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#11-04-058SPCity of Southlake Department of Planning STAFF REPORT September 3, 2004 CASE NO: ZA04-058 PROJECT: Don Davis Investments REQUEST: On behalf of Don Davis Investments, CPAD, Inc. is requesting approval of a site plan. The plan proposes the construction of an office/warehouse building of approximately 6,000 square feet. The following variances are being requested: • Masonry — Masonry shall be provided on all facades of the building in accordance with residential adjacency standards of Ordinance No. 480, Section 43.13, as amended. The applicant is requesting a variance from providing masonry on the side and rear facades. • Articulation — Horizontal and vertical articulation shall be provided on all facades. The applicant is requesting a variance for both horizontal and vertical articulation on all facades. • DrivewaSpacinc — The minimum spacing between commercial driveways on a local street is 100 feet. The applicant is proposing a drive approximately 57 feet from the drive to the east. • Bufferyards — The "F-1" bufferyard requires a 6-foot wood fence. The "F-2" bufferyard requires a 6-foot masonry wall. The Applicant is requesting a variance from the fence and wall requirements along the south boundary. • Screening From Residential Property — An 8-foot screening device is required when a non-residential use is adjacent to a residential use. The applicant is requesting a variance from the screening requirement along the south boundary. • Screening Of Loading Area — A screening device is required to screen the view of the loading area from adjacent properties with a residential use. The applicant is requesting a variance from the screening requirement. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site Plan Review Summary (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Dennis Killough (481-2073) Ken Baker (481-2046) Case No. ZA04-058 BACKGROUND INFORMATION OWNER: Don Davis Investments APPLICANT: CPAD, Inc. PROPERTY SITUATION: 2105 Greenbriar Drive, Southlake, Texas LEGAL DESCRIPTION: Lot 4R, Block C, North Davis Business Park LAND USE CATEGORY: Industrial CURRENT ZONING: "I-1" Light Industrial District HISTORY: -A preliminary plat and final plat were approved by City Council on February 4, 1986. -City Council approved a plat revision on December 1, 1987. -City Council approved a change of zoning to "I-1" with the adoption of the Comprehensive Zoning Ordinance No. 480 on September 19, 1989. TRANSPORTATION ASSESSMENT: Case No. ZA04-058 Master Thoroughfare Plan The Master Thoroughfare Plan recommends Davis Boulevard to have 130 feet of right-of-way. Existing Area Road Network and Conditions The proposed site will have one (1) access directly onto Greenbriar Drive. Greenbriar Drive intersects with Davis Boulevard approximately 600 feet to the west of this site. Davis Boulevard is a 5-lane, undivided thoroughfare with a continuous, two- way, center left -turn lane. Greenbriar Drive is a 2-lane, local commercial street serving the North Davis Business Park development. May, 2004 traffic counts on Davis Blvd (between W. Southlake Blvd & Continental Blvd) 24hr North Bound B 11,781 South Bound (SB) (12,825 NB Peak A.M. 976 7 — 8 a.m. Peak P.M. 891 5 — 6 p.m. SB Peak A.M. 817 8 — 9 a.m. Peak P.M. 1,318 5 — 6 p.m. Attachment A Page 1 PATHWAYS MASTER PLAN: WATER & SEWER TREE PRESERVATION: STAFF COMMENTS Traffic Impact Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM - OUT Office warehouse 6,000 42 5 1 1 5 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on Davis Boulevard. The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements on or adjacent to this property. An 8-inch water line exists along the south side of Greenbriar Drive. A 6- inch sanitary sewer line stub exists on the west property line. A Tree Survey was submitted with the proposed Site Plan. All existing trees are shown to be preserved. Attached is Site Plan Review Summary No. 3, dated September 3, 2004. NACommunity Development\wP-FILES\MEMO\2004cases\04-058SP.doc Case No. ZA04-058 Attachment A Page 2 Vicinity Map Don Davis Investments 1000 0 1000 2000 3000 Feet Case No. ZA04-058 Attachment B Page 1 SV�'31'A.LNC10:71N'.'1�ZIb',I.'3][F'lH-L11OS 34 ,Clint�- '3tiI2(Q SZI�I�1r1ILS9MII sI1ta 1�Iaa Z10ei`�'•"`°°"tr' N011I99V H:14'd 853!#Sf16 91AY{1 FEL2lON '7 71,9 IIY i07 =NYId 9115 Yd �3 f■ i _ a Tian} yri-S 59$ U) 0 I z E tiy� $i C V N d 2 N 4 U r1 A Case No. Attachment C ZA04-058 Page 1 swxaa.'AlbY=axroYHVa.-arv-FkLUIOSaourn+ � + + '3AI3iQ �'ITIghI�3�i� SOiZ ,•,F � �' S.E.1ti UWISRANI SIAVCI NIQQ „q3� L '' r i �yM F NO111U❑b YMWd SURN1121113 SIAVO HMON'D )nit dP 1Gi -HV'W MUS .Oul QYd9 A i .i-.•t - i 0•,r S -- - --------------- 0 _____________- ---------------- J-------------- .,-4t I � -__— ----------- }I I ; pa3� F Clu I Case No. Attachment C ZA04-058 Page 2 ARC1WrECi VR��ff'�j1 a C�LJ E -UULJL A H a F COHOFATS August 23, 2004 CPAD, INC. 181D Lc:,ghaach 4o-uri P.t7rr]:�t0�, T$x�S 7"a012 Prt�np 81?.nBL.P2°:5 City of Southiake 1400 Main Street Southlake, Texas 76092 Attn: Ben Bryner Re- Case No.ZA-04-058, 2105 Greenbriar drive_ Mr. Bryner. With regards to the site plan recently submitted for DRG review and approval, I request relief or a variance from the following portions of the Zoning Ordinance. In the following paragraphs each portion of the ordinance is identified and is briefly discussed regarding why relief is being requested and should be granted by the City Council. 1. Ordinance 557 and Ordinance 480, Section 43.13.a.7. Residential Adjacency Standards These sections require the use of masonry on all sides of a new building, when the new building is closer than 400 feet to a residential property. The owner requests relief for the following reasons: A. The proposed site is located within an existing business park which is zoned 1-1 S. The residential site (Zoned SF-30) which is south of and adjacent to the proposed site is located within the area designated on the Land Use Plan as Office Commercial. C. The proposed new building is being placed as far away from the residential property as possible. It is approximately 156 feet from the property line to the nearest portion of the proposed new building. 2. Ordinance 480, Section 43.13.a.4. Residential Adjacency Standards These sections require the vertical and horizontal articulation of all sides of a new building, when the new building is closer than 400 feet to a residential property. The owner requests relief for the following reasons: A. The proposed site is located within an existing business park which is zoned 1-1 B_ The residential site (Zoned SF-30) which is south of and adjacent to the proposed site is located within the area designated on the Land Use Plan as Office Commercial. It is believed that the future land use of this property will change. C. The proposed new building is being placed as far away from the residential property as possible. It is approximately 156 feet from the property line to the nearest portion of the proposed new building. 3. Ordinance 480, Section 39.4.b. Screening, Non Residential Districts This section requires screening at the property line, when a non-residential use is adjacent to a lot with residential zoning. For a type F-2 bufferyard, the ordinance requires a 6' high masonry wall. The owner requests relief from the requirements identified above, for the following reasons: A. The residential site (Zoned SF-34) which is adjacent to the proposed site is located within the area designated on the Land Use Plan as Office/Commercial. It is believed that the future land use of this property will change. B. The proposed new building is being placed as far away from the residential property as possible. It is approximately 156 feet from the property line to the nearest portion of the proposed new building_ Case No. Attachment C ZA04-058 Page 3 4. Ordinance 480, Section 42.4.f. This section requires screening at bufferyards which are Type F1 & FZ The locations of these are indicated on the site plan. The owner requests relief from the requirements identified above (at all Type 1 and Type 2 bufferyards), far the following reasons A. The residential site (Zoned SF-3D) which is adjacent to the proposed site is located within the area designated on the Land Use Plan as Office/Commercial. It is believed that the future land use of this property will change. B. The proposed new building is being placed as far away from the residential property as possible. It is approximately 156 feet from the property line to the nearest portion of the proposed new building. 5. Ordinance 480, Section 39.4.e. Screening, Non Residential Districts This section requires screening of off street loading areas, when a non-residential use is adjacent to a lot with residential zoning. The owner request relief for the following reasons. A_ The residential site (Zoned 517-30) which is adjacent to the proposed site is located within the area designated on the Land Use Plan as Office/Commercial. It is believed that the future land use of this property will change. B_ The proposed loading areas are being placed as far away from the residential property as possible_ It is approximately 156 feet from the property line to the nearest portion of the proposed new building. C. The loading zones are orientated in a manner that will present the smallest area to the residential area. B_ In addition, the required bufferyards will partially screen these loading areas. G. Ordinance 634, Driveway Spacing, Nan Residential district This section requires that driveways be spaced a minimum of 100 feet on a local street. The owner requests relief for the following reasons: A. The entire frontage on Greenbriar Drive is less than 100 feet in length. B. The existing approach to the east makes it impossible to comply with this provision. C. The street is a low use street, used primarily for industrial purposes. Sind ly, Ro�ert Lee Case No. ZA04-058 Attachment C Page 4 SITE PLAN REVIEW SUMMARY Case No.: ZA04-058 Review No.: Three Date of Review: 09/03/04 Project Name: Site Plan — Don Davis Investments OWNER: Don Davis Investments Wayne Winters 2366 E. Road To Six Flags Arlington, TX 76012 Phone: (817) 695-0078 Fax: (817) 633-6388 ARCHITECT: CPAD, Inc. Robert Lee 1809 Longbranch Ct Arlington, TX 76012 Phone: (817) 680-8245 Fax: (817) 795-5799 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/23/04 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 DENNIS KILLOUGH AT (817) 481-2073 OR BEN BRYNER AT (817) 481-2086. The following changes are needed with regard to the building and architectural elevations: a) Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.13.a.1 is required on all fagades of the proposed buildings. (A variance has been requested.) b) Provide horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.13.a.4 on all fagades for buildings within 400' of a property zoned or designated residential. (A variance has been requested.) 2. Provide the minimum driveway spacing. Spacing between commercial driveways is required to be 100' on local streets. (A variance has been requested.) Provide the required fence and wall in the "F-l" and "F-2" bufferyards. (A variance has been requested.) 4. The following changes are needed regarding screening: a) Provide an 8' screen, as required by Ord. 480, Section 39, along the south property line. An 8' screen is required adjacent to properties zoned for a single-family residential use or properties with an existing single-family residential use. (A variance has been requested.) b) Show and label the screening device required to screen the view of the loading area from the adjacent residential dwelling to the south. (A variance has been requested.) INFORMATIONAL COMMENTS Case No. ZA04-058 Attachment D Page 1 * No automobile repair/service is allowed in the "I-l" Light Industrial District. Automobile repair/service, body shops, brake shops, glass shops, oil & lube shops, muffler shops, seat cover and upholstery shops, transmission shops, etc. are all permitted in the `B-2" Commercial Manufacturing District only. * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 80% for the "I-1" Zoning District. The impervious coverage area percentage of this site appears to be approximately 42%. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * The applicant should be aware that prior to issuance of a building permit 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. Case No. Attachment D ZA04-058 Page 2 Surrounding Property Owners Don Davis Investments Owner Zoning Land Use Acreag e 1. Hughes, Edward Jr. I-2 Industrial 0.590 2. Mayer, Roseann Dinsmoor Stoltz I-2 Industrial 0.596 3. Van Horne, Richard & Marlene S-P-1 Industrial 0.786 4. Kidwill, Curtis S-P-1 Industrial 0.793 5. Davis, Wayne I-2 Industrial 1.089 6. Slj/ Cornerstone Ltd. I-2 Industrial 1.261 7. D Fontana Holdings Lp. I-2 Industrial 3.059 8. Kane, Linda Louise S-P-1 Office Commercial 3.000 9. Overby, Larry & Denise SF-30 Office Commercial 0.944 10. Harlan, Kathy AG Office Commercial 2.700 11. Davis Industrial Partners Inc. I-2 Office Commercial 2.000 Case No. Attachment E ZA04-058 Page 1 Surrounding Property Owner Responses Don Davis Investments Notices Sent: Fifteen (15) Responses: None (0) Case No. ZA04-058 Attachment F Page 1