Item 10 - Staff ReportCase No.
ZA23-0042
S T A F F R E P O R T
September 1, 2023
CASE NO: ZA23-0042
PROJECT: Zoning Change and Site Plan for Floor and Decor EXECUTIVE
SUMMARY: Philip Cochran of Floor and Décor and Bill Dahlstrom of Jackson Walker LLP, on
behalf of the owner Greenway – 1709 Eleven Partners, are requesting approval of
a Zoning Change and Site Plan for Floor and Décor, for property described as
Tract 1B02, John A Freeman Survey Abstract No. 529, City of Southlake, Tarrant
County, Texas and located at 2185 E. Southlake Blvd., Southlake, Texas. Current
Zoning: “B-1” Business Service Park District. Requested Zoning: “S-P-1” Detailed
Site Plan District. SPIN Neighborhood #8.
DETAILS: The property is a 7.8-acre tract of land located southwest of the intersection of
East Southlake Boulevard and South Kimball Avenue.
The purpose of this request is to consider a Zoning Change and Site Plan approval
for a roughly 7.8-acre lot of land from “B-1” Business Service Park District to “S-P-
1” Detailed Site Plan District zoning with “B-1” Business Service Park District and
“C-3” General Commercial District uses, and including a single occupancy retail
tenant that is greater than 60,000 square feet.
The applicant is proposing an approximately 75,000 square foot building intended
for retail uses, more specifically a Floor and Décor retail center.
The building as proposed will be completely masonry in construction and 25’ in
height except for a decorative entry feature above the main entrance on the north
façade, topping at 37’ in height. The Development Regulations accommodate this
height, however this would generally not be considered a variance and meets the
Height Exceptions of Ordinance No. 480, as amended, Section 33.5.
The applicant is proposing a
reduction in parking supported by
a Parking and Trip Generation
analysis provided. The property
will have two points of access for
traffic circulation to a common
access driveway with direct access
to E. Southlake Blvd. and Village
Center Drive.
Case No.
ZA23-0042
PROPOSED “S-P-1”
REGULATIONS: Proposing a reduction in parking from the required number of 318 to 143. A
Parking and Trip Generation Study has been provided by Kimley Horn.
Requesting approval of “Regal Red” as an accent color as shown on the façade
elevations. The color falls in the range of prohibited colors.
Variance to Ordinance No. 480, as amended, Section 42.4(f) regarding bufferyard
requirements. The applicant is proposing to plant less than the required bufferyard
canopy trees within the north and south bufferyards, and less than the required
accent trees within the west bufferyard. The difference across the entire
development is fourteen (14) less canopy trees, and seventeen less accent trees.
The applicant proposes to increase the caliper size of twenty-eight (28) canopy
trees provided within the bufferyards to 6” to compensate for providing less than
the required number of trees.
REQUESTED
VARIANCE: Variance to Driveway Ordinance No. 634, as amended, Section 5.2. Stacking
depth between the edge of Village Center Drive and the proposed south driveway
of Floor and Decor is required to be 100’. The applicant is proposing approximately
41.5’ in order to align with an existing driveway across the common access road.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of the Zoning Change and Site Plan
Case No.
ZA23-0042
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plan Review Summary No. 3, dated September 1, 2023
(D) Surrounding Property Owners Map
(E) Surrounding Property Owner Responses
(F) Ordinance No. 480-806
Full Size Plans (for Commission and Council members only)
Proposed Development Regulations
Corridor Planning Committee Report
SPIN meeting Report
PowerPoint Presentation
Plans
Parking and Trip Generation Study
TIA
STAFF CONTACT: Reagan Rothenberger (817) 748-8602
Dennis Killough (817) 748-8072
Case No. Attachment A
ZA23-0042 Page 1
BACKGROUND INFORMATION
OWNER: Greenway – 1709 Eleven Partners
APPLICANT: Philip Cochran – Floor and Décor
Bill Dahlstrom – Jackson Walker, LLP
PROPERTY SITUATION: 2185 E. Southlake Blvd.
LEGAL DESCRIPTION: Tract 1B02, John A Freeman Survey Abstract No. 529
LAND USE CATEGORY: Retail Commercial, Office Commercial
CURRENT ZONING: “B-1” Business Service Park District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District
HISTORY: - The property was annexed into the City in 1957.
- The zoning designation of “B-1” Business Service Park District was
placed on the property with the adoption of Ordinance No. 480 in 1989.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The 2035 future land use designations for the site are primarily “Retail-
Commercial” and “Office Commercial”. The site is roughly split between the
two uses with Retail Commercial on the north side and Office Commercial
on the south side. The applicant has proposed changes to these
recommendations in a separate item (CP-23-0001).
Retail Commercial Purpose and Definition: The Retail Commercial
category is a lower- to medium-intensity commercial category providing
for neighborhood-type retail shopping facilities and general commercial
support activities. It is intended to provide limited local retail and/or office
uses which serve neighborhoods in close proximity. It is intended that all
uses in this category will be compatible with adjacent single family uses,
thereby maintaining the character and integrity of existing
neighborhoods. This category is intended to encourage
comprehensively planned developments. In areas where the Retail
Commercial designation is adjacent to residentially zoned properties or
areas with a residential designation on the Land Use Plan, lower
intensity activities such as office or office-related uses should be
planned adjacent to the residential uses. Other suitable activities are
those permitted in the Public Parks/Open Space, Public/Semi-Public,
and Office Commercial categories previously discussed.
Office Commercial Purpose and Definition: The Office Commercial
category is a commercial category designed and intended for the exclusive
use of office and limited office‐related activities. It is established for and
will be allocated to those districts best suited for supporting commercial
activity of an office character. It has been established to encourage and
permit general professional and business offices of high quality and
appearance, in attractive landscaped surroundings with the types of uses
Case No. Attachment A
ZA23-0042 Page 2
and design exterior appearance so controlled as to be generally compatible
with existing and future adjacent and surrounding residential
development. Properties with this designation may serve as a transition
between established residential neighborhoods, major roadways, and retail
development. Other suitable activities are those permitted in the Public
Parks/Open Space and Public/Semi‐Public categories previously
discussed.
Mobility & Master Thoroughfare Plan
Access to the site will be through a common access easement with direct
access to both E. Southlake Boulevard and S. Village Center Drive.
The Master Thoroughfare Plan shows Southlake Blvd. to be a six-lane
divided arterial with 130’ to 140’ of right of way. Village Center Drive is
proposed to be a two-lane undivided collector with 60’ of right of way at
build-out.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan shows a <8’ multi-use trail along Village Center
Drive. The applicant is proposing to escrow funds for the sidewalk along
the future extension of Village Center Drive adjacent to the site.
TRANSPORTATION
ASSESSMENT: Mobility & Master Thoroughfare Plan
Access to the site will be through a common access easement with direct
access to both E. Southlake Boulevard and S. Village Center Drive.
The Master Thoroughfare Plan shows Southlake Blvd. to be a six-lane
divided arterial with 130’ to 140’ of right of way. Village Center Drive is
proposed to be a two-lane undivided collector with 60’ of right of way at
build-out.
Area Road and Network Conditions
The site proposes access via a Common Access Easement to E.
Southlake Blvd. and S. Village Center Drive. No traffic data exists for
Village Center Drive. For the purposes of this analysis, staff has
included data for S. Kimball Ave. as this is the only accessible roadway
intersection with Village Center Drive at this time.
E. Southlake Blvd. (F.M. 1709)
(between Kimball Ave. and Carroll Ave.)
24hr West Bound (22,000) East Bound (23,522)
AM Peak (1,506) 11:45-12:45 AM Peak (2,327) 7:15 – 8:15 AM
PM Peak (2,223) 4:30 – 5:30 PM Peak (1,547) 12:30 – 1:30 PM
* Based on the 2018 City of Southlake Traffic Count Report
S. Kimball Ave.
(between E. Southlake Blvd. and Crooked Lane)
24hr North Bound (5,605) South Bound (5,039)
AM Peak (505) 7:45 - 8:45 AM Peak (557) 3:15 – 4:15 PM
PM Peak (580) 4:30 – 5:30 PM Peak (460) 3:15 – 4:15 PM
* Based on the 2018 City of Southlake Traffic Count Report
Case No. Attachment A
ZA23-0042 Page 3
Traffic Impact:
A Traffic Impact Analysis (TIA) conducted by Halff Associates and a Trip
Generation and Parking Analysis provided by Kimley Horn was reviewed
by Teague Nall and Perkins, Inc. (TNP) who have no reservations with
the City’s acceptance of these studies.
The TIA makes the following general recommendations in summary:
The study provides that the new development will generate
approximately 83 new weekday AM peak hour one-way vehicle trips and
125 new weekday PM peak hour one-way vehicle trips. This study
considered nine (9) Floor and Décor locations throughout the country.
There has been significant interest in the increase in delivery traffic at
this site. The TIA makes the following statement regarding such traffic:
“Halff collected three (3) days of traffic counts at the access connections
to the loading dock area on the south side of the Marshalls / PGA
Superstore building, to identify current heavy vehicle activity in this area.
A total of 108 heavy vehicle trips were observed across the three days
that traffic count data was collected, an average of 36 heavy vehicle
trips per day. Since each trip represents a one-way movement, either in
to or out of the development, this equates to 18 heavy vehicles entering
and exiting the Kimball Oaks site each day. Of the 108 total daily trips,
14 were observed entering the Dawson MS site from Village Center
Drive. The count data also showed that heavy vehicle activity during the
school AM and PM peak periods is minimal. An average of 2 heavy
vehicle trips during the AM peak period and 5 heavy vehicle trips during
the school PM peak period were observed across the three-day count
duration. One of the AM peak period trips was associated with the
school.
It is important to note that the trips observed at the Kimball Avenue /
Kimball Oaks driveway intersection cannot all be assumed to be
associated with the Marshalls / PGA Superstore building, as there are
seven other retail buildings within the Kimball Oaks that could be served
by some of the truck traffic entering / exiting the site at this location.”
No improvements to surrounding roadways are proposed at this time.
The applicant’s Site Plan shows the dedication of Village Center Drive
along the southern boundary of their site which would be provided with
subdivision approval.
Case No. Attachment A
ZA23-0042 Page 4
TREE PRESERVATION: If the development were proposed as traditional zoning it would not comply
with the Existing Tree Cover Preservation Requirements of the Tree
Preservation Ordinance. There is 39.64% of existing tree cover on the site
and a minimum of 60% would be required to be preserved. A total of
95.66% is proposed to be removed, and 4.34% is proposed to be
preserved.
The applicant is proposing to plant less than the required bufferyard
canopy trees within the north and south bufferyards, and less than the
required accent trees within the west bufferyard. The difference across the
entire development is fourteen (14) less canopy trees, and seventeen less
accent trees. The applicant proposes to increase the caliper size of twenty-
eight (28) canopy trees provided within the bufferyards to 6” to compensate
for providing less than the required number of trees.
For property sought to be zoned for the Downtown zoning district or a
planned development zoning district, including an S-P-1 Site Plan, S-P-2
Site Plan, Transition, Rural Conservation, Planned Unit Development, or
Employment Center zoning district, the City Council shall consider the
application for a Conservation Analysis or Plan in conjunction with the
corresponding development application (as established in Table 1.0). The
Planning and Zoning Commission shall review the application and make a
recommendation to the City Council regarding the application. The City
Council shall approve the Plan or Analysis if the Council finds that the Plan
or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and
utility easements so as to maximize the preservation of
environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas
indicated on the Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the
potential to buffer residential areas from the noise, glare, and visual
effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a
natural or man-made drainage creek;
v. maximizes the preservation of existing protected trees along rural
roadways and other streets as identified and prioritized in the Street
Typology designation; and
vi. mitigation of altered trees through proposed tree replacement
procedures pursuant to this Ordinance.
UTILITIES: An 8” water line exists along the east and west boundary of the property.
An 8” sewer line exists along the west boundary of the property.
Case No. Attachment A
ZA23-0042 Page 5
DRAINAGE: Drainage on the property is to be channeled to existing storm drainage
facilities.
CITIZEN INPUT: A Corridor Planning Committee meeting for this project was held on March
29, 2023, and a SPIN Meeting for this item was held on April 25, 2023.
STAFF COMMENTS: Attached is Site Plan Review Summary No. #3, dated September 1, 2023.
Case No. Attachment B
ZA23-0042 Page 1
Case No. Attachment C
ZA23-0042 Page 1
SITE PLAN REVIEW SUMMARY
Case No.: ZA23-0042 Review No.: Three Date of Review: 09/01/23
Project Name: Zoning Change and Site Plan – Floor & Decor
APPLICANT: OWNER:
Floor & Décor – Philip Cochran Greenway-1709 Eleven Partners
2500 Windy Ridge Pkwy SE Marietta, GA 30067 2800 Fairmount Street, STE 100 Dallas, TX 75201
C/O William Dahlstrom and Victoria Morris C/O Christy Hammons
Phone: 214.953.5932 Phone: 214.699.4844
Email: wdahlstrom@jw.com / vmorris@jw.com Email: chammons@greenwayinvestment.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
08/21/23 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 REAGAN ROTHENBERGER AT (817) 748-8602.
1. No further comments.
The following comments are informational.
• All driveways must comply with the Driveway Ordinance No. 634, as amended. The following
changes are needed:
a. Sufficient stacking depth between the south driveway and Village Center Drive shall be
provided. Staff calculates a required stacking depth of 100’ from the edge of the right of
way line to the edge of the intersecting driveway. Development Standards note this
standard.
• An 8’ trail is required along the north side of Village Center Drive per the Pathways Master
Plan. Development Standards note the applicant’s willingness to escrow funds for their portion of
construction.
• “Regal Red” as provided (RAL 3020) closely matches prohibited reds as described in Ord.
480, as amended, Section 33.21 and related appendices. Development Standards note that no
more than 5% of the façade shall be this color.
• Parking requirements are noted in the Development Standards. The minimum number of
parking spaces called for in the development regulations for this specific tenant and specific use is
70, however, the Detailed Site Plan calls for 143. If the site were parked by code, it would require
318 parking spaces. A Parking Analysis has been provided by the applicant to justify the variance.
Case No. Attachment C
ZA23-0042 Page 2
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
1. If the development were proposed as traditional zoning it would not comply with the Existing Tree
Cover Preservation Requirements of the Tree Preservation Ordinance. There is 39.64% of existing
tree cover on the site and a minimum of 60% would be required to be preserved. A total of 95.66%
is proposed to be removed, and 4.34% is proposed to be preserved.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree cover
that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on the entire
site
Minimum percentage of the existing tree
cover to be preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as
approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission shall
review the application and make a recommendation to the City Council regarding the application.
The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis
provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as to
maximize the preservation of environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental
Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
Case No. Attachment C
ZA23-0042 Page 3
v. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning
as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do not
conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. Please provide a variance request to the Bufferyads Regulations of Section 42, within the City of
Southlake Zoning Ordinance for proposing to not plant the full amount of required canopy trees
and accent trees within the bufferyards. This is included in the Development Regulations.
The applicant is proposing to plant less than the required bufferyard canopy trees within the north
and south bufferyards, and less than the required accent trees within the west bufferyard. The
difference across the entire development is fourteen (14) less canopy trees, and seventeen less
accent trees. The applicant proposes to increase the caliper size of twenty-eight (28) canopy trees
provided within the bufferyards to 6” to compensate for providing less than the required amount.
* Three (3) existing trees are proposed to be preserved and credited towards required interior
landscape canopy trees. Existing tree credits shall only be granted if the tree/s are in healthy
condition and all requirements of the Tree Preservation Ordinance have been met as determined at
the time of inspection for a Permanent Certificate of Occupancy.
* Indicates informational comment.
# Indicates required items comment.
Case No. Attachment C
ZA23-0042 Page 4
Public Works/Engineering Review
1. I-values for both pre and post do not match the most current values from the ISWM manual.
2. The total drainage area for both pre and post do not match. * Rather than extending a stub to the
west for a future water along Village Center Drive and constructing a parallel public water line along
the southern side of the proposed building, Public Works would rather extend the proposed 8”
waterline along Village Center to the west and connect the looped line. This will eliminate the parallel
public water lines and just push the southern waterline within right-of-way.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA23-0042 Page 5
Fire Department Review
1. The required backflow protection (double check valve) for the sprinkler system can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in
a vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a
minimum of 6’X6’ if it is located on the riser. (Label riser location to verify exact termination
point of piping, and indicate size of the riser room, if the room is enclosed within the
warehouse) (If not enclosed in a room, show protection barriers around the fire protection
equipment to prevent damage or obstruction to the components of the system)
2. The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant, and within 50 feet of fire department fire lanes on the property. (FDC location not
indicated on the plans) Add FDC location, wall mount or remote connection to meet the
distance requirements.
Kelly Clements
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
Case No. Attachment C
ZA23-0042 Page 6
General Informational Comments
* The Development Review Committee (DRC) has determined that this pre-submittal is sufficient for
formal consideration by the Planning and Zoning Commission (P&Z). A formal submittal must be
received at the City by 5:00 P.M. on August 21, 2023 in order to move forward to the September
7th Planning and Zoning Commission meeting.
* 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.
* Noise levels shall comply with the requirements of the current noise ordinance, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 75 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* The applicant should be aware that prior to issuance of a building permit a plat must be
processed, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be
submitted for approval and all required fees must be paid. This may include but not be limited to
the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and
related Permit Fees.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the
City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final
plat recordation date and building permit issuance. The applicant is encouraged to review the City
of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
* Denotes Informational Comment
Case No. Attachment D
ZA23-0042 Page 1
SURROUNDING PROPERTY OWNERS MAP
SPO # Owner Zoning Physical Address Acreage Response
1
3503 RP SOUTHLAKE CORNERS
KIMB C3 200 N KIMBALL AVE 0.450326913 NR
2 SOUTHLAKE SPE SOUTH LLC SP1 2225 E SOUTHLAKE BLVD 1.814430852 NR
3
GREENWAY-1709 ELEVEN
PARTNERS SP1 2175 E SOUTHLAKE BLVD 2.750914146 NR
4 BENNER HOLDINGS LLC SP1 2171 E SOUTHLAKE BLVD 1.104355599 NR
5 GATEWAY CHURCH CS 2121 E SOUTHLAKE BLVD 3.651109183 NR
6 SOUTHLAKE SPE SOUTH LLC SP1 2245 E SOUTHLAKE BLVD 2.351795235 F
7 CARROLL, ISD CS 400 S KIMBALL AVE 3.484798857 NR
8 CHAPMAN, GREG SF1-A 211 EASTWOOD DR 0.19746644 NR
9 STRAFACE, ANGELA SF1-A 213 EASTWOOD DR 0.332830816 NR
10 SUPERINTENDENT OF CARROLL ISD NR
1000
GREENWAY-1709 ELEVEN
PARTNERS B1 2185 E SOUTHLAKE BLVD 8.090436387 U
Responses: F: In Favor O: Opposed U: Undecided NR: No Response
Notices Sent: 11
Responses Received within 300’: In Favor: 1 Opposed: 0 Undecided: 0 No Response: 10
Responses Received outside 300’: In Favor: 0 Opposed: 1 Undecided: 0
Case No. Attachment E
ZA23-0042 Page 1
NOTICE RESPONSES WITHIN 300’
Case No. Attachment F
ZA23-0005 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-806
To be drafted.
Case No. Attachment F
ZA23-0005 Page 2
EXHIBIT “A”
Metes and Bounds Description
To be provided.
Case No. Attachment F
ZA23-0005 Page 3
EXHIBIT “B”
Reserved for approved Site Plan