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Item 7 - SP Public Storage Department of Planning & Development Services S T A F F R E P O R T April 15, 2016 CASE NO: ZA16-016 PROJECT: Site Plan for Public Storage EXECUTIVE SUMMARY: Kimley-Horn and Associates, Inc. is requesting approval of a Site Plan for Public Storage on property described as Lot 1, Block 2, Mustang Business Park, an addition to the City of Southlake, Tarrant County, Texas and located at 1750 State Hwy. 26 (also addressed as 1800 State Hwy. 26), Southlake, Texas. Current Zoning: “I-1” Light Industrial District. SPIN Neighborhood # 8. REQUEST DETAILS: The applicant is requesting approval of a Site Plan for Public Storage to develop a three-story, approximately 152,826 square foot self-storage facility containing approximately 1,100 climate controlled mini-warehouse units and 1,000 square feet of associated office space on approximately 3.061 acres. Although the maximum height allowed in the I-1 district shall not exceed two and one half stories or 35 feet, per Zoning Ord. No. 480, as amended, Section 33.5.d, limitations on number of stories shall not apply to buildings used exclusively for storage purposes, provided such buildings do not exceed the height in feet permitted. The proposed building does not exceed 35 feet in height. Site Data Summary Existing Zoning “I-1” Light Industrial District Land Use Designation Industrial Gross/Net Acreage 3.061 Proposed Floor Area (SF) 151,836 (1,100 units) Mini-Warehouse Office 990 Open Space 35% Impervious Coverage (85% max) 65% Number of Stories 3 Maximum Building Height 35’ (4 for office) + (1 per 5,000 sf) Required Parking = 35 Provided Parking 35 Case No. ZA16-016 VARIANCES REQUESTED: 1)Tree Preservation Ord. No. 585-D requires a site with 0% - 20% of existing tree cover to preserve a minimum of 70% of that cover. The applicant is requesting a variance to preserve approximately 11.4% of existing cover. 2) A 10’ Type ‘D’ bufferyard is required along the southern property line. A variance will be required if the applicant is not able to provide the required bufferyard in that location. A retaining wall is proposed in the area between the property line and the drive lane. ACTION NEEDED: 1) Conduct a public hearing 2) Consider approval of a Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) SPIN Meeting Reports dated April 12, 2016 (D) Plans and Support Information – Link to PowerPoint Presentation (E) Site Plan Review Summary No. 2, dated April 15, 2016 (F) Surrounding Property Owners Map and Responses for Commission and Council Members Only (G) Full Size Plans () STAFF CONTACT: Ken Baker (817) 748-8067 Richard Schell (817) 748-8602 Case No. ZA16-016 BACKGROUND INFORMATION OWNER: Joe Wright APPLICANT: Kimley-Horn and Associates, Inc. 1750 State Hwy. 26 (also addressed as 1800 State Hwy. 26) PROPERTY ADDRESS: PROPERTY Lot 1, Block 2, Mustang Business Park DESCRIPTION: LAND USE CATEGORY: Industrial CURRENT ZONING: “ I-1” Light Industrial District HISTORY: - The property was annexed into the City in 1987 and given the “AG” Agricultural zoning designation. - A Zoning Change (ZA02-025) from ““AG” Agricultural District and “I-2” Heavy Industrial District to “I-1” Light Industrial District on 30.8163 acres was approved by City Council on April 16, 2002. - A Preliminary Plat (ZA03-070) for Mustang Business Park was approved by City Council on November 4, 2003. - A Final Plat for Mustang Business Park was approved by the Planning and Zoning Commission on February 17, 2005. TRANSPORTATION ASSESSMENT: The development proposes one driveway on Mustang Ct. and one driveway on Southwestern St.Both of these streets are local commercial streets. Approval of a variance to the Driveway Ordinance to allow a commercial driveway on a local street is not required in this case because there is no other public access to the site. PATHWAYS MASTER PLAN: The Pathways Master Plan shows a future multi-use trail (≥8’) along SH 26 and a >8’ trail currently exists in that location. WATER & SEWER: A 12” water line will be extended to the site by the applicant. Sewer will connect to an existing line in Southwestern St. CITIZEN INPUT/ BOARD REVIEW: A SPIN meeting for this project was held April 12, 2016. A summary of that meeting is included in Attachment C of this report. STAFF COMMENTS: Attached Site Plan Review Summary No. 2, dated April 15, 2016. Case No. Attachment A ZA16-016 Page 1 Case No. Attachment B ZA16-016 Page 1 Case No. Attachment C ZA16-016 Page 1 Case No. Attachment C ZA16-016 Page 2 Case No. Attachment C ZA16-016 Page 3 Case No. Attachment C ZA16-016 Page 4 Case No. Attachment C ZA16-016 Page 5 Case No. Attachment C ZA16-016 Page 6 NARATIVE LETTER Case No. Attachment D ZA16-016 Page 1 VARIANCE REQUEST LETTER Case No. Attachment D ZA16-016 Page 2 AERIAL SITE PLAN Case No. Attachment D ZA16-016 Page 3 ELEVATIONS Case No. Attachment D ZA16-016 Page 4 TREE CONSERVATION PLAN LANDSCAPE PLAN Case No. Attachment D ZA16-016 Page 5 RETAINING WALL EXHIBIT Case No. Attachment D ZA16-016 Page 6 RETAINING WALL EXHIBIT Case No. Attachment D ZA16-016 Page 7 RETAINING WALL EXHIBIT Case No. Attachment D ZA16-016 Page 8 SITE PLAN REVIEW SUMMARY ZA16-016Two04/15/16 Case No.: Review No.: Date of Review: Site Plan Project Name: – Public Storage APPLICANT: Trey Braswell OWNER: Joe Wright Kimley-Horn and Associates, Inc. 5750 Genesis Ct. Suite 200 601 W. Wall St. Frisco, TX Grapevine, TX 76051 Phone: (972) 335-3580 Phone: (817) 925-0509 E-mail: trey.braswell@kimley-horn.com E-mail: baleen@aol.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/04/16 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. 1. No water service is available to the site. Water service must be available to the site before a building permit is issued. The nearest water service available is currently an 8” water line in Brumlow Ave. to the west and 6” water lines in Woodsey Ct. and Timberline Ct. to the north. The applicant states in the narrative letter that the developer will install a public 12” water line to the north of the proposed site. ZA16-016 2. Place the City case number “" in the lower right corner of the elevations for ease of reference. 3. A separate Pedestrian Plan is not needed since the sidewalks are clearly shown on the Site Plan. 4. Show the location, type, and height of all walls, fences, and screening devices, if any. 5. Masonry construction meeting the requirements of Ord. 557 is required on proposed buildings. Please clarify the type stucco material to be used. Provide material samples of all materials at or before the Planning and Zoning Commission meeting and at the City Council meeting(s). 6. All development must comply with the underlying “I-1” Light Industrial zoning district regulations. Tree Conservation/Landscape Review E-mail: kmartin@ci.southlake.tx.us Keith Martin Landscape Administrator Phone: (817) 748-8229 TREE CONSERVATION COMMENTS: 1. The proposed Tree Conservation does not comply with the Tree Preservation Ordinance 585-D Existing Tree Cover Preservation Requirements. There is approximately 11.4% (15,266 sq.ft.) of existing tree cover on the site and 70% (10,686 sq.ft.) of the cover is required to be preserved. Only Case No. Attachment E ZA16-016 Page 1 8.78% (1,738 sq. ft.) of the existing tree cover is proposed to be preserved. A variance request letter has been submitted. 2. Although some of the existing trees along the south property line are proposed to be preserved, a retention wall which alters at least 25% or more of the critical root zone area of the trees is proposed to be constructed. A protected tree shall be considered to be altered if one or more of the following occurs: more than twenty-five percent (25%) of the critical root zone is adversely affected, more than twenty-five percent (25%) of its canopy is removed, or the tree is disfigured to the extent a reasonable person would conclude the tree will not survive. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on Minimum percentage of the the entire site existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. * 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. LANDSCAPE COMMENTS: 1. In the Interior Landscape Summary Chart it says that 26 – Canopy Trees are being provided within the interior landscape area. I counted 30 – Canopy Trees proposed to be planted. 2. The Zoning Administrator has determined that a 10’ Type ‘D’ bufferyard is required on the southern property line along SH 26 per Table Two at the end of Zoning Ord. No 480, Section 42. Please revise the Landscape Plan and Site Plan to show and label the required Type ‘D’ bufferyard or submit a variance request letter if the bufferyard is proposed to not be provided. 3. The landscape areas at the ends of rows of parking are considered parking lot landscape area as well as interior landscape area. These areas are required to contain the required parking lot island landscape plant material. Provide the required plant material within the parking landscape area on the north and south ends of west parking and loading spaces. Case No. Attachment E ZA16-016 Page 2 All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Alejandra (Alex) Ayala, P.E. Civil Engineer Phone: (817) 748-8274 E-mail: aayala@ci.southlake.tx.us GENERAL COMMENTS: 1. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. * Street intersections shall comply with TDLR/ADA accessibility standards. * Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. * Sidewalk widths shall conform to the Southlake Pathways Plan. * Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: http://www.cityofsouthlake.com/index.aspx?NID=266 EASEMENTS: * Detention ponds shall be dedicated by plat as drainage easement. The following note shall be added to the plat or separate instrument: Compliance with the provisions of the city’s Storm Drainage Policy does not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. * Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. * Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. WATER COMMENTS: 1. Public water shall be extended to site prior to issuance of any building permits. Public Works Department (PW) has met with Developer to discuss need to bring water to site. PW has obtained the services from an engineering firm to determine the alternatives to bring water to this facility as well as surrounding industrial area. Case No. Attachment E ZA16-016 Page 3 2. Commercial Developer Agreement (CDA) shall be required for this development if the extension of the waterline to the site is required prior to PW’s timeline for construction of public waterline. CDA may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the CDA on the City Council agenda for consideration. 3. Provide 15’ Utility Easement for 8” WL within site. Waterline shall be constructed to City standards. * City requires 2” and 4” meters. Please verify size with MEP and obtain impact fees for various meter sizes. Size of water service tap shall match size of meter. No reducers allowed before the meter on public side. Field modifications will not be allowed once water main has been tapped. * Water meters and fire hydrants shall be located in an easement or right of way. * Fire lines shall be separate from service lines. DRAINAGE COMMENTS: * Differences between pre- and post- development runoff shall be captured in detention pond. Proposed detention pond shall control the discharge of 2, 10 and 100- year storm events. Access easements are required for maintenance of detention pond. * Verify size, shape, and/or location of detention pond (as depicted on the site plan). Any changes to size, shape, and/or location of proposed pond may require a revision to site plan and may need to be approved by Planning and Zoning Commission and City Council. * Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. * Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. INFORMATIONAL COMMENTS: * Submit 22”x34” civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website: http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp * New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include SWPPP shall be timelines in relation to the project activities for installation and removal of controls. submitted by second review of the civil construction plans. * NEW REQUIREMENT: Submit with Civil Construction Plans a Retaining Wall Layout sheet. * Retaining walls greater than 4-feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. Case No. Attachment E ZA16-016 Page 4 * Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre- construction, construction and post-construction erosion control measures. * A right of way permit shall be obtained from the Public Works Operations Department (817) 748- 8082 to connect to the City’s sewer, water or storm sewer system. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. * Denotes informational comment. Fire Department Review Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler system can be located on the riser if the riser is within 100 feet of the water main, measured linearly along the length of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5’X5’ if the double check is not located on the riser, or a minimum of 6’X6’ if it is on the riser. FIRE LANE COMMENTS: Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2012 I.F.C. Sec. 503.2.4) A Knox Rapid Key Switch (KS-2) entry system shall be installed at the entry gate to allow immediate access to the storage units, also a manual means of opening the gate must be provided. The Knox Key Switch can be ordered on the Internet at www.knoxbox.com. FIRE HYDRANT COMMENTS: Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lanes. (FDC locations not indicated on plans) Add FDC locations, wall mount or remote connection, and fire hydrants as necessary to meet requirements). General Informational Comments * A SPIN meeting for this project was held on April 12, 2016. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * 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. * The development is in the Non-Residential Overlay of Zoning Ord. No. 480, but it is not within 200 feet of any of the rights of way listed in the “General Development Standards” section. Therefore, Case No. Attachment E ZA16-016 Page 5 not the development is subject to the Development Regulations in that section, including masonry and articulation requirements. * 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. * Denotes Informational Comment Case No. Attachment E ZA16-016 Page 6 SURROUNDING PROPERTY OWNERS Public Storage SPO # Owner Zoning Address Acreage Response NUSTAR LOGISTICS LP I2 1700 MUSTANG DR 27.09 1. NR WRIGHT, JOE L I1 1750 SH 26 3.03 2. NR PETROLEUM CO OF TEXAS ETAL I1 SH 26 0.19 3. NR WRIGHT, JOE L I1 2400 SH 26 0.06 4. NR MAGELLAN PIPELINE TERMINALS 5. NR LP I2 2100 MUSTANG CT 14.16 WRIGHT, JOE L I1 1800 SH 26 26.42 6. NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent Within 200’: Six (6) Responses Received: None (0) - Attached Case No. Attachment F ZA16-016 Page 1