Item 6F - Staff Report6F
Case No.
ZA24-0032
S T A F F R E P O R T
August 27, 2024
CASE NO: ZA24-0032
PROJECT: Zoning Change and Concept Plan for 303 E. Highland St. EXECUTIVE
SUMMARY: Hema Chapala is requesting approval of a Zoning Change and Concept Plan, on
property described as Tract 1F, William W. Hall Survey Abstract 687, City of
Southlake, Tarrant County, Texas, and located at 303 E. Highland St. Current
Zoning: “AG” Agricultural District. Requested Zoning: “SF20A” Single Family
Residential District. SPIN District #7
DETAILS: This project is located on approximately .99 acres on E. Highland St.
The purpose of this request is to seek approval for a Zoning Change and a
Concept Plan for the purpose of building a larger new residence. The previous
house on this site was demolished.
ACTION NEEDED: 1) Conduct Public Hearing
2) Consider 2nd Reading Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept Plan Review Summary No. 2, dated August 2, 2024
(D) Surrounding Property Owners Map & Responses
(E) Ordinance No. 480-819
PowerPoint Presentation
Plans
STAFF CONTACT: Morgan Barclay (817) 748-8127
Dennis Killough (817) 748-8072
Department of Planning & Development Services
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Case No.
ZA24-0032 Page 1
BACKGROUND INFORMATION
OWNER: Hema Chapala
APPLICANT: Hema Chapala
PROPERTY SITUATION: 303 E. Highland St.
PROPERTY DESCRIPTION: Tract 1F, William W. Hall Survey Abstract 687, City of Southlake, Tarrant
County, Texas.
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “AG” Agricultural District.
PROPOSED ZONING: “SF20A” Single Family Residential District
HISTORY: The property was annexed into the City in 1957.
A residential building permit was issued in January of 1981.
An accessory building permit was issued in August of 2000.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Medium Density
Residential”.
The purpose of the Medium Density Residential land use category is to
promote a neighborhood setting primarily comprised of single-family
detached houses. The Medium Density Residential category is suitable for
any single-family detached residential development. Other suitable
activities are those permitted in the Public Parks/Open Space and
Public/Semi-Public categories.
Mobility & Master Thoroughfare Plan
The property is located along E. Highland St.
E. Highland St. is designated as a 70’ Arterial road.
Pathways Master Plan & Sidewalk Plan
The pathways plan calls for an < 8 sidewalk along this portion of E.
Highland St.
The applicant is proposing a 6’ sidewalk along E. Highland.
UTILITIES: There is an existing 12” water line located along E. Highland St.
There is an existing 6” sewer line located along the southern property line.
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Case No.
ZA24-0032 Page 2
PLANNING AND
ZONING COMMISSION: August 8, 2024, APPROVED (5-0) subject to the Staff Report dated August
2, 2024, and subject to Concept Plan Review Summary No. 2 dated
August 2, 2024, and noting applicant’s willingness to meet with neighbors
concerning the height of the building and drainage.
CITY COUNCIL: August 20, 2024 APPROVED (6-0) subject to Staff Report dated August
13, 2024, and Concept Plan Review Summary No. 2, dated August 2,
2024.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2 dated August 2, 2024.
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Case No. Attachment C
ZA24-0032 Page 1
CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA24-0032 Review No.: Two Date of Review: 08/02/2024
Project Name: Concept Plan – 303 E. Highland St.
APPLICANT: OWNER:
Hema K Chapala Hema K Chapala
817 Calcot Drive 817 Calcot Drive
Coppell, TX 75019 Coppell, TX 75019
Phone: 917.376.4408 Phone: 917.376.4408
Email:drhemakishore@gmail.com Email:drhemakishore@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/03/24 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 MORGAN BARCLAY AT (817) 748-8127.
1. Place the City case number “ZA24-0032" in the lower right corner for ease of reference.
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Case No. Attachment C
ZA24-0032 Page 2
Tree Conservation/Landscape Review
* The proposed tree preservation complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance. All existing trees on the property are proposed to
be preserved.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
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Case No. Attachment C
ZA24-0032 Page 3
Public Works/Engineering Review
GENERAL COMMENTS:
* An engineered signed and sealed drainage plan and grading plan will be required to be
submitted with the building permit for the construction of the new residential home.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
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Case No. Attachment C
ZA24-0032 Page 4
Fire Department Review
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in all residential structures that exceed 6,000
square feet, excluding porches and patios. (Square footage not indicated for residence or remote
garage)
A complete set of plans for the fire sprinkler system shall be submitted to Reed Fire Protection, Green
Tag Engineering or Coker Engineering for review and approval. These plans shall be submitted by a
state licensed contractor. The sprinkler system must be visually inspected by the Fire Marshal’s
Office prior to sheet rock being applied. Also, the builder must call for a fire alarm test and final
inspection to obtain a Certificate of Occupancy.
All fire sprinkler systems shall have an audible notification device on the inside and outside of the
structure, with the exterior device capable of being audible to a neighbor or from the public street
fronting the property.
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the perimeter of
all structures on the property if the square footage requirement does not require them to be sprinkled
with an automatic fire sprinkler system, or access provided within 250 feet of all exterior portions of
the perimeter of all structures if they are protected with an automatic fire sprinkler system. Fire
apparatus access needs to be an all-weather surface, asphalt or concrete, a minimum of 10 feet wide
and able to support the imposed loads of fire apparatus. (A minimum of 85,000 pounds GVW) A
vertical clearance of 14 feet must also be provided.
Lorenzo Chavez
Fire Inspector
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
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Case No. Attachment C
ZA24-0032 Page 5
General Informational Comments
* 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 7/22/2024. 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.
* 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.
* Building permit(s) are required prior to commencement of any work.
* All mechanical equipment must be screened of view from right-of-ways and residential properties .
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Case No. Attachment D
ZA24-0032 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
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Case No. Attachment D
ZA24-0032 Page 2
SPO # Owner Zoning Physical Address Acreage Response
1 METHODIST HOSPITALS OF
DALLAS
SP2 335 E SH 114 1.450277051 NR
2 HANES, ERIC SF20A 221 E HIGHLAND ST 0.451344042 NR
3 CHANDRA, PUNIT SF20A 231 E HIGHLAND ST 0.714237761 NR
4 SILVEROAK LAND DEV CO LLC RPUD 1120 TINA TRL 0.038403361 NR
5 SILVEROAK LAND DEV CO LLC RPUD 1121 TINA TRL 0.005565948 NR
6 AMIN, MITEN RPUD 1116 TINA TRL 0.296023529 NR
7 WOZNIAK, JAMES RPUD 1117 TINA TRL 0.061465254 NR
8 DAVIS, ARLENE RPUD 1112 TINA TRL 0.33110109 NR
9 GAZALA RICHARD EVANS
REVOCABLE
RPUD 1113 TINA TRL 0.068235024 NR
10 BRANCH, ANTHONY RPUD 1109 TINA TRL 0.054456082 NR
11 EJK TRUST RPUD 1108 TINA TRL 0.338672324 NR
12 PARAGON TRUST RPUD 204 MARIE CIR 0.352722775 U*
13 HOME, BRIAN RPUD 208 MARIE CIR 0.365559999 NR
14 BULLOCK, TYLER RPUD 212 MARIE CIR 0.308820518 U*
15 BRACKER FAMILY REV LIV
TRUST
RPUD 1105 TINA TRL 0.00132551 NR
16 SILVEROAK LAND DEV CO LLC RPUD 1100 TINA TRL 0.220494891 NR
17 HAMILTON, JAMES A RPUD 1101 TINA TRL 0.347816244 NR
18 BOWDISH FAMILY TRUST RPUD 232 MARIE CIR 0.352413054 NR
19 CHON, SAMUEL RPUD 228 MARIE CIR 0.36753754 NR
20 BESSE, RICHARD E RPUD 216 MARIE CIR 0.366856113 NR
21 SHENOY, SHIVPRASAD SF20A 211 E HIGHLAND ST 0.698480986 NR
22 SOUTHLAKE CH ASSEMBLY OF
GOD
CS 101 E HIGHLAND ST 6.840691511 NR
1000 LAFAVERS, DORIS AG 303 E HIGHLAND ST 0.991633974 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-Two (22) (Individual Ownerships)
Responses Received within 300’: In Favor: Opposed: Undecided: 2 No Response:
*Spoke at Planning and Zoning Commission public hearing.
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Case No. Attachment E
ZA24-0032 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-819
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN
THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS TRACT 1F, WILLIAM W. HALL SURVEY
ABSTRACT 687, CITY OF SOUTHLAKE, TARRANT COUNTY,
TEXAS, AND LOCATED AT 303 E. HIGHLAND ST, AND MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM
“AG” AGRICULTURAL DISTICT TO “SF20A” SIGNLE FAMILY
RESIDENTIAL DISTRICT, AS DEPICTED ON THE APPROVED
CONCEPT PLAN ATTACHED HERETO AND INCORPORATED
HEREIN AS EXHIBIT “B”, SUBJECT TO THE SPECIFIC
REQUIREMENTS CONTAINED IN THIS ORDINANCE;
CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL
OTHER PORTIONS OF THE ZONING ORDINANCE;
DETERMINING THAT THE PUBLIC INTEREST, MORALS AND
GENERAL WELFARE DEMAND THE ZONING CHANGES AND
AMENDMENTS HEREIN MADE; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter
9 of the Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and
to amend said ordinance and map for the purpose of promoting the public health, safety, morals
and general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as “SF30” Single Family
Residential District under the City’s Comprehensive Zoning Ordinance; and,
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Case No. Attachment E
ZA24-0032 Page 2
WHEREAS, a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and,
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by
the City Council did consider the following factors in making a determination as to whether these
changes should be granted or denied: safety of the motoring public and the pedestrians using the
facilities in the area immediately surrounding the sites; safety from fire hazards and damages;
noise producing elements and glare of the vehicular and stationary lights and effect of such lights
on established character of the neighborhood; location, lighting and types of signs and relation of
signs to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the immediate
neighborhood; adequacy of parking as determined by requirements of this ordinance for off-
street parking facilities; location of ingress and egress points for parking and off-street loading
spaces, and protection of public health by surfacing on all parking areas to control dust; effect on
the promotion of health ad the general welfare; effect on light and air; effect on the over-crowding
of the land; effect on the concentration of population, and effect on transportation, water,
sewerage, schools, parks and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and the
view to conserve the value of the buildings, and encourage the most appropriate use of the land
throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public interest
clearly requires the amendments, and that the zoning changes do not unreasonably invade the
rights of those who bought or improved property with reference to the classification which existed
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Case No. Attachment E
ZA24-0032 Page 3
at the time their original investment was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in
zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other
dangers, promotes the health and the general welfare, provides adequate light and air, prevents
the over-crowding of land, avoids undue concentration of population, and facilitates the adequate
provision of transportation, water, sewerage, schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is
a necessity and need for the changes in zoning and has also found and determined that there
has been a change in the conditions of the property surrounding and in close proximity to the
tract or tracts of land requested for a change since the tract or tracts of land were originally
classified and therefore feels that the respective changes in zoning classification for the tract or
tracts of land are needed, are called for, and are in the best interest of the public at large, the
citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare
of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is
hereby amended so that the permitted uses in the hereinafter described areas be altered,
changed and amended as shown and described below:
Being described as Tract 1F, William W Survey Abstract 687, City of Southlake,
Tarrant County, Texas, and located at 303 E. Highland St. and more fully and
completely described in Exhibit “A” from “AG” Agricultural District to “SF20A”
Single Family Residential District as depicted on the approved Site Plan attached
hereto and incorporated herein as Exhibit “B”, and subject to the following
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Case No. Attachment E
ZA24-0032 Page 4
conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall
be subject to all the applicable regulations contained in said Zoning Ordinance and all other
applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections,
subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance
are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety, morals
and the general welfare of the community. They have been designed, with respect to both
present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to
lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding of
land; to avoid undue concentration of population; and to facilitate the adequate provision of
transportation, water, sewerage, drainage and surface water, parks and other commercial needs
and development of the community. They have been made after a full and complete hearing with
reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and
encouraging the most appropriate use of land throughout the community.
SECTION 5.
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Case No. Attachment E
ZA24-0032 Page 5
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in
those instances where provisions of those ordinances are in direct conflict with the provisions of
this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that
if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall
be declared to be invalid, the same shall not affect the validity of the zoning of the balance of
said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such
accrued violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted
until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance in its entirety on the City website together with a notice setting out the time and place
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Case No. Attachment E
ZA24-0032 Page 6
for a public hearing thereon at least ten (10) days before the second reading of this ordinance,
and it this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation
of any of its provisions, then the City Secretary shall additionally publish this ordinance in the
official City newspaper one time within ten (10) days after passage of this ordinance, as required
by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 20 day of August, 2024.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _____ day of _______, 2024.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
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Case No. Attachment E
ZA24-0032 Page 7
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________
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Case No. Attachment E
ZA24-0032 Page 8
EXHIBIT “A”
Being described Tract 1F, William W. Hall Survey, Abstract 687, City of Southlake, Tarrant
County, Texas, and located at 303 E. Highland St.
Metes and Bounds Description
EXHIBIT “B”
Reserved for approved Concept Plan