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Item 7A Project Narrative REVISED PROJECT NARRATIVE Zone Change Amendment with Concept/Site Plan Review Costco Fueling Facility Expansion 2601 East State Highway 114, Southlake, Texas 76092 APN No. 80785344 Costco No. 669 / Our Job No. 10915 Prepared by Barghausen Consulting Engineers, Inc. September 20, 2019 Revised: October 4, 2019 REVISIONS IN BOLD ITALICS Project Location: The project site is located within the Costco Wholesale development and includes the existing fuel facility area along the east property boundary. The project area is approximately 0.56 acres (24,597 square feet) and the overall Costco property is 16.37 acres (713,077 square feet). The subject property is zoned Specific Plan (SP-2), adopting the development standards of the General Commercial (C-3) zone with an Airport Compatible Land Use Overlay, which allows service stations, subject to Site Plan Review. The Costco development, including the fuel facility, was approved under Zoning Approval No. ZA 00 -020. Project Description: Overview Costco is seeking a Zone Change to Ordinance 480-337, including Concept Plan Review and concurrent Site Plan Review approvals to allow for the expansion of the fuel facility. Costco is requesting all language within Ordinance 480-337 to remain the same with the exception of the Concept Plan. The project includes a 4,326-square-foot addition to the fuel canopy, the installation of six (6) new multi-product dispensers (MPDs), one (1) new 40,000-gallon underground storage tank (UST), and remote fill ports for the new and existing USTs and associated site improvements. Specific site improvements include reconstructing the fuel islands under the existing fuel dispensers to update piping and Ethernet connections and associated landscape modifications. The intent of the expansion is to shorten queue wait times and provide a more efficient fuel purchasing experience for Costco members. Grading Site grading will generally be limited to the vicinity of the existing fuel facility and include installation of canopy footings, an underground storage tank, product piping, stormwater improvements associated with the under-canopy area, and landscape islands. Parking and Circulation The project will reduce parking by nine (9) spaces and the overall Costco development will provi de a new overall count of 737 stalls. The reduction of parking is due to th e ADA improvements and conversion of three (3) standard parking spaces to compact spaces to provide enough space for - 2 - 10915.008 Project Narrative Zone Change Rev. 1.docx the controller enclosure. Per Section 35.3 Parking Space Size, "no parking space will be less than 9 feet by 18 feet…", therefore, the compact spaces are not included in the overall parking count. City parking standards require a minimum of one (1) parking stall for every 200 square feet of floor area for retail uses. The existing warehouse measures 148,663 square feet, therefore, a minimum of 743 parking stalls are required for the Costco development; however, Ordinance 480-337 allows a ten percent reduction in required parking. The Costco development is allowed a maximum reduction of 74 stalls. The reduction of 9 stalls will continue to comply with the approvals in Ordinance 480 - 337 and City parking standards. The new fuel facility layout is based on single-direction circulation with full-length bypass lanes on the outside and between each dispenser island. To facilitate circulation into and out of the center fueling position, the design has incorporated an additional seven (7) feet of maneuvering space between the entrance and center row of dispensers. Transportation The expansion of the fuel facility is not anticipated to generate a significant number of new trips and will provide a more efficient fuel-purchasing experience for existing Costco members already using the facility. Specifically, Costco gasoline is a members-only service and the expanded facility includes six (6) additional dispensers compared to the existing facility. The added dispensers provide the existing members using the facility more available fueling positions to fuel resulting in less qu euing and shorter wait times. Details regarding the anticipated trip generation are provided in the "Trip Generation and Queueing Summary" memorandum prepared by Kittelson & Associates, Inc. A Traffic Impact Analysis prepared by Kimley- Horn and Associates, Inc. dated January 2000 was submitted as part of the land use review for the original approvals of the Costco warehouse and fuel facility. Architectural Design The fuel canopy is designed to match the existing Costco fuel facility and includes a metal -wrapped canopy fascia with a hipped roof and concrete masonry unit (CMU)-wrapped canopy columns. Lighting and Signage The under-canopy lighting will be Costco's standard CREE LED lighting fixtures. Sign lighting will include an LED light on the canopy fascia. All lighting will be shielded and directed downward to reduce glare. City lighting standards for service stations require the lighting system to light the pump area without becoming an unnecessary nuisance to traffic or to owners of nearby properties and should not exceed 30 foot -candles under the canopy. The existing canopy displays Costco's 27-square-foot "Costco Gasoline" sign on the north and south façade of the canopy. The project includes a new 20-square-foot "Costco Wholesale" sign centered on the north and south façades. City sign standards allow one (1) sign per street frontage with a maximum of two (2) signs per tenant up to 400 square feet of signage. Landscaping The project will remove approximately 2,450 square feet of landscaping, including three (3) interior parking lot trees. The Costco site will provide 153,273 square feet of landscaping and approximately 79 percent of the site will consist of impervious surface. City landscape standards and the original Zoning Approval No. ZA00-020 require a minimum of 30 square feet of landscaping for each parking stall provided, totaling 22,770 square feet. Additionally, the original Zoning Approval No. ZA00-020 included a variance approval allowing an 80 percent maximum impervious surface area for the site. The Costco development will continue to comply with the original conditions of approval and will meet the City's minimum landscape standards after the expansion of the fuel facility. Construction Construction of the expanded fuel facility will be completed in a single phase and commence after approval of the applicable permits. Depending on construction sequencing, the existing fuel facility may remain open during construction. - 3 - 10915.008 Project Narrative Zone Change Rev. 1.docx Purpose of Request: Concept/Site Plan Review Pursuant to Southlake Zoning Ordinance Section 40.4.c, in granting or denying an application for a development plan or a site plan approval, the City Staff, Planning and Zoning Commission, and City Council, shall take into consideration the following factors: 1. Safety of the motoring public and of pedestrians using the facility and the area immediately surrounding the site. Response: The project will not change the existing use of the Costco site as a fuel facility. The fuel facility includes all of the specific monitoring and operational equipment required to comply with local, state, and federal permitting rules for fuel dispensing facilities, air quality, and leak detection in order to reduce the potential of any adverse effects for the motoring public, pedestrians, and the surrounding area. The project is compatible with the established commercial character of the surrounding neighborhood and existing land uses in the vicinity. The relocation will improve the property, result in shorter queue wait times, and provide a more efficient fuel purchasing experience for Costco members. 2. Safety from fire hazards and measures of fire control. Response: The fuel facility is designed to meet all fire safety requirements of the 2018 International Fire Code (IFC) as well as the City of Southlake's local fire code amendments. Additionally, Costco's standard fuel facility includes non-code required design and operational measures to enhance fire safety, such as an on-duty attendant, during all operational hours trained in emergency response procedures, collision bollards at the entrance and exit side of each fuel island, and automatic fire extinguishers installed in every dispensers and tank sump. 3. Protection of adjacent property from flood or water damage. Response: According to the FEMA FIRM Panel 48439C010K, the project site is within Zone X, which is outside the 100-year floodplain. Additionally, the project is designed to meet the 2015 City of Fort Worth Stormwater Criteria Manual and surface runoff from the under-canopy will be treated and discharged to the on-site storm drainage system. The project does not create any new impacts that would result in flood or water damage to adjacent properties as a result of the fuel facility expansion. 4. The impact of noise, glare from vehicular or stationary lights, or any other applicable performance standards on adjacent properties, as determined by any re ports or studies which may be reasonably required to determine compliance with these applicable performance standards. Response: The project is a modification to the existing fuel facility and will not result in any new glare or lighting impact resulting from vehicle traffic or stationary lights. Specifically, noise levels from the operation of the fuel facility remain consistent with current conditions and is limited to vehicles using the site, which do not exceed the City Code maximum noise levels at adjacent properties. Additionally, the fuel canopy lighting uses directional LED lights for the signage and the under-canopy area, which are designed to minimize spill beyond the immediate area and do not produce glare that could impact adjacent properties or streets. Further protection from glare is provided by existing landscape surrounding the site, which is intended to reduce noise and glare associated with the use. - 4 - 10915.008 Project Narrative Zone Change Rev. 1.docx 5. Location, lighting and type of signs; relation of signs to traffic control and the adv erse effect on adjacent properties. Response: The project includes Costco's standard canopy signs, which consists of a 20 -square- foot "Costco Wholesale" sign on each façade (four (4) signs total) and downward -directed LED lighting to illuminate the face of each sign. The sign design is smaller than the existing 27-square- foot canopy signage and the directional LED fixtures are similar to the existing lighting fixtures and will not create any new glare or light that would impact adjacent properties or caus e distractions to drivers along Nolan Drive. The project also does not impact any directional signage within the site or at the entrances from Nolan drive. Directional ground painting will be modified within the fuel facility area to delineate queuing lanes and identify the exit area with a stop bar and "do not enter" sign. 6. Street size and adequacy of pavement width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood. Response: The project is an expansion to the existing facility and does not anticipate a significant increase to the number of trips to the site, as described in the Traffic Impact Analysis Threshold Worksheet. As a result, the project does not require any improvem ents to Nolan Drive or the existing site access points to address trip capacity issues resulting from the project. Additionally, the fuel facility will continue to serve the existing membership and is expected to improve on -site circulation by reducing queues, wait times, and idling. 7. Adequacy of parking, as determined by requirements of this ordinance for off -street parking facilities; location of ingress/egress points for parking and off-street loading spaces; and protection of public health by all-weather surfacing on all parking areas to control dust. Response: The project will not alter off -street parking or the location of the ingress/egress points for the site. As described above, off-street parking for the Costco site will continue to meet the City's minimum requirements after the expansion of the fuel facility and will maintain the drive aisles that were approved under Zoning Approval No. ZA00-020. Additionally, the project will continue to protect public health by providing the same surfacing mat erial that is currently at the site after the expansion. 8. Such other measures as will secure and protect public health, safety, morals and general welfare. Response: The project will not change the existing use of the Costco site as a fuel facility and wi ll comply with all local, state, and federal permitting requirements required to protect the public interest, health, safety, convenience, and welfare. The project is compatible with the established commercial character of the surrounding neighborhood and existing land uses in the vicinity. Additionally, the intent of the project is to provide a more efficient fuel purchasing experience for Costco members, which will result in shorter queue wait times and reduce vehicle idling at the site. Ordinance No. 480-337 The Costco expansion project will maintain compliance with the regulations of the Gateway Plaza Phase II: SP-2 Development Regulations, as detailed in the responses below. 1. Use Regulations: Permitted Uses -- Permitted uses shall be in accordance with the C-3 Zoning District including outdoor dining, tire, battery, and automotive accessory sales and gasoline service stations. Non-Permitted uses are provided below (as approved in Phase I) C-3 with the following exceptions: 7) Conventional golf courses, including outdoor driving ranges necessary. 16) Lodges, sororities, and/or fraternities. - 5 - 10915.008 Project Narrative Zone Change Rev. 1.docx 17) Medical care facilities to include nursing homes. 18) Mortuaries, funeral homes and undertakers. 23) Plumbing and heating appliance, repair and installation service. O-1 with the following exceptions: 29) Radio recording and television broadcasting offices and studios. C-2 with the following exceptions: 8) Business colleges or private schools for vocational training. 24) Frozen food lockers fir individual or family use. Other Limitations included: a) Limited any office related training to 30% of the tenant's floor area. b) Limiting the number of screens in auditoriums, theaters, and cinemas to ten screens. Response: The project will expand the existing gasoline service station, which is a permitted use under Ordinance No. 480-337. 2. Impervious Coverage: The maximum impervious coverage for the overall development site shall be 75% for Tract A, and C, and 80% for Tract B. Response: The Costco site is within Tract B. The project will increase the amount of impervious surface by approximately 2,400 square feet; however, the amount of impervious surface for the site will total 79 percent. Costco will continue to be under the maximum amount of impervious surface after the expansion of the fuel facility. 3. Building Materials and Facades: The building front facades are a combination of cultured stone, brick, EFIS, and split face block applied over tilt wall or concrete block construction, with terra cotta colored concrete tile roofs. Other materials to be used on the fronts of the buildings are ornamental ironwork, cast stone medallions and granite tile. The backs of the buildings and other nonvisible areas are designed as tilt wall or concrete block with textured paint. Vertical wall heights may be modified slightly to accommodate screening of mechanical units as contract documents are developed. Some of the PAD site buildings are planned to be national restaurants, the facades of these buildings may have some variation in architectural style, however some of the same construction materials will be integrated into these buildings. Response: The design of the canopy was previously approved by the City of Southlake. The expansion will match the existing structure and includes a metal-wrapped canopy fascia with a hipped roof and concrete masonry unit (CMU)-wrapped canopy columns. 4. Lot Lines, Side Yard Setback Lines, and Bufferyards: As shown on the concept plan, we have established the required bufferyards fo the development, however, to accommodate some retailers, it may be necessary to subdivide the property into additional lots. We request that this be allowed, without additional bufferyards being placed internal to the development, without side yard setback lines. Response: The expansion of the fuel facility will not encroach into lot l ines, side yard setbacks, and/or buffer yards. The expansion of the fuel facility will be along the west façade of the canopy and will not affect the façade along Nolan Drive. 5. Front Building Setback Lines: As with Phase I of Gateway Shopping Center, we request that the pad site buildings along FM 1709 and SH 114 access road have a minimum thirty -foot setback. No drives or parking will be allowed within the thirty (30) foot setback. All other buildings will b e per ordinance, which is fifty (50) foot setback along Southlake Blvd and Highway 114, and thirty (30) foot setback along Nolan Drive. - 6 - 10915.008 Project Narrative Zone Change Rev. 1.docx Response: The expansion of the fuel facility will not affect the Front Building Setback Lines. The Costco structures will maintain the same distance to the front building setback lines after the expansion of the fuel facility. 6. Parking Spaces: We request up to a 10% variance on the number of required parking spaces. Outside dining areas shall not be counted in calculating the required number of parking spaces. Response: The expansion of the fuel facility will not affect the amount of parking on the Costco site. The Costco development will continue to provide 746 parking stalls. A parking variance is not being requested for the expansion of the fuel facility. 7. Outside Storage: Shopping cart storage will be permitted within a non air -conditioned enclosure that is under roof, enclosed on three sides, and carts are not visible from the R.O.W. The enclosure will be integral to the design of the building. Outside storage will comply with Ordinance 480, Section 45.11 as amended. Response: The project will not alter the shopping cart storage area and will not construct any additional outdoor storage buildings. Conclusion: The responses above and application materials demonstrate that the expansion of the fuel facility meets the criteria for a Zoning Change with Concept Plan and Site Plan Review. The City's approval of this application is respectfully requested.