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Item 10 - Corridor Committee Meeting Report Southlake Corridor Planning Committee Meeting Report Meeting 51 – June 23, 2024 MEETING LOCATION: 1400 Main St., Southlake, Texas 76092 City Council Chambers IN ATTENDANCE: • City Council Members: Kathy Talley, Randy Robbins, Austin Reynolds, Frances Scharli • Planning & Zoning Commission Members: Daniel Kubiak, Gina Phalen, Michael Forman, David Cunningham • Other Committee Members: Chad Patton, Dr. Magdalena Battles • City Staff: Jenny Crosby, Dennis Killough, Wayne Powell, Cyndi Cheng, Ryan Firestone AGENDA ITEMS: 1. Call to Order. 2. Administrative Comments. 3. Review, discuss, and make recommendations on a proposed zoning change for Southlake Classic Pet Retreat, to make the existing non-conforming kennel use a conforming use, located at 1211 and 1213 Brumlow Ave. 4. Review, discuss, and make recommendations regarding the addition of a spa as a permitted use within the approved S-P-2 zoning district on approximately 2.3 acres at 731 Zena Rucker Rd. 5. Review, discuss, and make recommendations regarding a proposed 40 -acre mixed- use development with commercial and residential uses to be located at 1800 and 1900 N. White Chapel Blvd. and W. S.H. 114. 6. Review, discuss, and make recommendations regarding a proposed development known as Dove Landing, on approximately 26 acres located at 550 W. S.H. 114. 7. Review, discuss, and make recommendations regarding a proposed residential subdivision and office site known as Patterson Property, on property located at 1440 N. Kimball Ave. and 2160 E. Highland St. 8. Review, discuss, and make recommendations regarding a proposed residential subdivision of 2530 Johnson Rd. 9. Review, discuss, and make recommendations regarding a proposed snow cone stand at 1170 and 1180 N. White Chapel Blvd., generally located at the southwest corner of N. White Chapel and E. Highland St. 10. Review, discuss, and make recommendations regarding a proposed residential subdivision on property generally located at 1318 -1360 N. Peytonville Ave., and 1352- 1354 Post Oak Trl. 11. Review, discuss, and make recommendations regarding the installation of vacuum stations at the existing Scooter’s/Chevron station at 2150 E. S.H. 114. 12. Adjournment MEETING OVERVIEW: On June 23, 2025 the Southlake Corridor Planning Committee held their 51st 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 #7 – Patterson Property Meeting #51 – June23, 2025 Page 3 ITEM #7 DISCUSSION – Review, discuss, and make recommendations regarding a proposed residential subdivision and office site known as Patterson Property, on property located at 1440 N. Kimball Ave. and 2160 E. Highland St. Staff presentation: Wayne Powell • Future Land Use: Low-Density Residential • Zoning: SF-1A • Thoroughfare Plan: E Highland St. is a C2U 70’ collector and N Kimball Ave. is an A4D 88’ Arterial • Summary: The applicant is seeking feedback on a proposal to subdivide several lots on N Kimball Ave. and E Highland St. to create a total of 13 single-family residential lots and 1 office-commercial lot. The office lot would be along N Kimball Ave. and access to the residential lots would be from E Highland St. Questions for Staff Frances Scharli: Can you clarify for me if the traffic will be coming out onto Highland with this? Is that correct? All the traffic from this? Wayne Powell: Correct, it will be coming out on Highland. Frances Scharli: I just wanted to verify that. Thank you. Daniel Kubiak: Any other questions for staff? David Cunningham: Are they looking for a gated entrance at that location? Dennis Killough: It looks like they represent one on there, but I don't recall whether that was in their narrative or not. It would be gated, but it does appear that what they have set up there at the entry may permit for that, but I'd defer to the applicant. Daniel Kubiak: And they'd have to specially request that. Correct? Dennis Killough: Yes. That's correct. Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 4 Applicant Presentation The 13-acre site includes an undeveloped outparcel and a large overhead power line. The current residential zoning is considered low-density, while the adjacent office buildings are zoned B-1 (business use) and S-P-1 (detailed site plan) for offices to the south of Highland. • The applicant recognized the surrounding office buildings and the fact that part of their property also fronts Kimball, which is predominantly office buildings. • They proposed bringing the main entry in from Highland. • They requested that the entrance be gated, though they are flexible on this. • The first six lots near the existing office buildings would be half-acre plus in size. • Further into the development, adjacent to larger existing lots, the lots would be acre-plus, meeting SF-1A standards. • Excluding the office lot (just over an acre), there are slightly less than 12 acres for 13 residential lots, resulting in a density of just over one dwelling unit per acre. • The minimum lot size is over 20,000 square feet, with an average of 34,000 square feet. • An emergency exit to Kimball is planned to address cul-de-sac length issues. o This exit would be gated and go through the parking lot of the office building. Questions for Applicant David Cunningham: So the owner of Lot 13 gets an easement through their yard? Applicant: Yeah, that's why we made that a big acre lot instead of the half-acre that you might put next to the office. So they have a little bit of extra room. David Cunningham: Well, since I've got the mic, I mean, I certainly wouldn't be in favor of a gated entry. I think we've had enough of those. Daniel Kubiak: And I strongly second that, and I'm so glad we didn't do that all throughout town. We could have done it all throughout town. One of them snuck through right up there on Dove Rd. I hated it then, and I hate it now. I hate staring at it. We've got this nice open rural field up on the north side, except for that. Lots one through six are, you know, Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 5 challenged. I'd see a better plan if you combine those six lots into three lots. Lots 1 and 2 as a lot, 3 and 4 as a lot, 5 and 6 as a lot. David Cunningham: It starts to make a little bit more sense. It will take some pressure off of coming in off of Highland and a single access street. I don't like the easement through the yard. I mean, I think if that's going to be an easement, it needs to be built by the developer, and it needs to be gated off and fenced off by the developer, so that the landowner that does wind up with that doesn't get stuck with it. Eventually, that comes back on the city. Dr. Magdalena Battles: Yeah, I agree with what you were saying and I think you misspoke when you said it was half-acre plus on those one through six, because one acre is 43,000 and these are 20,000. So they're under half an acre each, not over half acre. Applicant: Sure. You're absolutely right. But… Dr. Magdalena Battles: And so I agree with him that it would be nice to be a little larger, more than half acre and not under half an acre. Applicant: The slang for SF20 lots is half-acre lots. But you're right, they're a little bit less than full half-acre. Frances Scharli: I think they should be one acre or greater in here. That's what the surrounding houses are. There's already a fair amount of traffic on Highland and there's speeding. Thankfully, there's some stop signs there now. Absolutely do not think it should be gated. It'd be great if you could somehow get the access off onto Kimball, but I don't know if you can do that. Daniel Kubiak: Maybe, said another way, I guess this is land use low-density residential right now. So is there any support up here to change that, because I think you would need a land use amendment, right? Dennis Killough: That is correct. Daniel Kubiak: OK. Is there any support up here for that? Chad Patton: I got a question for the PNZ and Council members, when was the last time a flag lot was approved or recommended for approval? Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 6 Kathy Talley: Well, I really thought we weren't doing that anymore. Thought that stopped. Chad Patton: I mean, that was dead when I was on council, probably with two years remaining. So I'm just kind of putting some time frame that's dating myself. Daniel Kubiak: A long time ago. I'm also curious. I guess the office frontage there on Kimball, that would be a land use amendment as well. Is there any interest in continuing to move office up Kimball Drive? Applicant: I don't know what else you do with that piece. Daniel Kubiak: Because, I guess if you do that one you're doing the one to the south, you're doing one to the north because you're putting an office there. So you’re just right in the middle of it. David Cunningham: Just making one decision, you're making multiple, but I mean with the office that's already developed there, once it's one story residential style office, it's not, you know, abusive. Daniel Kubiak: I'm just saying, be holistic. Like if you're doing that one, you're doing the rest of it. Applicant: Yeah. David Cunningham: Yeah, I don't think that that's the problem. So the issue really for me with that area is the easement that you're, you know, foisting on that one lot that needs to be dealt with proactively by the developer when they build it, so that if that easement is there and required, it gets built and not maintained by that one lot. Daniel Kubiak: Thoughts on that? Applicant: I mean clearly there's a pattern of office along Kimball there, but it's also the power line that's in there that kind of separates that property from the rest of it. So we didn't think it was appropriate to stick a residential lot there now. We think Highland is a much better entry. I realize that Highland, you know, doesn't want more traffic , but if we had the residential entry on Kimball, to me, that's not as good an entry for residential as it would be off of Highland. But if we did, that might be different for that piece of property. But, you know, I think this kind of separates the development from Kimball by Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 7 having that office lot there and, frankly, a one-story, garden office is one of the best neighbors residential can have. Chad Patton: So I share the same comments, they've all shared of course, and particularly Chad, I was going to mention the flag lot thing, but the office, I think, what else is it going to be? You know, I mean, if you put residential there, you have a front door facing Kimball. I don't really like that and I don't like a side facing home on Kimball. That's a valid argument that it could be continued, but you know that's all one single lot where that house is on the north. And so potentially that access road into that becomes a neighborhood. And then that ends up as residential going forward, I don't know. I just don't know. How you do anything else, right? Daniel Kubiak: Council member Talley? Kathy Talley: I'm glad you brought that up, Chad. I'm not a fan of that at all. I don't think there will be support for that flag lot situation going forward either. I also agree that between lots one through six, my recommendation would be to reduce the number of lots there. I'm not a fan of that office in that space. It's not great to have your front door facing Kimball, but it's a pretty big piece of property right there. Maybe with some great design work, there's a way to make that look different and make it look good, but I just think there's another possibility besides that office and this flag lot. And I agree with everybody: plea se do not gate this. Randy Robbins: From a gating standpoint, that will make the traffic on Highland even worse. I totally agree there shouldn't be anything less than an acre on that side. Honestly, I don't like how there are houses on one side and a street on the other. If you're forced to do that, I don't know why the street isn't on the commercial side, so the houses back up to other residential instead of commercial parking lots. But I think what you're hearing is that this is going to be a struggle to get it done like this, at least. Dr. Magdalena Battles: I personally like the office location there because you already have all the offices there. I agree; I would never buy a house where your driveway comes off Kimball. I just don't think that's sellable. Personally, looking for a garden office space right now, we're really struggling. There's a shortage of that type of office complex; there are lots of big buildings, but we're finding that there is a shortage on that right now, I will say that. Daniel Kubiak: No, and I understand all that. I just want to make sure because we just went through the land use plan change process recently, and it all got designated low-density residential again. So, I want to confirm if we're changing our minds. We agree we're all changing our minds... not all of us, okay, never mind, not all of us, but anyway, so maybe mixed thoughts on the office frontage there—maybe, maybe not. I guess you're getting some Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 8 mixed feedback, and it sounds like there's not a lot of appetite for a medium-density land use amendment here. Is that correct? I'm seeing nods. Applicant: I understand. Daniel Kubiak: Good point, Councilmember Robbins, maybe considering flip-flopping the driveway access to the residential lots, and it doesn't seem like gates have a big following up here. Chad Patton: I was just going to say, I hate to tell you this, Curtis, but I think it looks like a four-lot project. It kindly looks like what, four residential and one office. I mean, it just does. I think that road that's sitting there between Lots 1 and 6... Applicant: It's already zoned SF1A. Chad Patton: I understand. You've got to get it approved. I'm not making the decisions. I'm just saying. Applicant: I would like to point out Lot 13 is not technically a flag lot. It's a normal lot with normal frontage and widths; it's just kind of a Z-shaped lot, so anyway, but I agree with you on the flag lot thing. Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 9 STAFF PRESENTATION SHOWN TO COMMITTEE: Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 10 Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 11 Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 12 he ro osal shows a thirteen lot lan at the N corner o N Kimball Ave. and E Highland St . he a licant is ro osing 14 lots with a main entry o o E Highland Street and hal acre lots between E Highland Street and the o ice develo ments along Kimball. As the road wo ld t rn to the west to access that ortion o the ro erty all the lots wo ld be 1 acre or more in order to adhere to ad acency re irements. Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 13 A licant resentation Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 14 APPLICANT PRESENTATION SHOWN TO COMMITTEE: atterson ro erty on Highland Kimball Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 15 Southlake Corridor Planning Committee Item #7 – Patterson Property Meeting #51 – June23, 2025 Page 16