Item 6A Zoning Administrator's Opinion Letter CITY OF
SOUTHLAKE
Department of Planning & Development Services
December 13, 2016
Interested Parties:
The purpose of this letter is to provide the zoning administrator's opinion in regards to the
location, use and screening requirements of the existing loading dock area located on the east
side of the Verizon Wireless Building (500 W. Dove Road, Southlake, Texas).
Background:
The following is a summary of the site plans approved for the Verizon Wireless facility as related
to the existing loading dock located on the east side of the building.
Case ZA 01-056 - Site Plan for Verizon Wireless —Approved June 14 2001 —The approved site
plan indicated a "loading" area facing Dove Street associated with the Data Center. This site
plan showed the Data Center wing located on the southern half of the building facing Dove
Street and the Network Operations Center (NOC) wing located on the east side of the building
facing Kirkwood Boulevard. No variances were granted by City Council associated with this site
plan approval. (See Exhibit A). A subsequent plan dated July 23, 2001 was submitted to the
City showing the Data Center wing and the NOC wing transposed. This site pian showed the
Data Center wing on the east side of the building and the NOC wing on the south side of the
building. This site plan also indicated a "receiving" area associated with the Data Center wing
(See Exhibit B). This site plan was administratively approved by the Zoning Administrator and
the facility, including the "receiving" area was built in conformance with this plan.
Case ZA 11-050 — Site Plan for Verizon Wireless Expansion —Approved November 15 2011 —
The approved site plan identifies the location of the "receiving" area on the east side of the
building as shown on the July 23, 2001 administratively approved site plan (See Exhibit C). The
paving plan and detail exhibit associated with the site plan submittal labels this area as a
"loading dock". Also the paving and detail exhibit indicates a proposed concrete and an electric
lift associated with the loading dock. No variances were granted with the site related to the
"loading dock" area (See Exhibit D).
Case ZA 12-096 — Site Plan for Verizon Wireless Expansion —Approved December 4 2012 —
This approved site plan identifies the "loading dock" on the east side of the building. No
variances were granted related to the loading dock (See Exhibit E).
Verizon Wireless Load Dock Opinion Letter- 12/13/16 Page 1
Pertinent Zoning Regulations
The following is a summary of pertinent zoning regulations applicable to the "loading dock" area
located on the east side of the facility.
The "loading dock" area on the east side of the facility is subject to the City's Corridor Overlay
Regulations and Residential Adjacency Standards as outlined Zoning Ordinance No 480, as
amended. Specifically in regards to the two following regulations:
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 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."
Zoning Administrator's Opinion - "Loading Dock" Area on the East Side of the Building
Location of the "Loading Dock" Area:
Due to the subject "loading dock" area being shown on the approved City Council site plan(s), it
is the opinion of the Zoning Administrator that the current "loading dock" location adheres to the
applicable zoning regulations requiring the location of such a facility at the side of the building.
Permitted Delivery Vehicles and Screening Requirements:
The loading dock as constructed on the east side of the building may be utilized by certain types
of trucks, vans and other types of vehicles for deliveries. However, due to no variances in
regards to loading dock screening being approved by City Council in association with the
approved site plans, deliveries by tractor/semi-trailer trucks are not permitted based on
regulations outlined in Zoning Ordinance 480, Section 43.9.c.2(c), as amended and Zoning
Ordinance 480, Section 43.13a(6), as amended.
Verizon Wireless Load Dock Opinion Letter- 12/13/16 Page 2
City Council Action Required:
The referenced "loading dock" area (east side of the building) can only receive tractor/semi-
trailer deliveries if either one of the City Council actions described below occurs:
1) A City Council approved site plan detailing the construction of a 10 foot wall meeting the
zoning regulations noted that result in the screening of the view from public right-of-way and
visibility from a residential property line; or
2) Approval of variances by City Council in association with a site plan to the regulations noted
previously to allow tractor/semi-trailer deliveries at this "loading dock" area location without a 10
foot wall.
Please feel free to contact me with any questions.
Sincerely, /(A-
�� r LL--N-
Kenneth
M. Baker
Senior Director of Planning and Development Services
City of Southlake
Cc: File
Attachments (5)
Verizon Wireless Load Dock Opinion Letter- 12/13/16 Page 3
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