Item 7 - ZA18-029Case No.
ZA18-029
S T A F F R E P O R T
April 13, 2018
CASE NO: ZA18-029
PROJECT: Site Plan for Jack Johnson Elementary School
EXECUTIVE
SUMMARY: John Blacker of Hart, Gaugler and Associates, on behalf of the Carroll ISD, is
requesting approval of a site plan for Jack Johnson Elementary School on property
described as Lot 13R1, F. Throop No. 1511 Addition, an addition to the City of
Southlake, Tarrant County, Texas and located at 1301 N. Carroll Avenue,
Southlake, Texas. SPIN Neighborhood #3.
DETAILS: The project is located on the east side of N. Carroll Avenue, approximately 170 feet
north of E. Highland Street.
The purpose of this item is gain approval of a site plan for the addition of a
gymnasium, two new kindergarten classrooms, and 8 new 4th grade classrooms;
leveling the existing gymnasium floor; new maker spaces with a new cubby layout;
exterior windows with no fenestration; 3 skylights in corridors; upgrades to the boys’
and girls’ restrooms not previously renovated; and repairs/replacement to flooring,
mechanical equipment, roofing, and ceiling tiles. The school building materials will
match the existing CMU block and brick. The north fire lane will temporarily be
realigned around the two portable buildings located adjacent to the north side o f
the building during construction.
The phasing for the construction work:
Phase I June 2018 - September 2018:
Temporary buildings
Renovations and temporary classrooms at the auditorium
Geothermal well fields (possible)
Earthwork for additions
Phase 2 September 2018 - January 2019
Gym addition
Kindergarten and storage additions
Geothermal conversion (possible)
Phase 3 January 2019 - September 2019
Existing gymnasium demolition
4th grade classroom additions
Interior renovations
Exterior improvements
Department of Planning & Development Services
Case No.
ZA18-029
Operation of building: The school will continue its normal schedule and the areas
affected by the construction will need temporary relocation. Temporary portable
buildings are proposed to fulfill the need during construction.
Site Data Summary
ZA18-029
Existing Zoning CS
Proposed Zoning CS
Land Use Designation Public/Semi-Public
Gross/Net Acreage 13.869/13.869
Number of Lots 1
Maximum Lot Coverage 9.01 acres
Area of Open Space 5.6 acres
Percentage of Open Space 40.38%
Area of Impervious Coverage 8.27 acres
Percentage of Impervious Coverage (65% max) 59.62%
Number of Stories 1
Maximum Building Ht. 27 ft.
Existing Building Area 73,521 sf
Proposed Building Addition Area 16,484 sf
Total Building Floor Area (Gross) 90,005 sf
Required Parking 133
Seats in Assembly Area 353
Teaching Stations 38
Total Parking Spaces Provided 141
VARIANCE
REQUESTED: Due to the nearest point of the school facility to a residential property line being
less than 400 feet, the requirements of Ordinance No. 480, Section 43, as
amended, regarding Residential Adjacency Standard s are applied. As proposed,
the several elevations for the new gymnasium and classroom additions do not meet
vertical and horizontal articulation requirements. The following elevations do not
meet the articulation requirements:
Horizontal and vertical articulation:
the north side of the gymnasium
the north side of the northwest classroom addition;
the south elevation of the rear (east) classroom addition
Vertical Articulation:
The west elevation of the northwest classroom addition:
The applicant has requested a variance for the vertical and horizontal articulation
for the additions.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated April 13, 2018
Case No.
ZA18-029
(D) Surrounding Property Owners Map and Responses
(E) Surrounding Property Owners Responses
Full Size Plans (for Commission and Council members only )
Link to PowerPoint Presentation
Link Narrative
Link to Variance Request Letter
Link Plans
Page 1 - Site Plan
Page 2 - Elevations
Page 3 – Tree Conservation Plan
Page 4 – Rendered Landscape Plan
Pages 5 -6 Landscape Plans
Page 5 - Tree Conservation Plan
Page 7 – Grading Plan
Page 8 – Paving Plan
Page 9 – Utility Plan
Pages 10 – 11 – Drainage Plans
Link to SPIN meeting Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No. Attachment C
ZA18-029 Page 1
BACKGROUND INFORMATION
OWNER: Carroll ISD
APPLICANT: John Blacker, Hart, Gaugler and Associates
PROPERTY SITUATION: 1301 N. Carroll Avenue
LEGAL DESCRIPTION: Lot 13R1, F. Throop No. 1511 Addition, Southlake
LAND USE CATEGORY: Public/Semi-Public
CURRENT ZONING: “CS” – Community Service District
HISTORY: May 2000; Plat Showing for the school site approved (99 -095)
January 4, 2000; Site plan approved for additional classrooms. (ZA-99-109)
February 24, 2000, the ZBA approved a variance to the screening
requirement for residential adjacency. (ZBA-341)
October 4, 2005; City Council approved a plat revisi on to create an
individual lot to separate the old administration building from the main
school lot. (ZA05-088)
July 13, 2006; the ZBA approved a Special Exception Use for a portable
building for three (3) years. (ZBA-488)
May 15, 2008; the ZBA approved a Special Exception Use to allow two
portable buildings. (ZBA-545)
June 25, 2009; the ZBA approved a Special Exception Use for one
additional portable building and to obtain re-approval for one existing
portable building. (ZBA-575)
July 6, 2010; City Council approve a site plan for improvements to Johnson
Elementary for a visitor’s parking lot, revised access driveway, and a
visitor’s parking lot; approving variances for driveway stacking and driveway
spacing,; granting a variance for the sidewalk from 8 ft. to 6 ft. along Carroll
Avenue; and not granting the variance for the required 8 ft. multi -use trail
along E. Highland St., delaying the construction until the widening of E.
Kirkwood Blvd. (ZA10-034)
January 18, 2011; City Council approved a site plan for two metal post and
green shade fabric shade structures as submitted, granting the variance to
Zoning Ord. 480, Section 43.13(a)(2) prohibiting membrane -type roof
structures lying within a residential adjacency overlay district and subject to
P&Z’s recommendations. (ZA10-070)
April 28, 2011; the ZBA approved a Special Exception Use for two
additional portable buildings and to obtain re-approval for two existing
portable buildings. (ZBA-612)
Case No. Attachment C
ZA18-029 Page 2
April 14, 2016; the ZBA approved a Special Exception Use for a 24’ x 64’
portable building for a 3-year period beginning 2016-2017 and lasting
through the 2018-2019 school year. (ZBA-704)
June 17, 2014; City Council approved a specific use permit for an
observatory (accessory building) subject to Staff Report dated May 30,
2014, and also granting each of the variance requests; one to the Masonry
Ordinance No. 557 noting the façade will not be vinyl siding rather
SmartSide® trim as presented this evening; also granting the Zoning
Ordinance No. 480 with respect to the roof; also adding provision that the
general limitation of use will be 11:00 p.m. each evening with the exception
of special astronomical events; and also to include the articulation variance.
(ZA14-067)
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use
designation for the site is
Public/Semi-Public. Public/Semi-
Public areas are suitable for a
wide range of public, civic, and
religious uses, such as
government offices and facilities,
public and private schools,
churches and related facilities
(including parsonage and
parochial schools), cemeteries,
and Public Parks/Open Space
uses in conjunction with these
developments.
Mobility & Master Thoroughfare Plan
The Johnson Elementary School site is located at the northeast corner of
the N. Carroll Avenue and E. Highland Street intersection with access only
along N. Carroll Avenue.
N. Carroll Avenue is a 2-lane undivided 88-foot wide arterial and E.
Highland Street is currently a 2-lane undivided street with a future design
for a 4-lane divided 88-foot wide arterial as the future E. Kirkwood Blvd.
No changes will be made to the street access or increase in parking for the
school site.
Pathways Master Plan & Sidewalk Plan
No additional sidewalks along the right-of-ways are planned with this site
plan. A future 8-foot sidewalk will be installed with the expansion of the
future E. Kirkwood Blvd.
TREE PRESERVATION: Site is subject to the City’s Tree Preservation Ordinance No. 585-B as the
property was platted prior to 2005. Two (2) existing protected trees and one
(2) non-protected tree are proposed to be removed. One of the protected
trees is not within the area of the proposed construction and it is proposed
Case No. Attachment C
ZA18-029 Page 3
to be mitigated by planting six (6) – 3.5” Shumard Red Oaks. The
calculations on the Tree Conservation Plan do not provide the existing
amount of tree cover, but it does show that 97.6% of the existing 82
protected trees are to be preserved.
UTILITIES: There are existing 6-inch and force main water lines on the site. An existing
15-inch sanitary sewer line serves the property.
CITIZEN INPUT: A SPIN meeting was held for this project on March 27, 2018. Link to SPIN
Report
STAFF COMMENTS: Attached is Review Summary No. 2, dated April 13, 2018.
VARIANCE APPROVAL CRITERIA:
Section 43 Overlay Zones
III. RESIDENTIAL ADJACENCY STANDARDS APPLICABLE
43.10 The following residential adjacency standards shall apply to all non -single family residential
buildings or uses located within the Corridor Overlay Zone, the Village Center, and those buildings
and/or uses lying within four hundred feet (400') of single family residential property (See
Development Regulations in Section 43.13a) and to all non -single family residential buildings
and/or uses located within two hundred feet (200’) of property being within the “MH” Manufactured
Housing District and also having a low density or medium density residential land use designation
according to the Land Use Plan (See Development Regulations in Section 43.13b). (as amended
by Ord. 480-QQ)
These standards are in addition to the development regulations applicable to the underlying zoning
district and the corridor overlay zone (where applicable). When any requi rements in this section
are in conflict with any other requirements for the underlying zoning district, the more stringent
requirements shall apply.
43.13 DEVELOPMENT REGULATIONS:
a. In addition to the development regulations set forth in the underlying zoning district, a plan
meeting the requirements set forth in subparagraph 43.9a of this section and meeting the following
additional development regulations shall be required to be submitted for any use or building that
develops within 400 feet of single family residential properties. When applicable, line -of-sight
drawings shall be submitted with the application to assess issues of visibility.
(4) Facade Articulation: On all facades the following horizontal and vertical articulation
must be met (see Exhibit 43-A for clarification).
i. Horizontal Articulation: No building facade shall extend greater than three (3)
times the wall’s height without having a minimum off-set of 15% of the wall’s
height, and such off-set shall continue for a minimum distance e qual to at least
25% of the maximum length of either adjacent plane.
ii. Vertical Articulation: No horizontal wall shall extend for a distance greater than
three (3) times the height of the wall without changing height by a minimum of
15% of the wall’s height, and such height change shall continue for a minimum
distance equal to at least 25% of the maximum length of either adjacent plane.
Case No. Attachment C
ZA18-029 Page 4
Variances - At the time of review of any required Concept Plan or Site Plan, the City Council
may grant variances to the development regulations set forth.
1. To receive a variance, the applicant must demonstrate one of the following:
(a) A variance will reduce the impact of the project on surrounding residential properties; or
(b) Compliance with this ordinance wou ld 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 th e
requirements of this ordinance.
In addition, to receive a variance from the outdoor storage regulations in this section, the
applicant must demonstrate that the variance will not substantially impair the intent and
purpose of the regulations of this o rdinance and one of the following:
(e) Compliance will result in the destruction of an existing masonry screening device; or
(f) Compliance would present extraordinary difficulties in the use of the property; or
(g) Compliance would substantially impa ir the architectural design of structures dedicated or
related to the use.
To qualify for any variance over ten percent (10%) to the off -street parking requirements,
an applicant shall demonstrate the adequacy of the provided parking through a parking
study or analysis (as amended by Ordinance 480 -OOO).
2. The City Council may grant a variance by an affirmative vote of a majority of the City
Council members present and voting on the matter. In order to grant a variance, the City
Council must determine that a literal enforcement of the regulations will create an
unnecessary hardship or a practical difficulty for the applicant; that the situation causing
the unnecessary hardship or practical difficulty is unique to the affected property and is
not self-imposed; that the variance will not injure and will be wholly compatible with the
use and permitted development of adjacent properties; and that the granting of the
variance will be in harmony with the spirit and purpose of this ordinance.
3. If a variance application is denied by the City Council, no other variance of like kind
relating to the same project or proposed project shall be considered or acted upon by the
City Council for a period of six (6) months subsequent to the denial.
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-029 Review No.: Two Date of Review: 4/13/18
Project Name: Site Plan – Jack Johnson Elementary
Case No. Attachment C
ZA18-029 Page 5
APPLICANT: Hart, Gaugler & Associates OWNER: Carroll Independent School District
John D. Blacker John Haugen
12801 Central Expwy, Suite 1400 2400 N. Carroll Avenue
Dallas, TX 75243 Southlake, TX 76092
Phone: 972-239-5111 Phone: 817-949-8228
Email: jblacker@hartgaugler.com Email: john.haugen@southlakecarroll.edu
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 4/2//2018 AND WE OFFER THE
FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS
SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT THE APPROPRIATE STAFF MEMBER.
Planning Review
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. The property is adjacent to residential property and the new additions will require compliance
with Section 43, Overlay Zones, II Residential Adjacency Standards, of the Zoning Ordinance
480, as amended for horizontal and vertical articulation. Variance requested.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
* Two (2) existing protected trees and one (2) non-protected tree are proposed to be removed. One
of the protected trees is not within the area of the proposed construction and it is proposed to be
mitigated by planting six (6) – 3.5” Shumard Red Oaks. The calculations on the Tree Conservation
Plan do not provide the existing amount of tree cover but it does show that 97.6% of the existing
82 protected trees are 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
preserved*
0% – 20% 70%
20.1 – 40% 60%
Case No. Attachment C
ZA18-029 Page 6
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.
LANDSCAPE COMMENTS:
1. The south 10’ – E bufferyard adjacent to E. Highland Street and the west 10’ – E bufferyard
adjacent to N. Carroll Avenue are not provided.
2. All of the landscape design canopy trees are proposed to be 3.5” caliper. At least 50% of the
canopy trees are required to be 4” caliper.
2. Existing tree credits shall only be granted if the tree/s are in healthy condition and all requirements
of the Tree Preservation Ordinance have been met as determined at the time of inspection for a
Permanent Certificate of Occupancy.
* All bufferyards and interior landscape are being provided except the South 10’ – E along E.
Highland Street, and the 10’ – E along N. Carroll Avenue. A 20% reduction in required plant
material is being proposed for doubling the width of the provided bufferyards. Existing tree credits
are also proposed to be taken for both required interior landscape and bufferyard plant material.
* The proposed building addition exceeds 5,000 square feet whic h requires the site to meet the
Landscape Ordinance and Bufferyard Regulations requirements. Please provide a Landscape
Plan which complies with the Landscape Ordinance and Bufferyard Regulations.
Existing buildings: Buildings in existence on the effective date of this ordinance shall be considered
legally nonconforming as it pertains to this ordinance. New construction greater in size than 30% of
the existing building or greater than 5,000 square feet shall require compliance with this ordinance
as it applies to the entire square footage of the existing building and proposed addition. New
construction intended to increase the square footage by less than 30% of the existing building or
less than 5,000 square feet shall be required to meet the requirements herein only as it pertains to
the square footage of the new construction.
* Indicates informational comment.
# Indicates required items comment.
__________________________________________________________________________________
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan
must include all required elements in Part III, Section F of the permit. The City of Southlake
especially reviews Part III, Section F, (1) (g), Maps. The review is for complete ness of a plan to
prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly
Case No. Attachment C
ZA18-029 Page 7
recommended the project manager provide a series of maps for complex projects, including one
map showing controls during mass grading and infrastruct ure, one map showing controls during
vertical construction, and one map showing final stabilization (may be but not always equitable to
the landscape plan). Please include timelines in relation to the project activities for installation and
removal of controls. SWPPP shall be submitted by second review of the civil construction
plans.
3. NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet.
4. Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a
registered engineer in the State of Texas. Retaining walls shall require a permit from the Building
Inspections Department prior to construction.
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easem ents shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
DRAINAGE COMMENTS:
1. Verify drainage areas. It appears that between existing DMAP and proposed DMAP only area A
and B would have changed in size.
INFORMATIONAL COMMENTS:
* Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the
Public Works Administration Department for review. Please allow 15 business days for review.
The plans shall conform to the most recent construction plan checklist, standard details and
general notes which are located on the City’s website:
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre -
construction, construction and post-construction erosion control measures.
* A Developer Agreement may be required for this development and may need to be approved by
the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to pla cing the Developer’s Agreement on
the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8671
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Indicate location of the existing Fire Department Connection and ensure that the paving and
construction does not obstruct usage of the FDC. (Relocate FDC if necessary, FDC must be
within 100 feet of a hydrant and 50 feet of fire department access)
Case No. Attachment C
ZA18-029 Page 8
Since the building is equipped with an automatic fire protection system, proper sprinkler system
coverage must be continued throughout the building. Since more than 20 sprinkler heads will
be added and/or relocated, submit plans to Reed Fire Protection, Green Tag Engineering or
Coker Engineering for review and approval. Call the Fire Marshal’s Office for an inspection
once the work is completed at 817-748-8233, to schedule a hydrostatic test.
Since the building is already equipped with audible/visual fire alarm devices, coverage must be
continued throughout the occupancy to maintain compliance throughou t the structure. (Submit
plans as noted above for approval and add fire alarm devices before calling for a fire alarm
test)
_________________________________________________________________________________
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential
properties in accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 65 or 75 LDN D/FW Regional Airport Overlay Zone
and will require construction standards that meet requirements of the Airport Compatible Land
Use Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Denotes Informational Comment
Case No. Attachment D
ZA18-035 Page 1
Surrounding Property Owners
SPO # Owner Zoning Address Acreage Response
1. 1201 N CARROLL LLC SP1 1201 N CARROLL AVE 0.87 NR
2. KHAN, ASHRUF SF1-A 1203 WHISPERING LN 1.03 NR
3. PAWELCZYK, JAMES SF1-A 1209 WHISPERING LN 1.05 NR
4. CONN, JOSHUA SF1-A 1215 WHISPERING LN 1.03 NR
5. BONLANDER, DAVID SF1-A 1207 WHISPERING LN 0.97 NR
6. MAGGI, DARIUS R SF1-A 1201 WHISPERING LN 1.08 NR
7. SC 1210 CARROLL LLC O1 1210 N CARROLL AVE 1.27 NR
8. SCHULZ, RICHARD J SF1-A 1204 BLYTHE LN 1.00 NR
9. MCLARTY, BRYAN SF1-A 1202 BLYTHE LN 1.02 NR
10. BOGGESS, JOHN SF1-A 1206 ASHMOORE CT 1.00 NR
11. PAYNE, GLEN SF1-A 1213 WHISPERING LN 1.94 NR
12. HORNE, KENNETH P SF1-A 1215 ASHMOORE CT 1.08 NR
13. SNEAD FAMILY LIVING TRUST,
THE SF1-A 1214 ASHMOORE CT 1.12 NR
14. CARROLL, ISD CS 1301 N CARROLL AVE 14.14 NR
15. LORIO, SIDNEY SF1-A 1212 ASHMOORE CT 0.98 NR
16. HODGES, KAREN SF1-A 1210 ASHMOORE CT 1.01 NR
17. JONES, BRIAN RAY SF1-A 1205 WHISPERING LN 0.97 NR
18. QUINN, WILLIAM W AG 1330 N CARROLL AVE 1.07 NR
19. SOUTHLAKE, CITY OF ECZ 970 E KIRKWOOD BLVD 22.77 NR
20. BURGESS, DERRELL AG 1360 N CARROLL AVE 7.32 NR
21. 1280 NORTH CARROLL LLC CS 1280 N CARROLL AVE 4.66 NR
22. VILLAGE CHURCH CS 1282 E HIGHLAND ST 1.00 NR
23. VILLAGE CHURCH CS 1280 E HIGHLAND ST 6.94 NR
24. CARROLL, ISD CS 1101 N CARROLL AVE 4.63 NR
25. CARROLL, ISD CS 1301 E HIGHLAND ST 1.75 NR
26. PST HOLDINGS LLC SP1 1200 N CARROLL AVE 0.39 NR
27. PST HOLDINGS LLC SP1 1200 N CARROLL AVE 0.49 NR
28. Superintendent of Carroll ISD NR
29. Superintendent of Grapevine
Colleyville ISD NR
Case No. Attachment D
ZA18-035 Page 2
30. Superintendent of Northwest
ISD NR
31. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-six (26)
Responses: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 26
Case No. Attachment E
ZA18-029 Page 1
Surrounding Property Owner Responses
No responses to date