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SPIN2025-07 - 2530 Johnson Rd SPIN MEETING REPORT SPIN Item Number: SPIN2025-07 City Case Number: ZA25-0052 Project Name: 25330 Johnson Rd SPIN Neighborhood: 11 Meeting Date: August 12, 2025 Meeting Location: 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: 50 Hosts: Ryan Firestone Applicants Presenting: Curtis Young, Turner Philips City Staff Present: Ryan Firestone, Planning Technician FORUM SUMMARY: Property Situation: 2530 Johnson Rd. Development Details: • Proposed 3-lot residential subdivision at 2530 Johnson Road. The property is accessible from Johnson Road, where there is an existing home which will be removed, and from Remuda Court, which is within the Johnson Place neighborhood. Presentation: Southlake, TX 2530 Johnson Road 2530 Johnson Rd Site Creek & Flood Plain 1.97 ac Johnson Road Davis Blvd 2530 Johnson Rd Site FLUP Medium Density Residential Low Density Residential 2530 Johnson Rd Site Existing Zoning RPUD SF-20A SF-1A 2530 Johnson Rd Site Creek & Flood Plain Johnson Place •54 lots from 17,425 s.f. •Acreage Lot size: 20,086 s.f. Concept Plan Johnson Place 2530 Johnson Rd Concept Plan Comments, Questions, and Concerns: Q: Would the green space/flood plain area on the west side of the property be required to be maintained by the HOA if these homes join the HOA? A: No, there is 10% of these properties that will be put into a landscape easement that will be required to be maintained by the future homeowners. Q: Will there be any obligation of this to the City of Southlake for maintenance or other purposes. A: No. Q: Is the survey showing a boundary between the end of the cul-de-sac of that lot? A: No, the end of the cul-de-sac was purposely put right up against. Q: Do you have the plat for Johnson Place? A: Yes. Q: Do you have it to display? A: I don’t have it with me now. Q: The one that I have looked at that’s filed with the county doesn’t have a ROW on it. How would you have access if you have to cross private property? A: We wouldn’t if we had to cross private property, but we do is what I am trying to tell you. The ROW comes right up against this property. Q: Is there a road between Lots 2 and 3? A: There is an access easement between there. There will be a drive that goes to lot 3 and lot 2. Q: Theoretically, the drive could go straight through to the next property? A: That’s not what we are proposing. We end the access easement prior to it getting to the next property. Q: But it could? A: No, unless there is a change in zoning and change in everything. One of they keys in this is that this proposes the road to stop from going further. Q: They are currently building pretty big houses on single lot properties off Johnson Rd, why is that not what’s happening on this lot? A: Because the homeowners for this lot want to subdivide it into 3 lots and they’re working with Willow Tree to build three homes on it. Q: Where would the construction crews be parking? A: On the property, but what we could do is agree to have the access come from Johnson Rd., but the access for lots 2 and 3 will have to come off of Remuda Ct. but I am sure we could have the crews park on Johnson. Q: Has the city approved any of this? A: No, this is a proposal. What we are doing tonight is a first step and reaching out to the neighbors to answer questions. We would be happy to get with you or your HOA to talk about this further in the future. Q: So how would I follow up with the issues I presented regarding the ROW. A: You can leave your contact information with us, and we can get back with you. Q: I just want to clarify that the end of the cul-de-sac where it says “future through street”, is that literally going to be two driveways or are you going to continue the road and then do two driveways? A: It will probably look like one, larger than normal driveway rather than a road itself. What we are asking for is an access easement that will look like a driveway at first that will peel off to lots 2 and 3. Q: I’d assume that it would be your priority to maintain those big trees and the vegetation? A: Yes, one of the things that we do in these submissions is submit a tree conservation plan. When the surveyor was there, one thing we had them do was survey all the trees that are there, so we know where all of them are, and we are planning on saving the vast majority of the trees that are there. Q: The positions of lot 2 and 3, what directions are they going to be facing? A: We don’t know exactly, but obviously they’re going to have some sort of presence toward the cul-de-sac. We are going to want them to have their backyards on the west side of the property. C: The 6 lots off Remuda Ct are completely against access from the court. Q: Of the three lots that you have proposed who owns it? A: A private landowner that is working with us. Q: Have any of these three lots been sold or pre-sold? A: Not to a homeowner. Willow tree has not contracted to purchase with the homeowner yet, but only to help facilitate. Q: What is your plan to cut this through to build the homes and then have everything cleaned up again? How many years? A: It wouldn’t take that long. C: Well, if you’re building nice homes as you are describing, we have a very nice home, and it took about a year. You are going to have limited access to each of these three properties here it is not like a new division in terms of access. Q: What’s in it for us (Remuda Ct. homeowners)? A: You get a couple of nice neighbors. C: I am looking for a lot more than that. So, we are getting nothing then. Thank you, you answered. Q: Why aren’t you accessing all three lots from Johnson Rd? A: It is more efficient to do it this way. We don’t have to build a street, and the lots are larger and much nicer and this is a much better solution. Q: Was this option ever considered? A: I don’t know that there is enough room to put in a road and still have a useable site. Q: Couldn’t you build two houses? A: We could, yes. Q: And couldn’t you build one house instead of three? A: We could, yes. Q: If you do move this to council and it gets approved will you do the following.., - Limit access off Remuda Ct. - Limit Construction hours. Also, I don’t see on your plan a tree preservation plan for the lots. A: We’ve developed that and would be happy to share that with you. As far as the hours, the city has ordinance regulating the hours of construction, we would certainly follow that and haven’t had that issue in other places. Q: I know the city has their rules but maybe tighten it a little bit. We have problems with cleanliness even though the city says that contractors must clean up..., it’s a lie nobody enforces this. Q: 100% of the trees have an orange paint stripe on them, does this meant they’re going to get destructed? A: No, that’s not what that means at all. The surveyor once they are out there, they mark them so that they know which trees have already been surveyed. That’s all that means. Q: Should I anticipate looking at the back of a two-story home (lot 3) for my new view. A: You probably will be looking at the side of a rear home there. Two-story is certainly a possibility on that just like the neighbors left and right of you. Q: Are there any plans for landscaping, privacy, beautification, anything like that? A: We can certainly work with you on the fence to figure out something that is acceptable. Q: When would you begin this project assuming you get the approval? Early 2026? A: Probably, yes. C: I would suggest that maybe you come up with an alternative plan with access from Johnson Rd. into the three lots. Q: With the ownership of the lot and the development, is there any owner that is currently a resident or affiliated with the Johnson HOA? I am asking that from a conflict-of-interest standpoint. A: Not that I know of no. Q: There have been talks about annexing vs just letting you build whatever you want to build, what is the sentiment and the direction that you are going there? A: We are open to discussing that. C: That could be an issue because our HOA has architectural restrictions, so you would not be able to build whatever you want. Q: Is there a requirement within the City of Southlake that if you build 2 or 3 houses on a lot that you need two ways in and out? A: The requirement is that the cul-de-sac can’t be any longer than 1000 ft and I believe you can’t have more than 20 homes on a single point of access, so this is well under that. Q: So, this is why you are trying to go into Remuda Ct. because you are wanting to put 2/3 houses on the one lot. A: Well, that is not the reason, I am just trying to tell you what the regulation is. Q: What is that green bar on the left side of the plan? A: That’s a landscape easement. Q: Why not just make a long strip of access from Johnson Rd for all three houses? A: Well, I think the city would have perhaps some reservations about an access easement that long, but it is possible and has been done before. C: The development behind us has a road that is much longer than that. It is one way in and one way out. A: Well, we can consider that. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Southlake Connect Results for August 12, 2025, SPIN Town Hall Forum