Item 6B - Staff ReportSOUTHLAK.-E
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
October 11, 2022
CASE NO: ZA22-0043
PROJECT: West Coast Exotics Texas, LLC
EXECUTIVE
SUMMARY: West Coast Exotics Texas, LLC is requesting approval of a specific use permit for
indoor sales and service for automobiles on property described as Lot 4R, Block C,
North Davis Business Park, City of Southlake, Tarrant County, Texas and located
at 405 S. Nolen Drive, Suite 200, Southlake, Texas. Current Zoning: "S-P-2"
Generalized Site Plan District. SPIN Neighborhood #8.
REQUEST
DETAILS: The purpose of this request is to gain approval of a specific use permit for indoor
sales and service of exotic, high -end, classic, and unique new and used automobiles
at 405 S. Nolen Drive, Suite 200. The proposed business will be located within a
6,455 sf suite within a ±26,510 sf building. There are currently two tenants within the
4 tenant lease spaces. The applicant is requesting that the specific use permit
approval be tied to the initial lease term of 3-year initial lease and any additional 3-
year or 5-year lease extension option.
Hours of Operation:
Hours of Showroom Operations:
Mon4ay- Friday 9.00 am- 6:00 pm
Saturday
Sunday
10:00am-5-00pm
Closed
Hours of Business Office Operations:
Monday- Friday 8:00 am - 8:00 pm as needed
Saturday 8:00 am - 8:00 pm as needed
Sunday Closed
Primarily by Appointment Only_ Open a minimum of 4 hours earh day as
required by Texas AdrnAnisxrat ive Code - Daaler license requirements_
At their October 6, 2022 meeting, the Planning and Zoning Commission approved
the item (5-0) for an initial 3-year lease term.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
Case No.
ZA22-0043
ATTACHMENTS:
STAFF CONTACT:
(A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Staff Review No. 2 dated September 30, 2022
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 22-026
Presentation
Narrative
Plans
SPIN Report
Applicant's Presentation
Ken Baker 817-748-8067
Patty Moos 817-748-8269
Case No.
ZA22-0043
BACKGROUND INFORMATION
OWNER/APPLICANT: West Coast Exotics Texas, LLC
PROPERTY SITUATION: 405 S. Nolen Drive
LEGAL DESCRIPTION: Lot 2R1 R1, Block 5, Cornerstone Business Park Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: "S-P-2" Generalized Site Plan District
HISTORY: - A zoning change from "AG" to "0-1" and "I-1" on the west portion of this
property as well as a Preliminary Plat were approved by the City in May of
1997.
- A Final Plat (ZA97-114) was approved by the City on September 4, 1997.
- City Council approved a zoning change (ZA02-018) from "0-1" and 1-1" to
"S-P-2" with "I-1" uses on the western portion of the property and an
associated concept plan on July 16, 2002.
- A zoning change and concept plan (ZA04-021) from "AG" Agricultural
District and "S-P-2" General Site Plan District to "S-P-2" General Site Plan
District with "C-2" Local Retail Commercial District and "I-1" Light Industrial
District uses was approved by City Council on June 15, 2004.
- A plat revision (ZA04-065) was approved by City Council on October 15,
2004.
- A zoning change and site plan (ZA10-065) for Lot 5R1 (Texas Digestive
Disease Consultants) from "S-P-2" General Site Plan District to "S-P-2"
General Site Plan District was approved by City Council on January 18,
2011.
- A zoning change and Concept/Site Plan (ZA11-027) for from "S-P-2"
General Site Plan District to "S-P-2" General Site Plan District to add 15
parking spaces and to reconfigure driveways on Lots 1 R, 2R1 R, 3R, 4R and
5R1, Block 5, Cornerstone Business Park. The Concept/Site Plan was
revised to remove the shared parking and common access drives that
connected Lot 1 R with Lot 2R1 R on the existing concept plan to create a
stand-alone lot. The approved plan allows the development of Lot 1 R without
installing a drainage pipe and covering the existing ditch. The zoning change
was approved by Council on October 18, 2011.
- A zoning change and Concept/Site Plan (ZA16-044) for from "S-P-2"
General Site Plan District to "S-P-2" General Site Plan District to allow "0-1"
Office District uses to include an ambulatory surgery center as a permitted
use on Lot 4R and to seek approval of a Concept/Site Plan for an
approximately 11,000 square foot, one-story ambulatory surgery center on
approximately 1.558 acres was approved September 1, 2016.
- A zoning change and Concept/Site Plan (ZA17-044) for from "S-P-2"
General Site Plan District to "S-P-2" General Site Plan District to amend the
elevations for the TDDC ambulatory surgery center on Lot 4R was approved
August 15, 2017.
- A zoning change and concept plan (ZA17-094) was approved to amend the
"S-P-2" Generalized Site Plan District zoning district boundary for Lot 2R1 R,
Block 5, Cornerstone Business Park in association with a request for a
Zoning Change and Site Plan (ZA17-099) for Lot 1 R, Cornerstone Business
Case No. Attachment A
ZA22-0043 Page 1
TRANSPORTATION
ASSESSMENT:
CITIZEN INPUT
PLANNING AND
ZONING COMMISSION:
STAFF COMMENTS:
Park Block 5 located at 305 S. Nolen Dr. The proposed boundary location
will follow the drainage channel between the two lots. The applicant is also
proposing an S-P-2 regulation to not require a bufferyard along the northwest
boundary of Lot 2R1 R and instead allow the existing vegetation in the
drainage channel to remain in a natural state. No other changes to the
existing S-P-2 zoning district uses or regulations are proposed and all
previous conditions of approval remain in effect.
The existing flex space building has direct access to S. Nolen Drive via two
driveways. The 405 S. Nolen Drive property currently has 78 parking spaces.
The tenant parking requirements are 33 spaces for Suite 100 (Patterson
Dental), 7 spaces for Suite 200 (West Coast Exotics Texas), 13 spaces for
Suite 400 (Decorator business) and 10 spaces for a vacant lease space in
Suite 600) totaling 63 required parking spaces. The applicant has indicated
that Suite 200 have a current parking allocation of 16+ parking spaces with
their lease.
Parking Assessment*
Office
Warehouse
Total
**Total
405 S. Nolen Drive
(1//300
(1/1,000 sf)
Spaces
Provided
sf)Suite
Required red
100 + 13,200 sf
28
5
33
Suite 200 (proposed)(± 6,455 sf)
7
5
12
Suite 400 + 2,345 sf
8
5
13
Suite 600 vacant ±4,400 sf
8
2
10
Total Parking
46
17
68
78
*Preliminary Estimate
The applicant presented at the September 27, 2022 SPIN meeting. The
SPIN report is included in the packet.
October 6, 2022; Approved (5-0) subject to the Staff Report dated
September 30, 2022; also subject to the Specific Use Permit Review
Summary No. 2 dated September 30, 2022; and noting the recommendation
is for an initial lease term of 3-years only, at this point.
Attached is the Specific Use Permit Review Summary No. 2, dated
September 30, 2022.
45.4 GENERAL REQUIREMENTS
Any use permitted hereunder shall meet the minimum requirements provided in
the district in which it is located.
A specific use permit shall automatically expire if a building permit is not
issued, and construction begun within six (6) months of the granting of
the specific use permit or if the use shall cease for a period of six (6)
months.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an
application for a specific use permit, the City Council shall take into
consideration the following factors:
Case No.
ZA22-0043
Attachment A
Page 2
a. Safety of the motoring public and of pedestrians using the facility and the
area immediately surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary lights
and effect of such lights on established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic control
and adverse effect on adjacent properties.
Street size and adequacy of pavement width for traffic and reasonably
expected to be generated by the proposed use around the site and in
the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this chapter for
off-street parking facilities for similar uses; location of ingress and
egress points for parking and off-street loading spaces; and protection
of the public health by all-weather surfacing on all parking areas to
control dust.
h. Such other measures as will secure and protect the public health,
safety, morals and general welfare.
45. 21. Sales and service of new automobiles, trucks, or motorhomes.
Permitted in zoning: 1-1"
45. 22. Sales and service of used automobiles, trucks, or motorhomes.
Permitted in zoning: "C-4" and "I-1"
Case No. Attachment A
ZA22-0043 Page 3
Vicinity Map
West Coast Exotics Texas
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Case No.
ZA22-0043
Attachment B
Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA22-0043 Review No.: Two
Project Name: Specific Use Permit for West Coast Exotics Texas, LLC
APPLICANT:
West Coast Exotics Texas
5705 Morlaix Court
Colleyville, TX 76034
Phone: 949-355-7967
Email:
Date of Review:9/30/22
OWNER:
Nolen Property, LLC, Debra Perryman, contact
2650 FM 407 #200
Bartonville, TX 76226
Email: DPerryman(a)SilverOakCRE.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/19/22 AND WE OFFER
THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SUP APPROVAL
UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER
CLARIFICATION, PLEASE CONTACT Patty Moos at (817) 748-8269.
Planning Review
Patty Moos
Planner
Phone: (817) 748-8269
Email: pmoos(a)-ci.southlake.tx.us
General Information
45.4 GENERAL REQUIREMENTS
Any use permitted hereunder shall meet the minimum requirements provided in the district in which
it is located.
A specific use permit shall automatically expire if a building permit is not issued, and
construction begun within six (6) months of the granting of the specific use permit or if the
use shall cease for a period of six (6) months.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an application for a specific use permit,
the City Council shall take into consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility and the area immediately
surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary lights and effect of such lights
on established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic control and adverse effect
on adjacent properties.
Case No. Attachment C
ZA22-0043 Page 1
Street size and adequacy of pavement width for traffic and reasonably expected to be
generated by the proposed use around the site and in the immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this chapter for off-street parking
facilities for similar uses; location of ingress and egress points for parking and off-street loading
spaces; and protection of the public health by all-weather surfacing on all parking areas to
control dust.
h. Such other measures as will secure and protect the public health, safety, morals and general
welfare.
45. 21. Sales and service of new automobiles, trucks, or motorhomes.
Permitted in zoning: "I-1"
45. 22. Sales and service of used automobiles, trucks, or motorhomes.
Permitted in zoning: "C-4" and "I-1"
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin(D-ci.southlake.tx.us
No Comments.
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements(c)ci.south lake.tx.us
GENERAL COMMENTS:
No comments based on submitted information.
Development Engineering Review
Sandy Endy, P.E.,
Civil Engineer
Phone: (817) 748-8033
E-mail: sendy(a)ci.south lake.tx.us
No comments.
Case No. Attachment C
ZA22-0043 Page 2
Surrounding Property Owners Map and Responses
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SPO #
Owner
Zoning
Land Use
Acreage
Response
1.
CORNERSTONE PROFPROPE
SP2
2707 E SOUTHLAKE BLVD
0.73
NR
2.
ORION SKY PROPERTIES LLC
SP2
2757 E SOUTHLAKE BLVD
0.85
NR
3.
GEOTEL GROUP INC
SP1
305 S NOLEN DR
1.39
NR
4.
HARBOR TOWN PARTNERS LP
SP2
415 S NOLEN DR
1.83
NR
5.
DARDEN PROPERTIES OF TX LLC
SP2
380 S NOLEN DR
0.48
NR
6.
SEVENINVEST LLC
SP2
515 S NOLEN DR
0.69
NR
7.
LIMC REAL ESTATE LLC
SP1
410 S NOLEN DR
0.38
NR
8.
SEVENINVEST LLC
SP2
505 S NOLEN DR
1.09
NR
9.
CAMBIUM CAPITAL LLC
SP1
416 S NOLEN DR
0.38
NR
10.
GATEWAY CHURCH
SP1
500 S NOLEN DR
0.35
NR
11.
MS PRIME HOLDING LLC
SP1
508 SILICON DR
0.66
NR
12.
BBJ & E LTD
11
2860 MARKET LOOP
1.99
NR
13.
HL INVESTMENTS LLC
SP1
300 S NOLEN DR
1.83
NR
14.
SHURGARD/FREEMONT PTN 11
SP2
2855 E SOUTHLAKE BLVD
4.67
NR
15.
SUPT OF CARROLL ISD
NR
16.
NOLEN PROPERTY LLC
SP2
405 S NOLEN DR
2.26
NR
17.
CORNERSTONE PROF PROPE
SP2
2707 E SOUTHLAKE BLVD
0.73
NR
18.
ORION SKY PROPERTIES LLC
SP2
2757 E SOUTH LAKE BLVD
0.85
NR
19.
GEOTEL GROUP INC
SP1
305 S NOLEN DR
1.39
NR
20.
HARBOR TOWN PARTNERS LP
SP2
415 S NOLEN DR
1.83
NR
21.
DARDEN PROPERTIES OF TXLLC
SP2
380 S NOLEN DR
0.48
NR
Responses: F: In Favor O: Opposed To U: Undecided
Surrounding Property Owner Responses
Notices Sent: Fifteen (15)
Responses Received: None
NR: No Response
Case No. Attachment D
ZA22-0043 Page 1
Surrounding Property Owner Responses
No responses received to date
Case No. Attachment E
ZA22-0043 Page 2
RESOLUTION NO. 22-026
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
SALES AND SERVICE OF SALES AND SERVICE OF NEW
AND/OR USED AUTOMOBILES, TRUCKS, OR MOTORHOMES,
ON PROPERTY WITHIN THE CITY OF SOUTHLAKE, TEXAS,
LOCATED AT 405 S. NOLEN DRIVE, BEING LEGALLY
DESCRIBED AS LOT 2R1 R1, BLOCK 5, CORNERSTONE
BUSINESS PARK ADDITION, MORE FULLY AND COMPLETELY
DESCRIBED IN EXHIBIT "A", AND AS DEPICTED ON THE
APPROVED SITE EXHIBIT ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT "B" AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for indoor sales and service of Sales and service of new
automobiles, trucks, or motorhomes, been requested by a person or corporation having a
proprietary interest in the property zoned as "S-P-2" Generalized Site Plan District; and,
WHEREAS, in accordance with the requirements of Section 45.1(21 and/or 22) of the City's
Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City Council
have given the requisite notices by publication and otherwise, and have afforded the persons
interested and situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such
Specific Use Permit is in the best interest of the public health, safety, morals and general welfare
of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted for sales and service of new and/or used
automobiles, trucks, or motorhomes on property located at 405 S. Nolen Drive, being legally
described Lot 2R1 R1, Block 5, Cornerstone Business Park Addition, an addition to the City of
Southlake, Tarrant County, Texas, more fully and completely described in Exhibit "A", and as
Case No. Attachment F
ZA22-0043 Page 1
depicted on the approved Site Exhibit attached hereto and incorporated herein as Exhibit "B" and
providing an effective date, subject to the provisions contained in the comprehensive zoning
ordinance and the restrictions set forth herein. The following specific requirements and special
conditions shall be applicable to the granting of this Specific Use Permit:
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS
ATTEST:
Amy Shelley, TRMC
City Secretary
DAY OF , 2022.
CITY OF SOUTHLAKE
M
John Huffman, Mayor
Case No. Attachment F
ZA22-0043 Page 2
EXHIBIT "A"
Lot 2R1 R1, Block 5, Cornerstone Business Park Addition, City of Southlake, Tarrant County,
Texas.
Case No. Attachment D
ZA22-0043 Page 3
Exhibit "B"
Reserved approved final plans & documents
Case No.
ZA22-0043
Attachment D
Page 4