Item 6C
Department of Planning & Development Services
S T A F F R E P O R T
January 13, 2010
CASE NO: ZA09-050
PROJECT: Site Plan for Southlake Assembly of God
REQUEST:
On behalf of Southlake Assembly of God, Shrickel, Rollins and Associates, Inc. is
requesting approval of a site plan for a portion of Lot 1, Block 1, Southlake Assembly
of God Addition. The property is located at 101 East Highland Street. The applicant’s
proposal includes:
Restriping the existing parking lot,
constructing a new parking lot with two driveway approaches off of White
Chapel Boulevard, increasing the parking from approximately 43 spaces to 115
spaces (including 5 spaces that will be removed when Highland Street is
widened),
constructing a new 1160 s.f. entrance/foyer on the south side of the building,
adding a 20’ by 20’ covered drop-off area on the east side of the building,
adding a temporary detention pond, and
constructing an accessory storage building (see case ZA09-049).
The current zoning is “CS” Community Service District.
Variances Requested
The applicant is requesting the following variances:
1. Section 39, Zoning Ordinance No. 480: Screening
The applicant is requesting relief from the requirement for a minimum 8 foot
screening device along two boundaries abutting residential property: the
southern boundary and the easterly northern boundary. The northerly eastern
boundary also abuts residential property and the applicant is proposing an 8’
evergreen screen (4’ height at planting) along this boundary as discussed at
the Planning & Zoning Commission meeting.
2. Section 43, Zoning Ordinance No. 480: Vertical Articulation
The applicant is requesting relief from the vertical articulation requirements for
the south and west elevations.
3. Section 5, Driveway Ordinance No. 634: Minimum Distance to Intersection
The minimum distance between the centerline of a driveway along an arterial
and an intersection is 200 feet. The applicant is requesting a variance from
this requirement because the distance provided between the existing driveway
along Highland Street and the intersection of White Chapel Boulevard and
Case No.
ZA09-050
Highland Street is ±157’7”.
Following the Planning & Zoning Commission meeting, the applicant provided a
preliminary storm drain layout to address drainage issues impacting the property
adjacent to the northerly eastern boundary. The applicant also submitted a revised
landscape rendering showing an evergreen screen to be provided along the northerly
eastern boundary.
ACTION NEEDED: 1) Conduct public hearing.
2) Consider site plan request.
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 5, dated January 12, 2010
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
for Commission and Council Members Only
(G) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817)748-8072
Jenny Crosby (817)748-8195
Case No.
ZA09-050
BACKGROUND INFORMATION
OWNER:
Southlake Assembly of God
APPLICANT:
Shrickel, Rollins and Associates, Inc.
PROPERTY SITUATION:
101 East Highland Street
LEGAL DESCRIPTION:
Lot 1, Block 1, Southlake Assembly of God Addition
LAND USE CATEGORY:
Medium Density Residential
OPTIONAL LAND USE:
“T-2” Transition District on the northern portion of Lot 1
CURRENT ZONING:
“CS” Community Service District
HISTORY:
A plat showing for Lot 1, Block 1, Southlake Assembly of God Addition was
approved by City Council on September 4, 1984 (ZA84-39).
A special exception use permit for a church and church related activities was
approved on September 4, 1984 (ZA84-39).
The zoning was changed from “AG” Agricultural District to “CS” Community
Service District with the adoption of Comprehensive Zoning Ordinance 480 in
1989.
A plat revision to subdivide Lot 1, Block 1, Southlake Assembly of God Addition
into Lots 1R1 and 1R2, Block 1, Southlake Assembly of God Addition was
approved by City Council on October 20, 2009. The plat revision has not been
filed.
CITIZEN INPUT/
BOARD REVIEW:
A SPIN meeting was held on December 14, 2009. The report is included in
Attachment C.
SOUTHLAKE 2025 PLAN/
STRATEGIC LINK:
Quality Development
PATHWAYS/SIDEWALK
MASTER PLAN:
A 5 foot sidewalk adjacent to the church’s western property boundary is
included in the construction plans for the expansion of North White Chapel
Boulevard. A 5 foot sidewalk will be required adjacent to the church’s northern
property boundary along East Highland Street.
MASTER THOROUGHFARE
PLAN:
North White Chapel Boulevard is currently a 2 lane undivided facility adjacent
to this property. According to the Master Thoroughfare Plan, the ultimate
pavement section for North White Chapel Boulevard in this area is a 4 lane
divided arterial. Design is currently underway to widen North White Chapel
Boulevard from Emerald Boulevard to S.H. 114 to the ultimate pavement
section of 4 divided lanes. Construction is tentatively scheduled to begin in
mid to late 2010.
Case No. Attachment A
ZA09-050 Page 1
WATER & SEWER:
There are existing waterlines in both Highland Street and White Chapel Blvd.
that serve this property. There is a 6 inch diameter sewer line located along
White Chapel Blvd. that serves this development.
DRAINAGE ANALYSIS:
Drainage improvements will be included in the impending White Chapel
pavement widening capital improvement project; however, this property drains
primarily to the east and away from White Chapel. The applicant is proposing
a temporary detention pond to mitigate the effects of increased runoff from this
project. The applicant has indicated that the Church has an agreement with
the neighboring properties regarding future stormwater detention with future
development.
TREE PRESERVATION:
Four existing trees on the site are proposed to be altered or removed and
one of those trees, #58, is dead. Four of the six trees that are shown as
borderline seem to be far enough away from the construction that they
should not be affected. The other two borderline trees are Post Oaks within
the playground area (trees #3 and # 4) and may be affected by the proposed
development. The area between them and the existing building is currently
a gravel drive and if that area is paved with concrete it could alter the root
zone of the two enough to kill them.
PLANNING & ZONING
COMMISSION ACTION:
January 7, 2010; Approved (6-0) subject to Site Plan Review Summary No. 4,
dated December 31, 2009, and:
granting the variance for driveway stacking,
granting the variance for screening and allowing for an 8’ evergreen
screening to be planted on the northerly east boundary with a minimum
planting height of 4’,
granting the variance for vertical articulation, and
noting the applicants willingness to address the screening of existing
mechanical units and to address existing drainage issues.
STAFF COMMENTS:
Attached is Site Plan Review Summary No. 5, dated January 12, 2010.
N:\Community Development\MEMO\2009cases\050 - SP - SL Assembly of God\Staff Report\ZA09-050 CC.doc
Case No. Attachment A
ZA09-050 Page 2
Case No. Attachment B
ZA09-050 Page 1
Variance Request Letter
Case No. Attachment C
ZA09-050 Page 1
Case No. Attachment C
ZA09-050 Page 2
Case No. Attachment C
ZA09-050 Page 3
Case No. Attachment C
ZA09-050 Page 4
SPIN Meeting Report
CASE NO.
ZA09-050
PROJECT NAME:
Southlake Assembly of God
SPIN DISTRICT:
SPIN # 7
MEETING DATE:
December 14, 2009
MEETING LOCATION:
1400 MAIN STREET, SOUTHLAKE, TEXAS
MEETING ROOMS 3A & 3B
TOTAL ATTENDANCE:
Fifteen (15)
SPIN REPRESENTATIVE(S) PRESENT:
Vic Awtry (#7)
APPLICANT(S) PRESENTING:
Henry Parker, Schrickel, Rollins and Associates, Inc; Gary Everett,
Southlake Assembly of God; et al (4)
STAFF PRESENT:
Lorrie Fletcher, Planner I
STAFF CONTACT:
Lorrie Fletcher, (817)748-8069; lfletcher@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at 101 E. Highland Street; at the southeast corner of Highland and White Chapel.
Development Details
The applicant is proposing improvements to the site that include:
Proposed parking lot containing 100 parking spaces on the south side of the property. Existing
o
parking lot on the east side of the property to be restriped to accommodate 19 spaces and a
dumpster. (The church sanctuary has a maximum seating capacity of 325, requiring 109
parking spaces)
Two new driveway approaches into the new parking lot on the south side of the property from
o
White Chapel Blvd. Existing driveway approach will be removed.
Proposed future building expansion for a new entrance/foyer on the south end of the existing
o
church (approximately 2,600 square feet).
Proposed future covered drop off area (approximately 20’ x 20’) on the east side of the
o
proposed entrance/foyer.
Proposed future accessory storage building (18’ x 20’) on the east side of the existing parking
o
lot (separate application for SUP in process).
Temporary detention pond to be located in the southeast corner of the property. The temporary
o
detention pond may be relocated in the future pending future development/redevelopment of
the property.
Concerns Discussed
Drainage / Retention Pond
Widening of White Chapel Blvd. – location of center line
Location of proposed parking lot – too close to White Chapel Blvd.
Case No. Attachment C
ZA09-050 Page 5
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is
neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the
public of the issues and questions raised by residents and the general responses made. Responses as summarized in this
report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case
through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment C
ZA09-050 Page 6
SITE PLAN REVIEW SUMMARY
ZA09-050Five1/12/10
Case No.: Review No.: Date of Review:
Site Plan
Project Name: – Southlake Assembly of God
APPLICANT: Henry Parker OWNER: Southlake Assembly of God
Shrickel, Rollins and Associates Inc. Gary Everett
1161 Corporate Drive West #200 P.O. Box 93683
Arlington, TX 76006 Southlake, TX 76092
Phone: 817-649-3216 Phone: 817-488-8433
Email: hparker@sradesign.com Email: geverett@southlakeag.org
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/30/09 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
Jenny Crosby AT (817) 748-8195 or jcrosby@ci.southlake.tx.us.
1. The minimum required distance from the driveway along Highland to the intersection of Highland
and White Chapel is 200 feet. The distance is measured from the centerline of the driveway to the
A variance has been requested.
intersecting ROW line. The distance provided is ±157’7”.
2. Provide a minimum 8’ screening device meeting the requirements of Zoning Ordinance 480,
A variance has been requested.
Section 39 along all boundaries abutting residential property.
3. The proposed south and west elevations do not comply with the vertical articulation requirements
of Zoning Ordinance 480, Section 43. On both elevations, the horizontal wall may not extend more
than 36 feet without a change in wall height of at least 1.8 feet. The height change must continue
for a minimum distance equal to 25% of the maximum length of either adjacent plane. On the
A
south elevation, the wall extends 42 feet. On the west elevation, the wall extends 45 feet.
variance has been requested.
4. Please check the location of the proposed sidewalk along Highland. Due to site conditions, the
sidewalk may need to be located on the church property rather than within public ROW. If this is
the case, a pedestrian access easement may be required.
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 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.
* 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,
Case No. Attachment D
ZA09-050 Page 1
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.
* A minimum 8 foot tall masonry screen wall matching the principal building with a solid metal
access gate is required around the trash dumpster.
Public Works/Engineering Review
Contact: Michael James, Civil Engineer
Phone: (817) 748-8101
Email: mjames@ci.southlake.tx.us
GENERAL COMMENTS:
* A pavement widening capital improvement project for this section of White Chapel is currently under
design. A 5 foot wide sidewalk will be included along the east side of White Chapel with that project.
WATER COMMENTS:
* There are existing waterlines in both Highland Street and White Chapel Ave. that serve this property.
SANITARY SEWER COMMENTS:
* There is a 6 inch diameter sewer line located along White Chapel Ave. that serves this development.
DRAINAGE COMMENTS:
* Drainage improvements will be included in the impending White Chapel pavement widening capital
improvement project; however, this property drains primarily to the east and away from White Chapel.
The applicant is proposing a temporary detention pond to mitigate the effects of increased runoff from
this project. The applicant has indicated that the Church has agreement with the neighboring
properties regarding future stormwater detention with future development.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
INFORMATIONAL COMMENTS:
* Submit civil construction plans (22” X 34” full size sheets) and a completed Construction Plan
Checklist directly to the Public Works Administration Department 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.
* A ROW 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’s 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 Ordinance No. 836.
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
*=Denotes informational comment.
Tree Conservation/Landscape Review
Case No. Attachment D
ZA09-050 Page 2
Contact: Keith Martin, Landscape Administrator
Phone: (817) 748-8229
Email: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
Four existing trees on the site are proposed to be altered or removed and one of those trees, #58, is
dead. Four of the six trees that are shown as borderline seem to be far enough away from the
construction that they should not be affected. The other two borderline trees are Post Oaks within the
playground area (trees #3 and # 4) and may be affected by the proposed development. The area between
them and the existing building is currently a gravel drive and if that area is paved with concrete it could
alter the root zone of the two enough to kill them.
Community Service/Parks Department Review
No comments.
Case No. Attachment D
ZA09-050 Page 3
Surrounding Property Owners
30 31
SPO # Owner Zoning Land Use Acreage Response
Woolley, Marquerite E
1. Low Density Residential NR
AG 4.3
Southlake, City Of
2. Low Density Residential NR
AG 0.7
Derose, Mark E
3. Medium Density Residential NR
SF-1A 2.0
Madden, John Aloysius
4. Medium Density Residential U
AG 0.9
Cook, H W
5. Medium Density Residential NR
AG 3.4
Lafavers, Mike Etux Doris
6. Medium Density Residential NR
AG 0.8
Savannah Court Partnership
7. Medium Density Residential NR
AG 5.3
Giacometto, John & Betty R
8. Medium Density Residential NR
SF-20B 0.2
Quinn, William M Etux Lisa
9. Medium Density Residential NR
SF-20B 0.2
Vire, Judy Gay
10. Medium Density Residential NR
SF-20B 0.2
Bachand, Curtis
11. Medium Density Residential NR
SF-20A 0.5
Hollingsworth, Gary Etux Judy
12. Medium Density Residential NR
SF-20A 0.5
Lamb, Mark S
13. Medium Density ResidentialNR
SF-20A 0.5
Morales, Jorge Rolando
14. Medium Density ResidentialNR
SF-20A 0.5
Olson, Timothy C Etux Tricia K
15. Medium Density ResidentialNR
SF-20A 0.5
King, Rory Etux Stephanie
16. Medium Density ResidentialNR
SF-20A 0.5
Kothmann, Stanley Etux M E
17. Medium Density ResidentialNR
SF-20A 0.6
Wang, Gary Y
18. Medium Density ResidentialNR
SF-20A 0.5
Case No. Attachment E
ZA09-050 Page 1
Riera, Alfonso Etux Tammie M
19. Medium Density ResidentialNR
SF-20A 0.4
Johnson, Stewart E & Debra C
20. Medium Density ResidentialNR
SF-20B 0.3
Shiner, Timothy
21. Medium Density ResidentialNR
SF-20B 0.2
Dunn, Nina Louise
22. Low Density Residential NR
AG 1.1
Dunn, Nina Louise
23. Low Density Residential NR
AG 0.5
Paty, Barbara Ann
24. Low Density Residential U
AG 2.1
Paty, Barbara Ann
25. Low Density Residential U
C1 1.0
Shiner, Timothy
26. Low Density Residential NR
AG 1.4
Bush, Kyle
27. Low Density Residential NR
AG 0.3
Bryan, Lisa
28. Low Density Residential NR
AG 1.0
Wood, J C Jr
29. Low Density Residential NR
AG 1.5
Southlake Ch Of The Assemblies
30. Medium Density Residential NR
CS 6.9
Savannah Court Partnership
31. Medium Density Residential NR
CS 3.9
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Case No. Attachment E
ZA09-050 Page 2
Surrounding Property Owner Responses
Notices Sent:
Thirty-one (31)
Responses Received:
Undecided – Two (2)
Case No. Attachment F
ZA09-050 Page 1
Case No. Attachment F
ZA09-050 Page 2
Case No. Attachment F
ZA09-050 Page 3