Item 9 - 1395 E. Dove RdCase No.
ZA20-0070
S T A F F R E P O R T
January 29, 2021
CASE NO: ZA20-0070
PROJECT: Zoning Change and Concept Plan for 1395 E. Dove Rd.
EXECUTIVE
SUMMARY: On behalf of Manish Lilani, P Custom Homes is requesting approval of a Zoning
Change and Concept Plan for 1395 E. Dove Rd. on property described as Tract
4A3, Francis Throop Survey, Abstract No. 1511, City of Southlake, Tarrant
County, Texas, and located at 1395 E. Dove Rd., Southlake, Texas. Current
Zoning: “AG” Agricultural District. Requested: Zoning: “SF-30” Single Family
Residential District SPIN Neighborhood #3.
DETAILS: The purpose of this request is to seek approval of a Zoning Change and
Concept Plan to allow construction of a new single-family residence in
conformance with the “SF-30” Single Family Residential Zoning District.
Variances to allow 10’ side yard setbacks as shown on the Concept Plan and a
septic system on a lot less than one acre were approved by the Zoning Board
of Adjustment on May 26, 2005 under Case No. ZBA-459. The existing
approximately 980 square feet barn on the property is proposed to remain.
The 2035 Land Use designation on the property is Low Density Residential,
which requires a net density of one or fewer dwelling units per acre. The
applicant is requesting to allow the approximately 34,468 square foot (0.79
acre) lot to be rezoned to SF-30 while retaining the Low Density Residential
Land Use designation since the existing tract is not being further subdivided.
VARIANCE
REQUESTED: Subdivision Ord. No. 5.06 requires that a minimum 5’ sidewalk be constructed
along the south side of E. Dove Rd. at the time of new home construction. A
variance to this requirement is requested.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Concept Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated January 28, 2021
(D) Surrounding Property Owners Map and Responses
Presentation
Plans
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA20-0070 Page 1
BACKGROUND INFORMATION
OWNER: Manish Lilani
APPLICANT: P Custom Homes
PROPERTY SITUATION: 1395 E. Dove Rd.
LEGAL DESCRIPTION: Tract 4A3, Francis Throop Survey, Abstract No. 1511
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District.
REQUESTED ZONING: “SF-30” Single Family Residential District
HISTORY: - The property was annexed into the City in 1957.
- The “AG” Agricultural District zoning was placed on the property with
the adoption of Ordinance No. 161 and the Official Zoning Map in 1969.
- The existing home on the property was built in 1960 (Source: TAD).
- Variances to allow 10’ side yard setbacks as shown on the Concept
Plan and a septic system on a lot less than one acre were approved by
the Zoning Board of Adjustment on May 26, 2005 under Case No. ZBA-
459.
- An approximately 980 square foot accessory building was constructed
toward the rear of the property in 2009 (Source: Building Permit).
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation for the site is Low Density
Residential. The request to change the zoning to “SF-30” Single Family
Residential District is not consistent with this land use designation, but
the applicant is requesting to allow the rezoning to “SF-30” while
retaining the Low Density Residential designation since the existing tract
is not being further subdivided.
Purpose: 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 public rights-of-way. Other suitable
activities are those permitted in the Public Parks / Open Space and
Public / Semi-Public categories described previously. The Low Density
Residential category encourages the openness and rural character of
the City of Southlake.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan shows a future <8’ sidewalk along the south
side of E. Dove Rd. and a 5’ sidewalk is required to be constructed at
Case No. Attachment A
ZA20-0070 Page 2
the time of new home construction on the property. A variance to this
requirement is requested. The Pathways Master Plan shows an existing
and future ≥8’ multi-use trail along the N. side of E. Dove Rd.
Master Thoroughfare Plan
The Master Thoroughfare Plan shows E. Dove Rd. as an undivided two-
lane arterial with 88’ of right of way to be improved to a four-lane divided
arterial with 88’ of right of way when traffic counts warrant.
TRANSPORTATION
ASSESSMENT:
TREE PRESERVATION: There is approximately 35.8% of existing tree cover on the site and a
minimum of 60% of the existing canopy is required to be preserved.
Approximately 73.7% is proposed to be preserved.
UTILITIES: The property is served by a 12” water line in E. Dove Rd. City sewer is
not available to the property, so an on-site sewage facility (OSSF) will
be used. Variances to allow 10’ side yard setbacks as shown on the
Concept Plan and a septic system on a lot less than one acre were
approved by the Zoning Board of Adjustment on May 26, 2005 under
Case No. ZBA-459.
DRAINAGE: Drainage is generally sheet flow from north to south across the property
to a drainage ditch along E. Dove Rd.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting was not held for this project.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated January 28,
2021.
Case No. Attachment B
ZA20-0070 Page 1
Case No. Attachment C
ZA20-0070 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA20-0070 Review No.: Two Date of Review: 01/28/21
Project Name: Concept Plan – 1395 E. Dove Rd.
APPLICANT: Warren Packer OWNER: Manish Lilani
P Custom Homes
1680 Prince William Lane 1395 E. Dove Rd.
Frisco, TX, 75304 Southlake, TX 76092
Phone: (214) 837-2792 Phone:
E-mail: warren@pcustomhomes.com E-mail: maneshlilani@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY
ON 01/19/21 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.
Planning Comments
1. All new development must comply with the underlying zoning district.
2. An appropriate plat that conforms to the underlying zoning district must be processed,
approved and recorded with the County prior to the issuance of any building permits.
3. Show and dimension the right of way dedication in accordance with the current Master
Thoroughfare Plan. The Master Thoroughfare Plan shows E. Dove Rd. as an arterial with 88’
of right of way. Please show the centerline of E. Dove Rd. and show and label the required 44’
dedication from centerline. Show the dimensions from the centerline to both property corners
and also dimension the full width dimension across the right of way from both corners. Per
Section 5.02D of Subdivision Ord. No. 483, as amended, for a development directly adjacent
to a major state or county thoroughfare, the development shall only be required to dedicate
such right of way as reasonably relates to the need created by and the benefit received by that
development. You have the option of dedicating 25’ of right of way from the centerline and
placing the additional property necessary to equal the 44’ dedication, if any, in a Pedestrian
Access, Drainage and Utility Easement. The 40’ front building line is to be dimensioned from
the 44’ measured from the centerline in either option.
* A 10’ Type ‘B’ bufferyard in accordance with Zoning Ord. No. 480, as amended, Section 42 is
required along E Dove Rd.. The bufferyard and a bufferyard summary chart are provided on
the Concept Plan.
* All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended. Per Driveway Ordinance No. 634, as amended, Section 5.1, a minimum centerline
spacing of 100’ is required between residential driveways on an arterial. The minimum
required driveway spacing is shown in both directions.
* Sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended
Section 5.06 and the Master Pathways Plan are required. The Master Pathways Plan shows a
<8’ sidewalk along the south side of E. Dove Rd., so a minimum 5’ wide sidewalk is required to
be constructed at the time of new home construction on the property. A variance to the
sidewalk requirement is requested.
Case No. Attachment C
ZA20-0070 Page 2
* For the building permit, provide the type and location of the on-site sewage facilities, including
the topography of 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. No building permit shall be issued until such plan has been
reviewed and approved by the authorized agent nor shall any certificate of occupancy be
issued until the system has been properly installed and inspected by the authorized agent. (As
amended by Ordinance No. 480-MMM and further amended by Ordinance No. 480-YYY.)
* Per Zoning Ordinance No. 480, as amended, Section 39.5.c.4, fences provided or required
along arterials or collectors as designated on the Master Thoroughfare Plan shall meet the
following requirements: (As amended by Ordinance No. 480-UUU)
i) The fence shall be constructed of one of the following:
• masonry,
• ornamental metal or wrought iron,
• stained cedar board-on-board with cap and masonry columns with a maximum of
14 feet from column center to column center, or
• some combination of the above, if approved by the Administrative Official.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Tree Conservation Comments
1. The Concept Plan/Tree Conservation Plan complies with the Existing Tree Cover Preservation
Requirements of Table 2.0 within the Tree Preservation Ordinance 585-E, which requires that
a minimum 60% of existing canopy be preserved. Approximately 73.7% of existing tree canopy
is shown 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
Case No. Attachment C
ZA20-0070 Page 3
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.
Landscape Comments
* A 10’ Type ‘B’ bufferyard in accordance with Zoning Ord. No. 480, as amended, Section 42.4.f
is required along E. Dove Rd. The required plantings per 100’ of property line are in the chart
below. The bufferyard and a bufferyard summary chart are show on the Concept Plan.
* 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:
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
* Any private improvements proposed in city right of way may need an encroachment
agreement.
* Dedicate right-of-way along E. Dove Rd. in conformance with the Master Thoroughfare Plan.
Case No. Attachment C
ZA20-0070 Page 4
INFORMATIONAL COMMENTS:
* 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.
*=Denotes informational comment to be completed on the Civil Construction Drawings.
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
No comments based on submitted information.
General Informational Comments
* Staff strongly recommends contacting Jerod Potts in the Planning and Development Services
Department to schedule a SPIN meeting. Jerod can be contacted by phone at (817) 748-8195
or by e-mail at jpotts@ci.southlake.tx.us. For more information about SPIN and the SPIN
process please go to SouthlakeSPIN.org.
* The Development Review Committee (DRC) has determined this pre-submittal is sufficient for
formal submittal to the Planning and Zoning Commission subject to completing the changes
noted above . The applicant should be aware that a formal submittal for the next scheduled
Planning and Zoning Commission meeting must be received at the City by 5:00 p.m. on
January 19, 2021. A pdf of each plan must be submitted. If not received before the deadline,
the item will be moved to a later P&Z agenda. If any significant changes, other than those
noted above are made to the submittal, the plan could be withheld from processing until a later
meeting or remanded back to the Development Review Committee for review.
* 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.
* 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
Case No. Attachment C
ZA20-0070 Page 5
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
ZA20-0070 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Owner Zoning Physical Address Acreage Response
1. MUZAFFAR, CHAUDHRY SF1-A 1220 E DOVE RD 1.17 NR
2. STIBOREK, B J AG 1407 E DOVE RD 0.97 NR
3. CURRENT OWNER SF1-A 1415 E DOVE RD 1.09 NR
4. JOHNSTON, HOLLY SF1-A 1240 E DOVE RD 1.11 NR
5. STONAKER, WM E AG 1481 E DOVE RD 1.07 NR
6. LEHTO FAMILY REVOCABLE TRUST SF1-A 1308 GOLDEN GATE DR 1.00 NR
7. PATEL FAMILY REVOCABLE LIVING SF1-A 1304 GOLDEN GATE DR 1.04 NR
8. HAYES, TIMOTHY FURMAN SF1-A 1208 GOLDEN GATE DR 0.99 NR
9. LILANI, MANISH AG 1395 E DOVE RD 0.98 NR
10. DEL PRADO PROPERTIES SF1-A 1333 E DOVE RD 1.18 NR
11. HENDRICKSON, BRETT SF1-A 1300 GOLDEN GATE DR 1.02 NR
12. KILARU, ANIL SF1-A 1363 E DOVE RD 1.19 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twelve (12)
Responses received: None (0)