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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 ZA16-013 Page 2 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 ZA16-013 Page 3 Case No. Attachment B ZA16-013 Page 1 Plans and Support Information Proposed Site Plan Case No. Attachment C ZA16-013 Page 1 Building Elevations: Case No. Attachment C ZA16-013 Page 2 Tree Preservation Plan Case No. Attachment C ZA16-013 Page 3 Landscape Plan Truck Turning Movement Case No. Attachment C ZA16-013 Page 4 Truck Turning Movement Case No. Attachment C ZA16-013 Page 5 Variance Requests Case No. Attachment C ZA16-013 Page 6 Case No. Attachment C ZA16-013 Page 7 Case No. Attachment C ZA16-013 Page 8 Case No. Attachment C ZA16-013 Page 9 Case No. Attachment C ZA16-013 Page 10 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 ZA16-013 Page 1 Case No. Attachment D ZA16-013 Page 2 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 ZA16-013 Page 4 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 ZA16-013 Page 5 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 ZA16-013 Page 6 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 Case No. Attachment F ZA16-013 Page 1 Case No. Attachment F ZA16-013 Page 2 Case No. Attachment F ZA16-013 Page 3 Case No. Attachment F ZA16-013 Page 4