Item 7D13 S0UTHLA1<,,E
CITY OF
Department of Planning & Development Services
STAFF REPORT
July 27, 2011
CASE NO: ZA11 -030
PROJECT: Specific Use Permit for 2120 E. Southlake Blvd., Suite A — Clothes Mentor
EXECUTIVE
SUMMARY: Global Realty & Management TX, Inc. is requesting approval of a Specific Use Permit
to allow the sale of used merchandise in 2120 E. Southlake Blvd., Suite A in Lot 3,
Block 1, Village Center Addition Phase 1. The property is located at located at 2110
and 2140 E. Southlake Blvd. and is approximately 13.078 acres. SPIN #8
DETAILS: The applicant is requesting approval of a Specific Use Permit to allow the sale of used
women's clothing and accessories in 2120 E. Southlake Blvd., Suite A in Lot 3, Block
1, Village Center Phase I that would expire when the tenant vacates. This request is
subject to approval of a zoning change and site plan from "C -3" General Commercial
District to "S -P -1" Detailed Site Plan District with "C -3" General Commercial uses
(ZA11 -029) for Lot 3, Block 1, Village Center Addition Phase 1 to allow the sale of used
merchandise with approval of a Specific Use Permit. No physical improvements to the
property are proposed. An alternate site plan that shows a separate lot for the Kroger
store has been submitted in the event that requests for approval of a concept plan
(ZA10 -058) and a plat revision (ZA10 -059) to create the separate Kroger lot are
approved by City Council.
ACTION NEEDED: No action is required at the August 2, 2011 City Council meeting. This item is being
presented for discussion purposes in regards to the associated zoning case (ZA11-
029). If zoning case ZA 11 -029 is approved on first reading, this item will be
considered in conjunction with the second reading of the associated zoning case.
ATTACHMENTS: (A)
(B)
(C)
(D)
(E)
(F)
611r_la; role] 011r_ «0
Background Information
Vicinity Map
Plans and Support Information — Link to PowerPoint
SPIN Meeting Report dated July 11, 2011
Surrounding Property Owners Map and Responses
Resolution No 11 -036
Dennis Killough (817) 748 -8072
Richard Schell (817) 748 -8602
Case No.
ZA11 -030
BACKGROUND INFORMATION
OWNER: Egylnvest Owner II LTD, LLP
APPLICANT: Global Realty & Management TX, Inc.
PROPERTY SITUATION: 2110 and 2140 E Southlake Blvd.
LEGAL DESCRIPTION: Lot 3, Block 1, Village Center Addition, Phase I
LAND USE CATEGORY: Town Center
CURRENT ZONING: "C -3" General Commercial District
REQUESTED ZONING: "S -P -1" Detailed Site Plan District
HISTORY: -A zoning change (ZA94 -016) from "AG" Agricultural and "C -3" General
Commercial District to "C -3" General Commercial District was approved March
15, 1994.
-A preliminary plat (ZA95 -076) for Village Center Lots 1 -6, Block 1 and Lots 1-
7, Block
-A concept plan (ZA95 -122) for Village Center Phase I was approved January
6, 1996.
-A site plan (ZA96 -006) for Lot 3, Block 1, Village Center Phase I was
approved March 5, 1996.
-A final plat (ZA96 -033) for Lots 1 -4, Block 1, Village Center Phase I was
approved April 4, 1996 and filed August 26, 1996.
-A revised site plan (ZA96 -046) for Lot 3, Block 1, Village Center Phase I was
approved May 21, 1996.
CITIZEN INPUT: A SPIN meeting for the zoning change and site plan request and for the
associated Specific Use Permit for a Clothes Mentor store was held on July 11,
2011 (see attachment D).
PLANNING AND ZONING
COMMISSION APPROVAL: July 21, 2011; Approved (7 -0), noting the Specific Use Permit will expire
when the lease expires, noting that sales are limited to women's clothing
and accessories, and subject to Staff's Report dated July 15, 2011.
STAFF COMMENTS: No review summary was prepared for this case due to the limited scope of the
request. Please see the staff report for the associated zoning change and site
plan for additional information.
Case No. Attachment A
ZA11 -030 Page 1
Vicinity Map
Lot 3, Block 1, Village Center, Phase
STgTE HWY 114
E SOUTHLAKE BLVD (FM 1709)
ZA 11 -029
Zoning Change and Site Plan
2110 & 2140 E. Southlake Blvd.
(F.M. 1709)
N
F
0 350 700 1,400
Feet
S
ZA11 -030 Page 1
PLANS AND SUPPORT INFORMATION - . LINK TO POWERPOINT
PROPOSED USE SUMMARY
Clothes Mentor
Clothes Mentor is a nationally franchised retail concept. Clothes Mentor has 45 stores
open, and expects to open at least 15 stores in the next 12 months, which stores are
located in 22 states. In 2010, Clothes Mentor opened stores in Plano and McKinney and
planning is underway for stores in metro Dallas, Southlake and Highland Village, Texas.
The Clothes Mentor concept was introduced and developed by Dennis and Lynn Blum,
who also introduced the Once Upon a Child and Plato's Closet resale concepts
Clothes Mentor buys and sells name brand, gently used women's casual wear for home
and business. We also sell purses, jewelry and other accessories, some of which is
new. Our top selling brands include Ann Taylor, Banana Republic, Chico's, Coach,
Coldwater Creek, Express, Loft, New York & Co., house brands from Dillard's, Macy's,
Nieman Marcus, and Nordstrom's, and other better quality brands that are currently sold
in Southlake, Texas. As a rule, we do not carry discount brands sold at Wal -Mart or
similar discount stores.
We buy only current styles of clothes, shoes, purses and accessories which, in general,
were sold new within the past 24 months. Clothes Mentor carries misses and women's
sizes 2 to 26, including maternity.
Clothes Mentor is a resale store. Unlike consignment stores, where the customer is
paid only if their item is sold, we pay cash on the spot for items we select from the items
brought to us by our customers. We have a strong incentive to buy only attractive,
current styles that are ready to wear by our customers. Approximately 80% of our
inventory is sold within 90 days after we buy the item. Seasonal merchandise is cleared
twice a year, and basics such as jeans are cleared one a year, to ensure that we have
current merchandise. We do not run continuous sale events.
Clothes Mentor carefully evaluates the merchandise we buy from our customers based
on brand, age, condition and our other criteria such as size, color, material and style.
We also perform a detailed inspection of each item to find condition problems such as
fading, stains, tears or missing or broken parts.
Clothes Mentor's prices are generally about 70% lower than the prices of comparable
new items. Our customers are generally paid between 30% and 50% of our expected
selling price. Although we offer value prices, we are not a thrift or "dollar" store.
Clothes Mentor's store environment is very similar to other boutiques and mall stores
located in Southlake. Our stores are clean, well lit and adequately staffed. Our
' Clothes Mentor is franchised by Clothes Mentor LLC which is based in Minnetonka, Minnesota.
z Once Upon a Child and Plato's Closet are franchised by Winmark Corporation, which is not affiliated with Clothes
Mentor LLC.
Case No. Attachment C
ZA11 -030 Page 1
merchandise is well organized and neatly displayed by style, size and color to provide
an upscale shopping experience for our customers. Clothes Mentor's DFW area stores
are open from 10 am to 8 pm Monday through Friday, 10 am to 6 pm Saturday and 1
pm to 5 pm on Sunday. Clothes Mentor buys items every day with no appointment
necessary.
Clothes Mentor's customers are adult women, with our core customer between the ages
of 2.5 and 55. Our customers may have changed jobs, changed sizes or simply
changed their mind about what they want to wear. Many, if not most, of our customers
both sell items to us and buy items from us.
Clothes Mentor's core customers are primarily drawn from the five mile radius around
the store location. However, our Plano and McKinney stores are regularly visited by
customers from Southlake, Colleyville and the surrounding areas. Clothes Mentors
often become destination stores because, unlike mall stores, our product selection is
different at every store.
Clothes Mentor is an environmentally friendly retail concept. We provide a mechanism
to reuse items that might otherwise be discarded in a landfill (the average American
discards 70 pounds of textiles each year). The resale industry also contributes to
improved air and water quality through reduced need for transportation, dyes, bleaches
and other manufacturing processes.
Bracken Textiles Company
Bracken Textiles Company is owned by Charles Bell, his wife, Catherine Bracken, and
her sister, Patricia Bracken. Charles and Catherine live in Plano and Patricia lives in
Hurst.
Bracken Textiles owns and operates the Clothes Mentor in Plano, which was the first
Clothes Mentor in Texas. During its first year of full operations, sales were
approximately $425,000. We currently employ two full -time and six part -time
employees in our Plano store.
Charles and Catherine also own and Catherine operates four of the 11 Plato's Closets
in the DFW Metroplex (Dallas, Frisco, Irving and Plano). The Plano location, opened in
October 2000, was the first Plato's Closet opened in Texas and remains the most
successful in North Texas.
Case No. Attachment C
ZA11 -030 Page 2
SITE PLAN
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Case No. Attachment C
ZA1 1-030 Page 3
ALTERNATE SITE PLAN WITH SEPARATE KROGER LOT
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Case No. Attachment C
ZA11 -030 Page 4
S
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION
SPIN MEETING REPORT
ZA11 -029 & ZA11 -030
Clothes Mentor
SPIN # 8
July 11, 2011; 6:00 PM
1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Six (6)
• SPIN REPRESENTATIVE(S) PRESENT: Pattie Minder (# 8)
• APPLICANT(S) PRESENTING: Charles Bell and Pat Bracken from Clothes Mentor and
Vicky Johnson from Global Realty and Management, Inc. TX
• STAFF PRESENT: Richard Schell, Planner II
STAFF CONTACT: Richard Schell, Planner II, ( 817) 748 -8602; rschell@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 2110 and 2140 E. Southlake Blvd. in Village Center, Phase I.
Development Details
• The applicant is requesting approval of a zoning change and site plan from "C -3"
General Commercial District to "S -P -1" Detailed Site Plan District to allow the sale of
used merchandise with approval of a Specific Use Permit. The applicant is also
requesting approval of a Specific Use Permit to allow Clothes Mentor to sell used, better
quality women's clothing and accessories that are approximately 12 -24 months old in a
mall -like setting.
QUESTIONS! CONCERNS
• How do you know the clothes are 12 -24 months old?
o We use the date in the garment, if available, or label guides.
• How are the clothes organized?
o The clothes are organized by type, so all the shorts are together, for example.
They are also divided into two size categories.
• What is the turnover?
o Eighty percent of the items are sold in the first ninety days. Seasonal clothes are
kept for six months and basics for one year. There are clearance sales twice a
year. The clothes are written off after that.
• Do you have a way to know the merchandise is authentic?
o The franchiser provides authentication guides. We train our staff for two months.
Case No. Attachment D
ZA11 -030 Page 1
• How do you make money?
o The clothes are priced at seventy percent off. We offer one -third of that.
Why did you choose the Kroger center?
o Because of the walk by traffic generated by Indoor Safari, the yoga studio and
Panera bread.
• 1 don't want a thrift store.
What about shoes? Is there a health issue?
o No. Shoes are our biggest seller.
• Will the employees be adults?
o There will be a combination. The younger employees will be tagging and hanging
clothes.
Will there be security cameras?
o Yes.
What will be the size of the store?
c It will be just shy of 4,400 square feet.
1 don't want racks outside.
o We don't do that.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The
report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City
staff, and the public of the issues and questions raised by residents and the general responses made. Responses as
summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly
encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA11 -030 Page 2
SURROUNDING PROPERTY OWNERS
2110 and 2140 E. Southlake Blvd.
it
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11
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D
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SPO #
1.
Owner
Ethan Allen Retail Inc
Zoning
SP1
Land Use
Retail Commercial
Acreage
2.06
Response
NR
2.
Greenway- 1709 /Eleven II Lp
SP1
Retail Commercial
1.76
NR
3.
Inland W Southlake Corners Ltd
C3
Regional Retail
16.71
NR
4.
Gateway Church
CS
Office Commercial
13.66
NR
5.
Halek, Jason A & James M
01
Office Commercial
1.47
NR
6.
Southlake Food Mart Lp
C3
Town Center
0.94
NR
7.
Wendys International Inc
C3
Town Center
0.79
NR
8.
Eqyinvest Owner II Ltd Llp
C3
Town Center
13.15
NR
9.
Jpmorgan Chase Bank
C3
Town Center
2.12
NR
10.
Goldfish (De) Lp
C3
Town Center
4.66
NR
11.
Hd Development Propertiex, Lp
C3
Town Center
11.60
NR
Responses: F: In Favor
Case No.
ZA11 -030
O: Opposed To U: Undecided NR: No Response
Attachment E
Page 1
Notices Sent: Eleven (11)
Responses Received: None (0)
Case No. Attachment E
ZA11 -030 Page 2
RESOLUTION NO. 11 -036
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT TO
ALLOW THE SALE OF USED WOMEN'S CLOTHING AND
ACCESSORIES IN SUITE 2120 E. SOUTHLAKE BLVD., SUITE A
THAT WOULD EXPIRE WHEN THE TENANT VACATES ON
PROPERTY WITHIN THE CITY OF SOUTHLAKE, TEXAS, LOCATED
AT 2110 AND 2140 E. SOUTHLAKE BLVD., BEING LEGALLY
DESCRIBED AS LOT 3, BLOCK 1, VILLAGE CENTER PHASE I, AN
ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY,
TEXAS, MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT
"A ", AND AS DEPICTED ON THE APPROVED SITE PLAN
ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT
"B" AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit to allow the sale of used merchandise has been
requested by a person or corporation having a proprietary interest in the property zoned as "S -P -1"
Detailed Site Plan District; and,
WHEREAS, in accordance with the requirements of Section 45 of the City's Comprehensive
Zoning Ordinance, the Planning and Zoning Commission and the City Council have given the
requisite notices by publication and otherwise, and have afforded the persons interested and
situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such
Specific Use Permit is in the best interest of the public health, safety, morals and general welfare of
the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted to allow the sale of used women's clothing and
Case No. Attachment F
ZA11 -030 Page 2
accessories in 2120 E. Southlake Blvd., Suite A that would expire when the tenant vacates on the
property located at 2110 and 2140 E. Southlake Blvd., being legally described as Lot 3, Block 1,
Village Center Phase I, an addition to the City of Southlake, Tarrant County. Texas, more fully and
completely described in Exhibit "A ", and as depicted on the approved Site Plan attached hereto and
incorporated herein as Exhibit "B" and providing an effective date, subject to the provisions
contained in the comprehensive zoning ordinance and the restrictions set forth herein. The
following specific requirements and special conditions shall be applicable to the granting of this
Specific Use Permit: The City Council approved the specific use permit as presented.
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS DAY OF
CITY OF SOUTHLAKE
Bv:
John Terrell, Mayor
ATTEST:
Alicia Richardson, TRMC
City Secretary
Case No. Attachment F
ZA11 -030 Page 3
EXHIBIT "A"
Being described as Lot 3, Block 1, Village Center Phase I, an addition to the City of Southlake,
Tarrant County, Texas, according to the plat filed in Cabinet A, Slide 3049, Plat Records,
Tarrant County, Texas, and being approximately 13.078 acres.
Case No. Attachment F
ZA11 -030 Page 4
EXHIBIT "B"
Reserved for approved Site Plan
Case No. Attachment F
ZA11 -030 Page 5