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Item 6B - Staff Report Case No. ZA25-0074 S T A F F R E P O R T May 11, 2026 CASE NO: ZA25-0074 PROJECT: Zoning Change and Site Plan Approval for Southlake Sno EXECUTIVE SUMMARY: Southlake Sno is requesting approval of a Zoning Change and Site Plan on property described as Tracts 8B03 and 8B04, Thomas M. Hood Survey Abstract No. 706 and 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 Zoning Change and Site Plan in conjunction with a Specific Use Permit (ZA26-0011) 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 (Southlake Sno). Under the proposed “S-P-1” zoning, the property would be limited to “open space” as the only permitted use, and the proposed snow cone stand would be allowed only upon approval of the requested Specific Use Permit. No pop-up events are being proposed. The hours of operation include the following: April Friday- Sunday 12 PM - 7PM May-September 7 days/week 11 AM – 9 PM December Friday-Sunday 12 PM - 7PM Off Season (October-November, January- March) Closed/No operations. The accompanying site-specific Comprehensive Plan Amendment (CP26-0005) proposes retaining the underlying Future Land Use designation of Low Density Residential while allowing limited, low-intensity local retail services, which would support consideration of the proposed snow cone stand. On April 7, 2026, the City Council denied (7-0) the item on 1st Reading, subject to the Staff Report dated March 30, 2026, and the Site Plan Review Summary No. 2 dated February 2, 2026, as presented. A public hearing of this item was advertised for the 2nd reading to be held on April 21, 2026 City Council agenda. If this item is not withdrawn by the applicant prior to the meeting, the City Council will need to open the public hearing of this item and considered the 2nd reading. If the concurrent Land Use Plan Amendment under Department of Planning & Development Services Item 6B Case No. ZA25-0074 Ordinance No. 1269-G, CP26-0005, is approved and moved to an additional reading for a consideration, this item should be considered in alignment with the Land Use Plan Amendment approval. If the Land Use Plan amendment is denied, this item should also be denied. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider 3nd Reading Approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 4, dated May 11, 2026 (D) Surrounding Property Owners Map & Responses (E) Ordinance No. 480-842 PowerPoint Presentation Narrative Plans Corridor Planning Committee Report STAFF CONTACT: Cyndi Cheng (817) 748-8269 Jennifer Crosby (817) 748-8195 Case No. Attachment A ZA25-0074 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 ZA25-0074 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. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Access to the project will be provided by one ingress driveway onto West Highland Street and an egress out onto North White Chapel Boulevard. Existing Traffic Count Road AADT (Annual Average Daily Traffic) 2-Way Peak Hour Volumes (AM) W. Highland Street 3,181 306 N. White Chapel Boulevard 11,835 1,275 Total: 1,581 * Based on TxDOT Traffic Counts (TCDS) (2024) Traffic Impact Use Quantity Weekday AM Peak Weekday PM Peak Sat. Peak Hour Gen. Coffee/Donut Shop Without Drive-Through Window (936)* 850 SF In: 41 Out: 39 In: 14 Out: 14 In: 23 Out: 24 Total: 80 28 47 * From Trip Generation Memorandum from DeShazo Group, Inc. and based on the ITE: Trip Generation Manual, 12th Edition CITIZEN INPUT: This item was heard by the Corridor Planning Committee meeting on June 23, 2025. PLANNING AND ZONING COMMISSION ACTION: February 19, 2026; Approved (4-0) subject to the Staff Report dated February 13, 2026, and the Site Plan Review Summary No. 2 dated February 2, 2026, as presented. Staff comment: This item was heard synchronously with CP26-005 and ZA26-0011. CITY COUNCIL ACTION: 1st Reading; April 7, 2026; Denied (7-0) subject to the Staff Report dated March 30, 2026, and the Site Plan Review Summary No. 2 dated February 2, 2026, as presented. Case No. Attachment A ZA25-0074 Page 3 2nd Reading; April 21, 2026; Approved (6-1) subject to the Staff Report dated April 13, 2026, and the Site Plan Review Summary No. 3, dated April 13, 2026, noting approval of Option 1, as presented. Noting that with this approval, this item will need to be considered at a 3rd reading as Ordinances must be approved on 2 readings. STAFF COMMENTS: Attached is the Site Plan Review Summary No. 4, dated May 11, 2026. Case No. Attachment C ZA25-0074 Page 4 Case No. Attachment C ZA25-0074 Page 5 SITE PLAN REVIEW SUMMARY Case No.: ZA25-0074 Review No.: Four Date of Review: 05/11/26 Project Name: Zoning Change and Site Plan – Southlake Sno APPLICANT: OWNER: John Cornelson Michell Allen Evolving Texas Hire Santa 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. 1. A zoning change will be required to approve any subsequent Special Use Permits following this case. *CP26-005 and ZA26-0011 (SUP) are being processed concurrently with this zoning case. * 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. 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% 80.1% - 100% 30% Case No. Attachment C ZA25-0074 Page 6 *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. 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 Case No. Attachment C ZA25-0074 Page 7 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 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) Case No. Attachment C ZA25-0074 Page 8 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, 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 Case No. Attachment C ZA25-0074 Page 9 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 Case No. Attachment D ZA25-0074 Page 10 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 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 Case No. Attachment D ZA25-0074 Page 11 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 Responses Received outside 300’: 4 responses in opposition were received in person at the Planning and Zoning Commission meeting.