Item 8 - PresentationPreliminary Plat for 410 and 414 Shady
Lane
Item 8
ZA25-0058
OWNER: Bikal Dhakal
APPLICANT: Ashim Gajurel
REQUEST: Preliminary Plat on property described as Tracts 5B02C and 5B02D1, Samuel
Freeman Survey, Abstract No. 525, City of Southlake, Tarrant County, Texas
and located at 410 and 414 Shady Lane. The proposal would create 2 single
family residential lots on approximately 2.45 acres.
LOCATION: 410 Shady Lane and 414 Shady Lane
Aerial
Future Land Use
Public/Semi-Public
Low Density
Residential
Office
Commercial
Mixed Use
Retail
Commercial
Mixed Use
Zoning
AG
S-P-2
S-P-1
SF-1A
S-P-1
C3C3
CS
AG
S-P-2
Preliminary Plat
Variance Request
i.Subdivision Ord. No. 483, as amended, Section
8.01.K prohibits panhandle lots, also known as
flag lots. The proposed western lot is configured
as a panhandle lot.
Variance Criteria
Variance Approval Criteria for Subdivision Ordinance No. 483 – Panhandle Lots:
Subdivision Ord. No. 483, as amended, Section 8.01.K prohibits panhandle lots, also known as flag lots.
However, the approving the approving authority may waive this requirement if it finds that one or more of the following condi tions
are satisfied and the requirements of subsection 2 are met:
a. Topographical, environmental preservation or other severe physical constraints prevent conventional subdivision and the
panhandle lot appears to be the best solution to subdivision of lands;
b. The panhandle lot arrangement is a temporary one in which the panhandle will disappear and the ultimate access will be
provided by conventional means; and/or
c. The proposed lot(s) will not have an adverse affect upon surrounding properties.
Additionally, the approving authority shall not consider a waiver of this requirement unless the following conditions must be met:
a. The area and width of the buildable area of the lot must comply with the underlying zoning regulations. The panhandle
portion of the lot is not to be included as part of the required minimum lot area;
b. 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; and
c. The location of the panhandle lot conforms to the City’s Driveway Ordinance, No. 634, as amended.
Variance Response - Applicant
Basis for Waiver Request
1. No Adverse Impact
- The subject property is an existing unplatted lot. The proposed replat into a flag lot configuration will
not create adverse impacts on the surrounding properties.
2. Constraints of Conventional Subdivision
- If subdivided conventionally, the lot would yield two elongated parcels (~110 ft x 450 ft each), which
would only barely satisfy the 100-foot minimum width requirement. This layout would be functionally
inefficient, visually awkward, and inconsistent with the overall planning goals of the area.
3. Best Solution for Site Conditions
- The proposed lot layout offers a balanced and practical subdivision solution, preserving the
neighborhood's character and ensuring an aesthetically pleasing configuration. This satisfies the
intent of Ordinance 483, Section 2.K.1 and 2.K.2.
Based on the above, we believe the proposed subdivision meets the criteria set forth in Ordinance
483, Sections 2.K.1 and 2.K.2, and provides the best subdivision solution for the property with no
adverse impact on surrounding properties.
Drainage Plan
Street View: 410/414 Shady Ln – Looking Southwest
Street View: 410/414 Shady Ln – Looking Northwest
Surrounding Property Owner Responses
For:
Opposed:
Undecided:
Questions?