Item 6 - Staff ReportCase No.
ZA22-0043
S T A F F R E P O R T
September 30, 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 lease term and two renewal extensions for 3-5 years each .
Hours of Operation:
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Staff Review No. 2 dated September 30, 2022
(D) Surrounding Property Owners Map
Case No.
ZA22-0043
(E) Surrounding Property Owners Responses
(F) Resolution No. 22-026
Presentation
Narrative
Plans
SPIN Report
STAFF CONTACT: Dennis Killough 817-748-8072
Patty Moos 817-748-8269
Case No. Attachment A
ZA22-0043 Page 1
BACKGROUND INFORMATION
OWNER/APPLICANT: West Coast Exotics Texas, LLC
PROPERTY SITUATION: 405 S. Nolen Drive
LEGAL DESCRIPTION: Lot 2R1R1, 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 “O-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 “O-1” and “I-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 1R, 2R1R, 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 1R with Lot 2R1R on the existing concept plan to create a
stand-alone lot. The approved plan allows the development of Lot 1R 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 “O-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 2R1R,
Block 5, Cornerstone Business Park in association with a request for a
Zoning Change and Site Plan (ZA17-099) for Lot 1R, Cornerstone Business
Case No. Attachment A
ZA22-0043 Page 2
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 2R1R 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.
TRANSPORTATION
ASSESSMENT: 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.
*Preliminary Estimate
CITIZEN INPUT: The applicant presented at the September 27, 2022 SPIN meeting. The
SPIN report is included in the packet.
STAFF COMMENTS: 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:
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.
Parking Assessment*
405 S. Nolen Drive
Office
(1/300
sf)
Warehouse
(1/1,000 sf)
Total
Spaces
Required
**Total
Provided
Suite 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
Case No. Attachment A
ZA22-0043 Page 3
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.
f. 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”
Case No. Attachment B
ZA22-0043 Page 1
Case No. Attachment C
ZA22-0043 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA22-0043 Review No.: Two Date of Review:9/30/22
Project Name: Specific Use Permit for West Coast Exotics Texas, LLC
APPLICANT: OWNER:
West Coast Exotics Texas Nolen Property, LLC, Debra Perryman, contact
5705 Morlaix Court 2650 FM 407 #200
Colleyville, TX 76034 Bartonville, TX 76226
Phone: 949-355-7967
Email:
Email: DPerryman@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@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 2
f. 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@ci.southlake.tx.us
No Comments.
__________________________________________________________________________________
Fire Department Review
Kelly Clements
Fire Marshal
Phone: (817) 748-8223
E-mail: kclements@ci.southlake.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@ci.southlake.tx.us
No comments.
Case No. Attachment D
ZA22-0043 Page 1
Surrounding Property Owners Map and Responses
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 I1 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 SOUTHLAKE 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 NR: No Response
Surrounding Property Owner Responses
Notices Sent: Fifteen (15)
Responses Received: None
Case No. Attachment E
ZA22-0043 Page 2
Surrounding Property Owner Responses
No responses received to date
Case No. Attachment F
ZA22-0043 Page 1
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 2R1R1, 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 2R1R1, 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 2
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 ______ DAY OF __________, 2022.
CITY OF SOUTHLAKE
By: _________________________________
John Huffman, Mayor
ATTEST:
_________________________________
Amy Shelley, TRMC
City Secretary
Case No. Attachment D
ZA22-0043 Page 3
EXHIBIT “A”
Lot 2R1R1, Block 5, Cornerstone Business Park Addition, City of Southlake, Tarrant County,
Texas.
Case No. Attachment D
ZA22-0043 Page 4
Exhibit “B”
Reserved approved final plans & documents