZA19-0008 Page 2
the subdivision. There are currently no sidewalks along Maranatha Way,
which is a private street in a public right of way.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The site proposes one access from Maranatha Way, which is a private
road in a public right of way that extends north from Randol Mill Ave.
The developer is proposing to improve the portion of Maranatha Way
from Randol Mill Ave. to the subject property to a 24’ paving width.
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for the proposed
development.
Use Area/Units Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
ITE Code (210)
Single Family Detached 13 124 3 7 8 5
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
TREE PRESERVATION: There is approximately 32% of existing tree canopy coverage on the site
and the Tree Preservation Plan and the Tree Conservation Plan (aka
Tree Conservation Analysis) show 44% of the existing tree canopy to be
preserved. In a standard zoning district, 60% of the existing tree canopy
coverage would be required to be preserved.
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;
iv. maximizes the preservation of existing trees, if any, adjoining a
natural or man-made drainage creek;
Case No. Attachment A
ZA19-0008 Page 3
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.
UTILITIES: A 30” water line exists in Davis Blvd. (F.M. 1938) to serve the property.
City sewer is not available to the property and the applicant has been
unable to gain access to the existing sewer in the Quail Hollow
subdivision in Westlake to the north. The applicant has submitted a site
analysis with typical septic system types shown. Tarrant County Public
Health has given preliminary approval of the analysis and plans
submitted (see letter submitted).
DRAINAGE: Existing and proposed drainage is from the south of the property east of
Maranatha Way and from the west under Davis Blvd. from the Vaquero
subdivision in Westlake to an existing creek and ponds that carry the
water to the Quail Hollow subdivision in Westlake to the north.
CITIZEN INPUT/
BOARD REVIEW: A 2035 Corridor Planning meeting for this project was held on
November 14, 2018. Please see the meeting report attached separately.
A SPIN meeting is scheduled for October 9, 2018. Please see the
meeting report attached separately.
STAFF COMMENTS: Attached is Development Plan Review Summary No. 4, dated August
16, 2019.
Planned Unit Development Modification Criteria in Subdivision
Ordinance No. 483, as amended:
Section 9.01 Modifications and Variations:
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
ZA19-0008 Page 4
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Corridor Overlay fence requirements along F.M. 1938
Building Articulation N
Masonry Standards N
Impervious Coverage N
Bufferyards Y “R-PUD” regulation added
Interior Landscape N
Tree Preservation Y Approved with “R-PUD” zoning
Sidewalks Y Modification requested
Case No. Attachment B
ZA19-0008 Page 1
Case No. Attachment C
ZA19-0008 Page 1
DEVELOPMENT PLAN REVIEW SUMMARY
Case No.: ZA19-0008 Review No.: Four Date of Review: 08/16/19
Project Name: Development Plan – Maranatha Residential
APPLICANT: Dan Anderson OWNER: Narender Kasarla
Trium Development Partners, LLC SRI Southlake Villas, LLC
5813 Elderwood Dr. 805 Glen Abbey Dr.
Dallas, TX 75230 Southlake, TX 76092
Phone: (214) 675-8411 Phone: (860) 218-4574
E-mail: dbanderson@sbcglobal.net E-mail: nrkasarla@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 07/26/19 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 RICHARD SCHELL AT (817) 748-8602.
* Additional review comments may be added on subsequent submittals.
* A Preliminary Plat that conforms to the underlying zoning must be processed and approved
and then a Final Plat must be processed, approved and recorded prior to the conveyance of
any lots or the issuance of any building permits. The Final Plat must be approved by the
Planning and Zoning Commission prior to the execution of a developer’s agreement and
commencement of any site work. Add a note to the Preliminary and Final Plats stating that the
32’ Emergency Access, Common Access, Drainage and Utility Easement is to be dedicated to
and maintained by the HOA.
* The applicant has not been able to gain access to F.M. 1938 for a street entrance, so this
review is based on the plan submitted with no access to or from F.M. 1938, but with a 32’
Emergency Access, Common Access, Drainage and Utility Easement shown for a possible
future connection.
* Per Zoning Ordinance No. 480, as amended, Section 33.14, for properties proposing an on-
site sewage facility, a plan is required that shows the type and location of the on-site sewage
facility, topography on the site, location of spray fields, all easements, impact on any existing
trees, and any additional information required by the Authorized Agent responsible for on-site
sewage facility permitting and inspections. The applicant has submitted a site analysis with
typical septic system types shown. Tarrant County Public Health has given preliminary
approval of the analysis and plans submitted (see letter submitted).
1. The private road is proposed to be 31’ face to face with curb and gutter, which is 32’ back of
curb to back of curb. There is no place for franchise or city utilities outside of the pavement.
Typically, when an R-PUD proposes less than the required 50' right of way dedication with a
private street, the private street lot is 40' wide and then there is a 10' Pedestrian Access,
Drainage Access and Utility Easement dedicated along each side for sidewalks and utilities. If
you are going to put the private street in a separate lot, please make the lot 50' wide to
accommodate the 32' street, utilities and drainage or if you are going to keep the easement
overlapping the lots, please dedicate 10' Drainage and Utility easements along each side.
Case No. Attachment C
ZA19-0008 Page 2
2. Change the 32’ Access and Utility Easement to a 32’ Emergency Access, Private Access,
Drainage and Utility Easement. Please revise all plans to show the 32’ Emergency Access,
Private Access, Drainage and Utility Easement including the possible future connection to FM
1938. Staff strongly recommends putting Maranatha Way internal to the development in a
separate lot to be dedicated to and maintained by the HOA.
3. Per Zoning Ordinance No. 480, as amended, Section 33.14, the applicant must demonstrate
that all lots meet the minimum one acre requirement for septic systems excluding the
portions of each lot that are in drainage easements and in the 32’ easements for
Maranatha Way. Please correct the exhibit showing the area of each lot excluding the
portions in drainage easements and in the 32’ easement for Maranatha Way. The areas
in color on each lot should follow the drainage easement lines and not encroach into
the drainage easements. The areas on each lot must match the areas shown in color. If
any of the lots do not meet the minimum one acre requirement excluding the portions in
the easements stated, then add an “R-PUD” regulation to allow the useable areas to be
less than one acre as shown on the exhibit.
4. Subdivisions proposing septic systems are required to dry pipe a sewer system unless
otherwise approved by City Council. Please provide a utility plan that includes the dry pipe
system.
5. The USPS may require a cluster mailbox or mailboxes. A location for the cluster mailboxes
and four parking spaces is shown on the Development Plan. Please provide example exhibits
of the cluster boxes.
6. Revise the existing zoning to AG and SF-1B in the Site Data Table on the Development Plan
(sheet SP-1).
7. Please make the following changes to the Development Regulations in the R-PUD
Regulations document:
a. Revise the first sentence of the “R-PUD” Regulations document to state that “The site
shall comply with all conditions of the City of Southlake Zoning Ordinance No.
480, as amended, Section 11, “SF-1A” Single Family Residential Development
uses and regulations and Subdivision Ord. No. 483, as amended, with the
following exceptions:
b. Revise the regulation for sidewalks (#5) to add that no sidewalks are proposed – “Lots
1 – 13 will be as shown on the Development Plan with no sidewalks proposed.”
c. Add a regulation to address Subdivision Ordinance No. 483, as amended, Section 5.04
prohibiting private streets in new subdivisions in which less than 75% of the lots
contain homeowner occupied structures to allow Maranatha Way to be a private street
internal to the development. State the paving width (32’ back of curb to back of curb)
proposed and the width of the Emergency Access, Common Access, Drainage and
Utility Easement proposed (32’). Add language in the “R-PUD” Regulations document
describing the maintenance responsibilities for the private street (see below). Staff
strongly recommends putting the street in a separate lot to be dedicated to and
maintained by a property owners association.
d. Revise the regulation regarding side lot lines to being perpendicular or radial to the
right of way to remove the lots stated and have the regulation apply to all lots as
Case No. Attachment C
ZA19-0008 Page 3
shown. All of the lots with the possible exception of Lot 5 do not comply with this
requirement.
e. If any of the lots do not meet the minimum one acre requirement for septic systems
excluding the portions in the easements stated, then add an “R-PUD” regulation to
allow the useable areas less than one acre as shown on the exhibit (see comment
above).
f. The requirement for the 10% open space is in Zoning Ord. No. 480, Section 30.11 and
not in the “SF-1A” zoning, so please revise regulation 1.b to remove “per the SF-1A
requirement.”
g. Provide a management and maintenance plan for Maranatha Way and state that the
32’ Emergency Access, Common Access, Drainage and Utility Easement is dedicated
to and maintained by the HOA. This language must be in the “R-PUD” zoning
regulations and on the plat and not just in the CC&R’s.
h. Revise regulation #7 to state “Zoning Ordinance No. 480, Section 43.9.c.1(f) requires
that “architectural fencing which runs roughly parallel to the SH 114, Carroll Ave. FM
1709, FM 1938 rights of way, shall be constructed of the primary masonry materials of
the building, wrought iron or living plant material. It shall not run in a straight line
without being off-set by a minimum of 6 feet every 60 feet. It shall be located no closer
than one-half the width of the required bufferyard.” The ordinance does not require
screening along FM 1938, but it requires any fencing constructed to meet the
standards. Please revise the regulation to state the requirements proposed if a
property owner desires to construct a fence along or parallel to FM 1938. See below
regarding the bufferyard requirement.
i. The bufferyard requirement along FM 1938 is per Zoning Ord. No. 480, as amended,
Table 43-C and not per the regulation in the comment above. Please add an “R-PUD”
regulation stating that Zoning Ord. No. 480, as amended, Table 43-C requires a 15’
Type Q bufferyard along FM 1938 and then state that no bufferyard along FM 1938 is
proposed.
* Zoning Ord. No. 480, Section 43, Exhibit 43-C requires a 15’ Type Q bufferyard along F.M.
1938. The applicant is adding an R-PUD regulation proposing no bufferyard adjacent to F.M.
1938.
* The “R-PUD” zoning district requires common open space shall comprise not less than ten
(10) percent of the gross site area. The amount of said open space may be varied downward
by the City Council when a lesser amount of such open space would be more appropriate to
the density of development or size of families or households proposed in a project, or where
the availability and nature of adjacent public open space is such that a lesser amount of
common open space would adequately protect the health, safety and welfare and promote the
orderly development of residential uses. Land required for common open space shall not
include areas in retention and detention ponds of drainage easements in excess of 25% of the
total open space. The applicant has added a regulation proposing that the plan shall be as
shown with no common open space.
* The fencing regulations specifying a 6’ ornamental metal fence in the front, side and rear yards
are in the CC&R’s and not in the R-PUD zoning.
Case No. Attachment C
ZA19-0008 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. Provide a symbol for marginal trees in the legend on the Tree Preservation Plan and show
those trees on the plan. Provide the percentage of canopy of the Marginal trees in the charts
on the Tree Preservation Plan and the Tree Conservation Plan (aka Tree Conservation
Analysis). The percentage of preserved trees, marginal trees and trees to be removed must
sum to 100%. Change the wording for marginal trees in the legends to state “Existing marginal
trees to be preserved if possible but may be removed”.
2. There is approximately 32% of existing tree canopy coverage on the site and the Tree
Preservation Plan and the Tree Conservation Plan (aka Tree Conservation Analysis) show
44% of the existing tree canopy to remain. In a standard zoning district, 60% of the existing
tree canopy coverage would be required to be preserved.
* 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
Case No. Attachment C
ZA19-0008 Page 5
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;
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.
LANDSCAPE COMMENTS:
* The applicant is requesting a variance to the bufferyards regulations which requires a 15 – Q
type bufferyard adjacent to Davis Boulevard, and proposing to utilize the existing tree
preservation as screening.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Brent Anderson, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: baanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
ROADWAY AND ACCESS COMMENTS:
2. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be
15’ minimum and located on one lot – not centered on the property line. A 20’ easement is
required if both storm sewer and sanitary sewer will be located within the easement.
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3. Detention ponds shall be dedicated by plat as drainage easements. The following note shall
be added to the plat: 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.
* Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
DRAINAGE COMMENTS:
1. Required with construction plans - Submit hydrologic and hydraulic study to demonstrate the
pre- and post-development drainage conditions and constraints of this site. The study should
adhere to City of Southlake standards for drainage design and must account for the
interconnectivity of the ponds and tail water effects. Study should identify the 100-year water
surface elevations and drainage easements delineated to provide the required freeboard.
2. Differences between pre- and post- development runoff shall be captured in detention pond(s).
Proposed detention ponds shall control the discharge of the 2, 10 and 100-year storm events.
Detention may be required with any new proposed building construction. Describe how
increased runoff from site is being detained. Access easements are needed for maintenance
of detention ponds.
3. Verify size, shape, and/or location of the detention pond (as depicted on the
site/concept/development plan). Any changes to size, shape, and/or location of the proposed
pond(s) may require a revision to the concept/site/development plan and may need to be
approved by the Planning and Zoning Commission and the City Council.
* Calculations will be required to verify capacity of all drainage structures.
* Storm sewers collecting runoff from public streets shall be RCP and constructed to City
standards. The proposed flume will not be allowed.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
UTILITY PLAN COMMENTS:
1. Dry sewer pipe system shall be installed for future use if not providing sewer per Ordinance
No. 440 and 514. Provide sewer taps for each lot.
2. Civil construction plans shall require finish floor elevations shown on the sanitary sewer plan
and profile sheets. Plans shall include addresses for future reference when sewer is extended
to this development.
* Minimum size for water lines and sanitary sewer is 8”.
* Sanitary sewer main locations to this site are further than 100’. Development shall require
septic systems. Refer to Tarrant County website for requirements.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
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* Water meters and fire hydrants shall be located in an easement or right of way.
* Water lines and sanitary sewer in easements or right of way shall be constructed to City
standard.
* Fire lines shall be separate from service lines.
INFORMATIONAL COMMENTS:
* Submit 22”x34” final sealed civil construction plans and a completed Construction Plan
Checklist directly to the Public Works Administration Department for review. Please allow 15
business days for review. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000.
The plan must include all required elements in Part III, Section F of the permit. The
Environmental Coordinator will review the SWPPP. For instructions on how to complete the
review of the SWPPP please refer to the Stormwater Management for Construction Sites in:
https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S.
SWPPP shall be submitted by second review of the civil construction plans.
* NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
* Retaining walls greater than 4-feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
* A geotechnical report will be required for all private and public roadways. The geotechnical
report shall include pavement design parameters for subgrade stabilization.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH
114. Permit approval is required before beginning construction. Submit application and plans
directly to TxDOT for review.
* 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.
* A Developer Agreement may be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer’s
Agreement on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Case No. Attachment C
ZA19-0008 Page 8
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
General Informational Comments
* A SPIN meeting for this project was held on October 9, 2018.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as
amended).
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones. See the specific screening and fencing requirements along F.M. 1938.
* New subdivisions must comply with Subdivision Ord. No. 483, as amended, Section 8.05
regarding utilities.
* The applicant should be aware that prior to issuance of a building permit a Plat 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.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0008 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. GALLANT, LARRY J AG 1800 OUR LN 1.13 NR
2. GALLANT, LARRY J AG 1712 RANDOL MILL AVE 0.82 NR
3. GALLANT, LARRY J AG 1710 RANDOL MILL AVE 0.40 NR
4. PRUITT, GERALD AG 1730 MARANATHA WAY 0.53 NR
5. SRI SOUTHLAKE VILLAS LLC SF1-B 1719 MARANATHA WAY 0.27 NR
6. SRI SOUTHLAKE VILLAS LLC AG 1825 MARANATHA WAY 0.23 NR
7. DSC FAMILY TRUST SF1-A 1720 MARANATHA WAY 1.34 NR
8. SRI SOUTHLAKE VILLAS LLC SF1-B 1719 MARANATHA WAY 2.88 NR
9. PATTERSON, MONTY SF1-A 1711 MARANATHA WAY 4.08 NR
10. OEVELEN, TOM SF1-A 1801 OUR LN 1.20 F
11. SPURIA, DAVID SF1-A 1880 RANDOL MILL AVE 3.11 NR
12. SRI SOUTHLAKE VILLAS LLC AG 208 RANDOL MILL AVE 10.75 NR
13. GALLANT, LARRY J SF30 1814 OUR LN 0.79 NR
14. SRI SOUTHLAKE VILLAS LLC AG 1825 MARANATHA WAY 2.85 NR
15. PRUITT, GERALD AG 1730 MARANATHA WAY 1.90 NR
Case No. Attachment D
ZA19-0008 Page 2
16. WAUGH, ROBERT SF1-A 1700 RANDOL MILL AVE 1.98 NR
17. GALLANT, LARRY J AG 1800 OUR LN 0.84 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Eight (8)
Responses received: One (1) attached
Case No. Attachment D
ZA19-0008 Page 3
Case No. Attachment E
ZA19-0008 Page 1
Ordinance No. 480-762
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND
WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS TRACTS 2A03, 2A03A1, 2A03B, 2A05 AND
2A03A, WILLIAM H. MARTIN SURVEY, ABSTRACT NO. 1068,
CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, BEING
APPROXIMATELY 18.35 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “AG”
AGRICULTURAL DISTRICT AND “SF-1B” SINGLE FAMILY
RESIDENTIAL DISTRICT TO “R-PUD” RESIDENTIAL
PLANNED UNIT DEVELOPMENT DISTRICT, AS DEPICTED ON
THE APPROVED DEVELOPMENT PLAN ATTACHED HERETO
AND INCORPORATED HEREIN AS EXHIBIT “B”, SUBJECT TO
THE SPECIFIC REQUIREMENTS CONTAINED IN THIS
ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING
THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution an d
Chapter 9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and
use of buildings, other structures and land for business, industrial, residential and other
purposes, and to amend said ordinance and map for the purpose of promoting the public
health, safety, morals and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as “AG” Agricultural
Case No. Attachment E
ZA19-0008 Page 2
District and “SF-1B” Single Family Residential District under the City’s Comprehensive
Zoning Ordinance; and,
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called
by the City Council did consider the following factors in making a determination as to whether
these changes should be granted or denied: safety of the motoring public and the pedestrians
using the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and
effect of such lights on established character of the neighborhood; location, lighting and types
of signs and relation of signs to traffic control and adjacent property; street size and
adequacy of width for traffic reasonably expected to be generated by the proposed use
around the site and in the immediate neighborhood; adequacy of parking as determined by
requirements of this ordinance for off -street parking facilities; location of ingress and egress
points for parking and off -street loading spaces, and protection of public health by surfacin g
on all parking areas to control dust; effect on the promotion of health ad the general welfare;
effect on light and air; effect on the over-crowding of the land; effect on the concentration of
population, and effect on transportation, water, sewerage, schools, parks and other public
facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered
among other things the character of the districts and their peculiar suitability for particular
uses and the view to conserve the value of the buildings, and encourage the most
appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
Case No. Attachment E
ZA19-0008 Page 3
public necessity for the zoning changes, that the public demands them , that the public
interest clearly requires the amendments, and that the zoning changes do not unreasonably
invade the rights of those who bought or improved property with reference to the
classification which existed at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the
changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic,
and other dangers, promotes the health and the general welfare, provi des adequate light and
air, prevents the over-crowding of land, avoids undue concentration of population, and
facilitates the adequate provision of transportation, water, sewerage, schools, parks and
other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that
there is a necessity and need for the changes in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the tract or tracts of land requested for a change since the tract or tracts of land
were originally classified and therefore feels that the respective changes in zoning
classification for the tract or tracts of land are needed, are called for, and are in the best
interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote
the general health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of
Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and
amended, is hereby amended so that the permitted uses in the hereinafter described areas
Case No. Attachment E
ZA19-0008 Page 4
be altered, changed and amended as shown and described below:
Being described as Tracts 2A03, 2A03A1, 2A03B, 2A05 and 2A03A, William H.
Martin Survey, Abstract No. 1068, City of Southlake, Tarrant County, Texas,
being approximately 18.35 acres and being more particularly described in
Exhibit “A” from “AG” Agricultural District and “SF-1B” Light Industrial District to
“R-PUD” Residential Planned Unit Development District as depicted on the
approved Development Plan attached hereto and incorporated herein as Exhibit
“B”, and subject to the following conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City
of Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texa s. All existing
sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning
Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and
affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety,
morals and the general welfare of the community. They have been designed, with respect to
both present conditions and the conditions reasonably anticipated to exist in the foreseeable
future; to lessen congestion in the streets; to provide adequate light and air; to prevent over -
crowding of land; to avoid undue concentration of population; and to facilitate the adequate
provision of transportation, water, sewerage, drainage and surface water, parks and other
Case No. Attachment E
ZA19-0008 Page 5
commercial needs and development of the community. They have been made after a full and
complete hearing with reasonable consideration among other things of the charact er of the
district and its peculiar suitability for the particular uses and with a view of conserving the
value of buildings and encouraging the most appropriate use of land throughout the
community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except
in those instances where provisions of those ordinances are in direct conflict with the
provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and
that if the validity of the zoning affecting any portion of the tract or tracts of land described
herein shall be declared to be invalid, the same shall not affe ct the validity of the zoning of
the balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisi ons of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance; and,
Case No. Attachment E
ZA19-0008 Page 6
as to such accrued violations and all pending litigation, both civil and criminal, whether
pending in court or not, under such ordinances, same shall not be affected by this ordinance
but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and
place for a public hearing thereon at least ten (10) days before the second reading of this
ordinance, and it this ordinance provides for the imposition of any penalty, fine or forfeiture for
any violation of any of its provisions, then the City Secretary shall additionally publish this
ordinance in the official City newspaper one time within ten (10) days after passage of this
ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and
publication as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the _____ day of _______, 2019.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
Case No. Attachment E
ZA19-0008 Page 7
PASSED AND APPROVED on the 2nd reading the ____ day of _____, 2019.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
Case No. Attachment E
ZA19-0008 Page 8
EXHIBIT “A”
Being described as Tracts 2A03, 2A03A1, 2A03B, 2A05 and 2A03A, William H. Martin
Survey, Abstract No. 1068, City of Southlake, Tarrant County, Texas, being approximately
18.35 acres and being more particularly described as follows:
Reserved Metes and Bounds Description
Case No. Attachment E
ZA19-0008 Page 9
EXHIBIT “B”
Reserved for approved Development Plan