Item 6 - Continental Self-Storage
Department of Planning & Development Services
S T A F F R E P O R T
April 29, 2016
CASE NO: ZA16-013
PROJECT: Site Plan for Continental Self-Storage
EXECUTIVE
SUMMARY:
On behalf of Bodies Made Elegant, LLC, The Jenkins Organization and
Masterplan are requesting Site Plan approval of a commercial mini-storage
building on property described as Lot 2, Block 1, Greenlee Business Park, an
addition to the City of Southlake, Tarrant County, Texas and located at 2060 E
Continental Boulevard, Southlake, Texas. Current Zoning: “I-1” Light Industrial
SPIN #8.
District.
REQUEST
DETAILS:
The applicant is requesting Site Plan approval for a single commercial mini-
storage building approximately 101,295 square foot in size. Mini-warehouses are
specifically permitted in the ‘I-1’ district by Section 26.2.c.29. The three story
structure will sit on a 2.3 acre property located at 2060 E Continental Boulevard.
Two curb cuts on Continental Blvd are proposed, although the western driveway is
intended to be exit only. The eastern drive will carry customers to the
administrative office and to the security gate on the east side of the building.
The warehouse area of the building is designed for indoor, predominantly climate
controlled storage on a leasable basis to the public. No outdoor storage is
proposed. Parking is provided consistent with the use, and building design
conforms to the Non-Residential Adjacency Overlay regulations.
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.
Case No.
ZA16-013
The site is summarized in the chart below:
Site Data Summary Chart
Proposed Site Plan
“I-1” Light Industrial District
Existing Zoning
Office Commercial
Land Use Designation
Gross Acreage 2.3
Number of Proposed Lots 1
Proposed Building Area (sf) 101,295 (33,765 footprint)
28,767
Area of Open Space (sf)
30%
Open Space (20% min)
70% (66,526 sf)
Impervious Coverage (80% max)
3
Number of Stories
35’
Maximum Building Height (ft.)
(4 for office) + (1 per 5,000 sf)
Required Parking
= 25
Provided Parking 25
The applicant is requesting two variances, as detailed below.
Variances Requested
1. Driveway separation
The applicant plans to utilize two drive approaches for the development.
Neither approach maintains the 150 foot separation required by Ordinance no.
634. The applicant and the Southlake Fire Department have indicated the dual
driveways are highly preferable but the width of the site restricts the ability of
the applicant to install the driveways in compliance with the Driveway
Ordinance. The formal request for variance can be found in Attachment C.
2. Tree preservation
The applicant proposes to remove 100% of the trees on the site. According to
the tree survey submitted by the applicant, tree coverage on the site is
approximately 5,470 square feet, or 5.46%. The majority of the trees on site
are hackberry and mesquite. The applicant requests a variance from the Tree
Preservation Ordinance No. 585-D to remove the trees due to topography and
site constraints which would severely limit the development potential of the
site. The formal request for variance can be found in Attachment C.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Site Plan Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint
(D) Site Plan Review Summary No. 3, dated April 15, 2016
(E) Surrounding Property Owners Map and Responses
(G) Full Size Plans (for Planning Commission and City Council Members Only)
Case No.
ZA16-013
P&Z ACTION:
April 21, 2016, Planning and Zoning Commission continued this application to the
May 5, 2016 meeting due to lack of quorum.
STAFF CONTACT:
Dennis Killough (817) 748-8072
David Jones (817) 748-8070
Case No.
ZA16-013
BACKGROUND INFORMATION
OWNER:
Bodies Made Elegant, LLC
APPLICANT:
Masterplan Consultants
PROPERTY SITUATION:
2060 E Continental Boulevard
LEGAL DESCRIPTION:
Lot 2, Block 1, Greenlee Business Park Addition
LAND USE CATEGORY:
Office Commercial
CURRENT ZONING:
“I-1” Light Industrial District
HISTORY:
- The 1970 Land Use Map showed the property along with surrounding
areas north of E Continental Blvd as Light Industrial.
- November 18, 1984 City Council approved a Plat Showing for lots 1-5,
Block 1 of Greenlee Business Park in the John A. Freeman Survey A-529
with the zoning indicated as Light Industrial (ZA84-49).
- January 9, 1987 a Building Permit was issued to move an existing 2,500
square foot residence at 1045 Kimball Ave to 2060 E Continental Blvd for
finish out and use as an office location.
- “I-1” Light Industrial District zoning was placed on the property September
19. 1989 with the adoption of Zoning Ordinance No. 480 and the official
Zoning Map;
- The 2005 Future Land Use Map (Southlake 2025) changed the
designation of the property from Industrial to Office Commercial.
CITIZEN INPUT:
A SPIN Town Hall Forum was held February 23, 2016. The report can be
found in Attachment C.
SOUTHLAKE 2030:
Consolidated Future Land Use
The Southlake 2030
Consolidated Future Land Use
Plan designates this
development area as Office
Commercial.The Office
Commercial category is a lower-
to medium-intensity commercial
category is a commercial
category intended for the
exclusive use of office and
limited office-related activities. It
is established for and will be
allocated to those districts best
suited for supporting
commercial activity of an office
character. Properties within this
Case No. Attachment A
ZA16-013 Page 1
designation may serve as a transition between established residential
neighborhoods, major roadways, and retail development.
Land Use Mix*: The percentages below for the land use mix in the Office
Commercial category are intended only to be guidelines, and greater
flexibility may be appropriate under site specific conditions.
Land Use Type Percentage Flexibility
Office 85% ±15%
Open space 10% ±10%
Civic use 5% ±5%
Total 100%
*These percentages are not regulatory and should only be used as a guide
UTILITY
ASSESSMENT:
A 12” public water line exists along E Continental Blvd in front of the
property and an 8” sewer line exists along the E Continental right of way
approximately 200 feet from the SW property corner.
TRANSPORTATION
ASSESSMENT:
Area Road Network and Conditions
The property has approximately 223 feet of frontage along the southern
boundary adjacent to E Continental Boulevard. This street is shown on the
Master Thoroughfare Plan as a C2U Collector road with 84’ of right of way.
A 22’ right of way dedication was made with the original Greenlee plat.
Traffic Impact
The development was found not to meet the traffic impact threshold
necessary for a Traffic Impact Analysis.
E Continental Blvd (25)
(Between Crooked Ln and S Carroll Ave)
24hr West Bound (6,084) East Bound (5,534)
AM Peak AM (389) 7:45 AM– 8:45 AM Peak AM (883) 7:30-8:30 AM
PM Peak PM (917) 4:45 – 5:45 PM Peak PM (372) 4:15 – 5:15 PM
Based on the 2015 City of Southlake Traffic Count Report
*
AM-AM-PM-PM-
Use Sq Ft Vtpd*
IN OUT IN OUT
Mini-Warehouse (151) 101,295 253 13.6 14.8 12.4 10.8
Vehicle Trips Per Day
*
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
th
* Based on the ITE: Trip Generation Manual, 7 Edition
TREE PRESERVATION:
The development as proposed does not meet tree preservation
requirements. A site with 5.46% tree canopy coverage (or less than 20%) is
required to preserve at least 70% of coverage post-development. All
existing trees are proposed for removal. Although the property was
originally platted and developed under Ordinance No. 585-B, which would
not have required tree preservation, the proposal constitutes a new
development and those rights are no longer vested. The loss of vestment
places the property under jurisdiction of Tree Preservation Ordinance No.
585-D. In order to remove the trees as proposed, City Council must grant
the applicant a variance from the requirements of Ordinance 585-D.
Case No. Attachment A
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STAFF COMMENTS:
Attached is Site Plan Review Summary No. 3, dated April 15, 2016
N:\\Community Development\\MEMO\\2016 Cases\\013 - SP - Southlake - Continental Self-Storgage\\Staff Report
Case No. Attachment A
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Case No. Attachment B
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Plans and Support Information
Proposed Site Plan
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Building Elevations:
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Tree Preservation Plan
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Landscape Plan
Truck Turning Movement
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Truck Turning Movement
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Variance Requests
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Case No. Attachment C
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Case No. Attachment C
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Case No. Attachment C
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SPIN MEETING REPORT
Case Number: SPIN16-008
Project Name:
Southlake –Continental Self-Storage
SPIN Neighborhood:
SPIN #8
Meeting Date:
February 23, 2016
Meeting Location:
1400 Main Street, Southlake, TX
City Council Chambers
Total Attendance:
12
Host:
Heather DeLapp, CEC
Applicant(s) Presenting:
Santos Martinez, MasterPlan, phone:214.761.9197
City Staff Present:
Patty Moos, Planner I
City Staff Contact:
David Jones, Principal Planner, email: djones@ci.southlake.tx.us , Phone: 817-748-
8070
Attached to the end of this report are the Blackboard Connect Delivery Results for the January 26, 2016 SPIN
Town Hall Forum
Presentation begin: 6:05 pm Presentation end: 6:08 pm
Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on “Learn More” under
Video On Demand; forums are listed under SPIN by meeting date.
FORUM SUMMARY:
Property Situation:
2060 E. Continental
Details:
Three story self-contained storage facility on 2.29 acres with no residential adjacency
Jenkins Organization is known for luxury self-storage
102,00 square foot building
90% climate controlled with no outside storage (all self-contained)
Site landscaping will be installed per city ordinance
$10 million facility
Case No. Attachment D
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Case No. Attachment D
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QUESTIONS / CONCERNS:
There were no questions or concerns at the presentation.
Case No. Attachment D
ZA16-013 Page 3
Case No. Attachment D
ZA16-013 Page 4
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting
minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses
made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case
through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA16-013 Page 5
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-013 Review No.: Three Date of Review: 04/15/16
Site Plan
Project Name: – Continental Self Storage (Lot 2, Block 1, Greenlee Business Park)
APPLICANT: Maxwell Fisher, AICP OWNERS: Arlon Washburn
Masterplan Bodies Made Elegant, LLC
900 Jackson Street, Suite 640 2060 E Continental Boulevard
Dallas, Texas 75202 Southlake, Texas 76092
Phone: 214-761-9197 Phone: 817-421-2331
Email: Maxwell@masterplanconsultants.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 04/01/16 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
David Jones, AICP
Principal Planner
Phone: (817) 748-8070
Email:djones@ci.southlake.tx.us
1. Per Section 43.19.d.1.b, all buildings must be designed such that no mechanical equipment
(HVAC, elevator shafts, etc.) or satellite dishes shall be visible from any rights-of-way as defined
in section 43.19.d. This shall include equipment on the roof, on the ground, or otherwise attached
to the building or located on the site.
2. Approval of two access points from Continental Boulevard as presented requires the granting of a
variance from Ordinance No. 634. This regulation requires minimum 150 foot centerline spacing
on commercial driveways which provide access to and from a collector road. The variance must
be requested in writing with formal submittal. If the variance is not granted by City Council with
Site Plan approval, a single access configuration will be required which conforms to Ordinance
No. 634 and which also provides a secondary emergency access point to the property from
(A variance has been requested)
Continental Boulevard.
___________________________________________________________________________________
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
1. The developing property was platted before the effective date of the Tree Preservation Ordinance
585-D, but the submittal of the project is for a different use and the property is proposed to be
Case No. Attachment E
ZA16-013 Page 1
significantly altered such that it is a new project. This development project is being reviewed
under the regulations of the Tree Preservation Ordinance 585-D.
EFFECTIVE DATE
This Ordinance shall be in full force and effect from and after its passage and publication as
required by law, and it is so ordained. A person who has applied for approval of a preliminary
plat, development plan, concept plan or site plan before the effective date of this Ordinance shall
be required to comply with the provisions of Ordinance No. 585-B and shall not be required to
comply with the requirements imposed by this Ordinance unless one of the following occurs:
20.3 The project is abandoned or significantly altered such that it is a new project. For purposes
of this Ordinance, a project shall be deemed to be abandoned or altered in the event the
applicant files an application for approval of another permit for the property for which a project is
pending and the permit sought is for different uses or for a different configuration of the property.
2. All of the existing trees are proposed to be removed which does not comply with the Existing Tree
Cover Preservation Regulations of the Tree Preservation Ordinance. Seventy-percent (70%) of
the existing tree cover is required to be preserved and the removal of all of the existing trees on
the property would require the grant of a variance to the requirements of the Tree Preservation
(A variance has been requested)
Ordinance.
* All of the existing trees on the property are Mesquite, with two (2) Hackberry, and one (1) Willow.
* 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.
LANDSCAPE COMMENTS:
1. Reinforced concrete pavement is being proposed around the east, north, and west sides of the
building and the required parking landscape area is not being provided. The parking landscape
area requirements shall be as follows based on the percentage of parking located between the
building façade and the right-of-way. The required parking landscape area must be provided
Case No. Attachment E
ZA16-013 Page 2
within the parking or at the ends of rows of parking each area must contain at least One (1)
canopy tree with the remaining area consisting of shrubs, ground cover, ornamental grasses,
seasonal color, or a combination of these plant materials. If a light pole is proposed within the
island area, two (2) accent trees may be planted instead of the required canopy tree.
Less than 25% = 15 sq. ft. per parking stall
25% - 75% = 20 sq. ft. per parking stall
Greater than 75% = 30 sq. ft. per parking stall
Trees cannot be planted within the parking landscape island on the west end of the parking
spaces in back of the building because it contains a fire hydrant, but it can still contain the rest of
the required plant material. The parking landscape island at the east end of the same parking
spaces must contain the required canopy tree and associated required plant material.
* Indicates informational comment.
# Indicates required items comment.
___________________________________________________________________________________
Public Works/Engineering Review
Om Gharty Chhetri, P.E.
Civil Engineer
Phone: (817) 748-8089
E-mail: ochhetri@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. The minimum centerline driveway spacing along collector per Driveway ordinance 634 is 150’. A
stacking depth/length of 28’ is required (measured from ROW). A variance shall be requested if
(A variance has been requested for driveway separation.)
any criteria are not met.
3. With gated facility, verify if a design vehicle able to maneuver if access is not granted. What type
(swing or slide) of gates are proposed? A ride-able surface for turnaround shall be proposed or a
no entry sign shall be proposed on the west driveway.
* Driveway/street intersections shall comply with TDLR/ADA accessibility standards.
* Sight distances shall comply with AASHTO guidelines on adjacent collectors.
* 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
Case No. Attachment E
ZA16-013 Page 3
EASEMENTS:
1. Detention ponds shall be dedicated by plat as drainage easements. The following note shall be
added to the plat: 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.
2. A drainage easement shall be required for the detention pond/s.
3. The proposed 8” water shall be in a dedicated easement prior to construction. Proposed
easements shall be dedicated by plat.
WATER AND SANITARY SEWER COMMENTS:
1. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed
to City standards
2. Add a note: Private sanitary sewer services need a plumbing permit and must be inspected by
building inspections prior to burial.
* The size of the water service tap must match the size of the meter. There are no reducers
allowed before the meter on the public side. A one inch meter must have a one inch tap, etc.
* 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:
1. Clearly label all private and public storm lines.
2. Differences between pre- and post- development runoff shall be captured in detention
pond(s). Proposed detention ponds shall control the discharge of the 1, 10 and 100- year storm
events.
3. Verify size, shape, and/or location of the detention pond (as depicted on the site plan). Any
changes to size, shape, and/or location of the proposed pond(s) may require a revision to the
concept/site/development plan and may need to be approved by the Planning and Zoning
Commission and the City Council. An outfall protection shall be extended to minimize erosion.
4. Proposed driveway culvert must be sized by an engineer and submitted for approval to the City
Engineer.
* Storm sewers collecting runoff from public streets or offsite property shall be RCP and
constructed to City standards.
* Property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning
construction.
* Discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance No. 605.
Case No. Attachment E
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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 timelines in relation to the project activities for installation and
SWPPP shall be submitted by second review of the civil construction
removal of controls.
plans.
* 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.
* A Developer Agreement may be required for this development and 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 Developer’s Agreement on
the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
___________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
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.
The required double check valve for the sprinkler system can be located on the riser if the riser is within
100 feet of the water main. 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' X 5' if the double check is not located on the riser;
if it is located in the riser room then the room must be 6' X 6' minimum.
___________________________________________________________________________________
Case No. Attachment E
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General Informational Comments:
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* This development must comply with Non-Residential Development Overlay Standards, Ordinance
No. 480, Section 43.19.
* 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.
* Stucco shall only be considered a masonry material when applied using a 3-step process over
diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable
cement stucco finish with equal or greater strength and durability specifications.
* Denotes Informational Comment
Case No. Attachment E
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Surrounding Property Owners
SPO # Owner Zoning Physical Address Acreage Response
BEECH, EDNA EARL I1 2050 CROOKED LN 2.276 NR
1.
EXPLORER PIPELINE CO I2 2200 MUSTANG CT 15.332 NR
2.
METROPLEX ACOUSTICAL INC I1 2040 E CONTINENTAL BLVD 1.476 O
3.
METROPLEX ACOUSTICAL INC I1 2000 E CONTINENTAL BLVD 0.815 O
4.
METROPLEX ACOUSTICAL INC I1 2020 E CONTINENTAL BLVD 1.476 O
5.
SOUTHLAKE, CITY OF I1 2100 CROOKED LN 12.556 NR
6.
STOWE FAMILY PARTNERS LTD I1 1951 E CONTINENTAL BLVD 1.304 O
7.
WASHBURN, ARLON C I1 2060 E CONTINENTAL BLVD 2.240 NR
8.
Superintendent of Carroll ISD NR
9.
Superintendent of Grapevine NR
10.
Colleyville ISD
Superintendent of Northwest NR
11.
ISD
Superintendent of Keller ISD NR
12.
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Ten (10)
Responses Received:
Two (2) Opposed
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