Item 7 SOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
December 30, 2021
CASE NO: ZA21-0093
PROJECT: Site Plan for Lonesome Dove Baptist Church Addition
EXECUTIVE
SUMMARY: On behalf of Lonesome Dove Baptist Church, Kirkman Engineering is requesting
approval of a Site Plan for Lonesome Dove Baptist Church Addition on property
described as Lot 1 R1 R, Block 1, Lonesome Dove Baptist Church Addition, an
addition to the City of Southlake, Tarrant County, Texas, and located at 2380
Lonesome Dove Ave. (also called Lonesome Dove Rd.), Southlake, Texas.
Current Zoning: "CS" Community Service District. SPIN Neighborhood #2.
DETAILS: The project is generally located on the west side of Lonesome Dove Ave.
approximately 400' north of Emerald Circle. The west and south property lines
abut the Emerald Estates subdivision and the north property line abuts the
Lonesome Dove Cemetery.
The applicant is requesting approval of a Site Plan to allow an approximately
13,893 square foot worship building with 376 seats to be added on the property.
The Site Data Summary Chart is below.
Mori -
Existing Zoning "CS" Community Service
Land Use Designation Public/Semi-Public
Gross/Net Acreage 6.708 ac. 292,183 s.f.
Proposed Building Floor Area Gross 13,893
Total Building Floor Area (Gross) 30,895
Building Height/Number of Stories 32'-2" and 1 story
Open Space % 55.6%
Impervious Coverage % 44.4%
Total Parking Required (1 per 3 seats) 126
Total Parking Spaces Provided 156
VARIANCES
REQUESTED: 1) Driveway Ord. No. 634, as amended, Section 5.2.d requires a minimum
stacking depth of 75'. A variance is requested to allow a stacking depth of
approximately 40' for all three driveways. A variance was approved with the
previous site plan (ZA99-009)to allow a stacking depth of±40' on all three drives.
Reapproval of the variance is required since the existing use of the driveway is
projected to increase in actual or proposed daily design hour volume by 20% or
more.
Case No.
ZA21-0093
2) Driveway Ord. No. 634, as amended, Section 5.1 requires a minimum throat
width of 24'. A variance is requested to allow the existing throat width of 17'4" for
the center driveway to remain. A variance to allow the 17'4" throat width was
approved with the previous site plan in 1999. Reapproval of the variance is
required since the existing use of the driveway is projected to increase in actual
or proposed daily design hour volume by 20% or more.
3) Zoning Ord. No. 480, as amended, Section 33.19 requires a 5' sidewalk to be
constructed along Lonesome Dove Ave. at the time of construction. A variance
is requested to allow no sidewalk to be constructed along Lonesome Dove Ave.
4) Zoning Ordinance No. 480, Section 39.6.a requires an 8' solid fence to be
constructed where the non-residential use abuts the residentially zoned lots to
the west and south. A variance is requested to allow the existing fences and
vegetation to remain. The Zoning Board of Adjustment approved a variance
(ZBA-313) to the fence requirement in 1999. Reapproval of the variance is
required since the previously approved variance was based on the plot plan
presented at the time. The Zoning Ordinance was amended in 2000 to give City
Council the authority to grant a variance to the screening requirements for non-
residential uses where they abut residentially zoned lots or tracts or lots having
an occupied residential dwelling.
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 29, 2021
(D) Surrounding Property Owners Map & Responses
SPIN Report
Presentation
Narrative Letter
Variance Request Letter
Plans
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA21-0093
BACKGROUND INFORMATION
OWNER: Lonesome Dove Baptist Church
APPLICANT: Kirkman Engineering
PROPERTY SITUATION: 2380 Lonesome Dove Ave. (also called Lonesome Dove Rd.)
LEGAL DESCRIPTION: Lot 1 R1 R, Block 1, Lonesome Dove Baptist Church Addition
LAND USE CATEGORY: Public/Semi-Public
CURRENT ZONING: "CS" Community Service District
HISTORY: - The property was annexed into the City in 1957.
- The "CS" Community Service District zoning was placed on the property
with the adoption of Zoning Ordinance No. 480 and the Official Zoning
Map in 1989.
-A Preliminary Plat(ZA95-040)for Lot 1, Block 1, Lonesome Dove Baptist
Church Addition was approved May 16, 1995.
- A Final Plat (ZA98-132) for Lot 1, Block 1, Lonesome Dove Baptist
Church Addition was approved November 19, 1998 and filed February 8,
1999.
- A Site Plan (ZA99-009) for Lonesome Dove Baptist Church to add an
approximately 5,996 square foot fellowship and education building was
approved March 2, 1999.
- A Variance (ZBA-313) to the minimum parking requirements to allow a
reduction of 14 spaces and to allow 10 spaces to be gravel and a Variance
to the requirement for an 8' solid screen on the west and south property
lines abutting residential properties was approved April 15, 1999.
- A Plat Revision (ZA00-055) for Lots 1 R1 and 1 R2, Block 1, Lonesome
Dove Baptist Church Addition was approved June 20, 2000 and filed
August 9, 2000.
- A Specific Use Permit for the Spanish Garden School (ZA10-030) was
approved December 29, 2010.
-A Site Plan (ZA17-063)to add 12 parking spaces on the church property
was approved October 3, 2017.
- An Amended Plat (ZA20-0022) for Lots 1 R1 R and 1 R2R, Block 1,
Lonesome Dove Baptist Church Addition was approved May 20, 2020
and filed May 26, 2020.
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 future land use designation is Public/Semi-Public.
Purpose and Definition: 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 Mobility and Master Thoroughfare Plan shows Lonesome Dove Ave.
to be a local street. Adequate right of way has previously been dedicated.
Case No. Attachment A
ZA21-0093 Page 1
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan has no recommendations for Lonesome Dove
Ave. A 5' sidewalk is required to be constructed. A variance is requested
to allow no sidewalk to be constructed.
TRANSPORTATION
ASSESSMENT: Existin_g Area Road Network and Conditions
The development shows three driveways onto Lonesome Dove Ave.
Lonesome Dove Ave. is currently a two-lane undivided local street
adjacent to the site.
Traffic ImpacUse t
Floor
OUT OUT
Church 560 30,895 1 281 1 20 1 20 1 26 18
* Vehicle Trips Per Day on a Weekday
* AM-In, AM-Out, PM-In and PM-Out are peak hour of generator on a
weekday
*Based on the ITE: Trip Generation Manual, 7' Edition
Use Seats .. OUT
Church 560 Sunday 376 572 1 123 114
• Vehicle Trips Per Day on a Sunday
*In and Out are peak hour of generator on a Sunday
*Based on the ITE: Trip Generation Manual, 7' Edition
TREE PRESERVATION: There is approximately 6.1% of existing tree cover on the property and a
minimum of 70% of the existing tree cover is required to be preserved. A
maximum of 76.66% of the existing tree cover is proposed to be
preserved.
UTILITIES: There is an existing 8" water line in Lonesome Dove Ave. that serves this
development. An 8' sewer line is being extended to the property from
Emerald Circle to the south.
DRAINAGE: Drainage is proposed to Lonesome Dove Ave. to the east and to a
proposed detention pond at the south of the property from which it will
also be carried to Lonesome Dove Ave.
CITIZEN INPUT: A SPIN meeting was held on December 14, 2021. Please see the meeting
report attached separately.
A 2035 Corridor Planning Committee meeting was not held for this
project.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 29, 2021.
The criteria for approving a variance to Driveway Ordinance No. 634 is
below:
In granting any variance, the City Council shall determine that a literal
enforcement of the regulations herein will create an unnecessary
Case No. Attachment A
ZA21-0093 Page 2
hardship or practical difficulty on the applicant, that the situation causing
the unnecessary hardship is unique to the affected property an 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.
The criteria for approving a variance to Zoning Ordinance No. 480, as
amended, Section 33.19 — Sidewalk Requirements, are below:
The City Council may grant a variance to this regulation where
compliance would present extraordinary difficulties:
i. in the use of the property or;
ii. to construct due to characteristics of the development or
surrounding properties.
General
Development Applies? Comments
Standards
Overlay Regulations Yes The property is in the Residential Adjacency Overlay.
Building Articulation No Exempt from articulation requirements
Masonry Standards No Exempt from masonry requirements
Impervious Coverage Yes Complies
Bufferyards Yes Complies
Interior Landscape Yes Complies
Tree Preservation Yes Tree Preservation Ordinance 585-E applies.
Sidewalks Yes A 5' sidewalk is required along Lonesome Dove Ave. A
variance is requested to allow no sidewalk.
Case No. Attachment A
ZA21-0093 Page 3
Vicinity Map
2380 Lonesome Dove Ave.
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E I ILH I I
251 k & x
Bob
ZA21-0093
Site Plan for Lonesome Dove
Baptist Church
0 460 920 310
r..j Feet
Case No. Attachment B
ZA21-0093 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA21-0093 Review No.: Two Date of Review:12/29/21
Project Name: Site Plan — Lonesome Dove Church
APPLICANT: Sachi Burlingame OWNER: Jason Stover
Kirkman Engineering Lonesome Dove Baptist Church
5200 SH 121 2380 Lonesome Dove Rd.
Colleyville, TX 76034 Southlake, TX 76092
Phone: (817) 488-4960 Phone:
E-mail: sachi.burlingame@trustke.com E-mail: dovechurchpastor@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/29/21 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 Site Plan must conform to the underlying zoning district and the plat.
2. Place the City case number "ZA21-0093" in the lower right corner of all plans for ease of
reference.
3. Please make the following change to the Site Plan (C2.0):
a. Show and label the side and rear building setback lines in accordance with the current
"CS" Community Service District zoning. The required side setback on the north property
line is 15'.
4. On the landscape plans, show and label the width and type of bufferyards along the west and
south boundaries as they are shown and labeled on the Site Plan.
The following informational comments pertain to the requirements in Driveway Ordinance No.
634, as amended).
All three driveways do not meet the minimum required stacking depth of 75'. A variance
was approved with the previous site plan (ZA99-009) to allow a stacking depth of ±40'
on all three drives. The required stacking depth based on the number of parking spaces
shown on the previously plan was 50'. A variance to stacking depth must be approved
again with the current request due to the increase in the building area and the number
of parking spaces. A variance is requested to allow a stacking depth of±40' on all three
drives.
The center driveway does not meet the minimum required driveway throat width of 24'.
A width of approximately 17'4" is shown. A variance was approved with the previous site
plan (ZA99-009). A variance to throat width must be approved again with the current
request due to the increase in the building area and the number of parking spaces. A
variance is requested.
Case No. Attachment C
ZA21-0093 Page 1
Per Zoning Ord. No. 480, as amended, Section 33.19, a 5' sidewalk is required along
Lonesome Dove Rd. A variance is requested to allow no sidewalk to be constructed.
A minimum 8' screening device meeting the requirements of Ordinance 480, Section 39 is
required along all boundaries abutting residential property. The Zoning Board of Adjustment
granted a variance to this requirement in 1999 at the time the previous site plan was being
processed (ZBA-313). The addition of the new sanctuary building requires reapproval of a
variance to the screening requirement since the Zoning Board of Adjustment approval was
based on the site plan being processed at the time. A variance is requested to allow the existing
fencing and vegetation to remain as is.
The required construction materials in Masonry Ordinance No. 557-A, Section 1.b and the
masonry requirements in Zoning Ordinance No. 480, as amended, Section 43, Residential
Adjacency Standards, Sections 43.13.a.1 appear to not be met on each elevation. A variance
to the Masonry Ordinance and to the masonry requirements in the Residential Adjacency
Standards would typically be required, but these requirements are exempted by HB 2439 of 86th
Legislature of the State of Texas. All materials must meet applicable building codes.
All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill-over.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. Please provide the existing tree cover calculations on the Tree Conservation Plan. The
existing tree cover calculations consist of the total percentage of existing tree cover on the
property, the total percentage of existing tree cover proposed to be removed, and the total
percentage of existing tree cover 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.
Case No. Attachment C
ZA21-0093 Page 2
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on Minimum percentage of the
the entire site existing tree cover to be
preserved*
0% —20% 70%
20.1 —40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. The proposed building exceeds both 30% of the floor area of the existing building and 5,000
square feet. New construction greater in size than 30% of the existing building or greater than
5,000 square feet shall require compliance with the Landscape Ordinance as it applies to the
entire square footage of the existing building and proposed addition, and compliance with the
Bufferyards Regulations within the Zoning Ordinance — Section 42. The plant quantities in the
Interior Landscape and Bufferyard Summary Charts indicate compliance with the current
landscape requirements.
2. A variance is requested to allow the existing fences and vegetation to remain along the south
and west property lines. There is no fence requirement with a Type C bufferyard, so remove "8'
wood fence" from the south and west required and provided rows in the Bufferyard Summary
Chart.
3. Label all required bufferyards by width and type on the Site Plan and Landscape Plan. West -
10' Type `C', East — none required, North — none required, South — 10' Type `C'.
4. The proposed parking landscape islands in the northwest corner toward the north end of the
proposed rear parking are smaller than 12' wide. 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.
5. 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. Turf grass
is not allowed in parking planter islands. Planter islands which have light poles for lighting the
parking areas may substitute two (2) understory/accent trees for the required canopy tree.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA21-0093 Page 3
Public Works/Engineering Review
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy(o-)_ci.south lake.tx.us
UTILITY COMMENTS:
1. The proposed fire hydrant and waterline up to the hydrant shall be a public line within a dedicated
easement. Please remove the proposed fire hydrant from the 8" building fire line, or connect it
prior to the double check valve.
DRAINAGE COMMENTS:
2. Below is an excerpt from the most current iSWM manual, updated in April 2020. The calculated
100-year, 10-min. value is 10.02
51t,'P'J Iccl nlcal Pdanl.al Hy'croloc?f
Table 5.15 AMS-based precipitation frequency estimates for Tarrant County(inches)
Average recurrence interval(years)
Duration
1 2 5 10 25 50 100 200 500 1000
5-min 0.405 0.439 0.572 0.673 0.807 0.909 1.012 1.117 1.261 1.371
10-min 0.649 0.704 0.919 1.081 1.297 1.462 1.627 1.791 2.008 2.171
15-min 0.807 0.875 1.137 1.336 1.601 1.801 2.004 2.212 2.493 2.711
30-min 1.117 1.210 1.570 1.842 2.203 2.475 2.752 3.041 3.436 3.746
60-min 1.449 1.572 2.047 2.408 2.888 3.248 3.619 4.011 4.553 4.983
INFORMATIONAL COMMENTS:
Submit 22"x34" civil construction plans and a completed Construction Plan Checklist to the
Public Works Department through the online customer self service portal located here: CSS
(cityofsouthlake.com). 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
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
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.
A Developer Agreement will 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.
*=Denotes informational comment that don't need to be addressed until Civil Construction Submittals.
Case No. Attachment C
ZA21-0093 Page 4
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
All previous comments have been addressed. The comments below are informational.
GENERAL COMMENTS:
The required backflow protection (double check valve) for the sprinkler systems can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in
a vault.
Riser rooms shall be a minimum of 5'X5' if the double check is located in a vault, or a minimum
of 6'X6' if it is located on the riser.
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant, and within 50 feet of fire department fire lanes on the property. (FDC location not
indicated on the plans)Add FDC location, wall mount or remote connection to meet the distance
requirements or add a fire hydrant.
FIRE LANE COMMENTS:
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (Per 2018 I.F.C. Sec. 503.2.4).
Fire apparatus access needs to be provided within 250 feet of all exterior portions of the
perimeter of buildings on a "hose-lay" basis for sprinkled buildings and 150 feet for un-sprinkled
buildings. Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24
feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds
GVW).
FIRE HYDRANT COMMENTS:
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations that have
both un-sprinklered and sprinklered buildings.
Case No. Attachment C
ZA21-0093 Page 5
General Informational Comments
A SPIN meeting was held on December 14, 2021.
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 except as exempted.
The applicant should be aware that prior to issuance of a building permit a a fully corrected site
plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all
required fees must be paid. This may include but not be limited to the following fees: Park Fee,
Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
In addition to the City of Southlake impact fees, please be aware that through the wholesale
water customer contract with the City of Fort Worth, all new water connections are required to
pay the City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based
on the final plat recordation date and building permit issuance. The applicant is encouraged to
review the City of Fort Worth's assessment and collection of Impact Fees Guide to determine
the fee amount.
Denotes Informational Comment
Case No. Attachment C
ZA21-0093 Page 6
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
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SPO # Owner 6 Zoning Physical Address Acreage Response
1. BURT,TIMOTHY SF1-A 1400 EMERALD CIR 1.14 NR
2. PONDER TRUST REVOCABLE TRUST SF1-A 1450 EMERALD CIR 1.27 NR
3. SCHILLING,AUGUST SF1-A 1260 TAYLOR ST 0.95 NR
4. DEBORAH JANSEN TRUST SF1-A 2409 TAYLOR ST 0.88 NR
5. SWAIN, GREGORY E SF1-A 2407 TAYLOR ST 1.04 NR
MUSTELL, HEATHER A SF1-A 2405 TAYLOR ST 1.00
7. HOSKINS, KATHERINE SF1-A 1350 EMERALD CIR 1.20 NR
8. LONESOME DOVE HOLDINGS INC AG 2589 LONESOME DOVE AVE 0.46 NR
9. RPRL LIVING TRUST SF1-A 1490 EMERALD CIR 1.26 NR
10. SCHUG, KEVIN A SF1-A 2413 TAYLOR ST 1.09 NR
11. CALLAHAN REVOCABLE TRUST SF1-A 2411 TAYLOR ST 0.97 NR
12. IDOSKI, GAZIM SF1-A 12311 LONESOME DOVE AVE 1.01 NR
3. LONESOME DO RCH M LOUV
14. SOUTHLAKE, CITY OF RPUD 1225 MCCRAE TRL 7.99 NR
15. VE BAPTIST CHURCH CS 2384 LONESOME DOVE AV F
16. SCHUG, KEVIN SF1-A 2415 TAYLOR ST 1.63 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment D
ZA21-0093 Page 1
Notices Sent within 300': Fourteen (14)
Responses Received within 300': Two (2) —Attached
Responses Received outside 300': One (1)—Attached
Case No. Attachment D
ZA21-0093 Page 2
Responses Received from Within the 300' Notification Area
Richard Schell
From: noreply@civicplus.com
Sent: Friday, December 24,2021 11:01 AM
To: Ken Baker; Dennis Killough; Madeline Oujesky;Patty Moos;Richard Schell; Randi Fracassi; Lydia Ruiz
Subject: Online Form Submittal: Planning&Zoning Case Input Form
Planning & Zoning Case Input Form
Project Name Site Plan for Lonesome Dove Baptist Church Addition
Planning&Zoning Case ZA21-0093
Number
Project Location 2380 Lonesome Dove
I am: Opposed
Comments/Explanation Emerald Estates Engaged Citizens' Input for the Lonesome
Dove Baptist Church Expansion
With respect to a few fundamental human values this project
can be completed in a manner acceptable to all parties
involved and affected.
I am opposed to the execution of this project as proposed in
the presentation during the SPIN meeting and as proposed in
the Planning&Zoning packet.
The Lonesome Dove Baptist Church (Church)is completely
surrounded by residential properties. Predominately in
Southlake, but a portion in Grapevine.
The primary concerns of the engaged citizens are
Drainage
Noise during construction
Community engagement during construction
Protecting property values
Light pollution and light trespass
Additional traffic
Lack of safe pedestrian access
Drainage
The project as completed and during construction must ensure
that adequate drainage is maintained such that it maintains or
improves the drainage of adjacent properties.
i
Case No. Attachment D
ZA21-0093 Page 3
Noise during construction
The project during work must only be executed during
weekdays during normal business hours(8am to 5pm).
Additionally,loud music and other similar disruptive noises that
aren't directly due to construction must be banned.
Community engagement during construction
At least weekly meetings should be held during construction
that start between 5 pm and 6 pm and that last at least 15
minutes or while engaged citizens are still asking
questions/expressing concerns or whichever is longer.
There shall be a Church contact available by phone during
construction hours that can be contacted to immediately to
address engaged citizens'concerns.
Protection of property values
There are currently two different building facades between the
three existing buildings.The renderings of the new structure
show a third style of facade.All three of these must match.The
three existing buildings must be made to match the new style
or the new building and three old buildings must be made to
match one of the existing styles.
The required 8' barrier between the residential and non-
residential uses must completely surround all of the church
property on the north,west and south boundaries and should
be constructed of a steel and concrete base and structure with
stone facade that will require a minimum of maintenance,stand
the test of time and provide additional residential protection
from noise, light and other intrusions from the Church property.
There must be evergreen plantings(such as a Eastern Red
Cedar,Juniperus virginiana)on the church side that grow
above the 8'height of the barrier.These will add additional
sound deadening and light attenuation.
This barrier should be constructed prior to other construction
and the plantings should be made prior to other construction,
although it is understood that plants take time to grow.
Hardwood trees shall be planted in the open field to the west
and south of the existing church buildings to replace in triplicate
the trees being removed for the new church expansion.These
trees should be spaced adequately and shall be protected by
the latest version of the City Tree Preservation Ordinance.The
z
Case No. Attachment D
ZA21-0093 Page 4
project as-is shows removing 15 mature trees and replacing
with 14 Cedar Elm trees of 3"caliber 12 to 15'in height.
Additional trees of the same or similar must be placed around
and adjacent to the propoed retention pond and in the open
field.
The proposed parking lot comes entirely too close to the
property lines of multiple residences.
There is no need for lighting on the parking lots.The church(in
their own words)only wants to have one service and that is
during the day on Sunday.All exterior lighting must be
removed from project.All existing exterior lighting must be
permanently turned off. Deed restrictions must be put in place
the ban the use of exterior lighting and of the use of the
property outside of daylight hours.
The existing house on the property must be deed-restricted
from use for rental purposes and only for use of the lead Pastor
of the church.
The location of the proposed dumpster pen and screening is
completely unacceptable.This must be moved adjacent to the
proposed southeast corner of the new proposed structure and
the existing residential house. I can't imagine why I should
have to have the dumpsters close to my house and not close to
the residence that the Pastor is supposed to be using.
Alternatively the dumpster pen could be placed directly
adjacent to the north of the existing structures.
Light pollution and light trespass
The proposed lighting locations are completely antithetical to
the residential uses that completely surround the Church.The
existing and proposed lighting must be eliminated as there is
no need for them in the use today and the proposed uses.
Only light fixtures that have received the International Dark Sky
Association's(IDA)seal of approval must be used for outdoor
lighting and follow the IDA's model lighting ordinance Lighting
Zone 0.
All outdoor lighting must turn off 100%at the end of civil twilight
in the evening and not turn back on until the beginning of civil
twilight the following morning. If activities are occurring at the
Church after civil twilight then the lights should turn off
automatically after 5 minutes of no movement triggering motion
sensors. Only the lights in the area of movement must be
automatically turned on,all other lights must stay off.
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Case No. Attachment D
ZA21-0093 Page 5
No portion of the light beams shall trespass outside of Church
property.All lights shall be shielded such that they only shine in
a cone downward at no more than a 45 degree angle.
All lights must be installed so they are no higher than 10 ft off
the ground.
Existing lighting shall be replaced and upgraded to meet the
same standard.
Additional traffic
While there are no easy fixes for this,every effort must be
made to minimize traffic impacts to the surrounding residential
spaces.
There must be gates(equipped with Knox boxes for fire
access)installed blocking regular traffic access to the side and
back portions of the Church property from at least the end of
civil twilight in the evening until the beginning of civil twilight in
the morning.These can be equipped with keypads or other
access devices for early or late Church-related functions and
with coils so vehicles can leave but not re-enter.Conceivably
these gates could be used to restrict access to the back and
side parking areas at all times other than the times directly
adjacent to the Sunday service.
Lack of safe pedestrian access
The length of the property adjacent Lonesome Dove Rd from
the northeast corner of the cemetery to the southeast corner by
the Church-owned house must have a continuous concrete
sidewalk installed.
By addressing these matters in a prompt and engaged manner
the Church will earn the full and vociferous support of the
affected residents.
There are also multiple viable alternatives to this project that
the Church appears to be rejecting.
One alternative would be to hold multiple services. For
example, Gateway Church holds 3 services on Saturday and 3
on Sunday and is clearly an extremely successful church.
A second would be to acquire another property(a recent
search showed a religious oriented structure available in Keller
for$1.1 million)in order to"plant"another Church. Reverend
Stover had expressed the desire to plant another Church in the
future but only after this existing Church is made larger. By
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Case No. Attachment D
ZA21-0093 Page 6
acquiring another property and renovating the existing property
the Church achieves their goals while preserving the character
of the residential properties that completely surround it.
Additionally this option could conceivably cost quite a bit less
than the proposed modifications.Additionally scientific
research has shown(starting with a peer-reviewed paper by
Robin Dunbar et al published in 1992)that the human cognitive
limit for relationships is 150.This has been supported in later
research to holding true over multiple mediums of connect(eg
Facebook). So while I applaud the desire of the pastor to grow
the Church it is clear that the current stated success is mostly
likely due to the small size. By enlarging the Church will have
to change and just turn into another Gateway.
A third alternative would be to relocate the Church to a property
that is not completely surrounded by residences that would
allow them to grow as they think they need.They could sell the
existing property for residential development(barring the
cemetery and some parking for that)and use the added funds
to build a structure that will even further show their commitment
to God.
Additionally since it seems all of the sudden with minimal
notification this project is being shoved through the system I
am specifically requesting that no city meetings be held on this
until March of 2022.This will give the concerned residents time
to engage directly with the Church to develop viable
alternatives rather than the City acting as an arbiter.
I am also formally requesting that any and all conflicts of
interest between the Church, city employees, city council
members and planning&zoning commissioners be declared
and result in recusal from participation in the design and
approval of this project.
I was initially lukewarm on this project and thought that some
small changes would make it acceptable. It has become clear
to me while reviewing the detailed plans that this will not be
acceptable without significant changes. It is too bad that there
wasn't earlier engagement with the residents that completely
surround the Church property.As-is this project would result in
visible and vocal protests against it and completely destroy the
relationships of the neighboring attendees of the Church and
those of us that choose other forms of community participation
and worship.
I can't wait for the opportunity to provide my inputs at the
workshop prior to the Planning&Zoning meeting and during
s
Case No. Attachment D
ZA21-0093 Page 7
the formal Planning&Zoning meeting.
Thank You
Robert Mustell and Family
First Name Robert
Last Name Mustell
Address 2405 Taylor Street
Address2 Field not completed.
City Southlake
State Texas
Zip 76092
Disclaimer
This form is to provide feedback on planning &zoning-related requests. Your
comments are placed in the related case file as a matter of public record and
forwarded to the Planning&Zoning Commission and City Council if action is
required by these bodies. Your submission of this form shall not be considered a
formal protest under Section 211.006(d) of the Texas Local Government Code
unless your signature is uploaded and submitted with this form.
Disclaimer Yes, I understand
Acknowledgment
Signature(For Formal PNG image 2.png
Protests)
Receive an email copy of
this form
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6
Case No. Attachment D
ZA21-0093 Page 8
Richard Schell
From: noreply@civicplus.com
Sent: Wednesday,December 29,2021 9:51 PM
To: Ken Baker;Dennis Killough; Madeline Oujesky;Patty Moos; Richard Schell; Randi Fracassi;Lydia Ruiz
Subject: Online Form Submittal:Planning &Zoning Case Input Form
Planning & Zoning Case Input Form
Project Name Lonesome Dove Baptist Church
Planning&Zoning Case ZA21--0093
Number
Project Location 2380 Lonesome Dove Rd
I am: In Favor
Comments/Explanation As the pastor of the church, let me say,the growth of our
church is a reflection of the growth in the community of
Southlake.Our church is flourishing in part because the
community is flourishing.Over the years we've celebrated the
growth and development of our neighbors all around. Excited to
grow and develop along with the community. Excited to have a
church that reflects the growth and development of the city.
First Name Jason
Last Name Stover
Address 2380 Lonesome Dove Rd
Address2 Field not completed.
City SOUTHLAKE
State TX
Zip 76092
Disclaimer
This form is to provide feedback on planning&zoning-related requests. Your
comments are placed in the related case file as a matter of public record and
forwarded to the Planning&Zoning Commission and City Council if action is
required by these bodies. Your submission of this form shall not be considered a
formal protest under Section 211.006(d) of the Texas Local Government Code
unless your signature is uploaded and submitted with this form.
i
Case No. Attachment D
ZA21-0093 Page 9
Disclaimer Yes. I understand
Acknowledgment
Signature(For Formal Stover-Jason-signature i 1).pdf
Protests)
Receive an email copy of
this form
Email not displaying correctly? in ;oui Lny:^rsor
2
Case No. Attachment D
ZA21-0093 Page 10
Responses Received from Outside the 300' Notification Area
Richard Schell
From: noreply@civicplus.com
Sent: Thursday, December 30, 2021 11:50 AM
To: Ken Baker; Dennis Killough; Madeline Oujesky; Patty Moos; Richard Schell; Randi Fracassi; Lydia Ruiz
Subject: Online Form Submittal: Planning &Zoning Case Input Form
Planning & Zoning Case Input Form
Project Name Dove church
Planning&Zoning Case ZA21-0093
Number
Project Location 2380 lonesome dove rd
I am: In Favor
Comments/Explanation Such an exciting time for this church.We are personally
invested in this church expansion and have witnessed the
elders and leadership consider all options and possibilities
when it comes to the future of the dove. I'm proud of the way
they have sought counsel and advice of others who have been
a part of church expansions in the past.We support this
expansion and can't wait to see how it all comes together.
First Name Josh
Last Name Holcombe
Address 1224 Indian Trail Road
Address2 Field not completed.
City Roanoke
State TX
Zip 76262
Disclaimer
This form is to provide feedback on planning&zoning-related requests. Your
comments are placed in the related case file as a matter of public record and
forwarded to the Planning&Zoning Commission and City Council if action is
required by these bodies. Your submission of this form shall not be considered a
formal protest under Section 211.006(d) of the Texas Local Government Code
unless your signature is uploaded and submitted with this form.
i
Case No. Attachment D
ZA21-0093 Page 11
Disclaimer Yes, I understand
Acknowledgment
Signature(For Formal C6F08D15-20C6-481A-868F-10F61CB48BE4.png
Protests)
Receive an email copy of
this form
Email not displaying correctly?View it in your browser.
2
Case No. Attachment D
ZA21-0093 Page 12