Item 12 - ZA18-033 SP Carroll ElementaryCase No.
ZA18-033
S T A F F R E P O R T
April 13, 2018
CASE NO: ZA18-033
PROJECT: Site Plan for Carroll Elementary School EXECUTIVE
SUMMARY: On behalf of Carroll I.S.D., Hart, Gaugler & Associates is requesting approval of
a Site Plan for Carroll Elementary School on property described as Lot 1, S.H.
Thompson No. 1504 Addition, an addition to the City of Southlake, Tarrant
County, Texas and located at 1705 W. Continental Blvd., Southlake,
Texas. SPIN Neighborhood #10.
DETAILS: Carroll Elementary School is generally located on the south side of W.
Continental Blvd. directly south of the intersection at S. Peytonville Ave.
The purpose of this request is to seek approval of a site plan for the expansion
of the school building to add additional classrooms, renovate the existing
gymnasium and make other interior improvements. The proposed site plan also
includes ninety (90) added parking spaces on the west side of campus and a
revision to the existing bus loop.
The additions and renovations of the existing facility consist of the following:
A new gym addition that will be utilized as an exercise space while also
serving as a tornado storm shelter
Three new classrooms and five break-out spaces and renovations to
existing gym to create a wing specifically dedicated to the art and science
classrooms
Upgrades to the existing stage
Maker spaces will be created with a new cubby layout
Exterior windows will be added to any classroom with no fenestration
Upgrades of all the boys’ and girls’ restrooms
Approximately 600 sf addition for storage/freezer
Flooring to be repaired/ replaced in the existing corridors, the replacement
of ceiling grid & tiles with mechanical repairs & replacement, roofing repairs
and exterior waterproofing upgrades will be carried out.
Site Data Summary
Existing Zoning “CS” Community Service District
Existing Building Area 77,113 sf
Proposed Building Addition 12,844 sf
Total Building Area 89,957 sf
Percentage of Impervious Coverage 26.79%
Department of Planning & Development Services
Case No.
ZA18-033
VARIANCE
REQUEST: 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 Standards, are applied. As
proposed, the elevations for the new gymnasium do not meet vertical and
horizontal articulation requirements. The applicant has requested a variance.
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. 2, dated April 10, 2018
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Narrative
Variance Request Letter
Plans
SPIN Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA18-033 Page 1
BACKGROUND INFORMATION
OWNER: Carroll Independent School District
APPLICANT: Hart, Gaugler & Associates
PROPERTY SITUATION: 1705 W. Continental Blvd.
LEGAL DESCRIPTION: Lot 1, S.H. Thompson No. 1504 Addition
LAND USE CATEGORY: Public/Semi-public and 100-Year Flood Plain
CURRENT ZONING: “CS” – Community Service District
HISTORY: -A Special Exception Use (ZBA-206) for a portable building was
approved July 28, 1994.
-A Special Exception Use (ZBA-316) to allow up eight (8) to ten (10)
portable buildings was approved March 25, 1999 to expire October 1,
2001.
-A Site Plan for a 600 square foot building addition to the kitchen area
was approved by City Council on March 5, 2002.
-A Site Plan (ZA10-040) for an expansion to the school consisting of
additional library, administration, security, gym and cafeteria space was
approved by City Council on July 20, 2010.
-A Site Plan (ZA10-045) to allow the addition of two playground shade
structures was approved by City Council on August 17, 2010.
-A Plat Showing (ZA10-064) was filed with Tarrant County March 15,
2012.
-A Special Exception Use (ZBA-705) for a portable building was
approved April 14, 2016 to expire at the end of the 2018-2019 school
year. This existing portable building is proposed to be relocated on the
site and fall under the associated request for a Specific Use Permit
under ZA18-034.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for
the site is Public/Semi-public and 100-
Year Flood Plain.
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. The
Floodplain category illustrates areas designated by the August 1995
Federal Emergency Management Agency (FEMA) maps as being in the
100-year floodplain. The “floodplain” is an expanse of natural vegetation
and wildlife, and should be preserved as natural open area. Within the
floodplain is “floodway” that must be kept free of encroachment in order
that the 100-year flood may be carried without harmful increases in the
Case No. Attachment A
ZA18-033 Page 2
height of flood waters. Although it is not to be encouraged, the portion
of the floodplain not in the floodway may be reclaimed for development
under certain circumstances if in accordance with FEMA regulations.
The designated land use for areas of reclaimed floodplain is that of the
immediately adjacent land use category. This designation may also
include environmentally sensitive areas, habitats, or wetlands that may
not be in FEMA identified floodplains.
TREE PRESERVATION &
LANDSCAPING: The tree preservation, bufferyard and interior landscaping requirements
are being met. Although tree preservation is stated as 98.5%, the
applicant is proposing to mitigate for the five (5) trees to be removed.
CITIZEN INPUT: A SPIN meeting was held for this project March 27, 2018.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated April 10, 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
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:
Case No. Attachment A
ZA18-033 Page 3
(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
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.
Case No. Attachment B
ZA18-033 Page 1
Case No. Attachment C
ZA18-033 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA18-033 Review No.: Two Date of Review: 4/10/18
Project Name: Site Plan – Carroll Elementary
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
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email: lfletcher@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. This includes horizontal and vertical articulation and masonry requirements.
The applicant has requested a variance to required articulation.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
1. The table lists current zoning for Carroll Elementary as S-P-1. Please correct to CS –
Community Service.
TREE CONSERVATION COMMENTS:
1. It is noted on the Tree Conservation Plan that 62” of tree mitigation is being provided.
However, when adding the caliper inches of the five (5) trees to be removed, the total is 79”.
The Landscape Plan also shows a total of 62” being removed. Provide corrections on both
sheets.
2. With the proposed Landscape Plan indicating the mitigation of 63” of the 79” proposed to be
removed, the tree preservation is stated as 98.5%. Please confirm the numbers provided are
Case No. Attachment C
ZA18-033 Page 2
accurate.
* 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. Provide labels for new plant material on the required Landscape Plans.
* 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.
Case No. Attachment C
ZA18-033 Page 3
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.
Easements will be provided by separate instrument.
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 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
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Case No. Attachment C
ZA18-033 Page 4
1. 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.
2. Since the building is already equipped with audible/visual fire alarm devices, coverage
must be continued throughout the occupancy to maintain compliance throughout 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 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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.
* The applicant should be aware that prior to issuance of a building permit the following may be
required: 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.
* Denotes Informational Comment
Case No. Attachment D
ZA18-033 Page 1
SURROUNDING PROPERTY OWNERS
Owner Zoning Property Address Acreage Response
1. CURB, BILLY JON RE5 1640 W CONTINENTAL BLVD 0.94 NR
2. KOOGLER, KIRK J SF20A 1015 S PEYTONVILLE AVE 0.77 NR
3. SOUTHLAKE, CITY OF SF20A 1201 VILLAGE GREEN DR 5.86 NR
4. BENBOW, ANNETTE SF20B 1202 SCENIC DR 0.53 NR
5. LEE, DON E SF20B 1203 SCENIC DR 0.93 NR
6. AURZADA, DAVID M SF20B 1204 SCENIC DR 0.49 NR
7. MOEHNKE, MATTHEW P SF20B 1206 SCENIC DR 0.48 NR
8. Current Owner, Current Owner SF20B 1205 SCENIC DR 0.77 NR
9. BULLOCK, CYNTHIA M SF20A 1303 VILLAGE GREEN DR 0.47 NR
10. CALLAHAN, JAMES SF20A 1305 VILLAGE GREEN DR 0.46 NR
11. HONG, MI H SF20B 1207 SCENIC DR 0.74 NR
12. KULKARNI, RAHUL SF20B 1208 SCENIC DR 0.50 NR
13. CHIANG, DAVID S SF20B 1208 TIMBER CT 2.37 NR
14. PHARR, CHRISTOPHER SF20A 1309 VILLAGE GREEN DR 0.51 NR
15. RISINGER, DAVID J SF20B 1210 SCENIC DR 0.50 NR
16. GANT, LARRY SF20A 1308 VILLAGE GREEN DR 0.53 NR
17. FERGUSON, SONIA RACHEL SF20A 1311 VILLAGE GREEN DR 0.55 NR
18. STURGIS, CLAY SF20B 1212 SCENIC DR 0.55 NR
19. LOPEZ, DANIEL SF20A 1312 VILLAGE GREEN DR 0.54 NR
20. JORDAN, JOE J SF20A 1313 VILLAGE GREEN DR 0.80 NR
21. WATSON, RAYMOND J SF20A 1315 VILLAGE GREEN DR 1.44 NR
22. MUENSTERER, H F SF20A 1317 VILLAGE GREEN DR 1.20 NR
23. RAPPOPORT, ADAM SF1-A 1211 TIMBER CT 2.17 NR
24. EKSTROM, DELTON E SF1-A 1213 TIMBER CT 1.27 NR
25. SCHOOLFIELD, MICHAEL SF1-A 1700 WEEPING WILLOW WAY 1.04 NR
26. ANDERSON, JERRY F SF20A 1015 DEER HOLLOW BLVD 0.76 NR
27. PALMERSHEIM REVOCABLE TRUST SF1-A 1735 WEEPING WILLOW WAY 1.00 NR
28. JAMSHED, MOHAMMAD K SF1-A 1725 WEEPING WILLOW WAY 1.00 NR
29. ORR, TERRY L SF1-A 1715 WEEPING WILLOW WAY 1.02 NR
30. NATIVI, JEFFREY SF1-A 1705 WEEPING WILLOW WAY 1.35 NR
31. SOUTHLAKE WOODS HOMEOWNERS SF1-A 1745 WEEPING WILLOW WAY 1.14 NR
Case No. Attachment D
ZA18-033 Page 2
32. SULLIVAN, RONALD SF20A 1025 DEER HOLLOW BLVD 1.00 NR
33. SOUTHLAKE WOODS HOMEOWNERS SF20A 1900 W CONTINENTAL BLVD 0.08 NR
34. SOUTHLAKE WOODS HOMEOWNERS SF1-A 1700 W CONTINENTAL BLVD 0.21 NR
35. CURB, BILLY JON RE5 1660 E CONTINENTAL BLVD 4.11 NR
36. WARNER, ROBERT B SF20A 1307 VILLAGE GREEN DR 0.56 NR
37. SMITH, LARRY G SF20B 1201 SCENIC DR 0.72 NR
38. SMITH, LARRY G SF20B 0.17 NR
39. CARROLL, ISD CS 1705 W CONTINENTAL BLVD 25.29 NR
40. Superintendent of Carroll ISD NR
41. Superintendent of Grapevine Colleyville
ISD NR
42. Superintendent of Northwest ISD NR
43. Superintendent of Keller ISD NR
44. City of Keller NR
45. City of Colleyville NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-nine (39)
Responses Received 200’: None (0)