Assured Self-CS020815CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: 5-1198R, Assured Self Storage
P & Z HEARING DATE: August 15, 2002
C.C. HEARING DATE: September 10, 2002
STAFF REP.: Andrea Roy, City Planner
LOCATION: Along the south side of Belt Line Road, approximately 4,100 feet
east of MacArthur Boulevard.
SIZE OF AREA: 4.83 acres of property.
CURRENT ZONING: LI-S-1198 (Light Industrial-Special Use Permit-1198) allowing an
approximate 64,200 square-foot mini-warehouse facility with on-
premise residential use (caretakers quarters).
REQUEST; LI-S-1198R (Light Industrial-Special Use Permit-1198 Revised) to
allow an increase in building area to 75,000-square feet and revisions
to the parking layout, loading spaces, building placement, fire lanes,
caretakers quarters/office, dumpster, and landscaping.
APPLICANT: Aynlicant: Develocer:
Walter Nelson Don Valk
Walter Nelson & Assoc. Assured Self Storage
1812 Carla Avenue 1001 W. Pleasant Run Rd
Arlington, TX 76014 Desoto, Texas 75115
Phone: (817) 265-6738Phone: (214) 808-6667
Fax: (817)265-0206 Fax: (972)223-2606
Architect:
Steve Sullivan
Sullivan Architecture
4436 Ballinger Drive
Plano, Texas 75093
Phone: (972) 612-7067
Fax: (972) 612-9543
HISTORY: On May 14, 2002, Council approved S-1198 for Assured Self
Storage, rezoning the property from LI to LI-SUP-1198 (Light
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Industrial Special Use Permi-1198) allowing an approximate 64,200
squaze-foot mini-warehouse with on-premise residential use.
There is no platting history on the subject site. The subject property
has been reclaimed from the surrounding floodplain area.
TRANSPORTATION: East Belt Line Road is a P6D six-lane divided major thoroughfaze
built within a 120' wide right-of-way.
SURROUNDING LAND USE & ZONING:
North- Railroad and vacant; A (Agriculture) and LI (Light Industrial)
South -Vacant; LI (Light Industrial)
East - Vacant; LI (Light Industrial) and A (Agriculture)
West -Vacant; LI (Light Industrial)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the properly as suitable for
light industrial/showroom uses.
DISCUSSION: The applicant is requesting approval of several revisions to the recently
approved Assured Self Storage Site Plan. While numerous revisions aze
proposed, the facility will continue to contain 12 one-story storage buildings,
with a manager's office and residence located at the front northwest corner of
the site.
The most significant revision to the plan is the proposed increase in
building area from the approved 64,200-square feet to 75,000-square feet.
The increase in building area is primarily due to the conversion of two
buildings to climate control, the elimination of a second point of
ingress/egress off of Belt Line Road, and the shifting of buildings to
further maximize the site. While the visual impact of the building
increase from Belt Line Road will be minimal, the length of the front
building will increase from 240' to 270'. The additional area increases
the lot coverage from 31% to 35%.
The architectural character of the mini-storage facility has not been modified.
The exterior elevations will be constructed primarily of a mission antique
(red) brick, with a mixture of buffcolored stone veneer, brick, and E.I.F.S.
Site Plan-I.ayout/Parlcing
When the Assured Self Storage Plan was originally reviewed by staff at the
time of the initial Special Use Permit request, there were several concerns
regazding the design and efficiency of the site. The proposed site plan now
addresses many of these concerns, which remained on the approved plans.
The Layout of the site remains awkwazd, again, due to the pie-shape of the lot,
with the widest part of the site adjacent to Belt Line Road While the design
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of the project and placement of the storage buildings azound the edge of the
property only accentuates the awkwazdness of the site, the plan does comply
with all basic site plan requirements. Because the buildings were designed to
be placed at angles, the parking serving these buildings was also positioned at
a variety of angles. The original plan contained numerous locations where
parking/loading spaces were tucked in-between buildings or placed at sharp
toms, where visibility and accessibility was hindered. The proposed revisions
eliminate most of these obstructed and awkward parking spaces.
Further, in staffs opinion, the original plan possessed a lack of accessible
parking at the front of the site, serving the manager's office/residence. A
total of six parking spaces aze now provided at the front of the site, in lieu of
the three spaces that existed on the prior plan. Additionally, the site plan
previously indicated that 17 parking spaces were required and 50 were
provided, as a high number of parallel pazking spaces were shown in front of
all proposed units. 'The applicant has since indicated that most of these
parking spaces will not be striped, due to the manner in which customers pull
up to their individual units, regardless of striping. Staff requested the
applicant remove reference to these spaces if they were not physically going
to be shown on the ground. The revised plan now indicates that the 19
required parking spaces aze provided, with the understanding that additional
parking is available in front of all storage units. The number of loading
spaces has not been revised; however, all five spaces have been relocated
throughout the site. Security gates will remain on the single-access point into
the facility.
Site Plan-Miscellaneous Modifications
Other changes to the plan include the separation of the easternmost storage
building into three separate buildings, due to fire code requirements. The
separation will aid in breaking up the building mass along the east property
line. Also, the previously shown 528 squaze-foot attached two-caz gazage has
been eliminated from the manager's office and residence (caretaker's
quarters). The dumpster and dumpster enclosure have been relocated
closer to the front of the site to a more accessible location for patrons.
Because of the placement of the dumpster, the applicant has requested that
no doors be required to be placed on the enclosure, as this would
discowage its use. Under these circumstances and the fact that this
dumpster will face into the storage facility and will not be visible to
passers-by, staff has no objection to this request.
There are no physical changes to the monument sign; however, it has been
relocated due to the reconfiguration of the parking. The revised location
of the monument sign does not meet the requirements of the Zoning
Ordinance, which does not allow monument signs to be placed closer than
75' from any side property line. Staff has included a condition to address
this issue.
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Item # 6
The site details indicate a brick veneer wall and steel tubular fencing will
be installed, but staff cannot locate the placement of the steel fencing on
the site plan unless part of the entrance gate. Staff has requested that the
applicant more clearly define the location of steel fencing.
Landscaping
The applicant has met all Perimeter, Interior, and Non-Vehiculaz landscape
requirements. The site has been designed to fully screen the interior of the
site from view, placing the buildings around the perimeter of the site, which
allows the interior area to be exempt from the Interior landscape requirements.
Revisions to the plan have slightly affected the placement and quantity of
required landscaping, providing for additional trees located at the front of the
property neaz the entrance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the 5-1198R Assured Self Storage, subject to
the following conditions being met:
1) Revise the proposed location of the monument sign to be placed no
closer than 75' from the side property line (Per Section 12-2911.2 Bi}.
2) More clearly define the location of the steel fencing on the site plan as
represented on the site detail sheet.
ALTERNATIVES:
1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at alater date.
ATTACFIlVIENTS:
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1) Site Plan
2) Landscape Plan
3) Site Details
4) OfIice/Cazetaker's Quarters Elevations
5) Exterior Building Elevations
6) Enlarged Partial Elevations
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