2000-12-06 Meeting Report (Jellico Towne Crossing)Jellico Towne Crossing
SuperTarget
Question Answer Summary December 6, 2000
NOTE: This draft is a work -in- progress and does not yet include answers to all the questions.
We will continue to answer these questions and any others that are raised and will post this Q
A Summary on the city's website as soon as possible. (www.ci.southlake.tx.us
Answer provided by: (Dev.) Developer, (City) City Staff
1. BASIC DATA
A. Has the City changed any item on the Master Thoroughfare Plan due to this
proposed development? Answer: No.
B. How many acres of land are involved in this request? Answer: There are
approximately 30 acres total in this request. (City)
C. Regarding the outparcels /restaurant sites, are these currently zoned residential?
Answer: The northernmost site and a portion of the middle site are part of a
tract that is currently zoned residential. (City)
2. SITE SELECTION LAND PURCHASE ISSUES
A. State Highway 114 has large, undeveloped tracts, wouldn't this be a better
location for this type of development? Answer: The term "better" in this
instance tends to be subjective. From a functional standpoint, other locations
along SH 114 would likely be no more or less workable than the subject site.
From the standpoint of an optimal retail business location, the applicant has
selected the subject site over others based upon their own market research.
(City)
B. What is the current Land Use Plan designation for this site? Answer: The city's
land use plan designates the subject property as Retail Commercial, Office
Commercial, Low Density Residential, and 100 year Floodplain. (City)
C. Regarding the Land Use Plan, why is it not the case that adjustments may be
made along the State Highway 114 corridor to accommodate this development
versus plan adjustments at this location? Answer: The land use plan acts as a
guide to growth, but is not a regulatory mandate. City Council may choose to
approve or deny development proposals that are consistent or inconsistent with
the land use plan, depending upon their view of what meets the public interest.
In this case, the developer is not seeking a direct change to the land use plan
itself, rather, he is attempting to demonstrate that the proposed development is
appropriate for the subject location and is not incompatible with surrounding
land uses nor the intent of the land use plan. (City)
D. Do the people who own this land have the right to sell to the developer if they
wish? Answer: Yes. (City)
E. Why would Target choose a location adjacent to residential property when there is
an existing corridor for commercial development along SH 114? Answer: Target
chose this location based on market representation retail sales analysis, store
spacing and complimentary retail proximity. (Deu)
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F. How did SuperTarget pick this site and were they influenced by anyone from City
Council? Answer: Target chose the site based on the above reasons and not
influence by anyone from City Council. (Dev.)
G. Who was the first contact person that Target met with at the City? Did this person
tell you that this proposal is in conflict with the Land Use Plan and accompanying
regulations? Did the City Council put forth the impression that the situation would
change? Answer: Target's first contact with the City was Greg Last, Director of
Economic Development. Target was made aware of the LDP and regulations.
Council has not put forth any impression, either way, suggesting that this
situation would change. (City)
H. What has been the Target Corporation's commitment to stay at a particular site?
Answer: Target Corporation's commitment to stay at existing locations has
always been based on market demographics, sales feasibility, and the condition
of the physical building. At this time, in the United States, Target stores has
only four closed stores that are available for sale. These stores have been closed
only a short time. (Dev.)
L Was Target made aware that this location was adjacent to residential areas?
Answer: Yes (City)
J. Why not place the SuperTarget in Keller Town Center? Answer: Keller Town
Center is not a feasible location as it does not meet the spacing requirements on
the existing store grid for Target. (Dev.)
K. How does the city justify that the requested zoning changes include uses that the
zoning ordinance states will not be placed adjacent to residential property?
Answer: The applicant has submitted an SP-2 rezoning and concept plan
request (SP-2 is one of the City's non residential zoning districts) which allows
the city to limit allowed uses and establish unique standards on a site. This
allows significantly more city control than a straight commercial zoning. (City)
L. Has the land been purchased outright yet? Answer: No. (Dev)
M. Does Target hold options on this property? Has there been any money exchange
on this property? Answer: Yes to part one. There have been earnest money
considerations paid for these options. (Dev.)
O. Are there any kind of expansion plans for this development, particularly the
Timberline properties to the north? Answer: No. (Dev.)
P. Is there another site in Southlake that Target has considered to build their facility,
particularly on SH 114? Answer: No, there was not any consideration given for
an alternate site on SH 114 after initial market review by Target personnel.
(Dev.)
Q. Who are the current owners of the properties? Answer: The current land owners
names will be on the staff planning report to be prepared for the P &Z
Commission. (City)
R. What is the current value of the properties? Answer: The current value for the
property has not been appraised at this time. (Dev.)
S. What else is planned in this vicinity? Answer: The City of Southlake DPS site is
planned along the east side of Randol Mill Road A site plan has been approved
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for limited retail on the southwest corner of FM 1709 and Davis Blvd No other
projects are currently planned (City)
3. MARKETING FREE COMMERCE QUESTIONS
A. How will the Super Target impact other existing businesses in the city? Answer:
It should be a positive impact. Super Target always is a very positive impact in
retail communities. (Dev.)
B. Within 3 miles there are 4 grocery stores that are under utilized. Where will the
excess demand for a Super Target come from? Answer: Target would not be
here proposing a rezoning and store development if sufficient demand for Super
Target were not believed to be correct by its Senior Management. (Dev.)
C. Is Target, along with City Council, willing to accept that a majority of the
adjacent property owners do not want this development and will not shop there,
and that the potential exists for this store to close and there be an empty box left
standing? Answer: Yes. (Dev.), Staff cannot speak for City Council. (City)
D. In 2003 there is a proposed regional mall in Circle T in Westlake, does the
demographic trends analysis that drove this location drive Target to move into
that development also? Answer: Potentially yes. (Dev)
E. With Target being placed next to an Albertson's where it seems that they are
cutting back hours, is it in the best interests for Target to have surrounding
businesses go out of business? Answer: No, certainly not, and we do not believe
the proposed shopping center will do that (Dev)
F. Why, other than revenue, is there a need for this type of facility? We have a
Walmart in Southlake and 3 Target stores, 2 of which are "Super" stores less than
8 -10 miles in proximity (Watauga, Hurst Grapevine). Don't you think
Walmart's services our needs enough for this kind of store? Answer: Questions
of "need" are driven by the market. The City does not assess the intended
market for a development proposal when one is submitted for review. It is
ultimately the responsibility of the property owner /developer to determine
whether there is a market (i. e. need) for the project being proposed, which is
normally accomplished through their own market research. The City considers
all such development proposals according to its established rules (zoning,
subdivision regulations, etc). (City)
4. SITE DESIGN ISSUES
A. The West Plano store is alongside the North Dallas Tollway, it is a big store, and
no wall exists around the perimeter, only a wooden fence. There is no evidence
shown that the Target Corporation protected adjacent homeowners at this
location, and F.M. 1709 is not a similar roadway to the Tollway how does
Target rectify these issues with this site? Answer: The applicant has proposed a
8 foot masonry wall along the entire north and west boundaries of the subject
property. In addition, the applicant has proposed a 100 foot landscaped buffer
separating the shopping center from the wall (there are two locations near the
adjacent roadways where the buffer shrinks to approximately 80 feet). FM
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1709's ultimate design will be a seven -lane arterial highway (six through lanes
with a center turn lane) with necessary turn lanes and deceleration lanes. (City)
B. What is the location of other Target/SuperTarget stores in relation to roadway size
are there other examples of a store located along a smaller, F.M. 1709 -like
roadway? Answer: Garland Beltline /Jupiter; Plano Preston Rd FM 544.
C. Driving by Gateway Plaza, believe that lighting is excessive. How many trees
does the developer plan to remove at this site this is one of the last natural areas
in town. Answer: The proposed development is presently at the concept plan
level which is suitable for consideration of zoning issues, but does not provide
the level of detail necessary to determine exactly how many trees will be
removed or planted However, in general the submitted landscaping plan
indicates that the number of trees in the identified buffer and landscape areas
will approach a one-for-one replacement of existing trees on the site (not
including scrub trees such as mesquite). (City)
D. Some trees do not respond well to adjacent landscaping improvements, is the
developer aware of this? Answer: Yes. (City)
E. What determines the location of the proposed wall? Has the developer considered
placing trees along both sides of the wall? Answer: The present proposal is to
place the wall along the north and west property boundaries. Landscaping
improvements are presently proposed on the inside of the wall only, probably
due to maintenance concerns. However, the developer would probably be open
to moving the wall away from the property boundary to allow for landscaping to
be installed on both sides. (City)
F. How does this proposal address the pollution impact of this proposal (due to the
use of diesel trucks and the continual fuel odors)? Answer: There is presently
no rational basis upon which to conclude that vehicular fuel odors or exhaust
fumes would be noticeable beyond the property boundaries of the proposed
development (City)
G. One of the first impressions of this City was that they were sensitive to preserving
open space and greenbelt areas? Is this still the case or has there been a shift in
direction? Answer: The city continues with its programs for the preservation
of natural areas and open spaces. In commercial areas such as the subject
property, city requirements limit impervious coverage to 75 percent of the total
development Substantial landscaping and buffering from adjacent properties
is also proposed. (City)
H. What is the distance of the proposed curb cuts for this development on F.M. 1709
and F.M. 1938 from the existing residential curb cuts? Answer: Refer to concept
plan adjacent driveways and streets are all shown.
L What is the impervious coverage for this proposal, is it not true that this is higher
than previous developments in the City? Answer: The city's impervious
coverage limitation in commercial areas is 75 percent The proposed
development's impervious coverage is 75 percent (City)
J. According to this proposal, is the developer responsible for maintaining the
proposed 100' buffer? Answer: Yes. (City)
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K. Are there any waivers /variances requested in this proposal? If so, what are the
requests and what regulations do they address? Answer: Yes. The developer is
requesting variances for separation distances of two (preexisting) driveways
from the intersection of Randol Mill and FM 1709; and variances for vehicle
storage depth for two driveways, one preexisting on FM 1709 and a new
driveway on Randol Mill Road All variance requests pertain to the city's
driveway ordinance. (City)
L. Lighting
i. Will there be light pollution spilling into the residential property to the
north? Answer: No. High pressure sodium lighting on 30' high light
poles with flat lens boxes are proposed (Deu)
ii Regarding the 30' lighting, is there any lower standard for a development
anywhere in Southlake? Answer: The City does not limit the height of
light poles, only the illumination emanating from them. (City)
iii What are the lighting regulations per the Lighting Ordinance for
development in Southlake? Is the regulation measurement based upon
height, distance, or footcandles? Answer: The City regulates lighting
based upon footcandles. The lighting regulations generally limit
outdoor lighting to be no more than 20 footcandles (except for under the
canopy of service stations). However, different light intensities are
allowed at the property line of adjacent properties depending upon their
use. Footcandle intensity for adjacent single family lots may only be 0.2
horizontal and 0.5 vertical at the property line, compared to adjacent
nonresidential properties which is 3.0 footcandles horizontal and 3.0
vertical. (City)
M. Drainage Grading
i. What will be the impact on drainage from this facility, specifically
impacting Brock Drive? Answer: The site drainage preliminary plan
has been fully reviewed with the Corp of Engineers and Southlake
Engineering and is designed to not impact Brock Drive. (Deu)
ii. Will the building be elevated with fill dirt? What impact will that have on
the 35' height of the building? Answer: The building will be placed with
minimal cut and fill to establish a building pad site. None to part two.
(Deu)
iii. What will be the grade from FM 1709 to the building? Answer: The
grade will slope upward to the building at approximately 3% slope from
FM 1709. (Deu)
iv. Will the runoff from the development drain into FM 1709 and how will
this impact the adjacent properties and the road? Answer: The runoff
drains into the existing drainage opening under FM 1709 and will not
impact the adjacent properties as the preliminary drawings have been
reviewed by the Corp of Engineers and Southlake Engineering. (Deu)
V. Regarding the storm water design, who is responsible should the homes in
the Brock Drive vicinity be damaged? Answer: If the developer created
a situation that caused neighboring properties to suffer water damage,
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then the developer would be the responsible and liable party. However,
before any construction would be authorized by the City, the developer
will have to demonstrate conclusively that anticipated storm water flows
would be appropriately accommodated (City)
N. Landscaping
i. What portions of the bufferyard are 100' and which portions are 80'?
Answer: A portion of the bufferyard on the west side near FM 1709
diminishes to 82 feet for approximately 200' in order to accommodate
parking, and a portion on the north side near Randol Mill Road
diminishes to approximately 80 feet to accommodate ingress /egress
requirements. The City's bufferyard requirement would normally be 10
feet. (City)
ii. Are the trees represented in the graphics the actual quantity and type that
will actually be planted around the facility? Answer: Yes, definitely.
(Deu)
O. Miscellaneous Site Issues
i. Will there be outside trailer storage of inventory on the site? Answer: No.
(Deu)
ii. What are the plans for the underground gas tanks at Fina? Answer: The
existing tanks will be removed under applicable laws. (Deu)
iii. Show and describe where the trash compactors are. Answer: Target has
no outside trash compactors. They have a sealed container in the truck
dock area. Typically, the other general retail dumpsters are located in
screened enclosures inside the truck court behind the retail buildings.
(Deu)
iv. Is the proposed parking plan adequate for the scope of the development?
Answer: Yes. (City)
5. OPERATIONS
A. Regarding the Archer Farms Market in SuperTarget, how does this retail compare
statistically with Kroger, Albertsons, and Tom Thumb? Answer: Sales similar,
Size similar.
B. Does the proposed Archer Farms Market plan to sell Alcohol at this location?
Answer: Yes, if allowed by government (beer and wine only).
C. What does the demographic studies state in terms of incremental alcohol sales in
Southlake? Answer: Do not understand this question (City).
D. How does Archer Farms Market require four (4) deliveries per week while other
grocery retail business total ten (10) to eleven (11) deliveries per week? Answer:
Do not have information regarding other grocers delivery schedules.
E. In the presentation the estimated grocery deliveries total four (4) per week. In the
general merchandise section the estimated deliveries total seven (7) to eight (8)
per week. Explain the difference in deliveries for the grocery and general
merchandise sections? Answer: Fresh /frozen produce versus dry goods. Trucks
are basically the same.
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F. Does the grocery deliveries include dry groceries on the trucks? Answer: Yes,
external and internal monitoring. (Deu)
G. Would individual vendors to Archer Farms (i.e. Frito Lay, etc.) also be delivering
products outside of the four (4) grocery deliveries per week? Answer: Yes.
(Deu)
H. Does Target plan to have their own security at the location? Answer: Yes,
external and internal monitoring. (Deu)
L How many customers are estimated during peak hours; does this relate to one (1)
car per visit? Answer: Approximately 400, yes. (Deu)
J. Is Target a drug -free employer, and do they hire people with criminal
backgrounds? Answer: Yes; No. (Deu)
K. What are the anticipated hours of operation for the SuperTarget and why are they
different from the Watauga store? Answer: The anticipated hours of operation
for the SuperTarget are from 8 a. m. until 12 midnight. (Deu)
L. If the store closes at 12 a.m., would there still be employees present for several
hours wrapping up the shift? Answer: When the store closes at 12 a. in. there
will be employees who are locked into the store for the entire evening for
restocking and cleaning until 8 a. m. (Deu)
M. What are the planned holiday hours of operation? Answer: There are no special
hours with a SuperTarget. (Deu)
N. What is the historical data on the store size of Target in relation to adjusting hours
of operation (seasonally for example)? Answer: Not applicable to a
SuperTarget. (Deu)
O. If they sell a pad site, can the pad be a 24 hour operation? Answer: Yes, however
very few pad sites operate 24 hours. (Deu)
P. Will there be 24 hour stocking operations occurring at this facility and how do we
know it won't turn into a 24 hour operation at a future time? Answer: There are
no 24 -hour operation Target stores at this time and it is not foreseen by store
management in the future that there will be 24 -hour operations. (Deu)
Q. How does the SuperTarget differ from other large anchor developments? Answer:
Following are major points of difference between the SuperTarget and other
similar large anchors.
A 100 foot landscaped bufferyard is provided along the majority of the north
and west property lines where only a 10 foot bufferyard is required by
ordinance.
An 8 foot high masonry wall will be constructed along the north and west
property lines adjacent to residentially zoned properties where only a 6 foot
wood fence is required by ordinance.
No outside garden typically associated with large discount tenants.
No pharmacy drive through.
No tire, battery or automotive sales or service.
No outside sales or storage, with exception of request for seasonal outside
sale of plants.
Delivery trucks and service area are located internal to the project.
SuperTarget utilizes an interior trash compactor.
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R. Truck Delivery Questions
i. What are the anticipated delivery times for the SuperTarget? Answer:
Tractor trailers are scheduled from 4 p. m. to 10 p. m., Monday through
Sunday; local carriers and vendors are scheduled 8 a. m. to 12 noon per
the Site Criteria Information Sheet provided by Target. (Deu)
ii. Does the SuperTarget get deliveries at night? Answer: No. (Deu)
iii. Where will the trucks park? Answer: The trucks will park in the loading
dock wells. (Deu)
iv. What is the truck route to get to the SuperTarget? FM 1709 or Davis?
How does the site plan design route truck traffic for deliveries? Answer:
The truck route would be through existing Stonebridge Lane, located at
FM 1709. Trucks would pull in, drive north to the docks, unload, and
return through Stonebridge Lane, back to FM 1709. No truck access is
planned from Davis. (Deu)
V. Can the trucks actually turn around in the truck court? Answer: Yes.
(Deu)
vi. Where do the delivery trucks originate from? Answer: Texas
distribution center in Tyler, Texas. (Deu)
vii. Where are the trailers parked and stored while on site? Answer: Trucks
are parked and stored in the truck dock area. (Deu)
viii. What controls does SuperTarget have on their delivery trucks? Answer:
SuperTarget has total control over how the trucks arrange their
deliveries and schedules to and from the store. They also control the
conduct of the truck drivers. (Deu)
ix. Will the truck area be visible from the neighborhood to the north? Should
there be a concern with seeing and smelling the truck dock location from
lots to the north? Answer: The truck dock area is visible from the
immediate neighborhood to the north. However, there is a 8' screening
masonry wall and a 100' bufferyard and an extensive amount of
landscaping including trees. There should be no exterior odors as there
is no outside storage of trash. The location of the truck dock is
approximately 160' from the north property line and there should be no
diesel truck odors that permeate the air that far to the north. (Deu)
X. What are the delivery hours regarding the outparcels junior anchors?
Number of deliveries and times? Answer: The delivery hours are
various hours throughout the day 9 a. m. to 9 p.m. Traditionally, most
deliveries occur during the a. m. hours as retailers concentrate on their
peak hours for retailing. Actual number and times is unknown at this
time. (Deu)
S. Where will the stores employees come from, as current stores have trouble
staffing their businesses already? Answer: Corporate employment records
indicate employees come from the local area 99% of the time. Target
Corporation has always been a very preferred employer by retailing employees
nationwide. (Deu)
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6. PROCESS AND TIMING ISSUES
A. Specifically what is the next step in this process? Answer: The applicant has
made a formal submittal to the city for consideration of a concept plan/zoning
change. The city staff has been reviewing the application for approximately two
months to ensure that the application is consistent with all applicable city
regulations. On December 7, 2000, the city Planning Zoning Commission
will hear the staff and developer's presentations as to the specifics of the
proposal. The P &Z Commission will also conduct a public hearing to obtain
public input relating to the project. After conducting the public hearing, the
P &Z Commission will vote to make a recommendation to City Council, The
City Council will then have a first reading of the request and subsequently a
second reading and a public hearing. After City Council has heard all relevant
information and conducted their public hearing, they will vote to approve or
deny the application. (City)
B. If the Planning and Zoning Commission meeting is moved, how will the public be
notified so that they may attend the meeting? Answer: The city staff will make
every effort to ensure that all interested parties are notified of a change in
venue. (City)
C. When did the developer first meet with City staff? Answer: Initial contacts in
order to identify potential sites for development began in September 1999. (City)
D. The perception exists that this is a "done deal." Is this the case, what is the
timeline for the rest of the process? Answer: This is not the case. (City)
E. Is staff formally recommending the approval of this proposal? Answer: No.
This is a discretionary zoning issue for Council to decide. The staff is not
recommending approval or denial but is involved in determining all relevant
details about the project and identifying its positive and negative aspects. (City)
F. What is the process for approval of this request? Answer: This rezoning and
concept plan request must appear before the Planning and Zoning Commission
at a public hearing, and then appear before the City Council for two readings,
the second of which is a public hearing. The City Council has final
determination for approval or denial of this request (City)
G. What is the current anticipated timing for processing this rezoning and concept
plan request? Answer: The anticipated timing for the project is as follows.
Please call the Planning Department at (817) 481 -5581, ext. 744 for
confirmation of dates and times. (City)
1 st Planning and Zoning meeting: (Thursday, December 7, 7.30 p.m., 667N.
Carroll or other announced location) This will be a public hearing.
1 st City Council meeting: (Tuesday, January 2, 7.30 p.m., location to be
determined, it may be in the new Town Hall)
2 nd City Council meeting: (Tuesday, January 16, 7.30 p.m., location to be
determined, it may be in the new Town Hall) This will be a public hearing.
NOTE: If the request is tabled at the P &Z meeting or continued to another
P &Z meeting, the entire process would be extended If the project is not
acted on at the December 7 P &Z meeting, the following would be the
tentative review dates:
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2 nd P &Z meeting: (Thursday, January 4, 7 :30 p. m, location to be
determined, it may be in the new Town Hall)
1" City Council meeting: (Tuesday, January 16, 7.30 p.m., location to be
determined, it may be in the new Town Hall)
2 nd City Council meeting: (Tuesday, February 6, 7.30 p.m., location to be
determined, it may be in the new Town Hall) This will be a public hearing.
H. Can the projects consideration by the Planning and Zoning Commission be
delayed until after the first of the year when the holidays are over and more
people will be available to attend the meetings on this issue? Answer: The City
cannot arbitrarily delay a submitted application. Once the application meets all
applicable city standards and/or all variance requests are properly identified
and justified, then the project moves forward The project is presently
scheduled to be heard by the Planning Zoning Commission on December 7,
2000. (City)
L If the development was approved, what would be the timing for the project?
Answer: Timing for the project would be approximately as follows:
Site Plan processing through P &Z and Council 3 months
Construction could commence May 1, 2001
Anticipated opening for SuperTarget would be July 2002. (Deu)
J. Who applies for a zoning change, the development company or the owner?
Answer: The developer has applied for the zoning change. All current owners
of the properties must sign the zoning applications. (City)
K. What is the process for the people who oppose this proposal to voice their
opposition and stop this development? Answer: Stay involved in the process.
Appear before the P &Z and City Council to voice your opinion. (City)
L. Historical: What were some of the main events or contacts leading to this request?
Answer: Following are some approximate historical events:
Research not yet performed (City)
7. TENANTS
A. What are the hours, trash issues, and lighting issues for the auxiliary retail
facilities? Answer: NEED DEVELOPER
B. What is the schedule for delivery trucks to be for the auxiliary retail facilities?
Answer: NEED DEVELOPER
C. Who has the authority /final say on the tenants selected for the other retail
locations in this development? Answer: The City controls use issues through
its zoning ordinance. The developer, based upon what uses are allowed, selects
all tenants. (City)
D. What tenants are confirmed for the development? Answer: The SuperTarget is
the only confirmed tenant at this point. The junior anchors, retail space and
outparcels will be determined upon completion of the zoning process. (Deu)
E. Regarding possible tenants mentioned, e.g. Office Depot, Why doesn't the
developer get some "Quality" development included in this proposal versus
repetitive types of development seen in other areas of the city? Answer: We will
certainly endeavor to fill retail needs that have not already been met. (Deu)
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8. TRAFFIC
A. What is the estimated peak volume traffic; what hour is the peak volume traffic?
What is the estimated amount of peak volume traffic? Answer: Current peak
volume traffic for FM 1709 occurs between 4:00 and 5:00 p.m. on weekdays
(3,044 vehicles); for Randol Mill between 5:00 and 6:00 p. m. on weekdays (791
vehicles); and for Davis Blvd between 5:00 and 6:00 p.m. on weekdays (1,927
vehicles). Anticipated peak volume traffic for the proposed development occurs
between 7.00 to 8: 00 p. m. on weekdays (745 -1,379 vehicles). (City)
B. Who will pay for the potential traffic light that would be necessary at Brock Drive
due to the addition of this development? Answer: The developer would pay for
a new light if one was determined to be warranted, however, the Brock Drive
intersection is probably too close to the existing light at FM 1709 FM 1938.
If warranted, an additional traffic light would likely need to be located
somewhere west of the subject property. (City)
C. Do traffic projections for this development include the assumption of a F.M. 1938
extension? Answer: Traffic analysis has been conducted for both the existing
state of Randol Mill Road and its ultimate expansion to a six lane divided
arterial. It assumes a 10 percent increase in traffic per year until 2002, and
afterwards a 3 percent annual increase until 2010. (City)
D. There has been traffic impact analysis for the F.M. 1709 and Randol Mill area,
but has anyone attempted to identify the impact of increased traffic on Continental
Boulevard as a result of this development? Answer: No. (City)
E. What would the weekend traffic pattern look like if this development were
approved? Answer: Peak weekend traffic generated by the proposed
development occurs between 3:00 and 4:00 p.m. on Saturdays and Sundays
(745 -1,379 vehicles). (City)
F. Has there been any type of traffic impact study performed to identify the traffic
impact on Johnson Road as a result of this development? Answer: No. (City)
G. General Questions:
i. When was the traffic impact analysis for this development done? (In 1999
or recently after SH 114 construction began Answer: October 30, 2000.
(Deu)
ii. How much traffic will this development generate from outside of
Southlake? Answer: It is believed that minor amounts of traffic would
be generated outside Southlake and nearby Keller as there are adjacent
Target stores located in Grapevine and Watauga to the east and west
and a new store in Hurst at SH 121 and Precinct Line Road and another
new SuperTarget under construction at Glade Road and S 121 in
Euless. It is perceived this store will serve the primary Southlake
market (Deu)
iii. With the congestion levels at FM 1709 and Davis intersection already
high, have the traffic engineers considered the impact of this
development? Answer: Yes. Existing and proposed roadway
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infrastructure will be able to successfully accommodate the traffic
demand generated by the development (City)
iv. What is the traffic distribution to and from the site? Answer: Traffic
distribution to and from the site is anticipated to be north 20 south
25 east 30% and west 25 (Deu)
V. Does the developer deny the negative traffic impact for this area by adding
this development with the current development in place? Answer: No, it
will have an impact but with future intersection changes being made at
key intersections in Southlake it is anticipated the level of service will
improve. (Deu)
vi. Are there additional traffic improvements to help increase capacity outside
of the intersection improvements planned by the city? Answer: Yes. FM
1709 is programmed to be expanded to a seven lane facility in the near
future. Also, Randol Mill Road is planned to be expanded to a 4 -6 lane
divided facility in the near future. (City)
H. FM 1938 Extension
i. What is the next step on the FM 1938 extension project? Answer: It is
currently anticipated that the Metroport Partnership group will appear
before TxDOT in January of 2001 to solicit funds for construction of
this connection. (City)
ii. With the FM 1938 expansion resolution approved several months ago, was
Target advised that the road would be expanded in the future? Answer:
Yes. (City)
iii. Why don't you (developer) build the FM 1938 intersection? Answer: The
developer is providing the right of way of property at no cost to the city
for the construction of the intersection and has agreed to fund a portion
of the improvement itself. This has been a voluntary contribution by the
developer in the interest of improving the intersection. (Deu)
L FM 1709 Improvements
i. Will the current shoulders on FM 1709 ever be transformed into driving
lanes? Answer: It is anticipated that the shoulders will be transformed
into driving lanes after the city accomplishes the improvements related
to the Traffic Management Bona Those improvements will allow traffic
to get off the moving lanes via free -right turn lanes and increased radii
at the intersections. (City)
ii. Will there be traffic light synchronization with this development?
Answer: The traffic lights on FM 1709 are currently synchronized at
the prescribed speed limit. (City)
iii. Are more traffic lights to be added along FM 1709 because of this project?
And particularly at Brock Drive? Answer: There will not be additional
lights added because of this project However, a likely location for a
future traffic light would be Brock Drive if the TxDOT traffic warrants
are met in the future. (Deu)
9. FINANCIAL TAX REVENUE QUESTIONS
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Jellico Towne Crossing Super Target
Q A Summary
12/30/09
A. Regarding impact fees, what are the fees that the City has discussed with the
Developer? Answer: In their formal review of the development proposal,
planning staff estimates what impact fees are likely to be charged to the
developer, based on the city's adopted impact fee schedule. Actual impact fees
are determined by Building Inspections at the time a building permit is applied
for. As of this writing, impact fees associated with this proposal are estimated
to be $34,636 for water, ,$27,550 for sewer, and ,$246,848 for roadway
improvements. (City)
B. Does the City of Southlake assess roadway impact fees for properties adjacent to
State roads? Answer. Yes. (City)
C. Tax revenue estimates imply a financial gain for the City, but has the City
factored in the "costs" to provide Public Safety support to this location, and
adjusted the revenue projections? Answer: The city anticipates that this project
will not require additional public safety personnel or resources, nor will
existing service levels be compromised (City)
D. What is the economic impact of this store versus property tax relief on the
residents? Answer: This entire project is estimated to generate approximately
$1.3 million in both ad valorem and sales tax. This is equivalent to
approximately $.05 (5 cents) on the tax rate at the city's current total assessed
valuation. (City)
E. If the $1.3 million tax revenue projection is valid, has this projection been
adjusted for the potential loss of revenue by competitors due to a drop in
business? Answer: The estimates for revenue have not been adjusted for
diminished revenue from competing businesses, nor for increased revenues to
complimentary businesses. (City)
F. Is this store in the Keller ISD? Which school system benefits from the taxes
generated? What are Target's plans to help the kids in Carroll ISD? Answer: Yes,
it is in KISD who will benefit from taxes of approximately $500,000 per year.
There are currently approximately 250 homes in Southlake in KISD with 192
additionally planned or under construction (442 total). There are also
approximately 417 kids who live in Southlake and attend KISD. Target
Corporation donates a percentage of their revenue to the City which may in
turn also help children of the CISD. See item below. (City)
G. What economic advantage does this proposal bring to the City of Southlake?
Answer: The entire project is estimated to generate approximately $138,873
annually in ad valorem tax revenue and approximately $1,173,292 in annual
sales tax revenue for a total annual tax revenue to the City of Southlake of
approximately $1.312 million (Included in this total amount is approximately
$725,519 to the City's general fund, $293,323 to Park Development and
$293,323 to the Crime Control District.) It also brings new jobs to the city.
(City)
H. Will the City incur additional infrastructure costs as a result of this development?
Are there any additional public improvements that have been used as an incentive
to bring this proposal to Southlake? Answer: No infrastructure costs to the City
have been discussed (note that the City previously approved bond funds for
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Jellico Towne Crossing Super Target
Q A Summary
12/30/09
improvements to Randol Mill Road). There have been no incentives requested
by the developer or offered by the City. (City)
L Are there any other financial benefits to the City? Answer: The Target
Corporation gives 5% of it's federal taxable income to community involvement
programs in the City. (Deu)
10. GENERAL QUESTIONS
A. How does this thirty (30) acre site contribute to the quality of life in Southlake?
Answer: A factually based answer cannot be given to this question. (City)
B. Did Mayor Stacy recommend this site to the Target Corporation? Answer: No.
(City)
C. How many previous Target/SuperTarget stores with small roadways adjacent to
them had opposition from the community; what was the level of their opposition?
Answer: NEED DEVELOPER
D. Does the City have a better way to diffuse situations like this before they reach a
critical level such as this? Answer: The Jellico Towne Crossing development
proposal is being processed in same fashion as all other developments that are
proposed within the city. The city has very specific rules and procedures to
ensure that all applications are fairly reviewed and processed and that all
interested parties are duly notified and have an opportunity to express their
views. The City also relies extensively on the Southlake Program for the
Involvement of Neighborhoods (SPIN) to provide a forum for interested persons
to express their views about pending developments before proposals are heard
by the P &Z Commission or the City Council. Large scale projects such as this
tend to provoke a high level of interest among residents which can lead to a
sense of crisis when, in actuality, the process is proceeding as intended (City)
E. What are the plans for the Grapevine Store if this location exists? Are there plans
to close the Grapevine Target, forcing the Grapevine customers to visit this
location? Answer: The Grapevine store will remain open. (Deu)
F. Did the developer ever consider getting public input prior to all of the planning
that has been undertaken? Answer: This is the classic "chicken or egg"
question. It would be very difficult to obtain valid public input without project
specifics, and it is virtually impossible to know the project specifics (e.g.
understanding the viability of a project) without a significant amount of
advance planning and research. Contacting the public about a project without
knowing how big it will be, its anticipated impacts and benefits, etc. would not
likely be fruitful. (City)
G. Retail development follows residential development, is it not true that if this
proposal moves forward, future discussions regarding additional retail in the area
would be forthcoming? Answer: It is certainly possible. (City)
H. In the last citizen survey, one of the top issues of concern was the street capacity
to handle traffic. Is it not true that the developer has proposed a donation to help
increase traffic capacity at this site? Answer: Yes, with Target and Developer
donating right of way on Randol Mill and one lane of paving improvements on
Randol Miff. (Deu)
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Jellico Towne Crossing Super Target
Q A Summary
12/30/09
L What is the role, mission of the Department of Economic Development?
Answer: The Department of Economic Development's mission is to help create
a diversified, vibrant and sustainable economy through attraction and support
of business enterprises meeting the vision and standards desired by City leaders.
(City)
J. Is getting large scale businesses to locate into Southlake the goal of the
Department of Economic Development? Answer: It is one of the goals of the
department. It would be more accurate to say that the department's objective is
to seek out and encourage quality development consistent with the stated goals
and policies of the City of Southlake, as articulated by the City Council. (City)
K. Is there a counter balance to the activities of the Department of Economic
Development? Answer: The City Council. (City)
L. What will happen to the existing Fina gas station and strip retail building?
Answer: These buildings will be removed as part of the development (Deu)
M. What will happen to the existing stone buildings (vet clinics)? Answer: These
buildings will remain as they currently are. (Deu)
N. How close is the development to Florence Elementary School or to any future
planned schools? Answer: From closest property corner to closest property
corner as the bird flies it is approximately 2,300 feet (approximately 4110 of a
mile). To drive or walk from one to the other is approximately I mile. (City)
O. How will Timberline Estates to the rear of the development keep from seeing this
building with a 20' elevation difference between the residents and the store?
Answer: There is a 100' wide buffer area that is extensively landscaped with an
8' brick masonry wall. It is anticipated within three years of the landscape
installation that the tree canopies will significantly obscure the rear of the
buildings as seen looking to the south. (Deu)
P. How does Target and the City plan to handle the increase in crime (questioner
referred to an analysis of Hurst Super Target and a 94% increase in crime in the
parking lot since reopening of the Target as a Super Target). What type of safety
programs, i.e. patrol in the parking lot? Answer: Target has no known increase
in crime at the Hurst Super Target since it's opening in July. Southlake is
deemed to be a very low security risk neighborhood location and accordingly no
special security patrols are anticipated Security monitoring from cameras
located on the building are monitored and lighting levels are commensurate
with this low level crime risk. Super Target has always worked closely with
local police department regarding crime. (Deu)
Q. How do the citizens contact Target regarding this project? Answer: Information
summary provided has contact information for John Grimes, Real Estate
Regional Manager, (612) 761 -1559, as the Target contact in Minneapolis,
Minnesota. (Deu)
R. When did developer John Webber or Target's representatives first meet with
Southlake? Who in the city did they meet with and what was the process
followed? Answer: Approximately September 1999. Target and John Weber
first met with Greg Last, Director of Economic Development and inquired as to
the feasibility of a Super Target store being located in Southlake. We have
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Jellico Towne Crossing Super Target
Q A Summary
12/30/09
since met individually with former and current City Council members and the
Mayor. (Deu)
S. What will be the impact on the residential property values as a result of this
development? Answer: This is an opinion question. (Deu) There is no
evidence to suggest that residential property values would be affected one way
or the other. The only way to know with certainty would be to evaluate similar
circumstances at other locations where Super Target stores were developed and
determine if a measurable impact on neighboring property values occurred
There is the argument, albeit unsubstantiated that the mere presence of a
Super Target store or similar shopping center would devalue nearby /adjacent
residential properties. There is also the argument, also unsubstantiated, that
the proximity of such a shopping center would increase the value of adjacent
residential properties due to the increased convenience provided In the
absence of an empirical study, neither assertion can be verified (City)
T. What is the Mayor's and other Council members opinion's on this development?
Answer: Their opinions should be asked directly of them. (City)
U. What do residents personally gain from this development? Answer: A
convenience of shopping in a modern, attractive Super Target store in their own
neighborhood (Deu)
V. Why does the city have a Land Use Plan when they do not follow it? Answer:
The Land Use Plan is a guide for development and it is referenced for that
purpose on all development requests. (City)
W. Obviously, as residents this will greatly impact our futures. What are our rights
and how can we stop this project? As residents of the city, you have the right to
appear at any and all public hearings on the project and voice your opinions.
You also have the right to contact individual Planning and Zoning
Commissioners and/or City Council members to express your views. However,
the Southlake City Council has the final authority to decide whether or not to
approve this project. Along with public opinion, the Commission and Council
will consider the developer's compliance with city development regulations, his
attempts to mitigate any potential negative impacts, and the long -range impact
this project may have upon the city as a whole. (City)
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