WS Item 3ABCGas & Oil Well Drilling
CP 07-005 (Discussion Only)
Ordinance 480-RRR (work session)
Ordinance 880-A (work session)
Background
City adopted zoning and city code ordinance amendments in October of 2004 (Based on the Ft. Worth Model) to address oil and gas drilling that included
SUP requirement
Gas well permit required to meet the technical standards
Road Repair Agreement
Basis for the Revisions
Provide a framework through the City’s Comprehensive Plan to evaluate SUP requests.
Provide reasonable access to mineral resources while minimizing impact on adjacent land uses and environmental resources.
Current Process
Zoning Ordinance
Amendment 480-YY
Amended the SUP section to allow operations in the I-2 district & provide specific regulations for operations.
City Code Amendment
Addresses technical
operations and maintenance
standards such as emergency
processes, security,
environmental protection,
insurance, requirements, etc.
Proposed Changes
Amendment to the Land Use Plan to establish “A policy on natural resource protection” and site design standards for Gas Drilling and Production sites as appendices to the plan
Amendment to the city’s Zoning Ordinance
Amendment to the City Code
Comprehensive Plan Approach to Oil & Gas Drilling
Southlake 2025 Plan
Provides rational nexus for the following:
Location
Operation
Permit Issuance.
Specific Use Permit (All non-residential districts)
Evaluation
Criteria
Oil & Gas Ordinance/
Road Repair Agreement
Permit
Land Use Plan Amendment
Establishes overarching policies on natural resource extraction within the framework of the city’s Comprehensive Plan (Appendix C)
Establishes site design standards for drilling and production pad sites (Appendix C-1)
Land Use Plan Amendment
Street or Highway Access
Minimize impacts on surrounding properties
Minimize impact on natural features (Environmental Resources Map)
Demonstrate coordination between the surface owner and mineral estate owner.
Reclamation Techniques
Site Design Standards(Appendix C-1)
Standards for “High Visibility” and “Low Visibility” Sites with respect to fencing and landscaping
Standards to be met during drilling and during production
Hardscape
Fencing & Gates
Landscaping
Color
Access driveways
Fencing and Landscaping
High Visibility Sites
Adjacent to and visible from major roadways, existing commercial and residential development
Have availability of water for irrigation purposes
Masonry or a combination of masonry and wrought iron
Low Visibility Sites (8’ articulated masonry wall with gate)
Not adjacent to existing development
Limited availability of water for irrigation purposes
Ordinance 480-RRR
Gas Drilling & Production allowed in all Non-Residential Zoning Districts with a Specific Use Permit (SUP)
Additional submittal requirements include:
Indicate all existing and future easements
Pooled area
Demonstrate compliance with the Natural Resource Extraction Policy in the land use plan (Appendix C)
Compliance with fencing and site design standards in Appendix C-1 of the Land Use Plan
480-RRR
P&Z ACTION: September 6, 2007; Approved (6-0) subject to a minimum 600’ distance from all structures; permitted in all zoning districts; provide more information/recommendations
regarding distance criteria.
Ordinance 880-A Revisions
Application Fee ($15,000 – Gas & Oil Permit); ($5,000 for SUP); and ($7,500 balance);
Residential Distance Setback (Currently 600’-Propose 1,000’);
Public Building Distance Setback (Currently 1,000’-Propose 1,500’);
8’ Masonry Wall consistent with the conditions of the SUP;
Noise – Determine pre-drilling ambient level;
Prohibiting combustion engines;
Type of system (Closed loop);
Pipeline location (New construction, mapping);
Questions?
Current Ordinance
Potential Area Available = 576 acres (approx.)
Option 1
Potential Area Available = 176 acres (approx.)
Option 2
Potential Area Available = 131 acres (approx.)
Seek Advice from the Attorney Regarding Possible Updates to the Oil & Gas Regulations
Oil & Gas Drilling Ordinance
At the June 6, 2007 City Council meeting staff presented responses to Mayor Pro Tem Carolyn Morris questions and presented the distance requirement analysis.
Technical Questions
Oil and gas production lines can not exceed 100 psi and be buried 6’ depth.
No open flow testing is allowed.
All well lines must be equipped with high/low pressure shut off valves.
Each producing well must be equipped with a down hole shut-off valve storm choke.
Other Questions
Continue to require access to wells and drill sites must be from state or federal highways?
Continue to require I-2 zoning?
Increase distance requirements to a 1,000 ft. for residential and 1,500 ft. for school, church, day care and public buildings?
QUESTIONS
Background
City Council requested that staff evaluate possible changes to the gas & oil drilling ordinance presented by Mayor Pro Tem Carolyn Morris
2004- Ordinance Amendment Process
Zoning Ordinance
Amendment 480-YY
Amended the SUP section to allow operations in the I-2 district & provide specific regulations for operations.
City Code Amendment
Addresses technical
operations and maintenance
standards such as emergency
processes, security,
environmental protection,
insurance, requirements, etc.
Comments/Questions
Can the city increase the $2,000 per day fine?
- State law provides a maximum penalty of $2,000 per day per violation of a city ordinance regulating public health and safety.
Who issues the final permit?
- SUP (PDS); Grading Permit (PDS); Road Repair Agreement (Public Works); Drainage Plan (Public Works); oil & gas permit (staff, city council, oil & gas consultant ???).
Comments/Questions
Continue to allow drilling only in I-2 zoning?
- By restricting gas drilling to a limited area of the city increases the likelihood that a legal challenge may be levied alleging a compensable taking.
ADDITIONAL SLIDES
Area = 27 Acres
Owner: Shamrock
Logistics
Current use: Ground
Fuel Storage
tanks
Parcel 1
Back to Map
Area = 14 Acres
Owner: Explorer
Pipeline Co.
Current use: Ground
Fuel Storage
tanks
Parcel 2
Back to Map
3
4
6
5
S.H. 26
Parcel 3
Area = 15.5 Acres
Owner: Alon USA
Refining, Inc.
Current use: Ground
Fuel Storage
tanks
Parcel 4
Area = 5.7 Acres
Owner: Alon USA
Refining, Inc.
Current use: Vacant
Parcel 5
Area = 1.2 Acres
Owner: Explorer
Pipeline Co.
Current use: Storage
related
support
Parcel 6
Area = 1.2 Acres
Owner: Koch Refining
Current use: Storage
related
support
Back to Map
Parcel 7
Area = 16.6 Acres
Owner: Conoco Inc
Current use: Vacant
Parcel 8
Area = 3.4 Acres
Owner: Conoco Inc.
Current use: Ground
fuel storage
tanks
7
8
Back to Map
Area = 14.6 Acres
Owner: Petroleum Co
of Texas. Etal.
Current use: Ground
Fuel Storage
tanks
Parcel 9
S.H. 26
Back to Map
Comments/Questions
Should the city increase minimum limit of $10,000,000 on liability insurance?
- Coverage level comparable with other local cities.
Grapevine -$10,000,000
Ft. Worth -$10,000,000
Grapevine -$10,000,000
Colleyville -$10,000,000
Trophy Club -$10,000,000
Keller -$10,000,000
Mansfield -$10,000,000
- Staff will consult with insurance industry expert.
Should drill site buffers areas be increased to 1,000’ from residential or commercial building (currently 600’) and 1,500’ from school, church, hospital and day care (currently 1,000).
- The ordinance can be amended but is subject to a legal challenge if it prohibits drilling entirely in the city.
Oil & Gas Ordinance Options
Analysis of potential areas based on the Current Ordinance
600’ from residential and commercial structures
1,000’ from public building sites (including schools, day cares, institutions)
Analysis of potential areas based on Option 1:
1,000’ from residential and commercial structures
1,000’ from public building sites (including schools, day cares, institutions)
Analysis of potential areas based on Option 2:
1,000’ from residential and commercial structures
1,500’ from public building sites (including schools, day cares, institutions)
Current Ordinance
Current Ordinance
Current Ordinance
Option 2
Option 2
Option 2
Comments/Questions
Should the screening requirements for the production site be amended? (Permanent production site – 8’ screening made of brick, concrete, earthen berm or a combination of all three).
- determined during the SUP requirement.
Noise levels can not exceed 70 decibels at a point 300’ from a well site.
- Recommendation is to regulate noise based on the surrounding ambient noise levels.
Comments/Questions
Should the requirements for surface pits be reevaluated?
- Not currently allowed. Some localities reconsidering this rule to allow a fresh water frac ponds if the pond is converted into an amenity after the drilling process is completed.
- Add a requirement that a closed loop mud system be used to extract and hold salt water should be incorporated into the ordinance.
Comments/Questions
Evaluate of other current requirements:
Oil and gas production lines can not exceed 100 psi and be buried 6’ depth.
No open flow testing is allowed.
All well lines must be equipped with high/low pressure shut off valves.
Each producing well must be equipped with a down hole shut-off valve storm choke.
- The city’s gas and oil consultant is reviewing the requirements to determine if they need to be revised to meet current safety standards.
Continue to require access to wells and drill sites must be from state or federal highways.
- This restriction may give rise to a taking claim
QUESTIONS
Item 4D ZA07-113
OWNER: CCH Investors, LP
APPLICANT: Hamilton Duffy, LP
REQUEST: Approval of a Plat Revision for the purpose of abandoning unused and unnecessary utility easements on two (2) lots in the southeast corner of the Tuscan Ridge development.
LOCATION: The property is located at 1653 & 1657 Tuscan Ridge Circle.
Tuscan Ridge Circle
Ptarmigan St
View looking north toward property
View looking west toward property
Plat Revision
Item 4D ZA07-113
P&Z ACTION: October 4, 2007; Approved (6-0) subject to review.
Questions?
Public WorksPresentation
Questions?
Item 4E ZA07-116
OWNER/
APPLICANT: Jerry Statham
REQUEST: Approval of a plat showing proposing two single family residential lots of approximately 2 acres each in conformance with the approved development plan and Residential Planned
Unit Development zoning.
LOCATION: The property is located at 3820 Burney Lane.
Army Corps of Engineer
Burney Lane
View looking east toward property
View looking west toward property
Multiple-Lot Plat Showing
Item 4E ZA07-116
P&Z ACTION: October 4, 2007; Approved (7-0) subject to review
Questions?
Public WorksPresentation
Questions?
Items 6D & 6E ZA07-070 & ZA07-071
OWNERS: Timothy & Lori Livingston and James Arca
APPLICANT: Four Peaks Development Company
REQUEST: ZA07-070: Second reading for Zoning Change & Concept Plan from “AG” Agricultural District and “S-P-1” Detailed Site Plan District to “SF-20A” Single Family Residential District
for Woodbury Addition, a 9-lot cul-de-sac development on approximately 5.735 acres.
The application as presented has been amended since its consideration at the August 9 Planning & Zoning Commission meeting.
ZA07-071: Preliminary Plat for Woodbury Addition
LOCATION: The properties are located at 2020 and 2030 W. Continental Boulevard, near the northeast corner of W. Continental Blvd and Davis Blvd (FM 1938).
W. Continental Blvd
Davis Blvd (FM 1938)
COUNTRY WALK
KOALATY PARK
SOUTHLAKE WOODS
NORTH DAVIS
BUSINESS PARK
View looking north toward property
View looking east toward property
View looking south toward property
Item 6D ZA07-070
Overall Site Data
Items 6D & 6E ZA07-070 & ZA07-071
P&Z ACTION: August 9, 2007; Approved (5-1) subject to Concept Plan Review Summary No. 3, dated August 3, 2007; denying the requested variance to the sidewalk requirement along W. Continental
Blvd; approving the requested variance to 50’ street width requirement with the exception to the cul-de-sac; and noting the applicant will obtain a letter of approval from the Fire Marshall
regarding the undersized cul-de-sac.
Item 6D ZA07-070
COUNCIL ACTION: August 21, 2007; Approved first reading (7-0); noting the pond will be a detention pond internal to the subdivision fenced with masonry fencing similar to what is required
along the balance of the subdivision; requiring masonry fencing along the front of the subdivision; allowing the developer to bring other options for the fencing at 2nd reading; granting
the variance request to reduce the right-of-way width from fifty to forty feet; subject to recommendation from the Planning and Zoning Commission; and subject to Concept Plan Review
Summary No. 4, dated August 15, 2007.
Questions?
Public Works Presentation
Original Utility Plan – No Amended Plan Submitted
Existing 6” sanitary sewer
Existing 12” water line
Existing 10” sanitary sewer
Drainage Plan
Questions?
Original Concept Plan
Original Concept Plan
Variance to Sidewalk Requirement
along W. Continental Blvd requested
Applicant proposed
4-foot sidewalk connection
Variance to 50’ ROW Requirement
for local streets requested (40’ provided)
Amended Concept Plan
Amended Concept Plan
Variance to 50’ ROW Requirement
for local streets requested (40’ provided)
Sidewalk provided along entirety of W. Continental Blvd frontage
as well as voluntary connection to Deer Hollow Blvd (no variance requested)
Existing Sidewalks
Multi-Use Trail 8’+ (Planned)
Sidewalks <8’ (Planned)
2005 Pathways Plan
Area of proposed off-site sidewalk installation
Original Tree Conservation Plan
26%
60%
66%
Amended Tree Conservation Plan
28%
60%
68%
Amended Tree Conservation Plan
28%
60%
68%
Area of Drainage Detention
Item 6F ZA07-093
OWNER: American Tower Corp. & MCI Telecommunications
APPLICANT: Bauman Consultants
REQUEST: Approval of a specific use permit for telecommunications antennae and an equipment shelter. The purpose of the request is to add:
Four (4) cellular antennas
An equipment building within the tower compound.
LOCATION: The property is located at 3700 N. White Chapel Boulevard.
Bob Jones Park
The Cliffs at
Clariden Ranch
N. White Chapel Blvd
Army Corps of
Engineer land
View looking north toward property
View looking south toward property
ZA07-093
The previous specific use permits for new ground and tower equipment were approved subject to following conditions:
Require an 8-foot masonry wall comparable to the City Miron Water tower site;
Maintain existing landscaping around the masonry wall;
Add 8-foot to 10-foot red cedars (6-8 in number) on both sides of the access driveway into the site;
Irrigate the turf along the access driveway;
Establish a maintenance schedule of once a week in summer;
Replace any dead vegetation on an on-going basis.
View looking west from N. White Chapel Blvd
View looking southwest from N. White Chapel Blvd
Site Plan
Number of equipment buildings/cabinets:
Permitted = 3 on a single lot
Total = 3 equipment cabinets and 5 buildings
Tower Elevation
Equipment Building Elevations
Site Survey
Item 6F ZA07-093
P&Z ACTION: October 4, 2007; Approved (7-0) subject to review and granting the requested variance.
Questions?
Items 6G & 6H ZA07-056 & ZA07-057
OWNER: Gloria Lechler
APPLICANT: Blake Architects
REQUEST: 1) Approval of a site plan proposing the development of 45,553 square feet of medical and general office space on two lots totaling approximately 5.05 acres.
2) Approval of a preliminary plat proposing a total of four (4) lots on approximately 14.12 acres.
LOCATION: The property is located at 130 S. White Chapel Boulevard and being the southwest corner of Southlake Boulevard and White Chapel Boulevard.
Area of Site Plan
Area of Site Plan
Area of Site Plan
Area of Site Plan
Turnberry Lane
Stratfort Parc
Tom Thumb
S. White Chapel Blvd
W. Southlake Blvd
Bicentennial Park
White Chapel UMC
Area of Site Plan
View looking north toward property
View looking east toward property
View looking south from W. Southlake Blvd
View looking east along W. Southlake Blvd
View looking southwest toward existing creek
Item 6G ZA07-056
Site Data
Gross/Net Acreage: 5.06 acres
Number of Lots: 2 Medical Office / General Office
Number of Buildings: 3 Buildings
- 1 Medical Office
- 2 General Office
Square Footage: 45,553 square feet
- 19,513 Medical Office
- 26,040 General Office
Open Space: 43% (93,802 sq. ft.)
Impervious Coverage: 57% (126,045 sq. ft.)
Site Plan
Site Plan
Spacing:
Req’d = 500 ft
Prov. = ±360 ft
Requesting waiver from bufferyard
requirements (5 ft – Type ‘A’) along lot line
*The applicant is requesting a 10%
reduction in required parking
Building Elevations
±40’
±45’
±82’
±63’
±40’
±40’
*Max. length permitted = 33 ft
Pedestrian Access
8 ft trail (existing)
6 ft sidewalk
5 ft sidewalk
4 ft sidewalk
Tree Conservation Plan
*The site must preserve a minimum % (60%) of existing trees. The applicant is
requesting a variance and is showing a total of four (4) trees to be preserved.
Tree Conservation Plan
*The site must preserve a minimum % (60%) of existing trees. The applicant is
requesting a variance and is showing a total of four (4) trees to be preserved.
Landscape Plan
Preliminary Plat
Proposed Median Plan
Hooded left turn
Site
Item 6G ZA07-056
P&Z ACTION: October 4, 2007; Approved (7-0) subject to review; granting all requested variances; option to remove the island at entrance; addition of at least two 4” evergreen
trees; meet with the City Landscape Administrator for implementation of landscaping; 8 trees planted for mitigation in the drainage easement.
Item 6H ZA07-057
P&Z ACTION: October 4, 2007; Approved (7-0) subject to review.
Questions?
Public WorksPresentation
Proposed 8-inch water line
Utility Plan
Proposed 8-inch sanitary sewer line
Drainage Plan
Grading Plan
Questions?
Items 9A & 9B ZA07-100 & ZA07-107
OWNER: Paula Kellar
APPLICANT: Steve Maples
REQUEST: 1) Approval of a preliminary plat proposing the dedication of a public street, extension of public utilities and to subdivide two (2) existing lots into three (3) new lots,
creating a net increase of one (1) lot, on 4.805 acres.
2) Approval of a plat revision proposing to subdivide two (2) existing lots into three (3) new lots, creating a net increase of one (1) lot, on 4.805 acres.
LOCATION: The property is located at 220 & 230 Timberline Lane.
Johnson Road
W. Southlake Blvd
Stonebridge Park
Jellico Estates
Sprout’s Location
Timberline Ln
River Oaks
View looking north toward property
View looking west toward property
View looking southwest from Timberline Drive
View looking west from interior of property
View looking northeast toward Timberline Drive
ZA07-100 & ZA07-107
Overall Site Data
Gross Acreage: 5.003 acres
Area of R.O.W.: 0.198 acres
Net Acreage: 4.805 acres
Number of Lots: 3 single family residential
Gross Density: 0.60 du/acre
Net Density: 0.62 du/acre
Avg. Lot Size: 1.6 acre
(69,696 sq. ft.)
Preliminary Plat & Plat Revision
Preliminary Plat & Plat Revision
Requesting variance to construction of
8-foot multi-use trail along property line and
abandonment of pedestrian access easement
4-foot sidewalk
Required along
Street frontage
Pedestrian Access
LEGEND
Master Pathways Plan
West of FM1938/Randol Mill Avenue
Case Property
Southlake Blvd
Johnson Rd
Florence Rd
Pedestrian Access
LEGEND
Master Pathways Plan
West of FM1938/Randol Mill Avenue
Existing Easements
Southlake Blvd
Johnson Rd
Florence Rd
River Oaks Approved Concept Plan
Stonebridge Park Approved Concept Plan*
* Revised plan in currently in staff review;
Existing 10’ P.A.E.
No existing P.A.E. in Stonebridge Park
(Applicant has agreed to make connection
in northeast corner)
Tree Conservation Plan
Tree Conservation Plan
Items 9A & 9B ZA07-100 & ZA07-107
P&Z ACTION: October 4, 2007; Approved (7-0) subject to plat review summaries; denying variance request on the easement and trail; granting variance request on 4’ sidewalk;
noting that staff will look at placement of
the trail on the west.
Questions?
Public WorksPresentation
Proposed 8-inch water line
Utility Plan
Drainage Plan
Questions?
Item 9C SP07-343
APPLICANT: Austin Jourde, Central Market
OWNER: Cencor Realty Services
LOCATION: 1425 East Southlake Boulevard
REQUEST: Amendment to the Shops of Southlake Conditional Sign Permit to add two attached signs on the store entry structure:
One sign painted on the upper portion of the western store entrance with 8 inch letters.
One sign attached above the awning located on the store entry structure with 22 inch channel cut illuminated green letters.
Current Approval
This sign was not installed.
21” letters
Existing Signs
Proposed Signs
Proposed Signs
Proposed Signs
16” by 16” panels
18” letters
Adjacent Signs
18” letters
18” letters
48” logo
30” letters
42” letters
SP07-343
QUESTIONS?