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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 7C Tree 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 a large scope Identification of major site constraints Establishment of potential conservation and development areas Evaluation based upon ERP Map and recommendations City Council approval based upon 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 with a site specific scope Based on Council approved Tree Conservation Analysis Recommendations Site design and layout based upon environmental features identified for preservation City Council approval based upon 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?