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Item 6, 7, 8 - Corridor Committee Meeting Report Southlake Corridor Planning Committee Meeting Report Meeting 51 – June 23, 2025 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 #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 3 ITEM #9 DISCUSSION – 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. Staff presentation: Cyndi Cheng • Future Land Use: Low Density Residential • Zoning: Agricultural • Master Pathways Plan: sidewalk (less than 8’) along W. Highland St. and an 8’ sidewalk along the west side of N. White Chapel Blvd. • Summary: The applicant is proposing a seasonal snow cone business called Southlake Sno to operate from the existing small house at 1170-1180 N. White Chapel Blvd. Questions for Staff Daniel Kubiak What are the mechanics of the zoning here to potentially consider this? As specific to this particular use as possible, is this a SUP that is tied to this request? Dennis Killough: Outdoor sales and service, which is what the snow cones have been approved under previously, because they are using a portable, on a trailer, skid type structure with no interior seating and just service refrigeration, water service in there, and that is it. All the rest of the activities outdoors, the districts that allow them are only commercial districts. This is agricultural zoning, so it's not permitted to be requested just in AG zoning. In order for the only possible way to make this happen, without just overhauling the zoning ordinance and making a change holistically to the zoning ordinance, would be to do an SP-1 zoning district that is very tightly restricted of the uses to the limits that are being proposed or a site plan district that only allowed one use by a Specific Use Permit that way there is a sunset on it. Other than that, it would just go back to vacant land with the existing structure on it. Daniel Kubiak That is what you’ve been coaching them up to potentially request? Dennis Killough: Correct. The land use designation is low density residential and unless there's an appetite for changing that, our recommendation moving anything forward here would be to keep that land use designation intact and either make a finding along with the zoning or the other choice, and I'm not going to say it's better at this point, would be to amend the land use plan and possibly put a site specific recommendation, but that recommendation would run with the land use plan. If that's where the appetite is, that’s Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 4 the other option. It might be better, given the restrictive nature that the zoning might be brought forward under, to make a finding in conjunction with that zoning that this potential use might provide some neighborhood and citywide community engagement benefit in some form and frame up the language around there that justify why you would change the zoning to allow what would be allowed there. Daniel Kubiak So that’ll be the guise that we could consider it under, which is very narrow. Frances Scharli Is there another place in town where we have commercial in residential like this? If we do one, then are we on a track to do more? That's one thing, but if you think of one, just raise your hand. Dennis Killough: I will. Questions for Applicant Daniel Kubiak I'm just one voice, but I like the fact it's fairly unique. It's not a chain. We've had this snow cone stand on the north side of town forever and it's been a great community asset. To have something like that in this location with a charitable bent to it, to me, is much more interesting than yet another white walled, black roof like mansion. So, I'm open to it, personally. Kathy Talley Yeah, I am as well. I have had the opportunity to meet with these gentlemen to talk through it, and it's an extremely unique situation, but I like the giving back aspect of it. I especially like the community aspect of it. That’s what this is about. If going forward, we can make it work, I think that'd be wonderful, but we might not be able to. I know that you've worked with staff to look at what those possibilities are, and we've heard them. I'm certainly open to trying and seeing what happens. Randy Robbins I would say I love the idea. I love the concept. If I'm being frank, I really don't like the location. I think that the roundabout being a two-lane roundabout and the exits with the high school being right there, there's enough congestion. I feel like that's a really tough spot to have a bunch of brand-new drivers and other things coming in out of a snow cone stand - at any point in time. I get that it'll be during summer when school is out. I'm willing to look at it and see what it looks like. Like I said, I love the idea, I love the plan, but I don't know if I love that location. Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 5 Daniel Kubiak Would you guys be open to it being two ways on either side? Because in that way, you're having right-ins and right-outs no matter where you're coming from. Applicant That’s a great question and would be open to it. On Highland, there's not a median. On White Chapel, there’s a median so it's only a right turn. Daniel Kubiak On Highland, if somebody always comes from the north side, you don’t want to go a quarter turn through it and have somebody stop to turn in. You'd rather them go through the roundabout and then take the right. If you set it up to where it can be two ways, but I don't think you're going be driving a ton of traffic through there. Applicant Yes, we're open to either of those and we're not getting rid of any of the trees. There's plenty of open parking spaces. Randy Robbins I think about ours up on the north side and where it is at and where it has moved around. It's all around that one four-way stop and in an already commercial area that is there. I love the idea and I'll be curious to see what it looks like when it comes through - I think it’s going to be a little tough I’m afraid. Chad Patton Yeah, I was just going to echo Dr. Robbins’ perspective. The idea, the concept, and everything you guys have is great. The land is suitable for what you're wanting and what you already have. But I think the location is really tough. I don't think it's the right location. I think it's probably a little resistant to your neighbors. If you're going to move forward, I would encourage you to talk to all your neighbors, get their support, and press that with the Council and P&Z so that way you know everyone's supporting this around you because last thing you'd want is unruly neighbors at the 11th hour saying, “Not here. This isn't appropriate.” To Mr. Kubiak's perspective, you are going to have some traffic issues and trying to navigate an SUP sounds not impossible, but not even remotely fun. Applicant If I can address that about the neighbors - our closest neighbor is already in support of the project and wants to work at the stand. One thing I think is unique here about this location is that we're taking an existing home and repurposing that for the snow cone stand by having the drive-in and again, right-in, right-out, using the existing driveways, and parking under the trees and under the canopy with some twinkly lights. If you look to the west, there is about 120 feet there and it really sets it up to provide a buffer if we wanted to put more there. There are already so many gorgeous trees that are on the site that we're going to protect, but there's additional screening that we can do at this location. Also, on the site plan that's interesting is that the part between the drive and the roundabout really sets it up for a signature element of landscaping and how that is Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 6 maintained and what that looks like to really make that a special place. There's a couple of unique things about this from the planning side that are interesting to me, but we just haven't gotten that far yet. I wanted to first make sure we're at least on the right track. Dr. Magdalena Battles I like the idea. It's very unique and would be special for the town. I just like it. I love the whole idea, and I also like the fact that it would kind of clean up that corner because it looks like you'll have some trailers removed. Applicant They're already gone. You should drive by. We've done a substantial amount of cleaning up and as well as pruning of trees and taking out some dead trees. We’ve done a lot of work already. Dr. Magdalena Battles That's great. You're just across the street from that church, is that right? That's the church that's right there. Applicant Yes. Frances Scharli I'd like to compliment you - the site looks so much better, and I don't doubt that probably Christmas time would be a lot of fun, given your expertise, but I have to agree with Dr. Robbins that I think it's going to be a difficult area to do that in. To add to his comments that I do worry about somebody else wanting to do this in a residential area and that concerns me. Unless I see some magic that the P&Z can do and maybe the neighbor near you, I would want the feedback from every person on Highland because that corner at pickup is a busy corner. There are new drivers. Are you going to cross at all with high school and/or hours in the early spring/late fall? If you are, I would highly recommend against that because that traffic backs all the way up right to SH 114 from both directions. I like the idea - I just think it's the wrong spot. David Cunningham I've got one comment. It's a neat idea and my question was primarily traffic. This is one of those things that if you had a traffic study that best showed the locations, you could probably move your entrance further back to the west in one case and further to the south in the other case. With a little bit of an architectural plan that sort of starts to sell this idea from an artsy standpoint and a traffic plan, you might be able to answer a lot of the questions here that would make some of the things that are concerning go away. Daniel Kubiak Yes, like a rendering, traffic plan, some neighbors support, and a little more depth on how the Community involvement and charitable piece work so. Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 7 Applicant Sure, I anticipate us having neighborhood meetings, petitioning around us, etc. Gina Phalen I could get in favor of it as well with some of the changes that you all are talking about. I've worked with John, actually. We worked together on TxDOT plans. I know he’s very capable and thoughtful in his land plan, so I imagine you can come up with some ways to address some of the concerns that we all have here, but I like the idea. It works there and given that the neighbor is the property owner and the applicant here, I don't have a lot of concerns with it if we can address the traffic concerns. Daniel Kubiak I think you heard it. Work a little bit on the traffic and access. Push it as far back from the roundabout as possible. Two ways would help in terms of the most ideal access to the site, some renderings, a little bit more definition on the property, and some neighbor support. No guarantees: this meeting isn't a guarantee, but at least you know, as you advance it, where to focus. Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 8 STAFF PRESENTATION SHOWN TO COMMITTEE: Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 9 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 10 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 11 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 12 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 13 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 14 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 15 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 16 Southlake Corridor Planning Committee Item #9 – Southlake Sno Meeting #51 – June 23, 2025 Page 17