Item 6DCASE NO: ZA20-0026
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
June 9, 2020
PROJECT: Site Plan for Claffey Pools
EXECUTIVE
SUMMARY: On behalf of CX3 Properties LLC, Masterplan Texas is requesting approval of a
Site Plan for Claffey Pools on property described as Tract 3, Brumlow Industrial
District, an addition to the City of Southlake, Tarrant County, Texas and located
at 1625 Brumlow Avenue, Southlake, Texas. Current Zoning: 1-1" Light Industrial
District. SPIN Neighborhood #8.
DETAILS:
Case No.
ZA20-0026
This project is generally located on the east side of Brumlow Avenue,
approximately 1,700 feet north of SH 26.
The purpose of this request is to make improvements to the site that include a
remodeled and enlarged courtyard, which is used as a display area for model
structures; current storage conversion to office space; construction of an
approximately 4,236 square foot single -story office building; installation of an
approximately 3,346 square foot prefabricated metal storage building; and
improvements to the parking area and driveway.
The existing building, totaling 7,530 square feet on the site, is nonconforming
with regard to the minimum 15 foot side yard setback required along the north
boundary and is to remain. The building varies from 5.2 feet to 0, west to east,
from the north boundary line, for a length of approximately 146 feet.
Existing
Proposed
Existing Zoning
1-1 Light Industrial
1-1 Light Industrial
Land Use Designation
Industrial / Mixed Use
Industrial / Mixed Use
Total Bldg square footage
7,530 s.f.
7,582 s.f. / T=15,112 s.f.
Office square footage
6,070 s.f.
4,236 s.f. / T=10,306 s.f.
Storage square footage
1,460 s.f.
3,346 s.f. / T=4,806 s.f.
Open space
17.9%
22.4%
Impervious coverage
82.1%
77.6%
Area of outdoor storage
45%
21.1%
Required parking — Office
21
35
Required parking — Storage
2
5
VARIANCE
REQUEST:
Total parking required
23
40
Parking provided (inc. HC)
42
50
Bufferyards:
1. The north boundary line requires a 10' F-1 bufferyard, which also required
an 8' opaque fence, where the property abuts "Mixed Use" Land Use
Designation from the northwest corner of the property for a length of
approximately 360 feet. The remaining approximately 232 feet requires
only a 5' Type A bufferyard with no fencing required.
A variance is requested to allow the existing building to remain within the
10' F-1 Bufferyard area as shown on the plan with no opaque fence from
the northwest corner of the existing building to Brumlow Avenue. An 8
foot masonry wall is proposed from northeast corner of the existing
building for a length of approximately 70 feet to the east. This covers a
length of approximately 275 feet of the required 360 feet of F-1 Bufferyard
area from Brumlow Avenue. The remaining ±317 feet of the north
boundary is proposed as a 10' Bufferyard with F-1 plantings and a
minimum 5' chain link fence with opaque slats.
2. Allow the required plantings in the west bufferyard along Brumlow Avenue
to be east of the bufferyard area, between the existing building and
Brumlow Avenue.
On June 4, 2020, the Planning & Zoning Commission unanimously
recommended approval of this item subject to the staff report and site plan review
summary approving the requested variances as presented.
1. Conduct a Public Hearing
2. Consider Approval of Requested Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated May 27, 2020
(D) Surrounding Property Owners Map and Responses
STAFF CONTACT:
Case No.
ZA20-0026
11 x1 7 hard copy proposed plan set
Presentation
Narrative
Plans
Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
OWNER:
APPLICANT:
:• •n
LEGAL DESCRIPTION:
LAND USE CATEGORY:
CURRENT ZONING
I(&M[•]TE
SOUTHLAKE 2035 PLAN:
BACKGROUND INFORMATION
CX3 Properties, LLC
Masterplan Texas
1625 Brumlow Avenue
Tract 3, Brumlow Industrial District
Industrial / Mixed Use
"I-1" — Light Industrial District
A Final Plat Showing designating Tracts 1-3, Brumlow Industrial
District was filed in 1979.
- A Zoning Change and Site Plan was approved by City Council for
Claffey Business Park under Planning Case ZA99-051.
Consolidated Future Land Use Plan
The 2035 future land use
designation for the site is Mixed
Use and Industrial. The Future
Land Use Plan defines Mixed
Use as a range of activities
permitted, the diverse natural
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. Nuisance -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 Residential, Retail Commercial, and
Office Commercial categories. Industrial is defined as Industrial and
business service development that is relatively free of unwanted side
effects, such as unsightliness, noise, odor, glare, vibrations, etc., is
permitted in the Industrial category. If meeting the qualification of
relatively free of unwanted side effects, suitable types of development in
the Industrial category can be characterized by the manufacturing,
processing, packaging, assembly, storage, warehousing and/or
distribution of products. Ancillary commercial and retail activities
associated with these uses are permitted. Public Parks/ Open Space and
Public / Semi -Public activities as described above may be permitted if
Case No. Attachment A
ZA20-0026 Page 1
surrounding industrial uses do not pose hazards and are sufficiently
buffered.
Mobility Master Plan
The proposed project is accessed by Brumlow Avenue which is
designated as an 88' 4 -lane divided arterial street.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
A traffic impact analysis was not required.
TREE PRESERVATION
AND LANDSCAPE: No existing trees are proposed to be altered with this project.
CITIZEN INPUT: A SPIN meeting was not held for this project.
PLANNING & ZONING
COMMISSION: June 4, 2020; Approved (6-0) subject to the Staff Report dated May 29,
2020 and Site Plan Review Summary No. 3, dated May 27, 2020, and
approving the requested variances as presented.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated May 27, 2020.
Case No. Attachment A
ZA20-0026 Page 2
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Site Plan
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Case No. Attachment B
ZA20-0026 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA20-0026 Review No.: Three Date of Review: 05/27/20
Project Name: Site Plan — Claffey Pools
APPLICANT: Masterplan Texas
Kiesha Kav
2201 Main St., Ste 1280
Dallas, TX
Phone: 214.790.1707
Email: kiesha@masterplantexas.com
OWNER: CX3 Properties LLC
Charles Claffey
1625 Brumlow Ave.
Southlake, TX
Phone: 817.488.5795
Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/19/20 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email:lfletcher d.southlake.tx.us
Because the proposed buildings exceed 5,000 square feet and/or 30% of the existing building
the square footage, the entire property is required to comply with the requirements of the
Landscape Ordinance No. 585-B; and Zoning Ordinance No. 480, Section 43 — Bufferyards. A
variance request letter has been submitted regarding existing conditions in the north and
west bufferyards as well as the proposed structure connecting the existing building with
the new building on the north side of the proposed hardscape area. The proposed
landscaping plant material quantities comply with the interior landscape requirements of
the Landscape Ordinance and the bufferyards requirements of the Bufferyard
Regulations, except the total amount of plant material is spaced throughout the property
instead of in designated bufferyards areas.
The following are issues regarding bufferyards:
a. The north boundary line requires a 10' F-1 bufferyard, which also requires an 8'
opaque fence, where the property abuts "Mixed Use" Land Use Designation from the
northwest corner of the property for a length of approximately 360 feet to the east. The
remaining approximately 232 feet requires only a 5' Type A bufferyard with no fencing
required.
Variance Requested: The applicant requests a variance to allow the existing building
to remain within the 10' F-1 Bufferyard area as shown on the plan with no opaque
fence from the northwest corner of the existing building to Brumlow Avenue. An 8 foot
masonry wall is proposed from northeast corner of the existing building for a length of
approximately 70 feet to the east. This covers a length of approximately 275 feet of the
required 360 feet of F-1 Bufferyard area from Brumlow Avenue. The remaining ±317
feet of the north boundary is proposed as a 10' Bufferyard with F-1 plantings and a
minimum 5' chain link fence with opaque slats.
b. Plantings should be within the required bufferyard area along the perimeter of the
Case No. Attachment C
ZA20-0026 Page 1
property. The west bufferyard plantings along Brumlow Avenue are being placed east
of the required bufferyard area, between of the existing building and Brumlow Avenue.
(Variance Requested)
2. Provide, show and label a minimum of 2 loading spaces for each contiguous or individual
building. A total of 6 are required with a minimum of 3 being 10'x 50' and the remaining 10'x
25'. These must be outside of a required fire lane. These spaces can be designated on the
interior of a building with overhead doors that are accessible to vehicles.
The property is currently located within 400' of a single-family residential property as defined in
Zoning Ordinance No. 480, Section 43.12; therefore, any proposed development on this site is
subject to the Residential Adjacency Standards as listed in Zoning Ordinance No. 480, Section
43.13. The buildings are exempt from the requirements pertaining to building materials,
articulation standards, pitched roof and roofing material requirements by HB 2439, 86th
Legislature. All building materials and methods must comply with applicable building codes.
Please be aware when submitting for a building permit, any variation from the approved site
plan, elevations and associated plans may require formal approval of a revised site plan.
All development must comply with the underlying zoning district regulations.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin(oici.south lake. tx.us
TREE CONSERVATION COMMENTS:
No existing trees are proposed to be altered at this time, but the two (2) Cottonwood trees in the
southeast corner of the property are in poor condition and growing between some concrete
barriers. They may need to be removed in the future. Existing tree credits are not being taken
for the trees.
- = 1 1 = - 9JLIL1:111I F31
The proposed landscaping plant material quantities comply with the interior landscape
requirements of the Landscape Ordinance and the bufferyards requirements of the Bufferyards
Regulations, except the total amount of plant material is spaced throughout the property instead
of in designated bufferyards areas.
The proposed building additions exceed 5,000 square feet and/or 30% of the square footage of
the existing buildings. The entire property is required to comply with the requirements of the
Landscape Ordinance 585-B, and Section 43 — Bufferyards within the Zoning Ordinance.
Existing buildings: Buildings in existence on the effective date of this ordinance shall be
considered legally nonconforming as it pertains to this ordinance. New construction greater in
size than 30% of the existing building or greater than 5,000 square feet shall require compliance
with this ordinance as it applies to the entire square footage of the existing building and proposed
addition. New construction intended to increase the square footage by less than 30% of the
Case No. Attachment C
ZA20-0026 Page 2
existing building or less than 5,000 square feet shall be required to meet the requirements herein
only as it pertains to the square footage of the new construction.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steven Anderson, P.E.
Deputy City Engineer
Phone: (817) 748-8101
E-mail: sanderson ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all
required elements in Part III, Section F of the permit. The City of Southlake especially reviews
Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution
(especially sediment) to the Separate Storm Sewer System. It is highly recommended the
project manager provide a series of maps for complex projects, including one map showing
controls during mass grading and infrastructure, one map showing controls during vertical
construction, and one map showing final stabilization (may be but not always equitable to the
landscape plan). Please include timelines in relation to the project activities for installation and
removal of controls. SWPPP shall be submitted by second review of the civil construction
plans.
3. Submit with Civil Construction Plans a Retaining Wall Layout sheet if retaining walls are to be
constructed.
4. Retaining walls greater than 4 -feet including the footing shall require structural plans prepared
by a registered engineer in the State of Texas. Retaining walls shall require a permit from the
Building Inspections Department prior to construction.
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be
15' minimum and located on one lot — not centered on the property line. A 20' easement is
required if both storm sewer and sanitary sewer will be located within the easement.
2. The following note shall be added to the plat: Compliance with the provisions of the city's Storm
Drainage Policy does not relieve a person of the responsibility of complying with all other
applicable laws, including, but not limited to, Section 11.086, Texas Water Code.
Water and sanitary sewer cannot cross property lines without being in an easement or right of
way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be
constructed to City standards.
INFORMATIONAL COMMENTS:
Case No. Attachment C
ZA20-0026 Page 3
Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review.
The plans shall conform to the most recent construction plan checklist, standard details and
general notes which are located on the City's website:
htt�a://www,cit�ofsouthlake.com/PublicWorks/en_ ineerin desin.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre -construction, construction and post -construction erosion control measures.
* A right of way permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City's sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer's Agreement
on the City Council agenda for consideration.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
*=Denotes informational comment.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclement&5ci,south lake.tx.us
No comments based on the plans submitted on May 19, 2020.
General Informational Comments:
* 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 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.
RAI -9111 ME
Case No. Attachment C
ZA20-0026 Page 4
fee assessment is based # plat # i. i date • building permit
applicant is encouraged to review the City of Fort Worth's assessment and collection of Impact
Fees Guide to determine the fee amount.
Development must comply with all applicable requirements in Zoning Ordinance No. 480,
Section 43, Overlay Zones.
Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall,
stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be
considered a masonry material when applied using a 3 -step process over diamond metal lath
mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco
finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS
—exterior insulation and finish systems, hardi plank, or other materials of similar characteristics)
shall not be considered a masonry material.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21,
Building Color Standards for Non -Residential Buildings.
The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, a fully corrected site plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must
be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street
Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Denotes Informational Comment
Case No. Attachment C
ZA20-0026 Page 5
SURROUNDING PROPERTY OWNERS
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Thirteen (13)
Responses Received 200': One (1) in favor (see attached
NR: No Response
Case No. Attachment D
ZA20-0026 Page 1
1IffF1 i . ;
C�4il
.. ll .....1 tyl.. A0t � 'S :: ;. -
. A r . ' ,
...
..ftes i..................
3r1 e
1.
WRIGHT, BALLA C
AG
1537 BRUMLOW AVE
2.87
NR
2.
WRIGHT, BALLA C
AG
1638 BRUMLOW AVE
1.11
NR
3.
WRIGHT, BALLA C
AG
1630 BRUMLOW AVE
1.36
NR
4.
WRIGHT, BALLA C
AG
1670 BRUMLOW AVE
1.09
NR
5.
CX3 PROPERTIES LLC
11
162513RUMLOW AVE
2.10 '
F
6.
SOUTHERN STAR CONCRETE INC
11
1635 BRUMLOW AVE
2.63
NR
7.
VIBRA-WHIRL & CO INC
11
1675 BRUMLOW AVE
2.74
NR
8.
NUSTAR LOGISTICS LP
12
1700 MUSTANG DR
27.09
NR
9.
WRIGHT, BELLA
AG
1719 E CONTINENTAL BLVD
31.81
NR
10.
WRIGHT, BALLA C
AG
1640 BRUMLOW AVE
3.38
NR
11.
WRIGHT, BALLA C
AG
1650 BRUMLOW AVE
0.60
NR
12.
WRIGHT, BALLA C
AG
1660 BRUMLOW AVE
1.72
NR
13.
WRIGHT, BALLA C
AG
1700 BRUMLOW AVE
7.68
NR
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Thirteen (13)
Responses Received 200': One (1) in favor (see attached
NR: No Response
Case No. Attachment D
ZA20-0026 Page 1
02
M P
C)(3 PROPgRTIES LLC
162S BRUMLOW "E
.F.
PLEASE PROVIDE COMPLETED D VIA MAIL,:FAX OR HAND DELIVERY
Y
BEFORE TART OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above,'are hereby
ifs to of of opposedto undecided about
(circle or underline ane
the proposed Site Pian referenced above.
Space for comments regarding your position:
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Additional Signature; ate;
Printed ams. �.
lJsG be property owner(s) lwr*se nameware, pnnteai trherqiwMa Itte Planning DeparYmot Ovie �orm per paop-rry
Phone Nia`° filar Ptt a1)
Case No. Attachment D
ZA20-0026 Page 2