Item 6B
Department of Planning & Development Services
S T A F F R E P O R T
April 1, 2009
CASE NO: ZA08-115
PROJECT: Specific Use Permit for
Covered Parking
REQUEST:
On behalf of Dr. Brad Moss, Blake Architects is requesting approval of a Specific Use
Permit for detached covered parking (carports) at a the proposed professional office
buildings at 1210 N. Carroll Avenue. In conjunction with this application is a Zone
ZA08-066
Change and Site Plan approval request (). The specific use permit being
requested consists of one (1) carport located towards the rear of the property behind
the dental office building as shown on the site plan. The carport consists of a total 6
covered spaces 9’ x 20’ each in size and the entire structure is 65’ 10” x 20’ making
1,316 sq feet of covered parking.
VARIANCE
REQUEST:
The following variances are being requested:
Roof:The roof of a detached carport shall be pitched and constructed of the
1)
same materials as the roof of the principal building. The roof of an attached
carport shall be constructed in the same roof style and with the same materials
as the roof of the principal building.
ACTION NEEDED: Conduct public hearing
1)
Consider approval of a specific use permit for covered parking
2)
(carport)
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Variance Exhibit
(E) Specific Use Permit Review Summary No. 2, Dated 2/13/09
(F) Surrounding Property Owners Map
(G) Surrounding Property Owners Responses
(H) Resolution No. 09 – 017
for Commission and Council Members Only
(I) Full Size Plans ()
STAFF CONTACT: Dennis Killough (817) 748-8072)
Daniel Cortez (817) 748-8070
Case No.
ZA 08-115
BACKGROUND INFORMATION
OWNER:
Dr. Brad Moss
APPLICANT:
Blake Architects
PROPERTY SITUATION:
1210 N. Carroll Avenue
LEGAL DESCRIPTION:
Block 1, Lot 2 & a portion of Lot 3, Chivers Park Addition
LAND USE CATEGORY:
Mixed Use
CURRENT ZONING:
O-1 Office District
HISTORY:
- Zoning change was approved from “AG” agricultural district to “LC” light
commercial district in April 1985 under Zoning Ordinance No. 261, as
amended;
- “R-1” retail one district was approved on the property with the adoption of in
April of 1989 under Zoning Ordinance No. 334, as amended;
- The subdivision plat for Lots 1, 2 & 3, Block 1 Chivers Park was approved on
June 20, 1989 and recorded in the County January 11, 1990.
- “O-1” office district zoning was placed upon Lot 2 and “CS” community
service district was placed on Lot 3 with the adoption of Zoning Ordiance No.
480 and the official zoning map in September of 1989.
- Currently, an amended plat, to adjust the common boundary of Lots 2 & 3 to
match the proposed zoning boundary, is being processed in conjunction with
this request (ZA08-034). The amended plat may be approved administratively
but is subject to the approval of this zoning change application in order to
correct what would result in a “split lot” zoning.
SOUTHLAKE 2025 PLAN/
STATEGIC LINK:
Consolidated Land Use Plan
This area is designated as “Mixed Use” land use category. The “Mixed Use”
category is intended to provide an option for large-scale, master-planned,
mixed use developments that combine land uses such as office facilities,
shopping, dining, parks, and residential uses. This designation is generally
applicable on properties larger than approximately 50 acres located along the
City’s major roadways. Smaller developments must be designed to be
integrated into the context of a larger master-planned development. The range
of activities permitted, the diverse natural features, and the varying proximity to
Mixed Use
thoroughfares of areas in the category necessitates
comprehensively planned and coordinated development. New development
must be compatible with and not intrusive to existing development. Further,
special attention should be placed on the design and transition between
Mixed Use
different uses. Typically, the designation is intended for medium- to
higher-intensity office buildings, hotels, commercial activities, retail centers,
and residential uses. Nuisance-free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed to be
compatible with adjacent uses. Other suitable activities are those permitted in
Public Parks/Open Space, Public/Semi-Public, Low Density Residential,
the
Case No. Attachment A
ZA 08-115 Page 1
Medium Density Residential, Retail Commercial, Office Commercial
and
categories previously discussed. Retail and Office uses can be either:
Pedestrian-oriented or automobile-oriented.
Pathways Master Plan:
Southlake Pathways Plan
Per the , an 8’+ Multi-Use Trail is programmed along
the east side of N. Carroll Avenue on the and an On-Street Bikeway is
Planned for the west side of N. Carroll Avenue with future roadway
improvements. There is an existing 6’ wide sidewalk along the east side of N.
Carroll Avenue through the frontage of Johnson Elementary School. This
development proposes a 5’ wide sidewalk through the frontage of N. Carroll
Avenue which is compliant with the current requirements.
Environmental Resource Protection Plan:
Although this site does not have any specific tree cover/open space
Environmental Resource Protection Map
preservation areas as shown on the ,
Environmental
there are several trees scattered across the property. The
Resource Protection Plan
recommends the preservation of trees whenever
feasible. The applicant’s Tree Conservation Plan indicates that approximately
34% of the existing tree coverage may be preserved to the maximum extent
possible.
Case No. Attachment A
ZA 08-115 Page 2
TRANSPORTATION
ASSESSMENT:
Master Thoroughfare Plan
The Master Thoroughfare Plan designates N. Carroll Avenue as an A2U two
lane undivided arterial street, with the ability to be expanded to an A4D 4 lane
divided arterial street if traffic counts warrant within 88 feet of right-of-way.
Existing Roadway Network and Conditions
N. Carroll Avenue is currently a 2 lane undivided arterial within a variable width
right-of-way (± 80 feet).
May 2008 traffic counts on N. Carroll Ave. between E. Highland St. and
E. Dove St.
North Bound South Bound
24hr 2,364 2,194
AM Peak 248281
(7:30AM – 8:30AM) (7:30AM – 8:30AM)
PM Peak 271197
(3:00PM – 4:00PM) (3:45PM – 4:45PM)
Traffic Impact
Use Sq. Ft. VtpdAM-AM-PM-PM-
* IN OUT IN OUT
Medical Office 4,578 166 10 6 8 12
General Office 5,952 65 8 1 1 7
Total 10,530 231 18 7 9 19
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak
travel times on W. Southlake Boulevard.
WATER & SEWER:
Water: The site will be serviced by an existing 12-inch water line located on the
west side of N. Carroll Avenue to serve this development.
Sewer: The site will be serviced by a proposed 8-inch sanitary sewer line which
will connect to a 15-inch line approximately 785’ to the north of the lot.
TREE PRESERVATION:
The site currently has approximately 8.4% tree cover which requires that a
minimum of 70% of the existing tree cover area be preserved. A variance to
allow 34% preservation is requested. There is not significant tree coverage on
the lot and attempting to preserve the existing tree cover would require the
applicant to significantly redesign the buildings in an illogical and unpractical
manner.
P&Z ACTION:
February 19, 2009; Approved (6-0) as presented (allowing the alternative roof
material) and subject to Specific Use Permit and Site Plan Review Summary
No. 2, dated February 13, 2009.
STAFF COMMENTS:
Attached is Specific Use Permit and Site Plan Review Summary No. 2, dated
February 13, 2009.
Case No. Attachment A
ZA 08-115 Page 3
Case No. Attachment B
ZA 08-115 Page 1
Site Plan
Case No. Attachment C
ZA 08-115 Page 1
Enlarged Site Plan
Proposed Carport Location
Case No. Attachment C
ZA 08-115 Page 2
Enlarged Carport Details
Case No. Attachment C
ZA 08-115 Page 3
Variance Exhibit
Case No. Attachment D
ZA 08-115 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
ZA08-115Two2/04/2009
Case No.: Review No.: Date of Review:
Specific Use Permit for Carport at Brad Moss Dental Office Building
Project Name:
OWNER: APPLICANT / ARCHITECT:
Dr. Brad Moss Roger ‘Skip’ Blake
1011 N. Carroll Avenue 1202 S. White Chapel Road
Southlake, TX 76092 Southlake, TX 76092
Phone: (817) 488-6513 Phone: (817) 488-9397
Fax: (817) 488-0487 Fax: (817) 251-3205
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 12/16/2008 AND
WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF THE
SPECIFIC USE PERMIT APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY
QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT DANIEL CORTEZ AT (817) 748-8070.
1. The roof of a detached carport shall be pitched and constructed with the same materials as the roof of
the principal building. The roof of an attached carport shall be constructed in the same roof style and
A Variance must be approved in order
with the same materials as the roof of the principal building.
to have any other type of roofing material.
2. Because the boundary of this site includes property which is not appropriately zoned to allow for this
Specific Use Permit for covered parking, this application is subject to and dependent upon receiving
an appropriate change of zoning and replat to adjust the lot boundaries to match the zoning boundary.
Denotes Informational Comment
*
cc:
Case No. Attachment E
ZA 08-115 Page 1
Surrounding Property Owners
Brad Moss Dental Office (Carport)
SPO # Owner Zoning Land Use Acreage Response
1. Southlake Christian Church, In CS 100-Year Flood Plain, Mixed Use 4.85 NR
2. Highland Meadow Montessori Ac CS Mixed Use 3.82 NR
3. Carroll ISD CS Low Density Residential, Public/Semi-14.07 NR
Public, Office Commercial
4. K Four Properties Llc CS Office Commercial 0.87 NR
5. Brown, J D AG Mixed Use 1.02 NR
6. Montessori Academy Southlake CS Mixed Use 0.84 F
7. Brad Moss O Mixed Use 0.89 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment F
ZA 08-115 Page 1
Surrounding Property Owner Responses
Brad Moss Dental Office (Carport)
Notices Sent:
Six (6)
Responses Received:
None
Case No. Attachment G
ZA 08-115 Page 1
RESOLUTION NO. 09-017
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
A CARPORT ON NON-RESIDENTIAL PROPERTY ON PROPERTY
WITHIN THE CITY OF SOUTHLAKE, TEXAS, LOCATED AT 1210 N.
CARROLL AVENUE, BEING LEGALLY DESCRIBED AS LOT 2, AND
A PORTION OF LOT 3, BLOCK 1, CHIVERS PARK ADDITION,
MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A”,
AND AS DEPICTED ON THE APPROVED SITE EXHIBIT
ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT
“B” AND PROVIDING AN EFFECTIVE DATE.
WHEREAS
, a Specific Use Permit for a carport on non-residential property has been requested by a
person or corporation having a proprietary interest in the property zoned as “O1” Office District; and,
WHEREAS
, in accordance with the requirements of Section 45.1 (33) and 45.11 of the City’s
Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City Council have given the
requisite notices by publication and otherwise, and have afforded the persons interested and situated in the
affected area and in the vicinity thereof; and,
WHEREAS
, the City Council does hereby find and determine that the granting of such Specific Use
Permit is in the best interest of the public health, safety, morals and general welfare of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted for a carport on non-residential property on property located at
1210 N. Carroll Avenue, being legally described as Lot 2 and a portion of Lot 3, Block 1, Chivers Park
Addition, more fully and completely described in Exhibit “A”, and as depicted on the approved Site Exhibit
attached hereto and incorporated herein as Exhibit “B” and providing an effective date, subject to the
provisions contained in the comprehensive zoning ordinance and the restrictions set forth herein. The
following specific requirements and special conditions shall be applicable to the granting of this Specific Use
Case No. Attachment H
ZA 08-115 Page 1
Permit:
1.Subject to Specific Use Permit Review Summary No. 2, dated February 04, 2009.
2. Subject to Zoning Change & Site Plan Review Summary No. 4 dated February 13, 2009.
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS 1ST DAY OF MAY, 2007.
CITY OF SOUTHLAKE
By: _________________________________
Andy Wambsganss, Mayor
ATTEST:
_________________________________
Lori Payne, TRMC
City Secretary
Case No. Attachment H
ZA 08-115 Page 2
EXHIBIT “A”
Being property located at 1210 N. Carroll Avenue, being legally described as Lot 2 and a portion of Lot 3,
Block 1, Chivers Park Addition.
Case No. Attachment H
ZA 08-115 Page 3
EXHIBIT “B”
Proposed Carport Location
Case No. Attachment H
ZA 08-115 Page 4