Item 6GCase No.
ZA18-031
S T A F F R E P O R T
April 24, 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 to request relief from the interior
landscaping requirements.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of a Site Plan
Department of Planning & Development Services
Case No.
ZA18-031
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 4, dated April 23, 2018
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Variance Request Letter
Link Plans
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817) 748-8067
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.
PLANNING AND ZONING
COMMISION ACTION: April 19, 2018; Approved (5-0) as presented subject to the staff report
dated April 13, 2018 and Site Plan Review Summary No. 3, dated April
13, 2018 and specifically granting the two requested variances relating
to articulation and landscaping.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated April 23, 2018.
Case No. Attachment A
ZA18-031 Page 2
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:
(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
Case No. Attachment A
ZA18-031 Page 3
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.
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.: Four Date of Review: 04/23/18
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 04/23/18 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. 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 to request relief from the
interior landscaping requirements.
2. 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.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA18-031 Page 3
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.
* 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
Case No. Attachment C
ZA18-031 Page 4
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 im pact 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 F
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’: One (1) - Attached
Case No. Attachment D
ZA18-031 Page 3