Item 8 - Staff Report
Case No.
ZA25-0074
S T A F F R E P O R T
February 13, 2026
CASE NO: ZA26-0011
PROJECT: Specific Use Permit for Southlake Sno EXECUTIVE
SUMMARY: Southlake Sno is requesting approval of a Specific Use Permit to allow for
indoor/outdoor sales and service on property described as Tracts 8B03 and 8B04,
Thomas M. Hood Survey Abstract No. 706 and is located at 1170 - 1180 N. White
Chapel Boulevard, Southlake, Texas. Current Zoning: “AG” Agricultural District.
Proposed Zoning: “S-P-1” Detailed Site Plan District. SPIN Neighborhood #7.
DETAILS: The purpose of this request is to seek approval of a Specific Use Permit (SUP) for
Southlake Sno to allow indoor and outdoor sales of shaved ice, hot chocolate, and
similar food and beverage items for a 750-square-foot snow cone shop, in
conjunction with the Zoning and Site Plan (ZA25-0074) and Comprehensive Plan
Amendment (CP26-0005).
ACTION NEEDED: 1) Conduct a Public Hearing
3) Consider Approval of Specific Use Permit
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Review Summary No. 2, dated February 2, 2026
(D) Surrounding Property Owners Map & Responses
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jennifer Crosby (817) 748-8195
Department of Planning & Development Services
Case No. Attachment A
ZA26-0011 Page 1
BACKGROUND INFORMATION
OWNER: Mitchell Allen
APPLICANT: John Cornelson
PROPERTY SITUATION: 1170 N. White Chapel Blvd.
LEGAL DESCRIPTION: Tract 8B03, Thomas M. Hood Survey Abstract No. 706
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “S-P-1” Detailed Site Plan District and to include “indoor/outdoor sales of
shaved ice, hot chocolate, and similar food and beverage items” with a
Specific Use Permit.
HISTORY: The tract was annexed in 1957 to the city.
A new residential building was constructed in 1998.
The site was formerly a non-conforming mobile home park, but that use
has been discontinued. Demolition permits for the removal of mobile
homes were issued May 2025.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is “Low Density Residential”.
Definition and Purpose:
The purpose of the Low Density Residential land use category is to provide
for and to protect low intensity detached single-family residential
development that promotes the openness and rural character of Southlake.
The Low Density Residential category is for detached single-family
residential development at a net density of one or fewer dwelling units per
acre. Net density is the number of dwelling units per net acre, which
excludes acreage in all rights-of-way, easement, and lots designated for
public or private streets. Other suitable activities are those permitted in the
Public Parks/Open Space and Public/Semi-Public categories. The Low
Density Residential category encourages the openness and rural character
of the City of Southlake.
Mobility & Master Thoroughfare Plan
The Master Thoroughfare Plan designates W. Highland Street as a 70-foot
collector right-of-way (C2U) with two lanes. N. White Chapel Boulevard is
designated as a 94-foot arterial right-of-way (A4D) with four lanes divided
by a median.
Case No. Attachment A
ZA26-0011 Page 2
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan designates a minimum 8-foot sidewalk along
W. Highland Street. There is an existing 8-foot sidewalk along the west
side of N. White Chapel Boulevard.
CITIZEN INPUT: This item was heard by the Corridor Planning Committee meeting on June
23, 2025.
STAFF COMMENTS: Attached is the Specific Use Permit Review Summary No. 2, dated
February 2, 2026.
Case No. Attachment B
ZA26-0011 Page 3
Case No. Attachment C
ZA26-0011 Page 4
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA26-0011 Review No.: Two Date of Review: 02/02/26
Project Name: Zoning Change and Site Plan – Southlake Sno
APPLICANT: OWNER:
John Cornelson Michell Allen
Evolving Texas Hire Santa
3000 Race Street, Ste 108 1150 N White Chapel Blvd.
Fort Worth, Texas 76111 Southlake, Texas 76092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/12/26 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT CYNDI CHENG AT (817) 748-8269.
* All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended). Please see Public Works/Engineering for general comments and traffic comments.
* Show any intended lighting. All lighting must comply with the Lighting Ordinance No. 693, as
amended with regard to type of lighting, intensity, glare and spill-over.
* If the community garden remains, please submit a narrative describing its intent and purpose.
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
* The proposed existing tree cover preservation complies with the Existing Tree Cover Preservation
Requirements of the Tree Preservation Ordinance 585-E. Although no Tree Conservation Plan
was submitted, the Development Standards propose 100% tree preservation and the Site Plan
shows no existing trees to be removed.
* Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Table 2.0 – Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% – 20% 70%
20.1 – 40% 60%
40.1% - 60% 50%
60.1% - 80% 40%
Case No. Attachment C
ZA26-0011 Page 5
80.1% - 100% 30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights-of-way as approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission
shall review the application and make a recommendation to the City Council regarding the
application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan
or Analysis provides for the:
i. placement of building pads, parking areas, driveways, streets, and utility easements so as
to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
ii. maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
v. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning
as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do not
conflict with existing trees intended to be preserved.
LANDSCAPE COMMENTS:
1. Please show all required landscape bufferyards on the Site Plan and Landscape Plan.
Changes in zoning: Any requests for changes in zoning to any district other than agricultural or
single family residential districts shall require that all required bufferyards and associated
irrigation be installed prior to the issuance of a certificate of occupancy for the proposed use
* Since the existing building is proposed to be repurposed and no additional square footage is
proposed, no interior landscaping is required to be provided.
Case No. Attachment C
ZA26-0011 Page 6
Existing buildings: Buildings in existence on the effective date of this ordinance shall be
considered legally nonconforming as it pertains to this ordinance. New construction greater in size
than 30% of the existing building or greater than 5,000 square feet shall require compliance with
this ordinance as it applies to the entire square footage of the existing building and proposed
addition. New construction intended to increase the square footage by less than 30% of the
existing building or less than 5,000 square feet shall be required to meet the requirements herein
only as it pertains to the square footage of the new construction.
* Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Public Works/Engineering Review
Review No. 2 Date: 1/20/2026
Case No. ZA25-0074 Zoning/Site Plan
Project Name: Southlake Sno (1170 N White Chapel)
Contact: Sandy Endy, P.E.
Email: sendy@ci.southlake.tx.us
Phone: (817) 748-8033
The following comments are based on the review of plans received on: 1/13/2026
It is the applicant’s responsibility to contact the department representative shown above and make
modifications as required by the comment.
GENERAL COMMENTS:
* The preferred ingress is off N. White Chapel and egress off W. Highland. If the preferred
ingress is as shown off Highland and egress onto N. White Chapel, the existing driveway off N.
White Chapel should be adjusted to ensure that a right in off N. White Chapel cannot be made.
TRAFFIC COMMENTS:
* It is recommended that the ingress is along White Chapel and the egress is along Highland. I
know there is a median along White Chapel so anyone coming from the south would need to
make a U-Turn at the roundabout.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Case No. Attachment C
ZA26-0011 Page 7
Fire Department Review
Case No. ZA25-0074 Review No. 2 Dated: 01/21/2026 Number of Pages: 1
Project Name: 1170 N White Chapel (Southlake Sno)
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671 Fax: 817-748-8181
===========================================================================
The following comments are based on the review of plans received on 01/13/2025. Comments may
be incorporated into the formal review to be considered by either the Planning and Zoning
Commission or City Council. It is the applicant’s responsibility to contact the department
representative shown above and make modifications as required by the comment.
===========================================================================
GENERAL COMMENTS:
No comments based on submitted information.
Lorenzo Chavez
Deputy Fire Chief/Fire Marshal
Phone: (817) 748-8233
E-mail: lchavez@ci.southlake.tx.us
General Informational Comments
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* Building permit(s) are required prior to commencement of any work.
* All mechanical equipment must be screened of view from right-of-ways and residential properties
in accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
* The masonry and articulation requirements in Zoning Ordinance No. 480, as amended, Section
43, Residential Adjacency Standards, Sections 43.13.a.1 and 43.13.a.4 are not being met. A
variance to the masonry and articulation requirements would typically be required but is exempted
by HB2439 of the 86th Legislature of the State of Texas. All materials must meet applicable
building codes.
* The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan,
Case No. Attachment C
ZA26-0011 Page 8
and building plans, must be submitted for approval and all required fees must be paid. This may
include but not be limited to the following fees: Park Fee, Roadway Impact Fee, Water & Sewer
Impact and Tap Fees, and related Permit Fees.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the
City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final
plat recordation date and building permit issuance. The applicant is encouraged to review the City
of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
* Denotes Informational Comment
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO
#
Owner Zoning Physical Address Acreage Response
1 HIGHLAND OAKS HOA INC RPUD 1201 ROTHSCHILD BLVD 1.11 NR
2 WITTE LIVING TRUST RPUD 1200 LAFITE LN 0.04 NR
3 SOUTHLAKE CITY OF AG 1200 N WHITE CHAPEL BLVD 0.12 NR
4 AMIN, SUMBUL RPUD 1205 ROTHSCHILD BLVD 0.00 NR
5 SOUTHLAKE CH ASSEMBLY OF GOD CS 101 E HIGHLAND ST 0.64 NR
6 MANGINI, CYNTHIA A AG 249 W HIGHLAND ST 0.46 NR
7 MANGINI, CYNTHIA A AG 0.75 NR
8 DHAWAN, SHALINI D SF1-A 1113 LINNEA LN 0.51 NR
Case No. Attachment D
ZA26-0011 Page 9
9 BUSH, KYLE AG 1160 N WHITE CHAPEL BLVD 0.18 NR
10 ALLEN, MITCHELL SF1-A 1150 N WHITE CHAPEL BLVD 1.31 NR
11 GBULIE, UZOMA BEN SF20A 100 HIGHLAND TERRACE CT 0.18 NR
12 YUAN, ZHENLI SF1-A 1105 LINNEA LN 0.03 NR
13 PATY, BARBARA ANN C1 1020 N WHITE CHAPEL BLVD 0.35 NR
14 CALYAMPOONDI, VINAY RPUD 1204 LAFITE LN 0.35 NR
15 HIGHLAND OAKS HOA INC RPUD 1200 ROTHSCHILD BLVD 0.80 NR
16 BANDARU, LALBAHADUR RPUD 1209 ROTHSCHILD BLVD 0.34 NR
17 METHODIST HOSPITALS OF DALLAS SF1-A 1205 N WHITE CHAPEL BLVD 1.83 NR
18 PATY, BARBARA ANN AG 1000 N WHITE CHAPEL BLVD 1.81 NR
19 KIRAN, AKELLA SF20A 108 HIGHLAND TERRACE CT 0.54 NR
20 NAYANA, SOMESHWAR AG 181 E HIGHLAND ST 0.73 NR
21 BODDU, LAVANYA SF20A 101 HIGHLAND TERRACE CT 0.50 NR
22 SUPERINTENDENT OF CARROLL ISD NR
23
SUPERINTENDENT OF GRAPEVINE
COLLEYVILLE ISD NR
24
SUPERINTENDENT OF NORTHWEST
ISD NR
25 SUPERINTENDENT OF KELLER ISD NR
1000 SOTO, JESSIE AG 1170 N WHITE CHAPEL BLVD 0.88
1001 WOOD, J C AG 1180 N WHITE CHAPEL BLVD 1.19
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-seven (27)
Responses Received within 300’: None