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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 www.mmatexas.com 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