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Planning commission reviews SHIP West site plan modification for larger rear buffer, trailer parking and lighting
Summary
A site plan modification for SHIP West at 3521 Cleburne Road was discussed at the May 27 work session. Staff found the revised plan largely compliant with the Unified Development Code but asked for clarifications on landscape calculations, trailer parking islands, optional guard structures and lighting. Commissioners indicated support provided the
Planning Commission work session — The Planning Commission on May 27 reviewed a site plan modification (SPM 1694-2024) for SHIP West, a development at 3521 Cleburne Road, focusing on an expanded rear buffer, parking configuration for trailers and lighting and material details for optional guard structures.
Staff said the modified plan was largely consistent with the Unified Development Code but requested additional information on several items, including a calculation for the rear landscape buffer, clarification on the optional guard/tenant structures and clearer identification of proposed light fixtures. Staff also asked the commission for feedback on trailer parking at the rear of the property and noted that the UDC does not exempt semi or trailer parking from the requirement to provide tree islands at a frequency of one island per every 15 consecutive parking spaces.
Representatives from the applicant — Jim Liggins of Ware Malcolm and Tom McGarry of Schenell Properties — said the plan actually increases the distance to the rear property line compared with previously approved plans, confirmed building elevations had been submitted and asked staff to treat the rear spaces as trailer (not truck) parking. The applicants argued trailers would not have the same lighting footprint or operations as semis, and they requested that tenant guard structures remain tenant-driven and subject to administrative approval if possible.
Commissioners pressed two recurring issues. Commissioner Groeninger said the commission should consider operational impacts — for example, the potential for trucks or tractors to detach and attach trailers near residences and resulting nighttime noise — and asked staff to work with the applicant on appropriate limits. Other commissioners emphasized compliance with the UDC requirement for landscape islands, citing stormwater and heat-mitigation benefits, and expressed support for staff’s recommended lighting standard of full-cutoff fixtures to limit horizontal light spill.
Staff said remaining plan revisions should include the landscape buffer calculation and clearer light fixture locations on the plan. Several commissioners indicated they would be comfortable placing the item on the consent agenda for the next meeting if the requested staff updates were made.
The work session is informational and no votes were taken; commissioners instructed staff and applicants to resolve the outstanding submission items and to return the item ready for the next meeting’s consent agenda if the changes are made.
