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Item 8 - NarrativeGRIFFIN HARRIS October 24, 2018 Patty Moos, RLA City of Southlake Planning and Development Services 1400 Main Street Suite 310 Southlake Texas 76092 (817) 748-8621 Mason M. Griffin, Partner Ryan J. Harris, Partner J. Atwood Teter, Partner Kathy LaLonde, Attorney 214.420.1544 Office 214-540-8559 Fax kialonde@griffinharris.com 8144 Walnut Hill Lane Suite 1080 Dallas, Texas 75231 Re: Formal Application for Revised Site Plan and SUP for Guardhouse with Variance to Location Requirements and Variance to Driveway Stacking Length for Southlake NEC Site Security at 500 West Dove Road The applicant, Verizon Wireless, requests approval o£ 1) modification of the site plan for its facility at this location in order to add a perimeter security fence, walkways, outdoor pavilion with picnic tables and benches and other related improvements as shown in the attached plans; 2) a specific use permit (SUP) for accessory building for the guardhouse as shown in the attached plans; 3) a variance to the location requirements that the guardhouse accessory building be in a location that is not "forward of the principal building on the lot" and is "no closer than 10 feet (10') to a property line located in the rear yard"; and 4) a variance to the driveway stacking length from 150' to 99.6'. We are providing with this letter 10 folded 24" x 36" copies of plans, 10 folded 11" x 17" color elevations, one 11" x 17" copy of all plans and elevations, and a CD of the proposed site plans and elevations. Explanation of Request: Applicant requests approval to amend the site plan to add an 8' - high, wrought -iron security perimeter fence, guardhouse, additional entry lane to the Dove Road driveway, and lift -arms at the driveways along Dove Road and Kirkwood Boulevard for site security purposes; walkway improvements (including bollard lighting and areas for possible future benches) around the current parking areas; and a pavilion with picnic tables and benches between the main building and Highway 114, as shown in the attached site plan and elevations. The proposed guardhouse is less than 3,000 square feet which is the minimum size for a separate building in the 0-2 district, therefore, we are requesting an SUP pursuant to the Southlake Zoning Code Section 45.1 (44) for the guardhouse as an accessory building. The proposed accessory guardhouse would be approximately 93 square feet, it would use materials to match the materials on the main building as shown in the attached elevation, and it would be located at the driveway into the south end of the property from Dove Road at the location shown on the site plan. The clean simple lines of the proposed guardhouse are designed to be in harmony with the clean simple style of the main building. The driveway into the property from Dove Road would be expanded to include an additional incoming lane to facilitate an employee access lane to enter the property via a card -reader lift arm. The driveway onto Kirkwood Boulevard from the site would be made exit -only via a security lift -arm. Applicant has provided with its informal application for the site plan a Traffic Impact Study related to the proposed guardhouse improvements with a queuing analysis on the entrance as modified on Dove Road and closing the entrance off Kirkwood Boulevard (i.e. making that driveway exit only). The summary of the report is that there should be no effects along Dove Road due to queuing according to the engineer for the project. As requested by the city staff, the Applicant is having an updated traffic count performed, to be submitted to the city prior to the proposed date for the Planning & Zoning Commission meeting on November 8, 2018. The regulations in Southlake Zoning Code Section 45.15 govern the location and use of any accessory building requiring a Specific Use Permit. Subsection f requires that no accessory building shall be located forward of the principal building on the lot, and that an accessory building shall be located no closer than ten feet (10') to a property line located in the rear yard. City staff has indicated that based on the location proposed, the Applicant may request a variance to these rear yard location requirements. City Council may grant variances to specific regulations associated with a specific use permit as set forth in Section 45. Compliance with the rear yard requirements for this accessory building would impair the architectural design or creativity of the project. There is no obvious rear yard to this property, and there is no access into the property from Highway 114 on the west side (access from the 114 onramp is not permitted by TXDOT) or from the north side (which abuts another property). The guardhouse would logically be located at the existing main entrance into the facility from Dove Road to maintain the architectural design of the overall project. The Southlake Driveway Ordinance, Section 5.2(d) requires a driveway stacking distance of at least 150' for a property with more than 200 parking spaces. City Council may grant variances to the driveway ordinance regulations as set forth in Section 8.2. The Applicant requests a variance to the Dove Road driveway stacking length from 150' to 99.6', with a new additional driveway lane as shown in the attached plans. Literal enforcement of the 150' stacking length regulation would create an unnecessary hardship and practical difficulty; the situation creating the difficulty is unique to the property and is not self- imposed; the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties; and the granting of the variance is in harmony with the spirit and purpose of the Driveway Ordinance. The driveway at Dove Road is an existing driveway and the current parameters constrain the stacking depth to less than a 150' distance with the addition of the proposed guard house. With the addition of the proposed guard house, vehicles would stop at the arm gate before reaching the first intersecting aisle. This would control the maximum queuing length of vehicles entering the site. The 137' stacking depth shown is that distance measured from the ROW to the arm gate. The full functional stacking depth as we interpret it is measured from the ROW to the first intersecting aisle, or 137', however, city staff interpret the stacking distance to the drive island break (the turnaround area), or 99.6', so we are using this distance as the basis for the variance request. The location of the guard house is constrained by the clearing distance required by trucks to turn left onto the first intersecting aisle, therefore the guard house cannot by relocated further north without modification of the driveway and the existing intersecting aisle. Additionally, any extension of the driveway would be constrained by the location of the existing building. This further limits the maximum stacking depth we can provide with the driveway at its current location. Applicant requests that the 150' stacking depth requirement be reduced to 99.6' so that Applicant may install the proposed guard house without extending or relocating the driveway and extensively modifying the site. As shown in the slide below, the 50.4' variance on the driveway length is more than made up for in approximately 75' of additional length provided by the additional incoming driveway lane from the island between the two incoming driveways to the lift -arm at the employee entrance. Landscaping would be provided as shown in the attached landscape plan. In response to requests by the neighbors, the landscape plan has been revised from the informal application so that eight trees would be relocated to the east side of the property in the area west of Orchard Hill Drive. The west property line and the fence location on the northwest corner have been modified to reflect the right-of-way for the 114 -access road project that was donated by the Applicant at the city's request. 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