Item 7DCity of Southlake
Department of Planning
STAFF REPORT
September 15, 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 fagades.
• Articulation — Horizontal and vertical articulation shall be provided on all fagades. The
applicant is requesting a variance for both horizontal and vertical articulation on all facades.
• Driveway pacing — 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.
• Buffer ay rds —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)
(B)
(C)
(D)
(E)
(F)
(G)
Background Information
Vicinity Map
Plans and Support Information
Site Plan Review Summary
Surrounding Property Owners Map
Surrounding Property Owners Responses
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.
Existinz 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 (NB) (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
Traffic Iniptic
PATHWAYS MASTER
PLAN:
WATER & SEWER:
TREE PRESERVATION
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.
P &Z ACTION: September 9, 2004; Approved (6 -0) subject to Site Plan Review Summary
No. 3, dated September 3, 2004. Granting the variance for driveway spacing;
all required screening shall be met by installation of a 6 foot minimum height
evergreen plant screen such as photinias or wax myrtles; specifically denying
the variance requests in masonry and articulation requirements.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated September 3, 2004.
N: \Coimuunity Development \WP - FILES \MEMO \2004cases \04- 058SP.doc
Case No. Attachment A
ZA04 -058 Page 2
Vicinity Map
Don Davis Investments
R
S
Case No.
ZA04 -058
E
Attachment B
Page 1
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CONCEPTS
August 23, 2004
CPAD, INC.
City of 5outhiake
1400 Main Street
Southlake, Texas 76092
Attn: Ben Bryner
Re: Case Na.ZA -04 -058, 2105 Greenbriar Drive_
Mr. Bryner.
With regards to the site plan recently submitted for DRC 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 i -
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.
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 G' high masonry wall. The owner
requests relief from the requirements identified above, for the following reasons:
A, The residential site (Zoned 5F -310) 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 feetfrom 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 & F2. 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), for 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 SF -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.
D. In addition, the required bufferyards will partially screen these loading areas.
6. Ordinance 634, Driveway Spacing, Non Residential District
This section requires that driveways be spaced a minimum of 100 feet on a local street_ The owner
requests relief for the fallowing 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.
Since ly,
Ro iert Lee
Case No.
ZA04 -0_58
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
Wavne 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 ORNEED
FURTHER CLARIFICATION, PLEASE CONTACT DENNIS KILLOUGH AT (817) 481 -2073 ORBENBRYNERAT (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. l
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.)
3. Provide the required fence and wall in the "F -1" 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.)
Case No. Attachment D
ZA04 -058 Page 1
INFORMATIONAL COMMENTS
* No automobile repair /service is allowed in the "I -1" 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
1. Hughes, Edward Jr.
I -1
Industrial
2. Mayer, Roseann Dinsmoor Stoltz
I -1
Industrial
3. Davis Industrial Partners Inc.
S -P -1
Industrial
4. Kidwill, Curtis
S -P -1
Industrial
5. Davis, Wayne
I -1
Industrial
6. Slj/ Cornerstone Ltd.
I -1
Industrial
7. D Fontana Holdings Lp.
I -1
Industrial
8. Kane, Linda Louise
S -P -1
Office Commercial
9. Overby, Larry & Denise
SF -30
Office Commercial
10. Harlan, Kathy
AG
Office Commercial
11. Mirage Carwash Ltd
C -3
Industrial
12. Van Horne, Richard & Marlene
I -1
Industrial
Case No.
ZA04 -058
0.590
0.596
0.786
0.793
1.089
1.261
3.059
3.000
0.944
2.700
2.000
0.884
Attachment E
Page 1
Surrounding Property Owner Responses
Don Davis Investments
Notices Sent: Fifteen (15)
Responses: None (0)
Case No.
ZA04 -058
Attachment F
Page 1