Department of Planning & Development Services

Transcription

1 Department of Planning & Development Services S T A F F R E P O R T May 10, 2016 CASE NO: PROJECT: EXECUTIVE SUMMARY: REQUEST DETAILS: ZA Specific Use Permit for a Temporary Sales Facility Toll Brothers is requesting approval of a Specific Use Permit for a Temporary Sales Facility on Lot 1, Block 4, Southlake Meadows Phase I, on property currently described as a portion of Lot 5C, R.P. Estes Subdivision and generally located at 2601 Sams School Road, City of Southlake, Tarrant County, Texas, and specifically located, once platted, at 916 Savannah Trail, Southlake, Texas. Current Zoning: R-PUD Residential Planned Unit Development. SPIN Neighborhood # 5. Toll Brothers is requesting approval for a specific use permit for a temporary sales facility to provide offices for sales personnel at the new single family residential subdivision known as Southlake Meadows Phase I. The applicant is requesting approval for a period of one (1) year. On May 5, 2016, the Planning & Zoning Commission unanimously recommended approval subject to the staff report; noting the timing will expire the lesser of one (1) year from permit issuance for the trailer or thirty (30) days after the issuance of a certificate of occupancy on the permanent model home being constructed and currently located at 917 Savannah Trail. ACTION NEEDED: 1. Conduct public hearing 2. Consider approval of specific use permit ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information LINK TO PRESENTATION (D) Surrounding Property Owners Map & Responses (E) Resolution No STAFF CONTACT: Dennis Killough (817) Lorrie Fletcher (817) ZA16-025

2 BACKGROUND INFORMATION APPLICANT: PROPERTY SITUATION: LEGAL DESCRIPTION: LAND USE CATEGORY: CURRENT ZONING: HISTORY: Toll Brothers generally located at 2601 Sams School Road and specifically located, once platted, at 916 Savannah Trail Lot 1, Block 4, Southlake Meadows Phase I on property currently described as a portion of Lot 5C, R.P. Estes Subdivision Medium Density Residential R-PUD Residential Planned Unit Development District A plat for RP Estes Subdivision was filed with Tarrant County prior to annexation on a portion of the property; A portion of the property was annexed into the City of Southlake in 1985 and another portion of the property was annexed in 1987; A portion of the property was zoned NR-PUD with the adoption of Ordinances 334 and 480; A Zoning Change and Site Plan (ZA09-062) from AG Agricultural District to S-P-1 Detailed Site Plan District with limited O-1 and limited I- 1 uses was approved by the City Council on one of the subject properties (2411 Sam School Road) on May 10, A Land Use Plan Amendment from Low Density Residential and Mixed Use to Medium Density Residential was approved by City Council March 5, A Zoning Change and Development Plan from NR-PUD Non Residential Planned Unit Development, AG Agricultural District and S-P-1 Detailed Site Plan District to R-PUD Residential Planned Unit Development District was approved by City Council on March 5, A Preliminary Plat for Savannah Estates (ZA13-037) was approved June 4, A Plat Revision for Savannah Estates (ZA13-074) was approved December 3, A Variance to the Subdivision Ordinance No. 483, Section 4.01(l), as amended, regarding plat expiration, requesting to extend the validity of cases ZA13-037, Preliminary Plat and ZA13-074, Plat Revision for Southlake Meadows (fka Savannah Estates) was approved January 19, A Plat Revision for Southlake Meadows Phase II (ZA15-145) was approved Attachment A ZA Page 1

3 February 11, A Zoning Change and Development Plan for Southlake Meadows Phase III (ZA15-137) was approved March 1, A Preliminary Plat for Southlake Meadows Phase III (ZA15-138) was approved March 1, PLANNING & ZONING COMMISSION: May 5, 2016; Approved (5-0) subject to the Staff Report dated April 29, 2016; noting the timing will expire the lesser of one (1) year from permit issuance for the trailer or thirty (30) days after the issuance of a certificate of occupancy on the permanent model home being constructed and currently located at 917 Savannah Trail. STAFF COMMENTS: The City Council shall consider the following in determining whether to grant a Specific Use Permit for a temporary sales facility according to the Comprehensive Zoning Ordinance No. 480, Section 45.18, as amended: 1) The City Council may grant a specific use permit to increase the maximum parameters set forth for temporary construction facilities by Section 34 of this ordinance and may grant a specific use permit to allow temporary sales facilities subject to the following standards: (a) Temporary facilities must be at least two hundred (200) feet from any occupied residence. (b) Temporary facilities must be skirted on the front and sides. (c) Temporary facilities must provide foundation landscape planting consisting of one (1) five-gallon shrub per four (4) linear feet around skirting (excluding entrances). (d) Each temporary facility shall have at least two (2) paved parking places (two (2) deep, tandem parking is not permitted). (e) Temporary facilities may also be subject to other requirements as deemed necessary in order to promote public health, safety, welfare and aesthetics. The public right of way accessing the subject property at 916 Savannah Trail is required to be opened by City of Southlake engineering staff prior to the issuance of a building permit for the temporary sales trailer. Attachment A ZA Page 2

4 Attachment B ZA Page 1

5 Site Plan Attachment C ZA Page 1

6 Proposed Facility Location Proposed Landscape Plan Attachment C ZA Page 2

7 Applicant s Narrative Toll Brothers, Inc. Request for a Special Use Permit Southlake Meadows Toll Brothers is asking permission to place a temporary sales trailer on Lot 1, Block 4, Southlake Meadows Phase I and located at 916 Savannah Trail. We ask permission to do so for primarily 2 reasons: 1.) to establish an on-site marketing and sales presence to increase traffic and sales and grow the community and 2.) to have a temporary office for our sales staff while we construct our model home. It is vital to our business to be able to work with prospective clients on site in the Southlake Meadows community. Toll Brothers anticipates occupying this temporary sales trailer only while we are in the process of building our model home, which will be constructed on the lot across the street at 917 Savannah Trail. The typical build time for our model homes is between 5 to 7 months without any foreseeable issues. Obviously, we are anxious to have a permanent place to reside during our tenure in Southlake Meadows, so we will work to expedite the process without sacrificing the quality of the model home. If we had an approval today, I would anticipate a delivery date of between November - December of It is our intent to abide by any and all regulations set forth by the City of Southlake with regard to this matter. Toll Brothers looks forward to a continuing relationship with the City of Southlake and its governing bodies. Timeframe for Specific Use Permit Assuming that Toll Brothers request for a temporary sales trailer on Lot 1, Block 4, Southlake Meadows Phase I and located at 916 Savannah Trail, is approved at the May 5 th Planning & Zoning Meeting and at the May 17th City Council Meeting, we shall commence placement of said trailer on or about May 23 rd, It is our intention to remove the temporary sales trailer on or before December 31st, Once we can obtain a certificate of occupancy for our model home at 917 Savannah Trail, we will relocate our sales staff there. At that point, we will remove the temporary trailer and revert the lot back to a residential dirt lot. Sample Photo Attachment C ZA Page 3

8 Site Distance Exhibit Closest Occupied Southlake Residence Approximately 775 ft. Attachment C ZA Page 4

9 Surrounding Property Owners Owner Zoning Address Acreage Response 1. TOLL DALLAS TX LLC RPUD 2631 SAMS SCHOOL RD 0.92 NR 2. MAGUIRE PARTNERS SOLONA LAND L RPUD 2411 SAMS SCHOOL RD 1.02 NR 3. STRANGE, KIM AG 2350 CRAWFORD CT 0.54 NR 4. GRAPEVINE HISTORIC HOMES LLC AG 2355 CRAWFORD CT 0.49 NR 5. TOLL DALLAS TX LLC RPUD 1.04 NR 6. TOLL DALLAS TX LLC RPUD 2601 SAMS SCHOOL RD 0.45 NR 7. TOLL DALLAS TX LLC RPUD 3.25 NR 8. TOLL DALLAS TX LLC RPUD 1.13 NR 9. TOLL DALLAS TX LLC RPUD 0.18 NR 10. TOLL DALLAS TX LLC RPUD 0.57 NR 11. TOLL DALLAS TX LLC RPUD 2511 SAMS SCHOOL RD 0.49 NR 12. TOLL DALLAS TX LLC RPUD 2531 SAMS SCHOOL RD 0.54 NR 13. TOLL DALLAS TX LLC RPUD 0.47 NR 14. TOLL DALLAS TX LLC AG 0.06 NR 15. TOLL DALLAS TX LLC RPUD 0.49 NR 16. CRAWFORD, JAMES ANDERSON AG 2320 CRAWFORD CT 1.00 NR 17. WISE, PHILIP W AG 982 W DOVE RD 1.04 F 18. TOLL DALLAS TX LLC RPUD 4.42 NR WEST DOVE RD LLC SF1-A 940 W DOVE RD 4.86 NR 20. TOLL DALLAS TX LLC RPUD 2651 SAMS SCHOOL RD 2.52 NR 21. TOLL DALLAS TX LLC RPUD 2417 SAMS SCHOOL RD NR 22. JANDON LTD AG 974 W DOVE RD 5.02 NR 23. TOLL DALLAS TX LLC RPUD 2551 SAMS SCHOOL RD 3.08 NR 24. CRAWFORD, LOIS MAY AG 2390 CRAWFORD CT 1.03 NR 25. MAGUIRE PTNRS-SOLANA LTD RPUD 2407 SAMS SCHOOL RD 2.01 NR 26. MAGUIRE PTNRS-SOLANA LTD RPUD 2401 SAMS SCHOOL RD 2.24 NR 27. WEBSTER, PHILIP W AG 1052 W DOVE RD 1.17 NR 28. TOLL DALLAS TX LLC RPUD 2550 SAMS SCHOOL RD 0.69 NR 29. TOLL DALLAS TX LLC RPUD 0.34 NR 30. TOLL DALLAS TX LLC RPUD 0.57 NR 31. TOLL DALLAS TX LLC RPUD 0.42 NR 32. TOLL DALLAS TX LLC RPUD 2501 SAMS SCHOOL RD 5.85 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Twenty (20) Responses Received: One (1) Attachment D ZA Page 1

10 Attachment D ZA Page 2

11 RESOLUTION NO A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR A TEMPORARY SALES FACILITY ON LOT 1, BLOCK 4, SOUTHLAKE MEADOWS, PHASE I, ON PROPERTY CURRENTLY DESCRIBED AS A PORTION OF LOT 5C, R.P. ESTES SUBDIVISION AND GENERALLY LOCATED AT 2601 SAMS SCHOOL ROAD, CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS; AND SPECIFICALLY LOCATED AT 916 SAVANNAH TRAIL, SOUTHLAKE, TEXAS, MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT A, AND AS DEPICTED ON THE APPROVED PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT B AND PROVIDING AN EFFECTIVE DATE. WHEREAS, a Specific Use Permit for a temporary sales facility has been requested by a person or corporation having a proprietary interest in the property zoned as R-PUD Residential Planned Unit Development District; and, WHEREAS, in accordance with the requirements of Sections 45.1(46) and 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 to allow a temporary sales facility on property within the City of Southlake, Texas, generally located at 2601 Sams School Road, City of Southlake, Tarrant County, Texas; and specifically located at 916 Savannah Trail, Southlake, Texas, being described as Lot 1, Block 4, Southlake Meadows, an addition to the City of Southlake, Tarrant County, Texas, more fully and completely described in Exhibit A, and as depicted on the approved plan 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 Attachment E ZA Page 1

12 requirements and special conditions shall be applicable to the granting of this Specific Use Permit: City Council motion for approval: SECTION 2. This resolution shall become effective on the date of approval by the City Council. PASSED AND APPROVED THIS DAY OF May, CITY OF SOUTHLAKE By: Laura Hill, Mayor ATTEST: Lori Payne, TRMC City Secretary Attachment E ZA Page 2

13 EXHIBIT A Reserved Attachment E ZA Page 3

14 EXHIBIT B Attachment E ZA Page 4