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Item 10 - ZA18-031Case No. ZA18-031 S T A F F R E P O R T April 13, 2018 CASE NO: ZA18-031 PROJECT: Site Plan for Old Union Elementary School Expansion EXECUTIVE SUMMARY: On behalf of Carroll I.S.D., LPA, Inc. is requesting approval of a Site Plan for Old Union Elementary School on property described as Lot 1, Block 1, Carroll ISD No. 5 Addition, an addition to the City of Southlake, Tarrant County, Texas and located at 1050 S. Carroll Ave., Southlake, Texas. SPIN Neighborhood #8. DETAILS: The Old Union Elementary School campus is generally bound by E. Continental Blvd., Breeze Way and S. Carroll Ave. The purpose of this request is to seek approval of a site plan to allow an approximately 13,924 square foot classroom addition and canopies at the pick - up/drop-off areas to Old Union Elementary School. Site Data Summary Existing Zoning “R-PUD” Residential Planned Unit Development District Existing Building Area 69,664 sf Proposed Building Addition 13,924 sf Total Building Area 83,588 sf Percentage of Impervious Coverage 40.10% VARIANCE REQUESTS: 1. Zoning Ordinance No. 480, as amended, Section 43.13.a.4 requires vertical and horizontal articulation on all facades. The applicant is requesting a variance to allow the articulation on the addition as shown on the Site Plan and Elevations. 2. Landscape Ordinance 544-B and Zoning Ordinance No. 480 as amended, Section 42, require interior landscaping and bufferyards to comply with the current ordinances for new construction greater in size than 30% of the existing building or greater than 5,000 square feet. The applicant is requesting a variance to the Landscape Ordinance and Bufferyards regulations to allow the existing landscaping and bufferyards to qualify for the existing buildings and to provide additional interior landscaping based on the new construction square footage only. Department of Planning & Development Services Case No. ZA18-031 ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider approval of a Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated April 13, 2018 (D) Surrounding Property Owners Map and Responses Full Size Plans (for Commission and Council members only)  PowerPoint Presentation  Narrative  Plans  SPIN Report STAFF CONTACT: Dennis Killough (817) 748-8072 Richard Schell (817) 748-8602 Case No. Attachment A ZA18-031 Page 1 BACKGROUND INFORMATION OWNER: Carroll Independent School District APPLICANT: LPA, Inc. PROPERTY SITUATION: 1050 S. Carroll Ave. LEGAL DESCRIPTION: Lot 1, Block 1, Carroll ISD No. 5 Addition LAND USE CATEGORY: Public/Semi-public CURRENT ZONING: “R-PUD” – Residential Planned Unit Development District HISTORY: -A Site Plan was approved by City Council June 20, 2000. (ZA00-026) -A Special Exception Use for two portable buildings was approved May 15, 2008 for three (3) years. Only one of the portable buildings was placed on the property. (ZBA-543) -A Special Exception Use for two portable buildings was approved April 28, 2011. An extension of the previous approval; expires October 31, 2011. (ZBA-613) -A Specific Use Permit for a Donation Bin was approved by City Council May 6, 2014. (ZA14-025) -A Specific Use Permit for a Donation Bin was approved by City Council April 21, 2015. (ZA15-016) 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. CITIZEN INPUT: A SPIN meeting was held for this project March 27, 2018. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated April 13, 2018. VARIANCE APPROVAL CRITERIA: Facade Articulation: On all facades the following horizontal and vertical articulation must be met. i. Horizontal Articulation: No building facade shall extend greater than three (3) times the wall’s height without having a minimum Case No. Attachment A ZA18-031 Page 2 off-set of 15% of the wall’s height, and such off-set shall continue for a minimum distance equal 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. 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 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. 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 ordinance 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 impair 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 Case No. Attachment A ZA18-031 Page 3 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. Landscape Ordinance No. 544-B: 12.2 VARIANCES AND APPEALS: Any applicant who desires a variance or elimination of the requirements herein, or who desires to appeal a decision by the Landscape Administrator, shall file a written appeal with the City Manager for consideration by the City Council. Such appeal shall be accompanied by adequate graphic reproductions, a written summary of the request, and justification for such request. The City Council shall have the authority to grant an interpretation or variance to the requirements of this ordinance. In granting any variance, the City Council shall determine that a literal enforcement of the regulations herein will create an unnecessary hardship or a practical difficulty on 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. The decision of the City Council shall be final. Case No. Attachment B ZA18-031 Page 1 Case No. Attachment C ZA18-031 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18-031 Review No.: Three Date of Review: 04/13/18 Project Name: Site Plan – Old Union Elementary APPLICANT: Lelia Goehring LPA, Inc. 1920 McKinney Ave. Dallas, TX 75201 Phone: (469) 899-5111 E-mail: lgoehring@lpainc.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/09/18 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 RICHARD SCHELL AT (817) 748-8602. 1. The property is in the Residential Adjacency Overlay District, Section 43 of Zoning Ordinance No. 480, as amended, so all plans must comply with the requirements in that section. a. Articulation meeting the requirements of Ord. No. 480, as amended, Section 43.13.a.4 is required on all facades of the building that are visible from a residential property line at a height of six (6) feet. The applicant has submitted a letter requesting a variance to the horizontal and vertical articulation requirements. The articulation requirements are below: 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 equal 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. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: 1. Provide the existing trees species and trunk diameter on the Landscape and Tree Conservation Plan. Case No. Attachment C ZA18-031 Page 2 * The existing tree cover preservation shows to comply with the Existing Tree Cover Preservation Requirements of the Tree Preservation Ordinance. 0% of the existing trees are proposed to be removed and 100% of the existing tree cover is 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 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 do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: 1. The applicant is requesting a variance to the Landscape Ordinance and Bufferyards regulations to allow the existing landscaping and bufferyards to qualify for the existing buildings and to provide additional landscaping based on the new construction square footage only. 2. The interior landscape calculations are based on 50% of the proposed additional floor area instead of 30% of the proposed building floor area as required. Provide the interior landscape calculations based on 30% of the total floor area for the existing building and the proposed addition. SITE PLAN COMMENTS: 1. There are trees shown on the Site Plan that do not exist. Remove the trees that do not exist on the site. Show all of the actual existing trees that will remain and/or be altered by the proposed construction. 3. Ensure that the Interior Landscape and Bufferyards Summary Charts on the Site Plan match the summary charts on the Landscape Plan. Case No. Attachment C ZA18-031 Page 3 * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Steve Anderson, P.E. , CFM Civil 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 completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, 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. Easements 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. Please provide the additional runoff calculation. 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. Case No. Attachment C ZA18-031 Page 4 * 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 placing 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 Deputy Fire Chief/Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: No comments based on submitted information. General Informational Comments * A SPIN meeting for this project was held on March 27, 2018. * 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permit a Plat must be processed and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * 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. * Denotes Informational Comment Case No. Attachment D ZA18-031 Page 1 SURROUNDING PROPERTY OWNERS Owner Zoning Property Address Acreage Response 1. Buchardt, Todd W RPUD 612 Lorraine Dr 0.38 NR 2. Mosley, Edgar RPUD 614 Lorraine Dr 0.38 NR 3. Pond, Cheryl A RPUD 924 S Carroll Ave 0.04 NR 4. Compagnone, Charles RPUD 700 Lorraine Dr 0.38 NR 5. First Baptist Church Southlake RPUD 944 S Carroll Ave 0.22 NR 6. Johnson, Oliran RPUD 702 Lorraine Dr 0.38 NR 7. Cheatham, Kenneth RPUD 704 Lorraine Dr 0.39 NR 8. Johnson, John S RPUD 706 Lorraine Dr 0.34 NR 9. Sympson, Robert RPUD 710 Lorraine Dr 0.36 NR 10. Campbell, Veranna RPUD 708 Lorraine Dr 0.35 NR 11. Boren, Valorie RPUD 960 S Carroll Ave 0.00 NR 12. Bedwell, Adam RPUD 902 Jenny Ter 0.55 NR 13. Collins, Darren RPUD 904 Jenny Ter 0.48 NR 14. Herring, Mary L RPUD 905 Jenny Ter 0.65 NR 15. Timarron Owners Assn Inc RPUD 900 E Continental Blvd 0.40 NR 16. Timarron Owners Assn Inc RPUD 1251 E Continental Blvd 0.11 NR 17. Timarron Owners Assn Inc RPUD 1401 E Continental Blvd 1.00 NR 18. Chandler, Colin RPUD 1342 Montgomery Ln 0.26 NR 19. Allison, James D RPUD 1338 Montgomery Ln 0.26 NR 20. Morgan, Roger Kent RPUD 1334 Montgomery Ln 0.25 NR 21. Carlton, Todd A RPUD 1330 Montgomery Ln 0.26 NR 22. Lalani, Shamsuddin B RPUD 1326 Montgomery Ln 0.26 NR 23. Horton, Stephen H RPUD 1322 Montgomery Ln 0.26 NR 24. Simpson, Michael RPUD 1318 Montgomery Ln 0.26 NR 25. Meyne, Larry C RPUD 1314 Montgomery Ln 0.29 NR Case No. Attachment D ZA18-031 Page 2 26. Price, William C RPUD 1401 Montgomery Ct 0.28 NR 27. Moayyad, Edward RPUD 1201 Champions Way 0.37 NR 28. Hughey Revocable Trust RPUD 1404 Montgomery Ct 0.54 NR 29. Karidis, George RPUD 1202 Barlow Bend 0.34 NR 30. Mckerley, Marcus RPUD 1204 Barlow Bend 0.40 NR 31. Francis, Dwight M RPUD 1203 Champions Way 0.40 NR 32. Jones, Jeffrey D RPUD 1216 Lorraine Ct 0.60 NR 33. Iqbal, Muhammad S RPUD 1213 Lorraine Ct 0.50 NR 34. Birk, Donald RPUD 1201 Lorraine Ct 0.36 NR 35. Adams, Edward J RPUD 1203 Lorraine Ct 0.35 NR 36. Haley, Jeffrey R RPUD 1205 Lorraine Ct 0.41 NR 37. Karant, William RPUD 1215 Lorraine Ct 0.43 NR 38. Wright, Joe L SF20B 1215 E Continental Blvd 0.80 NR 39. Southlake, City Of AG 1080 S Carroll Ave 4.62 NR 40. Carroll, Isd RPUD 1050 S Carroll Ave 15.44 NR 41. Timarron Owners Assn Inc RPUD 1200 E Continental Blvd 0.26 NR 42. Blue, Jeffery C RPUD 1200 Barlow Bend 0.47 NR 43. First Baptist Church Southlake CS 940 S Carroll Ave 2.06 NR 44. Mclarty, Timothy P RPUD 1201 Sarah Park Trl 0.60 NR 45. Boren, Valorie Lee AG 1000 Breeze Way 1.03 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Forty-seven (45) Responses Received 200’: None (0)