Item 6LCITY OF
SOUTHLAKE
MEMORANDUM
(August 31, 2018)
To: Shana Yelverton, City Manager
From: Rob Cohen, Director of Public Works
Subject: Memo to file regarding Specific Use Permit for Spirit Extreme,
Inc, ZA18-0025
Action
Requested: None. For information only.
Background
Information: A resolution for the Specific Use Permit for Spirit Xtreme, Inc. was
approved at the Planning and Zoning Commission meeting held on
August 23, 2018. During the meeting, concerns were raised
regarding on -street parking along Commerce Street. City of
Southlake Public Works staff has reviewed these concerns as well
as the existing conditions of this roadway.
Commerce Street is a two-lane undivided roadway located near the
eastern boundary for the City of Southlake. It runs in a north -south
direction between FM 1709 (Southlake Boulevard) and Industrial
Boulevard. The current general land use along this street is
industrial, with the exception of a few recreational facilities,
including Spirit Xtreme which is currently located at the southwest
comer of the intersection of Market Loop and Commerce Street.
The proposed location is 325 Commerce Street, which is along the
east side of the roadway. No Parking signs are currently posted
along the west side of Commerce Street from Southlake Boulevard
to Market Loop, and sidewalks are intermittently provided along
both sides of the street.
Financial
Considerations: N/A
Strategic Link: This item links to the City's strategy map relative to the strategic
focus area of Safety and Security and Mobility. The specific
corporate objectives that are met by this endeavor include: (Cl)
achieve the highest standards of safety and security, and (C2)
provide travel convenience within the city and region.
Citizen Input/
Board Review: N/A
Legal Review: N/A Ai�-
Alternatives: N/A
Supporting
Documents: N/A
Staff
Recommendation: Pedestrian Safety
The applicant has provided a traffic circulation plan for drop-off and
pickup and expressed intent to distribute the plan to site visitors. In
spite of this, there is a possibility that motorists will either stop as
close as possible to the facility entrance, causing the queue to back
up onto Commerce Street or cause vehicles to idle along the west
side of Commerce Street and let their children cross to the east
side. Given the relatively wide pavement width (44 ft) and presence
of heavy vehicles, pedestrian safety could become an issue.
Staff recommends the applicant have an established drop-off point
further down from the facility entrance. This will help to lengthen
the vehicle queue on the property, regardless of weather
conditions. This construct could be similar to the drop off process at
several of the city schools. It is also recommended that staff
continue to monitor the situation after the facility is opened and to
partner with the applicant to address any pedestrian safety issues
that arises. Potential solutions could include a modified circulation
plan to maximize onsite vehicle queue storage and crossing
assistance for site visitors.
Available Parking
Spirit Xtreme is currently located on a lot with approximately 24 off-
street parking spaces and proposes to relocate to a lot with 54
spaces. The applicant proposes to enter into a shared parking
agreement with 275 Commerce Street, which would add an
additional 58 available off-street parking spaces to site visitors.
Approximately 30 on -street spaces are available along the east
side of Commerce Street between Southlake Boulevard and Market
Loop.
Given these conditions, staff does not expect insufficient space for
parking to be an issue.
Sight Distance
Page 2 of 3
No significant issues with insufficient sight distance have been
reported along Commerce Street.
Staff recommends monitoring the situation once the site is opened
and implementing parking restrictions as needed to provide
adequate sight distance.
Turning Maneuvers for Heavy Vehicles
A parking study completed in 2017 for Nolen Drive noted that heavy
vehicles may have difficulty turning to or from Exchange Boulevard.
The pavement width on Nolen Drive is 36 ft, 12 ft less than that of
Commerce Drive. No significant issues with truck turning
movements have been reported along Commerce Street.
Staff recommends monitoring the situation once the site is opened
and implementing parking restrictions as needed to allow turning
maneuvers to be completed safely.
Travel Speeds
Commerce Street is currently 44 ft wide, and the width is more than
enough to accommodate two travel lanes and two parking lanes.
With the west side of the roadway restricted to on -street parking,
the effective travel lane width is even greater. This can encourage
speeding down a roadway that currently has mixed uses.
Staff recommends that effective travel lane width and prevailing
speeds be evaluated before implementing any parking restrictions.
If approved, staff expects this site to function similarly to a school
zone, with short-lived sharp increases of queuing and congestion
during arrival and dismissal. Neither the existing nor the expected
traffic issues are directly related to the on -street parking.
Therefore, staff recommends maintaining the status quo with
continual follow-up.
Staff Contact: Rob Cohen, Director of Public Works
Stephanie Taylor, Transportation Manager
Page 3 of 3
9/4/2018 Ci.southlake.tx.us Mail - Fwd: SOUTHLAKE - 325 Commerce Suite 110 / ZA18-0025 follow-up
19 .. I'I Y' L DF
UTHL Ken Baker <kbaker@ci u Lbtxc.us,>
Fwd: SOUTHLAKE - 325 Commerce Suite 110 / ZA18-0025 follow-up
1 message
Lorrie Fletcher <Ietcher@ci.southlake.tx.us> Fri, Aug 31, 2018 at 10:32 AM
To: Ken Baker <kbaker@ci.southlake.tx.us>
Forwarded message
From: Debra Perryman
Date: Fri, Aug 31, 2018 at 10:13 AM
Subject: SOUTHLAKE - 325 Commerce Suite 110 / ZA18-0025 follow-up
To: Lome Fletcher <Ifletcher@ci.southlake.tx.us>
Lorrie,
Received your email regarding P&Z Motion.
Spoke with the property owner and he indicated the following. Additionally, property ownership is planning to attend
the City Council meeting as well.
• 325 and 275 Commerce are owned by separate entities. Although some members of the ownership are
similar/related parties, they are different legal entities.
• There is existing informal agreement to share parking if needed. Currently, most of the tenants use less than
their minimum required parking and additional parking is available if needed.
Evening and weekend parking is available if needed.
Presently, the property ownerships were not anticipating formal cross parking agreement.
The ZA18-0025 applicant meets the parking requirements within the 325 Commerce property and IS NOT requesting
a variance on parking. The applicant does not have the authority to require cross parking agreement with adjacent
property owner and ownership has advised that they are comfortable with the existing unofficial agreement and
cooperation with the ownership and tenants.
The ownership of the properties are supportive and in favor of the SUP approval.
Let us know if additional information will be necessary.
httos:Hmaii.000ale.com/mail/u/0/?ui=2&ik=7a2O835ea3&isvpr-TKPrp7PtRMY Pn Rrhi=mmnii fP 1 AnR77 19 ,113
9/4/2018 Ci.southlake.bc.us Mail - Fwd: SOUTHLAKE - 325 Commerce Suite 110 / ZA18-0025 follow-up
Also forwarding additional information on existing signage for drop-off/pick-up and current location, parent
information page, class/occupancy load, and additional parking information.
It
However, applicant currently parks within the requirements.
+++++++++++ ill ++++ IIIIII ++++++++++++++++++++
Debra Perryman
Managing Partner / MCNE / CPRES / Mediator — Civil & Commercial
Silver Oak Commercial Realty
817.849.8282 ext. 102
This communication may contain confidential, proprietary or privileged information and is intended solely for the individual(s) or entities. Unauthorized use, disclosure, dissemination or
copying of this communication or any part thereof is strictly prohibited and maybe unlawful. If you have received this communication in error, please notify the sender and destroy this
communication and all copies thereof, including all attachments. Except as expressly stated, Silver Oak Commercial Realty, U.0 makes no guarantee, warranty or representation as to the
information contained herein or in any attachment hereto and assumes no responsibility for any error, omission or inaccuracy in any such information. Delivery of this communication is
not intended to waive any legal rights or privileges of Silver Oak Commercial Realty, LLC.
Any Broker/Agent statements in this email does not create in any manner binding agreement(s) for the Broker/Agent's clients, customers, principals, or other similar commercial real
estate brokerage relationships. Additionally, my typed name is not my electronic signature in this email nor should it be considered in any manner the electronic signature of arty of my
clients, customers, principals, or other similar commercial real estate brokerage relationships.
From: Lorrie Fletcher[mailto:letcher@ci.south iake.tx.us]
Sent: Thursday, August 30, 2018 3:22 PM
To: Debra Perryman <DPerryman@SilverOakCRE.com>
Subject: follow-up
Debra,
Here is the motion from the P8Z... please let me know if you have anything to provide to them in response prior to
Tuesday. Thank you!
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.
Morrie Fletcher, Planner
https:Hmail.google.com/mail/u/0/?ui=2&ik=7a2O835ec3&jsver-TKereZPtSMY.en.&cbl=gmail_fe_180822.12-p2&view=pt&q=Debra%20Perryman&qs=t... 2/3
8/31/2018 Ci.southlake.tx.us Mail - SOUTHLAKE - 325 Commerce / Comments in FAVOR to ZA18-0
9SOUTHI-AKE Lorne Fletcher etfletch. er,gc!.southlake.tx,LIS>
SOUTHLAKE - 325 Commerce / Comments in FAVOR to ZA18-0025
I m essage
Debra Perryman > Fri, Aug 31, 2018 at 2:13 PM
To: Lorne Fletcher <Ietcher@ci.southlake.tx.us>
Lome.
See email received below from Southlake Resident in FAVOR of the SUP for ZZ18-0025.
++++++++++++++++++++++++++++++++++++++++++++
Debra Perryman
Managing Partner / MCNE / CPRES / Mediator — Civil & Commercial Silver Oak Commercial Realty
817.849.8282 ext. 102
From: Kim Wilkerson
Sent: Friday, August 31, 20181:47 PM
To: Debra Perryman
Subject: Spirit Xtreme relocation
I am a resident in Southlake and support the relocation of Spirit Xtreme from . �,!ar'x _._ . to r. 1, r ,e S tee,
My family participates at and supports the Spirit Xtreme facility
have oeen a res{dent of Southiake for aooro.x 20 vears
Lr�ar, .° ..:{tea` r'�li ai. •^_�.? .ti:' IBC.._.. �L"'" '.'i ....;uC.'lirt. "?l' r,-yt:,+
https://mail.google.com/mail/u/0/?ui=2&ik=285d4d7e00&jsver-TKereZPtSMY.en.&cbl=gmail_fe_180822.12_p2&view=pt&search=inbox&th=16591681... 1 /1
9/4/2018 Ci.southlake.tx.us Mail - SOUTHLAKE - 325 Commerce / Comments in FAVOR to ZA18-0ID5
SOUTHLAKE Lorrie Fletcher <Fletcher@ci.southlake.Lx.us>
SOUTHLAKE - 325 Commerce / Comments in FAVOR to ZA18-0025
1 message
Debra Perryman Tue, Sep 4, 2018 at 10:07 AM
To: Lome Fletcher <Ietcher@ci.southlake.tx.us>
Lome,
See email received below from Southlake Resident in FAVOR of the SUP for ZZ18-0025.
++++++++++++++++++++++++++++++++++++++++++++
Debra Perryman
Managing Partner / MCNE / CPRES / Mediator — Civil & Commercial Silver Oak Commercial Realty
817.849.8282 ext. 102
From: jillscillian
Sent: Monday, September 03, 201810:36 PM
To: Debra Perryman
Subject: Spirit Xtreme relocation
I am a resident in Southlake and support the relocation of Spirit Xtreme from 2`89- 'Market
Loop to 325 Commerce Street, Suite 110.
My family participates at and supports the Spirit Xtreme facility.
I have been a resident of Southlake for approx. 2 years.
Should you have any questions or if I need to provide any additional information in
connection with my support, feel free to contact me.
Thank you,
Jill Scillian
https://mail.google.com/mail/u/0/?ui=2&ik=285d4d7e00&jsver=TKereZPtSMY.en.&cbl=gmail_fe_180822.12—p2&view=pt&search=inbox&th=165a5206... 1 /2