DRAFT 2035 Corridor Committee Meeting Report - Tuxedo Park
DRAFT
Southlake 2035 Corridor Planning Committee Meeting Report
Meeting 24 – September 12, 2019
MEETING
LOCATION: Southlake Police and Fire Headquarters (DPS Headquarters)
Community Room #2001 A & B
600 State Street
Southlake, Texas, 76092
IN
ATTENDANCE:
• City Council Members: Shawn McCaskill, John Huffman, Chad Patton
• Planning & Zoning Commission Members: Scott Dyche
• Park Board Member: Frances Scharli
• Zoning Board of Adjustment Member: Austin Reynolds
• City Staff: Ken Baker, Dennis Killough, Richard Schell, Jerod Potts,
Madeline Oujesky, Daniel Cortez
AGENDA
ITEMS:
1. Call to Order.
2. Administrative Comments.
3. Review, discuss and make recommendations on a proposed approximately
16,760 square foot expansion of the The Hills Church located at the
southwest corner of W. Southlake Blvd. and Brock Dr.
4. Review, discuss and make recommendations on the development of an
approximately 2,300 square foot restaurant building for Panda Express at
2325 W. Southlake Blvd., generally located south of W. Southlake Blvd. and
west of Davis Blvd.
5. Review, discuss and make recommendations on a proposed kennel use in
the Village at Timarron shopping center located at the southeast corner of
E. Southlake Blvd. and Byron Nelson Pkwy.
6. Review, discuss and make recommendations on the proposed
development of approximately 13 acres generally located west of the
intersection of S. Nolen Dr. and Crooked Ln.
7. Review, discuss and make recommendations on the development of an
approximately 4,000 square foot retail building for a mobile
telecommunications tenant at the southwest corner of Main St. and Central
Ave. in Town Square.
8. Review, discuss and make recommendations on the proposed Tuxedo Park
multi-family development located on approximately 21 acres at the
northeast corner of E. SH 114 and Blessed Way.
9. Review, discuss and make recommendations on the proposed Gateway
Church Expansion located at 700 Blessed Way and generally located on
the north side of E. SH 114 between Blessed Way, Grace Ln. and E.
Kirkwood Blvd
10. Review, discuss and make recommendations on proposed amendments to
the City’s Landscape Ordinance No. 544
11. Adjournment.
MEETING
OVERVIEW:
On September 12, 2019 the Southlake 2035 Corridor Planning
Committee held their twenty-fourth 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 #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 3
ITEM #8 DISCUSSION – Review, discuss and make recommendations on the
proposed Tuxedo Park multi-family development located on approximately 21
acres at the northeast corner of E. SH 114 and Blessed Way.
Staff presentation: Richard Schell
• Concept Plan
o Total Site – 21.10 acres
o Multi-Family Units – 330
o Parking – 578 (1.75:1 ratio)
• Future Land Use: Mixed Use
• Current Zoning: AG
• 2035 SH 114 Corridor Plan
o Multi-Tenant Office Overlay – commercial overlay category designed and
intended for the use of high-quality, medium to large-scale office buildings
of 2-4 stories that my be build-to-suit or speculative built. These office
developments are envisioned to be 50,000 sq. ft. or larger.
Questions for staff by the Committee:
Shawn McCaskill: We’re aware of water issues on this property, but can you show
where water flows at this point?
Richard Schell: Water comes across 114 from the south to the north.
Chad Patton: So, south of 114, is that a detention pond currently?
Richard Schell: I am not sure how that water is taken in to cross under.
Ken Baker: It does have some detention capacity currently.
John Huffman: Will this require a land use land amendment?
Ken Baker: No, mixed use does include residential. It is unlikely it requires an
amendment.
Applicant presentation:
• Tuxedo Park - For existing Southlake residents, Southlake professionals, and
traveling Southlake executives
o Residents looking to downsizing (seniors) or (empty nesters)
o New option for existing residents
o New option for young professionals in Southlake to stay in their
community
▪ Flexibility to live in a lock and leave development
o Executive travelers seeking a quality of life and sense of community
o Proximity to DFW Airport and Alliance Airport
o Professionals who travel frequently
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 4
• 21 acres
• Adjacent long pond
• Small pond, over 3,000’ of natural streams
• Envision a place that enhances and works with the natural landscape
• Nothing like this development in the DFW area
• Site Plan - property will be fenced for safety and security of residents
o Main entrance
▪ Guard houses with 24/7 security
▪ Decorative bridge with water feature
▪ Signage and lush landscaping
o Public Park
▪ Dog parks
▪ Fishing pond
▪ Kayaking
▪ Running
▪ Paddle boarding
o Public Trails
▪ Cycling
▪ Jogging
▪ Walking
▪ Outdoor events
o Clubhouse and Amenities (resort feeling amenities)
▪ Food and beverage service
▪ Steam room/spa
▪ Putting green
▪ Infinity pool
▪ Coffee shop
▪ Resident lounge
▪ Indoor/outdoor kitchen
o Residential Trails
o Residential Cottages - luxury
▪ Interior
▪ Exterior
• Buffer from property line to site - keep site natural
• We have not engaged with an architect yet
• Intent to save trees that are 18 inches in caliber or larger. Placement of buildings
and parking is focused on working around existing trees
Questions for applicant by the Committee:
Scott Dyche: Is there covered or indoor parking planned?
Applicant: Yes. Along the interior sides is all garage parking. Parking is intended to be
neighborhood like, and that is why we have garages integrated with the buildings
Scott Dyche: Where are you anticipating rents to come in? Per sq. ft.?
Applicant: Around $2.75 - $3.00 a sq. ft.
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 5
Chad Patton: How quickly do you think your velocity on your lease will look like with
those rents?
Applicant: We believe we’ll lease about 20 units a month on the initial lease-up. That is
less than our average (which is 22-24), but we recognize the demand for this type of
product in Southlake will be around 20.
Chad Patton: Stabilize at what type of occupancy?
Applicant: Meaning we’re covering our debt servic? Probably 65%
Austin Reynolds: In total stabilizing (at the end of the project) would you say 95%?
Applicant: It should be in the high 90s. We’ve done market research to back it up.
Chad Patton: This is a beautiful concept, especially with this difficult piece of land. I
think it’s great you communicated with the church and other neighbors. I think part of
the challenge you’ll face (and elected officials face) is meeting expectations for citizens.
Historically, we’ve been challenged with density and the impact density has on our
resources. I can see that being a challenge in this type of application.
Applicant: We understand there is a vocal opposition to this type of product in
Southlake, but the product itself is for the people who want it and need it. This
development is about providing a need for a growing and changing dynamic in
Southlake; one that is surrounded by other cities who are adopting similar types of
patterns.
John Huffman: I feel like as part of this committee we are tasked to give honest
feedback. As Chad mentioned, this is a super thoughtful and beautiful plan, but it’s on
wrong site. The density will not get there. The north side of town is lower density than
south of SH 114 or F.M. 1709. The infrastructure up there is not designed for this level
of density.
Applicant: To follow-up on that, what would work on this site?
John Huffman: Good question. Honestly, I don’t know.
Chad Patton: We’ve seen quite a few presentations for this site and it’s just a
challenging site as we discussed. All the applicants we’ve seen come through this
committee propose high density projects that haven’t gone any further than this
unfortunately.
Applicant: For what it’s worth, we started with 400 units on this property (which is still
low density for multi-family purposes – less than 20 an acre) and we brought that down
to less than 16 to emphasize the site itself and save the natural features. We’ve looked
at previous applications and learned from some of their challenges and incorporated our
solutions into the plan. We’ve looked at traffic impact analysis’ (TIAs) and we would be
less of an impact than an office use based on traffic counts; we’re less of an impact on
height to surrounding neighbors. At some point do you think there is any possibility of
developing this site? And if so, why not this one?
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 6
John Huffman: There’s always a possibility of developing a site, but our job is to react
to what we see. We acknowledge the amount of effort you put into this development
and it’s a cool project, but I don’t think the density will get there.
Frances Scharli: I noticed that you did not reach out to neighborhood residents
(neighbors not in business) and that will not give you a true perspective of what to
expect if you plan on bringing this forward.
Applicant: We are planning on attending a SPIN meeting and will educate those who
are not interested in this concept.
Ken Baker: SPIN is strongly encouraged but is not required. After SPIN, the entitlement
process begins (i.e. attending Planning & Zoning Commission and City Council)
Shawn McCaskill: I’ll say, density is the first thing that possess a challenge on this site.
I suggest you create a plan for engaging citizens/residents.
Scott Dyche: Are you under contract? Is it a hard deadline?
Applicant: Yes, we are under contract. Not a hard deadline, but we have 4 months.
Scott Dyche: Threshold question is multi-family.
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 7
STAFF PRESENTATION SHOWN TO COMMITTE
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 8
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 9
Southlake 2035 Corridor Planning Committee Item #8 – Tuxedo Park
Meeting #24 – September 12, 2019 Page 10