ZA03-091 Staff Report
City of Southlake
Department of Planning
S T A F F R E P O R T
February 13, 2004
CASE NO: ZA03-091
PROJECT: Southlake Boarding Facility
REQUEST: On behalf of N. Main Partnership, Dave Shackelford is requesting approval of a
specific use permit for a kennel facilitating small domestic pets.
ACTION NEEDED: 1. Conduct public hearing
2. Consider specific use permit approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
STAFF CONTACT: Dennis Killough (481-2073)
Bruce Payne (481-2036)
Case No.
ZA03-091
BACKGROUND INFORMATION
OWNER: N. Main Partnership
APPLICANT: Dave Shackelford
PURPOSE: The purpose of this request is to receive approval of a Specific Use Permit to
allow the use of a kennel.
PROPERTY SITUATION: The address is 2045 Crooked Lane. The property is located on the northeast
corner of E. Continental Boulevard and Crooked Lane.
LEGAL DESCRIPTION: Lot 4R1, Block 1, Green Meadow Subdivision
LAND USE CATEGORY: Industrial
CURRENT ZONING: “I-1” Light Industrial
HISTORY: -A final plat for the Green Meadows subdivision was approved by City
Council on December 3, 1974.
-The rights-of-way for S. Kimball Avenue and E. Continental Boulevard
were realigned splitting Tract 2 into multiple parcels.
-A plat revision was approved by City Council on December 15, 1998.
-City Council approved another plat revision on July 17, 2001.
TRANSPORTATION
ASSESSMENT: Master Thoroughfare Plan
The Master Thoroughfare Plan recommends E. Continental Blvd to be a 3-
lane, undivided arterial street with 94 feet of right-of-way. Adequate right-
of-way exists for this roadway.
Existing Area Road Network and Conditions
The proposed site will have one (1) access directly onto E. Continental
Boulevard and one (1) access directly onto Crooked Lane. The site is
proposing common access easements that will connect into the sites to the
east and the north. Both E. Continental Blvd and Crooked Lane are currently
2-lane, undivided thoroughfares.
May , 2003 traffic counts on E. Continental Blvd (between Crooked
Lane & Carroll Ave)
24hr West Bound (WB) (4,224) East Bound (EB) (4,291)
WB Peak A.M. (262) 8 – 9 a.m. Peak P.M. (601) 5 – 6 p.m.
EB Peak A.M. (768) 8 – 9 a.m. Peak P.M. (274) 4 – 5 p.m.
May , 2003 traffic counts on Crooked Lane (between Continental Blvd &
Case No. Attachment A
ZA03-091 Page 1
Kimball Ave)
24hr South Bound (SB) (2,417) North Bound (NB) (2,208)
SB Peak A.M. (283) 8 – 9 a.m. Peak P.M. (300) 3 – 4 p.m.
NB Peak A.M. (335) 8 – 9 a.m. Peak P.M. (232) 3 – 4 p.m.
PATHWAYS MASTER
PLAN: An 8-foot multi-use trail is planned along the north side of E. Continental
Blvd. The trail is shown on the concept plan.
WATER & SEWER: A 12-inch water line currently exists along the north side of E. Continental
Blvd. An 8-inch sanitary sewer line exists along the east property line.
TREE PRESERVATION: There are 12 existing large Post Oak trees on the development site. The
applicant does not currently know what the grade changes need to be to
develop on the site but as shown on the submitted plan five (5) of the 12
existing trees are not located within impervious areas. The other seven (7)
existing trees are located within impervious areas such as the building pad,
parking lot, fire lane, sidewalks and southeast access drive.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 3, dated February 13, 2004.
The following variance is being requested:
Driveway Location: Commercial, multi-family, and service driveways
shall not be permitted on collector or local streets unless the tract or lot
has no other public access. The applicant is proposing a driveway on
Crooked Lane.
N:\\Community Development\\WP-FILES\\MEMO\\2003cases\\03-091SUP.doc
Case No. Attachment A
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Case No. Attachment B
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Case No. Attachment C
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Case No. Attachment C
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CONCEPT PLAN REVIEW SUMMARY
Case No.: ZA03-091 Review No.: Three Date of Review: 02/13/04
Project Name: Concept Plan – Southlake Boarding Facility
APPLICANT: OWNER: N. Main Partnership
Dave Shackelford Mike Ware
1400 Vino Rosso Ct. 1001 W. NW Hwy
Southlake, TX 76092 Grapevine, TX 76051
Phone: (817) 416-5653 Phone: (817) 481-1217
Fax: Fax: (817) 424-3884
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/02/04 AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS
OR NEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 481-2086.
1. The following changes are needed with regard to driveways:
a) Commercial, multi-family, and service driveways shall not be permitted on collector or local
streets unless the tract or lot has no other public access. (A variance has been requested.)
b) Label the common access easements to allow connection from the properties to the east and
north. The easements appear to be shown but no label has been provided.
c) Correctly show the existing driveways across adjoining rights-of-way. There are drives on
the other side and just to the north of the proposed drive on Crooked Lane.
2. Relocate the loading space to where it will not encroach into the proposed fire lane.
3. Label the type and height of all fencing to be used on the site. No label has been provided for the
portion from the northwest corner of the building to the north property line.
4. Correct the curb radius on the west side of the drive on E. Continental Blvd to a 30’ radius.
5. Correct the alignment of the 8’ multi-use trail along the north side of E. Continental Blvd to be
located within the right-of-way for E. Continental Blvd.
INFORMATIONAL COMMENTS
* The applicant should be aware that prior to issuance of a building permit a 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.
* This review is based on the “I-1” Zoning District Regulations.
Case No. Attachment D
ZA03-091 Page 1
TREE PRESERVATION ANALYSIS
(Non-Residential Development)
Case: 03-091 Date of Review: February 11, 2004 Number of Pages: 1
Project Name: Southlake Boarding Facility
OWNER \\ DEVELOPER PREPARED BY:
Mike Ware Bacon Group, Inc.
Thomas W. Vogt – Land Surveyor
Phone: (817) 481-1217 Phone:
Fax: Fax:
THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO
PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED
TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE
ADMINISTRATOR AT (817) 481-5640
TREE PRESERVATION COMMENTS:
1. The applicant submitted a Concept Plan with the trees imposed on it.
2. There are 12 existing large Post Oak trees on the development site. The applicant does not currently
know what the grade changes need to be to develop on the site but as shown on the submitted plan
five (5) of the 12 existing trees are not located within impervious areas. The other seven (7) existing
trees are located within impervious areas such as the building pad, parking lot, fire lane, sidewalks
and southeast access drive.
3. There is a 31” Post Oak located in the middle of the southeast access drive. If the proposed southeast
access drive could be relocated along the east property line than the tree can be preserved. Although,
because of the previous East Continental Road construction, water line installation and storm sewer
installation, this tree may be in bad physical shape. During the construction we exhausted all options
trying to preserve the tree as best as possible.
* Non-residential Development: In a non-residential development, all protected trees that the
Landscape Administrator determines must be altered in order to install utility lines within public
R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire
lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be
exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the
Tree Preservation Ordinance. Any protected trees within these areas that the Landscape
Administrator determines do not have to be altered shall be subject to the tree protection
requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement
requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the
development shall be subject to both the tree replacement and the tree protection requirements, and
all other provisions of the Tree Preservation Ordinance.
Case No. Attachment D
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Surrounding Property Owners
Southlake Boarding Facility
Owner Zoning Land Use Acreage
1. Beech, Johnny L. & Edna 1-I Industrial 2.502 ac
2. City of Southlake 1-I Industrial 13.057 ac
3. Latigo Roperty No. 22 1-I Industrial 1.797 ac
4. Latigo Roperty No. 22 1-I Industrial 1.490 ac
5. Latigo Roperty No. 22 1-I Industrial 1.515 ac
6. Segars, Ralph 1-I Industrial 7.611 ac
7. Explorer Pipeline Co. I-2 Industrial 14.024 ac
8. North Main Partnership 1-I Industrial 1.800 ac
Case No. Attachment E
ZA03-091 Page 1
Surrounding Property Owner Responses
Southlake Boarding Facility
Notices Sent: Eight (8)
Responses: None
Case No. Attachment F
ZA03-091 Page 1