Item 8CCity of Southlake
Department of Planning
STAFF REPORT
September 14, 2005
CASE NO
ZA05 -079
PROJECT: Zoning Change and Site Plan for Lot 13R2, F. Throop No. 1511 Addition
REQUEST: On behalf of the Carroll Independent School District, Vaughan Commercial Realty
Group is requesting approval of a zoning change and site plan from "CS"
Community Service District to "S -P -l" Detailed Site Plan District. The plan
proposes to allow future expansion of the former Carroll I.S.D. administration
building from 4,171 square feet to approximately 5,196 square feet on approximately
0.88 acres.
The "S -P -l" zoning generally adheres to the "O -l" Office District uses and
regulations with the following exceptions:
• The permitted uses shall include the "0-2" Office District use of day care
nurseries or equivalent child care services.
• The existing building shall be allowed to encroach into the required 30 foot front
setback along E. Highland Street.
The following variance is being requested:
• Driveway Spacing — A minimum distance of 150 feet is required from an
intersection. The applicant is proposing ±100 foot spacing from the intersection
ACTION NEEDED: Consider first reading for zoning change and site plan
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
Background Information
Vicinity Map
Plans and Support Information
Site Plan Review Summary No. 2, dated September 2, 2005
Surrounding Property Owners Map
Surrounding Property Owners Responses
Ordinance No. 480 -467
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748 -8067)
Dennis Killough (748 -8072)
Case No.
ZA05 -079
BACKGROUND INFORMATION
OWNER: Carroll Independent School District
APPLICANT: Vaughan Commercial Realty Group
PROPERTY SITUATION: The property is located at 1301 N. Carroll Avenue on the northeast corner of
N. Carroll Avenue and E. Highland Street
LEGAL DESCRIPTION: A portion of Lot 13, F. Throop No. 1511 Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: "CS" Community Service
REQUESTED ZONING: "S -P -1" Detailed Site Plan District with "O -1" Office District uses
HISTORY: -The City Council approved the "CS" zoning and concept plan on August 2,
1994.
-A plat showing was approved by the City of Southlake on September 27,
1999.
-A revised concept plan was approved by the City Council on December 7,
1999.
TRANSPORTATION
ASSESSMENT:
Case No.
ZA05 -079
Master Thorou ,-hfare Plan
The Master Thoroughfare Plan recommends for N. Carroll Avenue to be a 2-
lane, undivided arterial with 88 feet of right -of -way and for E. Highland
Street to be a 3 -lane, undivided arterial street with 70 feet of right -of -way.
Right -of -way has been dedicated previously.
Existin- Area Road Network and Conditions
The development has one (1) existing driveway that intersects with E.
Highland Street. No change is proposed to the driveway.
N. Carroll Avenue is currently a three -lane, undivided roadway and E.
Highland Street is a 2 -lane, undivided roadway.
May, 2005 traffic counts on N. Carroll Ave (between Highland St and
Dove St
24hr
North Bound NB 1,752
South Bound (SB) (1,635
NB
Peak A.M. 190) 7:45 - 8:45 a.m.
Peak P.M. 221 3 - 4 p.m.
SB
Peak A.M. 262 7:45 - 8:45 a.m.
Peak P.M. 151 2:30 - 3:30 p.m.
Attachment A
Page 1
May, 2005 traffic counts on E. Highland St (between Carroll Ave and
Kimball Ave
24hr
West Bound (WB) (383
East Bound (EB) (368
WB
Peak A.M. 89 7:30 — 8:30 a.m.
Peak P.M. 42 2:45 — 3:45 p.m.
EB
Peak A.M. 49 7:30 — 8:30 a.m.
Peak P.M. 52 3:15 — 4:15 p.m.
Traffic Impact
Use
Sq. Ft.
Vtpd*
AM-
IN
AM-
OUT
PM-
IN
PM
OUT
General Office
5,200
57
7
1
1
6
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel
times on N. Carroll Ave and E. Highland St.
PATHWAYS MASTER
PLAN: The Southlake Pathways Master Plan recommends an 8 -foot multi -use trail
along the east side of N. Carroll Avenue and along the north side of E.
Highland Street adjacent to this site. A 6 -foot sidewalk currently exists along
N. Carroll Avenue. The existing sidewalk and proposed trail along E.
Highland Street are shown on the plan.
TREE PRESERVATION: The plan identifies a total of 3 trees to be removed, all of which are either
dying or of poor quality, to accommodate parking for the future expansion of
the building. The plan identifies two 8 -inch pine trees and one white oak tree
to be removed and replaced with new oak trees in adjacent bufferyards.
WATER & SEWER: The building currently is connected to the City water and sanitary sewer
systems.
DRAINAGE ANALYSIS: Storm water runoff from the proposed building addition will be insignificant
to the overall drainage plan for the site. The site currently drains in a
northwesterly direction to an existing area drain in the ROW.
SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025
committee for the State Highway 114 study area to include the following
changes:
Land Use Recommendations
• Existing LUP Designation — Office Commercial.
Environmental Resource Protection Recommendations
• Preserve any significant tree stands.
P &Z ACTION: September 8, 2005; Approved (5 -0) subject to Site Plan Review Summary
No. 2, dated September 2, 2005; granting the variances for driveway spacing
and a 13 foot setback; zoning approval contingent on the applicant
coordination a fast track SPIN meeting with the city manager's office; and,
Case No. Attachment A
ZA05 -079 Page 2
eliminating day care use from the proposed S -P -1 regulations.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated September 2, 2005.
N:`,Conununitc Development `,bIEl10`,2005cases 05- 079ZSP.doc
Case No.
ZA05 -079
Attachment A
Page 3
Vicinity Map
1301 N. Carroll Avenue
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Case No.
ZA05 -079
Attachment B
Page 1
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ZONING CASE NUMBER ZA 05 -079
Proposed Permitted Uses and Development Regulations for "S -P -1" with limited "0 -1" Zoning
Permitted Uses
This property shall be limited to the permitted uses as found in the "0 -1" Office District as
described in Section 18 of the Comprehensive Zoning Ordinance No. 480 as amended.
Add day -care use as described in "0 -2" zoning.
Development Regulations
This property shall be subject to the development regulations for the "0 -1" Office District, and
all other applicable regulations with the following exceptions:
1. Existing building intrudes into 30' setback on south property line (at East Highland). No
change proposed to existing building. No additional work proposed in the setback.
2. Existing driveway intrudes on 150' minimum from R.O.W. intersection at N. Carroll
Avenue. Existing drive is approximately 100' and relocation of drive to 150' would
require removal of 4 -5 existing trees including a significant 28" caliper Post Oak. No
change proposed.
3. Multi use trail on North Carroll is existing 6' wide concrete. No change proposed.
4. Existing concrete drainage flume intrudes on 5' buffer and R.Q.W. on south property line.
No change proposed.
REC' A J � r ?(115
Case No. Attachment C
ZA05 -079 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA05 -079 Review No.: Two Date of Review: 09/02/05
Project Name: Zoning Change /Site Plan — 1201 S. Carroll Ave, A portion of Lot 13 F. Throop No.
1511, former CISD Admin. Offices
APPLICANT: Vaughan Commercial Realty
Chris Ferris
500 N. Carroll Ave, Suite 120
Southlake, TX 76092
Phone: (817) 329 -5555 ext. 28
Fax: (817) 329 -5585
ARCHITECT: Contact Gretchen Gause
Arthur Weinman Architects
Phone: (817) 737 -0977
Fax: (817) 737 -2203
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/31/05 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 DENNIS KILLOUGH AT (817) 748 -8072,
dkillouizh ,citvofsouthlake.com.
* Applicant should contact SPIN and schedule a meeting as soon as possible. Contact Ben Thatcher at
(817) 748 -8005, bthatcher2cityofsouthlake.com It is strongly recommended that you hold a SPIN
meeting prior to being placed on a Planning and Zoning Commission Agenda
1. Due to an estimated increase of 20% or more in design hour traffic volumes from the existing use,
the following conditions must be corrected:
• Driveway spacing must be a minimum of 150 feet from the ROW intersection of S. Carroll
Avenue. (Variance Requested)
INFORMATIONAL COMMENTS
* If a "day Care" use is approved, the maximum pupil capacity shall be limited to the available
parking spaces.
* This property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require
construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479. Due to expansion, this may require improvements that bring the entire structure
within compliance of these regulations.
* A fully corrected plan that includes all associated support plans /documents and conditions of
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed and
stamped "approved" by the Planning Department.
Case No. Attachment D
ZA05 -079 Page 1
* All development must comply with the City's Drainage Ordinance No. 605 and detain all post
development run -off.
This site is not subject to Corridor Overlay or Residential Adjacency Overlay regulations.
* Any new lighting proposed must comply with the City's Lighting Ordinance.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* 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, 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.
Case No.
ZA05 -079
Attachment D
Page 2
Surrounding Property Owner
1301 N. Carroll Avenue
Owner
Zoning
Land Use
Acreage
1. Moss, Brad
11 0-1"
Mixed Use
0.90 ac
2. Carroll I.S.D.
"CS"
Office Commercial
13.87 ac
3. Carroll Road Baptist Church
"CS"
Public /Semi - Public
6.89 ac
4. Carroll I.S.D.
"CS"
Office Commercial
1.90 ac
5. Tarrant Co. Board of Trustees
"CS"
Office Commercial
5.00 ac
6. Cedar Ridge Office Park, LP
"C -3"
Office Commercial
3.59 ac
7. Brown, J D
"AG"
Mixed Use
0.91 ac
8. Carroll I.S.D.
"CS"
Office Commercial
0.88 ac
Case No. Attachment E
ZA05 -079 Page 1
Surrounding Property Owner Responses
1301 N. Carroll Avenue
Notices Sent: Twenty -Three (23)
Responses: One (1) — Outside the 200' Notification Area
• Aloha Payne, 1213 Whispering Lane, Southlake, TX 76092
Case No.
ZA05 -079
Attachment F
Page 1
Property Owner Response Form
Reference: ZA 0 S . 0 '71
lal���p f � rr t:�liVl S �V'',n� �n�
Being the owners) of the property so noted, do hereby favo I oppose ircle or
underline one) the proposed rezoning of the above referenced property.
Signature
!4'
ad13a
Date
�,� v � P
Return or Mail to:
City of Southlake
Planning Department
1400 Main Street, Suite 310
Southlake, Texas 75092
NACommunity Deveiopment \WF- F1LESTORMSIofficial petition.doc
Case No. Attachment F
ZA05 -079 Page 2
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480 -467
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN
THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS A PORTION OF LOT 13, F. THROOP NO. 1511
ADDITION, BEING APPROXIMATELY 0.88 ACRES, AND MORE
FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM
"CS" COMMUNITY SERVICE DISTRICT TO "S -P -1" DETAILED
SITE PLAN DISTRICT WITH "0-1" OFFICE DISTRICT USES, AS
DEPICTED ON THE APPROVED SITE PLAN ATTACHED HERETO
AND INCORPORATED HEREIN AS EXHIBIT `B ", SUBJECT TO
THE SPECIFIC REQUIREMENTS CONTAINED IN THIS
ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP;
PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING
THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by
the electorate pursuant to Article X1, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local
Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to
adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other
structures and land for business, industrial, residential and other purposes, and to amend said ordinance and
map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance
with a comprehensive plan; and
WHEREAS, the hereinafter described property is currently zoned as "CS" Community Service
Case No. Attachment G
ZA05 -079 Page 1
District under the City's Comprehensive Zoning Ordinance; and
WHEREAS, a change in the zoning classification of said property was requested by a person or
corporation having a proprietary interest in said property; and
WHEREAS, the City Council of the City of Southlake, Texas, at a public hearing called by the City
Council did consider the following factors in making a determination as to whether these changes should be
granted or denied: safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and
glare of the vehicular and stationary lights and effect of such lights on established character of the
neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent
property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed
use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements
of this ordinance for off - street parking facilities; location of ingress and egress points for parking and off-
street loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect
on the promotion of health ad the general welfare; effect on light and air; effect on the over - crowding of the
land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks
and other public facilities; and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among other
things the character of the districts and their peculiar suitability for particular uses and the view to conserve
the value of the buildings, and encourage the most appropriate use of the land throughout this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly requires the
amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or
improved property with reference to the classification which existed at the time their original investment
Case No. Attachment G
ZA05 -079 Page 2
was made; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning
lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the
health and the general welfare, provides adequate light and air, prevents the over - crowding of land, avoids
undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage,
schools, parks and other public requirements; and,
WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a
necessity and need for the changes in zoning and has also found and determined that there has been a change
in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested
for a change since the tract or tracts of land were originally classified and therefore feels that the respective
changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best
interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general
health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas,
passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that
the permitted uses in the hereinafter described areas be altered, changed and amended as shown and
described below:
Being a portion of Lot 13, F. Throop No. 1511 Addition, an addition to the City of
Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 6213,
Plat Records, Tarrant County, Texas, and being approximately 0.88 acres, and more fully
and completely described in Exhibit "A" from "CS" Community Service District to "S -P -1"
Detailed Site Plan District with "O-l" Office District uses as depicted on the approved Site
Plan attached hereto and incorporated herein as Exhibit "B ", and subject to the following
Case No. Attachment G
ZA05 -079 Page 3
specific conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake,
Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall be subj ect
to all the applicable regulations contained in said Zoning Ordinance and all other applicable and pertinent
ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences,
words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are
hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance with the
comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the
community. They have been designed, with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light
and air; to prevent over - crowding of land; to avoid undue concentration of population; and to facilitate the
adequate provision of transportation, water, sewerage, drainage and surface water, parks and other
commercial needs and development of the community. They have been made after a full and complete
hearing with reasonable consideration among other things of the character of the district and its peculiar
suitability for the particular uses and with a view of conserving the value of buildings and encouraging the
most appropriate use of land throughout the community.
Case No. Attachment G
ZA05 -079 Page 4
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas,
affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances
where provisions of those ordinances are in direct conflict with the provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if the
validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to
be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land
described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or
who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two
Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall
constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all violations of
the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have
accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending
litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be
affected by this ordinance but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or
its caption and penalty together with a notice setting out the time and place for a public hearing thereon at
Case No. Attachment G
ZA05 -079 Page 5
least fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the
imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary
shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after
passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
This ordinance shall be in full force and effect from and after its passage and publication as required
by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the day of , 2005.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the day of , 2005.
MAYOR
ATTEST:
CITY SECRETARY
Case No.
ZA05 -079
Attachment G
Page 6
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
ZA05 -079
Attachment G
Page 7
EXHIBIT "A"
Being a portion of Lot 13, F. Throop No. 1511 Addition, an addition to the City of Southlake, Tarrant
County, Texas, according to the plat recorded in Cabinet A, Slide 6213, Plat Records, Tarrant County,
Texas, and being approximately 0.88 acres.
COMMENCING at a' /z inch iron rod found in the easterly R -O -W line of North Carroll Ave., and being the
northwest corner of Lot 13, F. Throop No. 1511 Addition, an addition to the City of Southlake, Tarrant
County, Texas, according to the plat recorded in Cabinet A, Slide 6213, Plat Records, Tarrant County,
Texas.
THENCE S 00 10'41" E, along the easterly R -O -W line of North Carroll Ave. to' /z inch iron rod set and
being the POINT OF BEGINNING;
BEGINNING at a Landes & Assoc ' /z inch iron rod set in the easterly R -O -W line of North Carroll Ave., and
being the northwest corner of the proposed Lot 13R2, F. Throop No. 1511 Addition;
THENCE S 89 21' 00" E, along the north line 220.04 feet to a' /z inch iron rod set;
THENCE S 00 09' 48" E, along the east line 175.00 feet to a' /z inch iron rod set in the northerly R -O -W
line of East Highland St.;
THENCE N 89 21' 00" W, along the south line and the northerly R -O -W line of East Highland St. 220.00
feet to a' /z inch iron rod set, also being the intersection of the easterly line of North Carroll Ave.;
THENCE N 00 10' 41" W, along the west line and the easterly R -O -W line of North Carroll Ave. 175.00
feet to the POINT OF BEGINNING and containing 0.88 acres of land.
Case No. Attachment G
ZA05 -079 Page 8
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ZONING CASE NUMBER ZA 05 -079
Proposed Permitted Uses and Development Regulations for "S -P -1" with limited "0 -1" Zoning
Permitted Uses
This property shall be limited to the permitted uses as found in the "0 -1" Office District as
described in Section 18 of the Comprehensive Zoning Ordinance No. 480 as amended.
Add day -care use as described in "0 -2" zoning.
Development Regulations
This property shall be subject to the development regulations for the "0 -1" Office District, and
all other applicable regulations with the following exceptions:
1. Existing building intrudes into 30' setback on south property line (at East Highland). No
change proposed to existing building. No additional work proposed in the setback.
2. Existing driveway intrudes on 150' minimum from R.O.W. intersection at N. Carroll
Avenue. Existing drive is approximately 100' and relocation of drive to 150' would
require removal of 4 -5 existing trees including a significant 28" caliper Post Oak. No
change proposed.
3. Multi use trail on North Carroll is existing 6' wide concrete. No change proposed.
4. Existing concrete drainage flume intrudes on 5' buffer and R.Q.W. on south property line.
No change proposed.
REC' A J � r ?(115
Case No. Attachment G
ZA05 -079 Page 10