Item 6C
Department of Planning & Development Services
S T A F F R E P O R T
April 26, 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
In their motion for approval at the April 21, 2016 meeting, the Planning and Zoning
Commission recommended that the applicant update their renderings before the City
Council meeting with respect to the retaining wall and the landscape plan. A revised
rendering has been submitted by the applicant and it is included on page 7 of
Attachment ‘D’ of this report.
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 is requested to allow a reduction in the required number of canopy
trees from 30 to 9 due to a retaining wall in the bufferyard area.
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) Revised Site Plan Review Summary No. 3, dated April 25, 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.
PLANNING AND ZONING
COMMISSION ACTION:
April 21, 2016; Approved (4-0) subject to the staff report dated April 21, 2016
and Site Plan Review Summary No. 3 dated April 21, 2016, specifically noting
the approval of the variances requested and recommending that the applicant
update their renderings before the City Council meeting with respect to the
retaining wall and the landscape plan.
STAFF COMMENTS:
Attached is Revised Site Plan Review Summary No. 3, dated April 25, 2016.
Case No. Attachment A
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Case No. Attachment C
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NARATIVE LETTER
Case No. Attachment D
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VARIANCE REQUEST LETTERS
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AERIAL
SITE PLAN
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ELEVATIONS
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TREE CONSERVATION PLAN
LANDSCAPE PLAN
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REVISED RENDERING SHOWING RETAINING WALL AND LANDSCAPING
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RETAINING WALL EXHIBIT
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RETAINING WALL EXHIBIT
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RETAINING WALL EXHIBIT
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TRAFFIC WORKSHEET
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REVISED SITE PLAN REVIEW SUMMARY
ZA16-016Three04/25/16
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
04/21/16 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. The
brick and stucco façade materials proposed meet this requirement. A material sample board has
been provided.
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
11.4% (1,738 sq. ft.) of the existing tree cover is proposed to be preserved. A variance request letter
has been submitted.
Case No. Attachment E
ZA16-016 Page 1
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. 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. The Landscape Plan has been revised to show the Type ‘D’
bufferyard. A variance is requested to allow a reduction in the required number of canopy trees from
30 to 9 due to a retaining wall in the bufferyard area.
2. Move the symbol for blue point juniper under “Accent Trees” in the Plant Schedule.
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.
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
Case No. Attachment E
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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.
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.
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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.
* 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-
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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,
not
the development is subject to the Development Regulations in that section, including masonry
and articulation requirements.
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* 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
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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