Item 7B - Development RegulationsS-P-1 (Detailed) Site Plan District Land Use Regulations
2185 East Southlake Blvd
This site shall comply with all conditions of the City of Southlake Comprehensive Zoning
Ordinance No. 480, as amended, as it pertains to the `B-1 Business Service District" regulations,
with the following exceptions:
Permitted Uses:
The following uses shall be permitted in addition to what is permitted in the base B-1 Business
Service District:
• All "C-3 General Commercial District" uses
• Single tenant, owner or business occupancy exceeding sixty thousand (60,000) square feet
• Warehouse
Outside Storage:
The outdoor storage of propane gas for sale or rent shall be allowed as conceptualized on the Site
Plan, and shall be screened using Masonry Screening Walls as and roughly where indicated on the
Site Plan.
Building Color Standards (Variance):
The use of Regal Red (RAL 3020) on a non-residential building is permitted, provided that the use
of such color is limited to metal coping, canopies, and signage on the building. No more than five
percent (5%) of Regal Red (RAL 3020) will be used per fagade.
Parking (Alternative Standard per Parking Study):
In accordance with the Parking Study, maximum parking observed for the proposed use (based on
peak use) is 0.91 parking spaces per 1,000 BSF (1 space per 1,098 BSF). This peak need per the
parking study is the basis for the Minimum Required Parking for the property: 70 parking spaces.
Additional parking spaces may be provided but are not required.
Driveways (Variance):
Under the current City of Southlake Driveway Ordinance (Ordinance 634, Section 5, Table 1)
drive accesses should be separated from "intersecting" public ROW by a minimum of 100 feet.
The proposed Site Plan proposes 2 drives accessing a shared private mutual access easement/drive
which aligns north -south connecting on the north to FM 1709/Southlake Boulevard and on the
south to Village Center Drive. The southernmost proposed drive is directly aligned with the
existing drive immediately opposite, servicing the Marshall's/PGA (Kimball Oaks) site — and is
approximately 41.5 feet from the Village Center ROW. In the case of the proposed development,
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which is an "in -fill" development surrounded on all 4 sides by existing fully constructed
sites/improvements, and where the site access and operation are expected to follow certain
functional realities, the following considerations (more specifically discussed with the TIA
supporting the subject property development) justify the southerly drive location as shown on the
Site Plan:
• The proposed south driveway aligns with the existing driveway on the east side of the
north -south drive aisle. Shifting the south driveway to the north to meet the City's spacing
standard would result in the driveway being offset from the Marshalls / PGA Superstore
driveway.
• The proposed south driveway is expected to be a low volume driveway, as it runs along
the back (south) side of the Floor & Decor building. Customer activity will be focused at
the north driveway, which provides direct access to the primary parking lot and the store
entrance, both located on the north side of the building.
• Trucks serving the Floor & Decor store will primarily use FM 1709, turn into the north
Floor & Decor site driveway, circulate counterclockwise around the building to access the
loading dock on the south side of the building, and exit the south driveway back towards
FM 1709. Internally, this operation plan eliminated conflict between the passenger vehicle
parking maneuver and truck delivery or maintenance routes, and eliminates truck stacking
from the "separation" provision.
• During typical weekday peak hours, trips accessing the Floor & Decor store from Village
Center Drive are expected to be minimal. Halff estimates five percent (5%) of the Floor &
Decor trips will use Village Center Drive to access the site, with the remaining 95% of the
trips utilizing access connections to FM 1709 and Kimball Avenue. With this expected
distribution, the number of trips using the south driveway connection to the north -south
drive aisle are expected to be very low, which should have minimal impacts to traffic flow
along Village Center Drive.
Building Height:
The underlying B-1 Business Service District allows for a maximum building height of 35 feet,
and within 100 feet of the nearest residential property, a maximum of 20 feet. The 20 feet height
limitation within residential proximity will remain, and maximum building height elsewhere shall
be 40 feet, which includes any architectural features.
Tree Removal Mitigation:
The current tree protection ordinance allows for payment in lieu of protection where protected
trees cannot be maintained due to site and development realities, as a mitigation feature. The site
will follow the ordinance allowed approach of payment into the City's Forestry Fund for an
equivalent number of caliper inches of protected trees which are anticipated to be removed from
the site due to development.
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Tree Canopy Protection Deviation — Mitigation Proposed:
Per Ordinance, based on the existing cover for the undeveloped site, 60% of the existing tree cover
is the target for the site. Due to the location of trees on the site being within the necessary
development area, the target 60% existing canopy coverage cannot be met.
In order to mitigate for the existing tree canopy removal as outlined on the Tree Conservation Plan
and Landscape Plan, new canopy tree species will be planted that, at maturity, will provide
approximately 22% greater canopy coverage than the minimum required existing canopy coverage
per City Ordinance. Additionally, at time of new tree plantings, all bufferyard canopy trees are
proposed to be increased to 6" caliper to provide for a larger initial canopy coverage and visual
impact.
Landscape Plan Variance — Mitigation Proposed:
The required landscaping for this development will be provided in accordance with the Landscape
Plan. Due to site spatial constraints and conflicts with existing utilities and drainage structures, the
full number of tree plantings could not be provided in the north and west bufferyards. In order to
mitigate for this, all bufferyard canopy trees have been upsized from 4" caliper to 6" caliper, and
an additional tree has been added in the east bufferyard. The net result of this upsizing of the
bufferyard canopy trees at initial planting is that the same caliper inches of trees have been
provided as are required per the base ordinance requirements.
Traffic On -Site Circulation:
The traffic and truck circulation on -site has been depicted on the Pedestrian and Site Circulation
Plan.
Primary customer, delivery, and site maintenance (trash pickup, etc.) traffic will be directed to the
northernmost driveway (regardless of Public ROW origin of traffic). Delivery and maintenance
traffic will proceed around the building in a counter -clockwise fashion and will exit the southerly
drive, with the expectation of re-entering Public ROW at FM 1709 (Southlake Blvd.).
Traffic Si2na2e:
Additional traffic signage will be placed on the property:
• Inside the "Customer Pick Up" area, there will be signage noting the school drop off and
pick up hours and encourage avoiding Village Center Drive during the hours of 7:30 AM
— 8:30 AM and 3:00 PM — 4:30 PM. The sign will note school hours 45 minutes before
school opens and 30 minutes after school closes.
• School Zone signage will be placed on the private drive in accordance with TMUTCD
standards.
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Conformance with the Pathways Master Plan:
As the trail location (vertically and horizontally) must integrate with the design for Village Center
Drive (which will not be constructed with the proposed development), the proposed development
does not expect to construct the full trail continuation at this time. The applicant/developer expects
to participate in the construction cost of the trail coincident with the development frontage of
Village Center Drive, minus the construction value of the trail portion being constructed to connect
the proposed development with pedestrian path within Public ROW. The appropriate remaining
trail value (coincident with the property) can be escrowed for use by the City or other similar
vehicle can be established as provided by the City.
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