Item 10 - Staff ReportCase No.
ZA24-0070
S T A F F R E P O R T
August 16, 2024
CASE NO: ZA24-0070
PROJECT: Plat Revision for Lot 8 Block B, Briarwood Phase I
EXECUTIVE
SUMMARY: Traverse Land Surveying, on behalf of Harshadbhai and Daxaben Patel, is
requesting approval of a Plat Revision, on property described at Lot 8, Block B,
Briarwood Estates, Ph I, located at 425 Briarwood Drive. Current Zoning: “MF-
1” Two Family Residential District. SPIN District #4
DETAILS: The purpose of this request is to seek approval of a Plat Revision to subdivide
the property into two residential lots.
VARIANCE
REQUESTED: A variance is requested to Subdivision Ordinance No. 483, as amended,
Section 5.06.B requiring a minimum 5’ sidewalk along street.
ACTION NEEDED: Conduct a Public Hearing
Consider the Plat Revision
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Revision Review Summary No. 2 dated November 15, 2024.
(D) Surrounding Property Owners Map & Responses
Presentation
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Wayne Powell (817) 748-8281
Case No. Attachment B
ZA24-0070 Page 1
BACKGROUND INFORMATION
OWNER: Harshadbhai and Daxaben Patel
PROPERTY SITUATION: 425 Briarwood Drive.
LEGAL DESCRIPTION: Lot 8, Block B, Briarwood Estates, Ph I
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “MF-1” Two Family Residential District
HISTORY: The properties were annexed by Ordinance No. 17 in 1956.
Zoning to A-6 two family residential was approved February 19, 1980.
A Final Plat was approved August 19, 1980.
“MF-1” two family residential zoning district was approved with the
adoption of Zoning Ordinance No. 480 and the official zoning map
September 19, 1989.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is Mixed Use.
Purpose: To provide an option for large‐scale, master‐planned, mixed
use developments that combine land uses such as office facilities,
shopping, dining, parks, and residential uses.
Definition: The range of activities permitted, the diverse natural
features, and the varying proximity to thoroughfares of areas in the
Mixed Use category necessitates comprehensively planned and
coordinated development. New development must be compatible with
and not intrusive to existing development. Further, special attention
should be placed on the design and transition between different uses.
Typically, the Mixed Use designation is intended for medium‐ to higher‐
intensity office buildings, hotels, commercial activities, retail centers, and
residential uses. Nuisance‐free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed
to be compatible with adjacent uses. Other suitable activities are those
permitted in the Public Parks/Open Space, Public/Semi‐Public, Low
Density Residential, Medium Density Residential, Retail Commercial,
and Office Commercial categories previously discussed.
Pathways Master Plan & Sidewalk Plan
A minimum 5’ wide sidewalk is required along the frontage of each lot
with home construction.
Case No. Attachment B
ZA24-0070 Page 2
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The property is located on Briarwood Drive which is a 60’ local street
with a “rural” cross-section with no curbs or gutters. The street directly
accesses E. SH 114 west bound frontage road. Brirwood Drive connects
with Cherry Lane to the north that also access the west bound SH114
frontage road.
STAFF COMMENTS: Attached is Plat Revision Review Summary No. 2 dated August 7, 2024.
Case No. Attachment C
ZA24-0070 Page 0
Case No.
ZA24-0070 Page 1
PLAT REVIEW SUMMARY
Case No.: ZA24-0070 Review No.: Two Date of Review: 11/15/2024
Project Name: Plat Revision for Lot 8 Block B, Briarwood Phase I, 425 Briarwood Drive
OWNER: SURVEYOR/ENGINEER:
Harshadbhai and Daxaben Patel Chase Carrick
Traverse Land Surveying
Phone: 940-453-8189
Email: CCarrick@traverseLandSurveying.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/07/2024 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 DENNIS KILLOUGH AT 817-748-8072.
The following changes are needed in accordance with the Subdivision Ordinance, as amended, Sections
3.01, 3.03, 3.04 & 8.01.
1. Change the plat title to include the following: “Plat Revision Lots 8R1 and 8R2, Block B, Brairwood
Estates Phase I, being a revision of all….”
2. Change the dedication statement to include “…do hereby adopt this designating the hereinabove
described property as Lots 8R1 and 8R2, Block B, Briarwood Estates Phase I….”
3. All lots must conform with the underlying zoning district regulations of the Zoning Ordinance No.
480, as amended. The following apply:
a. The new lot boundary cannot create a non-conforming condition, such as but not
limited to, structure crossing a lot boundary, encroaching into a minimum yard area
(building setback). The existing structure must be razed from the property prior to
recordation of this plat.
b. The minimum front yard requirement per the underlying “MF-1” zoning is 40’. Correct
the front building line to 40’. Side and rear yards are not required to be shown on the
plat and can be removed. However, be aware that the minimum side yard in 20’ and
the minimum rear yard is 40’. The City’s zoning regulations would not relieve any
obligation under the deed restrictions if the deed restrictions are more restrictive than
the zoning regulations.
4. Include the avigation easement and release per the appendix of the Subdivision Ordinance
https://www.cityofsouthlake.com/307/Ordinances, and must be executed prior to recordation.
5. A minimum 5’ wide sidewalk must be constructed in accordance Section 5.06 with construction of
new home(s).
Case No. Attachment C
ZA24-0070 Page 1
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. Please submit a Tree Conservation Plan which complies with the Tree Conservation Plan
submittal requirements and existing tree cover preservation requirements of the Tree
Preservation Ordinance 585-E.
Information required for Tree Conservation Plan:
i. Identification of Critical Environmental Features of the site:
A. All individually protected trees
B. Existing streams, drainage creeks, ponds, and other water bodies (if any)
ii. Tree Survey or alternative to a tree survey
iii. 2-foot contour map of the site
iv. Protected trees within the tree preservation area including tree size and type
v. Critical Root Zones of groups of trees
vi. Critical Root Zones for individual trees required for site plans only
vii. Boundaries of any tree preservation areas as identified in the ERP Map
viii. Identification of areas of environmental constraints not suitable for development
ix. Identification of areas of minimal environmental constraints that are suitable for
development
x. Areas of encroachment into Critical Environmental Features identified on the site
xi. Clear delineation, for each protected tree, of whether the tree will be preserved
after the proposed development is constructed, altered due to proposed
improvements, or could potentially be saved based upon site specific conditions
xii. Stream/Creek buffers, if any
xiii. Detailed site plan of all proposed improvements. (All proposed improvements shall
be required to be shown only at the site plan stage for all development. Preliminary
plats shall, however, show building setbacks and general location of buildings and
infrastructure.)
xiv. Setbacks, building lines, and buffer yards
xv. The names, addresses and telephone numbers of those persons or entities who own
the property and those persons or entities filing the application
xvi. Such additional information as the Administrative Official may reasonably require
given the particular characteristics of the property.
2. Please provide the existing tree cover calculations on the Tree Conservation Plan. The existing
tree cover calculations consist of the total percentage of existing tree cover on the property,
the total percentage of existing tree cover proposed to be removed, and the total percentage
of existing tree cover proposed 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
Case No. Attachment C
ZA24-0070 Page 2
at the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the entire
site
Minimum percentage of the existing tree
cover to be preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights -of-way
as approved by City Council.
* 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:
1. Please provide the required 5’ – A type bufferards and associated plantings along the east, west,
and south property lines, and a 10’ – F1 type bufferyard along the north property line. For all
bufferyard requirement for the property please reference Section 42 – Bufferyards within the
City of Southlake Zoning Ordinance.
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
Case No. Attachment C
ZA24-0070 Page 3
Public Works/Engineering Review
GENERAL COMMENTS:
* Please be aware that the minimum driveway culvert size is 18” RCP.
Sandy Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA24-0070 Page 4
Fire Department Review
No Comments
Lorenzo Chavez
Fire Inspector
Phone: (817) 748-8233
E-mail: LChavez@ci.southlake.tx.us
Case No. Attachment C
ZA24-0070 Page 5
============= The following should be informational comments only ====================
* Please submit a revised pdf "check print" prior to submitting the blackline mylar and paper copy
with original signatures.
* 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.
* For Tarrant County filing, original signatures and seals will be required on one 24” x 36”
blackline paper copy prior to filing the plat. The copies will not be accepted if any erasures or
original ink, other than signatures or seals, appear on the plat. The paper copy must have a
minimum ½ inch space between the paper edge and border.
* 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.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* It appears this property lies within the 65 'LDN D/FW Regional Airport Overlay Zone, requiring
construction standards in compliance with the Airport Compatible Land Use Zoning Ordinance
No. 479. Additionally, the Avigation Easement and Release shown in Appendix 3 of the
Subdivision Ordinance No. 483 must be executed on the plat to be filed in the County Plat
Records.
* These lots must be connected to public sanitary sewer as part on any building permit.
* The applicant should be aware that prior to issuance of a building permit, all required fees must
be paid. This will include but not be limited to the following fees: Park Dedication Fee, Roadway
Impact Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Case No. Attachment D
ZA24-0070 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twelve (12)
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.
Responses received within the notification area: None (0)
SPO #Owner Zoning Physical Address Acreage Response
1 EJLAD INVESTMENTS LLC MF1 450 CHERRY LN 0.242343571 NR
2 TOWRY, JOHN EARL SF1-A 475 BRIARWOOD DR 0.512378872 NR
3 POKHREL, SUBARNA SF1-A 450 BRIARWOOD DR 0.096444961 NR
4 CLTH AND AR ASSOCIATES INC MF1 440 CHERRY LN 0.288296066 NR
5 BRIARWOOD TOWNHOMES LP MF1 420 BRIARWOOD DR 0.10557274 NR
6 BTH & RA ASSOCIATES INC MF1 400 BRIARWOOD DR 0.119459577 NR
7 CLTH AND AR ASSOCIATES INC MF1 430 CHERRY LN 0.265265312 NR
8 LR SOUTHLAKE PARTNERS LP SP1 1980 E SH 114 0.516659947 NR
9 MC PROPERTIES INC SP1 1940 E SH 114 0.005679612 NR
10 C & L PARTNERSHIP LTD C2 2000 E SH 114 0.025612376 NR
11 POKHREL, RAMESH K SF1-A 500 BRIARWOOD DR 1.06948079 NR
1000 PATEL, HARSHADBHAI MF1 425 BRIARWOOD DR 1.029478485 U
Case No. Attachment D
ZA24-0070 Page 2
Responses Received:
None as of 11/15/2024