ITEM07 C15-2026-0010 PRESENTATION — original pdf

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4219 S 1st Street Board of Adjustment Case # C15-2026-0010 April 13, 2026 1 ITEM07/1-PRESENTATIONProject Location 2 ITEM07/2-PRESENTATIONProject Location 3 ITEM07/3-PRESENTATIONSite Zoning GR-MU-CO-NP CS-MU-NP LO-CO-NP CS-MU-NP CS-MU-NP 4 ITEM07/4-PRESENTATIONProposed Site Plan 5 ITEM07/5-PRESENTATIONProposed Site Plan Required compatibility setbacks Heritage tree to be preserved Existing utility corridor showing significant congestion 6 ITEM07/6-PRESENTATION25-2-814 – Service Station Use § 25-2-814 - SERVICE STATION USE. § 25-2-814 - SERVICE STATION USE. A service station use: (1) must be screened from the street by a building or a landscape buffer that includes shade trees; (2) may not have more than 16 fuel dispensers; and (3) may not have more than eight vehicle queue lanes. A service station use: (1) Compliant with buffer. • Screened from street by a landscape buffer that includes shade trees. (2) Compliant with number of fuel dispensers. • Only 12 fuel dispensers proposed. (3) Requesting a variance from LDC §25-2-814. • Applicant is proposing 12 vehicle queue lanes. • The queue lane listed in the Transportation Criteria Manual (allowing up to 16 pumps) requires outdated fuel dispensing configuration. • The Applicant is requesting a safer and more accessible configuration. 7 ITEM07/7-PRESENTATIONTransportation Criteria Manual – Figure 9-10 • Figure 9-10 illustrates outdated conceptual queuing layouts ▪ Newer convenience stores do not use this “inline” approach because it: • Increases vehicular conflict points, which decreases safe maneuverability; • Reduces user visibility, which decreases safe maneuverability; and • Customers do not like this configuration. • The intent of the standard is to ensure: ▪ Safe circulation; ▪ Safe vehicle stacking; and ▪ Minimized conflicts. • The proposed site layout meets the functional intent of the Transportation Criteria Manual by: ▪ Providing clearly defined queue lanes; ▪ Separating circulation from pedestrian routes; and ▪ Reducing internal vehicle conflict points. Transportation Criteria Manual: Figure 9-10 8 ITEM07/8-PRESENTATIONQueue Lane Configuration Comparison TCM Compliant Queue Lane Configuration • Not enough space for vehicular maneuverability • Multiple points of vehicle conflict • Doesn’t matter where on the site it goes Proposed Queue Lane Configuration • Allows adequate vehicular maneuverability • Improves safety/reduces conflict points • Industry standard design 9 ITEM07/9-PRESENTATIONImprovements to Pedestrian Experience Existing Conditions 1 2 Photo 1. No sidewalk along Radam looking west Photo 2. No sidewalk along S. First looking north 10 ITEM07/10-PRESENTATIONSimilar Projects Approved by Board of Adjustment Project: Board of Adjustment Action: • C15-2025-0001 (525 W Howard Lane) • C15-2024-0032 (3201 E SH-71 SVRD) • C15-2023-0041 (1701 E Howard Lane) • C15-2019-0019 (12401 Tech Ridge Blvd) • C15-2015-0162 (2801 Spirit of Texas Drive) • Approved • Approved • Approved • Approved • Approved 2801 Spirit of Texas Drive: 20 pumps and 10 queue lanes 11 ITEM07/11-PRESENTATIONSimilar Projects Showing Prevalence of Pull-Through Configuration • The following images show the prevalence of the Pull Through Fuel Dispenser Configuration as compared to the standard listed in the Transportation Criteria Manual. • These images are not related to the BOA cases cited above but rather make it evident that this is the current standard for convenience stores today. Brodie & Davis Ln: 10 pumps and 10 queue lanes FM 1626 & IH-35: 16 pumps and 16 queue lanes 12 ITEM07/12-PRESENTATIONSimilar Projects 51st & Berkman: 20 pumps and 10 queue lanes Riverside & Wickersham: 10 pumps and 10 queue lanes 13 ITEM07/13-PRESENTATIONSimilar Projects Ben White & Congress: 12 pumps & 12 queue lanes SH-71 & Royster: 10 pumps and 10 queue lanes 14 ITEM07/14-PRESENTATIONSimilar Projects 2800 Heatherwilde: 12 pumps and 12 queue lanes Rutherford East of IH-35: 12 pumps and 12 queue lanes 15 ITEM07/15-PRESENTATIONSummary Reasonable Use • The proposed design reflects current industry standards for fueling and queuing operations. • The proposed design only includes 75% of the maximum number of fuel dispensers allowed on the site. • The proposed configuration reduces internal vehicle conflicts, improves circulation efficiency, and makes the site safer by reducing the need for circulating the pump canopy trying to find an open pump. • The proposal achieves the intent of the TCM despite outdated diagrammatic examples. BOA Variance Request for C15-2025-001: The Zoning regulations applicable to the property do not allow for a reasonable use because: as previously evidenced by multiple variance requests, the city’s queuing design is outdated, the new normal for convenience stores is a larger experience. - Michael von Ohlen Hardship • Site specific constraints include: ▪ Lack of adequate lot depth to pursue a “double stack” layout; ▪ Lack of adequate lot width to allow adequate maneuverability without pull through design; ▪ Code required residential compatibility buffer on eastern portion of site; ▪ Required stormwater infrastructure (underground water quality/detention pond) along western edge of site; and ▪ Tree preservation requirements. BOA Variance Request for C15-2025-001: The hardship is not general to the area in which the property is located because: at 2800 S Heatherwilde they were approved for 12 queuing spaces, at 12401Techridge they were approved for 12 queuing spaces, at 1701 E Howard Lane they were approved for 12 queuing spaces. - Michael von Ohlen 16 ITEM07/16-PRESENTATION Summary (cont.) Area Character & Adjacent Uses • The proposed configuration does not negatively alter the character of the surrounding area because adjoining neighbors are commercial. • The proposed configuration improves pedestrian and vehicular safety by way of implementing current TCM requirements regarding Street Cross Sections (TCM Sec 2) associated with the classifications of S First St and Radam Lane (i.e., adding sidewalks where none exist today). • The variance will result in only 12 fuel dispensers on the site, which is 75% of the fuel dispensers currently allowed by Code. • The drive alignment is safer and more efficient and is consistent with what is seen in the area. • The drive alignment is designed to accommodate 100% of queueing on site. • The design improves on existing and typical convenience store configurations by: ▪ Improving circulation; ▪ Reducing vehicle conflict points; ▪ Reducing congestion within the site; and ▪ Reducing vehicle/pedestrian conflicts within the site. 17 ITEM07/17-PRESENTATION18 ITEM07/18-PRESENTATION