Item 7Case No.
ZA19-0043
S T A F F R E P O R T
August 30, 2019
CASE NO: ZA19-0043
PROJECT: Site Plan for Rockenbaugh Elementary School
EXECUTIVE
SUMMARY: On behalf of Carroll ISD, Hart Gaugler & Associates is requesting approval of a
Site Plan for Rockenbaugh Elementary School on property described as Lot 1,
Block 60, Timarron Addition, an addition to the City of Southlake, Tarrant County,
Texas and located at 301 Byron Nelson Parkway, Southlake, Texas. Current
Zoning: “R-PUD” Residential Planned Unit Development District. SPIN
Neighborhood #9.
DETAILS: This project is located on the east side of Byron Nelson Parkway, just south of
Zena Rucker Road.
The purpose of this item is to gain approval for the construction of approximately
10,467 square feet of additional classroom space, modify driveways, and add
parking spaces and covered walkways. The proposed site plan also includes the
relocation of existing playground areas and shade structures.
As part of the plan, the traffic circulation is being adjusted to allow more on site
stacking. This is being done through the addition of pavement along the south
side of the property. Traffic will be able to double stack and merge into one lane
after the proposed pick up area.
In the middle of the site, a left turn lane for busses only is proposed. This will be
gated to prevent neighborhood traffic from entering the site. A Traffic Circulation
Memo has been submitted by the applicant and provided with the meeting packet
materials for review. The school currently only has five (5) busses servicing the
site so traffic will be minimal. The applicant has indicated that bus traffic is limited
to southbound traffic only.
On the north side of the parking lot, the applicant is proposing to add 63 parking
spaces. During special events, this will reduce the amount of parking taking place
in the neighborhoods. This new parking will also plan for a future connection to
Zena Rucker Road.
Case No.
ZA19-0043
Site Data Summary
Existing Zoning R-PUD
Land Use Designation Public/Semi-Public
Lot Acreage 15.357
Existing Building Footprint 77,523
Proposed Building Footprint 98,901
Required Parking 149 spaces
Existing Parking 161 spaces
Proposed Parking 224 spaces
Existing Impervious Coverage 34.6%
Proposed Impervious Coverage 40.2%
VARIANCE
REQUESTS: Building Articulation – variance to requirements in Zoning Ordinance No. 480,
as amended, for horizontal and vertical articulation, allowing building addition as
shown on the proposed elevations. The building elevations are in alignment with
the existing buildings on campus. The addition will match aesthetic and detailing.
Landscaping – variance to Landscape Ordinance No. 544-B, Sections 3.3 and
3.4, requesting relief from additional interior landscape requirements and
additional landscape requirements relating to the increase in parking.
Tree Preservation – variance to Tree Preservation Ordinance No. 585-E;
requesting that any trees impacted by the building addition or additional parking
will not be mitigated. The resulting overall preservation is approximately 89.75%.
Bufferyards – variance to Zoning Ordinance No. 480, as amended, Section 42,
to allow existing bufferyards to remain. Where bufferyards are impacted by new
site parking, requesting that any trees removed not be mitigated.
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 August 29, 2019
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only)
Presentation
Narrative
Plans
Traffic Circulation Memo
SPIN Report
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
Case No. Attachment A
ZA19-0043 Page 1
BACKGROUND INFORMATION
OWNER: Carroll ISD
APPLICANT: Hart Gaugler & Associates
PROPERTY SITUATION: 301 Byron Nelson Parkway
LEGAL DESCRIPTION: Lot 1, Block 60, Timarron Addition
LAND USE CATEGORY: Public / Semi-Public
CURRENT ZONING: “R-PUD” – Residential Planned Unit District
HISTORY: The Site Plan for Rockenbaugh Elementary School was approved by the
City on September 3, 1996. (ZA96-086)
A Revised Site Plan adding square footage to the building was approved
on June 1, 1999. (ZA99-043)
A Revised Site Plan adding a 400 square foot (20’ x 20’) Shade Structure
(standing seam metal roof) was approved August 15, 2000. (ZA00-083)
A Revised Site Plan adding approximately 2,532 square feet in shade
structures (cloth type roofing material) was approved August 5, 2008.
(ZA08-054)
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 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.
PATHWAYS
MASTER PLAN: A 6 foot wide sidewalk is currently constructed along the east side of
Bryon Nelson Parkway.
TREE PRESERVATION
AND LANDSCAPE: The applicant has requested a variance to allow for approximately 31
trees to be removed, being approximately 27.72% of the existing tree
canopy without mitigation. The resulting overall preservation is
approximately 89.75%. The applicant is also requesting that any
landscaping requirements as a result of the building addition or additional
parking be waived.
Case No. Attachment A
ZA19-0043 Page 2
CITIZEN INPUT: A SPIN meeting was held for this project on August 13, 2019.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated August 29, 2019.
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 requirements 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 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:
Case No. Attachment A
ZA19-0043 Page 3
(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.
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
ZA19-0043 Page 1
Case No. Attachment C
ZA19-0043 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA19-0043 Review No.: One Date of Review: 08/29/19
Project Name: Site Plan – Rockenbaugh Elementary Addition
APPLICANT: Hart Gaugler & Associates OWNER: Carroll ISD
John Blacker John Haugen
12801 N. Central Expressway 2400 N. Carroll Ave.
Phone: 972-239-5111 Phone: 817-949-8222
Email: jblacker@hartgaugler.com Email: john.haugen@southlakecarroll.edu
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 8/19/19 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 located within an R-PUD and adjacent to residential property. The proposed
addition 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. Variance Requested
2. The applicant has requested variances for relief from the interior landscaping requirements and
to allow the bufferyard landscape to remain as it currently exists. Variances Requested
3. The applicant has requested a variance for relief from tree removal mitigation. Variance
Requested
4. Please include the existing tree cover calculations in %; the percentage of existing cover, the
percentage of existing tree cover to be removed, and the percentage of existing tree cover to
remain on the Tree Conservation Plan.
* Please be aware when submitting for a building permit, any variation from the approved site
plan, elevations and associated plans may require further City Council approval.
* All development must comply with the underlying zoning district regulations.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Case No. Attachment C
ZA19-0043 Page 2
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
1. The applicant is requesting a variance to the Tree Preservation Ordinance for the removal of
trees for the construction of the building addition and additional parking. The variance is
requesting that the removal of trees not be required to be mitigated.
The required tree preservation is based on the total percentage of existing tree cover on the
property. But some of the trees were planted to meet the interior landscape and bufferyards
regulations during previous development phases. Depending on what percentage of existing
tree cover is on the site and what percentage of the tree cover is proposed to be preserved, a
variance may not be need. Please include on the Tree Conservation Plan the existing tree cover
calculations of the percentage of existing cover, the percentage of existing tree cover to be
removed, and the percentage of existing tree cover to remain.
* 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.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall
consider the application for a Conservation Analysis or Plan in conjunction with the
corresponding development application (as established in Table 1.0). The Planning and Zoning
Commission shall review the application and make a recommendation to the City Council
regarding the application. The City Council shall approve the Plan or Analysis if the Council
finds that the Plan or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so
as to maximize the preservation of environmental features of the property including
mature tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
Case No. Attachment C
ZA19-0043 Page 3
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
v. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to
this Ordinance.
* 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 constr ucted do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
* The applicant is requesting a variance to the Landscape Ordinance interior landscape and
parking lot requirements, and the Bufferyards Regulations. No additional or replacement
landscaping is proposed.
Interior Landscape and Parking Landscape Requirements:
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.
All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with
the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter
islands which have light poles for lighting the parking areas may substitute two (2)
understory/accent trees for the required canopy tree.
Parking lot islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-
edge if no curb is intended and shall be equal to the length of the parking stall.
Bufferyard Regulations Requirement:
The proposed building addition exceeds 5000 square feet.
New construction which increases the square footage of the existing building by thirty percent
(30%) or greater than or which exceeds 5,000 square feet shall be required to meet the
bufferyard requirements herein.
* Indicates informational comment.
Case No. Attachment C
ZA19-0043 Page 4
# Indicates required items comment.
Public Works/Engineering Review
Steven 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.
SITE PLAN:
1. The new drive is shown as fire lane; the curb returns will need to have 20 ft. radii.
DRAINAGE COMMENTS:
1. Both DMAPs need to show flow arrows and the drainage systems.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
WATER/SEWER COMMENTS:
2. The water line to be abandoned must have the ends plugged if left in place.
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
* Provide Stormwater Pollution Prevention Plan (SWPPP) per TXR150000. The plan must include
all required elements in Part III, Section F of the permit. The Environmental 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.
* 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
Public Works/Traffic Review
Stephanie Taylor
Case No. Attachment C
ZA19-0043 Page 5
Transportation Manager
Phone: (817) 748-8216
E-mail: staylor@ci.southlake.tx.us
Site Plan:
1. Pending approval from the Fire Department, position the speed table near the front of the
school so that it is more centered on the sidewalk.
2. The existing speed bump will no longer be needed if the proposed speed table is installed.
3. Consider using the speed table as a raised crosswalk, which has crosswalk markings across
the level surface.
4. Provide details regarding dimensions and markings for proposed speed tables.
5. Creating a bus entrance that is more offset from Parkwood would do more to deter through
movements from the neighborhood than the proposed curvature.
Landscape Plan:
6. Add the following to the maintenance note: “Per AASHTO’s recommendations in the “A Policy
on Geometric Design of Highways and Streets,” the landscaping shall not obstruct sight
distance for left turning vehicles (minimum 225’ feet) or for right turning vehicles (minimum
195’) from the site’s driveways.
Circulation Study:
7. Refer to the preferred alternative as Option 4 either in the section title or the first sentence of
the section. It is referred to as Option 4 in the third paragraph, but this reference would be
clearer were it placed closer to the beginning of the section.
Fire Department Review
Kelly Clements
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 was held for this project August 13, 2019.
* 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 right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
Case No. Attachment C
ZA19-0043 Page 6
* 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.
* 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.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall,
stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3-step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco
finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS
–exterior insulation and finish systems, hardi plank, or other materials of similar characteristics)
shall not be considered a masonry material.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non-Residential Buildings.
* 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.
* Denotes Informational Comment
Case No. Attachment D
ZA19-0043 Page 1
SURROUNDING PROPERTY OWNERS
Owner Zoning Physical Address Acreage Response
1. WHITSON, STEVEN K RPUD 603 PARKWOOD DR 0.24 NR
2. OBREGON, TROY RPUD 605 PARKWOOD DR 0.31 NR
3. TIMARRON OWNERS ASSN INC RPUD 400 BYRON NELSON
PKWY 0.70 NR
4. BERGER, MICHAEL RPUD 403 PARKWOOD CT 0.35 NR
5. POSPISIL, MARK RPUD 405 PARKWOOD CT 0.29 NR
6. TIMARRON OWNERS ASSN INC RPUD 451 BYRON NELSON
PKWY 0.21 NR
7. TIMARRON OWNERS ASSN INC RPUD 700 GREYMOOR PL 5.78 NR
8. THE HORNYAK FAMILY LIVING
TRUS RPUD 410 PARKWOOD CT 0.63 NR
9. DOWNEY, DAVID RPUD 701 GREYMOOR PL 0.33 NR
10. ZHOU, LILIN RPUD 705 GREYMOOR PL 0.27 NR
11. OBERDICK, JONATHAN RPUD 707 GREYMOOR PL 0.29 NR
12. PIGGOTT, JULIE RPUD 703 GREYMOOR PL 0.28 NR
13. MCDEVITT, COLIN RPUD 709 GREYMOOR PL 0.28 NR
14. ADMA, SUMANA RPUD 711 GREYMOOR PL 0.26 NR
15. REILLEY, TIMOTHY RPUD 713 GREYMOOR PL 0.26 NR
16. REID, CHARLES B RPUD 715 GREYMOOR PL 0.25 NR
17. SWOYER, RANDALL L RPUD 717 GREYMOOR PL 0.25 NR
18. DOTSON, PAUL J RPUD 719 GREYMOOR PL 0.25 NR
19. HOLTZ, KEITH M RPUD 721 GREYMOOR PL 0.27 NR
20. WOLF, PAUL RPUD 723 GREYMOOR PL 0.26 NR
21. GURUNATHAN, SHANKAR RPUD 725 GREYMOOR PL 0.28 NR
Case No. Attachment D
ZA19-0043 Page 2
22. QURESHI, AIJAZ H RPUD 727 GREYMOOR PL 0.24 NR
23. HUNT, BRYAN T RPUD 729 GREYMOOR PL 0.32 NR
24. SOUTHLAKE, CITY OF CS 307 PARKWOOD DR 12.69 NR
25. RCCK ENTERPRISES LLC O1 200 PECAN CREEK DR 0.91 NR
26. DAR PROPERTIES THIRTEEN LLC RPUD 600 ZENA RUCKER RD 0.99 NR
27. MILILANI INV ZENA LLC RPUD 601 ZENA RUCKER RD 1.07 NR
28. HCP CRS2 LTACH-BAYLOR
SOUTHLAK SP1 731 E SOUTHLAKE BLVD 4.52 NR
29. DEVANE CLARKE PARTNERSHIP LTD SP2 731 ZENA RUCKER RD 2.30 NR
30. CARROLL, ISD RPUD 301 BYRON NELSON
PKWY 15.60 NR
31. RUCKER, ZENA SULLIVAN TR AG 650 S CARROLL AVE 49.35 NR
32. RUCKER, ZENA SULLIVAN TR RPUD 317 MATTHEWS CT 0.50 NR
33. LANDLOCK LLC RPUD 304 MATTHEWS CT 0.45 NR
34. LANDLOCK LLC RPUD 308 MATTHEWS CT 0.49 NR
35. LANDLOCK LLC RPUD 312 MATTHEWS CT 0.50 NR
36. RUCKER, ZENA SULLIVAN TR RPUD 316 MATTHEWS CT 0.52 NR
37. LANDLOCK LLC RPUD 300 MATTHEWS CT 0.31 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-seven (37)
Responses Received 200’: None (0)