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Item 5 - ZA16-100 Applicant's PresentationPhotos, maps, rendering, elevation and site plan for proposed loading dock screening walls, and request for variance to overlay requirements if necessary,for modifications to Loading Dock #4 at 500 W. Dove Road relative to: A) ROW views Corridor Overlay; and B) Residential Adjacency February 9, 2017 Southlake Planning and Zoning Commission Case ZA16-100 Site Plan for Verizon Wireless Presented by Kathy Zibilich 8144 Walnut Hill Lane #1080, Dallas Texas 75231 214-534-0900 Applicant’s Request and Alternatives •Request:Add screening walls and request variance if it is deemed necessary for compliance with overlay standards.Due to elevation changes,existing heavy landscaping,upcoming changes to location of west line of Kirkwood,heavy landscaping in the median on Kirkwood to be installed within approximately the next year,and uncertainty regarding what will ultimately be considered “screened”and “visible”,applicant requests approval of Dock 4 modifications as previously submitted,and proposes a combination of screening walls (one along the loading driveway and one along the east side of the ring road)in place of the proposed landscaping previously submitted. Applicant has attempted to comply with the city overlay ordinance,however,applicant requests a variance in the event that the proposed dock and combination of walls are deemed to not be fully compliant with the overlay standards. •Alternative 1:Leave Dock 4 as is and request variance to put current dock in compliance with city code without a screening wall.If Dock 4 revisions are not approved including for use by tractor/trailers,applicant would leave Dock 4 as is and requests a variance from the overlay requirement for Dock 4 as is.Dock 4 as is complies with city code for deliveries other than tractor/trailer deliveries,and approval of the variance would bring Dock 4 as is into compliance with the city code for a dock intended for tractor/trailer deliveries.If the variance for Dock 4 as is did not get approved,Applicant would continue to use Dock 4 as is for deliveries other than those delivered via tractor/trailer,but large deliveries from tractor/trailers for the Dock 4 wing would have to be ferried from a dock on the north end of the facility via exterior means to Dock 4. Alternative 2:Add Contractor’s office as part of the screening wall At the request of city council,Applicant started looking into concepts for a building for contractors to replace the construction trailers. By adding a house that holds up to two general contractors this revision would not only block the view of the dock but hide more of the parking behind a wall as well. This option would be the most expensive option for a staging facility (requested by the council to replace the trailers)but one the Applicant would be willing to provide. If this is the preferred alternative,Applicant will provide more detailed renderings and plans. Proposal is for a 10’ masonry block wall with brick face on Kirkwood side to match main brick on front façade, with decorative concrete cap trim to match existing trim. Match existing trim Match existing brick 10’ from grade to top of wall trim, with a 3’ foundation and concrete footing. 1’+ of column trim Width and spacing of columns would be adjusted when construction drawings are prepared but this is the overall design, height, material and color. Wall would be similar in appearance to existing screening wall (except 10’ instead of height shown) Site Plan of Proposed 10’Screening Wall Site plan with aerial overlay Aerial of views from ROW east of median on Kirkwood with proposed wall on site plan A)Corridor Overlay Zone: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. Views of the dock/loading space from public ROW could be considered to range from Tyler,points on Kirkwood, Orchard Hill,Copperfield, Stockton and Dove.There are no “views of”the dock from other public ROW locations because the building blocks the “view of the dock”.Based on walking the area and existing heavy landscaping on site,realistically the “views of”the dock/loading space from the ROW are limited to the oval areas. No view of dock/loading space from Idlewild Court until Stockton ROW due to existing houses Tyler Orchard Hill Copperfield Stockton Dove Kirkwood Berm in Kirkwood ROW Idlewild ROW views are complicated by new planned ROW along Kirkwood. Elevation of new lanes and median is expected to be similar to elevation now (within a few feet). Current southbound lane of Kirkwood Berm to remain New southbound lane on west ROW line of Kirkwood Red Oak (50’-60’ at Maturity) Live Oak (40’ –50’ at Maturity) Cedar Elm (40’- 50’ at Maturity) Pistache (40’-50’ at Maturity)Crape Myrtle 10’-25’ at Maturity Nelly Holly 10’-20’ at Maturity City of Southlake plans for its Kirkwood median planting to be awarded early summer 2017, and completed in 5-6 months, so planting should be installed by end of 2017 or early 2018. Screening is required for loading dock including walkway with railing on both sides of the dock, and for “loading space” which city staff interprets as the full length of tractor trailer (but not necessarily full height of tractor trailer). Angle and elevation of driveway will change with the proposed modifications, so even if a tractor trailer was parked at the current loading driveway for photographs, it would not provide an accurate basis for determining screening. Photos taken with 10’ pole with red sign on top. Wall outlines are based on pole height to indicate approximate views with screening walls. Open “ends” of dock where truck backs in have been permitted elsewhere in Southlake without a 10’ wall screening the view of the “open” end of the dock. This property (Park Village Development) is in Corridor Overlay and there is a full view of the dock and loading space from the public ROW. Photo from Dove ROW south of Dock 4: No apparent view of dock/loading space due to distance (630+ feet from end of loading dock driveway), vegetation, building and parked vehicles. Photo from ROW Dove south of Kirkwood, no apparent view of dock/loading space. Photo from median of Kirkwood at Dove, no apparent view of dock/loading space. Photo from NW corner of Dove/Kirkwood, no apparent view of dock/loading space. No view of dock/loading space from Idlewild Court ROW due to existing houses and vegetation, until the corner at Stockton. Photo from E side of common lot along Kirkwood south of Stockton, no apparent view of dock/loading space. Note that this point on the fence line of the common lot is higher than the ROW along this part of Kirkwood so there no views of dock/loading area from the lower area along the ROW at this point either. Further north along Kirkwood common area lot, no view of dock/loading space (still south of Stockton). This point is higher than the ROW. Further north on Kirkwood, no view of dock/loading space (still south of Stockton). This point is higher than the ROW. Kirkwood Stockton Note heavy screening due to existing vegetation on common lot, no views of the dock/loading area from Idlewild Court ROW to the east of these houses Next slide photo is from here Point on corner of Stockton is the first place along Kirkwood north of Dove where there is a view of dock/loading space from ROW or common area lot. View of dock/loading space from South side of Stockton at Kirkwood View of dock/loading space from viewpoint at Stockton at Kirkwood, 10’ pole is east of group meeting point sign, proposed wall would start south of that point. Proposed wall starts 5.5 parking spaces south of the tree island north of meeting sign (sign is at second parking space south of the tree island). Meeting Sign Wall starts on south end 5.5 parking spots from the tree island Tree Island View from Loading driveway looking toward Stockton Approximate location of ring road screening wall, extends on the north end to 6th parking space north of light pole. View of dock/loading space from NE intersection of Kirkwood and Stockton, no view of dock/loading space with 10’ wall View from dock to north end of proposed ring road screening wall 6 parking spots north of light pole. ROW Berm to be planted in 2017North end of ring road wall New west (southbound) lane of Kirkwood, photos taken from existing tracks on west side of ROW shown on city interactive zoning map. View from new west lane of Kirkwood at Verizon’s driveway opposite Stockton. Group meeting sign 10’ View from new west lane Kirkwood across from 420 Stockton side yard and 421 Copperfield side yard View from new west lane Kirkwood west of 420 Stockton side yard and 421 Copperfield side yard View from new west lane Kirkwood opposite cul de sac at Copperfield View from new west lane of Kirkwood between 422 Copperfield and 417 Orchard Hill End of wall View from new west lane Kirkwood opposite 422 Copperfield side yard at end of proposed ring road screening wall (6 parking spots from light pole) 10’ Awning Ring road wall Loading driveway screening wall connects to corner of east building wall north of dock No “view of” dock from north end of property at new west lane of Kirkwood opposite Stockton due to heavy vegetation. View from North side of Stockton along Kirkwood ROW (east side) with 10’ pole View from Copperfield ROW, dock/loading area is more visible from common lot property line at fence; see residential adjacency photos from Copperfield lots. No view of dock from along ROW on Orchard Hill east of the corner at Kirkwood due to the existing vegetation and structures on corner and the existing berm on west side of Kirkwood ROW. Berm is to remain at about the same elevation and be planted with trees. Closer to Kirkwood,Dock is slightly visible from ROW at Orchard Hill/Kirkwood,but is screened by existing tree near loading dock and existing ROW berm and would be screened by loading driveway screening wall. Berm is to remain and be landscaped with trees. Berm and existing landscaping screens dock and most of loading space from ROW at Kirkwood/Orchard Hill. Awning is partially visible in photo. Awning ROW in White Top of Berm in ROW is approximately 6’-8’ higher than paved ROW, 2’ contour topo map New southbound lane on west side of ROW View from top of berm on Kirkwood south of Orchard Hill. Existing landscaping to remain. View from Tyler Street at Kirkwood, no apparent view of dock/loading space from public ROW. View from Tyler Street at Kirkwood, no apparent view of dock/loading space. B) Residential Adjacency Standards: 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. [T]he four hundred foot (400')distance shall be measured from the non-single family residential building and/or use to the property line of the single family residential property…City staff interprets the use to include the loading dock driveway,so measurements are from the end of the loading driveway. Visible -Capable of being seen at a height of six feet (6) while standing at the highest grade on the residential property line. Lots,portions of which are within 400’ of the loading dock/loading driveway, include:421 Orchard Hill (common lot between Kirkwood and private lots), 421 and 422 Copperfield and 420 Stockton. 421 Orchard Hill 421 Copperfield 422 Copperfield 420 Stockton Common area lot south of Stockton is more than 400’ from the end of the loading dock driveway 417 Orchard Hill is farther than 400’ from the end of the loading dock driveway Visible -Capable of being seen at a height of six feet (6) while standing at the highest grade on the residential property line. 10’ contours make the highest grade points more obvious, starting at private lot property lines east of Kirkwood. 30’ drop in elevation on Kirkwood from Dove to Orchard Hill Elevation is 30’ higher to the south, 10’ contour topo map Divided Kirkwood merges to undivided road north of Light pole and yellow bollards Keep Right Sign near Stockton 422 Copperfield 421 Copperfield 420 Stockton Stockton Common area lot 421 Orchard Hill Copperfield ROW view Highest elevation along property lines of lots within 400’ including common lot, based on city’s 2’ contour line topo map. High point 422 Copperfield and common lot 421 Orchard Hill High point 421 Copperfield High point 420 Stockton View of south end of ring road screening wall from fence line at 420 Stockton highest grade. Photo with pole was taken from slightly south of this spot beside 420 Stockton at highest point Approximate location of loading driveway wall, view from high point of 420 Stockton Approximation of ring road wall view from high point of 420 Stockton Zoomed photo from highest point of 421 Copperfield Photo was taken from this spot beside 421 Copperfield Photo showing 10’ pole on east side of ring road from 421 Copperfield high point Photo showing 10’ loading driveway screening wall from 421 Copperfield high point View from high point of common lot 421 Stockton and high point of 422 Copperfield Photo taken from this spot beside 422 Copperfield View from common area property line at high point of 422 Copperfield and high point of common area lot 421 Stockton. Is also representational of closest view of loading dock from Copperfield cul de sac. Photo was taken from here, north side of Copperfield cul de sac at the fence line of the common lot/422 Copperfield. Benefits to the neighborhood of dock modifications and screening walls •Trucks back in faster, less back and forth into unloading position, and due to the flattening of the driveway trucks unload and leave faster •Loading dock which is currently fully visible will be screened •A large section of parking area along east side of building will be screened •Activity of employees using loading dock door and area will be screened •Avoids need for multiple trips along the ring road ferrying cargo from another tractor/trailer dock to Dock 4 Perspective on proposed dock improvements and screening walls and information in support of a variance. •Dock 4 as is complies with city code because it is in a side yard as determined by the planning director;it is onlybecauseDock4isintendedforoccasionaltractor/trailer delivery that the screening wall is required at all. •The city code overlay requirement for dock screening is for all docks regardless of the amount of dock usage bytractor/trailers.Full screening by the screening wall may be appropriate for docks with frequent large truckdeliveriessuchasretailerslikeCentralMarketorREIbutliteralenforcementofthestandardisburdensomeforadockatadatacenterthatseesverylittletractor/trailer traffic such as at Dock 4. •Applicant’s proposal includes approximately 280’in cumulative length of 10’-high screening walls;the proposedwallisveryexpensiveandburdensomerelativetothelimitedamountthedockisusedbytractor/trailers. •Existing vegetation on site blocks views of the dock/loading area from much of the surrounding public ROW.Inaddition,a large quantity of trees maturing at 40’–50’will be planted within about a year on the KirkwoodmedianeastofDock4,planted at about the height of the existing median;these trees will block most views oftheloadingdockfromlocationseastoftheKirkwoodmedian. •An open end of a tractor/trailer dock clearly visible from ROW was allowed by the city of Southlake at a ParkVillagedock,so there is precedent in Southlake for views of an active tractor/trailer dock and loading area;applicant’s proposal screens the open south end of the dock with a ring road screening wall and the applicant’sdockwouldhavelittlevisibility,if any,as a practical matter,particularly after the Kirkwood median planting isinstalled. •The distance from the dock to the property line of closest lots with houses is over 400’;the dock itself is alreadyquitealongdistancefromlotsusedforresidenceswhichlessenstheimpactofadockonadjacentproperties. •The existing dock and loading driveway have been in operation and used for occasional tractor/trailer deliveriesforoveradecadewithoutanissueuntilApplicantappliedtothecityforpermissiontoimproveDock4. Standards for a variance from Overlay Screening wall standard: Variances -At the time of review of any required Concept Plan or Site Plan, the City Council may grant variances to the development regulations set forth in this Section…. To receive a variance, the applicant must demonstrate one of the following: (a)A variance will reduce the impact of the project on surrounding 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. The City Council may grant a variance by an affirmative 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 difficulty 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. There is evidence in the material presented to support a variance pursuant to the city standards,if a variance is deemed necessary.Literal enforcement of the overlay ordinance would create an unnecessary hardship for the Applicant;the existing vegetation blocks many views of the dock and it would be unnecessarily burdensome to require a screening wall in areas there is no view of the dock/loading area due to existing vegetation which is to remain.The property has an extreme slope unique to this property and is not self imposed.The variance will not injure adjacent properties but will improve them by the proposed screening walls reducing the impact on adjacent properties in comparison to the view of Dock 4 now or as the would remain if the variance is not granted.The variance would be in harmony with the spirit of the ordinance in that a combination of screening walls would be in place along with existing heavy vegetation and future median tree plantings. Applicant respectfully requests a recommendation of approval from the Planning and Zoning Commission for the dock improvements and the proposed screening walls,with a recommendation of approval for a variance from the overlay standards to any extent necessary for approval of the dock and screening walls as proposed.