Southlake commission tables rezoning and concept plan for North White's Chapel site after lot-size and tree-preservation concerns

The Southlake Planning and Zoning Commission on Monday agreed to table consideration of a rezoning and concept plan for property at 1965–1975 North White's Chapel Boulevard after commissioners raised concerns about lot sizes, buffer yards and tree preservation.

The item would have changed the roughly 2.7-acre site from its existing agricultural zoning and mixed-use land-use designation to SF-20A (single-family residential) and established a concept plan for up to four lots. Staff described the site as having a density of roughly 1.4 and noted the two lots adjacent to existing single-family tracts to the north fall short of a subdivision ordinance requirement: the ordinance requires lots abutting the SF-1 tract to be at least 30,000 square feet; the proposed adjacent lots were “just under 25,000 square feet” and “just under 27,000 square feet,” according to staff.

Commissioners also flagged a requested variance to the city''s tree conservation rules. Staff said the site has about 22% existing tree cover, the ordinance requires 60% of that cover to be preserved, and the applicant's plan preserved about 13% of the existing canopy.

Why it matters: neighbors on the north side and several commissioners said reduced lot sizes and smaller buffer yards would alter the character of the adjoining low-density neighborhood. Commissioners repeatedly urged the applicant to prepare alternative plans the City Council would see: one scenario that preserves four lots without requiring the 30,000-square-foot variances and a second scenario with three lots that also meets the northern-lot minimums.

Details and debate: Applicant Ashrafali Khan told the commission the owner wants to develop the property into single-family lots and confirmed the property is listed for sale. Architect Ahmed Hilaruizamat said the lot shape and width complicate producing a three-lot layout but acknowledged the team previously considered a three-lot scheme. Commissioners asked staff about sidewalks, driveway spacing near the Kirkwood intersection, and whether sidewalks would be required along the White's Chapel frontage. Staff confirmed sidewalks would be required along White's Chapel and internal five-foot sidewalks would be required and must be completed before a home final is issued.

Several commissioners said they were uncomfortable recommending approval of the four-lot concept as presented, noting both the variance requests and potential drive/access conflicts near Kirkwood. One commissioner suggested the applicant be prepared to show how the plan would function with a single access point rather than two.

Outcome and next steps: At the applicant's request, the commission voted to table the item until its February 6, 2025 meeting so the applicant can return with a revised packet. Commissioners asked the applicant to provide at least two alternatives for council review: a four-lot configuration that avoids the variance and a three-lot configuration that also meets the 30,000-square-foot abutting-lot standard, and to show alternatives for driveway/access configuration.

The public hearing for the item was opened; no speakers appeared in person. The commission noted a written comment from Kathleen Simpson of 104 Brentwood Circle that raised concerns and said staff had provided the comment to commissioners for consideration.

What remains unresolved: The commission and staff encouraged the applicant to address the tree-preservation variance, to show alternatives that remove the need for the northern-lot variances, and to present clearer access/driveway plans before returning to the commission.

Ending: The applicant indicated willingness to work with staff on alternatives and to return at the February 6 meeting with updated plans for the commission and later City Council review.