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Item 6ECITY OF SOUTHLAI<,-E Department of Planning & Development Services STAFF REPORT November 25, 2013 167e1&*8k[o oe`&NIII PROJECT: Specific Use Permit for Non -Residential Solar Energy System and Carport EXECUTIVE SUMMARY: Dr. Timothy M. Huckabee, of Huckabee Dental, is requesting approval of a Specific Use Permit for a Non -Residential Solar Energy and carport located at 505 W. Southlake Boulevard, on approximately 0.9 acres. SPIN #10 DETAILS: Dr. Timothy M. Huckabee is requesting approval of a Non -Residential Solar Energy System and a Non -Residential Carport consisting of solar energy system panels, approximately 2,496 square feet in area, on a proposed carport structure approximately 12-feet in height. The solar panels will be located on the roof of the proposed carport and will be installed existing parking spaces immediately behind the dental office building. The carport structure is approximately 104 feet in length, 23 feet in width, and 12 feet in height. The solar energy system panel area will provide 33,600 watts of solar power. Variances Due to some of the existing conditions on site the applicant is requesting some variances to carport development regulations due to the unique nature of this request. 1) Carport Roof: Section 45.11 (Specific Use Permits) of the City's Zoning Ordinance requires that the roof of a detached carport shall be pitched and constructed with the same materials as the roof of the principal building. Since solar panels are being proposed on the roof, the applicant would like a variance to this requirement. 2) Carport Maximum Number of Spaces and Size: Section 45.11 (Specific Use Permits) of the City's Zoning Ordinance requires that the maximum number of spaces that may be covered by a carport shall not exceed six (6) spaces. However, where a carport is not visible from a public right-of-way orfrom single- family residential property, the Planning and Zoning Commission may recommend and the City Council may approve an increase in the number of spaces allowed in a carport. The minimum size of each space shall be 9' by 20'. Since the parking space are existing (9'x18' in size) and the carport would be to the rear of the building and out of view of residential properties the applicant has requested a variance to this requirement. 3) Carport Building Materials: Section 45.11 (Specific Use Permits) of the City's Zoning Ordinance requires that all exterior fagades and any exposed structural support columns of a carport shall be constructed with the same or similar materials as the principal building. However, such building materials shall Case No. ZA13-111 exclude the use of cement, concrete tilt wall and other masonry materials of similar characteristics. The applicant has requested a variance to this requirement due to its lack of visibility of any roadway. This item was tabled at the November 19, 2013 City Council meeting at the applicants request in order to evaluate some other potential options on placement of the solar panels. As of this date on this staff report, no modifications have been presented to staff. ACTION NEEDED: 1) Conduct Public Hearing 2) Consider Specific Use Permit Approval Request for a Non -Residential Solar Energy System and a Non -Residential Carport ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) Surrounding Property Owners Map (E) Surrounding Property Owners Responses (F) Resolution No. 13-042 STAFF CONTACT: Ken Baker (817) 748-8067 Daniel Cortez (817) 748-8070 Case No. ZA13-111 BACKGROUND INFORMATION OWNERS: Dr. Timothy M. Huckabee APPLICANT: Dr. Timothy M. Huckabee PROPERTY SITUATION: 505 W. Southlake Boulevard LEGAL DESCRIPTION: Granberry, H. #581 Addition; Lot 6R LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: 0-1 Office District TRANSPORTATION ASSESSMENT: This request does not affect traffic on or around the property and will not eliminate any parking spaces. TREE PRESERVATION: The proposed solar panels are to be installed on the roof of a proposed carport; no trees will be affected by the request. PLANNING & ZONING COMMISSION ACTION: November 7, 2013; Approved (6-0) subject to the Staff report dated November 1, 2013 noting that the variances to the carport type of roof (#1) and the carport number of spaces and size (#2) be granted but denying the carport building materials variance (#3) and requiring the structural support columns to be of a masonry material to match the existing building. CITY COUNCIL ACTION: November 21, 2013; Tabled (7-0) until the next regularly scheduled City Council meeting. STAFF COMMENTS: A specific use permit shall automatically expire if a building permit is not issued and construction begun within six (6) months of the granting of the specific use permit or if the use shall cease for a period of six (6) months. Due to the limited nature and scope of the request, no review has been provided. WCommunity DevelopmentlMEMO12013 Casesl111 - SUP - Huckabee DentahStaff Report Case No. Attachment B ZA13-111 Page 1 Vicinity Map Huckabee Dental INfA 660 600 702 W SOUTHLAKE BLVD 100 101 103 105 �pI 102 WO 102 109 104 O 1 C 111 106 CO 11 113 108 1( 201 112 203 �Q� 107 202 204 206 208 210 212 21E � 500 480 � " 410 F.M. 1709 521 qlr465 o O 80 �h 703 701 219 06 203 s K �o Oi 700 208 207 C% 200 201 202 e-% 203 1 r � ".:;'Sir, � �_:� • • • 351 435 140 1136 I 132 0 N O N O O N Case No. Attachment B ZA13-111 Page 1 Plans and Support Information North deaauon Image Sciwhlake Blvd, Westbovd —Southlake 6;vd, East Bound meter Fence (T hgh) Proposed Solar Carport Area 12 Parking Spaces West e'evation image - -South property view image Address: 505 W. Southlake Boulevard Southlake, Texas Property Owners: Dr. Timothy Huckabee Scope of Work: Installation of 33,600 watts solar panels system with approximately 2,496 square feet of solar panels on a carport structure. Case No. Attachment C ZA13-111 Page 1 Details of the Solar Energy System and Carport Huckabee Dental Solar Panel Canopy Project 505 West Southlake Blvd • Southlake, Texas 76092 Total Area: 2496 SOFT DC Power: 33,600 Watts 113 W mo0laes (300W Each) " CA^opy �p Etl9e well rbt extent over the am lane, 103'-11 3/16' - Plan Vlew SCALE 1 J 75 —FFI. A We4 to East slope exist. Cargpy will remain Itvel; Column IenpVt vnll vary. SCALE 1( 75 South Perspective, NTS (Render) 1 All eed—I InmilaW 1 3116'23'•8 US' Canopy erwa M ,4ear Sp.Ke due w Usting vees, Some vimming may t Case No. Attachment C ZA13-111 Page 2 ----- — ---mans - - r•to t N etrn(b nYG LtCCn M C! f:rga!ti n•Qe iVl W-a 7ne• �a��oaew< dcxKw•cpw euem "'* Soot ts-M ni rry, Ix VIEW a -A East Elevation SCALE 1 j 50 East Perspective, NTS (Render) yr Mod.let 1Je W0. (YitNl General Layout. NTS. Tfp! In! vAl rKWa q�N Ulnn rp. tt ft"Q S"xt en the b" of the told r4 Case No. Attachment C ZA13-111 Page 3 Views of the Front and Rear of the Property View from W. Southlake Boulevard View from the Adjacent Property to the North Case No. Attachment C ZA13-111 Page 4 O Huckabee Dental Timothy M. Huckabee, DDS PA & Assoc 505 W. Southlake Boulevard Southlake, Texas 76092 817.329.4746 www.dfwdental.com Cosmetic Mayor John Terrell November 21, 2013 Dentistry Alison Ortowski, Assistant City Manager Southlake City Council 1400 Main Street Southlake, TX 76092 Quality Dear Mayor, City Manager, and City Council, Service I learned yesterday that the Council has rejected my plans for the solar panel installation at my building located at 505 West Southlake Boulevard and has suggested the install be redesigned and placed on the roof. Comfortable I've spent the last two months planning and designing this installation_ Anyone investing in Atmosphere solar power is essentially prepaying their electricity for the next 14 years, so it is important to design and build the most efficient and long lasting structure_ As designed, the current plan would provide approximately 70% of my future electrical needs. Redesigning the system would eliminate the efficiencies planned for both the angle and the southern exposure necessary and would reduce the produced electricity to 25-30% of my needs. For these reasons, I'm unwilling high-tech to make these changes. Facility There seems to be issues with what has been described as the "carport" structure. Please understand that this is an engineered solar installation, not a cheap or flimsy carport. I should add that the structure would not be visible to anyone other than my employees and tenants that park on the south side of my building. Health Conscious When we originally spoke to Planning and Zoning, they indicated that Southlake was excited to have solar/green projects. However, after months of design, when the Council is presented with an efficient, attractive, and hidden project, we are asked to build something inefficient, visible, less reliable, and at higher cost_ The city may want to reevaluate if they are truly committed to solar/green installations. Families Welcome I've enclosed with this letter an artist's rendering of the completed solar project as well as some photographs of carports to show those are totally different designs and installations. I'm certainly open to ideas and suggestions that would be mutually beneficial for my needs and those of the city. I look forward to hearing from you soon. Restorative Regards, Implants V l A� a_ Timothy M. Huckabee, DDS Preventative Enclosures Care Case No. Attachment C ZA13-111 Page 5 Surrounding Property Owners Huckabee Dental Non -Residential Solar Energy System and Carport 620 •� 600 500 480 4 F.M. 1709 100 521 475 465 445 2 505 503 501 101 0 0 r 10 � 103 102 106 m 108 � 105 O 107 SPO # Owner Zo g Address Ac a Response 1. Haynie Partners Ltd 01 505 W Southlake Blvd 1.01 NR 2. Sdpp Llc C2 475 W Southlake Blvd 0.73 NR 3. Bank Of The Ozarks SP1 600 W Southlake Blvd 1.05 NR 4. Lake Crest Homeowners Assoc SF20A 100 Lake Crest Dr 0.48 NR 5. Lake Crest Homeowners Assoc SF20A 405 W Southlake Blvd 0.12 NR 6. Lake Crest Homeowners Assoc SF20A 401 W Southlake Blvd 0.24 NR 7. Sweeney, Kevin J Etux Brenda G SF20A 100 Clear Lake Ct 0.49 NR 8. Ghali, Fred Elias Etux Tessa SF20A 102 Clear Lake Ct 0.45 NR 9. Lindberg, John Etux Stephanie SF20A 200 Canyon Lake Dr 0.67 U 10. Southlake Oaks Llc C2 500 W Southlake Blvd 2.53 NR 11. Southlake Oaks II Llc C2 450 W Southlake Blvd 2.19 NR 12. Southlake Ventures SP2 521 W Southlake Blvd 2.52 NR 13. Southlake Ventures SP2 515 W Southlake Blvd 0.09 NR 14. Southlake Ventures SP2 515 W Southlake Blvd 0.02 NR 15. Southlake Ventures SP2 515 W Southlake Blvd 0.04 NR 16. Southlake Ventures SP2 515 W Southlake Blvd 0.07 NR 17. Southlake Center For Plastic SP2 521 W Southlake Blvd 0.14 F 18. Majhor, Faith Etvir William R RPUD 101 Springbrook Ct 0.42 NR 19. High, Rayford III Etux Lauren RPUD 103 Springbrook Ct 0.30 NR 20. Berkland, Robt A Etux Leann RPUD 105 Springbrook Ct 0.30 NR Responses: F: In Favor O: Opposed To Notices Sent: Twenty (20) Responses Received: Two (2) In Favor: One (1) Opposed to: None U: Undecided Undecided: One (1) NR: No Response Case No. Attachment D ZA13-111 Page 1 Surrounding Property Owner Responses 11 / 06 / 2013 05: 45FIN 001 SLO Notification Response Form ZA13-111 Meeting Date: November 7, 2013 at 6,30 PM Sbuthlake Center For Mastic 3005 Srcadgate Ln Southlake Tx, 76092 379W 131 PAGE 01/01 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND .DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner) of the property so noted above, are hereby in favor of opposedto undecided about �., (circle car underline one) �I ej proposed Specific Use Permit referenced abQ . Space for commontts regarding your position: Signature: Additional Signature: Printed Name(s): �" - M ust be property owner(i) whose name(a) are printed at top. Date: �F Date: contact the Pfanr►ing Department. One form per property. Phone Number (optional): Case No. Attachment E ZA13-111 Page 1 lion H7 2013 ISM: % Bank of America, R.A -> 01774BOH77 Bank of America Page 001 Notification Responso Form ZA13-11 t Meeting date: November 7, 2013 at 6:30 PU Lindberg} John Etux StBphanie 200 Canyon Lake Dr Southlake Tx, 76092 23130C 2 21 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 in favor of apposed to urldecid about (circle or underline one) the proposed Specific Use Permit referenced above. Space for comments regarding your position: Signature: Date: �! Additional Signature: Date: Printed Name(s):�- Must be property owner(a) whm name(s) are printed at top, ffthevvise contact the Planning Department. One form per property. Phone dumber (optional): Case No. Attachment E ZA13-111 Page 2 RESOLUTION NO. 13-042 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR A CARPORT ON NON-RESIDENTIAL PROPERTY AND A SOLAR ENERGY SYSTEM ON NON-RESIDENTIAL PROPERTY WITHIN THE CITY OF SOUTHLAKE, TEXAS, LOCATED AT 501 W. SOUTHLAKE BOULEVARD, BEING DESCRIBED AS LOT 6R, H. GRANBERRY NO. #581 ADDITION, SOUTHLAKE, TARRANT COUNTY, TEXAS MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A", AND AS DEPICTED ON THE APPROVED SITE EXHIBIT ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT "B" AND PROVIDING AN EFFECTIVE DATE. WHEREAS, a Specific Use Permit for carports on non-residential property and a solar energy system on non-residential property has been requested by a person or corporation having a proprietary interest in the property zoned as "0-1" Office District; and, WHEREAS, in accordance with the requirements of Sections 45.1(33/45), 45.11 and 45.17 of the City's Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City Council have given the requisite notices by publication and otherwise, and have afforded the persons interested and situated in the affected area and in the vicinity thereof; and, WHEREAS, the City Council does hereby find and determine that the granting of such Specific Use Permit is in the best interest of the public health, safety, morals and general welfare of the City. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. A Specific Use Permit is hereby granted for a carport on non-residential property and a solar energy system on non-residential property located at 501 W. Southlake Boulevard, being described as Lot 6R, H. Granberry No. #581 Addition, an addition to the City of Southlake, Case No. Attachment F ZA13-111 Page 1 Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 3093, Plat Records, Tarrant County, Texas, more fully and completely described in Exhibit "A", and as depicted on the approved Site Exhibit attached hereto and incorporated herein as Exhibit "B" and providing an effective date, subject to the provisions contained in the comprehensive zoning ordinance and the restrictions set forth herein. The following specific requirements and special conditions shall be applicable to the granting of this Specific Use Permit: 1. Subject to ... SECTION 2. This resolution shall become effective on the date of approval by the City Council. PASSED AND APPROVED THIS 3rd DAY OF DECEMBER, 2013. CITY OF SOUTHLAKE Mayor ATTEST: Alicia Richardson, TRMC City Secretary Case No. Attachment F ZA13-111 Page 2 *:/:Il 111MAI Being property located at 501 W. Southlake Boulevard, being described as Lot 6R, H. Granberry No. #581 Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 3093, Plat Records, Tarrant County, Texas. Case No. Attachment F ZA13-111 Page 3 *3:I11.11 M 1.1 RESERVED FOR APPROVED SITE PLAN Case No. Attachment F ZA13-111 Page 4