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Item 7B - Corridor Planning Committee Report Southlake Corridor Planning Committee Meeting Report Meeting 46 – January 30, 2024 MEETING LOCATION: 1400 Main St., Southlake, Texas 76092 City Council Chambers IN ATTENDANCE: • City Council Members: Shawn McCaskill, Amy Torres-Lepp, Kathy Talley, Randy Robbins • Planning & Zoning Commission Members: Daniel Kubiak, Gina Phalen, Michael Springer, Michael Forman • City Staff: Jenny Crosby, Reagan Rothenberger, Madeline Prater AGENDA ITEMS: 1. Call to Order. 2. Administrative Comments. 3. Review, discuss and make recommendations for a proposed Zoning Change and Development Plan for The Overlook and WillowTree Gardens, a proposed mixed-use development at 240 N. Carroll Ave., generally located at the northwest corner of E. Southlake Boulevard and N. Carroll Ave. 4. Review, discuss and make recommendations on the proposed subdivision of 1965 and 1975 N. White Chapel Blvd into five (5) single-family residential lots, generally located at the northeast corner of N. White Chapel Blvd. and Kirkwood Blvd. 5. Review, discuss and make recommendations on a Zoning Change & Site Plan proposal for a day nursery use and a playground addition located at 360 S. Nolen Dr, located within the GMI Addition. 6. Review, discuss and make recommendations regarding a proposed two phased office and retail development for Lambert Homes to be located at 1700 N. White Chapel Blvd. and a portion of 190 W. SH 114, generally located at the northwest corner of N. White Chape l Blvd. and W. SH 114. 7. Review, discuss, and make recommendations regarding the proposed modification to the Site Plan for Green Acres Nursery & Supply, located at 1963 W. Southlake Blvd., generally located southeast of the W. Southlake Blvd. and Players Circle intersection. 8. Adjournment. MEETING OVERVIEW: On January 30, 2024 the Southlake Corridor Planning Committee held their forty-sixth 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 Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 3 ITEM #3 DISCUSSION – Review, discuss and make recommendations for a proposed Zoning Change and Development Plan for The Overlook and WillowTree Gardens, a proposed mixed-use development at 240 N. Carroll Ave., generally located at the northwest corner of E. Southlake Boulevard and N. Carroll Ave. Staff presentation: Reagan Rothenberger • Future Land Use – Medium Density Residential • Current Zoning – AG and SF-1A • Site Specific – Mendez/Strunk Properties o Retain the Medium Density Residential land use designation. o For properties fronting on Carroll Ave., garden office uses may be considered if development is planned in a comprehensive manner. o Buffer existing and future residential uses from office uses. o Any future connection of Cross Lane to Carroll Ave. is not intended. o Any office development along Carroll Ave. should have cross access back to the traffic signal at F.M. 1709/Tower Plaza as well as to the office properties to the south to access the existing drive cut on Carroll Ave. o A new drive cut at Carroll Ave. and Main Street is not recommended due to existing traffic conditions/volumes at this intersection and the close proximity to the light. Questions for staff by the Committee: Daniel Kubiak: Cross Lane had the potential to continue through towards Carroll, but that does not sound like this will happen now. So, this is the genesis behind the site needing access from Carroll correct? Reagan Rothenberger: Yes, there has been clear concerns about extending Cross Lane further from residents and the Land Use Plan recommends this not take place. Daniel Kubiak: Emergency exit - the only reason it would be open would be for a fire. Reagan Rothenberger: Yes, only for a fire or emergency ambulance. Daniel Kubiak: Land Use Plan recommendation for a potential garden use on the fronting of Carroll. The proposed building, would staff look at this as a garden office use? Reagan Rothenberger: Potentially, a garden office use would take the appearance of a residential type use. Daniel Kubiak: Some subjectivity there. Daniel Kubiak: Would residential adjacency and height restrictions come into play? Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 4 Reagan Rothenberger: The Transition Zoning District has an exception for height restrictions, so it would not apply. Daniel Kubiak: I would like to see if it did come into play if it satisfied it or not. Daniel Kubiak: Sounded like if a commercial use was considered, then the recommendation would be accompanied by access down to Southlake Blvd. Reagan Rothenberger: Yes, the recommendation would be to connect to Tower Blvd., a lighted intersection, which would allow more cohesive access to the site rather than just Carroll Ave. Daniel Kubiak: The outline on the left of the page includes both of those sites, and this is an application on just one of them. The Land Use Plan sites comprehensive manor, so this is just including one of the two. Reagan Rothenberger: Somewhat – the sites are not being zoned in the current boundaries as shown here. A majority of the site is of the site-specific recommendation. Daniel Kubiak: In the ideal world these sites would be thought of together. Ideally one access point rather than multiple. The remaining site would get some kind of cross access easement, because one day when we get an application on that site we want it to be as cohesive and comprehensive as possible. Because how it is proposed now is a bit of an island. Reagan Rothenberger: Correct, potentially consider cross access from this portion of the commercial property south somehow, if it develops in time. Daniel Kubiak: The office overlay use does not include a restaurant in the land use category correct? Reagan Rothenberger: Correct. Shawn McCaskill: Residential part – The future land use plan is designated medium density residential. Do we have a number of lots per acre or minimum square footage that defines medium density residential? Reagan Rothenberger: For the straight medium density residential the answer is no. The medium density residential category in the land use plan says any single family detached dwelling is appropriate. So, it is up to P&Z/CC to make a determination. Applicant presentation: Travis Franks and Curtis Young Questions for applicant by the Committee: Michael Springer: Street parking along median? Applicant: Yes, inset parking along median. Michael Springer: That's my main concern for a development like this - inconvenience to the neighbors Applicant: Commercial building parking can provide for overflow parking. Daniel Kubiak: No restaurant uses proposed? Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 5 Applicant: No. Daniel Kubiak: Two-story building proposed would satisfy the building height restrictions to residential adjacency? Applicant: The edges of it would be clipped. Daniel Kubiak: Is there any cross-access easements to the site to the south contemplated in this site place? Applicant: To the property to the south – no. Daniel Kubiak: So theoretically when they come in they will be asking for a curb cut on Carroll as well, right? Applicant: We could put one in. Daniel Kubiak: Three new curb cuts on Carroll is a lot and not ideal. Could you get it down to one curb cut on Carroll? Just the northern one. I assume that’s what the city would want because it’s the furthest from the traffic signal. Applicant: Open to suggestions on that. Complying with the traffic engineer and what is recommended to be safe. Fire lane would be a consideration. Daniel Kubiak: The land use plan and garden office comment - proposing two stories, any thoughts on one story? Applicant: The two stories were developed for multiple reasons. We want to match the architecture of Southlake Town Square. We have about one-third verbal confirmations for this space already. Standard definition is one or two stories. Daniel Kubiak: Residential – is this similar in terms of product to the Carillon area? Riviera? Just to the east of the site being developed – is this the same lot size and home size? Applicant: Looking at these on same comparable finish out. I would say starting costs would be around 1.7 – 1.8 price point. Daniel Kubiak: The existing product on the ground to the east is one million plus. Applicant: They are one million plus. It is a mix of production home builders at the time they were released. The comps start at 1.2 - 1.4 million. Randy Robbins: Lot sizes in the surrounding neighborhoods. Applicant: Half-acre lots Randy Robbins: Why cut off the restaurant use or potential for it? Applicant: I don’t want to cut it out, but at this point we want the commercial zoning for the property first. Then have another conversation down the road if able. Randy Robbins: Density is the biggest issue, it’s high. How many acres are you building the houses on? Applicant: 7ish. We’re playing off the same thing that Carillon Parc got approved on. And the fact that this is by Town Square is something to consider. The value and empty - Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 6 nesting feel, with access to walk to Town Square. If we did have bigger lots and smaller density, then it would drive the price up, which leads to another narrative. We are trying to get a Southlake competitive option for people to move to something different without moving out of Southlake. Multiple reasons for density, not to just cram as many in as we can fit. Randy Robbins: Is there a plan where you could decrease that density? Applicant: Yes, we could but we want to keep the look and feel of the community. Amy Torres-Lepp: Cross Lane – was it the Foxborough residents who didn’t want connectivity? Applicant: Yes, it is Foxborough/Cross Lane residents that are not excited about the extension of the street or access from our development to their neighborhood. Dead end part from 30 years ago - confusing. Cul du sac gives more space for drivers to turn around. Amy Torres-Lepp: In general, I prefer connectivity to no connectivity, just thinking it through. Is there a cross parking agreement with the commercial property? Applicant: It’ll be the same ownership for both properties with a cross parking agreement. Applicant: Villas by design are two-story. No windows on the back of the properties to look out to neighboring houses. 8ft stone wall provides privacy and decreases noise. Amy Torres-Lepp: Two-story villa, not three? Applicant: Correct Michael Springer: Pedestrian connectivity - you can't walk across Carroll to Town Square. It's very dangerous. You need to find a way to make this work as well. Applicant: Willing to do sidewalk improvements as far north and south to make this work. Shawn McCaskill: Property to the south… Applicant: Two medical office buildings - Mendez. Large property is owned by a long time Southlake resident, and they are not interested in doing anything with their property right now. Shawn McCaskill: Dr. Mendez… Applicant: Someone does live in that house on the rectangular lot, so those conversations are not happening. Kathy Talley: Carroll - traffic, along with the density and other things, I'm struggling with traffic. Leaving the development is more concerning because this area always backs up. Hard time with the traffic patterns because you can only go one way in and out. Kathy Talley: Driving this every day, people race to the light or wait in the median area to turn. It can be dangerous. Work with staff to make something work. Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 7 Daniel Kubiak: Where I can get there on this - access from Carroll. Residential side: Sale comps, sq. ft., what is it selling for, traffic reports. Commercial side: one- or two-story debate Michael Springer: Pedestrian access to Cross Lane? It seems like there should be. Applicant: Mixed bag of comments from residents. No hard stance. Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 8 STAFF PRESENTATION SHOWN TO COMMITTEE: Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 9 Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 10 Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 11 Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 12 Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 13 Southlake Corridor Planning Committee Item #3 – The Overlook and WillowTree Gardens Meeting #46 – January 30, 2024 Page 14