Item 7 - ZA16-100 Verizon Loading DockCase No.
ZA16-100
S T A F F R E P O R T
December 30, 2016
CASE NO: ZA16-100
PROJECT: Site Plan for Verizon Loading Dock
EXECUTIVE
SUMMARY: On behalf of Verizon Wireless Texas, LLC, Griffin Harris, PLLC is requesting
approval of a Site Plan for Verizon Wireless to modify an existing loading dock on
property described as Lot 1, Block 1, Solana Addition, an addition to the City of
Southlake, Tarrant County, Texas and located at 500 W. Dove Rd. Current Zoning:
"NR-PUD" Non-residential Planned Unit Development District. SPIN neighborhood
#1.
DETAILS: This project is located on the north side of W. Dove Rd. between W. S.H. 114 and
Kirkwood Blvd.
The applicant is requesting approval of a Site Plan to modify an existing loading
dock on the east side of the building. The modifications include the following:
1. Level and widen the loading dock drive
2. Install a new electric lift
3. Add a canopy cover (color to match existing canopies)
4. Replace two existing double doors with roll-up doors
5. Enlarge the loading dock area and extend the stairs
6. Add additional railing
7. Add additional landscaping
8. Add a “Deliveries Only” sign
No other changes to the site are proposed and all previous conditions of approval
remain in effect.
VARIANCES
REQUESTED: Ordinance No. 480, Section 43.9.c.2(c), as amended (Corridor Overlay) requires
the following:
Loading and Service Areas: Loading and service areas shall be located at the side
or rear of buildings. A minimum 10 foot solid screening wall shall be required to
screen views of loading docks and loading spaces intended for tractor/semi-trailer
delivery from any public right-of-way. This 10 foot wall must screen the entire
loading dock or space. Screening materials shall utilize similar masonry materials
to the front facade. The accommodation of adequate access for service delivery
trucks may be evaluated to determine the extent of screening required.
Ordinance No. 480, Section 43.13a(6), as amended (Residential Adjacency
Department of Planning & Development Services
Case No.
ZA16-100
Standards) requires the following:
Loading and Service Areas: Loading and service areas shall be located at the side
or rear of buildings. Where visible, a minimum 10 foot solid screening wall shall be
required to screen views of loading docks and loading spaces intended for
tractor/semi-trailer delivery. This 10 foot wall must screen the entire loading dock
or space. Screening materials shall utilize similar masonry materials to the
building’s facades. The accommodation of adequate access for service delivery
trucks may be evaluated to determine the extent of screening required.
Ordinance 480, Section 43.12, as amended, defines Visible as “Capable of
being seen at a height of six feet (6) while standing at the highest grade on the
residential property line.”
The applicant is requesting a variance to the 10’ screen wall requirement in both of
the sections above and is proposing instead to add additional landscaping adjacent
to the loading dock drive and between the dock and Kirkwood Blvd.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Site Plan
AT TACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 2, dated December 28, 2016
(D) Surrounding Property Owners Map and Responses
Full Size Plans (for Commission and Council members only )
Link to Zoning Administrator’s Opinion Letter
Link to PowerPoint Presentation
Link to Variance Request and Narrative Letter
Link to Plans
Pages 1-2 - Site Plans
Page 3 - Roof Plan
Page 4 - Elevations
Page 5 - Landscape Plan
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA16-100 Page 1
BACKGROUND INFORMATION
OWNER: Verizon Wireless Texas, LLC
APPLICANT: Griffin Harris PLLC
PROPERTY SITUATION: 500 W. Dove Rd., generally located at the northeast corner of W. S.H 114
and W. Dove Rd.
LEGAL DESCRIPTION: Lot 1, Block 1, Solana Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “NR-PUD” – Non-Residential Planned Unit Development District
HISTORY: - A Rezoning and Concept Plan for Solana (Non-residential) to “NR-PUD”
Non-Residential Planned Unit Development with “C-3” General Commercial
District, “O-2” Office District, “HC” Hotel District, and “CS” Community
Service District uses was approved by City Council on October 17, 1995.
- A site plan (ZA01-056) was approved by City Council on June 14, 2001.
- A preliminary plat (ZA01-058) for Lots 1 and 2, Block 1, Solana Addition
was approved by City Council on June 14, 2001.
- A final plat (ZA01-059) for Lot 1, Block 1, Solana Addition was approved
June 14, 2001.
- A site plan (ZA11-050) to add an approximately 56,529 square foot two -
story expansion to the existing Verizon Wireless facility for increased
network space and area for infrastructure and a service yard surrounded by
a twenty (20) foot wall adjacent to the expansion was approved November
15, 2011. Construction is underway on this expansion.
- A site plan (ZA12-096) to add a two-phase, two-story expansion with
approximately 5,800 square feet of floor area on each floor and a n
approximately 6,500 square foot s ervice yard was approved December 4,
2012.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for the site is “Mixed Use”.
The purpose of the Mixed Use designation is to provide an option for large-
scale, master-planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses.
The range of activities permitted, the diverse natural features, and the
varying proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated development. New
development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design and
transition between different uses. Typically, the Mixed Use designation is
intended for medium- to higher-intensity office buildings, hotels, commercial
activities, retail centers, and residential uses. Nuisance -free, wholly
enclosed light manufacturing and assembly uses that h ave no outdoor
storage are permitted if designed to be compatible with adjacent uses.
Other suitable activities are those permitted in the Public Parks/Open
Space, Public/Semi-Public, Low Density Residential, Medium Density
Case No. Attachment A
ZA16-100 Page 2
Residential, Retail Commercial, and Office Commercial categories
previously discussed.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan shows W. S.H. 114 to be a variable width
freeway with 300’ – 500’ of right of way. W. Dove Rd. is shown as a four -
lane divided arterial with 88’ of right of way and Kirkwood Blvd. is shown as
a four-lane divided arterial with 100’ of right of way. No changes to the
existing roadways are required or proposed with this project.
Pathways Master Plan & Sidewalk Plan
Southlake's Pathway System Master Plan shows a planned ten (10) foot
multiuse trail adjacent to the S.H. 114 frontage and an existing eight (8) foot
trail adjacent to west Dove Rd. When the site plan for Verizon Wireless was
approved in June of 2001, the Council motion stipulated that if the ten (10)
foot trail along S.H. 114 was constructed within ten years, the applicant
would pay their pro-rata share of the construction. A minimum five (5)
foot sidewalk will be constructed with the Kirkwood Blvd. expansion
and it will connect the existing trail on W. Dove Rd. to the sidewalk
to be constructed with the TD Ameritrade development to the north.
TRANSPORTATION
ASSESSMENT: Traffic Impact
A Traffic Impact Analysis (TIA) was not required for this project.
TREE PRESERVATION: No trees are proposed to be altered with this project.
UTILITIES: The only proposed change to the existing utilities is the relocation of an
existing fire hydrant.
DRAINAGE: There is no change proposed to the existing drainage except for a slight
increase in impervious coverage.
CITIZEN INPUT: The following meeting was held to discuss the development:
A SPIN meeting was held for this project on November 8, 2016. A link to
the report is provided. Link to SPIN Report
A 2035 Corridor Planning Committee meeting was not held for this project.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated December 28, 2016.
A variance to the requirement in the Corridor and Residential Adjacency
Overlay Districts in Zoning Ordinance No. 480, Section 43, Overlay Districts
for a 10' solid screen wall for loading docks intended for tractor/semi -trailer
delivery is requested. The following criteria pertain to variances to Section
43, Overlay Districts.
Section 43.9(b)
1. To receive a variance, the applicant must demonstrate one of the
following:
Case No. Attachment A
ZA16-100 Page 3
a) A variance will reduce the impact of the project on surround ing
residential properties; or
b) Compliance with this ordinance would impair the architectural
design or creativity of the project; or
c) A variance is necessary to assure compatibility with surrounding
developed properties; or
d) The proposed construction is an addition to an existing project
that does not meet the requirements of this ordinance.
2. The City Council may grant a variance by an aff irmative vote of a
majority of the City Council members present and voting on the
matter. In order to grant a variance, the City Council must determine
that a literal enforcement of the regulations will create an
unnecessary hardship or a practical dif ficulty for the applicant; that
the situation causing the unnecessary hardship or practical difficulty
is unique to the affected property and is not self -imposed; that the
variance will not injure and will be wholly compatible with the use and
permitted development of adjacent properties; and that the granting
of the variance will be in harmony with the spirit and purpose of this
ordinance.
3. If a variance application is denied by the City Council, no other
variance of like kind relating to the same project or proposed project
shall be considered or acted upon by the City Council for a period of
six (6) months subsequent to the denial.
APPLICABLE
REGULATIONS:
General Development Standards Applies Comments
Overlay Regulations Y Variance Requested
Building Articulation Y Complies
Masonry Standards Y Complies
Impervious Coverage Y Complies
Bufferyards NA Not Applicable
Interior Landscape NA Not Applicable
Tree Preservation Y Complies
Sidewalks NA Not Applicable
Case No. Attachment B
ZA16-100 Page 1
Case No. Attachment C
ZA16-100 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA16-100 Review No.: Two Date of Review: 12/28/16
Project Name: Site Plan – Verizon Wireless Loading Dock
APPLICANT: Kathy Zibilich OWNER: Verizon Wireless
Griffin Harris PLLC Gregory Delmotte
8144 Walnut Hill Ln. # 1080 180 Washington Valley Rd.
Dallas, TX 75231 Bedminster, NJ 07921
Phone: 214-534-0900 Phone: (908) 442-2728
E-mail: kzibilich@griffinharris.com E-mail: Gregory.delmotte@verizonwireless.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY TH E CITY ON
12/19/16 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT RICHARD SCHELL AT (817) 748-8602.
1. Place the City case number “ZA16-100" in the lower right corner of all plans for ease of
reference. The case number must be on the pdf versions of the plans and not hand written.
2. A minimum 10’ screening wall is required to screen views of loading docks and loading spaces
intended for tractor/semi-trailer deliveries. A variance request letter requesting to allow the
dock with no screen wall as required in the Corridor and Residential Adjacency Overlay
Districts has been submitted.
3. Please provide the Pantone color of the proposed canopy color to ensure that it conforms to
Zoning Ordinance No. 480, Section 33.21 regarding the use of bright colors. If the Pantone
color is not permitted by the ordinance, a variance may be grante d by City Council.
* The property is in the Corridor Overlay District. Zoning Ordinance No. 480, Section 43.9.c.1.f
requires exposed structural support columns to constructed of, or clad in, the same masonry
material as the principal structure. The required masonry columns are shown on the elevations
with brick to match the existing facade.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
LANDSCAPE COMMENTS:
1. Please ensure that the specified plant material sizes are available and are what is
intended. If alternative landscaping instead of the required 10’ screen wall is approved by
the Planning and Zoning Commission, the applicant will provide documentation that the
plant material and sizes are available.
Case No. Attachment C
ZA16-100 Page 2
2. Please ensure that the existing tree is not too close to the proposed construction and can
be properly preserved. The applicant has confirmed that the existing tree will be
preserved.
* Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
* No comments
Fire Department Review
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
* No comments based on submitted information.
General Informational Comments
* A SPIN meeting for this project was held November 8, 2016.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential
properties in accordance with the Zoning Ordinance No. 480, as amended.
* 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.
* It appears that this property lies within the 6 5 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* Denotes Informational Comment
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Case No. Attachment D
ZA16-100 Page 1
SPO# Owner Name Zoning Physical Address Acreage Response
1. KIRKWOOD HOLLOW HO ASSOC RPUD 2819 TYLER ST 1.17 NR
2. MESENBRINK, DANIEL S RPUD 2801 TYLER ST 0.67 NR
3. KIRKWOOD HOLLOW HO ASSOC RPUD 2800 TYLER ST 0.70 NR
4. KIRKWOOD HOLLOW HO ASSOC RPUD 2798 TYLER ST 0.09 NR
5. KIRKWOOD HOLLOW HO ASSOC RPUD 416 ORCHARD HILL DR 0.46 NR
6. KIRKWOOD HOLLOW HO ASSOC RPUD 420 ORCHARD HILL DR 0.14 NR
7. JASTI, VENKATA RPUD 417 ORCHARD HILL DR 0.51 NR
8. KIRKWOOD HOLLOW HO ASSOC RPUD 421 ORCHARD HILL DR 0.74 NR
9. SCOTT, EVAN RPUD 422 COPPERFIELD ST 0.44 NR
10. FINCHER, RYAN RPUD 421 COPPERFIELD ST 0.40 NR
11. AGUALIMPIA, JUAN RPUD 420 STOCKTON DR 0.38 NR
12. MANSOOR, SHADAN RPUD 2308 IDLEWILD CT 0.40 NR
13. KIRKWOOD HOLLOW HO ASSOC RPUD 425 STOCKTON DR 0.32 NR
14. BOLLINI, SASHIDHAR RPUD 2304 IDLEWILD CT 0.37 NR
15. MORALES, MICHAEL D RPUD 2300 IDLEWILD CT 0.38 NR
16. SOUTHLAKE, CITY OF RPUD 150 W DOVE RD 0.44 NR
17. 114 LA PALOMA HOLDINGS LLC AG 2001 SHADY OAKS DR 5.64 NR
Case No. Attachment D
ZA16-100 Page 2
18. VERIZON WIRELESS TEXAS LLC NRPUD 500 W DOVE RD 24.86 NR
19. DALLAS MTA LP NRPUD 747 W STATE 114 HWY 19.99 NR
20. SOUTHLAKE DOVE ASSOCIATES
LLC SP2 500 W SH 114 29.49 F
21. SOUTHLAKE DOVE ASSOCIATES
LLC SP2 500 W SH 114 24.95 F
22. NEILL, ROSEMMA SF1-A 2201 SHADY OAKS DR 1.50 NR
23. TOLL DALLAS TX LLC RPUD 2413 AMELIA ISLAND PATH 12.90 NR
Notices Sent: Nineteen (19)
Responses Received within 200’: One (1) -
Attached
Case No. Attachment D
ZA16-100 Page 3