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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 Works Presentation 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 Works Presentation 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 Works Presentation 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 Works Presentation 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?