Item 6I Presentation
Temporary Construction Facilities for the Garden District Brownstones and the Parkview Residences Specific Use Permit
Item ZA17-081
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ZA17-081
Applicant: Cooper and Company and on behalf of Brownstones at Town Square, L.P.
Request: Approval of a Specific Use Permit for to allow up to seven (7) construction trailers for
the general contractor and sub-contractors of the Parkview Residences and one (1) construction trailer for the general contractor of the Garden District Brownstones for a two (2) year
period ending November 7, 2019.
Location: 351 Central Avenue
Cooper and Company and on behalf of Brownstones at Town Square, L.P. is requesting approval of a Specific Use Permit for to allow up to seven (7) construction trailers for the general
contractor and sub-contractors of the Parkview Residences and one (1) construction trailer for the general contractor of the Garden District Brownstones for a two (2) year period ending
November 7, 2019. The site is located at 351 Central Avenue.
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The land use is Town Center.
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The current zoning is “DT” Downtown District.
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Aerial View
Existing Rendition Homes Construction Trailer
Proposed Parkview Residences
Construction Trailers
This aerial shows the proposed location of the existing and proposed construction trailers within Southlake Town Square.
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Brownstones Site Plan
Parkview
Residences
Garden District
Brownstones
Park
Sales Trailer
Proposed Construction Trailer Area
Existing Brownstone
Construction Trailer
This is the site plan noting the Parkview Residences and Garden District Brownstones. The location of the existing sales trailer and Brownstones construction trailer on shown on the
site plan. The proposed Parkview Residences construction trailers are located between the two existing trailers.
The sales trailer was approved under ZA14-011 for a 5 year period expiring
on March 31, 2019. 1624 sq ft (28’ x 58’)
A construction trailer permit was issued on March 11, 2015 with an expiration date of March 11, 2017.
November 19, 2013; (ZA13-011) A revised
Concept Plan for the Garden District and Brownstones Phase C to allow construction of 60 Garden District Residences and 33 Brownstones for a total of 93 residential units on approximately
7.472 acres was approved.
November 19, 2013; (ZA13-054) A Specific Use Permit (SUP) for residential lofts in the Southlake Town Square “DT” Downtown District for The Residences to allow
the construction of 38 residential lofts in a five-story building on an approximately 0.60 acre lot was approved allowing for a period of 24 months before commencing construction of
the use.
March 11, 2015; a construction trailer permit was issued to Rendition Luxury Homes with an expiration date of March 11, 2017.
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Site Plan
This is the proposed site plan for the specific use permit for the construction facilities.
The proposed Parkview Residences construction trailers will be located south of the existing
park along Park Ridge Blvd., west of the existing Garden District Brownstones construction trailer, and adjacent to the Garden District Brownstones sales trailer to the west. The initial
construction trailer will be used by the general contractor and will be approximately 600 square feet or less. Additional trailers will be smaller in size and will be added for subcontractors,
as needed. The existing Garden District Brownstones Rendition Homes construction trailer (12 ft. x 40 ft.) is proposed to remain on the site. The specific use permit requires a minimum
of two (2) paved parking spaces per facility and will be met by sixteen (16) parking spaces provided on Park Ridge Blvd. The applicant is proposing to install two construction gates;
one at the west end of the construction enclosure at the intersection of Park Ridge Blvd. at Central Avenue and one east of the existing Rendition Homes construction trailer on Park
Ridge Blvd. (currently a private road until it is released by the developer). Existing fencing along the north and south perimeter will remain and additional fencing will be extended
to the proposed east gate. No fencing is proposed on the north side of Park Ridge Blvd. between the proposed construction gates. A trash dumpster is proposed to be located within the
construction trailer enclosure. All specific use permit requirements will be met with the exception of the required foundation landscaping. A variance will be requested to this requirement.
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Aerial of site
Proposed
Construction
Trailer Area
Existing
Construction
Area
Proposed
Construction
Gate
Proposed
Construction
Gate
Park Ridge Blvd.
Central Avenue
16 on-street parking spaces
Existing
Sales Trailer
Existing trees along north
side of Park Ridge Blvd.
Proposed
Construction
Fence
New replacement fence
This aerial shows the location of the proposed location for the construction trailers and the existing construction trailer. The proposed construction gates are located at the east
and west end of the construction enclosure on Park Ridge Blvd. Sixteen parking spaces are located on the south curb of Park Ridge Blvd. as shown in the dashed yellow lines. A new replacement
construction fence is shown in the blue dashed lines. There will not be a fence along the frontage on Park ridge Blvd. Trees have been planted along the north side of Park Ridge Blvd.
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Site Construction
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Construction Trailers
Existing Rendition Homes
12 ft. by 40 ft. construction trailer
Existing Rendition Homes construction trailer location
One temporary construction facility by a Developer, including manufactured housing, not to exceed two thousand (2,000) square feet, only during actual construction for a period not to
exceed two (2) years from the date of issuance of the building permit for the temporary construction facility and located on property being developed. The actual construction period
for the development shall mean the period from the date of issuance of the first permit for construction until the date of final acceptance of the improvements or issuance of a certificate
of occupancy. Temporary construction facilities must be at least two hundred (200) feet from any occupied residence. (As amended by Ordinance No. 480-IIII)
The existing Rendition
homes construction trailer is 12 ft. by 44 ft. and is shown in the photo. The proposed Parkview Residence trailers will include a 600 sf or less for the general contractor trailer and
proposed smaller trailers for the subcontractors. The subcontractor trailers will be added as needed.
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Variance Request
Section 45.18, as amended:
Requirement to provide foundation landscape planting consisting of one (1) five-gallon shrub per four (4) linear feet around skirting (excluding entrances).
The applicant has indicated that there will be opaque fencing around the construction trailer enclosure.
The applicant is requesting a variance to the requirement to provide foundation landscape planting consisting of one (1) five-gallon shrub per four (4) linear feet around skirting (excluding
entrances). The applicant has indicated that there will be opaque fencing around the construction trailer enclosure.
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Site Photographs
View southeast to site from Park Ridge Blvd.
View south to site from Park Ridge Blvd.
View northeast to site from Central Avenue
View east to north site at Park
Ridge Blvd. and Central Avenue
A
D
C
B
A
D
C
B
View east to sales trailer from Central Avenue
E
D
E
Photographs of the proposed construction facilities site.
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Site Photograph
F
I
H
G
F
G
H
I
View southeast to site from Central Avenue
View east to site to the existing construction trailer
from Park Ridge Blvd. at Central Avenue
View northwest to site from Park Ridge Blvd.
View north to site from Meeting Street
This photograph indicates the location of the construction trailers
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Planning and Zoning Commission
October 19, 2017; Approved (6-0) as presented; subject to the Staff Report dated October 13, 2017; furthermore, specifically granting the variance to the landscape as noted in the staff
report.
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Questions?
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45.18 SPECIFIC REGULATIONS FOR TEMPORARY CONSTRUCTION AND/OR SALES FACILITIES (As amended by Ordinance 480-IIII) 45-31
1) The City Council may grant a specific use permit to increase
the maximum parameters set forth for temporary construction facilities by Section 34 of this ordinance and may grant a specific use permit to allow temporary sales facilities subject
to the following standards:
(a) Temporary facilities must be at least two hundred (200) feet from any occupied residence.
(b) Temporary facilities must be skirted on the front and
sides.
(c) Temporary facilities must provide foundation landscape planting consisting of one (1) five-gallon shrub per four (4) linear feet around skirting (excluding entrances).
(d)
Each temporary facility shall have at least two (2) paved parking places (two (2) deep, tandem parking is not permitted).
(e) Temporary facilities may also be subject to other requirements
as deemed necessary in order to promote public health, safety, welfare and aesthetics.
Additionally, in granting or denying an application for a specific use permit, the City Council
shall take into consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility and the area immediately surrounding the site.
b. Safety from
fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary lights and
effect of such lights on established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic control and adverse effect on adjacent properties.
f.
Street size and adequacy of pavement width for traffic and reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood.
g. Adequacy of parking,
as determined by requirements of this chapter for off-street parking facilities for similar uses; location of ingress and egress points for parking and off-street loading spaces; and
protection of the public health by all-weather surfacing on all parking areas to control dust.
h. Such other measures as will secure and protect the public health, safety, morals and
general welfare.
i. City Council may grant variances to specific regulations associated with a specific use set forth in Sections 45. To receive a variance, the applicant must demonstrate
one of the following (As amended by Ordinance No. 480-MMMM):
(a) A variance will reduce the impact of the project on surrounding residential properties; or
(b) Compliance with this ordinance
would impair the architectural design or creativity of the project; or
(c) A variance is necessary to assure compatibility with surrounding developed properties; or
(d) The proposed
construction is an addition to an existing project that does not meet the requirements of this ordinance.
Section 45.18 Specific Use Permit
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