Item 6A13 SOUTHLAKE
CITY OF
Department of Planning & Development Services
STAFF REPORT
December 20, 2010
CASE NO: ZA10 -066
PROJECT: Site Plan for Expansions to Dawson Middle School and Eubanks
Intermediate School
EXECUTIVE
SUMMARY: On behalf of Carroll Independent School District, Hart, Gaugler & Associates, Inc.
is requesting approval of a site plan to allow expansions to Dawson Middle School
and Eubanks Intermediate School on property located at 400 and 500 S. Kimball
Ave., being described as Lot 1 R, Block 1, CISD No. 4 Addition and being
approximately 35.39 acres.
REQUEST DETAILS: The proposed site plan includes an approximately 8,823 square foot two -story
expansion to Dawson Middle School and an approximately 13,520 square foot
two -story expansion to Eubanks Intermediate School. The materials used for the
expansion facades will match the materials used on the existing school building.
To address comments from the Planning and Zoning Commission on December
9, 2010, the landscape plan has been revised to add six (6) Live Oak trees along
the southern boundary for additional screening.
VARIANCE
REQUESTED: Residential Adjacency Setback — No non - single family residential building may encroach
in the area above a line having a slope of 4:1 from any single - family residential
property (Zoning Ordinance No. 480, Section 43.13.a.8). The expansion to
Eubanks Intermediate School has a maximum height of 32.25', which would
require a setback of 129' from the adjacent residential properties in the Kimball
Hills Addition. The applicant is requesting a setback of 81.3 feet.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a site plan
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information - Link to PowerPoint Presentation
Site Plan Review Summary No. 2, dated December 3, 2010
November 8, 2010 SPIN Meeting Report
Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817) 748 -8067
Richard Schell (817) 748 -8602
Case No.
ZA10 -066
BACKGROUND INFORMATION
OWNER: Carroll Independent School District
APPLICANT: Hart, Gaugler & Associates, Inc.
PROPERTY SITUATION: 400 and 500 S. Kimball Ave.
LEGAL DESCRIPTION: Lot 1 R, Block 1, CISD No. 4 Addition
CURRENT ZONING: "CS" Community Service District
HISTORY: -A zoning change and site plan (ZA99 -120) from "SF -20A" Single Family
District to "CS" Community Service District was approved by City Council
on February 1, 2000.
-A final plat (ZA00 -044) for Lot 1, Block 1, CISD No. 4 Addition was filed
on January 29, 2001.
-An amended plat (ZA08 -071) for Lot 1 R, Block 1, CISD No. 4 Addition
was filed on November 7, 2008.
-A Site Plan (ZA10 -056) to allow a 34' x 34' x 12' shade structure at the
southern portion of the property was approved August 17, 2010.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting was held on November 8, 2010. The SPIN meeting report
is included as Attachment "E" of this report.
PATHWAYS MASTER
PLAN: An eight (8) foot multi -use trail is proposed along the future alignment of
the Village Center collector extension. An on- street bikeway is planned for
S. Kimball Ave. A five (5) foot sidewalk exists along S. Kimball Ave.
TREE PRESERVATION: No existing protected trees are proposed to be altered to construct the
proposed building additions but there are approximately for five (5) existing
required interior landscape trees that will be affected by the north building
addition.
PLANNING AND
ZONING COMMISSION: December 9, 2010: Approved (4 -0), subject to Review Summary No. 2,
dated December 3, 2010, granting the variance to the residential
adjacency setback requirement, noting the applicant's willingness to work
with the landscape administrator to review the existing landscaping and to
repair or replace any dead or missing landscaping to bring it up to current
landscape code requirements, noting that the two portable buildings will
be removed after completion of the expansions and noting the applicant's
willingness to place trees adjacent to neighboring properties to the south
of the building expansion.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 3, 2010.
Case No. Attachment A
ZA10 -066 Page 1
Vicinity Map
400 and 500 S. Kimball Ave.
EAST SOUTHLAKE BLVD
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Case No.
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VARIANCE REQUEST LETTER
H G A Hart, Gaugler & Associates, Inc.
Civil & Structural Engineering
A d
November 22, 2010
Mr. Dennis Killough
City of Southlake
Department of Planning
1400 Main Street, Suite 310
Sou thlake, TX 76092
Re: Carroll Independent School District
Dawson MS/Eubanks IS
HGA Project Number 209078
Dear Dennis:
Carroll ISD desires to add classrooms to both Dawson MS and Eubanks IS located at 400 and
500 S. Kimball in Southlake, Texas. The property is presently zoned CS — Community
Service District. The proposed two -story building expansion on Eubanks Intermediate
School will encroach into the 4:1 slope from the property to the south zoned SF20A which is
a violation of Section 43, Part III, Residential Adjacency Standards. We request a variance
to this requirement allowing our two -story building expansion to encroach into the 4:1 slope
from a residentially zoned property. V i
Please contact me with any questions or continents you may have.
Sincerely
Hart, Gaugler & Associates, Inc.
John D. Blacker, P.E.
Principal
F: t2P0 9124 9 0 7 81Civikl5uhinistalsll�H6 -11 -22 FcOMMI SubaNElaA261 0.11- 22-LTR- Variance dawwn- ntanks.dm
I2801 N. Central Expressway • Suite 1400 • 1-}AW, TX 75243 a VoW972 -239 -5111 • Fax 972 - 239 -5055
x i
Case No. Attachment C
ZA10 -066 Page 2
NARRATIVE OF ACCESS, UTILITIES AND LANDSCAPE IMPROVEMENTS
H Haft, G Gaugier & Associates, hic.
Civil & Structural Engineering
D 4
November 22, 2010
Mr. Dennis Killough
City of Southlake
Department of Planning
1400 Main Street, Suite 310
Southlake, TX 76092
Re: Carroll Independent School District
Dawson MS/Eubanks I3
HGA Project Number 209078
Dear Dennis:
Carroll ISD desires to add classrooms to both Dawson NIS and Eubanks IS located at 400 and
500 S. Kimball in Southlakc, Texas.
Roadway /Access
Driveways /access are not affected by this addition. Swing gates will be added to the drop off lanes at
the back of the school campus to provide a more permanent segregation barrier between schools. At
present, the administration uses cones to segregate the traffic in the mornings and afternoons.
Utilities ,p w
Water and Sanitary Sewer ,,� Water and sanitary sewer will be extended from the existing on-
site systems to the new expansions.
Storm Sewer The onsite drainage will be adjusted for the building expansions. We anticipate the
use of RCP for larger diameter pipes and HDPE for smaller diameter pipes. The storm drainage will
.be piped into the existing storm drainage system on campus.
Electric, 'Telephone, and Gas Franchise utilities exist on -site.
Landscape: New plantings shall comply with applicable requirements of the City of Southlake
Landscape Ordinance. The existing landscape areas arc assumed to be compliant with the City of
Southlake Landscape Ordinance.
Please contact me with any questions or comments you may have.
Sincerely,
Hart, Gaugler & Associates, Ine.
John D. Blacker, P.E.
Principal
F: VAQ9120907E1Ci�iCLStihmit1e1s12030 -i 1.22 Fb--i 8ub.RtO2010- 11- 22 -LTR- DESIGN NARRATIVE dawson- cubenk9A00
}
12861 N. Central Expressway • Suite 1409 • Dallas, Tx 75243 • Voi..972- 239 -5111 • Fax 972- 239 -5655
Case No. Attachment C
ZA10 -066 Page 3
SITE PLAN REVIEW SUMMARY
1§6 =_ 0rw,oil �lI010 •7
Project Name: Site Plan — Dawson /Eubanks Expansion
Date of Review: 12/03/10
/_1» I C81e10111 Wne T1 1 FTa.Tm
Hart, Gaugler and Associates
12801 N. Central Expy. Ste. 1400
Dallas, TX 75243
Phone: (972) 239 -5111
- E-Mail: jblacker @hartGaugler.com
OWNER: Derek Citty
Carroll ISD
3051 Dove Rd.
Grapevine, TX 76051
Phone: (817) 949 -8218
E -Mail: dcitty @cisdmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/22/10 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 RICHARD SCHELL AT (817) 748 -8602 OR DENNIS KILLOUGH AT (817) 748 -8072.
— NO 1`10il-Single Tamily reTMTMTffMui l Ming may encroacr in Ine
area above a line having a slope of 4:1 from any single - family residential property (Zoning
Ordinance No. 480, Section 43.13.a.8). The expansion to Eubanks Intermediate School has a
maximum height of 32.25', which would require a setback of 129' from the adjacent residential
properties in the Kimball Hills Addition. The applicant is requesting a setback of 81.3 feet.
2. Show any intended lighting. All lighting must comply with the Lighting Ordinance No. 693, as
amended with regard to type of lighting, intensity, glare and spill -over.
Tree Conservation /Landscape Review
TREE CONSERVATION AND LANDSCAPE COMMENTS:
No existing protected trees are proposed to be altered to construct the proposed building
additions but there are approximately for five (5) existing required interior landscape trees that will
be affected by the north building addition.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the
zoning as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do
not conflict with existing trees intended to be preserved.
LANDSCAPING:
The proposed building additions exceed 5,000 square feet. New construction greater in size than
30% of the existing building or greater than 5,000 square feet shall require compliance with the
regulations of both the Landscape Ordinance as it applies to the entire square footage of the
existing building and proposed addition, and the required bufferyards.
Additional landscaping is being provided for the proposed building additions, but please
Case No. Attachment D
ZA10 -066 Page 1
demonstrate that the entire development site is in compliance with both the interior landscape and
bufferyards regulations. Update the Interior Landscape Chart to include the additional building
footprint area. The required landscape area will be 30% of the building footprint (193,592 x .30 =
57,078 sq. ft.) The following plants shall be required, at a minimum, within the required interior
landscape areas at the ration indicated.
-1 Canopy Tree per 500 square feet
-1 Understory Tree per 250 square feet
-1 shrub per 40 square feet
- Ground Cover — 15% of required area
- Seasonal Color — 2% of required area
Public Works /Engineering Review
No comments.
Informational Comments:
No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
All mechanical equipment must be screened of view right -of -ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
All lighting must comply with the Lighting Ordinance No. 693, as amended.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and
Sediment Control Ordinance No. 946, as amended.
It appears that 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.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
The applicant should be aware that prior to issuance of a building permit, 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.
Denotes Informational Comment
Case No. Attachment D
ZA10 -066 Page 2
USOUTHLAKE
SPIN MEETING REPORT
CASE NO. ZA10 -066
PROJECT NAME: Dawson Middle School and Eubanks Intermediate School Building
Additions
SPIN DISTRICT: SPIN # 8
MEETING DATE: November 8, 2010
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3A & 3B
TOTAL ATTENDANCE: Eleven (11)
• SPIN REPRESENTATIVE(S) PRESENT: Pattie Minder ( #8)
• APPLICANT(S) PRESENTING: John Blacker, Hart, Gaugler & Associates, Inc.; Shane
Garthoff, Garthoff Design; Derek Citty, CISD
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Richard Schell, Planner II, (817)748 -8602; rschell(o)ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
The property is located at 400 S. Kimball Avenue.
Development Details
• The applicant is requesting approval of a site plan that proposes classroom additions
and renovations to the existing dual school campus. Two (2) portable classroom
buildings currently exist at the southwest corner of Eubanks Intermediate School; these
portables will be removed and sold. The site plan proposes an addition on the south end
of Eubanks Intermediate School that is two -story, 13,520 square feet, and twelve (12)
new classrooms. The proposed addition to Dawson Middle School is on the north end,
two- story, 8,823 square feet, six (6) new classrooms plus the expansion of two (2)
science labs. The architecture proposed consist of the same materials that exist today,
making the proposed additions appear seamless upon completion. The site plan also
indicates the installation of swing gates at the west side of the campus to aid in
controlling AM /PM traffic flow. The applicant stated that this is the last SPIN meeting
regarding the 2009 Bond Program projects.
QUESTIONS / CONCERNS
• Is this the last addition?
o We anticipate that this will accommodate any future growth.
• The expansion shown on the original site plan did not show much landscaping?
Case No. Attachment E
ZA10 -066 Page 1
°
Will the portables be removed aa soon mm school's out?
c They any planned to be removed about a month or so after school starts to
ensure there are no problems. A|oo, the am|Ung process of school property takes
time.
�
Will there baen elevator |n the new addition for handicapped students?
c No; elevators already exist. The new additions will not increase footage to a
distance that would require additional elevators.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN
The report is neither verbatim noxoffiGial meeting minutes. rather it serves to inform
elected and appo officials, City staff, and the public of the issues and questions raised by residents
and the general responses made- Responses as summarized in this report should not be taken as
guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the
Planning and Zoning Commission and final mobonby City Council-
Case No. Attachment
ZA1 0-066 Page 2
Surrounding Property Owners
400 and 500 S. Kimball Ave.
co
35
2 38 36 37
34
33
Owner
CarrollISD
Zoning
CS
Land Use
Public /Semi - Public
Acreage
35.39
1
2.
Gateway Church
CS
Office Commercial
13.66
32
31
30
SF20A
2g
28
12
11
10
9
8
7
6
5
4
3
SF20A
Medium Density Residential
0.46
NR
6.
Stoyanoff, Michael Etux Pamela
SF20A
Medium Density Residential
13
14
15
77
SF20A
18
19
20
21
40
41
w
1
m
Y
2
H
O
22
23
24
25
26
27
SPO #
1.
Owner
CarrollISD
Zoning
CS
Land Use
Public /Semi - Public
Acreage
35.39
Response
NR
2.
Gateway Church
CS
Office Commercial
13.66
NR
3.
Lukosavich, Hanna
SF20A
Medium Density Residential
0.52
NR
4.
Uys, Craig Etux Samantha
SF20A
Medium Density Residential
0.46
NR
5.
Orler,Jerry D Etux Kathryn A
SF20A
Medium Density Residential
0.46
NR
6.
Stoyanoff, Michael Etux Pamela
SF20A
Medium Density Residential
0.46
NR
7.
Patel, Anurag R EtuxTrusha
SF20A
Medium Density Residential
0.46
NR
8.
McSweeney, John
SF20A
Medium Density Residential
0.46
NR
9.
Stonaker, William E Etux P N
SF20A
Medium Density Residential
0.46
NR
10.
Pisati, Jayasudha
SF20A
Medium Density Residential
0.47
NR
11.
Smith, Henry M Etux Laura F
SF20A
Medium Density Residential
0.48
NR
12.
Roussos, Christopher Etux Kare
SF20A
Medium Density Residential
1.39
O
13.
Havens, James & Joyce
SF20A
Medium Density Residential
0.55
NR
14.
Young, Diana Lynn
SF20A
Medium Density Residential
0.48
NR
Case No. Attachment F
ZA10 -066 Page 1
15.
K Stone Company
SF20A
Medium Density Residential
0.46
NR
16.
C Scott Lewis Homes Inc
SF20A
Medium Density Residential
0.46
NR
17.
Donohue, Gerard S & Julia D
SF20A
Medium Density Residential
0.46
NR
18.
Mark, Robert Etux Carrie
SF20A
Medium Density Residential
0.46
NR
19.
Prokopeas, Chris
SF20A
Medium Density Residential
0.46
NR
20.
Akintade, Oluwafunmilayo 0
SF20A
Medium Density Residential
0.46
NR
21.
Andrews, Dustin Etux Ashley
SF20A
Medium Density Residential
0.51
F
22.
Po, Chin & Whey -Ping PO
SF1 -A
Low Density Residential
3.51
NR
23.
Thompson, Teresa Jane
SF1 -A
Low Density Residential
4.09
NR
24.
Thompson, Wm B & Kim Koelzer
SF1 -A
Low Density Residential
3.95
NR
25.
Api -South Nolen Lp
SF1 -A
Low Density Residential
3.89
NR
26.
Wang, Jeff Etux Chung -Ming
SF1 -A
Low Density Residential
3.96
NR
27.
Faglie, Darrell G
SF1 -A
Low Density Residential
4.03
NR
28.
Parker, Linda K
SF1 -A
Low Density Residential
3.58
NR
29.
Minder, Dennis Etux Pattie
SF1 -A
Low Density Residential
3.49
NR
30.
Logan, John A Etux Susan B
SF1 -A
Low Density Residential
2.62
NR
31.
Tuttle, George Etux Corrinne
SF1 -A
Low Density Residential
2.61
NR
32.
Thayer, George D Etux Joan P
SF1 -A
Low Density Residential
2.63
NR
33.
Faughn, Larry L Etux Ava
SF1 -A
Low Density Residential
3.10
NR
34.
Dorris, Carlos E Etux Karen W
SF1 -A
Low Density Residential
3.64
NR
35.
Chapman, Teresa
SF1 -A
Low Density Residential
2.73
NR
36.
Southlake Plaza 11 Ltd Prtn
B1
Retail Commercial, Office
Commercial
8.48
NR
37.
Teeter, Robert W Etux Pam Etal
AG
Retail Commercial, Office
Commercial
2.25
NR
38
Greenway- 1709 /Eleven Partners
B1
Retail Commercial, Office
Commercial
9.39
NR
39.
Po, Chin Etux Whey -Ping
SF1 -A
Retail Commercial
0.05
NR
40.
Young, Peggy A
SP1
Retail Commercial
1.58
NR
41.
Carr, Howard E Jr
SF1 -A
Retail Commercial
2.86
O
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Forty -one (41)
Responses Received: Three (3)
NR: No Response
Case No. Attachment F
ZA10 -066 Page 2
Surrounding Property Owners Resopnses
Notification Response Form
ZA10 -066
Thursday, December 9, 2010 — 6:30 PM
Andrews, Dustin Etux Ashley
2137 Kimball Hill Ct
Southlake Tx, 76092
22609 2 6
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
=favor opposed to undecided about
(circle or underline one)
the proposed Site Plan referenced above.
Space for comments regarding your position:
Signature:
Additional Signature:
Date: 1 l G
Date:
Printed Name(s): 00 � 5
Must be property owner(s) whose name(s) are printed at top. Otherwise contact the Planning Department. One form per property.
Phone Number (optional):
Case No. Attachment F
ZA10 -066 Page 3
01/02/2010 08:50 FAX 8174211900 MATHNASIUM OF SOUTHLAKE
Notification Response form
ZA10 -066
Thursday, December 9, 2010 — 6:30 PM
Roussos, Christopher Etux Kars
2100 Kimball Hill Ct
Southlake Tx, 76092
22609 1 10
@6001
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVEf Y
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of o undecided about
(circle or underline one)
the proposed Site Plan -reference4above.
Space for comments regarding your posMon:
U ,�,.1
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Signature: Date:
_
Additional Signature:
Date:
Printed Name(s): c bCafer - � I Ivu c_�
Must be property owner(%) whose neme(s) are printed at top. Otherwise contact the Planning.tlepartmenl. One form per propeRY
Phone Number (optional):
Case No. Attachment F
ZA10 -066 Page 4
Dec.09.2010 11:39 AM HOWARD CARR 817 443 3607 817 443 3607 PAGE. 1J 1
Notification Response Form
ZA10 -066
Thursday, December 9, 2010 — 6:30 PM
Carr, Howard E Jr
6800 Westcreek Cir
Fort Worth Tx, 76126
A1098 2A
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUB1JC=HEARING.
Being the owners} 4t,the property so noted above, are hereby
in favor of Copposedto undecided about
(circle or underline one)
the proposed Site Plan referencedaboXe.
Space for comments regarding your position:
I.
ti ► �. ���tialtt; �r � ti�� t'� u r..�:,: I NJ 1 l 1hi5
^Ttt •r1�� ,�1 ►41 t�1tt�L� WL_UL �=�4 W ` .1� 1r'L
Signature: Date: S 5L. < �1
Additional Signature: G _ G.�, ._ Date:
Printed Name(s): 1E;�ti L L,��►2
Must be property owner(s) whose name(s) are printed at top. Otherwise contact the Pianning €)apartment One Conn per property.
Phone Number (optional): C �
Case No. Attachment F
ZA10 -066 Page 5