PZ Item 10 - NarrativeG -F'FFIN
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bHARRIS
September 2, 2017
Patty Moos, RLA
Planner I
City of Southlake
1400 Main Street, Suite 310
Southlake, Texas 76092
Re: Formal Application for SUP Case No. ZA17-062
Mason M. Griffin, Partner
Ryan J. Harris, Partner
Atwood J. Jeter, Partner
Kathy LaLonde, Attorney
214.420.8700 Office
214.420-8704 Fax
klalonde@griffinharris.com
8144 Walnut Hill Lane Suite 1080
Dallas, Texas 75231
Verizon Wireless ("Applicant") requests a 5 -year SUP for temporary construction facility
and a variance from the foundation landscaping requirement for the front and sides of the
construction trailers.
Pursuant to city staff's requests, we are providing 10 copies of a landscape plan for the
proposed screening plants, a tree conservation plan for the laydown areas adjacent to the
trailers and the trailer locations, and renderings of the trailers on site from the SH 114
R.O.W. showing before and after with the inclusion of the proposed landscaping. The
laydown areas are to be used by the various construction contractors as an area for their
materials and equipment needed for their projects.
Applicant requests a 5 -year SUP for existing construction trailers in the proposed new
location, or in the alternative, at the current location. Applicant considered city staff s
suggestion of an alternative location at the northwest corner of the property, however
the steep slope and existing utilities make that area unsuitable for the relocation of
the trailers.
The current SUP for the construction trailers expires on December 31, 2017; Applicant
requests timely approval of the SUP to enable the proposed relocation of the trailers prior
to expiration of the current SUP.
Due to changes in technology and the staggered age of portions of this facility, for the next
several years the Applicant has planned repairs, upgrades, and maintenance of equipment
that all require outside contractors to be on-site. Much of the work is internal and therefore
not obvious from outside the facility.
The facility is currently at capacity for administrative space and could not support the space
needed for the 50 or so construction personnel per project, such as general contractors and
electricians, to have their meetings, tools, meals, and rest breaks.
Even if there was space available inside the main building, due to the nature of the facility,
it would be a security risk to have the contractors inside the building other than where they
are needed for construction. L
tp V
SEP 0 5 2017
Much of the equipment in the facility needs a clean and undisturbed environment; it is
therefore preferable to have construction personnel outside the facility when not working
in their project area.
Applicant is hoping in the next few years to have a more permanent solution for outside
construction personnel, and would prefer to be able to design that as part of a planned
expansion; it will take years to get that in place, designed and built, so Applicant will need
the requested 5 years for the temporary construction facility.
The city code Ordinance 480 Section 45.18 requires foundation landscape planting of one
5 -gallon shrub for every 4 linear feet around the skirting, excluding entrances. Applicant
proposes 39 shrubs along the rear of the trailers along Highway 114 as shown in the
proposed landscape plan, but requests a variance to planting shrubs along the front and
sides of the trailers. Applicant proposes removal of 11 trees to make room for the trailers
and laydown yards, and would plant 37 trees to mitigate removed trees and to provide
screening of the trailers from Highway 114, a net gain of 26 trees. This would entail
removal of 89" of trees and planting of 122" of trees, a net gain of 33". As the trees mature,
the proposed landscaping including the extra 26 trees will provide a beautiful treescape
view from Highway 114.
The trailers would be set on a concrete pad and adjacent to the existing parking lot, so
planters theoretically could be used in these locations for the foundation landscape
planting, however, existing landscaping and the existing facility would screen the front and
sides of the trailers, and more importantly, substituting the additional landscaping for the
foundation planting on front and sides would provide better screening for the temporary
construction facilities and improve the treed look of the 114 side of the property overall.
The proposed variance to allow substitution of screening trees along the rear of the trailers
for shrubs along the front and sides of the trailers would improve the overall appearance of
the west side of the property, and meet two of the standards for variances: it would reduce
the impact of the project on surrounding residential properties, and assure compatibility of
the project with surrounding developed properties.
Representatives from the adjacent homeowners' association (HOA) had previously
indicated they preferred that any construction trailers be located behind the main building
so that they would not see the trailers from their neighborhood.
The construction parking would move to behind the main building by the trailers as well
for the sake of the HOA.
The new location of the trailers would hide the view of them from everywhere but Highway
114. Applicant would be adding trees and foundation shrubs as shown in the proposed
landscape plan, between the highway and the trailers to screen the trailers from 114.
The existing trailer wrap would remain on the trailers, blending the trailers into the wood
line. If it becomes necessary to replace the trailers within the SUP period, the replacement
trailers would be no larger than the existing trailers and would be similarly wrapped.
The trailers would be at the location approved by the SUP within the time limit approved
by the SUP until a permanent location for outside contractors is designed, approved by the
city, and built.
Please let me know if you need any additional information. If you have any questions please
call me at 214-534-0900.
Sincerely,
Kathy Londe