Item 4E - Staff ReportCITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
February 23, 2026
CASE NO: ZA26-0002
PROJECT: Plat Showing — Lots 24 and 25, S. Freeman No. 525 Addition
EXECUTIVE
Item 4E
SUMMARY: Ashim Gajurel is requesting approval of a Plat Showing for Lots 24 and 25, S.
Freeman No. 525 Addition, on property described as Tracts 51302C 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-1 A" Single
Family Residential District. SPIN Neighborhood #4.
DETAILS: These properties are located on approximately 2.45 acres on the west side of
Shady Lane, just north of S.H. 114 and east of N. Kimball Ave. The purpose of
this request is to seek approval for a plat showing for two residential lots on
approximately 2.45 acres. Lot 1 will be approximately 1.14 acres and Lot 2 will
be approximately 1.14 acres. This request is consistent with the current zoning
"SF1-A" Single Family Residential District and the future land use of "Low Density
Residential".
VARIANCES
REQUESTED: Subdivision Ord. No. 483, as amended, Section 5.06 requires a 5-foot sidewalk
along the street frontage. The applicant is requesting relief from this requirement.
ACTION NEEDED: 1) Consider Approval of a Plat Showing
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Showing Review Summary No. 1, dated January 30, 2026
STAFF CONTACT:
Ryan Firestone (817) 748-8127
Jennifer Crosby (817) 748-8195
Case No.
ZA26-0002
BACKGROUND INFORMATION
OWNER: Bikal Dhakal
APPLICANT: Ashim Gajurel
PROPERTY SITUATION: 410 and 414 Shady Lane
LEGAL DESCRIPTION: Lots 51302C & 5B02D1, Samuel Freeman Survey A 525
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF-1X 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.
- On October 21, 2025, the City Council denied a Preliminary Plat, which
included a flag lot, 6-0. (ZA25-0058)
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: The site is served by an 8-inch water line and a 10-inch sanitary sewer line
along the Shady Lane frontage.
DRAINAGE: The property drains from the southeast to the northwest and is proposed to
follow the existing drainage path.
Case No.
ZA26-0002
PLANNING AND
ZONING COMMISSION:
STAFF COMMENTS
Case No.
ZA26-0002
February 5, 2026; Approved: (5-0) subject to the Staff Report dated January
30, 2026 and the Plat Review Summary No. 1 dated January 30, 2026, with
the stipulation that the right of way for the 5-foot required sidewalk will be
reserved for future use.
Attached is Plat Review Summary No. 1, dated January 30, 2026.
Vicinity Map
410 & 414 Shady Lane
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ZA26-0002
Case No.
ZA26-0002
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Case No.: ZA26-0002
PLAT REVIEW SUMMARY
Review No.: One
Project Name: Plat Showing - 410 and 414 Shady Lane
Date of Review: 01/30/2026
APPLICANT: SURVEYOR/ENGINEER:
Ashim Gajurel Bikal Dhakal
Griha Designs & Engineering
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/08/2026 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.
The following changes are needed according to the Subdivision Ordinance, as amended, Sections 3.03 &
3.04:
Place the City case number "ZA26-0002" in the lower right-hand corner of the plat.
2. Change the sheet size to 24" x 36".
3. Include a vicinity map.
4. A Plat Showing of four or fewer lots shall bear the name of the original survey and abstract
number in which said property is located as an Addition.
Revise the title block as follows:
Case No.
ZA26-0002
PLAT SHOWING
LOT 24 AND LOT 25
S. FREEMAN NO. 525 ADDITION
BEING A 2.45 ACRE TRACT OF LAND
OUT OF THE
FREEMAN, SAMUEL SURVEY, ABSTRACT NO. 525
CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS
(DATE OF PREPARATION / # OF LOTS)
a. Provide or revise the courthouse filing note as follows and place above the title block:
"Filed as Instrument #
, Date
b. Correct the labels to "City of Southlake" and "Tarrant County" where applicable.
5. Provide the standard approval block on the plat per appendix 9.
a. APPROVED BY THE CITY OF SOUTHLAKE
Planning & Zoning Commission:
Date:
P & Z Chairman:
P & Z Secretary:
City Council:
Date:
Mayor:
City Secretary:
6. Provide the name & address for the record owner(s) & subdivider (if different) and the name,
address, and phone of the surveyor. Note volume and page of deed record ownership.
7. Provide the Standard Owner's Certificate, Metes & Bounds description and dedication per the
appendices of the Subdivision Ordinance No. 483, as amended.
8. The following changes are needed with regard to the legal description: The following changes
are needed with regard to the legal description:
a. The POB must be tied to a survey corner or previously filed subdivision corner.
b. Show and label all property corners as to type and size of monuments and whether
found or set.
9. The following changes are needed in the "owner's" dedication and notary:
a. Revise the owner's dedication and notary to conform to the standard format as shown
in Appendix 1 (Individuals) or 2 (Corporations, partnerships, etc.). We recommend that
a separate dedicatory preamble and date be provided for each of the owners due to
the unlikelihood that all members will sign the dedication on the same day.
10. Add a lienholder statement and signature block with notary to the plat. If there is/are no
lienholder(s) then add a statement to this effect.
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
Case No.
ZA26-0002
Title
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:
11. Revise the surveyor's certification to conform with the standard format as shown in Appendix 5.
SURVE' OR'S CERT ICATIO (on dw face of ag firedl plans, plea rcv4iaw, plat cgs.
or amendedp1ws)
THIS is w certify that I. , a Rcgi w"d NafessionW Lam Surveyor of the
State of Tem, having p1med ihe above subdivision fFom a aenml sm-vey ou die ground; and that
all jog cwms. and &nee points, and pairtts of curve shall be properly marked on the ground, and
that this plat oa=tly represents thm survey made by me or under my dulon oz and $upohnnm0n.
Seer!
TYPW rr23nC
12. 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 (volume &
page) for all unplatted tracts within 200 feet of this property.
13. Add the following notes to the face of the plat:
a. Selling a portion of any lot within this addition by metes and bounds is a violation of
state law and city ordinance and is subject to fines and withholding of utilities and
building permits.
Case No.
ZA26-0002
b. The City of Southlake reserves the right to require minimum finish floor elevations on
any lot contained within this addition. The minimum elevations shown are based on
the most current information available at the time the plat is filed and may be subject
to change. Additional lots, other than those shown, may also be subject to minimum
finish floor criteria.
C. Provide the "Avigation Easement and Release " per Appendix 3 on the face of the
plat. This must be executed by all owners prior to filing this plat in the County records.
d. Compliance with the provisions of the City's Storm Drainage Policy does not relieve a
person of the responsibility of complying with all other applicable laws, including, but
not limited to, Section 11.086, Texas Water Code.
14. The following changes are needed with regard to easements:
a. Provide easement as required by engineering review of drainage and utility plans for
water, sewer and storm water.
b. Show and label the type, size and deed record of all existing easements on the
property.
c. Where adjacent property is unplatted or platted showing a 5' U.E., provide a 5' U.E.
along the property line; if adjacent property is platted and shows no easement, provide
a 10' U.E. along the interior of the property line.
d. Provide dimensional ties along lot lines to all easements.
e. Show via dotted lines any easements previously abandoned and label with deed record
of abandonment.
15. Show and label the existing R.O.W. with dimensions.
a. Label the existing R.O.W (Shady Lane)
16. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan. A variance has been requested.
17. Remove contours, building outlines, side yard building setback lines, drainage arrows, and the
fence identifiers from the plat.
18. Please change the property outline from blue to black.
19. Per Section 8.01 J of the Subdivision Ordinance No. 483, as amended, requires that all lots within
the City must comply with the City Zoning Ordinance. The proposed boundary line cannot cross
though an existing building. As such the existing structures must be removed or brought into
compliance with the City of Southlake Zoning Ordinance prior to recording of the plat in the
County Plat records.
Case No.
ZA26-0002
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
Please submit the required Tree Conservation Plan with the submitted Plat Showing.
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. 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 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 % - 800YO'
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.
* Indicates informational comment.
# Indicates required items comment.
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin(ci)-ci.southlake.tx.us
Public Works/Engineering Review
GENERAL COMMENTS:
1. The private drainage easement along the north side of Tract 1 is no longer required since drainage from
Tract 2 is now being routed toward the rear of the lot and the private drainage easement on the west side
of Tract 1.
2. Update the 5' D&UE to be a 5' UE along the south side of Tract 2.
3. A 5' UE is required along the north side of Tract 1 and the rear of Tracts 1 and 2.
Sandy Endy, P.E., CFM
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy(cD-ci.south lake.tx.us
Fire Department Review
GENERAL COMMENTS:
1. No comments based on submitted information.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez(a)-ci.south lake.tx.us
The following are informational comments=====_________________________
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.
All developments must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
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.
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.
Please submit a revised pdf "check print" prior to submitting the final paper copy with original
signatures.
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 copy 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'/2 inch space between the paper edge and border.
Denotes Informational Comment