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Item 6D CITY OF SOUTHLAKE Department of Planning & Development Services STAFF REPORT May 11, 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 District. SPIN #8. 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 1-1 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 Existing Zoning "I-1" Light Industrial District Land Use Designation Office Commercial Gross Acreage 2.3 Number of Proposed Lots 1 Proposed Building Area (sf) 101,295 (33,765 footprint) Area of Open Space (sf) 28,767 Open Space (20% min) 30% Impervious Coverage (80% max) 70% (66,526 sf) Number of Stories 3 Maximum Building Height (ft.) 35' Required Parking (4 for office) + (1 per 5,000 sf) = 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 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 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 designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Case No. Attachment A ZA16-013 Page 1 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 PercentageFlexibility 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. CrookedE Continental Blvd (25) 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 Use • Ft Vtpd* IN OUT • UT Mini-Warehouse(151) 101,295 1 253 1 13.6 1 14.8 1 12.4 10.8 * Vehicle Trips Per Day *AM-In,AM-Out,PM-In and PM-Out are peak hour generators on a weekday *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. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated April 15, 2016 Case No. Attachment A ZA16-013 Page 2 PLANNING AND ZONING COMISSION ACTION: April 21, 2016, Planning and Zoning Commission continued this application to the May 5, 2016 meeting due to lack of quorum. May 5, 2016, Planning and Zoning Commission voted 4-0 (Smith recused) to recommend approval subject to Staff Report dated April 29, 2016 and Site Plan Review Summary No. 3, dated April 15, 2016, specifically granting the two requested variances and also noting the following: • Applicant's willingness to present to City Council any alternative to clear facing glass along Continental side of the building through some combination of frosting and/or tinting. WCommunity DevelopmenhMEMO12016 Cases1013-SP-Southlake-Continental Self-StorgagelStaff Report Case No. Attachment A ZA16-013 Page 3 Vicinity Map Continental Storage 15 N O 1960 2020 2030 0 2010 204 0 LO 0 N 2000 2050 2150 1950 j , EAST CONTINENTAL BLVD 1941 1947 1951 2201 1206 7 1208 1207 9 1210 1209 1 1212 1211 3 1214 1213 1216 1215 1 2200 Mustang Ct ZA 16-013 SITE PLAN N i W 0 210 420 840 s Feet Case No. Attachment B ZA16-013 Page 1 Plans and Support Information Proposed Site Plan Cltt GT SWRILAKE .N. PARR/OPEN SPACE _ _ _ _ _ _ PROPOSED 6'TALL zONm¢ucHT smIAL WROUGHT IRON FENCt•=� r gnu F1 RS WIBB'By' p2J.4p ... .. ... ..... SET74T.K'}WT:..'..'... 1 I : t90.5i.. ..:.: L10ARDSE RLCCN I ... .'... ...... 'LEX ACOUSTICAL INC , , , , OFFIBO L£CDMMERCIAL ' i 2 , , , , ��i , / , / -12.9' UGHT INDUSTRIAL ; P OPOSED 6'TALL i , + + + + 1m + + + + + + + + WRO HT IRON FENCE ' + o++ + S + + + ++}CIT + PROPOSED 9 + + + MASONRY DUMPSTER + + +} ENCLOSURE WITH } + + + +I SOLID METAL GATES ARPIOPOSED + + + �E + + + + —12' G + + x+ + , ++'H PROPOSED 6'TALL + + + + WROUGHT IRON FENCE 42 + + + + + N + H LOT 3 rc+ + O LOT 2 + + BLOCR I BLOCK1 +I� DEECN C—FAIL + + D LV,D.OFFlCE COMMERf1AL t ' t ZCNINC,LIGHT INDUSTRIAL + + , a PROPOSED ACCESS ++N_ + DOORS ALONG THIS SIDE % + + + P- A LDT I } ++ + Cl— + +"# LUC-L£%ACDUCIICAL INC KI}{ } } . LU ON OFFICE CGMMERCIAL I II.' ZONING:LIGHT INDVSTRIPL } ++ O N +++ -+ + $ SELF-STORAGE + + + 3-STORY 01RAGE + +` }+{+ 133,765 S.F. FOOTPRINT +++I 1 +++ PROPOSED ACCESS DOORS ++++ ±50.7'+ ALONG THIS SERE + G'TALL -+ + �n 24.0'+ WROUGHT IRON FENCE +II + + + PROPOSED ACCESS +++1+ 1+++ , DOORS ALONG THIS SIDE + l +{+*; }+}+ PROPOSED 5'TALL { WROUGHT IRON ++ FOC - + + ACCESS GATE ♦ + + + '+1++ + +� §' PRO D 6'TALL +++++ PROPCSED n++} OUGHT IRON +H + DOOR + ACCESS GATE I + + + + 2120.0' + + + + + + +� av Tw�NG5ET9 Nr'�- ' } } 854.0• + + +`• PRM.;�1AONUMEP4T afGN-1� + ++ + + ( .CITY(iF SAUTiFlJCE ...� -T + �P }+++ -mow fLJ- /�1 ,� +++ — + + + PROPOSED 6'W DE 1� .+ ER CITY } 4. STANDARDS INSTAIT2N-0\ OH OHW 04+ + + + +R Q +++ 139.3 TO NEAREST DRIVEWAY pnvPENiAEni 329.4'TO NEAREST STREET ROW INTERSECTION SPHPLT PAVEMENT LAS Mlr..LLIYLtLYl•+T• OLID - 132.9 TO NEAREST DRIVEWAY (FUTURE 84'RIGHT OF WAY (E1 40'RICHT OF WAY) 111 CAIMON III 24'ASPHALT STREET UNDDRTROUND UTILITIES SATEED PROM TEFIEREENCE 114PO�AAl.SIIPPLITRNBY vA.1 TART ES111E oi6YETE-EER— ALL GROUND MOUNTED MECHANICAL FEATUR T ASSURE INE ADDIRMSIDUTY FOR TIE UTILITY LOCIs SNO*L IT SHTR A1L BE E sa.E PALL BE SCREENED FROM THE RIGHT OF WA SPONSIBIUTY OF TIE CpI1RACTOR(S)TO VERIFY TRE HORIZONTALLY AND ARRTICALLY CATCH OF ALL VTIMIIES AND UNDER(AWND—S PRIOR TO CONSTRUCTION.TO TARE -_MS IN CALM TO PROTECT ALL FACILITIES ENWTTNTERED AND NOTIFY ME ENI ALL CONNCTS OF THE MORN AM EXISTING FACUTES.INE CONTRACTOR%RAIL PROTECT D MAINTAIN ALL UTUTES TRIM CAMASE DURNG CONSTRUCTION.ANY DAMAGE BY INE TTACT'gt TO UTILITES SHALL BE RERED OR PAREPIACED BY THE CONTRACTOR AT THEIR ElElUS ONE CA O 1-800-]!✓5-318 AT LEAST NB HRS PRIOR TO CGNSTNCTW. Case No. Attachment C ZA16-013 Page 1 Building Elevations: �wt.wnoeu uuA I 5OUTH(CONTIMWALAVEI ELEVATION no w" A FAST EIPIATNIN wm wuwo we we -. 101iM° � ■ Ol1MP5iER BCPEEN ISICE) �---- WH lf"ELEVATION OONPSIERSCREEN NAONTI �rve �! Ii MSTEIEVATION Case No. Attachment C ZA16-013 Page 2 Tree Preservation Plan LOT 4 BLOCK 1 S 89'56'59" E 223.40' _ 5' BUFFERYARD _ �BUFFERYARD T F 151$Ig�DZFNC SCBM iMIkIJE i #132 r 13"mt MESQ ASI 2A "I 34` ■ q\_I .L'�iI. It 115'M ESQ, I #� 4127 1811.fit M 19"mt M #123 I �7R�I 17"mt MESQ ��14F MES(} j Iy #124 - ��7�mtM -- ————- 119 �+C`- # �# %t MM --------------- I I " ;alj" #11 #iu ATE E MT. 1 27•�t ;" _ mt t 10 11 0I I io9 1 ' ER x l I 22"il MW ESMT I I I I PFI m l I 16'mt M I I I I I a l LOT 2 BLOC 0a �� ,1i j, '1�T:#m�1tDM 3 \-''• \\t IIIII� wm Mw#105 26tMEQ c6 � I 15' TER ESMT. o ` —ST( JrHAa Z ZI 3—STORY BUILDING ( ' ±33,765 S.F. FOOTPRINT`- IIImoN it I I I I . I L _ _ MATCH LINE Case No. Attachment C ZA16-013 Page 3 Landscape Plan 2_23. Axl OESI MTU AMnONAt r t PROPOSED TRMS ;r ------ -------------- � r � 1 TE EMT 1 = .All 61 I ----- I I ` 20'x10' WATER ESMT. ml I II I I , I I » I Kn LOT IN BLOCK 1 {y I 15' WATER - ' ESMT. I n �`_• _ SELF-STORAGE 3-STORY BUILDING ±33.765 S.F. FOOTPRINT I � I II I � I � I 1 MATCHLIN� _ _ _ _ n MATCHLINE = FD w< 10'x12' WATER I _ ESMT. ' 0 n MT_ Yl'R.O.O P= [EDICATpI 8F _ 5 8931 33 W 223.40_ w ear W ASPHALT ASPHALT PAVEMENT PAVEMENT _ _ EAST CONTINENTAL BLVD Case No. Attachment C ZA16-013 Page 4 Truck Turning Movement 4k BLOCK 1 CITY OF SOUTHLAKE L.U.0-PUBLIC PARK/OPEN SPACE ZONING: LIGHT INDUSTRIAL 15 DMINA FA9 UPIM S 8936'59'E 223.40' ElH5'BUFaYARO — —— — — —— — — — — — — — — — 15'6UILOING SET6AGK LINE I � � I II IIID c o I I LOT 3 LOT 2W BLOCK 1 BLOCK 1 BEECH EDNA EARL n-- L.U.D.-OFFICE COMMERCIAL ZONING: LIGHT INDUSTRIAL LOT 1BR1 I S BLOCK 1 ; METROPLEX ACOUSTICAL INC L.U.D=OFFICE COMMERCIAL ZONING: LIGHT INDUSTRIAL SELF-STORAGE 3-STORY BUILDING ±33,765 S.F. FOOTPRINT I I I I I EAMDXT I I I I � I I I FDC e 0 I `� _3G_6UILOING SEIBA LINE �� R�. � ® 50'BUILDING SETBACK LINE(BY PLAT) 10'BURRERYARD J 22'R.O.W. 4 DEDIGRON 5 89'51'33'W 223.40_ AS LT ASPHA . � PAVEM �AST_EOXTJNElffAL_ BLVLZ - (FUTURE 84'RIGHT OF NAY) (EXISTING 40'RIGHT OF NAY) 24'ASPHALT STREET Case No. Attachment C ZA16-013 Page 5 Variance Requests Masterplan Land Use Consultants 01 April 2016 TO: City of Southlake Officials .FROM:Maxwell J.Fisher,AICP On behalf of The Jenkins Organization(TJO),Masterplan requests approval of a variance from the Southlake Tree Preservation Ordinance.TJO seeks approval of a site plan application to construct a high end,3-story climate controlled self-storage facility.Our team has been diligently working with city staff in providing a high quality development with a robust landscaping program.The goal is to provide lush landscaping that sets an aesthetic benchmark in the Continental Boulevard corridor. The abundance of trees planned in the rear yard will create a greenway vista of natural landscaping for those at the ballfields. TJO requests relief from the Tree Preservation Ordinance to allow removal of 34 trees.DO is unable to preserve these trees without significant impact to the development as these trees are located in the central portion to rear third of the site.Besides one Willow tree,the trees are Mesquite and Hackberry. in the field of arboriculture,these trees are considered to be of lesser quality.Hackberry and Mesquite trees are not on the City of Southiake's Recommended Tree Planting List.Hackberry trees are weak and I brittle whose forks are subject to split.Hackberry bark is also weak,making it subject to disease,rot and significant limb loss.For these reasons,the Hackberry is on many top lists for trees to avoid given their thorny,multi-trunk characteristics that are incompatible with people.From a safely standpoint,the thorns on Hackberries are a major safely concern for patrons and a liability for operators.Moreover,the canopy diameter is commonly smaller with Hackberry and Mesquites than found with better quality shade trees. The literal enforcement of the Ordinance will create an undue hardship or an unreasonable practical difficulty on the applicant as follows: i.The location of the trees are such that the literal enforcement of the ordinance would impede the building,fire lane and general access and parking footprint.Moreover,the site will be graded to accommodate development and comply with drainage requirements. The grade change required to develop and comply with stormwater requirements would result in the death of the trees.Replacement trees will be established at finished grade. li.This situation is not self-imposed and is unique to the property.The small number and location of the trees are unique to the property.The trees are located where the building and access/parking are planned and are integral to the development. Moreover,the city's Tree Preservation Ordinance requires preservation of a greater percentage of trees on those lots with fewer trees.Sites with fewer trees are subject to a much stricter tree cover preservation threshold than those sites with greater tree coverage. j iii.There is no reasonable accommodation or alternative solution that can be made to accomplish the desired activity without tree alteration.The trees on the site are spread out and are not clustered in one peripheral location making preservation impossible with a climatized,multi-story self storage development.The development would not occur if certain trees were preserved as they fall in the critical footprint area.Preserving the trees would severely limit the total building footprint and floor i i Case No. Attachment C ZA16-013 Page 6 1 Masterplan Land Use Consultants area necessary to build and operate a viable self storage development.Moreover,compliance with access,loading and detention/drainage regulations could not be achieved with literal compliance. iv.The removal of these trees will not injure and will be wholly compatible with adjacent properties. The limited number of trees on the site are such that any immediate loss to root stabilization will be off- set by erosion stabilization efforts and by replacement trees.The proposed landscape plan is comprised of a variety of trees and other plant material identified on the city's approved plant list.The proposed tree count and future aggregate canopy will exceed current conditions. v.Preserving the trees would not only increase development costs,it would also compromise development.The location of trees are such that the building location would have to be altered to the extent that no practical layout could be realized.Moreover,this alteration would serve minimal purpose given that any building would block most of the existing trees,given their location in the middle to rear of site.The trees planned for the rear of the site will soften view of the building and provide an aesthetic pleasing vista for those citizens at the adjacent ballfields to north. The subject property is also zoned for industrial development.Many times it is more difficult to preserve trees with large scale commercial or industrial development.Residential or smaller scale non-residential development offer,at times,the flexibility to site design around trees and other natural features.With larger development with solid continuous footprints and associated truck maneuvering and parking fields,there is much less flexibility for such preservation.Moreover,a larger scaled development is limited in grade change while a smaller pad development can sometimes be terraced given the interrupted building footprints and separate parcel ownership.This self storage development requires a certain building footprint in the greater center portion of the site without the ability to build around a few trees. vi.On-site tree inventory is such that all impacts will be mitigated through grading,drainage,and erosional control methods required by the City of Southlake.The proposed hardscape improvements will minimize erosion and adequately convey stormwater to designed drainage systems.The landscaping plan will contain appreciable pervious vegetated areas along with 99 trees planned at both the periphery and interior rear yard of the site. vii.There is no residential adjacency.Nonetheless,there will be a peripheral landscape buffer with trees around the entire site.Although an interior self-storage use is one of the least intensive with minimal noise and traffic,peripheral landscaping would minimize any perceived impact. viii.Some of the trees that are not located in the planned footprint are located in the required access drive.The remaining trees are located where a stormwater detention facility is required due to site topography.The site must be graded and prepared for development.The grade will increase,requiring the loss of these trees.If the grade in the rear was maintained for the sake of saving a few trees,the detention facility would not work.Moreover,the city would not approve a lower grade given the required grade for the balance of the facility,and to allow for existing drainage pattern to continue. ix.The tree replacement plan adequately mitigates the alteration of trees.With this development,over twice as many trees will be replanted than would be removed from the site.Moreover,on a 15-year Case No. Attachment C ZA16-013 Page 7 1 Masterplan Land Use Consultants horizon,it is projected that tree canopy coverage will be approximately 30,000 square feet,or 31%of j the overall site.The chart below illustrates the pre-and post-development scenarios of tree inventory: j ATTRIBUTE EXISTING REQUIRED TO BE REQUIRED TO BE PROPOSED(15 PRESERVED PRESERVED+j YR.HORIZON) ' MINIMUM COMPLIANCE W/ LANDSCAPING Number of Trees 1 3424 82 99 Tree Coverage 13,378 SF 9,365 SF 18,196 30,215 SF The proposed tree program would provide more tree coverage than would be provided if 70%of the existing trees were preserved along with a landscaping plan that complies with the city's minimum tree landscaping standards.The proposed development will provide 17 additional trees and over 12,000 square feet of additional tree cover than a by right plan. x.This alteration will not adversely affect the public health,safety or welfare.The City of Southlake ensures the protection of such elements through their zoning and development standards.The trees proposed with development will off-set any minimal impacts of tree loss. A.The granting of this variance is congruent with the spirit and purpose of the Tree Preservation Ordinance in that tree replacement will mitigate trees lost.Moreover,the replacement trees are those trees preferred by the city.Whereas,those removed are considered by many to be a lesser quality. Some of which are subject to many tree maladies.The proposed tree planting program will provide high quality trees that will be irrigated and well maintained.The result will far exceed the current condition of naturally occurring lesser quality trees,which are not maintained. The proposed landscape program contains a variety of plant material from large canopy trees to ornate shrubs and foundational ground material.The table below illustrates effort to plant a surplus number of trees beyond the city's minimum requirements: ATTRIBUTE MINIMUM REQUIREMENT PROPOSED Interior Landscape Area 5,129 SF 22,223 SF Area in Front or Sides 3,847 SF 4,247 SF Canopy Trees 11 27 Understory Trees 21 21 Shrubs 129 136 Driveway Spacing Variance T10 also seeks relief from driveway spacing requirements.The International Fire Code and Southlake's Fire Department requires two points of access to the site for any type of non-residential development. Moreover,site circulation is optimal with two drive approaches.To comply,TJO is limited to two direct access points to Continental Boulevard. The city's design standards requires a minimum of 150 feet between drive approaches.The narrowness of the site doesn't allow 150 feet spacing between the Case No. Attachment C ZA16-013 Page 8 Masterplan Land Use Consultants drives while maintaining a minimum 150 feet to the adjacent drive to the west.TJO requests a variance to reduce the minimum spacing to 132 feet from drive to the west and 139 feet between the two proposed drives.The drive approach locations chosen provide the safest distance from existing or prospective adjacent drives.Below are a number of factors to consider with the request for variance to driveway spacing: • Self storage developments generate the least amount of traffic of the spectrum of development types including retail,restaurant, commercial and industrial.The chart to 01110111111100111111=1 ' the right is from the Institute of Self Storage 30 No Transportation Engineers'Trip Generation(ITE)Manual,7th Edition. shopping Center 945 weekday PM Self storage traffic generation is 1100 weekend markedly lower than most other Use Child Care Center 1007(8edford 12k) AM/PM types. 1522(Frisco 19k) • Peak hour is weekend afternoons w/ Institution 542(express branch) PM w/drive through 986(typical branch) coinciding with off peak traffic on adjacent roadway with generally no offices 480 AM/PM more than 5 to 15 vehicle visitors over Restaurants 315/330S it down PM the entire day.Moreover,the gating M-P/Sat 355/445 Lmtd svc PM mechanism will regulate those patrons 992/1444 Drive thru AM/PM exiting from the most western drive. BuHding Materlals. 348 Ann Contractor's Storage • As a mostly climate controlled interior Dental office 199 AM accessed facility,it produces even less trips than a conventional storage facility with drive up units.Patrons visit storage units an average of once per 2.5 months.As opposed to a traditional drive up storage facility,customers must convey items through a corridor.The distance and less convenience,as well as smaller units,directly correlate to visitors with smaller trucks and SUVs. • Most of the traffic to and from both the adjacent office and city facility properties to the west occur during the weekday daytime hours when fewest customers visit the self storage facility. • Self storage has no traditionally high peak hour traffic levels.There would not be any major queuing or backup entering or leaving the site,at any particular time of day,or day of the week. • Except for emergency vehicle access,the proposed western drive would all but exclusively serve as an exit only,thereby significantly limiting vehicular exiting conflict with exiting westbound traffic from any future drive approach to east. • Driveway spacing is adequate to avoid head on conflicts with vehicle entering or exiting juxtaposed drives;standard geometry at drives with 30'radii. I Case No. Attachment C ZA16-013 Page 9 i Masterplan Land Use Consultants • The variance requested is minimal ranging from 11 to 18 feet(132'and 139'vs.150'),or no more than 7 to 12%of the minimum spacing requirement. • No sight line issues or blind corners exist or will be created given that this section of Continental Boulevard is straight;no unusual or unique topographical features pose challenges for motorists on Continental adjacent to site. I i i i i i I I Case No. Attachment C ZA16-013 Page 10 13SOUTHLAKE 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: diones .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.citVofsouthlake.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 THE Affluent Communities JENKNS ORGANIZATION Trade Area MSA Municipality MSA Avg. HHI Median HHI Private group with offices in Austin&Houston-over 30 years McKinney $128,076 DFW $58,190 experience in the self-storage&retail industry Development focus is luxury,design oriented self storage, Bee Cave $159,824 Austin $52,431 catering to affluent residential and business daily needs Southlake $150,438 DFW $58,190 Largest management and ownership self storage group in the state of Texas Stone Oak $143,572 San $42,613 "Top 20"National Operator Award Recognition(SSA-2015) Antonio Murphy $126,891 DFW $58,190 2060 E. Continental Boulevard What we NOT. Viewfrom E. Continental Blvd. Building Elevations I =- I V INS i'-- Case No. Attachment D ZA16-013 Page 2 LandscapePlan Aluminum product fabrication Janitorial or cleaning services Bakery,wholesale Chemical lab Blacksmithing or horse shoeing Machine shop Broom manufacturing Manufacturing of medical equipment ----;f------_---T—T Cabinet or carpentry shop Monument manufacturing \ I Candle manufacturing Ornamental iron works f jl Candy plant or production facility Pest control business y I I Carpet cleaning operations Plumbing shop Clothing manufacturing Public utility facilities Elo 44 L Cold storage warehouse Roofing contractor Commercial School Sheet metal shop I Creamery and dairy product processing Sign manufacturing L r,B — I Electronic components manufacturing Spray painting shop Feed stores Warehouses Glass blowing Welding QUESTIONS / CONCERNS: There were no questions or concerns at the presentation. 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Delivery Summary Title SPIN Meeting on February 23,2016 Message Type Outreach Site CITY OF SOUTHLAKE Scheduled By Daniel Cortez Send Time 02118/2016 06:00 PM(CT) Voice Completed 02/18/2016 07:00 PM(CT) Text Completed 02/16/2016 06:02 PM(CT) Email Completed 02/16/2016 06:04 PM(CT) Case No. Attachment D ZA16-013 Page 3 Selected Contacts 10980 Successfully reached 7607(69%) Languages English Device Deliveries 68%(7375) C� 10785 97%(166) 172 L1 95%(541) 6� 572 Detailed Delivery Results C� Voice(listen) Good Afternoon this is Daniel Cortez with the City of Southlake.A SPIN town hall forum will take place next Tuesday on February 23rd at bpm on the following items:In SPIN District#8 an applicant would like to propose a new 2-story,climate-controlled storage facility on a 2.29-acre property located at 2060 E.Continental Boulevard.The last item scheduled to be presented by the City of Southlake and is on the proposed adoption of the 2015 International Building,Fire,Residential,Energy,Plumbing,Mechanical and Fuel Gas Codes to include recommended regional amendments by the North Central Texas Council of Governments. Again,a SPIN Town Hall Forum will be held February 23rd at bpm in the Southlake Town Hall Council Chambers.For more information about SPIN,please go to www.southiakespin.org.Thank you for your attention.Have a great day! Successful Deliveries 68%(7375) Live Delivery 2300 Answering Machine 5075 Unsuccessful Deliveries 32%(3410) Hangup 109 Fax/Modem 246 Opted-Out 21 Not send 1 Busy 167 No Answer 2640 Undeliverable i Phone Network Busy 52 Bad Phone Number 225 WEmail Good evening,A SPIN town hall forum will take place next Tuesday on February 23rd at Case No. Attachment D ZA16-013 Page 4 6pm on the following items: In SPIN District#8 an applicant would like to propose a new 2- story,climate-controlled storage facility on a 2.29-acre property located at 2060 E. Continental Boulevard.The last item scheduled to be presented by the City of Southlake and is on the proposed adoption of the 2015 International Building, Fire, Residential, Energy, Plumbing, Mechanical and Fuel Gas Codes to include... Email Sent 95%(541) Email Opted-Out 5%(31) Q 2 SMS For more information on the items being presented at SPIN, please go to: http://bit.ly/S P I N2016Feb23 Text Email Sent 97%(166) Text Not Sent 2%(4) Text Opted-Out 1%(1) Invalid Text Phone 1%(1) 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 Project Name: Site Plan — 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:diones 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 Continental Boulevard. (A variance has been requested) 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 Ordinance. (A variance has been requested) * 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% 180.1% - 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 fagade 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: ochhetria-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 any criteria are not met. (A variance has been requested for driveway separation.) 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 removal of controls. SWPPP shall be submitted by second review of the civil construction 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: kclementsa-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 UX 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 1 2715 2717 2l a F 0 r or G m 04 2706 2708 2710 7.1^ F oERev cr 7D 27D 2709 2711 271 L� r r 9� m 9) O N O 1960 020 2030 0 aia z0a 000 205 1950 2060 2150 E0.0KT..INENT L BLV.B 941 1947 21 1951 2201 22 1206 120 1207 1210 1209 1212 1211 1214 1213 1216 1215 2200 Mustang Ct 1217 SPO # Owner Zoning Physical Address Acreage Response 1. I BEECH, EDNA EARL 11 2050 CROOKED LN 2.276 NR 2. EXPLORER PIPELINE CO 12 2200 MUSTANG CT 15.332 NR 3. METROPLEX ACOUSTICAL INC 11 2040 E CONTINENTAL BLVD 1.476 O 4. METROPLEX ACOUSTICAL INC 11 2000 E CONTINENTAL BLVD 0.815 O 5. METROPLEX ACOUSTICAL INC 11 2020 E CONTINENTAL BLVD 1.476 O 6. SOUTHLAKE, CITY OF 11 2100 CROOKED LN 12.556 NR 7. STOWE FAMILY PARTNERS LTD 11 1951 E CONTINENTAL BLVD 1.304 O 8. WASHBURN,ARLON C 11 2060 E CONTINENTAL BLVD 2.240 NR 9. Superintendent of Carroll ISD NR 10. Superintendent of Grapevine NR Colleyville ISD 11. Superintendent of Northwest NR ISD 12. Superintendent of Keller ISD NR 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 Pagel 84/2012616 18:53 8174242677 GREATER METRO INT PAGE 61 Notification Response Form ZA16-013 Meeting Date_ April 21,2016 at 6:30 PM METROPLEX ACOUSTICAL INC 2040 E CONTINENTAL BLVD SOUTHLAKE,TX 76092 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position: Signature-, --------- Date.- 1/420[:W4 Additional Signature. _ Date: Printed Name(s): Mwep r.) — M.erecrt�c,� n(,Ptt-,aij, Must be property owners)whose names)are printed at tap. Otherwise contact the Planning Department. One form per property. Phone Number (optional): 1 � Case No. Attachment F ZA16-013 Page 2 Notification Response Form I ' ZA16-013 I Meeting Date: April 21, 2016 at 6:30 PM STOWE FAMILY PARTNERS LTD PO BOX 1254 GRAPEVINE, TX 76099 i PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position: , i Signature: Date: Additional Signature: Date: Printed Name(s): �v+'A 5+OW E Must be property owner(s)whose name(s)are printed at top. Otherwise contact the Planning Department. One form per property. Phone Number (optional): Case No. Attachment F ZA16-013 Page 3 1 , April 18 2016 p To the Members of: Southlake Planning and Zoning Commission Southlake City Council My name is David Stowe,President of Stowe's Independent Plumbing Service,located at 1951 E. Continental in Southlake,Texas. I have operated this business at this location since 1990. When the City of Southlake approved a residential house to be relocated to 2060 E.Continental;I was under the impression that the plan was to save the home and utilize this residential structure as an office. I assume this office is the reason the future land use for this site and the Beech property to be office commercial. I want to redevelop my property and look forward to working with the City to comply with the mixed use designation of my property. I believe E.Continental to be a major road for the CISD school bus service. On a daily basis,especially during morning drop off and afternoon pickup for schools,I observe traffic snarls,congestion and unsafe conditions that are inherent to a"BAR DITCH"Road. I would propose that the property owners,the city and developers all work together and reconstruct E.Continental into a modern road equipped to handle the present day traffic before we construct structures that comply with the future planning designations. I am opposed to the development of another three story 35-foot metal building next to my property because of the traffic impact and unsafe conditions that van lines would create on this narrow road. My customers,my employees,and I are tired of the traffic and unsafe conditions.I see no reason to grant a variance to the driveway ordinance and/or the tree preservation ordinance. i Sincerely David$ o President of Stowe's Independent Plumbing Service Case No. Attachment F ZA16-013 Page 4 u1 Southlake Planning & Zoning Commission Meeting IU' Public Comment Form ease print. Returnyippleted form to Secretary prior to start of regular se sion. y� Name: WyY ! c t Date: (� Address: / Phone: (Include City and.State) ❑ I wish to share my views on an Agenda Item: Agenda Item#`` � 11 speak in SUPPORT of this item I will speak in OPPOSITION to this item I do not wish to speak,but please record my SUPPORT OPPOSITION ❑ Citizen Comments or item on this agenda) Signature: Required. Cards will not be read into the record unless i is signer. Case No. Attachment F ZA16-013 Page 5