Item 8 - Staff ReportCase No.
ZA25-0058
S T A F F R E P O R T
September 12, 2025
CASE NO: ZA25-0058
PROJECT: Preliminary Plat – 410 and 414 Shady Lane
EXECUTIVE
SUMMARY: Ashim Gajurel is requesting approval of a 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.
Current Zoning: “SF-1A” Single Family Residential District. SPIN Neighborhood
#4.
DETAILS: These properties are located on approximately 2.45 acres on the west side of
Shady Ln., just north of S.H. 114 and east of N. Kimball Ave. The purpose of this
request is to seek approval for a preliminary plat for two residential lots on
approximately 2.45 acres. Lot 1 will be approximately 1.07 acres and Lot 2 will
be approximately 1.2 acres. This request is consistent with the current zoning
“SF1-A” Single Family Residential District and Future Land Use of Low Density
Residential.
VARIANCE
REQUESTED:
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.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Preliminary Plat
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated September 12, 2025
(D) Surrounding Property Owners Map & Responses
STAFF CONTACT: Ryan Firestone (817) 748-8127
Jenny Crosby (817) 748-8195
Department of Planning & Development Services
Item 8
Case No.
ZA25-0058 Page 2
BACKGROUND INFORMATION
OWNER: Bikal Dhakal
APPLICANT: Ashim Gajurel
PROPERTY SITUATION: 410 Shady Lane
LEGAL DESCRIPTION: Lots 5B02C & 5B02D1, Samuel Freeman Survey A 525
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential
HISTORY: - The property was annexed in 1956.
- August 27, 1997; An accessory building permit was approved for a 16’ x
22’ loafing shed for 410 Shady Lane.
- February 25, 2008; A septic to sewer permit was issued for the 410
Shady Lane.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Low Density Residential”.
Low Density Residential Purpose and Definition: 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. 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.
TRANSPORTATION
ASSESSMENT: The property is accessed by Shady Lane. which is designated as a 2-lane
local street.
UTILITIES: An existing 8-inch water line and 10-inch sewer line runs along Shady Ln.
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated September 12, 2025.
Case No.
ZA25-0058 Page 3
Case No.
ZA25-0058 Page 4
PRELIMINARY PLAT REVIEW SUMMARY
Case No.: ZA25-0058 Review No.: One Date of Review: 09/12/2025
Project Name: Preliminary Plat -_410 and 414 Shady Lane
APPLICANT: SURVEYOR/ENGINEER:
Ashim Gajurel Bikal Dhakal
Griha Designs & Engineering
1342 Old Barn Lane 808 Mallard St
Phone: 737-206-9472 Phone: 214-604-3525
Email: ashim@grihadesigns.com Email: bikal1985@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
8/21/2025 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
Ryan Firestone AT (817) 748-8127.
Planner: Ryan Firestone
Title: Planning Technician
Phone: 817-748-8281
Email: rfirestone@ci.southlake.tx.us
The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.01,
3.02, & 8.01
1. Place the City case number ZA25-0058" in the lower right-hand corner of the plat.
2. Revise the title block as follows: (Preliminary Plat, subdivision name, city, county and state,
survey name & abstract number, total gross acreage, number of lots, date of preparation)
3. Provide the name & address for the record owner(s) & subdivider (if different) surveyor and
engineer.
4. In addition to other references, the POB must be tied to a survey corner or previously filed
subdivision corner.
5. The following changes are needed with regard to adjacent properties within 200' to include
properties across any adjacent R.O.W.:
a. Show and label the name of the record owner & corresponding deed record for all
adjacent unplatted tracts including those across Shady Lane.
b. Show and label the lot lines as dashed, lot & block numbers, street names, and existing
easements, and subdivision name and plat record for all adjacent platted properties
including those across Shady Lane.
Case No.
ZA25-0058 Page 5
c. Label existing zoning and Land Use Designation (LUD = ) on all adjacent properties,
preliminary plats only.
6. Show and label all structures to remain or be removed. Confirm that any existing structures are
adequately off-set per zoning district setback regulations from the proposed lot lines.
7. Show and label the existing R.O.W. with dimensions from the boundary corners of these tracts
and proposed lots to the centerline and opposite right-of-way boundary.
8. Sidewalks incompliance with the Subdivision Ord. No. 483, as amended, Section 5.06 must be
provided with home construction.
9. The following changes are needed regarding the proposed lotting:
a. Residential panhandle lots, also known as flag lots, shall not be permitted. Justification
must be provided as noted below. (As amended by Subdivision Ord. No. 483, as
amended, Section 8.01K)
1. However, the approving authority may waive this requirement if it finds that one or
more of the following conditions are satisfied and the requirements of subsection 2 are
met:
2. 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;
3. 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
4. The proposed lot(s) will not have an adverse affect upon surrounding properties.
10. Provide a quantitative land use schedule in accordance with the following format:
Quantitative Land Use Schedule
Phase
Existing
Land
Use
Existing
Zoning
Propose
d Zoning
Number
of Units
Gross/
Net
Acreage
Density-DU
/Gross & Net
Acreage
Open
Space
Area / %
Case No. Attachment A
ZA25-0058 Page 1
.
_________________________________________________________________________________
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. A Tree Conservation Plan is required to be submitted with the submittal of a Preliminary Plat.
Please submit the required Tree Conservation Plan.
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 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 Minimum percentage of the
Case No. Attachment A
ZA25-0058 Page 2
the entire site 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 d o
not conflict with existing trees intended to be preserved.
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
_________________________________________________________________________________
Public Works/Engineering Review
GENERAL COMMENTS:
1. Ensure that the proposed driveway locations for each lot complies with the driveway ordinance
for separation distance.
* The following note should be added to the plat: Utility Easements shall have no permanent
structures, other than fences, as defined in the Subdivision Ordinance.
* A 5’ utility easement is required along the rear and side lot lines, as per the Subdivision
Ordinance.
Sandy Endy, P.E., CFM
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
_________________________________________________________________________________
__
Fire Department Review
GENERAL COMMENTS:
Case No. Attachment A
ZA25-0058 Page 3
1. No comments based on submitted information.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: lchavez@ci.southlake.tx.us
============= The following should be informational comments only ====================
* 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 should be executed on subsequent Plats to be filed in the County
Plat Records.
* 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 developments must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
* 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.
* A final plat must be approved by the Planning and Zoning Commission and filed in the County
plat records prior to any lot conveyance or issuance of a building permit.
* Final Plats will require lien holder approval if any, shown below:
_____________________________________________________________________________
Lien Holder Acknowledgment
STATE OF _______________________
COUNTY OF______________________
Whereas _________________________________acting by and through the undersigned, its duly
authorized agent, is (are) the lien holder(s) of the property described hereon, does (do) hereby ratify all
dedications and provisions of this plat as shown.
__________________________
Authorized Agent Name
___________________________
Title
Case No. Attachment A
ZA25-0058 Page 4
___________________________
Lienholder
STATE OF ______________________________
COUNTY OF ____________________________
BEFORE ME, the undersigned authority, on this day personally appeared
_________________________________________known to me to be the person(s) whose name(s)
is(are) subscribed to the above and foregoing instrument, and acknowledged to me that (he/she/they)
executed the same for the purposes and consideration expressed and in the capacity therein stated and
as the act and deed of said ___________________________________
GIVEN UNDER MY HAND AND SEAL OF OFFICE on this the day of
, 20 .
Seal Notary Public
Commission expires:
* Denotes Informational Comment
Case No. Attachment D
ZA25-0058 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO
#
Owner Zoning Physical Address Acreage Response
1 KIM, ODES SF1-A 420 SHADY LN 0.97 NR
2 ROGERS, JANET E SF1-A 425 SHADY LN 0.15 NR
3 HAGAR, STEPHEN T AG 479 N KIMBALL
AVE
0.69 NR
4 CLARY, HELEN SF1-A 415 SHADY LN 0.17 NR
5 GUILER CAROL AND
GILBERT REVOC
SF1-A 405 SHADY LN 0.09 NR
6 CF 678 TRUST SF1-A 328 SHADY LN 0.96 NR
7 CF 678 TRUST AG 411 N KIMBALL
AVE
0.18 NR
8 2300 E SH 114 LP C3 2300 E SH 114 2.13 NR
9 2354 KIMBALL LLC SP1 2360 E SH 114 1.45 NR
10 OURONE LLC AG 501 N KIMBALL
AVE
3.40 NR
11 BARBARIA,
DHIRAJLAL
SF1-A 435 SHADY LN 1.88 NR
12 MALONEY, RANDY C SF1-A 426 SHADY LN 1.94 NR
13 BONOLA FAMILY
LTD PRTNSHP
C3 2534 E SH 114 5.75 NR
Case No. Attachment D
ZA25-0058 Page 2
14 SUPERINTENDENT
OF CARROLL ISD
NR
15 SUPERINTENDENT
OF GRAPEVINE
COLLEYVILLE ISD
NR
16 SUPERINTENDENT
OF NORTHWEST ISD
NR
17 SUPERINTENDENT
OF KELLER ISD
NR
1000 DHAKAL, BIKAL SF1-A 410 SHADY LN 1.69
1001 DHAKAL, BIKAL SF1-A 414 SHADY LN 0.51
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Seventeen (17)
Responses Received within 300’: None