Item 5F-5G (2)
Tuesday, April 18, 2006
City of Southlake
City Council Meeting
Items 5F & G ZA05-151 & ZA05-152
OWNER: Stonebridge Monticello Pt., Ltd.
APPLICANT: Realty Capital Corp.
REQUEST: 1) Approval of a preliminary plat containing approximately 8.96 acres and proposing eight (8) lots for office development.
2) Approval of a plat revision for containing approximately 8.96 acres and proposing eight (8) lots for office development.
LOCATION: The property is located at Stonebridge Lane and W. Southlake Boulevard.
ZA05-151 & ZA05-152
Site Data
Gross Land Area: 8.96 acres
Net Land Area: 7.86 acres
Area of R.O.W.: 1.10 acres
Number of Lots: 8 lots
View looking west along W Southlake Blvd
W Southlake Blvd
Davis Blvd
Randol Mill Ave
ZA05-151 & ZA05-152
P&Z ACTION: Approved (5-0) subject to review summaries.
ZA05-151 & ZA05-152
QUESTIONS?
Item 5H ZA05-170
OWNER: James Bedford
APPLICANT: Salyer and Associates
REQUEST: Approval of a plat revision containing approximately 5.00 acres and proposing 2 single family residential lots.
LOCATION: The property is located at 220 Timberline Lane.
View looking west
Timberline Lane
View looking north
ZA05-170
Site Data
Gross/Net Land Area: 5.00 acres
Number of Lots: 2 lots
Gross/Net Density: 0.40 du/acre
Average Lot Size: 2.50 acres (108,965 sq. ft.)
ZA05-170
P&Z ACTION: Approved (5-0) subject to review.
ZA05-170
QUESTIONS?
Item 5I ZA05-136
OWNER/APPLICANT: Savannah Court Partnership
REQUEST: Approval of a plat vacation for Sandlin Estates. The purpose of the request is to vacate the existing subdivision plat to allow for a new plat for residential homes (Sandlin
Manor) to be recorded with the County.
LOCATION: Located 2,500 feet north of W. Southlake Boulevard between N. White Chapel Boulevard and Shady Oaks Drive. The physical address is 400 W. Chapel Downs Drive.
SF-20
SF-20
View looking north
ZA05-136
P&Z ACTION: Approved (5-0).
ZA05-136
QUESTIONS?
Item 7CTree Preservation Ordinance(No. 585-C)
2nd Reading
Presentation Outline
Ordinance Background
Key Changes (585-B)
Standards for Approval of Tree Permits
Tree Conservation Analyses and Tree Conservation Plans
Format Changes (incorporation of the Tree Technical Manual)
Clarification of Administrative and Approval authority
Penalties
Vested Rights
Changes from First Reading (January 3, 2006)
Questions
Background
Originally adopted in June 1993
First amended in December 1997 and then in January 2000
Needs to be updated to reflect the Community’s desire for tree preservation based on the recently adopted Southlake 2025 Plan
Tree Permits
Tree Permit Required to Alter Protected Trees except for the following:
Trees immediately endangering public health or safety;
Trees located on property of a licensed nursery;
Residential zoned districts; and
A tree located within 150’ of AG homestead.
Tree Permits
Approval of Tree Permits unrelated to development (Section 6.5.a):
Installation or maintenance of a utility or service line;
Diseased, damaged or hazardous tree;
Less than 7 trees per calendar year on AG zoned property;
Damage to existing structures and improvements; and
Selective thinning in a heavily wooded area
Tree Permits
Approval of Tree Permits related to development (Section 6.5.b):
Based on the City Council approved Tree Conservation Plan that is approved in conjunction with the corresponding Preliminary Plat or Site Plan.
Tree Conservation Analyses (TCA) & Tree Conservation Plans (TCP)
Tree Conservation Analysis
Tree Conservation
Plan
Tree
Permit
Concept or Development
Plan
Site Plan/
Prelim. Plat
Building/
Earth Dist.
Permit
Development Review
Process
TPO Review
Process
Tree Conservation Analysis
Tree Conservation Analysis
Tree Conservation
Plan
Tree
Permit
Most general analysis with alarge scope
Identification of major siteconstraints
Establishment of potentialconservation and development areas
Evaluation based uponERP Map and recommendations
City Council approval basedupon P&Z recommendation
Concept / Development Plan/Preliminary Plat*
* Site Plan Required
Tree Conservation Analysis
Tree Conservation Plan
Tree Conservation Analysis
Tree Conservation
Plan
Tree
Permit
Detailed analysis witha site specific scope
Based on Council approvedTree Conservation AnalysisRecommendations
Site design and layoutbased upon environmentalfeatures identified forpreservation
City Council approval basedupon P&Z recommendation
Site Plan/ Preliminary Plat*
No Site Plan Required*
Tree Conservation Plan
Tree Conservation Analyses (TCA) & Tree Conservation Plans (TCP)
Required for all development applications based on Table 1.0 (Section 7.0)
Tree Conservation Analyses (TCA) & Tree Conservation Plans (TCP)
Standards of Approval:
Based on the minimum existing tree cover to be preserved (Table 2.0) for all development proposed in straight zoning districts (e.g. SF1-A, SF-20, C-1, O-1, etc.) (Section 7.2.a)
*The minimum percentage of existing tree cover to be preserved shall
exclude any area in public rights-of-way as approved by City Council.
Tree Conservation Analyses (TCA) & Tree Conservation Plans (TCP)
For all other zoning districts (including SP districts and PUD’s) the following criteria apply (7.2.b):
Preservation of environmental features in the placement of all improvements on the site
Maximizes the tree preservation areas identified in the ERP Map
Maximizes tree preservation along creeks, drainage channels, and existing neighborhoods
Proposed mitigation of altered trees through tree replacement
Adopted Environmental Resource Protection Map, a component of the Southlake 2025 Plan is a basis for TCA & TCP.
Existing Ordinance
Proposed Ordinance
Format Changes
Format changes – incorporation of tree technical standards in conjunction with the ordinance
Approval Authority
Clarification of Administrative and Approval Authority
City Council makes the final decision on the Tree Conservation Analysis and Tree Conservation Plan based on P&Z recommendation (Section 7.0)
Administrative Official grants Tree Permit based on approved Tree Conservation Plan where applicable (Section 6.4)
Appeals to Administrative Official’s interpretation and decision to be heard by the Tree Board (Section 14.1)
Appeals to the civil penalties assessed by the Administrative Official to be heard by the City Manager (Section 12.3)
Variances are granted by City Council after P&Z recommendation (Section 14.2)
Vested Rights
All properties that have an approved concept, development, site plan or preliminary plat on or before September 1, 2005 shall meet the standards of Ordinance 585-B unless:
the proposed development changes significantly from the original approved plan and is considered to be a new project; or
an approved preliminary plat expires before a corresponding final plat is approved; or
if the applicant voluntarily chooses the provisions of Ordinance 585-C.
Penalties
Increases penalties for violation from $100 per diameter inch to $200 per diameter inch and from a maximum of $500 per incident to a maximum of $2,000 per incident (Section 12).
Penalties apply to the person responsible and does not run with the land.
Ordinance Amendment Process
October – November 2005: Planning and Zoning Commission Review and Public input meetings including:
November 16, 2005 meeting with area developers and builders
November 21, 2005 SPIN Public Forum and Open House
December 8, 2005 – Formal Consideration by Planning & Zoning Commission
January 3, 2006 – Approved on first reading by City Council.
Changes made since First Reading
Establishment of standards for approval for Tree Permits (Section 6.0);
Criteria for approval of Tree Conservation Plans and Tree Conservation Analyses depending on the zoning district of the proposed development (Section 7.0);
Clarification of vested rights for all developments and plats approved before September 1, 2005 (Section 19);
Clarification of penalty clause to apply to the person responsible for any offense to the ordinance (does not run with the land-Section 12.0);
Definition of all protected trees as trees over 6” DBH (Section 4.0);
Incorporation of a recommended tree planting list and requirements for submittal for a tree survey and alternative to a tree survey as appendices into the ordinance by reference. The
other attachments will be noted as supplements to the Tree Technical Manual (Appendix B & Supplements);
Clarification and addition of several definitions (Section 4); and
Elimination of the term “clear cutting” in favor of “Multiple tree clearance” to address removal of all trees over 7 trees per year on AG zoned property (Section 8.1.d).
Changes made since First Reading
Ordinance 585-C
QUESTIONS?
Item 7D ZA06-025
OWNER: Todd & Amanda Tracy
APPLICANT: Kenny Anderson Construction
REQUEST: 2nd Reading Approval of a zoning change from “AG” Agricultural District to “SF-1A” Single Family Residential District on approximately 2.50 acres.
LOCATION: The property is located at 400 S. White Chapel Boulevard.
Land Use Recommendations
Underlying Low Density Residential with a Rural Conservation optional designation.
View looking east toward property
View looking south towards the property
Submitted Plat Showing
P&Z Action
Approved (5-0) as presented.
City Council Action
Approved first reading (6-0)
ZA06-025
QUESTIONS?
Item 7E ZA06-034
OWNER/APPLICANT: Peter & Ginny Lane
REQUEST: 2nd Reading Approval of a zoning change from “AG” Agricultural District to “RE” Single Family Residential Estate District on approximately 5.82 acres.
LOCATION: The property is located at 2787 Ridgecrest Drive.
View looking south toward property
View looking east towards the property
Submitted Plat Showing
Submitted
P&Z Action
Approved (5-0) as presented.
City Council Action
Approved first reading (6-0)
ZA06-034
QUESTIONS?
Item 7F & G ZA06-001 & ZA06-002
OWNER: Whites Chapel United Methodist Church
APPLICANT: Jacobs & Associates
REQUEST: 1) Approval of a revised site plan under the existing “CS” zoning for expansion of the church campus
2) Approval of a plat revision containing approximately 23.35 acres and proposing a single lot for a church.
LOCATION: The property is located at 175 E. Southlake Boulevard.
Land Use Recommendations
Existing land use designation – Low Density Residential and Public/Semi-Public.
View looking East
S White Chapel Blvd
View looking South at proposed improvements & variance request
Request approval as
permanent structures
& variance to masonry
regulations
Area of proposed
Chapel
ZA06-001
Site Data
Gross Land Area: 23.35 acres
Net Land Area: 23.28 acres
Number of Lots: 1 lot
Square Footage: 133,284 square feet
-104,806 sq. ft. existing*
-33,255 sq. ft. proposed
Parking Required: 667 spaces
Parking Provided: 994 spaces
Open Space: 47.21% (478,774 sq. ft.)
Impervious Coverage: 52.79% (535,303 sq. ft.)
*Some existing square footage to be altered by new construction
Classroom Building ‘A’
Classroom Building ‘B’
Area of additional parking
Wedding Chapel
Existing Portable Buildings
*Requesting variance to horizontal & vertical articulation; West façade of Bldg. A, visible from S. White Chapel
*Requesting variance to match the roof materials on existing buildings (Bldgs. A, B & C)
Height of Steeple
Max. permitted = 50’
Requesting = 61’
*Requesting variance to Masonry Ordinance No. 557, as amended
*Requesting variance to Masonry Ordinance No. 557, as amended
*Requesting variance to Masonry Ordinance No. 557, as amended
Plat Revision
ZA06-001 & ZA06-002
P&Z ACTION:
ZA06-001 – Approved 5-0 subject to review, granting height waiver to allow the 61 foot steeple; granting variance to articulation and to the roof material; and allowing all classrooms
buildings (as temporary) with variance to masonry requirements until June 24, 2010.
ZA06-002 – Approved 5-0 subject to review.
ZA06-001 and ZA06-002
QUESTIONS?
Item 7H ZA05-146
Proposed Site Plan Under Existing
“C-2” Zoning
OWNER: Thomas Stephen / The White House Exe. Center, L.P.
APPLICANT: GSO Architects
REQUEST: Approval of a Site Plan.
An alternate site plan for consideration under the existing “C-2” zoning with no zoning change.
LOCATION: The property is located at 410 W. Southlake Blvd, at the Southlake Blvd entrance to Bicentennial Park.
View looking East along W. Southlake Blvd
W Southlake Blvd
Bicentennial
Park
Currently Approved Plan
Currently Approved Elevations
ZA05-146
Site Data ( “C-2” Plan)
Gross/Net Land Area: 1.35 acres
Number of Lots: 1
Total Square Footage: 11,340 sq. ft.
-2,000 sq. ft. restaurant
-9,340 sq. ft. retail
Parking Required: 67 spaces
Parking Provided: 60 spaces (10% reduction)
Impervious Coverage: 69.92% (41,234 sq. ft.)
Alternate Site Plan
Stacking:
Req’d = 50’Prop. = 22’
Spacing:
Req’d = 250’
Prov. = 219’
Spacing:
Req’d = 250’
Prov. = 80’
*Requesting 10% reduction in parking
*Requires Access Agreement w/City
Variance to Corridor Overlay Masonry Standards to
Allow stained tilt wall
ZA05-146
P&Z ACTION: Approved (6-0) Recommended approval preferring the S-P-1 plan, also approving the alternate site plan and approving requested variances.
ZA05-146
QUESTIONS?
Item 8A ZA05-146
“S-P-1” Zoning and Site Plan
OWNER: Thomas Stephen / The White House Exe. Center, L.P.
APPLICANT: GSO Architects
REQUEST: Approval of a Zoning Change and Site Plan for “S-P-1” Detailed Site Plan District zoning.
LOCATION: The property is located at 410 W. Southlake Blvd, at the Southlake Blvd entrance to Bicentennial Park.
ZA05-146 (Item 8A)
“S-P-1” Zoning & Site Plan
Under the “S-P-1” zoning the applicant proposes the following:
“C-2” Local-Retail Commercial District uses and development regulations
Side Yard – Not less than 10’ from the east property line
Masonry – Concrete tilt wall with a stained finish shall be permitted to comply with exterior masonry requirements
ZA05-146
Site Data
Gross/Net Land Area: 1.35 acres
Number of Lots: 1
Total Square Footage: 12,548 sq. ft.
-2,200 sq. ft. restaurant
-9,998 sq. ft. retail
Parking Required: 72 spaces
Parking Provided: 65 spaces (10% reduction)
Impervious Coverage: 68% (246,398 sq. ft.)
Proposed Site Plan
Proposing 10’ Side Yard Setback
Stacking:
Req’d = 50’Prop. = 41’
Spacing:
Req’d = 250’
Prov. = 219’
Spacing:
Req’d = 250’
Prov. = 80’
*Requesting 10% reduction in parking
*Requires Access & Parking Agreement w/City
ZA05-146
P&Z ACTION: Approved (6-0) Recommended approval preferring the S-P-1 plan also approving the alternate site plan and approving requested variances.
ZA05-146
QUESTIONS?
Item 10A ZA05-128
APPLICANT: Maxxus Development, L.P.
REQUEST: Preliminary Plat approval proposing nine single family residential lots on 13.09 acres
LOCATION: The property is located at the 2900 Block of Burney Lane.
Environment Resource Protection
Recommendation
Locate the building pad sites to maximize tree preservation.
ZA05-128
Site Data
Gross Land Area: 13.094 acres
Net Land Area: 11.39 acres
Area of R.O.W.: 1.70 acres
Number of Lots: 9 lots
Gross Density: 0.69 du/acre
Net Density: 0.79 du/acre
Average Lot Size: 1.27 acres (55,128 sq. ft.)
Proposed 9-Lot Plat
564’ contour = flood plain limit line
572’ contour = Corps of Engineers’ flowage easement line
Flood Plain Elevations
ZA05-128
P&Z ACTION: DENIED 5-0
ZA05-128
QUESTIONS?
Item 10. B. SP06-223
APPLICANT: Southlake Watermark Holdings, L.P.
LOCATION: 2809 West Southlake Boulevard
REQUEST: Variance to Sign Ordinance No. 704-B with respect to maximum sign height, sign area, and time of installation for a temporary development sign:
SP06-223
The applicant is requesting to install the sign in the next few weeks.
A temporary development sign must be removed upon the issuance of a C.O. on 75% of the lots within the subdivision for a residential subdivision.
Location Map
Site Plan
Sign Location
Proposed Sign
Total height will not exceed 15 feet
Shops of Southlake Development Sign
Total height – 13.5 feet
Area – 160 square feet
Conditions of Approval - Approved for a period of one year
Town Square Development Sign
Total height – 13.96 feet
Area – 152 square feet
Town Square Development Sign
Conditions of Approval:
Applicant may change the sign face several times throughout the year.
The permit for the existing sign was extended for a period of one year (sign will be displayed for two years total)
SP06-223
QUESTIONS?