Item 6D - Narrative & Response LetterAugust 31, 2021
City of Southlake
Southlake, Texas 76092
Reference - Project Narrative for Zoning Amendment and Site Plan for River Oaks Addition
Lot 2, Block 1.
Pershing Capital LLC desires to develop Lot 2, Block 1 of the River Oaks Addition as a 10,000 sf
"The Learning Experience" childcare facility. The Learning Experience was founded in 1980 by the
Weissman family. Since then, TLE has positively impacted the lives of children by developing and
implementing ground -breaking care and early childhood education programs throughout the
country.
Today, the Learning Experience is a national leader in the early childcare space with over 450
locations operating or under development.
Their proprietary, purpose-built centers for children offer safe, secure and private access with
separate classrooms for each of the six stages of early development (6 month to 5 years). The
10,000 sf centers offer a spacious, fenced in 5,000 sf playground with designated areas for each
age group. The proposed day care facility will be licensed to accommodate a maximum 190
students. Hours of operation will be from 6:30 am to 6:30 pm, Monday through Friday.
In order to develop the project, "The Learning Experience" will need to amend the current zoning
of S-P-2 to allow for the site plan changes to Lot 2, Block 1 of the River Oaks Addition. The building
originally shown on the controlling site plan was 7,000 SF with 49 parking stalls. The proposed
site plan for the TLE development proposes a 10,000 SF building, 5,000 SF playground and 49
parking stalls. The use as a daycare is allowed on Lot 2 per the existing zoning.
The Learning Experience and Pershing Capital are also desiring for architectural standards
presented in S-P-2 to be amended to allow for architectural stylings as shown with the attached
Learning Experience elevations. The architectural modifications and regulations presented will
be allowed solely on Lot 2 only and to develop the proposed educational facility.
Legal Description
Lot 2, Block 1 of the River Oaks Addition as recorded in Cabinet A, Slide 12215, Date September
28, 2007 Tarrant County Texas Plat Records.
August 31, 2021
City of Southlake
1400 Main Street, Ste. 250
Southlake, TX 76092
RE: Case No. ZA21-0073
Dear Ms. Moos,
The following are responses to the review comments received via email dated August 26, 2021.
1. On the site data summary chart, the lot coverage, open space, and impervious coverage
appear do not add up to 100%. Please include the percentage of impervious coverage.
Response: The site data table has been updated. Previous impervious coverage
calculation did not include the proposed building. The two areas were provided
separately. Impervious area is 61 %.
2. In the narrative, include the operating hours and days for the daycare. Provide a range for
the drop off and pick up hours.
Response: Revised as requested.
Operating hours are 6:30am — 6:30pm, Monday through Friday. Parents commit to
scheduled hours via their tuition contract from the programs as outlined below. However,
as every families work schedule or personal schedule varies, they don't all drop off at
"8: 00 am " even if they are allotted too. Rather, families trickle in beginning at 8: 00 am
up until 10:00 am/ 10: 30 ish most days. The same applies to pick up. Parents don't all pick
up right on the dot at 6: 00 pm. Depending on traffic, or their personal schedules, most
families pick up between 3: 00- 5: 45 pm each day.
See below an offering of their schedules:
- 5 Days:
0 8am —12: 30 pm
0 8am — 3pm
0 8am — 6pm
- 3 Days:
0 8am —12: 30pm
0 8am — 3pm
0 8am — 6pm
Page 1 1 mimla
519 E. Border Street
Arlington, TX 76010
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tbpls#10088000
tbpe#f-2759
tbae#BR2935
Early A.M. Care:
o 6: 30am — 8am
- Late P.M. Care:
o 6pm — 6:30pm
3. In the narrative, provide the number of students for this facility.
Response: Revised as requested.
From a licensing perspective the max allowed students in the building is 190 students
with 17 teachers and 2 administrative staff. That being said, the top location in Dallas -
Fort Worth, the McKinney, TX location, has 101 active children, representing 86
families. Additionally, not every student and family attends school every day as
represented in McKinney on 8127121 when there were 46 students in attendance.
4. For the parking calculations, please provide a regulation to set a ratio for the whole
district (currently 1:193) or set a parking ratio for Lot 2 to stand alone parking
ratio. Recalculate the remaining development parking ratio if the stand alone ration is
used. The site data summary chart is reflecting the shared parking on Lot 3 (not permitted
in the lot parking calculations as each lot in the approved site plan has individual parking
numbers).
Response: The parking calculations have been revised to reflect the proposed day care
use on Lot 2. Parking requirements are:
• Lot 2: Day Care Use (I PS per S pupils); required=38, provided=37**
• Lot 3: 0-1 uses (I PS per 193 SF); required= 34, provided= 38
• Lot S: 0-1 uses (I PSper 193 SF); required=31, provided=33
**13 parking spaces will be shared between lots 2 and 3.
5. Reword the architectural comment in the current narrative to state that is a regulation for
Lot 2.
Response: The narrative has been updated to reflect the following statement. "The
architectural modifications and regulations presented will be allowed solely on Lot 2
only and to develop the proposed educational facility. "
Page 1 2 mimla
519 E. Border Street
Arlington, TX 76010
www.mmatexas.com
tbpls#10088000
tbpe#f-2759
tbae#BR2935
We respectfully request your approval of the Zoning Application. Please do not hesitate to contact
us if you have any questions or need any additional information.
Sincerely,
<7� --
Jacob Sumpter
Page 1 3 mimla
519 E. Border Street
Arlington, TX 76010
www.mmatexas.com
tbpls#10088000
tbpe#f-2759
tbae#BR2935