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Item 12Case No. ZA18-0056 S T A F F R E P O R T December 28, 2018 CASE NO: ZA18-0056 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 new classrooms at the southeast rear building and adjacent asphalt pavement, relocation of the proposed outdoor courts next to the gymnasium, relocation of the north fire lane north of the relocated outdoor courts, addition of 8 parking spaces at the northwest corner of the building, and installation of additional covered walkway canopies at the parent drop-off/pick up driveway. The school building materials will match the existing CMU block and brick. In the previously approved site plan (ZA18-029), City Council granted a variance for relief from the bufferyard requirements and interior landscaping and to allow the bufferyards and interior landscaping to remain as it currently exists on the site. Operation of building: The school will continue its normal schedule and the areas affected by the construction will need temporary relocation. Site Data Summary ZA18-029 ZA18-0056 Existing Zoning CS CS Proposed Zoning CS CS Land Use Designation Public/Semi-Public Public/Semi-Public Gross/Net Acreage 13.869/13.869 13.869/13.869 Number of Lots 1 1 Maximum Lot Coverage 9.01 acres 9.01 acres Area of Open Space 5.6 acres 5.6 acres Percentage of Open Space 40.38% 40.38% Area of Impervious Coverage 8.27 acres 8.27 acres Percentage of Impervious Coverage (65% max) 59.62% 59.62% Number of Stories 1 1 Department of Planning & Development Services Case No. ZA18-0056 Maximum Building Ht. 27 ft. 27 ft. Existing Building Area 73,521 sf 73,521 sf Proposed Building Addition Area 16,484 sf 15,230 sf Total Building Floor Area (Gross) 90,005 sf 88,751 sf Required Parking 133 133 Seats in Assembly Area 353 353 Teaching Stations 38 38 Total Parking Spaces Provided 141 151 VARIANCE REQUESTED: Building Articulation: 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 proposed classroom addition does not meet vertical and horizontal articulation requirements. The applicant has requested a variance for the vertical and horizontal articulation for the new addition. Landscape and Bufferyard: Applicant requests the landscape and bufferyards be permitted as they currently exist, as was previously approved with case ZA18-029. 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 December 28, 2018 (D) Surrounding Property Owners Map and Responses (E) Surrounding Property Owners Responses Full Size Plans (for Commission and Council members only) PowerPoint Presentation Narrative Articulation Variance Request Plans Page 1 - Site Plan Page 2 - Walkway Canopy Details Pages 3-4 Building Elevations Page 5 - Tree Conservation Plan Page 6 - Paving Plans Page 7 - Existing Drainage Area Map Page 8 - Proposed Drainage Area Map Page 9 - Storm Sewer Plan Page 10 - Grading Plan Page 11 - Utility Plan SPIN Meeting Report (SPIN2018-13 3-27-18) STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 Case No. Attachment A ZA18-0056 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 dr iveway, 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 A ZA18-0056 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) May 1, 2018; City Council approved subject to the Staff Report dated April 24, 2018 and the Site Plan Review Summary No. 4 dated April 24, 2018; granting the variance to the building articulation for residential adjacency, Section 43 of the Zoning Ordinance, granting the variance for vertical and horizontal articulation of the building additions and that the building elevations be approved as presented; and also, in regards to the bufferyards in Section 42 of the Zoning Ordinance and the Landscape Ordinance 544-B, we are granting a variance for relief from the bufferyard requirements and interior landscaping and to allow the bufferyards and interior landscaping to remain as it currently exists on the site.(ZA18-029) 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 parki ng for the school site. Case No. Attachment A ZA18-0056 Page 3 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. No trees are proposed to be removed with this site plan. 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 not held for this current project. A previous SPIN meeting was held for this project on March 27, 2018 for ZA18-029. STAFF COMMENTS: Attached is Review Summary No. 2, dated December 28, 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 Develop ment 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 requirements in this s ection 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 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 Case No. Attachment A ZA18-0056 Page 4 three (3) times the height of the wall without changing height by a minimum of 15% of the wall’s height, and such h eight 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 arc hitectural 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 architectu ral 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 ZA18-0056 Page 1 Case No. Attachment C ZA18-0056 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA18-0056 Review No.: Two Date of Review: 12/28/18 Project Name: Site Plan – Jack Johnson 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 12/17//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. This includes horizontal and vertical ar ticulation and masonry requirements. A variance for articulation for the southeast addition will need to be requested in the Narrative . Variance Requested 2. The applicant has requested a variance for relief from the interior landscaping requirements and to allow the bufferyard landscape to remain as it currently exists. Variance Requested 3. The proposed monument sign will require a separate sign permit. 4. The proposed walkway canopy additions attaching to the existing canopies may change the building fire rating, overall square footage of the building, and other building code related elements. 5. All development must comply with the underlying zoning district regulations. Tree Conservation and Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us * No comments. Case No. Attachment C ZA18-0056 Page 2 * Indicates informational comment. # Indicates required items comment. ____________________________________________________________________________________ Public Works/Engineering Review Kevin Ferrer, P.E., Deputy City Engineer Phone: (817) 748-8089 E-mail: kferrer@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 2. Provide preliminary water, sewer, drainage and grading plans for this development. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: http://www.cityofsouthlake.com/index.aspx?NID=266 EASEMENTS: 3. 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. * Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement. WATER COMMENTS: 4. Minimum size for water lines is 8”. 5. Waterline shall be looped or extended to property l ine. 6. Clearly label all public and private lines. 7. All water line stubs must have 2 joints past the valve with a 2” blow -off per the City’s details. * Water lines cannot cross property lines without being in an easement or right of way. * The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. A 1” inch meter must have a 1” tap, etc. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. Case No. Attachment C ZA18-0056 Page 3 SANITARY SEWER COMMENTS: 8. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by building inspections prior to burial. * Sanitary sewer in easements or right of way shall be constructed to City standards. * Dry sewer pipe system shall be installed for future use if not providing sewer per Ordinance No. 440 and 514. * Provide connection to existing X” sanitary sewer on the west side of Shady Oaks Drive. DRAINAGE COMMENTS: 1. Submit preliminary drainage plan with drainage arrows and preliminary calculations. 2. Provide grading plan containing 2’ contours. Contours may be obtained from the City of Southlake. 3. Clearly label all private and public storm lines. 4. Differences between pre- and post- development runoff shall be captured in detention pond(s). Proposed detention ponds shall control the discharge of the 1,10 and 100 - year storm events. Detention may be required with any new proposed building construction. Describe how increased runoff from site is being detained. Access easements are needed for maintenance of detention ponds. 5. The Previous Site plans’ drainage map did not take into account for this area to be improved. Please address the proposed increased runoff. 6. Easements outside of right of way shall be required for proposed storm sewer. Storm sewer must be installed outside the edge of pavement. Ordinance #605 defines easement requirements for storm sewer: 30” RCP and under - 15’ easement 42” – 54” RCP - 20’ easement 60” – 66” RCP - 25’ easement 72” – 102” RCP - 30’ easement Over 102” RCP – 3.5 times diameter 7. Verify size, shape, and/or location of the detention pond (as depicted on the site/concept/development plan). Any changes to size, shape, and/or location o f the proposed pond(s) may require a revision to the concept/site/development plan and may need to be approved by the Planning and Zoning Commission and the City Council. * Discharge of post development runoff must have no adverse impact on upstream and downstream properties and meet the provisions of Ordinance No. 605. 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 Case No. Attachment C ZA18-0056 Page 4 * New Requirement: Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The Environ mental Coordinator will review the SWPPP. For instructions on how to complete the review of the SWPPP please refer to the Stormwater Management for Construction Sites in: https://www.cityofsouthlake.com/2237/Stormwater-Management-for-Construction-S. SWPPP shall be submitted by second review of the civil construction plans. * NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. * 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. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * Access permit is required prior to construction of the driveway on FM 1709, FM 193 8 or SH 114. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. * A right of way permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City’s sewer, water or storm sewer system. * 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) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: Canopy height above fire lane must be a minimum of 14 feet; p lans indicate a 14’ 0” height. Public Works Traffic Division Stephanie Taylor Transportation Manager Phone: 817-748-8216 Email: staylor@ci.southlake.tx.us Case No. Attachment C ZA18-0056 Page 5 SITE PLAN: 1. If the northernmost driveway will be reconstructed, do so in accordance with ADA guidelines to facilitate pedestrian access. There should be a minimum 5’ wide surface with a max 2% slope toward Carroll Ave across the driveway, and it should tie in seamlessly to the sidewalks on either side of the driveway. 2. If available parking will be significantly reduced during the school year, create a parking management plan which includes temporary parking areas for staff. 3. Show proposed locations of monument signs so that they can be reviewed for sig ht distance concerns. _______________________________________________________________________________ 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 ZA18-0056 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 EST AG 1360 N CARROLL AVE 7.32 NR 21. ISLAMIC CENTER OF SOUTHLAKE CS 1280 N CARROLL AVE 4.66 NR 22. VILLAGE CHURCH CS 1280 E HIGHLAND ST 6.94 NR Case No. Attachment D ZA18-0056 Page 2 23. CARROLL, ISD CS 1101 N CARROLL AVE 4.63 NR 24. CARROLL, ISD CS 1301 E HIGHLAND ST 1.75 NR 25. PST HOLDINGS LLC SP1 1206 N CARROLL AVE 0.39 NR 26. NORTH CARROLL PROPERTIES LLC SP1 200 N CARROLL AVE 0.49 NR 27. Superintendent of Carroll ISD 2400 N Carroll Ave NR 28. Supt of Grapevine Colleyville ISD 3051 Ira E Woods Ave NR 29. Superintendent of Northwest ISD PO Box 77070 NR 30. Superintendent of Keller ISD 350 Keller Pkwy 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: 0 Case No. Attachment E ZA18-0056 Page 1 Surrounding Property Owner Responses No responses to date