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Item 7A - 2035 Corridor Committee Meeting Report - Krystal Clean CarwashCITY OF SOUTHLAKE 0 Southlake 2035 Corridor Planning Committee Meeting Report Meeting 37 — March 28, 2022 MEETING LOCATION: 1400 Main St., Southlake, Texas 76092 City Council Chambers IN ATTENDANCE: • City Council Members: Randy Robbins, Amy Torres-Lepp • Planning & Zoning Commission Members: Daniel Kubiak, Austin Reynolds • Park Board Member: Frances Scharli • Ex-Officio Member: Shawn McCaskill • City Staff: Ken Baker, Dennis Killough, Reagan Rothenberger, Madeline Oujesky AGENDA ITEMS: 1. Call to Order. 2. Administrative Comments. 3. Review, discuss and make recommendations on a proposed 16,700 sq. ft. baseball training facility on approximately 1 acre located at 251 Players Circle, generally located south of W. Southlake Blvd. between S. Peytonville Ave. and Davis Blvd. 4. Review, discuss and make recommendations on a proposed 10,760 square foot, one-story medical office building located at 300 Parkwood Dr., generally located south of E. Southlake Blvd. and Calloway's Nursery, between White's Chapel Methodist Church and Byron Nelson Pkwy. 5. Review, discuss and make recommendations on a proposed 5,800 square foot, one-story medical office building located at 1360 N. Kimball Ave., generally located on the west side of N. Kimball Ave., 500 feet north of E. Highland St. 6. Review, discuss and make recommendations on proposed changes to the Krystal Clean Car Wash located at 955 Davis Blvd., generally located on the east side of Davis Blvd., 500 feet north of W Continental Blvd. 7. Review, discuss and make recommendations on a proposed RunRite, a private track and field facility, located on approximately 22 acres at 1835 Shady Oaks Dr. and 400-500 Blocks of W. SH 114, generally located along the west side of W. SH 114, 1200 feet south of W. Dove Rd. 8. Adjournment. MEETING OVERVIEW: On March 28, 2022 the Southlake 2035 Corridor Planning Committee held their thirty-seventh 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. CITY OF SOUTHLAKE 0 ITEM #6 DISCUSSION — Review, discuss and make recommendations on proposed changes to the Krystal Clean Car Wash located at 955 Davis Blvd., generally located on the east side of Davis Blvd., 500 feet north of W Continental Blvd. Staff presentation: Dennis Killough Purpose of request is to convert the carwash from full -service to flex -service that offers both self -serve and full -serve o Proposal will reconfigure operating drive-thru lane and add approx. 18 covered vacuum stations o Additional parking on north part of property and employee parking on the south Zoning: C3 — General Commercial District Future Land Use: Industrial • Approved concept plan in 1995 — SUP for full -service carwash Questions for staff by the Committee: N/A Applicant presentation: Drew Shepard Questions for applicant by the Committee: Shawn McCaskill: On the backside of property, the current tenant has some sort of detailing service, right? With pop-up tents? Applicant: Correct, that is a full -detail service tent Amy Torres-Lepp: Is it part of business plan to have self -vacuum stations? Or is that part of your research thinking Southlake needs self -vacuum service? Applicant: The carwash is not self -wash; the cars would still go through the tunnel for a wash. Full -service is in high demand. Randy Robbins: Your competitor in Grapevine has four lanes and it's packed all the time. It seems like you're bottlenecking the full -service piece and opening 18 vacuum stations expecting customer to drive-thru the express lane then pull around and vacuum their car afterwards. I'm trying to grasp the concept because it sounds like a reduction in service rather than an enhancement in service. Applicant: We are adding additional services. The full -service menu items will be expanded from what they currently are now. Randy Robbins: Are all concepts of Carnation only two lanes of entry? Or are some bigger than that? Southlake 2035 Corridor Planning Committee Meeting #37 — March 28, 2022 Item #6 — Krystal Clean Carwash Page 3 Applicant: Most of our sites are two lanes of entry. Given the historical car count on this site, which is approx. 50,000 cars, we have some sites that are two lanes that run 160,000 cars. Our full price service starts at $35, but we have a wash as cheap as $8. Austin Reynolds: Going from the number of lanes there currently down to two makes it less desirable because the queuing will back-up. Do you foresee that happening? Applicant: We do not foresee this stacking to back-up to Davis Blvd. We are happy to provide surveys from other sites to show that queuing will not be an issue. Austin Reynolds: More information will be better. Biggest concern about stacking and traffic increases. The land east of this property - are there plans for this or just buffer? Applicant: Just excess property, but we would love to use it if we can. Austin Reynolds: Let us know about the queuing aspect. Frances Scharli: Are you removing any trees with this plan? Applicant: The plan does call for the removal of two trees, but they will be replaced elsewhere. We are adding additional trees on the south property line that abuts residential properties. Frances Scharli: To Commissioner Reynolds point, I also have concerns about queuing and stacking on this property. Applicant: Our plan is to replace the equipment in the tunnel, specifically the conveyor belt so we can process more cars at a quicker rate. Dan Kubiak: Staff question - when was this SUP originally approved? Dennis Killough: 1995 Dan Kubiak: Are we comfortable with the change from full -service to flex -service? Dennis Killough: The SUP requires a full -service carwash. For the applicant to change that, they will need to undergo a zoning change to a site plan district to adjust to self- service use. Dan Kubiak: So overall they will need a rezoning and a new SUP? Dennis Killough: At a minimum it would require rezoning to SP1 (detailed site plan district). Dan Kubiak: I think the question is - are we comfortable with self-service uses from full - service? Randy Robbins: If you bring this to Council, we will need examples of stacking plans and samples when this if full/busy. I just don't see self-service working. Applicant: I will say the car count on the site is tied to consumer behavior. Amy Torres-Lepp: Yes, to echo Councilmember Robbins we will want to see stacking plans and car counts on other sites. I'm not excited about vacuum stations/self-service aspect. Southlake 2035 Corridor Planning Committee Item #6 — Krystal Clean Carwash Meeting #37 — March 28, 2022 Page 4 Applicant: We have two locations in Park Cities and Highland Park/University Park. I appreciate the feedback. We will provide as much data as possible of other comparable locations. Dan Kubiak: Great idea to bring examples of other facilities and how they work. Also, explain the business model more in depth. Austin Reynolds: Pictures of the new concept would be great too. STAFF PRESENTATION SHOWN TO COMMITTEE: CITY OF SOUTHLAKE, Southlake 2035 Corridor Planning Committee Item #6 — Krystal Clean Carwash Meeting #37 — March 28, 2022 Page 5 Edk 3 k3v% OW All" I 3"m r Wks th Aerial View M- 741 -4 �� r` Southlake 2035 Corridor Planning Committee Item #6 — Krystal Clean Carwash Meeting #37 — March 28, 2022 Page 7 IF '=. ice' -" s Y' S Aerial View East Southlake 2035 Corridor Planning Committee Item #6 — Krystal Clean Carwash Meeting #37 — March 28, 2022 Page 8 = EM-- / -----------------------------------^ ON South|ake2035Corridor Planning Committee Item #6—Krysta|Clean Carwash Meeting #87—March 28,Z022 Page I Southlake 2035 Corridor Planning Committee Item #6 — Krystal Clean Carwash Meeting #37 — March 28, 2022 Page 10 i Site Photographs Site Photograph from Davis Blvd.