Item 6A - Staff ReportCITY OF
S0UTHLA1<,,,E
Department of Planning & Development Services
STAFF REPORT
September 26, 2023
CASE NO: CP23-0001
PROJECT: Land Use Plan Amendment for 2185 E. Southlake Blvd. (proposed Floor and
Decor)
EXECUTIVE
SUMMARY: Philip Cochran of Floor and Decor and Bill Dahlstrom of Jackson Walker LLP, on
behalf of the owner Greenway — 1709 Eleven Partners, are requesting approval of
a Land Use Plan amendment for Floor and Decor, for property described as Tract
111302, John A Freeman Survey Abstract No. 529, City of Southlake, Tarrant
County, Texas and located at 2185 E. Southlake Blvd., Southlake, Texas. Current
Land Use Designation: Retail Commercial and Office Commercial. Requested
Land Use Designation: Retail Commercial and Office Commercial with a Site -
Specific Recommendation. Current Zoning: "13-1" Business Service Park District.
Requested Zoning (ZA23-0042): "S-P-1" Detailed Site Plan District. SPIN
Neighborhood #8.
Specifically, the request is to modify the Future Land Use Map to identify the
property at 2185 E. Southlake Blvd. as an area that has a site -specific
recommendation in the Consolidated Land Use Plan. The site -specific
recommendation, designated as 114-LU18, will be added to the "Summary of Land
Use Changes" table in the Consolidated Land Use Plan. The proposed site -
specific recommendation is as follows: `Allow S-P-1 (Detailed) Site Plan zoning to
allow for a larae sinale-tenant retail develoament (aaaroximately 75.000 sauare
Let ."
DETAILS: The purpose of this request is to propose a Land Use Plan amendment for the
purpose of zoning and developing the property for an approximately 75,000 square
foot building intended for retail uses — specifically a Floor and Decor retail center.
A Zoning Change and Site Plan application for Floor and Decor has been
submitted under case ZA23-0042.
The property is a 7.8-acre tract of land located southwest of the intersection of East
Southlake Boulevard and South Kimball Avenue. The site is currently unimproved
and is split between two land use designations - Retail Commercial on the northern
portion of the site and Office Commercial on the southern portion of the site.
The City Council denied this request on the 1s' reading held on September 19,
2023. A public hearing was advertised for the October 3, 2023, City Council
meeting. The applicant has requested that this item be withdrawn from
consideration.
Case No.
CP23-0001
Existing Land Use Designations
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.
Land Use Mix*: The percentages below for the land use mix in the Retail
Commercial category are intended only to be guidelines, and greater flexibility may
be appropriate under site specific conditions.
Retail
65%
+35%
Office
20%
±20%
Open space
10%
±10%
Civic use
5%
±5%
Total 100%
*These percentages are not regulatory and should only be used as a guide.
Case No.
CP23-0001
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 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.
Land Use Mix*: The percentages below for the land use mix in the Office
Commercial category are intended only to be guidelines, and greater flexibility may
be appropriate under site specific conditions.
Office
85%
±15%
Open space
10%
±10%
Civic use
5%
±5%
Tota 1 100%
*These percentages are not regulatory and should only be used as a guide.
Proposed Land Use Amendment
The proposal is to retain the existing underlying land use designations and add
the following to the "Summary of Land Use Changes" table, for the S.H. 114
Corridor of the Consolidated Future Land Use Plan:
No.
Issues
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Large, undeveloped iMdl property
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use designation makes
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either designation ddflcult
Allow - -1 (Detailed) S4e Plan zoning to allow lor a large single -tenant retail development
iapproaimatety 75,000 square feet},
Enlarged Recommendations/Policy:
Allow S-P-1 (Detailed) Site Plan zoning to allow for a large single -tenant retail development
(approximately 75.000 square feet).
Case No.
CP23-0001
ACTION NEEDED
ATTACHMENTS:
STAFF CONTACT:
Case No.
CP23-0001
1) Consider 2nd Reading of the Land Use Plan Amendment
2) Conduct a Public Hearing
(A) Background Information
(B) Applicant's Narrative
(C) Ordinance No. 1269A
Land Use Statement
Jenny Crosby (817) 748-8195
Dennis Killough (817) 748-8072
BACKGROUND INFORMATION
OWNER: Greenway — 1709 Eleven Partners
APPLICANT: Philip Cochran — Floor and Decor
Bill Dahlstrom — Jackson Walker, LLP
PROPERTY SITUATION: 2185 E. Southlake Blvd.
LEGAL DESCRIPTION: Tract 1 B02, John A Freeman Survey Abstract No. 529
LAND USE CATEGORY: Retail Commercial, Office Commercial
PROPOSED LAND USE
CATEGORY: Retain existing underlying land uses and add a site -specific
recommendation.
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.
PLANNING AND
ZONING COMMISSION
CITY COUNCIL:
Case No.
CP23-0001
September 7, 2023; DENIED (6-0).
September 19, 2023; 1st Reading DENIED (6-0).
Attachment A
Page 1
Applicant's Narrative:
June 26, 2023
Mr. Dennis Killough
Director of Planning and Development Services
City of Southlake
1400 Main Street
Southlake, Texas 76092
RE. Consolidated Land Use Plan Text Amendment Request Letter — Property
Located at 2185 East Southlake Boulevard, Southlake, Texas 76092 (the
"Property').
Dear Mr. Killough:
In connection with the Comprehensive Plan Amendment Application for a property located
at 2185 East Southlake Boulevard, Southlake, Texas 76092, we have prepared the below summary
of our request for a site specific amendment:
The requested change to the Consolidated Future Land Use Plan (the "Plan") text is
included herein as "Exhibit A". The proposed changes are shown in red, which would be
added to page 47 of the Plan, and reflect our request for a site specific recommendation for
Floor & Decor's investment into Southlake and development of the Property.
2. According to the Future Land Use Map (attached hereto as "Exhibit B"), the Property is
designated in two (2) future land use plan categories, which limits the ability to adhere to
the guidelines of the Plan. More specifically, the northern portion of the Property is
designated as Retail Commercial ("RC"), while the southern portion of the Property is
designated as Office Commercial ("OC"). The RC category provides for lower to medium -
intensity neighborhood retail shopping facilities, with a suggested land use mix of sixty-
five percent (65%) retail, twenty percent (20%) office, ten percent (10%) open space, and
five percent (5%) civic use. The OC category is designed for the exclusive use of office
and limited office -related activities, with a suggested land use mix of eighty-five percent
(85%) office, ten percent (10%) open space, and five percent (5%) civic use. Both the RC
and OC categories highlight the importance of maintaining the character and integrity of
existing neighborhoods by providing an appropriate transition with low intensity uses.
While Floor & Decor's proposed project is consistent with retail use in the RC category, it
will consist of a single, higher -density, large anchor tenant store (approximately 75,000
square feet) on the Property. It is important to note that this higher -density, however, is not
expected to result in higher intensity. In fact, the intensity traditionally found at similar
properties is significantly less than traditional retail and office uses. A property of this size
J W I DALLAS 2323 Ross Avenue, Suite 600 • Dallas, Texas 75201 1 www.iw.corn I Member of GLOBALAWTM
Case No. Attachment B
CP23-0001 Page 1
Page 2
and location would typically demand multiple smaller -density tenants, which
independently result in higher intensities for the area.
3. The existing plan should be modified because the Property's split between two (2) future
land use categories limits the ability to conform to either category's guidelines of the Plan,
as the goals for the RC designation differ from those of the OC designation. Moreover, the
Property is a large infill tract of land with limited visibility from Southlake Boulevard,
which limits the type of development and use that would be suitable and desirable for the
Property. A large, single -tenant retail occupant will provide ample economic benefits to
the City, and appropriately addresses the goals of the Plan, as further discussed below.
4. The proposed development fits appropriately within the area by providing a high -
performing retail use that is lower intensity than other retail uses, so as to limit the impact
on roadways and surrounding neighborhoods. This fulfills the goals of the Plan as follows:
a. Goal 1: Quality Development. The proposed project will promote quality
development that is consistent with the Urban Design Plan and existing
development patterns. Floor & Decor will provide a well -maintained, attractive,
pedestrian -friendly, and safe development, on one of the few pieces of vacant land
in Southlake.
b. Goal 2: Balance. The surrounding uses of the Property include existing lower -
density retail and restaurant uses. The Floor & Decor project will provide a balance
of uses by adding a unique retail use that is occupied by a sole operator. Moreover,
Floor & Decor is a leading provider in high quality flooring and tile, and this use is
responsive to and suitable with changing market conditions, which will sustain
growth in property values.
c. Goal 6: Economic Development. Floor & Decor will contribute to Southlake's
vibrant and sustainable economy by providing necessary and desirable goods to the
City. Floor & Decor is committed to the community and will provide economic
growth, employment opportunities, and services to the residents of the City.
5. The primary unique characteristic of the Property is that it is a large infill development area
with limited visibility from Southlake Boulevard, as it is setback from the road and located
behind several existing buildings. The area supports retail uses and development for that
use requires a creative, quality investment that suits the Property. Floor & Decor is
uniquely positioned to bring a high -quality development to Southlake.
Thank you again for your time and consideration in reviewing this request letter, and please
let me know if you have any questions.
Sincerely,
Vie s, Da&t�wm
Case No. Attachment B
CP23-0001 Page 2
7�
)W Jackson Walker LLP
Exhibit A
Revised Text — Consolidated Land Use Plan
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J W I DALLAS 2323 Ross Avenue, Suite 600 • Dallas, Texas 75201 1 www.iw.com I Member of GLOBALAWTm
Case No. Attachment B
CP23-0001 Page 3
)W Jackson WalkerLLP
101
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Future Land Use Map
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Case No. Attachment B
CP23-0001 Page 4
ORDINANCE NO. 1269A
AN ORDINANCE AMENDING THE CONSOLIDATED FUTURE LAND USE
PLAN, AN ELEMENT OF THE CITY OF SOUTHLAKE'S
COMPREHENSIVE PLAN.
WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the voters in
a duly called Charter election on April 4, 1987; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's comprehensive
plan elements every four years,
WHEREAS, the City Council recognizes that the Consolidated Future Land Use Plan is an
element of the City's Comprehensive Master Plan,
WHEREAS, the City Council has determined that the Consolidated Future Land Use Plan
complies with the Southlake 2035 Vision, Goals, & Objectives,
WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan has
been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations in the Consolidated Future
Land Use Plan herein reflect the community's desires for the future development of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, THAT:
Section 1. All of the findings in the preamble are found to be true and correct and the City Council
hereby incorporates said findings into the body of this ordinance as if copied in its entirety.
Section 2. (Adopted Change).
Section 3. The different elements of the Comprehensive Master Plan, as adopted and amended by
the City Council from time to time, shall be kept on file in the office of the City Secretary
of the City of Southlake, along with a copy of the ordinance and minute order of the Council
so adopting or approving the same. Any existing element of the Comprehensive Master
Plan which has been heretofore adopted by the City Council shall remain in full force until
amended by the City Council as provided herein.
Section 4. This ordinance shall be cumulative of all provisions of ordinances of the City of Southlake,
Texas, except where the provisions of this ordinance are in direct conflict with the
provisions of such ordinances, in which event the conflicting provisions of such ordinances
are hereby repealed.
Case No. Attachment C
CP23-0001 Page 1
Section 5. It is hereby declared to be the intention of the City Council that the phrases, clauses,
sentences, paragraphs and sections of this ordinance are severable, and if any phrase,
clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional
by the valid judgment or decree of any court of competent jurisdiction, such
unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted by
the City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this ordinance
in book or pamphlet form for general distribution among the public, and the operative
provisions of this ordinance as so published shall be admissible in evidence in all courts
without further proof than the production thereof.
Section 7. This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the day of , 2023.
PASSED AND APPROVED on the 2nd reading the
APPROVED AS TO FORM AND LEGALITY:
MAYOR
ATTEST:
CITY SECRETARY
day of , 2023.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment C
CP23-0001 Page 2
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No.
CP23-0001
Attachment C
Page 3