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Item 9ASOUTHLA14CE PLANNING & DEVELOPMENT SERVICES STAFF REPORT January 25, 2022 CASE NO: ZA21-0098 PROJECT: Plat Revision for Lots 11 R1 and 11 R2, O.W. Knight No. 899 Addition EXECUTIVE SUMMARY: On behalf of Tyler R. Peabody, Windrose Land Services is requesting approval of a Plat Revision for Lots 11 R1 and 11 R2, O.W. Knight No. 899 Addition on property described as Lot 11, O.W. Knight No. 899 Addition, an addition to the City of Southlake, Tarrant County, Texas, and located at 325 Pine Dr., Southlake, Texas. Current Zoning: "SF-1A" Single Family Residential District. SPIN Neighborhood #9. DETAILS: The project is generally located on the east side of Pine Dr. approximately 1380' south of the intersection of Pine Dr. and S. White Chapel Blvd. The purpose of this request is to divide one approximately 3.077 acre residential lot into two residential lots that meet the requirements of the "SF-1A" Single Family Residential District zoning, which requires a minimum lot area of one acre. The proposed Lot 11 R2 does not front on a street, so access via a residential driveway in a private access easement is proposed. All residential driveways must comply with the Fire Marshal requirements for emergency access. A Plat Showing for the existing Lots 10 and 11, O.W. Knight No. 899 Addition (ZA98- 023) showing two panhandle lots, also known as flag lots, was approved on April 21, 1998 prior to the amendment to Subdivision Ordinance No. 483 that prohibits panhandle lots, which took effect September 1, 2015. VARIANCE REQUESTED: A Variance to Subdivision Ordinance No. 483, as amended, Section 8.01.A, which requires every lot to abut on a public street or a private street is requested to allow access from Pine Dr. to the proposed Lot 11 R2 via a residential driveway in a private access easement. Texas Local Government Code Section 212.015, Additional Requirements for Certain Replats, Subsection (c) If the proposed replat requires a variance and is protested in accordance with this subsection, the proposed replat must receive, in order to be approved, the affirmative vote of at least three -fourths of the members present of the municipal planning commission or governing body, or both. For a legal protest, written instruments signed by the owners of at least 20 percent of the area of the lots or land immediately adjoining the area covered by the proposed replat and extending 200 feet from that area, but within the original subdivision, must be filed within the municipal planning commission or governing body, or both, prior to the close of the public hearing. Case No. ZA21-0098 In accordance with Texas Local Government Code Section 212.015, notices were sent to the owners of lots that are in the original subdivision and that are within 200 feet of the lots to be replatted, as indicated on the most recently approved municipal tax roll. The original subdivision only included Lots 10 and 11, O.W, Knight No. 899 Addition, so only two notices were sent. ACTION NEEDED: Consider approval of a Plat Revision ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plat Review Summary No. 1, dated December 30, 2021 (D) Surrounding Property Owners Map & Responses Half Size Plans (for Commission and Council members only) Link to Presentation Link to Southlake City Council Report from Applicant Link to Variance Request Letter I ink to Plans Link to Corridor Committee Report Link to SPIN Report STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. ZA21-0098 BACKGROUND INFORMATION OWNER: Tyler R. Peabody APPLICANT: Windrose Land Services PROPERTY SITUATION: 325 Pine Dr., generally located on the east side of Pine Dr. approximately 1380' south of the intersection of Pine Dr. and S. White Chapel Blvd. LEGAL DESCRIPTION: Lot 11, O.W. Knight No. 899 Addition LAND USE CATEGORY: Low Density Residential CURRENT ZONING: "SF-1A" Single Family Residential District. HISTORY: The following is a brief history of the property to the best of our knowledge and belief. - The property was incorporated into the City in 1956. The "A-2" Single Family District zoning designation was placed on the property with the adoption of Zoning Ordinance No. 261 and the Official Zoning Map in 1981. The "SF-1" Single Family District zoning designation was placed on the property with the adoption of Zoning Ordinance No. 334 and the Official Zoning Map in 1986. - A Plat Showing (ZA98-023) for Lots 10 and 11, O.W. Knight No. 899 Addition showing two panhandle lots, also known as flag lots, was approved on April 21, 1998 and filed March 5, 1999. - The approximately 4,044 square foot single family home was constructed in 1998 (Source: TAD). SOUTH LAKE 2035 PLAN: Consolidated Future Land Use Plan The 2035 future land use designation for the site is Low Density Residential. 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 (this definition was updated by passage of Ordinance No. 1186 on February 20, 2018): 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. Case No. Attachment A ZA21-0098 Page 1 Pathways Master Plan & Sidewalk Plan The Master Pathways Plan shows a future <8' sidewalk along the east side of Pine Dr. A 5' wide sidewalk will be required to be constructed at the time of new home construction on the proposed Lot 11 R1. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions The Master Thoroughfare Plan shows Pine Dr. to be a local residential street. The previous plat for Lots 10 and 11, O.W. Knight No. 899 Addition shows that 60' of right of way has been dedicated for Pine Dr. No additional right of way dedication is required. TREE PRESERVATION: A tree survey has been provided. Any future construction on either of the lots proposed by the Plat Revision will be required to comply with the regulations of the Tree Preservation Ordinance 585-E. UTILITIES: The property is served by an existing 6" water line in Pine Dr. and 8" sanitary sewer lines exist in Pine Dr. and along the north property line of Lot 11, O.W. Knight No. 899 Addition. DRAINAGE: The property drains toward the east and then to the south within the existing earthen channel in the recorded drainage easement. CITIZEN INPUT: A SPIN meeting was held on December 14, 2021. Please see the meeting report attached separately. A 2035 Corridor Planning Committee meeting was held on October 4, 2021. Please see the meeting report attached separately. PLANNING AND ZONING COMMISSION ACTION: January 6, 2022, A motion to deny the item carried (7-0). CITY COUNCIL ACTION: January 18, 2022, Approved the following motion on consent (6-0): In accordance with the provisions of Chapter 212 of the Texas Local Government Code, the City Council is approving the applicant's request to extend the 30 day plat approval period an additional 30 days beginning on the date on which the extension was requested (January 17th, 2022). With this approval of the 30 day extension, item 9A on the agenda will be table to City Council's February 1, 2022 meeting per the applicant's request. STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated December 30, 2021. The criteria for approving a variance to Subdivision Ordinance No. 483, as amended, is below: 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 Case No. Attachment A ZA21-0098 Page 2 that the public interest is protected and the development is in keeping with the general spirit and intent of this ordinance. 1. This section shall not be interpreted to permit the development of land which is inherently unsuitable for the use proposed. 2. Any modification will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this ordinance. Case No. Attachment A ZA21-0098 Page 3 Vicinity Map 325 Pine Dr. E SDU TH LA m W SOUTBLVO 121 E 30UTp4L4 KE 9 HIAYCE1Y. 1�1 [vo m1 � T IM 1u 120 iifi 112 10 10i iW N ,0E 09 10, 101 Sim 221 20F IF]1 S20 R: , GT say =1= 606 2 1$T�e--1 211 MS a 220 ax TIM, 213 10, 31i ZA21-0098 Plat Revision for Lots 11 R1 and 11 R21 D.VII. Knight No. 899 Addition 395 790 1.580 Feet v Case No. Attachment B ZA21-0098 Page 1 PLAT REVIEW SUMMARY Case No.: ZA21-0098 Review No.: One Date of Review: 12/30/21 Project Name: Plat Revision for Lots11 R1 and 11 R2, O.W. Knight No. 899 Addition APPLICANT: Grayson CeBallos Windrose Land Surveyors 1955 Lakeway Dr., Suite 220 Lewisville, TX 75057 Phone: (972) 370-5871 E-mail: Grayson.ceballos@windroseservices.com OWNER: Tyler R. Peabody 325 Pine Dr. Southlake, TX 76092 Phone: (817) 504-4092 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/09/21 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF PLAT 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. 1. The plat must conform to the underlying zoning district, which is "SF-1X Single Family Residential District. 2. Confirm that any existing structures are adequately offset per zoning district setback regulations from the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the location of any such structures or note that all such structures are to be removed. 3. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended, Section 5.06, and the Pathways Master Plan. The Pathways Master Plan shows a future <8' sidewalk along Pine Dr., so a 5' sidewalk is required. The 5' sidewalk along Pine Dr. is required to be constructed at the time of new home construction on the proposed Lot 11 R1. 4. Please make the following changes to the plat per Subdivision Ord. No. 483, as amended, Sections 3.06, 3.01 and 3.03: F0 c Revise the title block to change the plat type from Replat to Plat Revision and change "Being a Replat of Lot 11 R, ..." to "Being a Revision of Lot 11, ..." Provide the standard approval block for a plat revision on the plat per appendix 9 by adding a block for the Planning and Zoning Commission. Plat Showings (Z or mare lots) Approved by the Planning & Zoning Commission Plat Revisions Pate: Chairman' P&Z Secretary: _ Approved by the City Counml Date: Mayor: _ City Secretary; The following changes are needed with regard to the legal description: Case No. Attachment C ZA21-0098 Page 1 For platted properties, the existing lot number(s) can be used for the legal description instead of a metes and bounds description if no boundary dimensions or bearings are changing from the original plat. ii. Show and label all property corners as to type and size of monuments and whether found or set. d. The following changes are needed in the owner's dedication and notary: Revise the owner's dedication language to conform to Appendix I, Form of Dedication for Individual or Individuals (attached). a. Revise the beginning of the dedication to state "Whereas, I, Tyler R. Peabody, am the sole owner of a 3.077 acre tract of land..." b. Revise the end of the owner's dedication to state "That I, Tyler R. Peabody, being the sole owner, do hereby adopt this plat designating the hereinabove described property as Lots11 R1 and 11 R2, O.W. Knight No. 899 Addition, an addition to the City of Southlake, Tarrant County, Texas, and I do hereby dedicate the rights of way ..." The next to last sentence in the owner's dedication states that the plat does not increase the number of lots, but the number of lots is increasing from one to two. Please revise the sentence to state "This plat does not alter or remove existing deed restrictions or covenants, if any, on this property." e. The current "SF-1 A" zoning on the property requires minimum setbacks of 40' front and rear and 20' on each side. The lot frontage is the boundary nearest the street, which on the proposed Lot 11 R2 is the west property line. Please show and label a 40' front building line as "By this plat". Label the existing 20' building line along the west property line of the proposed Lot 11 R2 as "Abandoned by this plat". A Variance to Subdivision Ordinance No. 483, as amended, Section 8.01.A, which requires every lot to abut on a public street or a private street is requested to allow access from Pine Dr. to the proposed Lot 11 R2 via a residential driveway in a private access easement. The residential driveways must comply with all Fire Marshal requirements for emergency access. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 1. Provide a Tree Conservation Plan that meets the requirements of Tree Preservation Ordinance No. 585-E, Section 7.3. The standards for approval per Section 7.2 of the ordinance are below: 7.2 Standards for approval: a. Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Case No. Attachment C ZA21-0098 Page 2 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 reserved* 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. Public Works/Engineering Review Sandy Endy, P.E. Civil Engineer Phone: (817) 748-8033 E-mail: sendy@ci.southlake.tx.us GENERAL COMMENTS: Please be aware that Public Works does not allow utility service lines to cross property lines. Please provide a utility plan showing where the proposed water and sewer service lines will be. To service the lots, a minimum size of 8", 6" upon approval, water and/or sewer line may be required to be installed from the existing main lines. All public lines shall be within dedicated utility easements. Show and label any required easements on the plat prior to submitting the plat for recording. 2. A private access easement is required to provide access from the public street up to the property line for Lot 11 R2. The access easement must be recorded with the County prior to recording the plat revision to subdivide the lot. Show and label the recorded access easement on the plat prior to submitting the plat for recording. Fire Department Review Kelly Clements Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements(a ci.south lake.tx.us GENERAL COMMENTS: No comments based on submitted information. Case No. Attachment C ZA21-0098 Page 3 The following should be informational comments only A SPIN meeting was held on December 14, 2021 and a 2035 Corridor Planning Committee meeting was held on October 4, 2021. Although the proposed lot lines are not perpendicular or radial to the right of way, they appear to meet the intent of this requirement. All plats filed must have an original signed and stamped Tax Certificate submitted with it from each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed and that taxes for the current year have been paid. After September 1st, a certificate showing that the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the Tarrant County Tax Assessor/Collector's Office located at 100 E. Weatherford St. in Ft. Worth (across from the old red courthouse). There is a service charge of $10 per account for this certificate. For more information contact the Assessor/Collector's office at 817-212-6847. Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy with original signatures. 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. For Tarrant County filing, original signatures and seals will be required on one blackline mylar and one blackline paper copy prior to filing the plat. The mylar and paper copies will not be accepted if any erasures or original ink, other than signatures or seals, appear on the plat. A Developers Agreement is required prior to construction of any public infrastructure. The Developer's Agreement for this addition should consider streets, drainage, park dedication requirements and fees, off -site sewer extensions, off -site drainage and utility easements and impact fees. All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. Denotes Informational Comment Case No. Attachment C ZA21-0098 Page 4 APPENDIX 1 Form of Dedication for Individual or Individuals STATE OF TEXAS COUNTY OF WHEREAS. I, am the sole owucr (of we,— ._ -- - --. arc all of the owners) of a tract of land sinrat in the —. Survey, Absuact - County of --according to fie deed recorded is Voiutne_ Page - __ Deed. Records, County, Texas, and morn particularly de= -bed as follows: Insert legal description here NOW, TED�REFORE, KNOW AI.1,. MI EN- By ni:m PRESENTS: THAT, L,... being the sole owner (or we, _, being all of the owners) do hereby adapt this plat designating the hcreinabove d=ibed property as an addition to the City of Sm inia3m. �,, ---- sty, Texas, and I (we) do hereby dedicate the rigIns of way, (alleys, Parks) and cascme= shown dnerean to the public's use unless otlnerWwisa noted. WITNESS my (our) band(s) at Souffilakr_, Tarrant County, Texas this the day of _ �_ �. 19 -- Typed Name STATE OF TEXAS COUNTY OF BEFORE ME, the undersigned mnhority, on this day personally appeared . known to me to be the persons) whose n=m (s) Ware) subscribed to the above and foregoing instrument, and acknowledged to me that helSktelthcy executed the same for the purposes and codes = expressed and in rite capacity therein stated. GN'rN UNDER MY HAND AND SEAL OF OFFICE on this the . day of —_ 19, seal 7amtary 19, 1996 A - I Noary Pnhfi-- Commissiou expires: Case No. Attachment C ZA21-0098 Page 5 SURROUNDING PROPERTY OWNERS MAP & RESPONSES 221 207 201 520 602 N d 600 519 60 y 604 6053 CL YTON 01 606 N N C 02 803 500 400 60 50 5p E 410 ,�, co 606 613 0 �611 c4 En 0 6 612 614 616 618 62 N N N N O CM 220 230 SPO # Owner Zoning Physical Address Acreage I Response 1. PEABODY, LARRY SF1-A 315 PINE DR 1.35 NR 2. PEABODY, TYLER SF1-A 325 PINE DR 3.04 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Two (2) In accordance with Texas Local Government Code Section 212.015, notices were sent to the owners of lots that are in the original subdivision and that are within 200 feet of the lots to be replatted, as indicated on the most recently approved municipal tax roll. The original subdivision only included Lots 10 and 11, O.W, Knight No. 899 Addition (in gray on the map above), so only two notices were sent. Responses received within the notification area : None (0) Responses received outside the notification area : Nine (9) — Attached (8 opposed and 1 undecided) Case No. Attachment D ZA21-0098 Page 1 Responses received outside the notification area Notification Response Form ZA21-0098: Plat Revision for Lots 11R1 and 11R2, O.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM ,. Fill out: Owner: U, qwd' `1&V) �: �Ybn Cl0.1-1z' Address: �? 0 1 ice, Y Direct questions and mail responses City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southiake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 City, State, Zip Code: �)Ou Ltiay-it, tX -7%oq a, PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING, Being the owner(s) of the property so Holed above, are hereby in favor of opposed to undecided about (circle OF underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: e-t V y-- aAct_ChLrnEh"+' Signature(�Date: - 1 5 ` !2Z Additional Signature: J44rL At%K, _ Date: 1� Printed Namels): C It 00Y„ 6t C-1 ca) Cf ark. orn C� — — ... - Must be properly owner(s). Otherwise contact the Planning Department. One form per property. Phone Number (optional): - f (} ] 00" ---DaYL Cj k Case No. Attachment D ZA21-0098 Page 2 While the Texas government code only requires notices to be sent to lots on the original subdivision within 200 feet, I am disappointed in the city adhering to the strict guidelines where the only properties that were notified in the subdivision are those associated with requesting the change (Tyler and Larry Peabody). In fact, the City provided a copy of a map with the 200-foot designation covering all adjacent properties (Attachment 1) , but no notices were sent. Our property, 227 Pine Dr, is directly adjoining to the proposed change for nearly the entire northern lot line of the proposed new lot and to not be notified and only by coincidence find out about this meeting, is disappointing to say the least. While there are many adjacent property owners that I understand have sent in objections to this proposed change, we must ask if everyone was informed and knew, how many others would also have objected. At the SPIN meeting last month, we were assured all would he notified of this hearing with a 10-day notice, which did not happen. Our concerns are many: The adverse impact of the value and quality of our property. The open space next to our property would be lost. Not to mention, noise and ambient light from an additional house. We bought our lot because the area had large iots and was totally built out. A change like this was not even a consideration. - If this proposal is approved a precedence would be made, and every other lot of two acres or more, not only on Pine Dr and Lilac Lane but also on Whites Chapel may be subdivided. This is more of an issue than just this one proposed change. - There are over twenty-five trees down our lot line that if the initial rendering we were shown at SPIN is built (attachment 4), would be lost to a driveway, which would run directly down our lot line, about 200 feet with no setback required. - Section 8.01K states that flag lots shall not be permitted with a main condition to waive this requirement being, "lots will not have an adverse effect on surrounding properties", which this proposal does not qualify for because of the points being brought forward in this objection. The proposed lot is an interior lot with no direct access to a public street without utilizing an easement. This is counter to Section 8.01A which states this is a requirement and once again opens the door to other properties following this precedence if approved. The proposed rendering would require easements from both 315 and 325 Pine Drive to have access to a public road. (attachment 4) Emergency access to the property is limited, not only by the fact of the Flag Lot aspect but is exasperated by the increase of homes by 50% (2 to 3). This limits not only access but also maneuverability within the property. In fact, the actual direct access to the proposed property/home would most likely be through our property. - Our sewer line runs through an easement down the let line, which too would need to be moved but would be covered if a driveway were built on the easement. Attachments: 1) Copy of map provided by city showing all lots within 200' of proposed lot Page 1 of 6 Case No. ZA21-0098 Attachment D Page 3 2) Copy of map showing tenure in 5outhlake of property owners (8) known to be objecting, ranging from 8 to 30 years. (Avg-19 years) 3) Copy of Objection letter from Dan and Kerry Quinto, who's points we also agree with. 4) Drawing of proposed house location with driveway. Note driveway would require an access easement from both 315 and 325 Pine with no direct access to the public road. Page 2 of 6 Case No. ZA21-0098 Attachment D Page 4 Case No. Attachment D ZA21-0098 Page 5 i j 10 D v b r C�1 0 Case No. Attachment D ZA21-0098 Page 6 Our objection to case # ZA21-0098 is not based solely on the "adverse affect upon surrounding properties" (reference: Section 8.01 K.1c of the Code of Ordinances) that the additional lot would have on our home. However, we do see adverse effects that include the loss of the "openness and rural character of Southlake" (reference: Future Land Use Plan 2025), the added windows overlooking our private backyard and patio, the added noise of mowing and blowing of lawn maintenance, the added cars and garages in our views, the added intrusion of decorative and security lighting, and the loss of trees and green screening surrounding the property. Our objection is based on the failure of the proposed development to comply with the existing regulations governing the creation of new lots within the City. Section 8.01 A says "Every lot shall abut on a public street or a private street." This is not a minor variance due to hardship like adjusting a setback. This is a major departure from the development pattern required by the City creating a lot type specifically prohibited by the subdivision ordinance. Section 1.02.D says, "Buildings, Lots and streets shall be arranged to afford_ ample access to buildings for emergency equipment." An approval of the application without an affirmative indication form the Fire Marshall that the building can be accessed by fire equipment would be premature. Section 8.01K.1c says, "Residential panhandle lots, also known as flag lots, shall not be permitted" The paragraph goes on to define the conditions required to waive the prohibition. One condition is the that "lots will not have an adverse affect upon surrounding properties." As stated above, the lot would have an adverse effect upon our property. Additionally, this proposed lot does not even meet the minimum standards for a flag lot, because it has no panhandle abutting the street. Section 8.01K.2c says, "The length and width of the panhandle section of the lot must Provide for or exceed the minimum emergency access and fire protection standards of the adopted City codes" Further, we are concerned about the creation of a compound of three residences with intertwined yards and driveways and how the development would unwind once the families begin to depart. Sale of the properties may be difficult to sell as typical homes, and may wind up becoming rental units over time. Dan and Kerry Quinto 602 Northwood Trail Southlake, TX Case No. ZA21-0098 Attachment D Page 7 a ky� I v Case No. ZA21-0098 Attachment D Page 8 Southlake Planning and Zoning Meeting Public Comment Form Please print. Return completed form to Commission Secretary prior to start of regular session. Nrolame:'` 0' Address: ZZ% P, r-4 Phone: Y t 7` 32-'1 — 7 ti (em s Date: � l 47 -z— ErI wish to share my views on an Agenda Item: I will speak in SUPPORT of this item 7� I will speak in OPPOSITION of this item I do not wish to speak, but wish to record my SUPPORTI OI Signature: Required Cards will nor he re gad in the record unle.s:s it is• signed Name: _ Address: Phone:_ Date: — "- Southlake Planning and Zoning Meeting Public Comment Form Please print return completed form to Commission Secretaryprior to start of regular session. 5 �'L�olr1 C-L Nyle- I wish to share my views an an Agenda Item: 'C1 t �0-1 r0o L I will speak in SUPPORT of this item Wl� �Io-'f - K'I will speak in QPPOSITIQN of this item I do not wish to speak, but wish to record my SUPPORT OPPOSITION Signature: Required - not he read into the record unless it is signed. Case No. Attachment D ZA21-0098 Page 9 Notification Response Form ZA21-0098: Plat Revision for Lots 11 R1 and 11 R2, O.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out_ Owner: Daniel & Kerry Quinto Address: 602 Northwood Tr City, State, Zip Code: SL, 76092 Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: Our objection to case # ZA21-0098 : Section 8.01 A says "Every lot shall abut on a public street or a private street." This is not a minor variance due to I mi dsi iip like adjusth ig d belback. This is a majoi diepai Me hoin the development pattern iociahed by tile city creating a lot type specifically prohibited by the subdivision ordinance. Section 1.02.D says, "Buildings, Lots and streets shall be arranged to afford ... ample access to buildings for that the building can be accessed by fire equipment would be premature. Section 8.01 K.1 c says, 'Residential panhandle lots, also known as flag lots, shall not be permitted." The paragraph goes on to define the conditions required to waive the prohibition. One condition is the that "lots will not have an adverse effect upon surrounding properties." As stated above, the lot would have an adverse effect upon our property. Additionally, this proposed lot does not even meet the minimum standards for a flag lot, because it has no panhandle abutting the street. Section TO I K,2c says, e 1engiM andi oT the panMandle section of Ine lot must provide Tor or exceeo Me minimum emergency access and fire protection standards of the adopted City codes." Further, we are concerned about the creation of a compound of three residences with intertwined yards and may be difficult to sell as typical ho es, ano may wind up becoming rental units over time. Signature'' Date: 1 oZ Z Additional Signature: Date: Printed Name(s): is a uTU Must be property owner(s). Otherwise contact the Planning Department. One form per property. Phone Number (optional): 8 Ll 70 6 P--L5 S Case No. Attachment D ZA21-0098 Page 10 Southlake Planning and Zoning Meeting Public Comment Form Please Print. Return completed form to Commission Secretary�rior to start of regular session. Nam( Addr( Phon Date: ❑ I wish to share my views on an Agenda Item ;7Qt2. l -- 00 -1 % I wills eak in UPPORT of this item I wills cak in OPPOSITION of this itetn i do not wish to speak, but wish to record my SUPPORT/ OPPOSITION Signature: Cards will not be read into the record unless it is signed. Southlake Planning and Zoning Meeting Public Comment Form Please print Return completed form to Commission Secretary Prior to start of regular session. Dame:WrA Address: ADZ ? )e)K:; K)im> Phone: ��— Date: c3- I wish to share my views on an Agenda Item '■�� 1R I will s eak in SUPPORT of this item f 9 � ��� � I will speak in POSII'ION Pf this item �I 6A ^ k T Signature: "' Required- Cards will not 4 reA into the record unless it is Case No. Attachment D ZA21-0098 Page 11 Notification Response Form ZA21-0098: Plat Revision for Lots 11 R1 and 11 R2, O.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: Owner: S' oo - � A Address: � b � t� or4wo°J 7r 1, City, State, Zip Code: SovA 1A KP -N 7 0 d Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the pro erty so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: -P(eUSc� r24-Pf +o ld4er a44cc�eJ. Signature: Date: I ! 2,2 Additional Signature:Date: ( Z 2 Printed Name(s): -D,� n { C L I/ 5q, fern J L 290 18 Must be property owner(s). Otherwise contact the Planning Department. One form per proy. Phone Number (optional): _%) • V, 7 Case No. Attachment D ZA21-0098 Page 12 City of Southlake Planning & Development Services 1400 Main St, Ste 310 Southlake, TX, 76092 January 5, 2022 To the Department of Planning & Development Services: We are writing in opposition to case # ZA21-0098 and the proposed revision/subdivision of 325 Pine St, which lies adjacent to our home at 606 Northwood TH. We join fellow neighbors also opposed to the revision and have the following three concerns: 1. The proposed development does not comply with existing regulations governing the creation of new lots in Southlake. For example: a. Per Section 8.01 A, "Every lot shall abut on a public street or a private street." The proposed lot type is inconsistent with the subdivision ordinance and overall development patterns set by the city. b. Per Section 1 02.D, "Buildings, lots and streets shall be arranged to afford . ample access to buildings for emergency equipment," and per Section 8.01 K.2c, "The length and width of the panhandle section of the lot must provide for or exceed the minimum emergency access and fire protection standards of the adopted City codes" Without confirmation form the Fire Marshall that the new lot and any added buildings can be easily accessed by emergency services, nearby homes including our own would be at risk in the event of a fire. c. Per Section 8.01 K.1 c, "Residential panhandle lots, also known as flag lots, shall not be permitted." The proposed lot does not appear to meet minimum standards for a flag lot since it has no panhandle abutting the street. 2 Subdivision of the lot will have "adverse effects upon surrounding properties" (Section 8.01 K.1c) and our broader community. For example, division of the lot 1 potential addition of a new building will contribute to the loss of the "openness and rural character" cited in "Future Land Use Plan 2025," including rare open space and mature trees which define the neighborhood. 3 The proposed multi -home, multifamily compound could lead to adverse impact on nearby properties. The prospect of three residences with a common entrance and intertwined yards and driveways would likely be challenging to sell vs. typical single -home lots, potentially leading to the units becoming rental properties over time and diminishing the value of surrounding homes. Thank you for your consideration. Dustin & Christina Sheffield 606 Northwood Trl, Southlake TX 76092 561-789-9693 I Case No. Attachment D ZA21-0098 Page 13 Richard Schell From: Christina Sheffield Sent: Wednesday, January 5, 2022 10:16 PM To: Richard Schell Subject: Opposition to proposed case # ZA21-0098 (325 Pine) Dear Mr. Schell, We are writing in opposition to case # ZA21-0098, the proposed revision/subdivision of 325 Pine St, which lies adjacent to our home at 606 Northwood Trl. We join many fellow neighbors also opposed to the revision and have the following three concerns: 1. The proposed development does not comply with existing regulations governing the creation of new lots in Southlake. For example: a. Per Section 1.02.D, "Buildings, lots and streets shall be arranged to afford... access to buildings for emergency equipment," and per Section 8.01 K.2c, "The length and width of the panhandle section of the lot must provide for or exceed the minimum emergency access and fire protection standards of the adopted City codes." Without confirmation from the Fire Marshall that the new lot and any added buildings can be easily accessed by emergency services, nearby homes including our own would be at risk in the event of a fire. a. Per Section 8.01 A, "Every lot shall abut on a public street or a private street." The proposed lot type is inconsistent with the subdivision ordinance and overall development patterns set by the city. c. Per Section 8.01KAc, "Residential panhandle lots, also known as flag lots, shall not be permitted." The proposed lot does not appear to meet minimum standards for a flag lot since it has no panhandle abutting the street. 2. Subdivision of the lot will have "adverse effects upon surrounding properties" (Section 8.01 K.1 c) and our broader community. For example, division of the lot 1 potential addition of a new building will contribute to the loss of the "openness and rural character" cited in "Future Land Use Plan 2025," including rare open space and mature trees which define the neighborhood. 3. The proposed multi -home, multi -family compound could lead to adverse impact on nearby properties. The prospect of three residences with a common entrance and intertwined yards and driveways would likely be challenging to sell vs. typical single -home lots, potentially leading to the units becoming rental properties over time and diminishing the value of surrounding homes. Thank you for your consideration, Dustin & Christina Sheffield 606 Northwood Trl. Southlake TX 76092 Case No. Attachment D ZA21-0098 Page 14 Notification Response Form ZA21-0098: Plat Revision for Lots 11R1 and 11R2, O.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: Owner: o� ;el LACE` Address:2S" City, State, Zip Code: .S ­i" 41, -TY -7k 01� - - Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of <7opposjedo ' undecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: /"'p f e �l o T I I� E9 l j Ir/ A 4, i S ' J � d� � C ` d r�C . C-Put fP.,/v�. ' �-{ r r h iLo c rr �'Ouse . Iht -�Le l"� avim• 1oQI�� &�r b � 10\,.d_, p.-.' () u d fM (Ar-i G -V L, C, o o vu . 1 4; (' ('Vain lcj r �t In i f I'r r,s na 11L wA 141 i , V , ✓ ' P) ti V/ -C_ N . ka GOO (piY.�?C+ (l�lroltl � ✓ {,J ��v ds � kk can r hys - � .; �' C_1J1(�i ')4 F r � o I� Gr T.P�-�-e� �— �•Sco[ r H -��r�¢ . Signature: \ Date: Additional S g�ature: Date: Printed Name(s): a✓taf -1)"r'C ( Must be property owner(s). Otherwise contact the Planning Department. One form per property. Phone Number (optional): _ P7- q07- m ` q Case No. Attachment D ZA21-0098 Page 15 Notification Response Form ZA21-UU98: Plat Revision for Lots 11 R1 and 11 R2, O.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: Owner: Address: Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southiake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 City, State, Zip Code: v7� ��_ j x 74, o 9 Z- PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of ed to undecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position; S C C O -A1 U l LOLLS- 0,P f2 `( A,)AO E` E A C - E c: ll 'J ra / P- E ©^) 5y B E- cam- ' L , Signature: Q Date: Additional Signature: jjoch Date: I l Printed Name(s): n- /( rt� St/E/) J�-/i/ Must be property owner(s). Otherwise contact the Planning Department. One form per property. Phone Number (optional): -2 / Y � Z Gs ? — 2 0 0 Case No. Attachment D ZA21-0098 Page 16 Notification Response Form ZA21-0098: Plat Revision for Lots 11111 and 11 R2, O.W. Knight No, 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: Owner: S b, Address: n City, State, Zip Code: - �U09Z Direct questions and mail responses to: City of Southlake Planning & Development Services' Notification Response. 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the ewner(s) of the erty so noted above, are hereby in favor of =opposedUndecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: ve-C r o� sue, QiL5_, • U) v_-C e. 0 4) C UOL C n n � 4 4 T Signature: __—Date: ilYl'2d lf�rG,1��30<<`►4ti[� of Additional Signature: (:�)I-CUA-C �v Date: _� �Z. Printed Name(s): Q �, A�- Must be property owner(s), Otherwise contact the Planning Department. One form per property. Phone Number (optional): _ ] Case No. Attachment D ZA21-0098 Page 17 Notification Response Form ZA21-0098: Plat Revision for Lots 11 R1 and 11 R2, O.W. Knight No. B99 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: Owner: Bruno & Flor Longariri Address: 501 Clayton CT City, State, Zip Code. South -lake, TX 76092 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to _und-ecided-aheut_ -------------------- (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: Generally speaking, we are not opposed to the proposed Plat Revision. However, we do have some concerns that we will need the City and Applicant to address prior to approval of the revision, as follows: 1) Construction of a driveway along the property line with Lot 2RZ, Block A, will likely require the removal and loss of a significant number of mature trees along that property line. This could have an adverse effect on our home's character/image, its energy efficiency, and its resale value. What measures are being taken to ensure that those mature trees are protected and preserved? Will there be required / mandatory setbacks for the proposed driveway that will guarantee the protection of those trees? Z) The proposed driveway does not appear to offer sufficient access for fire trucks. In case of a fire, could that inaccessibility result n delays causing said fire to extend to neighboring properties, or will emergency servicesrere access a o roug our property ay on u - e-sac under such seen rid? ignature: Da01/05/2022 te: Additional Signature: F Date: 01/05/2022 Printed Name(s): Bruno and Flor Longarini Must be property owner(s). Otherwise contact the Planning department. One form per property. Phone Number (optional): 512-470-0470 Case No. Attachment D ZA21-0098 Page 18 Notification Response Form ZA21-0098: Plat Revision for Lots 11R1 and 11R2, O.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: Owner: A Ao, kl,) Address City, State, Zip Code- Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of op osp ed to undecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: Signature: Additional Signature: Printed Name(s): —�)es (Doc Ey'l, Must be property owner(s). Otherwise contact Phone Number (optional): Date: ning Department. One form per property. Case No. ZA21-0098 Attachment D Page 19 Our objection to case # ZA21-0098 is not based solely on the "adverse affect upon surrounding properties" (reference: Section 8.01 K.1c of the Code of Ordinances) that the additional lot would have on our home. However, we do see adverse effects that include the loss of the "openness and rural character of Southlake" (reference: Future Land Use Plan 2025), the added windows overlooking our private backyard and patio, the added noise of mowing and blowing of lawn maintenance, the added cars and garages in our views, the added intrusion of decorative and security lighting, and the loss of trees and green screening surrounding the property. Our objection is based on the failure of the proposed development to comply with the existing regulations governing the creation of new lots within the City. Section 9.01 A says "Every lot shall abut on a public street or a private street." This is not a minor variance due to hardship like adjusting a setback. This is a major departure from the development pattern required by the City creating a lot type specifically prohibited by the subdivision ordinance. Section 1.02.❑ says, "Buildings, Lots and streets shall be arranged to afford ... ample access to buildings for emergency equipment." An approval of the application without an affirmative indication form the Fire Marshall that the building can be accessed by fire equipment would be premature. Section 8.01K.1c says, "Residential panhandle lots, also known as flag lots, shall not be permitted" The paragraph goes on to define the conditions required to waive the prohibition. One condition is the that "lots will not have an adverse affect upon surrounding properties." As stated above, the lot would have an adverse effect upon our property. Additionally, this proposed lot does not even meet the minimum standards for a flag lot, because it has no panhandle abutting the street. Section 8.01K.2c says, "The length and width of the panhandle section of the lot must provide for or exceed the minimum emergency access and fire protection standards of the adopted City codes." Further, we are concerned about the creation of a compound of three residences with intertwined yards and driveways and how the development would unwind once the families begin to depart. Sale of the properties may be difficult to sell as typical homes, and may wind up becoming rental units over time. Case No. Attachment D ZA21-0098 Page 20 Notification Response Form ZA21-0098: Plat Revision for Lots 11R1 and 11R2, Q.W. Knight No. 899 Addition Meeting Date: January 6, 2022 at 6:30 PM Fill out: , Owner: �'Yl QSby� --t�-r'Yy T-homes Add 5 �I 0,P I)Yi V P Direct questions and mail responses to -- City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 Fax: (817) 748-8077 City, State, Zip Code:�bbo-ti/l TP I 1- 0 2- PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the coparty so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Plat Revision referenced above. Space for comments regarding your position: 51� �dIyt st'on komcs .yf-� men iV��siO� V aNt D f 5(Afro t Signature: In does no -even r Ct_.SG.b-- 'C� -� S r- a r Additional Signature: Date: Z C l } t'e[J�IAiC1.�4. Printed Name(s): 5 yvl (qC)Md-S cell-, Must be property owner(s). Otherwise contact the Planning Department. One form per property. Phone Number (optional): M—b ? L K>;X) -c5 Date: Case No. Attachment D ZA21-0098 Page 21 Our objection to case # ZA21-0098 is not based solely on the "adverse affect upon surrounding properties" (reference: Section 8.01 K.1c of the Code of Ordinances) that the additional lot would have on our home. However, we do see adverse effects that include the loss of the "openness and rural character of 5outhlake" (reference: Future Land Use Plan 2025), the added windows overlooking our private backyard and patio, the added noise of mowing and blowing of lawn maintenance, the added cars and garages in our views, the added intrusion of decorative and security lighting, and the loss of trees and green screening surrounding the property. Our Objection is based on the failure of the proposed development to comply with the existing regulations governing the creation of new lots within the City. Section 8.01 A says "Every lot shall abut on a public street or a private street." This is not a minor variance due to hardship like adjusting a setback. This is a major departure from the development pattern required by the City creating a lot type specifically prohibited by the subdivision ordinance. Section 1.02,D says, "Buildings, Lots and streets shall be arranged to afford... ample access to buildings for emergency equipment" An approval of the application without an affirmative indication form the Fire Marshall that the building can be accessed by fire equipment would be premature. Section 8.01K.1c says, "Residential panhandle lots, also known as flag lots, shall not be permitted." The paragraph goes on to define the conditions required to waive the prohibition. One condition is the that "lots will not have an adverse affect upon surrounding Properties." As stated above, the lot would have an adverse effect upon our property. Additionally, this proposed lot does not even meet the minimum standards for a flag lot, because it has no panhandle abutting the street. Section 8.01K.2c says, "The length and width of the panhandle section of the lot must provide for or exceed the minimum emergency access and fire protection standards of the adopted City codes" Further, we are concerned about the creation of a compound of three residences with intertwined yards and driveways and how the development would unwind once the families begin to depart. Sale of the properties May be difficult to sell as typical homes, and may wind up becoming rental units over time. Dan and Kerry Quinto 602 Northwood Trail Southlake, TX Case No. Attachment D ZA21-0098 Page 22