Item 6 -Staff Report Rev Jan 6Case No.
ZA20-0065
S T A F F R E P O R T
January 6, 2021
CASE NO: ZA20-0065
PROJECT: Final Plat for Southlake Villas
EXECUTIVE
SUMMARY: On behalf of SRI Southlake Villas, LLC, ClayMoore Engineering is requesting
approval of a Final Plat for Southlake Villas 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: “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 currently accessible by Maranatha Way, which is a private
road in a public right of way that extends north from Randol Mill Ave. Primary
public access to the newly constructed subdivision is intended to be from FM
1938 and Maranatha Way will serve as gated/controlled emergency access point
only.
The purpose of this item is to seek approval of a Final Plat for Southlake Villas,
which includes 13 residential lots and one private street lot on approximately
18.35 acres, in conformance with the Zoning Change and Development Plan that
was approved by City Council on October 15, 2019 and the Preliminary Plat that
was approved by City Council on February 4, 2020.
ACTION NEEDED: Consider approval of a Final Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 2 (Revised), dated January 6, 2021
Half Size Plans (for Commission and Council members only)
Presentation
Plat and Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Richard Schell (817) 748-8602
Case No. Attachment A
ZA20-0065 Page 1
BACKGROUND INFORMATION
OWNER: SRI Southlake Villas, LLC
APPLICANT: ClayMoore Engineering
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: “R-PUD” Residential Planned Unit Development District.
HISTORY: - A 60’ right of way for Maranatha Way was dedicated to the public on
February 13, 1981 (Vol. 7073, Page 1116, Public Records, Tarrant
County, Texas).
- 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 and Development Plan (ZA19-0008) from “SF-1A”
Single Family Residential District to “R-PUD” Residential Planned Unit
Development District for 13 single family lots on 18.35 acres was
approved on October 19, 2019.
- A Preliminary Plat (ZA19-0083) for Southlake Villas was approved
February 4, 2020.
The following cases were approved for properties that abut Maranatha
Way to the south of the proposed development. The plats for these
properties all contain the following note:
“Maranatha Way has been dedicated to the public by deed in 1981
(Volume 7073, Page 1116), but not formally accepted by the City of
Southlake. Maranatha Way is a private street and is to be maintained by
the adjoining property owners.”
- 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.
- A Zoning Change (ZA05-118) from “AG” Agricultural District to “SF-1A”
Single Family Residential District was approved on January 3, 2006 for
the four lots on Maranatha Way to the south of the proposed development
on property currently addressed as 1710 to 1720 Maranatha Way. A Plat
Showing (ZA05-119) for Lots 1-4, W. Winn No. 1660 Addition was
approved January 3, 2006 and filed January 23, 2006.
- A Zoning Change and Concept Plan (ZA14-018) from “AG” Agricultural
District to “SF-1A” Single Family Residential District was approved on
Case No. Attachment A
ZA20-0065 Page 2
May 20, 2014 for the lot on Maranatha Way to the south of the proposed
development on property currently addressed as 1711 Maranatha Way. -
A Plat Showing (ZA14-019) for Lot 5, W. Winn No. 1660 Addition was
approved April 29, 2015 and filed June 8, 2015.
- A Zoning Change and Concept Plan (ZA18-012) from “AG” Agricultural
District to “SF-2” Single Family Residential District was approved on
September 4, 2018 for the lot on Maranatha Way to the south of the
proposed development on property currently addressed as 1705
Maranatha Way. A Plat Showing (ZA18-013) for Lot 6, W. Winn No. 1660
Addition was approved February 22, 2018 and filed November 7, 2018.
TREE PRESERVATION: The submitted Tree Conservation Plan is consistent with the plan
approved by City Council with the “R-PUD” zoning. There is 32% of
existing tree cover on the site and 44% of the existing tree cover is shown
to be preserved.
UTILITIES: An 8” water line will be constructed in Maranatha Way 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. A note has been added to the plat stating that the developer is
responsible for ensuring that each lot has the capacity to support an on-
site sewage facility.
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: The following meetings were held prior to approval of the Zoning
Change and Development Plan (ZA19-0008) for Maranatha
Residential (later changed to Southlake Villas) to discuss the
development:
A 2035 Corridor Planning meeting was held on November 14, 2018.
A SPIN meeting was held October 9, 2018.
STAFF COMMENTS: Attached is Plat Review Summary No. 2 (Revised), dated January 6,
2021.
Case No. Attachment B
ZA20-0065 Page 1
ZA20-0065
Final Plat
Case No. Attachment C
ZA20-0065 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA20-0065 Review No.: Two (Revised) Date of Review: 1/6/21
Project Name: Final Plat – Southlake Villas (fka Maranatha Residential)
APPLICANT: Clay Cristy OWNER: Dan Anderson
ClayMoore Engineering SRI Southlake Villas, LLC
1903 Central Dr. Ste. 406 735 Arbol
Bedford, TX 76021 Irving, TX 75039
Phone: (817) 281-0572 Phone: (214) 675-8411
E-mail: clay@claymooreeng.com E-mail: dbanderson@sbcglobal.net
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT ACCEPTED FOR REVIEW BY
THE CITY ON 12/30/20 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.
* A Final Plat that conforms to the underlying zoning district and to the Preliminary 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.
The following changes are needed per Sect. 3.03., Ord. 483, as amended:
1. The following changes are needed with regard to the legal description:
a. The POB must be tied to a survey corner, previously filed subdivision corner, or USGS
monument.
b. Two intervisible boundary corners of the site must be geo-referenced by state plane
coordinates in accordance with section 8.03(B) of the Subdivision Ordinance No. 483
upon submittal of the final plat, and, prior to acceptance of the subdivision by the City, a
digital computer file of the subdivision must be provided in accordance with Section 8.04
of Ordinance No. 483.
2. The following change is needed in the “owner’s” dedication and notary:
1. Revise the owner’s dedication and notary to conform to the standard format as shown
in Appendix 2 (Corporations, partnerships, etc.) attached.
3. The following changes are needed with regard to adjacent properties within 200' to include
properties across any adjacent rights of way:
a. Show, label and dimension Maranatha Way to the south. A 60’ wide right of way for
Maranatha Way was dedicated to the public on February 13, 1981 (Vol. 7073, Page
1116, Public Records, Tarrant County, Texas). The City has not accepted the right of
way and Maranatha Way is a private street to be maintained by the adjoining property
owners. Maranatha Way will only be used as an emergency access to the subdivision.
Case No. Attachment C
ZA20-0065 Page 2
The primary public access to the subdivision is via FM 1938. The emergency access
into the neighborhood should be controlled or gated in a manner such that there is no
access to and from Maranatha Way from the subdivision unless an emergency situation
exists. The emergency access control gate to Maranatha Way must be approved by the
City’s Fire Marshal.
b. Provide notes on the plat that the primary public access point is from FM 1938 and
existing Maranatha Way is for emergency access only.
4. The following comments pertain to the private street:
a. The private road was approved on the Zoning Change and Development Plan to be 31’
face to face with curb and gutter, which is 32’ back of curb to back of curb, in a 32’
Emergency Access, Private Access, Drainage and Utility Easement. In addition, 10’
Pedestrian Access, Drainage Access and Utility Easements along both sides of the
private street lot were approved with the Zoning Change and Development Plan and
Preliminary Plat and they are shown on the plat. Please make the following changes to
the plat and civil plans to conform with the approved Zoning Change and Development
Plan and to the Preliminary Plat:
i. Revise all plans to show the 32’ Emergency Access, Private Access, Drainage
and Utility Easement and 10' Pedestrian Access, Drainage and Utility easements.
* The ability to access F.M. 1938 has not yet been determined. A 32’ Emergency
Access, Private Access, Drainage and Utility Easement is required to extend to F.M.
1938 whether or not access is available at the time of construction.
b. The final names of the internal street(s) will be based on the ability to access F.M. 1938.
The City’s GIS staff is creating an address exhibit and two street names may be required
internal to the development. The street name(s) will be determined prior to the plat being
recorded with the County.
5. The USPS may require a cluster mailbox or mailboxes. A location for the cluster mailboxes and
four parking spaces based on no access to F.M. 1938 is shown on the approved Development
Plan. An exhibit of the cluster mailbox was also provided. Please provide an exhibit showing the
location of the cluster mailbox(es) if access to F.M. 1938 is available and provide easements as
necessary to accommodate the location.
6. City sewer is not available. The developer is responsible for ensuring that each lot has the
capacity to support an on-site sewage facility. A note stating such has been added to the plat.
Per Zoning Ordinance No. 480, as amended, Section 33.14, the applicant must demonstrate
that all lots meet the minimum one acre of usable area requirement for septic systems excluding
the portions of each lot that are in drainage easements, floodplain, with topographical limitations
and in the 32’ easements for Maranatha Way. An R-PUD regulation was approved to allow some
of the lots to have a usable area of less than one acre pending a full drainage and hydrology
study, which is required at the time of construction. Staff review of the civil construction plans
and a hydrology study are in process. Also 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 submitted a site analysis for Lots 3 and 10 with the Zoning Change and Development
Plan (ZA19-0008). The Tarrant County Public Health Department gave preliminary approval of
Case No. Attachment C
ZA20-0065 Page 3
the analysis and gave approval to move forward with the processing of the Zoning Change and
Development Plan with the following comments in a letter dated June 11, 2019:
• City sewer is not currently available.
• No On-Site Sewage Facility may be constructed without prior approval of this office.
• Soil conditions in the area frequently require alternative systems.
• Due to the presence of ponds, creeks and sharp slopes on Lots 1,2,3,4,6,9,10,11,12 and
13 careful preplanning prior to grading and construction will be important to preserve
optimal soils, grades and necessary setbacks.
• A representative number of site-specific designs (Lots 3 and 10) have been submitted,
which indicate an OSSF will be able to satisfy the state’s minimum standards and receive
a permit.
• Any new water well must comply with the Northern Trinity Groundwater Conservation
District’s horizontal and vertical separation requirements, which were not included as
part of this review.
* If access to FM 1938 is provided, the Maranatha Way subdivision design entry features and
material qualities will be similar to the Quail Hollow subdivision in Westlake.
* An R-PUD regulation was approved to not require sidewalks and/or trails in compliance with the
Subdivision Ordinance No. 483, as amended and the Master Pathways Plan.
* Subdivisions proposing septic systems are required to dry pipe a sewer system unless otherwise
approved by City Council. The City Council waived this requirement with approval of the Zoning
Change and Development Plan.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* The submitted Tree Conservation Plan conforms the approved Tree Conservation Plan. There
is 32% of existing tree cover, 31% of existing tree cover is proposed to be removed and 44% is
proposed to be preserved.
* 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.
LANDSCAPE COMMENTS:
* The required west bufferyard adjacent to Hwy 1938 was approved to be omitted.
Case No. Attachment C
ZA20-0065 Page 4
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
GENERAL COMMENTS:
1. 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.
EASEMENTS:
1. Detention ponds shall be dedicated by plat as drainage easements. Please add the necessary
drainage easements.
WATER COMMENTS:
2. Minimum size for water, including irrigation, is 1”.
DRAINAGE COMMENTS:
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
* Address all outstanding grading and drainage comments provided from the civil construction
plan review.
INFORMATIONAL COMMENTS:
* Access permit is required prior to construction of the driveway on FM 1938. 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 is 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.
*=Denotes informational comment.
Fire Department Review
Case No. Attachment C
ZA20-0065 Page 5
Kelly Clements
Deputy Fire Chief/Fire Marshal
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 ingress/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 Final 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.
* Staff recommends this plat not be filed until the construction of the streets and utilities have been
substantially completed and are ready for acceptance. This will ensure adequate ROW,
easements and/or finish floor elevations. Minimum finish floor elevations may be required certain
lots pending review of construction plans.
* Denotes Informational Comment
City Council motion for approval of the Zoning Change and Development Plan (ZA19-0008) on
October 15, 2019:
Case No. Attachment C
ZA20-0065 Page 6
Approved at 2nd reading (7-0) subject to the Staff report dated October 8, 2019, and Revised
Development Plan Summary Review No. 5, dated October 8, 2019, and granting/noting the
following:
• 13-single family lots on 18.35 acres.
• Approving the Development Plan as presented with the drive access to FM 1938 being
the desired primary means of ingress and egress into the subdivision.
• If the drive connection to FM 1938 is achieved, the improvements and widening of
Maranatha Way as noted in the staff report and development plan (road widen to 24’)
will not be required; however, the subdivision will be designed such that emergency
vehicles access only (emergency gate) is provided from Maranatha Way to the
subdivision. The emergency access will be built to meet Fire Department standards.
• If the drive connection to/from the subdivision to FM 1938 is not constructed, access
from Maranatha Way is permitted provided the private street is widened to 24’ and
meets Fire Department standards. Maranatha Way will remain a private street.
• Variances (1 through 9 from 1st reading)
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, Section 33.14, as amended, requires lots proposing the use of
an on-site sewage facility (OSSF) to have a minimum usable area of at least one acre
excluding areas in floodplains, drainage and flowage easements and areas having
topographical limitations as regulated under the standards for OSSFs in the Texas
Administrative Code Chapter 285. The usable area calculation may be slightly under
one acre on a few lots pending a full drainage/hydrology study, which will be required
at the time of construction. Also noting that City Council will waive the dry pipe system
requirement per the Public Works Department recommendation. (added for 2nd
reading)
3. Zoning Ord. No. 480, as amended, Exhibit 43-C requires a 15’ Type ‘Q’ bufferyard
along Davis Blvd. (FM 1938). Lots 1, 2, 4, 5 and 7 shall be as shown with no landscape
buffer along Davis Blvd.
4. 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.” Lots 1, 2, 4, 5 and 7 shall be as shown with no screening requirement,
however, if a property owner desires to construct a fence along or parallel to FM 1938,
it shall comply with the ordinance. 5. 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 is to be a private street
internal to the development with a 32’ back of curb to back of curb pavement width in a
32’ Emergency Access, Common Access, Drainage and Utility Easement. The 32’
Emergency Access, Common Access, Drainage and Utility Easement shall be
dedicated to and maintained by the HOA. The off-site portion of Maranatha Way shall
be re-constructed to include a twenty-four (24) foot wide paving section within the
existing Sixty (60) foot Right of Way and related utilities.
Case No. Attachment C
ZA20-0065 Page 7
6. 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.
7. 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.
8. 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).
9. 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.
Also noting:
- The dry pipe system requirement is waived per the Public Works Department
recommendation.
- If access to FM 1938 is provided, the Maranatha Way subdivision design entry features
and material qualities will be similar to the Quail Hollow subdivision in Westlake.
Case No. Attachment C
ZA20-0065 Page 8