Item 10Case No.
ZA21-0067
S T A F F R E P O R T
September 3, 2021
CASE NO: ZA21-0067
PROJECT: Specific Use Permit for Verizon EXECUTIVE
SUMMARY: On behalf of Cellco Partnership dba Verizon Wireless, Griffin Harris, PLLC is
requesting approval of a Specific Use Permit for the Verizon Wireless Dove Road
campus on property described as Lot 1, Block 1, Solana Addition, an addition to
the City of Southlake, Tarrant County, Texas and located at 500 W. Dove Rd.
Current Zoning: "NR-PUD" Non-Residential Planned Unit Development District.
SPIN Neighborhood #1.
DETAILS: The property is located at the northeast corner of the intersection of SH114 and W.
Dove Road.
The purpose of this request is to consider approval of a specific use permit for two
accessory structures (guard houses). The specific use permit is requested to allow
a 93 square foot accessory building for the purpose of a guard house at the W.
Dove Road campus entrance and a 171 square foot accessory building for the
purpose of a guard house (north guard house) located between two (2) rear
building wings on the north side of the main building. The W. Dove Road guard
house with two (2) gate-controlled entry drives was previously approved under
ZA18-0046 for a site plan and specific use permit but was not constructed within
the 6-month required time for the specific use permit (the specific use permit
expired). The north guard house will be accessed by a new 5-foot sidewalk The
proposed guard houses will be constructed with masonry and roof materials
consistent with the materials of the existing main building.
ACTION: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Review Summary No. 3, dated August 31, 2021
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 21-037
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Narrative
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No. Attachment B
ZA21-0067 Page 1
BACKGROUND INFORMATION
OWNER: Cellco Partnership dba Verizon Wireless
APPLICANT: Griffin Harris, PLLC
PROPERTY SITUATION: 500 W. Dove Road generally located at the northeast corner of W. S.H 114
and W. Dove Rd.
LEGAL DESCRIPTION: Lot 1, Block 1, Solana Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “NR-PUD” – Non-Residential Planned Unit Development District including
“C-3” General Commercial District, “O-2” Office District, “HC” Hotel District,
and “CS” Community Service District uses.
HISTORY: October 17, 1995; City Council approved a Rezoning and Concept Plan for
Solana (Non-residential) to “NR-PUD” Non-Residential Planned Unit
Development with “C-3” General Commercial District, “O-2” Office District,
“HC” Hotel District, and “CS” Community Service District uses.
June 14, 2001; City Council approved a site plan. (ZA01-056)
June 14, 2001; City Council approved a preliminary plat for Lots 1 and 2,
Block 1, Solana Addition. (ZA01-058)
June 14, 2001; City Council approved a final plat for Lot 1, Block 1, Solana
Addition. (ZA01-059)
November 15, 2011; City Council approved a site plan to add an
approximately 56,529 square foot two-story expansion to the existing
Verizon Wireless facility for increased network space and area for
infrastructure and a service yard surrounded by a twenty (20) foot wall
adjacent to the expansion. Construction is underway on this expansion.
(ZA11-050)
December 4, 2012; City Council approved a site plan to add a two-phase,
two-story expansion with approximately 5,800 square feet of floor area on
each floor and an approximately 6,500 square foot service yard. (ZA12-
096)
March 2012; Building permits were issued by right as a permitted
accessory use for a temporary construction facility at the northwest corner
of W. Dove Rd. and Kirkwood Blvd. for a period not to exceed two years.
March 4, 2014; City Council approved a Specific Use Permit to keep the
temporary construction facility at the northwest corner of W. Dove Road
and Kirkwood Blvd. past the two-year period allowed by right was approved
by City Council with an expiration date to be the earlier of sixty (60) days
after the Certificate of Occupancy was issued or November 15, 2014. The
Case No. Attachment B
ZA21-0067 Page 2
requested variances for the building not to be skirted, the landscaping
requirement not being met and the paved parking spaces not being
provided were granted with approval of the SUP. The construction trailer
was recently removed from the property. (ZA14-013)
May 5, 2015; Approved (6-0) a specific use permit for two construction
trailers subject to Staff Report dated April 28, 2015, noting that Verizon will
work with the staff and HOA on placement of the plantings along Dove
Road and Kirkwood Boulevard to shield the cars in the parking lot and
including the enhanced landscape plan as presented granting the variance
on the landscaping for the two temporary facilities. (ZA15-009)
September 20, 2016; City Council approved 2 electric vehicle charging
spaces for 4 parking spaces near the main entrance to the building subject
to Staff Report dated September 13, 2016 and noting the following:
• Approved four parking spaces as indicated site plan and presented
as electric vehicle charging parking spaces; and,
• Also approved the location of the two dual electric charging stations,
signage and parking control devices as presented and provided as an
exhibit in the staff report, specifically requiring the bollards located in
front of the charging stations to be painted grey. (ZA16-068)
February 21, 2017; City Council approved a site plan and elevations for
Verizon Wireless Dock expansion; requiring the installation of an
approximate 200 linear foot screen of landscape materials running parallel
to the building and east of the dock area and an approximate 80 linear foot
dock screening wall matching the building brick and trim and located north
of the dock area as indicated on the site plan, and the extent of the wall will
not exceed the limits shown on the site plan; approving variances to
Ordinance No. 480 in association with the dock expansion for Corridor
Overlay Zone, Section 43.9.c.2(c), for loading and service area, Residential
Adjacency Standards, Section 43.13a(6),for loading and service area,
Corridor Overlay Zone, Section 43.9.c.1.c, for screening of mechanical
equipment, Residential Adjacency Standards, Section 43.13.A.3, for
screening of mechanical equipment; noting as part of this approval, Council
is directing staff to have administrative approval authority over the design
and implementation of the 200 linear foot area of landscape materials and
noting a minimum installation of eight foot plant materials and noting that
Council recognizes that due to seasonal changes, the impact on plant life
may change and vary throughout the year and Council is noting that the
applicant is fully compliant with the screening requirement based upon
tonight’s approval regardless of seasonal changes; and noting that the 200
linear foot landscape materials are to be staggered plantings of eastern red
cedars, a minimum of eight foot tall, four foot spread at planting and six
foot on center. (ZA16-100)
March 6, 2018; City Council approved the extension of the expiration date
for the Specific Use Permit for temporary construction facilities for Verizon
Wireless; granting to this specific use permit requirements to provide
Case No. Attachment B
ZA21-0067 Page 3
foundation landscape planting consisting of one (1) five-gallon shrub per
four (4) linear feet around skirting (excluding entrances); noting that they
approved, once construction begins, if it indeed is an external building
expansion, that City Council approved moving the temporary trailers east
or west slightly and be overseen by staff’s approval in order to allow
construction on the footprint itself; and also noting that if the applicant
completes this project prior to expiration of this specific use permit that the
trailers are to be removed immediately; and approving this specific use
permit to July 1, 2019.
December 4, 2018; City Council approved a Specific Use Permit/Site Plan
for an accessory structure (guard house) and site improvements including
8- foot wrought iron perimeter security fencing, 5-foot concrete walkways
with bollard lighting, benches, outdoor pavilion (24 ft. by 24 ft.) with picnic
tables for employees, and landscaping. granting the following variance
requests: 1) Section 45 Specific Use Permits, Section 45.15 (a) requiring
the structure to be in the rear yard and Section 45.15 (f) Specific
Requirements for Accessory Structures: No accessory building shall be
located forward of the principle building on the lot. This variance allows the
accessory building (guard house) to be in the front yard at the W. Dove
Road entry and forward of the principal building as shown on the site plan
presented this evening; 2) Variance to the Driveway Ordinance No. 634,
Section 5.2 (2) to allow a 99.6 ft. stacking depth at the W. Dove Road entry
drive where a 150 ft. stacking depth is required for driveways with
properties with over 200 parking spaces; also noting the applicant’s
agreement to vertically articulate the fence along W. Kirkwood Blvd. (ZA18-
0046)
SOUTHLAKE 2035 PLAN: Consolidated Future Land Use Plan
The 2035 Future Land Use designation for the site is “Mixed Use” and
Optional Land Use Designation is Campus Office Overlay.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan shows W. S.H. 114 to be a variable width
freeway with 300’ – 500’ of right of way. W. Dove Rd. is shown as a four-
lane divided arterial with 88’ of right of way and Kirkwood Blvd. is shown as
a four-lane divided arterial with 100’ of right of way. No changes to the
existing roadways are required or proposed with this project.
Pathways Master Plan & Sidewalk Plan
Southlake's Pathway System Master Plan shows a planned ten (10) foot
multiuse trail adjacent to the S.H. 114 frontage and an existing eight (8)
foot trail adjacent to west Dove Rd. A minimum five (5) foot sidewalk has
been constructed with the Kirkwood Blvd. expansion and connects to the
existing trail on W. Dove Rd. to the sidewalk to the TD Ameritrade
development to the north. A future 8-foot sidewalk is proposed along
SH114 adjacent the Verizon property.
Based on the scope of this request, a comprehensive plan analysis was
conducted.
Case No. Attachment B
ZA21-0067 Page 4
TRANSPORTATION
ASSESSMENT: Traffic Impact
A previous presented Traffic Impact Study under ZA21-0046, was
conducted for the Verizon entrance on W. Dove Road and the W. Kirkwood
Blvd. entrance. The following list of finding and recommendations has
been based on the results of the analyses presented in the report:
• Conversion of the secondary drive on Kirkwood Boulevard to exit only
will have negligible impact on site operations. The secondary drive serves
less than 10 percent of the overall inbound traffic.
• Truck traffic represents approximately three (3) percent of the total
traffic.
• For card reader operations at the main drive, the average queue is
projected to be less the one (1) vehicle and the maximum queue will be no
more than four (4) vehicles during either the peak 15-minute period, or the
peak hour.
• Projected truck queues (both average and maximum) will be no greater
than one truck.
• The existing main entry drive has sufficient storage length for the
projected maximum queue.
• Halff recommends that the existing driveway remain in its current
location, but that the driveway be widened to accommodate an additional
inbound traffic lane. It is recommended that the additional lane be
approximately 50 feet in length, which will allow employees to bypass any
queue at the guard house lane, minimizing the potential blocking of the
employee entrance.
• Impacts to on-site circulation, as a result of the proposed changes, will
be minimal and should not affect traffic operations on the site.
• The proposed change in operation has no discernable impact on the
operation of the signalized intersection at Dove Road at Kirkwood
Boulevard.
TREE PRESERVATION: With the approval of ZA18-0046 Specific Use Permit and Site Plan which
included the W. Dove Road entrance widening and guard house, the
applicant was required to replace 7 accent trees located on the east side of
the driveway. For this Specific Use Permit application, these trees will be
required to be replaced.
CITIZEN INPUT: A SPIN meeting was not held for this request.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated September 3, 2021
Note: 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.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an
application for a specific use permit, the City Council shall take into
consideration the following factors:
Case No. Attachment B
ZA21-0067 Page 5
a. Safety of the motoring public and of pedestrians using the
facility and the area immediately surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and
stationary lights and effect of such lights on established
character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to
traffic control and adverse effect on adjacent properties.
f. Street size and adequacy of pavement width for traffic and
reasonably expected to be generated by the proposed use
around the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this
chapter for off-street parking facilities for similar uses;
location of ingress and egress points for parking and off-
street loading spaces; and protection of the public health by
all-weather surfacing on all parking areas to control dust.
h. Such other measures as will secure and protect the public
health, safety, morals and general welfare.
i. City Council may grant variances to specific regulations
associated with a specific use set forth in Sections 45. To
receive a variance, the applicant must demonstrate one of
the following (As amended by Ordinance No. 480-MMMM):
(a) A variance will reduce the impact of the project on
surrounding residential properties; or
(b) Compliance with this ordinance would impair the
architectural design or creativity of the project; or
(c) A variance is necessary to assure compatibility with
surrounding developed properties; or
(d) The proposed construction is an addition to an existing
project that does not meet the requirements of this
ordinance.
Section 45.1 Specific Use Permits General Provisions
44. Accessory buildings enclosing equipment or activities in conjunction
with the permitted principal uses. No accessory use shall be construed to
permit the keeping of articles or materials in the open or outside the
Case No. Attachment B
ZA21-0067 Page 6
building unless specifically permitted elsewhere in this ordinance. Subject
to the requirements set forth in Section 45.15 of this Ordinance. (As
amended by Ordinance No. 480-VVV).
45.15 SPECIFIC REQUIREMENTS FOR ACCESSORY
STRUCTURES (As amended by 480-VVV)
The following regulations shall govern the location and use of any
accessory building requiring a Specific Use Permit:
a. Accessory buildings shall be required a permanent foundation and
shall be located no closer than ten feet (10') to a property line located in
the rear yard.
b. Separation requirements between accessory and principal buildings
shall be determined by the most recently adopted International Building
Code (IBC).
c. No accessory building shall be constructed upon a lot until the
construction of the principal building or use has actually been
commenced, and no accessory building shall be used unless the main
building in a lot is completed and used.
d. Accessory buildings shall be used only in compliance with individual
district regulations.
e. Accessory buildings shall not exceed one story or fourteen feet (14')
in height.
f. No accessory building shall be located forward of the principal
building on the lot.
g. All accessory structures requiring a Specific Use Permit shall meet
the requirements set forth in Masonry Ordinance No. 557-A, as
amended.
h. Masonry material used shall match the masonry material of the
principal structure on the lot.
i. Roof (design, pitch, and materials) to be the same type as the
principal structure roof.
N:\Community Development\MEMO\2021 Cases\0067 - SUP - Verizon Guard Houses
Case No. Attachment C
ZA21-0067 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA21-0067 Review No.: Two Date of Review:9/3/21
Project Name: Specific Use Permit for Verizon Guard Houses
APPLICANT: OWNER:
Mason Griffin Cellco Partnership dba Verizon Wireless
8144 Walnut Hill Lane, Ste. 1080 500 W. Dove Road
Dallas, TX 75231 Southlake, TX 76092
Phone: 214-420-1535 Phone: 908-878-8668
Email: mgriffin@griffinharris.com
Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 8/23/21 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 Patty Moos at (817) 748-8269.
__________________________________________________________________________________________
Planning Review
Patty Moos
Planner
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. Add a Data Summary Chart to the site plan that includes all proposed improvements, including
site coverage, area of impervious coverage, change in footprint area, area of open space for
additional guard building and sidewalks.
General Information
45.4 GENERAL REQUIREMENTS
Any use permitted hereunder shall meet the minimum requirements provided in the district in which it
is located.
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.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an application for a specific use
permit, the City Council shall take into consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility and the area immediately
surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
Case No. Attachment C
ZA21-0067 Page 2
d. Noise producing elements; and glare of vehicular and stationary lights and effect of such lights on
established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic control and adverse effect on
adjacent properties.
f. Street size and adequacy of pavement width for traffic and reasonably expected to be generated
by the proposed use around the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this chapter for off-street parking facilities
for similar uses; location of ingress and egress points for parking and off-street loading spaces;
and protection of the public health by all-weather surfacing on all parking areas to control dust.
h. Such other measures as will secure and protect the public health, safety, morals and general
welfare.
____________________________________________________________________________
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
LANDSCAPE COMMENTS:
No comments.
_________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
The entry/exit access control devices that impede the designated fire lane on the property
must be equipped with an Opticom or KS-2 switch for opening the gate electronically, as well
as a means for manual opening of the gate.
_____________________________________________________________________
Development Engineering Review
Sandy Endy, P.E.,
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
No comments.
Case No. Attachment D
ZA21-0067 Page 1
SURROUNDING PROPERTY OWNERS MAP
SPO# Owner Name Zoning Physical Address Acreage Response
1. KIRKWOOD HOLLOW HO ASSOC RPUD 2819 TYLER ST 1.17 NR
2. NAEEN, MUHAMMAD RPUD 2803 TYLER ST 0.56 NR
3. MESENBRINK, DANIEL S RPUD 2801 TYLER ST 0.67 NR
4. COTTINGHAM, BRENT A RPUD 2802 TYLER ST 0.71 NR
5. KIRKWOOD HOLLOW HO ASSOC RPUD 2800 TYLER ST 0.70 NR
6. KIRKWOOD HOLLOW HO ASSOC RPUD 2798 TYLER ST 0.09 NR
7. KIRKWOOD HOLLOW HO ASSOC RPUD 416 ORCHARD HILL DR 0.46 NR
8. KIRKWOOD HOLLOW HO ASSOC RPUD 420 ORCHARD HILL DR 0.14 NR
9. SRI LIVING TRUST RPUD 417 ORCHARD HILL DR 0.51 NR
10. KIRKWOOD HOLLOW HO ASSOC RPUD 421 ORCHARD HILL DR 0.74 NR
11. ACERONE, CHRISTIE RPUD 422 COPPERFIELD ST 0.44 NR
12. EICHER, JASON R RPUD 417 COPPERFIELD ST 0.47 NR
13. FORD, CLINTON RPUD 421 COPPERFIELD ST 0.40 NR
14. SPIELVOGEL, JEFF RPUD 416 STOCKTON DR 0.38 NR
15. SINGH, NAVEEN RPUD 420 STOCKTON DR 0.38 NR
16. MANSOOR, SHADAN RPUD 2308 IDLEWILD CT 0.40 NR
17. KIRKWOOD HOLLOW HO ASSOC RPUD 425 STOCKTON DR 0.32 NR
18. UPPALAPATI, SESHA RPUD 2304 IDLEWILD CT 0.37 NR
19. MAGERS, STEVEN RPUD 2300 IDLEWILD CT 0.38 NR
20. SOUTHLAKE, CITY OF RPUD 4401 KIRKWOOD BLVD 0.43 NR
21. VERIZON WIRELESS TEXAS LLC NRPUD 500 W DOVE RD 24.86 NR
22. DALLAS MTA LP NRPUD 747 W STATE HWY 114 19.99 NR
23. METAIRIE SOUTHLAKE
INVESTORS L TZD 500 W STATE HWY 114 29.49 NR
Case No. Attachment D
ZA21-0067 Page 2
24. SOUTHLAKE DOVE ASSOC. LLC SP2 550 W STATE HWY 114 24.95 NR
25. Superintendent of Carroll ISD NR
26. Supt of Grapevine Colleyville ISD NR
27. Supt of Northwest ISD NR
28. Superintendent of Keller ISD NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-one (21)
Responses: In Favor: 0 Opposed: 0 Undecided: 0 No Response: 21
Responses Received within 200’: 0
Responses Received Outside 200’: 0
Case No. Attachment E
ZA21-0067 Page 1
SURROUNDING PROPERTY OWNERS’ RESPONSES
No responses to date
Case No. Attachment F
ZA12-0067 Page 1
RESOLUTION NO. 21-037
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT
AND SITE PLAN FOR TWO ACCESSORY STRUCTURES
(GUARD HOUSES) ON PROPERTY DESCRIBED AS LOT 1,
BLOCK 1, SOLANA ADDITION, CITY OF SOUTHLAKE,
TARRANT COUNTY, TEXAS; AND LOCATED AT 500 WEST
DOVE ROAD, 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 two accessory structures (guard houses) and
associated site improvements has been requested by a person or corporation having a
proprietary interest in the property zoned as “NR-PUD” Non-Residential Planned Unit
Development District; and,
WHEREAS, in accordance with the requirements of Sections 45.15 (a) and 45.15 (f) 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 and Site Plan 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 and Site Plan for the hereby granted to allow two accessory structures
(guard houses) and other site improvements on property within the City of Southlake, Texas,
Case No. Attachment F
ZA12-0067 Page 2
located at 500 West Dove Road, location being described as Lot 1, Block 1, Solana Addition,
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
requirements and special conditions shall be applicable to the granting of this Specific Use
Permit:
City Council:
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS _____ DAY OF ________, 2021.
CITY OF SOUTHLAKE
By: _________________________________
John Huffman, Mayor
ATTEST:
_________________________________
Amy Shelley
City Secretary
Case No. Attachment F
ZA12-0067 Page 3
EXHIBIT ‘A”
Plans and Support Information