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Item 7ECity of Southlake Department of Planning STAFF REPORT October 26, 2005 CASE NO: ZA05 -114 PROJECT: Concept Plan for Highland Meadow Montessori Academy — Multi -Use Facility REQUEST: On behalf of Highland Meadow Montessori Academy, K.B. Alexander Co. of Texas, Inc. is requesting approval of a concept plan. The plan proposes the addition of an 8,262 square foot multi- purpose building to the existing school campus. The applicant has requested a variance to the Masonry Ordinance No. 557 which requires eighty percent (80 %) of all exterior walls to be constructed of a masonry product. The applicant proposes to apply metal siding as shown on the attached building elevation plans. The spacing required between driveways on an arterial street is 250 feet. The applicant is proposing a new drive approximately 170 feet from the nearest existing drive to the east. A variance is needed for the proposed drive to remain. ACTION NEEDED: 1. Conduct public hearing 2. Consider concept plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Concept Plan Review Summary No. 2, dated October 14, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (for Commission and Council Member v Only) STAFF CONTACT: Ken Baker (748 -8067) Dennis Killough (748 -8072) Case No. ZA05 -114 BACKGROUND INFORMATION OWNER: Highland Meadow Montessori Academy APPLICANT: K.B. Alexander Co. of Texas, Inc. PROPERTY SITUATION: The property is located at 1060 E. Highland Street LEGAL DESCRIPTION: Lot 3, Chivers Park LAND USE CATEGORY: Mixed Use CURRENT ZONING: "CS" Community Service District HISTORY: -City Council approved a change of zoning to "CS" on April 4, 1989. -A final plat was approved by City Council for Lots 1 - 3, Chivers Park, on June 20, 1989. -A concept plan was approved by City Council on June 7, 1994. TRANSPORTATION ASSESSMENT: Case No. ZA05 -114 Master Thorouzhfare Plan The Master Thoroughfare Plan recommends E. Highland Street to be a 3- lane, undivided arterial street with 70 feet of right -of -way. The Master Thoroughfare Plan also recommends a 4 -lane, divided arterial street with 100' of right -of -way (Kirkwood Boulevard) adjacent to the site to the west. Existinz Area Road Network and Conditions The proposed addition to the site will add one (1) access directly onto E. Highland Street for a total of four (4) drives total for the school campus. E. Highland Street is currently a 2 -lane, undivided thoroughfare. The capacity of the existing roadway is approximately 8,400 vehicle trips per day. Under this condition, the roadway would be considered to operate under a level of service `D'. Completion of this development will add approximately 99 vehicle trips per day to this section of E. Highland Street, bringing it to 558 vehicle trips per day. May, 2005 traffic counts on E. Highland St (between SH 114 & N. Carroll Ave 24hr West Bound (WB) (258 East Bound (EB) (201 WB Peak A.M. 80 7:45 - 8:45 a.m. Peak P.M. 36 3 - 4 p.m. EB Peak A.M. 51 7:45 - 8:45 a.m. Peak P.M. 30 3 - 4 p.m. Attachment A Page 1 Traffic Ini»ttct Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM- OUT Multi -use school facility 8,262 99 18 11 18 11 *Vehicle Trips Per Day * *The AM /PM times represent the number of vehicle trips generated during the peak travel times on E. Highland St. PATHWAYS MASTER PLAN: The Southlake Pathways Master Plan recommends an 8 -foot, multi -use trail on the north side of E. Highland Street and along the north and east side of the proposed Kirkwood Boulevard. TREE PRESERVATION: The plan shows six trees that will need to be removed due to paving for sidewalks, parking, and drive lanes. The plan did locate the trees; it did not identify the size or type of the trees on the site. WATER & SEWER: The applicant proposes to tie into an existing 8 -inch water line along the south side of E. Highland Street. The applicant also proposes to extend an fl- inch sanitary sewer line from the west and will be required to extend the line to the east property line of the school's property. DRAINAGE ANALYSIS: The property will drain to the northwest where detention will need to be located to prevent the discharge of post development runoff from adversely impacting the downstream properties. 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 • Land Use: Mixed Use and EC -R. The proposed multi -use facility is in compliance with the Land Use Plan because it is less than 10,000 square feet (the maximum recommended built area for civic uses in the Mixed Use land use category). Mobility Plan Recommendations • Provide pedestrian access to the planned Aventerra Hike & Bike trail. Consider providing pedestrian connectivity from the new building to the existing buildings. P &Z ACTION: October 20, 2005; Approved (7 -0) subjectto Concept Plan Review Summary No. 2, dated October 14, 2005; granting the requested variances for masonry and driveway spacing. STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated October 14, 2005. Case No. Attachment A ZA05 -114 Page 2 Vicinity Map Lot 3, C hivers Park Highland Meadow Montessori Academy Case No. Attachment B ZA05 -114 Page 1 1000 0 1000 2004 3000 Feet GRO P 973 -"-7731 FAX C ., NOIFOR 0 < < < PR Lu — BUIL ING 0� s,26 sr o Z rn E Tz LDO. L 1717- 9B GrW�ELWWTCt re A+PL on NOT FOR CONSTRUCTION M CASE NO. ZA 05-P � n o� Iz NOT FOR CONSTRUCTION 1 � 1 I� a) (a c o e F s �}a S z A +PL S DESI N - GRG P _ »s.svi-Tlsl Mff -- I n�TFOR N ' 1 �Y1EB'r flIhVASION _ s , _ , ifCRYH ELEVATION _ _ F E 6 C 9 A 1 2 3 4 - - - M3 EM R T � E,ABT EL O eavYAt ELEVA � O ¢ F O 5 2i ry Z ) ( i J to 2 }— r as 2i . y CASE N©. ZA 05 -000 All b� a Nn K.S. ALEXANDER CO. OF TEXAS GENERAL CONSTRUCTION October 5, 2005 City of Southlake Planning Department 1400 Main Street Suite 310 Southlake, TX 76092 RE: Highland Meadows Montessori Academy New Multi Purpose Building To Whom It May Concern: We are requesting a variance to the City of Southlake's Masonry Ordinance No: 557 to be allowed to apply metal siding rather than masonry to this new building. The reason for this variance request is for continuity with the other buildings on their campus. This variance has been granted before in 1990 and 1993. Your favorable response to this request would be most appreciated. Regards, r Dennis N. Moore Director of Business Development Case Number: ZAOS -114 4709 Old Denton Rd. - Fort Worth, Texas 76117 (817) 788 -9533 FAX (817) 788 -8705 Case No. Attachment C ZA05 -114 Page 3 Case No. Attachment C ZA05 -114 Page 4 CONCEPT PLAN REVIEW SUMMARY Case No.: ZA05 -114 Review No.: Two Date of Review: 10/14/05 Project Name: Revised Concept Plan — Highland Meadow Montessori Academy APPLICANT: K.B. Alexander Co. of Texas Dennis Moore 4709 Old Denton Road Fort Worth, TX 76117 Phone: (817) 788-9533 Fax: (817) 788 -8705 OWNER: Highland Meadow Montessori Academy Pat Howard 1060 E. Highland St Southlake, TX 76092 Phone: (817) 488 -2138 Fax: (817) 416 -8006 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10 /10 /05AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT 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 OR BEN BRYNER (817) 748 -8602. The following changes are needed with regard to general concept plan information: a. Provide the City case number "ZA05 -114" in the lower right corner for ease of reference. b. Add the gross acreage and date of preparation to the title block. Provide a graphic scale in close proximity to the north arrow and written scale. d. Show the property boundary between the two separate tracts that make up the entire school campus. The total boundary consists of Lot 3, Chivers Park and Tract 4H, of the A. Chivers Survey, Abstract No. 299. Tract 4 is not included with this application. Label the owner's name, the existing zoning, and the current land use plan designations on the subject site and on all adjacent properties. The properties to the north and south (across E. Highland St) have no information. All properties are missing the land use designations. f Provide a site data summary chart showing the existing and proposed square footage, number of parking required and provided, open space calculations, and impervious coverage calculations. The existing improvements have not been taken into account in the chart. g. Identify the size (caliper inch) and type (oak, elm, etc.) of each existing tree on the site. 2. Show and label the width and type of proposed bufferyards along the perimeter of all lot lines. Clearly distinguish the bufferyards on the graphic. 3. The following changes are needed with regard to the building: Case No. ZA05 -114 Attachment D Page 1 a. Provide the required exterior masonry on the building. The Masonry Ordinance No. 557 requires eighty percent (80 %) of all exterior walls to be constructed of a masonry product. (A variance has been requested.) b. Label the distance from the proposed building to the nearest existing building. 4. The following changes are needed with regard to driveways: a. Label the stacking depth of the proposed drive. Stacking is measured from the property line adjacent to the R. 0. W. Staff measures a stacking depth of X50'. b. Provide the minimum driveway spacing for the proposed new drive. Driveway spacing between drives on an arterial street is 250'. The proposed spacing measures ±170'. (A variance is required for the proposed drive.) Provide information necessary to determine what amount of parking is required for the existing and new building usage. Show existing and new parking and differentiate between the two. Include the data in the Site Data Summary Chart. The applicant is showing a total of 14 new spaces are being provided. INFORMATIONAL COMMENTS * 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. * All development must comply with the City's Drainage Ordinance No. 605 and detain all post development run -off. * Any variance requests have to be documented in writing and fully justified. * The applicant should be aware that prior to issuance of a building permit a 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 -114 Attachment D Page 2 Surrounding Property Owners Highland Meadow Montessori Academy 2 3 4 w 1 g Q J J 6 5 E HIGHLAND ST z 7 Owner Zoning Land Use Acreage 1. Highland Group Jv C -3 No Current Use 12.010 2. Highland Group Jv C -3 No Current Use 1.546 3. Pleasant Hill Christian Ch CS Religious Assembly 4.768 4. Moss, Brad 0-1 No Current Use 0.896 5. Brown, J D AG School / Library 1.016 6. Montessori Academy Southlake CS School / Library 0.841 7. Carroll -114 Limited Prtnshp Leak, Alan J Cedar Ridge Office Park L S -P -1 No Current Use 16.347 8. Highland Meadow Montessori CS School / Library 3.819 Case No. Attachment E ZA05 -114 Page 1 Surrounding Property Owner Responses Highland Meadow Montessori Academy Notices Sent: Seven (7) Responses: None (0) Case No. ZA05 -114 Attachment F Page 1