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Item 5 - ZA16-100 Verizon Loading DockCase No. ZA16-100 S T A F F R E P O R T February 3, 2017 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 10’ screen walls 8. Add a “Deliveries Only” sign At the direction of the Planning and Zoning Commission at their January 5, 2017 meeting, the applicant has added two 10’ screen walls to the Site Plan to screen any views of the loading dock or space from all adjacent rights of way and from residential properties within 400’ as is required by Zoning Ordinance No. 480, Sections 43.9.c.2(c) and 43.13a(6). The brick and trim on the proposed screen walls are proposed to match the existing screen walls on the site. The applicant has provided exhibits to demonstrate that the proposed screen walls and existing vegetation completely screen the loading dock and loading space from view and that all ordinance requirements are met. City staff is unable to determine from the exhibits provided if the ordinance requirements for screening views of the loading dock and space from all rights of ways and from residential properties within 400’ will be met by the existing vegetation and proposed 10’ masonry walls, so the variance request has been revised to request that the 10’ masonry walls be allowed as shown on the Site Plan. Department of Planning & Development Services Case No. ZA16-100 The applicant has also included two alternative options as follows: Alternative 1: If the loading dock and screen walls as proposed are not approved, the applicant is requesting that a variance be granted to allow the use of the existing dock for tractor/semi-trailer deliveries with no screening. This option will also require that an additional variance be granted to allow the existing dock, which is considered to be mechanical equipment, to remain with no screening. Alternative 2: The applicant has also provided an option that includes incorporating an office building for contractors in the screen wall for the loading dock. Approval of this option will require a resubmittal of a Site Plan application by the applicant and renotification of the Planning and Zoning Commission and City Council public hearings. 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 loc ated 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 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 s hall 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 to allow the screen walls in the locations shown on the site plan . ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval of a Site Plan ATTACHMENTS: (A) Background Information Case No. ZA16-100 (B) Vicinity Map (C) Site Plan Review Summary No. 3, dated February 2, 2017 (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 Applicant’s Presentation Link to Plans Pages 1-2 - Site Plans Page 3 - Roof Plan Page 4 - Elevations Page 5 - Aerial Site 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 O ctober 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 an approximately 6,500 square foot service 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 natu ral 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. Nuisan ce-free, wholly enclosed light manufacturing and assembly uses that have 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 pro ject. 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. PLANNING AND ZONING COMMISSION ACTION: January 5, 2017; the item was tabled to the February 9, 2017 meeting. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated February 2, 2017. 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) Case No. Attachment A ZA16-100 Page 3 1. To receive a variance, the applicant must demonstrate one of the following: 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 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 hardsh ip 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 (screen wall) 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.: Three Date of Review: 02/02/17 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 THE CITY ON 12/19/16 AND WE OFFER THE FOLLOWING STIPULATIONS. T HESE 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 in the Corridor and Residential Adjacency Overlay Districts. A variance request to allow the dock with screen wall s as shown on the Site Plan has been submitted. 3. Please provide the Pantone color of the proposed canopy colo r 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 granted 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 wh at 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 65 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 Case No. Attachment D ZA16-100 Page 1 SURROUNDING PROPERTY OWNERS MAP & RESPONSES SPO# Owner Name Zoning Physical Address Acreage Response 1. KIRKWOOD HOLLOW HO ASSOC RPUD 2819 TYLER ST 1.17 O 2. MESENBRINK, DANIEL S RPUD 2801 TYLER ST 0.67 O 3. KIRKWOOD HOLLOW HO ASSOC RPUD 2800 TYLER ST 0.70 O 4. KIRKWOOD HOLLOW HO ASSOC RPUD 2798 TYLER ST 0.09 O 5. KIRKWOOD HOLLOW HO ASSOC RPUD 416 ORCHARD HILL DR 0.46 O 6. KIRKWOOD HOLLOW HO ASSOC RPUD 420 ORCHARD HILL DR 0.14 O 7. JASTI, VENKATA RPUD 417 ORCHARD HILL DR 0.51 O 8. KIRKWOOD HOLLOW HO ASSOC RPUD 421 ORCHARD HILL DR 0.74 O 9. SCOTT, EVAN RPUD 422 COPPERFIELD ST 0.44 O 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 O 14. BOLLINI, SASHIDHAR RPUD 2304 IDLEWILD CT 0.37 NR 15. MORALES, MICHAEL D RPUD 2300 IDLEWILD CT 0.38 NR Case No. Attachment D ZA16-100 Page 2 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 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: Fifteen (15) Responses Received within 200’ – Six (6) – Attahced Responses Received Outside 200’ – Two (2) Attached Case No. Attachment D ZA16-100 Page 3 Case No. Attachment D ZA16-100 Page 4 Case No. Attachment D ZA16-100 Page 5 Case No. Attachment D ZA16-100 Page 6 Case No. Attachment D ZA16-100 Page 7 Case No. Attachment D ZA16-100 Page 8 Case No. Attachment D ZA16-100 Page 9 Case No. Attachment D ZA16-100 Page 10 Responses Received from Outside 200’ Case No. Attachment D ZA16-100 Page 11 Case No. Attachment D ZA16-100 Page 12 Case No. Attachment D ZA16-100 Page 13 Case No. Attachment D ZA16-100 Page 14 Case No. Attachment D ZA16-100 Page 15 Case No. Attachment D ZA16-100 Page 16 Case No. Attachment D ZA16-100 Page 17 Case No. Attachment D ZA16-100 Page 18 Case No. Attachment D ZA16-100 Page 19 Case No. Attachment D ZA16-100 Page 20 Case No. Attachment D ZA16-100 Page 21 Case No. Attachment D ZA16-100 Page 22 Case No. Attachment D ZA16-100 Page 23 Case No. Attachment D ZA16-100 Page 24 Case No. Attachment D ZA16-100 Page 25 Case No. Attachment D ZA16-100 Page 26 Case No. Attachment D ZA16-100 Page 27 Case No. Attachment D ZA16-100 Page 28