2035 Corridor Committee Meeting Report - Senior Cottages
Southlake 2035 Corridor Planning Committee Meeting Report
Meeting 22 – May 15, 2019
MEETING
LOCATION: Southlake Town Hall – 3rd Floor Training Rooms C – D
1400 Main Street
Southlake, Texas, 76092
IN
ATTENDANCE:
• City Council Members: Shawn McCaskill, John Huffman, Chad Patton
• Planning & Zoning Commission Members: Daniel Kubiak
• Park Board Member: Frances Scharli
• Ex Officio: Brandon Bledsoe
• City Staff: Ken Baker, Dennis Killough, Jerod Potts, Madeline Oujesky,
Patty Moos, Richard Schell, Lorrie Fletcher, Daniel Cortez
AGENDA
ITEMS:
1. Call to Order.
2. Administrative Comments.
3. Review, discuss and make recommendations on a proposed Senior Living
Cottage development located on approximately 13 acres on property
addressed as 930 E. Highland St., generally located on the north side of E.
Highland St., east of the intersection of E. SH 114 and the Harbor Chase
Assistant Living Facility.
4. Review, discuss and make recommendations on a proposed Chabad of
Arlington and the Mid-Cities located at 469 Cherry Lane, located just north
of the northeast intersection of Cherry Lane and west bound E. SH 114
frontage road.
5. Review, discuss and make recommendations on a zoning change for Cates
Landing, aka Ward Retail, located at 1500 N. Kimball Avenue also being
the southwest corner of N. Kimball Ave. and E. Dove Rd .
6. Review and make recommendations for Castle 114 ASC, an existing 12,508
square foot two-story professional office building (Axis Brain and Back
Institute), on approximately 1.18 acres located at 1110 E. SH 114 to add an
ambulatory surgical center, generally located approximately 400 feet east
of the northeast corner of E. State Highway 114 and N. Carroll Avenue.
7. Review and make recommendations for the existing Countryside Bible
Church campus to add an approximately 1,500 square foot, single story
detached garage located at 250 Countryside Court. The property is located
approximately 700 feet west of N. White Chapel Blvd. on the cul-de-sac of
Countryside Court.
8. Review, discuss and make recommendations on proposed retail/office
development on approximately 14 acres located at 1963 West Southlake
Boulevard, currently known as Green Oaks Tree Farm and generally
located on the south side of W. Southlake Blvd. between S. Peytonville Ave.
and Players Circle.
9. Review, discuss, and make recommendations on a proposed site plan for
Vidorra restaurant located at 431 Grand Avenue East in Southlake Town
Square, generally located at the southeast of the intersection of Grand
Avenue East and Plaza Place (formerly the Snuffer’s restaurant site).
10. Review, discuss, and make recommendations on a pro posed site plan for
iL Calabrese restaurant located at 1281 E. SH 114, generally located on the
east side of Carroll Pointe along the eastbound SH 114 Frontage Road.
11. Review, discuss, and make recommendations on a proposed approximately
3,000 square foot industrial building at 2000 Greenwood Dr. in the North
Davis Business Park, which is generally located east of Davis Blvd.
approximately 800 feet north of W. Continental Blvd.
12. Review, discuss, and make recommendations on Overture Southlake, a
proposed 55+ senior housing development with approximately 180 units
located at 2185 E. Southlake Blvd., generally located on the north side of
the future Village Center Dr. approximately 900 feet west of the intersection
with S. Kimball Ave.
13. Adjournment.
MEETING
OVERVIEW:
On May 15, 2019 the Southlake 2035 Corridor Planning Committee held
their twenty-second meeting. The Committee was sent a packet of
materials prior to the meeting that were to be discussed during the
session. A meeting agenda was posted and the meeting time was
advertised on the City’s website. The following meeting report focuses on
discussion points made during the meeting by members of the
Committee, public and City staff. This report is neither verbatim nor does
it represent official meeting minutes; rather it serves to inform elected and
appointed officials, City staff, and the public of the issues and questions
raised by the Committee, City staff, and any attendees of the meeting.
Interested parties are strongly encouraged to follow development cases
through the process. Please visit CityofSouthlake.com/Planning for more
information.
Southlake 2035 Corridor Planning Committee Item #3 – Senior Cottages
Meeting #22 – May 15, 2019 Page 4
ITEM #3 DISCUSSION – Review, discuss and make recommendations on a
proposed Senior Living Cottage development located on approximately 13 acres
on property addressed as 930 E. Highland St., generally located on the north side
of E. Highland St., east of the intersection of E. SH 114 and the Harbor Chase
Assistant Living Facility.
Staff presentation: Richard Schell
• Future Land Use: Mixed Use/100-Year Flood Plain
• Current Zoning: C3
• Optional Land Use – EC-2 (Southlake 2035 Future Land Use Plan)
• S.H. 114 Corridor Plan – Mixed Medical and Office Overlay
• Master Pathways Plan
o Future Multi-Use (>=8”)
o Future Sidewalks (<8”)
• October 4, 2017 Plan
o 51 Cottages
o 12.77 Acres
o 3.99 Units/Acre
• September 12, 2018 Plan
o 47 Cottages
o 12.77 Acres
o 3.68 Units/Acre
• Current Proposed Plan
o 58 Cottages
o 12.77 Acres
o 4.54 Units/Acres
Questions for staff by the Committee:
N/A
Applicant presentation: Taylor Boyd/John Hickman
• Active & Independent Living
• Neighborhood of Cottages
• Single-Family Units (duplex units, not multi-story)
o Units are smaller than what you would find in Southlake, but much larger
than what you would find in assisted living
o Concepts: Tudor-style, French (fits in with future Carillon development),
Spanish Casa, and Transitional Style
▪ Emphasize that houses are not identical
▪ Cottages: 1,500 sq. ft. average
o Two Bedroom, Two Bathroom, Two Car Garage
o Pedestrian-friendly/Pet-friendly
Southlake 2035 Corridor Planning Committee Item #3 – Senior Cottages
Meeting #22 – May 15, 2019 Page 5
o Open-Space for private yards
• Pay is month-to-month – approx. $3,750/mo.
• Development will not provide medical services, but it will provide shuttle service,
maintenance, housekeeping and social services
• Not competing with HarborChase, this development will complement it
• This product will help keep senior population in Southlake
• Spoken to surrounding residents and they are interested in hearing from us
o Met with Carillon HOA, Islamic Community Center, and Lutheran Church
o Hosted by HarborChase and held HOA meeting there
Questions for applicant by the Committee:
Brandon Bledsoe: Will you propose phasing, or will you start all at once? How do you
see the development plan working?
Applicant: We would construct development all at once. These are ‘For Lease’
products.
Brandon Bledsoe: Are there examples in the metroplex where this has been
successful?
Applicant: There’s a couple places where people have done it, but in some cases, they
went in and made them all the same architecture (which doesn’t provide a community
feel). We want to change that, and after meeting with the HOA we realize that the
elevations need to be sensitive too. Provident has not built this product before, and we
are trying to customize it.
Brandon Bledsoe: What terms of property management do you envision residents
having access to? (Amenities – access to trails and sidewalks)
Applicant: There is a clubhouse (orange structure) that will include social and
educational activities, as well as on-site staff during business hours. We believe this is a
premium location for this development because of the park to the north, assisted living
facility next door, and two churches to the east.
Brandon Bledsoe: Regarding land planning and land use, do you foresee keeping this
as one continuous parcel (wouldn’t subdivide it)? One legal description?
Applicant: No subdividing, keeping it as one parcel.
Daniel Kubiak: Setting actual use aside and focusing on the site plan, I don’t know if
you had the opportunity to view the previous conceptual site plans for this
development?
Applicant: We did study the previous plans and came up with this concept after
meeting with the HOA and architects.
Daniel Kubiak: Regarding site planning in relation to tree preservation and how you
treat the creek that runs through the site, is this information emphasized? Also, is
having a sidewalk/pedestrian/trail that goes through the site emphasized? I feel like the
Southlake 2035 Corridor Planning Committee Item #3 – Senior Cottages
Meeting #22 – May 15, 2019 Page 6
other site plans (particularly the September 12, 2018 plan) is very dense and could do a
better job in providing more greenspace and emphasize the creek.
Applicant: To build a quality product that you want (elevations and finish-out) you must
have a certain number of units per square foot.
Chad Patton: The previous applicants did not have issues with the economics. The
previous projects died here because there was no appetite for density. So, you’re going
against the grain by bringing in more units than what was previously presented.
Applicant: We think this is a perfect product for this location. This area won’t be a retail
site because of its location; it won’t be an office site. We think this type of use is the
highest and best for this piece of tract. To jazz up the economics, you need a certain
number of square feet to make the development viable.
Applicant: HarborChase is 122 units on 13 acres, that’s twice the density this is.
Frances Scharli: You assume we wouldn’t be as equally demanding of those
developments?
Applicant: Commercially, if you built an office building the parking fields and ratios per
square foot plus the building massing would be more cumbersome here.
John Huffman: Anything you decide to move forward with, I would h ighly encourage
you to make the development look more like this (possible reference to September 12,
2018 plan). I would like to see incorporation of the streams, walkways, and greenspace.
I understand your concern about density, but that was the feedback last time on both
previous plans. This is a tough site and I don’t necessarily hate the use (it’s worth
looking at), but you do have hurdles to overcome before you get to the use.
Applicant: So, the idea of having senior living here is appealing?
John Huffman: I’m not opposed to this use, but I am not a fan of the concept.
Shawn McCaskill: No one has a problem with the proposed use, there’s just too much
of it. Southlake has been the lowest density community in the metroplex and this
concept is at the other end of the spectrum. I think there will be some opposition and
resistance to this, both from residents and those voting on this.
Chad Patton: When we look at residential developments we put a premium on useable
green space, and density is a critical component to that. To see your concept being
denser with less open space and features; that’s going in the wrong direction.
Applicant: So, if we came back with a product that’s 58 units in a two -to-three story
structure and sat in the corner of the site leaving the rest of the space unt ouched with
trails and open space, is that what you’re looking for? Or are you more concerned with
the actual number of units?
John Huffman: I don’t think entertaining hypotheticals makes sense, we just respond to
what is presented, so who knows. I hate to give you a non -answer, but its difficult to
respond to a hypothetical on the spot.
Southlake 2035 Corridor Planning Committee Item #3 – Senior Cottages
Meeting #22 – May 15, 2019 Page 7
Applicant: So, we’re hearing a couple things: features, open space, the creek, trees,
and density, and those are not necessarily the same.
Chad Patton: What you brought forward is a single-unit residential development and
we have standards on these types of developments, which we feel are not being met.
Applicant: Just to clarify, we are not asking for single-family zoning.
Michael Springer: In essence you are putting out a single-family dwelling.
Michael Spring: Do you have any ideas about tree coverage or impervious coverage?
Applicant: We have a tree survey but wanted to see what the thought was on density.
Michael Springer: What is the age restriction?
Applicant: Restricted to 55 and above.
Southlake 2035 Corridor Planning Committee Item #3 – Senior Cottages
Meeting #22 – May 15, 2019 Page 8
STAFF PRESENTATION SHOWN TO COMMITTEE:
Southlake 2035 Corridor Planning Committee Item #3 – Senior Cottages
Meeting #22 – May 15, 2019 Page 9