Item 6LCase No.
ZA18-0025
S T A F F R E P O R T
August 28, 2018
CASE NO: ZA18-0025
PROJECT: Specific Use Permit for Commercial School, including Trade School at 325
Commerce Street
EXECUTIVE
SUMMARY: On behalf of Spirit Xtreme, Inc., P&P Management is requesting approval of a
Specific Use Permit to allow a Commercial School, including Trade School on
property described as Lot 3, Block A, Commerce Business Park Addition, an
addition to the City of Southlake, Tarrant County, Texas and located at 325
Commerce Street, Suite 110, Southlake, Texas. SPIN Neighborhood #8.
REQUEST
DETAILS: The subject property is located approximately 485 feet south of E. Southlake Blvd.
on the east side of Commerce Street in the tenant space where Urban Air is
currently located. The applicant is requesting approval of a specific use permit
(SUP) to allow a cheerleading training facility. The applicant has requested that the
SUP be tied to the initial 5-year lease and a 5-year lease renewal at this location.
Spirit Xtreme is beginning its 15th year in Southlake as a cheerleading and
tumbling training facility. They are currently located at 2895 Market Loop where it
has been for ten years. Prior to the current Market Loop location, the facility was
located at 1602 Hart Street in Southlake for five years. The purpose of the
proposed request is to expand to a larger facility. The existing commercial building
at 325 Commerce Street is approximately 44,508 total square feet. Spirit Xtreme
would occupy Suite 110 which is approximately 22,876 square feet. The other
tenant in the building (Suite 100) is currently Expressions Home Gallery,
occupying approximately 21,632 square feet.
There are 54 existing parking spaces at this site to accommodate both tenants.
The Suite 100 tenant (Expressions Home Gallery) is a commercial warehouse
user with approximately 21,632 square feet which would require approximately 22
parking spaces as currently configured. The hours of operation for the existing
Suite 100 tenant are typically from 9 am to 6 pm Monday – Friday, 10 am to 4 pm
Saturday and closed on Sundays.
The proposed Suite 110 tenant space for Spirit Xtreme will allow training at
scheduled peak times for a maximum of 87 students. Using the off-street parking
regulations for the proposed use, 1 space is required for every 3 students. This
equates to 29 required spaces. With both tenants as proposed, the required
number of parking spaces would be 51. In addition, there is cross access
availability if needed with the adjacent property (275 Commerce St.) after standard
business hours and weekends which provides an additional 58 parking spaces
Department of Planning & Development Services
Case No.
ZA18-0025
available for use. Based on the current tenant mix, the site has sufficient available
parking for 87 students at peak time. Spirit Xtreme does not host cheerleading
competitions at their current facility and does not have plans to host competition
tournaments for the proposed location.
Spirit Xtreme is primarily an afternoon and evening business. The facility is
typically open:
3:30 pm – 9 pm Monday through Friday
Saturdays on occasion for special training only, and
Sundays from 1 pm – 9 pm.
During the Planning and Zoning Commission discussion of this item, the
Commission requested that staff assess the on-street parking along Commerce
Street. Public Works will provide a report prior to the City Council meeting.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider a Specific Use Permit Request
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Review Summary #2 dated August 16, 2018
(D) Surrounding Property Owners Map & Responses
(E) Resolution No. 18-038
Full Size Plans (for Commission and Council members only)
PowerPoint Presentation
Supporting Documents
STAFF CONTACT: Dennis Killough (817)748-8072
Lorrie Fletcher (817)748-8069
Case No. Attachment A
ZA18-0025 Page 1
BACKGROUND INFORMATION
OWNER: P&P Management
APPLICANT: Spirit Xtreme, Inc.
PROPERTY SITUATION: 325 Commerce Street, Suite 110
LEGAL DESCRIPTION: Lot 3, Block A, Commerce Business Park Addition
LAND USE CATEGORY: Industrial
CURRENT ZONING: “S-P-1”” Detailed Site Plan District
HISTORY: Commerce Business Park was annexed into the City of Southlake in 1986,
with the Light Industrial Zoning (Ordinance No. 333).
September 2, 1986; a Final Plat for Commerce Business Park was
approved by City Council on.
September 5, 1989; the property was given the “I-1” Light Industrial Zoning
with the adoption of the Zoning Ordinance No. 480.
March 18, 2008; City Council approved a zoning change and site plan from
“I-1” Light Industrial District to “S-P-1” Detailed Site Plan District to add
certain retail uses and limited indoor entertainment uses to the existing “I-1”
light industrial uses. (ZA08-011)
June 19, 2018; City Council approved a specific use permit for Champion
Cheer located at 375 Commerce Street subject to the staff report; noting
the following: the applicant has indicated a willingness to add exterior
lighting up to the availability the ordinance allows and to work with staff; the
applicant is open to working with staff for the appropriate wayfinding
signage on the property; noting the applicant is agreeable to the maximum
occupancy of 86 students at any given time; and this specific use permit
was approved for a 5-year lease and a 5-year lease renewal.
CITIZEN INPUT: A SPIN Town Hall Forum was held August 14, 2018. There were no
questions or concerns raised by attendants.
PLANNING & ZONING
COMMISSION: August 23, 2018; Approved (4-0) subject to the Staff Report dated August
17, 2018; noting the applicant’s willingness to distribute an established
traffic flow plan to the parents and other drivers at this location; a
willingness to post traffic signs stating entrance/exit points; also noting the
applicant’s willingness to obtain a cross access and parking agreement
with the adjoining property; and, tying the approval to the 5-year lease and
extended 5-year lease option as requested by the applicant.
STAFF COMMENTS: 45.19 IN CONSIDERING WHETHER TO GRANT A SPECIFIC USE
PERMIT FOR COMMERCIAL SCHOOL, INCLUDING TRADE SCHOOL,
THE CITY COUNCIL SHALL CONSIDER THE FOLLOWING:
Case No. Attachment A
ZA18-0025 Page 2
1) Safe access for the ingress and egress of students, pedestrian,
parking and vehicular traffic, including the identification of student
drop-off areas.
2) Adequate illumination will be provided at night to protect the safety
of those persons entering and exiting the site.
Case No. Attachment B
ZA18-0025 Page 1
Case No. Attachment C
ZA18-0025 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA18-0025 Review No.: Two Date of Review: 8/16/18
Project Name: Specific Use Permit for Spirit Xtreme, Inc. – 325 Commerce St.
APPLICANT: Spirit Xtreme, Inc. OWNER: P&P Management
Debra Perryman Walter Meriwether
2895 Market Loop 5354 Airport Freeway
Southlake, TX 76092 Haltom City, TX 76117
Phone: 817-849-8282 ext. 102 Phone: 817-632-7265
Email: DPerryman@SilverOakCRE.com Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
8/06/2018 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email: lfletcher@ci.southlake.tx.us
1. All previous comments have been addressed.
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential properties
in accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
NOTE: A specific use permit shall automatically expire if a building permit is not issued and construction
begun within six (6) months of the granting of the specific use permit or if the use shall cease for a period
of six (6) months
45.1 GENERAL PROVISIONS - The uses listed in this section are prohibited in the City of Southlake
unless and until a specific use permit is granted for such use by the City Council in accordance with the
requirements and procedures set forth in this Section. A specific use perm it shall be required for the
following uses (as amended by Ordinance No. 480-D):
Case No. Attachment C
ZA18-0025 Page 2
48. Commercial school, including trade school, subject to the requirements set forth in Section
45.18 protect the residential neighborhoods, in so far as practicable, from the detrimental effects of
noise, traffic, fire, etc. and to protect the character of the neighborhood and the value of surrounding
properties;
45.18 IN CONSIDERING WHETHER TO GRANT A SPECIFIC USE PERMIT FOR
COMMERCIAL SCHOOL, INCLUDING TRADE SCHOOL, THE CITY COUNCIL SHALL CONSIDER
THE FOLLOWING:
1) Safe access for the ingress and egress of students, pedestrian, parking and vehicular traffic,
including the identification of student drop-off areas.
2) Adequate illumination will be provided at night to protect the safety of those persons entering and
exiting the site.
Case No. Attachment D
ZA18-0025 Page 1
Surrounding Property Owners
Owner Zoning Address Acreage Response
1. HOLBROOK, THOMAS M SP1 2925 E SOUTHLAKE BLVD 0.75 NR
2. ANDERSON, STEPHEN P I1 2915 E SOUTHLAKE BLVD 0.65 NR
3. QUIKTRIP CORP SP1 2905 E SOUTHLAKE BLVD 2.55 NR
4. 275 COMERCE LTD SP1 275 COMMERCE ST 2.00 NR
5. 280 SPORT LLC SP1 280 COMMERCE ST 4.05 NR
6. HARTD LTD I1 250 BANK ST 1.59 NR
7. P & P MANAGEMENT SP1 325 COMMERCE ST 2.17 NR
8. DARR EQUIPMENT LP I1 300 BANK ST 1.57 NR
9. PERAZZI PROPERTIES LLC I1 2890 MARKET LOOP 0.93 NR
10. AKP MANAGEMENT LLC I1 2850 MARKET LOOP 1.44 NR
11. TAYLOR, HENRY A I1 2865 MARKET LOOP 0.91 NR
12. PACK, LEON TR I1 2875 MARKET LOOP 0.95 NR
13. FOUR STAR INVESTMENTS I1 2895 MARKET LOOP 1.00 NR
14. MANFREDINI, VINCENT I1 525 COMMERCE ST 1.22 NR
15. TRI DAL REAL ESTATE LTD SP1 540 COMMERCE ST 6.67 NR
16. MARKET LOOP PARNTERS I1 2830 MARKET LOOP 1.66 NR
17. NORTH AMERICAN WESTERN DATA SY I1 545 COMMERCE ST 1.30 NR
18. WANG, JEFF CHAUR-TARNG I1 2820 MARKET LOOP 0.77 NR
19. COMMERCE BUSINESS PARK JV I1 585 COMMERCE ST 3.95 NR
20. JJK MANAGEMENT LLC I1 2810 MARKET LOOP 0.81 NR
21. SOUTHLAKE FLEX PROPERTIES LLC I1 580 COMMERCE ST 1.63 NR
22. SOUTHLAKE FLEX PROPERTIES LLC I1 2805 MARKET LOOP 1.63 NR
23. MARKET LOOP LTD I1 2800 MARKET LOOP 0.68 NR
24. SOUTHLAKE FLEX PROPERTIES LLC I1 2835 EXCHANGE BLVD 0.65 NR
Case No. Attachment D
ZA18-0025 Page 2
25. SOUTHLAKE FLEX PROPERTIES LLC I1 2845 EXCHANGE BLVD 0.74 NR
26. PIMA PROPERTIES INC I1 726 COMMERCE ST 0.71 NR
27. SOUTHLAKE FLEX PROPERTIES LLC I1 2875 EXCHANGE BLVD 0.72 NR
28. SOUTHLAKE FLEX PROPERTIES LLC I1 2865 EXCHANGE BLVD 0.73 NR
29. SOUTHLAKE FLEX PROPERTIES LLC I1 2855 EXCHANGE BLVD 0.72 NR
30. DARR EQUIPMENT OPERATING CO I1 400 BANK ST 4.12 NR
31. MANNHART PROPERTIES LLC SER A SP1 375 COMMERCE ST 1.74 NR
32. DARR EQUIPMENT OPERATING CO I1 350 BANK ST 1.45 NR
33. PACK, RANDY I1 200 BANK ST 3.25 NR
34. BBJ & E LTD I1 2860 MARKET LOOP 1.99 NR
35. RAM INTERESTS LP I1 2870 MARKET LOOP 1.04 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-eight (28)
Responses Received within 200’: One (1) informal correspondence letter – see attached
One (1) informal email in favor – see attached
Responses Received outside 200’: Multiple in favor – Link to correspondence
Case No. Attachment D
ZA18-0025 Page 1
Resolution No. 18-038
RESOLUTION NO. 18-038
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT
FOR COMMERCIAL SCHOOL, INCLUDING TRADE SCHOOL
ON PROPERTY DESCRIBED AS LOT 3, BLOCK A,
COMMERCE BUSINESS PARK ADDITION, AN ADDITION TO
THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS,
LOCATED AT 325 COMMERCE STREET, SOUTHLAKE,
TEXAS. MORE FULLY AND COMPLETELY DESCRIBED IN
EXHIBIT “A”, AND AS DEPICTED ON THE APPROVED PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS
EXHIBIT “B” AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for commercial school, including trade school has
been requested by a person or corporation having a proprietary interest in the property zoned
as “S-P-1” Detailed Site Plan District; and,
WHEREAS, in accordance with the requirements of Sections 45.1(48) and 45.18 of the
City’s Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City
Council have given the requisite notices by publication and otherwise, and have afforded the
persons interested and situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such
Specific Use Permit is in the best interest of the public health, safety, morals and general
welfare of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted to allow commercial school, including trade school on
property within the City of Southlake, Texas, more fully and completely described in Exhibit “A”,
and as depicted on the approved plan attached hereto and incorporated herein as Exhibit “B”
and providing an effective date, subject to the provisions contained in the comprehensive zoning
ordinance and the restrictions set forth herein. The following specific requirements and special
conditions shall be applicable to the granting of this Specific Use Permit:
Resolution No. 18-038
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS ____ DAY OF _______, 2018.
CITY OF SOUTHLAKE
By:
_________________________________
Laura Hill, Mayor
ATTEST:
_________________________________
Carol Borges, TRMC
City Secretary
Resolution No. 18-038
EXHIBIT A
Lot 3, Block A, Commerce Business Park Addition, an addition to the
City of Southlake, Tarrant County, Texas and located at 325 Commerce
Street, Southlake, Texas.
Resolution No. 18-038
EXHIBIT B