Planning & Zoning Commission - Regular Meeting

As long as our guy starts recording, we'll be in good shape. Let's call this meeting to commence the pre meeting briefing of the planning and zoning commission on Tuesday, 04/28/2026. And we start out with administrative comments, miss Hensley.

Alright. So the only council meeting that has happened since the last time we met was April 21, and we actually did not have any new business items from our group that evening because it corresponded to the March PNC meeting that we canceled. There were there were some fire code updates from the fire mark marshal on the agenda that night. Very positive things that our new fire marshal is doing if you haven't had the pleasure of meeting, Stephanie Del Real, if you will, in the near future. So several of her items are just common sense, kinda easier for development type, changes that really just align the city with the North Central Texas Council of Governments fire code suggestions.

So in terms of development related items, that was really it that night.

Okay. Alright.

Discuss and review our agenda items. Item d one is to consider the years of the April 14 planning and zoning commission. Are there any additions or corrections to that? Any comments? Good.

New items. Item e one is to consider a request for a special used permit for a 340 square foot accessory dwelling unit at 7110 Shady Grove Road. And mister Flanders, you have that?

Yes, sir. This one is mine. Like you mentioned, this is an SCP request for an accessory dwelling unit at 7110 Shady Grove. Structure is approximately 340 square feet with an average building height of 15 feet and seven inches, so that is not another one of the SCP triggers. It's not gonna be located in any setbacks. Structure is gonna be composed of stucco and rock to match primary residence. The main home, is currently being constructed right now. Permits were approved approved January of this year. So they are, constructing that right now. Floor plan for the structure shows living area, bathroom, wet bar, and stairs to a loft that will be used for sleeping and additional space.

It's only gonna be used by family members. This was a public hearing, so we did mail out letters, and we have not received any public feedback regarding the request. And the applicant intends to be here this evening for any questions that you got.

Okay. Good. Any questions?

Did they say that their wet bar will be comprised of just a sink or sink, dishwasher, refrigerator, basically part of the kitchen?

They did not specifically specify. They do have a rendering that I'm gonna have on the presentation, but I'll let the applicant speak to that on the specifics.

Okay. Good. Item e two is to consider a request for a special use permit for the skin loft at 1675 North Tarrant Parkway,

that's you again. This is also mine. This an is SCP request for the Skinloft to operate as a medical spa at 1675 North Tarrant Parkway, Unit 200. SCPs are required for medical spas, and they're located in the Neighborhood Services Zoning District. The business is currently operating in Fort Worth, and they are looking to expand to Keller.

They're not relocating. Services of the business include Botox, laser hair removal, microneedling, and, some other skin rejuvenation procedures. Their office hours are Monday to Friday, 09:30AM to 6PM, Saturday, 10AM to 3PM, and they will be closed on Sundays. The staff will consist of a medical director, nurse practitioners, physician assistants, licensed estheticians, and administrative staff. They did say that the business will start with three daily on-site employees, and we'll expand that as time goes on.

Parking requirement for this space is 11 total spaces, and there are approximately 39 spaces provided for the business. We have received one letter of support, for this. They are located outside of the 300 foot buffer just to let you guys know, but we have not received any other public feedback. And the applicant will be here this evening to answer any questions you have.

Okay. Great.

Item e three is to consider a request for a special use permit for Chairman. Yes.

Well, I was gonna ask John's potential question.

Oh, I've got one. Don't worry about all that.

The medical part and

the director and

if he's on-site. Is he on-site? I'll discuss that, please.

He did not specify, so I'll let the applicant speak to that. Okay.

Thank you.

I'll do all that.

Thank you.

Thank you. Yes, ma'am.

Okay. My

only other

sorry. My only other question is that I feel like we've seen a number of medical spas come through.

I know

that it seems like city council offhandedly has made some comments that maybe that's they're not super excited about getting more, but this one also seems like they do more invasive procedures. And I was just curious if you happen to know how many medical spas similar to this that we already have.

Great question.

Because I feel like we've seen a lot of ones, but this one this one seems different than that. We've got PAs, we've got in peace.

Right. Specific to the services, I could not You probably don't know that. I could not, but I can tell you that we do have four medical spas currently operating in total. We have a fifth that is finishing up inspections and will be operating soon. But as of right now, we only have four

total medical spas.

There'll be something for, I think, to bring up city council is

At least it'll

be pass it on that

If this

was what is the maximum number? And do we allow anybody to come in here and because the margins aren't very great overall. I'm in this business. Right. Okay? So the margins aren't that great and it's, you know, hamburger places right next to each other. Who's going to go well, who's going to close. So it's something that I don't know the magic number, I don't know the magic distance. I think four is probably too many. But it's not my money being put into this.

So I think it's something that how do you say it? City Council ought to consider allowing a business come in to fail. What is, you know I I really don't wanna get into that. My whole goal as a physician is to make sure they're doing the right thing. Mhmm. Their goal is to make a living. Yeah.

You know, so the onus really could be

on them.

Right? They're gonna make that investment.

Right. They should know based on the demographic. Like, what's what's their what's their return and how many do they need per

population. Right? I mean

You think? You can go to Southlake? They got one just about every corner.

Think I'm

pretty most of the councilmen that I've spoken to agree with this. That our job at this level is is it reasonable, is it safe, is it meet the standards of the community. And we don't get into too much of the detail of how many is the optimum number for the community. And that's really in their department meeting they being the city council. So if you wish to express that concern, of course, the council's probably watching the recording of this. That's kinda why I Well, that's good.

Said it

was So I'm sure that that's gonna be part of their discussion and their decision making.

What's interesting is you have two physicians on this and none on city council. So it's interesting that

Well I think they're

They may come to court with lawyers.

Yeah, they have a lot of lawyers. So maybe we'll trade off. I think there's an opportunity for

you there, Doctor, if you wish to.

Thank you, sir.

Was wondering.

Anyway, another thing I do that don't get paid. Got it.

But I really do believe that the city in general creates the environment for businesses to succeed as much as they can. And over the years, we've heard there's too many nail salons, there's too many chicken places, there are too many banks, and the market takes care of it eventually.

And

so I think we're not in the business of picking and choosing which one of those chicken places gets to operate. So But but we are.

Where we spend our money is the place

that stays. That's right.

We know. But not just what he's saying is not in this room. Right. Yes. Remember the four grocery stores? I fought that as a citizen, not as a member of the board commission. Okay.

Alright. I do. Thank you.

Well, thanks for starting that.

You're welcome. Yeah.

Alright. That's fine. Great. Any more comments on that? We can move on to e three. Consider a request for aerosol use permit for Baylor Scott and White to operate a medical office at 1006 Keller Parkway, Suite 103.

And this mister Edelman? Yes. So this request was previously submitted with an earlier application. That was denied by city council on April 7. So this current proposal is the exact same as originally presented.

But just as a reminder, on the on the background of this request here, it's for Baylor Scott and White Rehabilitation Services. They currently operate a physical therapy clinic at 460 Killer Parkway, and they are looking to relocate to a larger space. This is a 4,791 square foot lease space at 1006 Killer Parkway. They intend to have four to eight employees on-site during operating hours, and that will include licensed physical therapists, physical therapist assistants, and front office staff. We have not received any public feedback on the request, and the applicant will be here this evening, and then a representative from Regency Centers will be joining remotely.

So Okay.

So what makes them think they'll get a different vote from the council?

They have updated the narrative letter attached to the application.

And I

believe There are some changes.

Can you tell us why it was denied?

I don't remember why. Was this the one with the parking

problem? It was three it

was three

to three, and there was most felt that it would be better served for restaurant type use. Yeah.

I mean, then community.

The city council thought it's better for restaurants. It three to three. So Oh, three to three. I'm sorry.

Yeah.

So So have we had lot of the interest from restaurants?

They'd rather

Unfortunately, not.

The the biggest issue with that

space for restaurant is it's never been a restaurant. So when we have what we call second gen space for restaurants Right. That's that's much easier to fill because it's already got the kitchen. The estimates that have been given to both us and the landlord to to turn that into a restaurant are upwards of a million dollars or more. And there's no interest in the property owner, obviously, for selling that.

So and even with some, even a generous tenant improvement or TI package, it's still a good chunk of money for a restaurant to invest in that space that they don't own. And so over and over again, that was the response that both the city economic development team and the the Regency, the landlord team got from restaurants that we were trying to recruit to that space. Because medical was certainly not at the top of our list of recruitment for anything on Town Center Lane. But one of the things that happened with Baylor Scott and White is they had a whole site selection analysis completed that they didn't really share, I think, at at counsel when counsel was questioning the location. And so that's one of the it's not a change in terms of what they're proposing.

The use and everything, how they're gonna use the space is exactly the same. But they do have a little bit more information to share this time around in terms of why this particular location meets their needs better than anywhere else in Keller. And they'll be here tonight to to elaborate on that.

So because this that area was deemed to be more where we could do walking and be able to go to restaurants and shops and stuff when it originally was proposed. So has there been any discussion about potentially with some of these other things, maybe not restaurants, but with shops with potential incentives that might allow them to come in and work with us? Have we even discussed that with any of the potential people that have even entertained the idea?

Absolutely. I mean, that's that's one of the things that's, you know, with our economic development team, usually Anna and I. Anna is our assistant director of economic development. We will at at minimum introduce, you know, someone that we're hoping to bring to Keller Mhmm. To the incentive opportunities. You know, ultimately, that's a council decision. And it's not an easy process even to apply for the facade improvement grant, which is capped at $10,000. It's it's a bit of a gauntlet to complete the paperwork, to go through the economic development board, to go through council. And then on the flip side, do all the documentation you have to to get reimbursed. Because we don't just give you the money to go do the project.

You complete the project, and then you come back and get reimbursed. Because ultimately, we're giving out taxpayer dollars for these types of of incentives. And so it certainly mentioned, but but, again, for the restaurants in particular, it was just it was just too high of a cost for the kitchen space.

I know there's other things besides restaurants. I mean, we have a shopping center across the street. I know that coming for

us at some point is gonna

be Kelton Kroger rebuilding themselves there. And so we're getting that area to be where I mean, the trails are originally supposed to go across 1709, talking about whether it's bridge or under. Mhmm. So, I mean, they wanna make it and to connect to the trails here. And so, I mean, we were trying original intent was to try and make this be kind of a living in a place where the community could gather. And as we expand and potentially get Kroger to put in something else that's over there Mhmm. It just seems like we're starting to turn it into an office park. So I'm wondering if potentially you've been waiting just a little bit till we hear some more

of the stuff that's going in

and what might be going in even at the Kroger. Mhmm. Just might be something. You may get other people that might apply maybe some stores and stuff if the restaurant is too out of them. Sure.

So The

good thing is this group would bring foot traffic on.

But only for the time that they're there during the day.

But

it's different people all day, every day.

How is that different than retail?

Yeah. It's the same thing. It's

It just seems cost prohibitive for a restaurant. You're saying a million dollars to

That's it. Yeah.

To put into it, to make it a restaurant?

Mhmm. To make a kitchen.

That would have to be a national chain. You know?

Well, and even national chains would be the the real hesitation is, number one, certainly the dollar amount. But if a restaurant is going to put that type of money into a space, they want to own it.

They don't

they don't wanna do it for a landlord.

Right? Yes.

So what's what's the council doing to change that?

How do they change that dynamic?

I don't know what you mean.

Well, they they want a restaurant there.

Mhmm.

But there's no way for a restaurant to open there.

Mhmm.

So what are they doing to to fix that?

That was kind of my incentive question.

Nothing. Because it's not their job. They're just saying nothing. So I guess the landlord, the guy that owns the dirt is is like you said, marketable for man. Sooner or later, you just sell the dirt or something else goes in there. Like you said, the mayor was caught white, and they might kill that again. I don't know.

Yeah. But it's

market prevail.

And and there's certainly and and, unfortunately, neither the city nor Regency, the landlord was successful in this. But there there's also we think restaurant, we think full service, and certainly that would be ideal. That's true. To have a town center. But a dessert only type space or there's other concepts that are even grab and go type thing. I mean, we looked at a lot of different things. Even something like ETSI's, if you're familiar with that concept in Dallas. So we we explored quite a bit. I mean, space has been vacant for a couple of years. So the other thing that's working against us there is there's a lot of folks that, you know, entities that don't even wanna look at anything that doesn't have that main road frontage.

Mhmm. So that kind of internal internal looking space was not attractive to a to a lot of folks. And unfortunately, also just the rent in in town center is not feasible for some of the the smaller operations.

Well, one of the biggest issues that F and G's and I'm sure Soho would say the same thing. And prior to F and G's, I think it was called City Cafe or something. Mhmm. Constantly asking the council if they could put signage up on 1709 so that they could get drive by people would say hey there's a restaurant there I'll go in there. They were kind of buried in the middle of town center and that's been a real concern for that location for f and g. Yep. So to ask a guy to put all that kind of money into a restaurant right across the street is another impediment

to that.

Yeah. I actually met with two Soho and another business owner on Town Center Lane today. And they both said the same thing about the signage on 1709.

How does Southlake make it work?

They got some. Well, they

have yeah. Some

There's no

Some of that I think is just the sheer number of options. That go close all the time. Southlake Town Square. I'm sorry. I think some of it is just the they they have successfully established Town Square as a destination and just the sheer number of options. So, you know, if you're going to look for a shirt, there's 13 different places that you might look for said shirt. You know? Yeah. It's not always about Yeah. The the specific business sign on that main frontage.

Which is sort of what I'm getting at. We almost need to decide what we're gonna do with this kind of area. Are we just gonna go to medical buildings, or are we gonna try and do something that, like you're saying, that can improve the ability for it to be a

gathering spot so that more people force the guy to sell. He can't say it's my land. I'll do whatever I want.

No. But, I mean, like, the signage or in settings Yeah. Or something that might Well, to Might as

You can't force somebody to pay some more than they're gonna make back in Right. Revenue.

One of the issues with restaurants is that they tend to cluster. Mhmm. And for example, if you get together and you're gonna go to Roanoke, you get in your car, you head that way. Then you can hit And the question is well where do you want to eat up there? Do you want barbecue? Do you want chicken? Do you want this? Do you want that? True. So when you have a restaurant that is a block off the main drag there and has no signage. That's really and it's standalone. You pretty well have to know that that's where you're going to go if you're going to

head towards

that restaurant.

I follow about that. That's a big thing. So

the same thing goes when no matter which way you want to go, you want to go to Southlake, where which restaurant over there

are you

interested in eating in? So yeah, it's a that's a tough location for a restaurant.

But other and I might make

make any suggestion. We have

it's Brandy Duffer out there, but the the, like, the antique resale thing that's moving from Roanoke to Old Town. Did they even take a look at maybe the space that's here in this area? What did they do?

Not that I'm aware of. I don't know. I don't believe they contacted our office at all for site selection. They were they did that completely independent from the city. The first we found out about it, I think, was social media.

That's what they were coming. Yeah. Because that might have been something that might have been. Alright. Thank you.

We're getting close to our start time so if there's no further questions, let's adjourn our pre work session here and we'll meet on the dais at 7PM. The planning and zoning commission for Tuesday, 04/28/2016 to order at 07:01. We'll do the pledges to the flag. And commissioner Schlegel, if you'll please lead us in those. Honor the Texas flag, I pledge allegiance to thee, Texas, one state under God, one indivisible.

Alright. Thank you. Alright. This is the time for persons to be heard. I need to read a little bit here. Before we get started there, I would like to introduce our commission,

and we'll start down on my right. Deborah Johnson.

Bill Slagle.

John Scott.

Michelle Sandovalkavanez.

Ross Brensinger. And John Baker, your chairman. Now for persons to be heard, this is a time for the public to address the commission on any subject. However, the Texas Open Meetings Act prohibits the commission from discussing those issues which the public has not been given three days notice. Issues raised may be referred city staff for research and possible future action.

Each speaker will be allowed three minutes to speak. Now we have three items under new business this evening and if you are here to speak on those items, if you'll wait till those items come up, we'll have a public hearing. It would be appropriate at that time. And in fact, I already have five folks that would like to speak about item number two on our agenda tonight. So is there anybody else that would like to say something to the the commission?

Alright. Seeing no interest, we'll move on to the consent agenda. Consider the minutes for the 04/14/2026 planning and zoning commission meeting. I'm open for comments. Any additions or corrections to the meeting minutes? Alright. Thank you. The can I have a motion to commissioner Bresinger?

Thank you mister chairman. I move to approve the minutes of April 14 PNC meeting. Alright.

Thank you much. And commissioner Schlegel? Second. Alright. Let's take a vote.

And that is approved six to zero. Alright. New business. This is a public hearing. Consider a request for a special use permit for a 340 square foot accessory dwelling unit on 5.2 acres located on the South side of Shady Grove Road approximately 30 feet southeast of the intersection of Shady Grove and Rapp Road legally described as lot one of the Estes Farm Track Edition, zoned single family 36,000 square foot lot size or greater and addressed at 7110 Shady Grove Road.

Aaron Jenkins, owner and Susan Mitten, applicant and this is SUP2604Dash0007. And mister Flanders.

Thank you, chairman. Good evening, commissioners. I've got the aerial and zoning map before you. Subject property is zoned SF 36. The applicant this evening is requesting an SUP to construct an accessory dwelling unit.

There are going to be two SUP triggers for this structure: an SUP to construct an accessory dwelling unit in the SF-thirty 6 zoning district and an SUP to allow the average height of the accessory dwelling unit to exceed 15 feet. Subject property is approximately 5.2 acres, and the proposed location of the ADU is positioned south of the existing home, outlined in red there. And the applicant intends to follow all set guidelines in the SF-thirty 6 zoning district. The proposed ADU will consist of stucco and rock matching the primary residence. The ADU has a peak height of 21.375 feet and an average height of 15 feet and seven inches.

The structure will consist of a living area, bathroom, wet bar and stairs to a loft for sleep and additional space. On April 16, the city mailed out 50 letters of notification for this public hearing to all property owners within 300 feet, and staff has received no public feedback in response to this request. Section 8.02 F two eight of the UDC states that when considering SEP request, the Planning and Zoning Commission shall consider the following factors: that the use is harmonious and compatible with surrounding existing uses or proposed uses the activities requested by the applicant are normally associated with the permitted uses in the base district the nature of the use is reasonable and appropriate. Any negative impact on the surrounding area has been mitigated and that any additional conditions specified ensure that the intent of the district purposes are being upheld. Again, the two requests before you this evening is an SUP to construct an accessory dwelling unit in the SF-thirty 6 zoning district and an SUP to allow the average height of the ADU to exceed the 15 feet maximum for any accessory structure in the SF-thirty 6 zoning district.

Planning and Zoning Commission has the following options when considering S and P request, recommend approval, recommend approval of modifications, table or recommend denial. And if a recommendation is provided tonight, this application will be forward to the May 19 City Council agenda. And staff and the applicant are here for any questions you got.

Okay. Thank you. And does the applicant wish to add anything, have a few remarks? Okay. Fine. This is a public hearing. So is there anybody here that wishes to speak on this issue? And I don't see anybody interested. So commissioner Breisinger? Move to

close public hearing.

And commissioner Scott.

Second.

Alright. We have a motion and a second to close public hearing. Any further discussion? If not, let's vote. That passes six zero. The public hearing is now closed. Now we're open for questions from the from the commission. Does anybody have anything to clear up? Commissioner Scott? Thank you,

mister chair. I would love to have heard from the people that wanna do this. It looks beautiful. So it seems like it'd be a great, if I'm allowed to say, a mother-in-law place. Questions are, one, is it to be sold as far as a home or something of that nature? Two, is it to be subleased? That would have been great to hear from the people trying to do it. I don't think they're gonna do either, but it would have been nice to hear. Thank you, sir.

Alright. Thank you. Commissioner Johnson.

Thank you, mister chairman. And I too would love to have heard from the applicant, but my questions are it's supposed to be a wet bar and what I'm seeing in the picture looks like a full kitchen. I see a stove, a sink, a dishwasher, a refrigerator, and that looks like a full kitchen. So that would be of concern because that is what potentially allows it to be more of an apartment instead of an exterior usable space. The height is a little bit concerned, to me because it is taller than the which is why they're here for an SUP two. Is it not correct? Is the height of the building?

Yes.

What would be the normal height that would be? Because this is peaking at 19 something, you said.

21.375 is the peak. Anything over 15 feet an average building height requires an SUP. So, if the average was less than 15 feet, they would not need an SUP for that.

Okay. Because it seems like that that could get them past that if they would just lower the height. But my concern also would be, and I think I asked this in pre session is, is this a full blown kitchen or is this truly a wet bar? So I think before they go before counsel, they may want to be able to answer that question.

We'll certainly convey that. It's probably worth noting that they are at an acreage that allows an accessory dwelling unit. The definition for accessory dwelling unit allows for a separate dwelling either for maybe some some sort of family member. It's the most common, but it's actually written also to allow for maybe somebody that was employed by the family to live there like a nanny or other service type position. And they specifically applied for the accessory dwelling unit SUP, I think knowing they were going to hopefully have living quarters and some type of kitchen amenities.

But we'll certainly convey to them going into council a little more clarification and hopefully have them

physically Well, they're there so they can answer the questions. So Sure. Recommendation.

Alright. Thank you, commissioner Breisinger.

Thank you, mister chairman. Looking at this request, seems completely reasonable to me. They have a giant lot. It's over five acres. Their house is set significantly behind the the road. This ADU, proposed ADU is significantly behind the house other than their their neighbors. No one will ever know it's there. As miss Hensley just said, an ADU is allowed on SF 36 and larger lots with an SUP. That's normal. There's there's nothing unusual that they're asking for here.

It's a relatively small building that will give them flexibility for guests and they could explain this better obviously if they were here. But it doesn't look like anything anyone would want to rent out. It's just it's just too small. But to have a relative or a kid back from college or something, it could work really well. So I'm I'm I'm for this. It seems seems reasonable. Reasonable.

Alright. Thank you very much. Commissioner Schlegel?

Yeah. Thank you, chairman. Yeah. I I don't see any red flags here. I think the lot's plenty big enough and they were upfront about an ADU. It seems like a very reasonable request for that property.

Alright. Thank you. We're ready for a motion. If anybody would like to commissioner Bresinger. I move to approve item e one as presented. And commissioner Sandoval Cabanas.

I second.

We have a motion and a second to approve item e one. Any further discussion? Let's go ahead and vote please. Alright. That passes six zero.

And that will go before the city council on May 19. Alright. Item e two is a public hearing. Consider a request for a use permit for the skin loft to operate a medical spa and 2,033 square feet of an existing 3,200 square foot building on approximately point eight nine acres located approximately 230 feet northwest of the intersection of North Tarrant Parkway and Smithfield Road, legally described as Lot 2 B Dash 1 of the Parkway Plaza Zone Neighborhood Services and address 1675 North Tarrant Parkway Unit 200. Kevin Wolfe applicant, KED Southwest Ltd owner and SUPDash2604Dash0006.

And mister Flanders.

Thank you, chairman. Aerial and zoning map before you, subject property is zoned neighborhood services. The Skin Loft is a medical spa that is currently located in the city of Fort Worth, and the applicant has stated they are looking to expand to Keller at the proposed location of 1675 North Tarrant Parkway, Unit 200, in the Neighborhood Services Zoning District, an SUP is required to operate a medical spa. SkinLoft, as I mentioned, medical spa specializing in Botox, dermal fillers, laser skin treatments, microneedling and other skin rejuvenation procedures. The business employees will consist of a medical director, nurse practitioners, physician assistants, licensed aestheticians, and administrative staff.

The applicant did say they will start off with three daily on-site employees. First cash $50.50 were one company's left side is the existing Edward Jones property. The Skin Loft will occupy 2,033 square feet of an existing 3,200 square foot building, and the UDC requirement for retail or personal service establishment is one space per 200 square feet of gross floor area, bringing the total requirement for this applicant to 11 spaces, and there are approximately 39 spaces of parking provided for the business. Here are some photos, of the location of the building provided by the applicant. The subject property is zoned neighborhood services and designated office on the city's future land use plan as are the properties to the north, east, and west.

To the south is North Richland Hills. On April 16, the city mailed out six letters of notification for this public hearing, and staff has received one letter of support regarding this request. Section 8.02, F2A of the UDC states that when considering an SEP request, the Planning and Zoning Commission shall consider the following factors: that the use is harmonious and compatible with Board Board Directors of Board to have the provide detailed Planning and Zoning Commission has the following options when considering SAP request, recommend approval, recommend approval with modifications, table or recommend denial. And if a recommendation is provided tonight, this application will be forwarded to May 19 City council agenda. And staff and the applicant are here for any questions.

Alright. Thank you very much. Is the applicant here wish to speak to the commission? And sir, if you'll give your name and address, and welcome.

My name is Ken Nicholson, and my wife and I have lived in Heller since 1986. And I'm here tonight with my partner, Kevin Wolf. We own KED Development, which owns this property and has been working with it for a while now. And we're also here tonight with our representatives from our tenant, which is to be here, Ms. Melody Coco and Ms.

Nona Virk. They have extensive experience in this business. And it would be a great fit for existing tenants in the neighborhood. Matter of fact, that item that was just up there a couple of frames back talked about the different things that you wanna look for, and it disqualifies for each and every one of them. But since it's been covered so well, I'd be happy to answer any questions or anything else that I can answer. We have the people here tonight that can.

Okay. Thank you very much. If you'll stay close by, we may have some questions for you here in a moment. Sure. I'd appreciate that. Okay. This is a public hearing and I have several people that would like to speak. Mister Ken Nicholson, do you wish to speak? Alright. I have five people here, Ken, Kevin, Nona, Melody, and Matt. Do any of you wish to speak to the commission?

Those are the people who are just a part of this development, really.

Oh, okay. Alright. Thank you. Alright. With there is any further anybody? Okay. Commissioner Breisinger. I move to close public hearing. And commissioner Johnson.

I second.

We have a motion to close the public hearing with a second. Any further discussion? All those in favor, let's go ahead and vote. Okay. The public hearings now close with a vote of six to zero. And with that, we are now open for questions. I have Commissioner Scott.

Thank you, Mr. Chairman. I'm an anesthesiologist, Doctor. John Scott. And my questions are concerning who is the Medical Director or the NMD or DO. If you want to come up here.

Are you?

The medical director Ma'am?

Yes. If you'll give us your name and address,

Melody Kockel. I'm one of the owners of The Metzwa. I've owned multiple. My medical director and partner is doctor Amir Baluch, and we have an MSO structure structured by attorneys. I also have a consulting firm where I've opened multiple

What is his initials?

His initials?

Yes. MDDO.

He is an anesthesiologist. He's an anesthesiologist. He's an m d.

Either an m d o.

I get nervous. I apologize, guys. Sorry.

No problem.

No. That's no problem. Yes. My concerns are how far away is he gonna be from this site?

Within 75 miles. He lives in Dallas in Victoria Park.

And how

far? He's very close. Within 75 miles.

Within you know the rules.

Yes. I do. I teach them. So I I have a I owned a practice in Southlake, and sold it in a very short time to a doctor. And I own one in Fort Worth, then this one, and I'm a partner in a franchise in Dallas as well. And I have a consulting firm where I've opened 30 legally in the state of Texas.

I've I've got a bit of experience with this too.

Thank you.

So, are you planning on doing hydration, IV hydration as well?

Mm-mm. Absolutely not.

PRP? No. Okay. Are you planning on, doing any, blood transfers, anything like

that? No.

Okay. So everything that you're gonna do is listed?

Yes, sir.

Nothing like that?

Mhmm. Okay.

What kind of record have you had in the past of problems? Did you have Knock this before?

Yeah. Knock on wood, not even a dropped brow with Botox. So knock on wood, nothing, not even a laser burn. We're very careful. It could happen at any time, but we're prepared. We have our vascular occlusion kits in place. We have the protocols in place, the compliance in place, malpractice. Patient safety is so important, and I keep it very low risk. We don't do anything off label. We're just here to make people feel pretty and and good and healthy and good about themselves.

I appreciate your transparency in this. I'm very concerned about the kind of places that come into color

Right.

Let alone the state of Texas.

Me too.

I agree.

So I'm heavily involved in, our state organization, TMA.

Okay.

So I wanna make sure all these places that come under my roof are I

love that.

And there

is a physician and not a some other person

Right.

That is readily available and not in outside that 70 mile radius.

I don't even recommend that to my consulting clients. I completely respect that.

And we won't I would like to know if his license is

current to provide all of

that for

current malpractice? Yes. Okay. Well, thank you very much for Yes, your sir.

Thank you. Thank you.

Thank you, mister chairman.

Alright. Commissioner Sandoval Cabanas.

Thank you very much. It sounds like you have significant experience, and I appreciate that you've had multiple successes and have, knock on wood, yet to have any bad experiences. So I think it seems like you have a very reasonable amount of services that you're offering. I had one additional question, because could you? Just because I know Doctor.

Scott

opening med spas, but I'm horrible at public speaking.

You're okay.

I apologize.

We are not the people who make decisions, so you can breathe easy. We just ask questions. So I know that you had mentioned there was no IV therapy, but in your paperwork, there's a mention about an optional IV therapy. I was curious what

those would be. Just decided that we're not going to do it. There was a it it's just low it's it's low profit margin. There's drip bars all over town. It's high risk. We've decided not to.

Okay. Okay. Mhmm. Yeah. I was just curious.

I did offer it in Southlake, but it was just something that we we don't wanna do again.

Got it. Thank you. Mhmm. But I think I we we had talked about this in the back, that we've had a number of medical spas and come into Keller, and I think that these things will work themselves out on how successful you are here. And I hope to be a member of your establishment.

Absolutely.

I think

things look great. Thank you.

Alright. Thank you very much. Anybody else have any questions or comments? I think it sounds totally reasonable what you folks are proposing and we'd like to welcome, I think you're gonna be welcomed in the community.

Thank you.

But with that, Ms. Sandoval Cabanas?

Yeah, I move to approve item e two.

And Commissioner Schlagell? Yep, I second it. Thank you. Alright. Thank you. We have a motion and a second to approve. Any further discussion? Okay. Let's vote. Okay. That passes six zero. Welcome. Thank you. Now you'll go before the city council. I think it was on the slide earlier on May 19. And we wish you luck and thanks for

being here.

Thank you so much.

Yes. Appreciate it.

Thank you.

I appreciate it.

Bye bye. Alright. We are moving on now to item e three which is a public hearing. Consider a request for a special use specific use permit for the Baylor Scott and White to operate a medical office in an existing 4,791 square foot lease space on approximately 11.96 acres located on the Southeast Intersection of Keller Parkway and Rufe Snow Drive. Legally described as block A Lot 1 R of the Keller Town Center Addition Zone Town Center in address 1006 Keller Parkway Suite 103.

Caitlin Mc Nickel is the applicant, Regency Center's LP owner. This is SUPDash2604Dash0009. And Mr. Edelman?

Thank you, Chairman. I have the aerial and zoning maps shown here. Subject property is zoned Directors the

of

Keller Parkway. Due to space limitations at the existing location, the applicant has proposed relocating the business to an existing 4,791 square foot lease space at 1006 Keller Parkway to expand services and patient capacity. You can see the proposed location there, previously occupied by the Petco. The applicant intends to modify the second COVID-nineteen be impact to 24 spaces. This requirement is met of with parking spaces shared among leased spaces on the property.

The clinic will have four to eight employees on-site during operating hours, including licensed physical therapists, physical therapist assistants and front office staff. The primary services conducted on-site will include physical therapy examinations and individualized treatment, therapeutic exercise and functional training, return to sport programs and performance based rehabilitation, injury prevention education, and patient consultations and follow-up visits. The proposed hours of operation, are Monday through Thursday, 7AM to 7PM, and then on Friday, seven a. M. To two p.

M. The applicant has stated that, there may be potential future expansion to include extended hours on Friday, or limited Saturday hours, just based on patient demand and community needs. Subject property is designated mixed use on the city's future land use plan as are all the surrounding properties. On April 16, the city mailed out 12 letters of notification to all property owners within 300 feet of the subject site. Staff has received no written support or opposition to the request. Quick reminder of the, UDC factors to the company. We've we're

in past. We've

options when considering very this request, recommend approval a as submitted, recommend approval with modifications or additional conditions, table the agenda item to a specific date with clarification of intent and purpose or recommend denial. And a recommendation is provided tonight, the application will be forwarded to the May 19 City Council agenda. If you have any questions, staff and the applicant are available, and the property owner representative should also be available, through the remote link.

Okay. Thank you very much. This connection, miss Hensley, with the property owner, is that person available now? Do they wish to speak? Brian?

Yes. Hello. I'm Brian. I apologize for not being there in person today. My wife was telling me many times, be careful as you're driving over to with the impending weather, so I apologize for not being in person today. But with Regency Centers, we're the developer and owner of Keller Town Center. We're here to support Baylor and to answer any questions if needed that city council had and in planning and zoning has as well.

Okay. Thank you, sir. If you'll well, obviously, you're gonna stand by. You're right there for us. At this time, this is a public hearing. Is there anybody here who wishes to speak on this item?

Welcome. I'm Pat McGrail. 1245 Runaway in Keller, Texas. I apologize that you folks have to deal with us again tonight. I know in fact it came before you recently and you did approve at six o, and I wanna thank you for that. To my disappointment, it went to city council and it ended up in a three three vote. So that's why we're starting over. The council, to their credit, they did express concerns. They said they wanted retail or more preferably a restaurant. A restaurant is totally out of the question because it would take over $1,000,000 investment just to put the infrastructure in to support a restaurant.

And this property is owned by an outside company, so no no lessee is gonna invest a million dollars in a piece of property they do not own. It just doesn't make any sense. Secondly, anybody gonna open a restaurant wants visibility. They wanna be on the road. This is not on the road.

People could drive by all day long and not even know this restaurant was there. And thirdly, and more importantly, what I think some of the council members failed to realize was this will bring foot traffic to Keller Town Center, which is something the Town Center needs. We have businesses that are that are struggling from one day to the next because they don't have the traffic. This facility will bring 60 to 80 people per day to the business and a lot of them hopefully will say, gee, while I'm here, I'll go thumb thumb and get my groceries, I'll go across the street and have lunch. So, it may not be what the council would like to see, but the thing is it will be good for the town center because it will bring foot traffic.

So I wanna thank you for your approval the last time around and hopefully we'll get the council and they'll give it a second thought. Matter of fact, we may have a new council by then. Thank you very much.

Alright. Thank you, sir. Is there anybody else that wishes to speak?

Hi. My name is Brandy Owen again. I'm the regional director with Baylor Rehab. I thank you again for listening to me, after you all listened to me last month. But we have been a very dominant footprint in the Keller community for over thirteen years with our physical therapy practice that we do have.

We have many relationships in the community with the local high schools, the junior highs, local physicians, just a lot of families. We've built a a big community, and this has been a great thing, but we've outgrown our space. We've done a very extensive search in Keller. There was no other footprints that were big enough that we needed. We needed over 4,000 square foot to kind of move our practice.

We do have a location in Southlake about the similar size that we have. We also have one off a Golden Triangle. So there's very limited space without like cannibalizing our other clinics. And we do want the bigger space to be in Keller because it's definitely where it's needed. We're on a wait list consistently. And you know with physical therapy, like, it's very important that we get intervention very quickly because it affects quality of life, and all sorts of things. So we're hoping to reduce wait times and really just better serve the Keller residents. So I thank you again for your consideration, and we hope that you, pass this to move forward. And I'm happy to answer any questions that you guys have for us.

Alright. Thank you, ma'am. If you'll stay close by. And we may have a question for you later. This is a public hearing. Is there anybody else that would like to speak? Commissioner Scott.

I move for closure of public.

Alright. Thank you. And commissioner Johnson?

Move to second.

We have a motion and a second to close the public hearing. Any further discussion? If not, let's vote. Okay. The public hearing is now closed. Six zero was the vote. So at this point, is there any questions or comments from our commission? And commissioner Schlegel.

Thank you, chairman. Yeah. Thank you for wanting to stay in Keller. Appreciate that and the expansion. My feelings are the same as last time. It's a shame to have that empty space there. Sure, we'd rather have some more food choices, but it sounds like it's almost a financial impossibility. Not to mention they don't, an anchor restaurant doesn't have the frontage that would be desired to bring, the clientele in there to to make it work. And as, the mayor said, that, it'd be great to see the incremental foot It seemed like a win win.

Alright. Thank you very much. And, Commissioner Johnson.

Thank you, mister chairman. So, I do thank you for speaking, mayor. I do think that there was, I had I asked for some community input on this. And some of the concern, to bring up what their issues were is the understanding of we were originally that area was supposed to be for mixed use with retail and restaurant space. But there is a difficulty in, especially with the restaurant if it wasn't already existing because it's a second fill space.

But some of the questions that I've heard from the community is, and I guess it's more to staff, have we offered any incentive programs? Where would that kind of come from that may be more retail versus the restaurant filling back in that space? I mean it was retail prior to what is potentially going to go into that area. So I did want to ask that so the community can get the answers to those questions.

So in terms of incentives, any time our economic development team is having a conversation with a business that we are actively trying to bring to Kettler. So not just someone that calls us up and says that, hey, we want to bring another medical office or insert any use that we're not actively trying to recruit. But somebody that we're really going after, incentives is always part of the conversation. But it's definitely couched in terms of this could be the start of the conversation, but there's a lot of steps that have to happen between that initial kind of kick in the tires conversation with staff and any type of approval for incentive, because ultimately that's a council decision. And so it's been part of the conversations with both restaurant and retail prospects for Town Center, but unfortunately we haven't had any bites from those particular industries to really pursue it all the way through.

I think one of the other questions to bring up since this is for the public to hear is was a question that I had on exactly about how long we've had that lease space vacant.

I believe it's approximately two years, eighteen months to two years, we'll confirm it going into council.

Thank you because I think that there are some community members that were interested in that. So But thank you for answering that for the public use. I think that clarifying to the public about the cost of taking a restaurant in, and I know that Regency is the property owner, so they're not building, they won't be the owners of it. And so putting that kind of money into that space is, makes it cost prohibitive.

Certainly. Thank you.

I actually forgot Brian was on the call. I'm so sorry. Brian, you may have that. You may know better than we do in terms of the vacancy length of time for that space.

And you So may they they vacated the space January 2025. Their lease actually expired. So we so a little history on this on this the development is what I'm catching catching my name because I've been with the company a little over five years now. It was Cook's Children originally when we developed the shopping center with Tom Thumb. And then in 2013, we had an opportunity to bring Petco when they were doing more neighborhood style pet services with the Unleashed by Petco, which ultimately they converted all of

them to

Petcos. Their lease expired in 2020 end of twenty twenty three, and we worked with staff because they had told us that they had wanted to close that store. And we we continue to work with staff and try to figure out how we could strategically manage the move out because that I mean, 5,000 almost 5,000 square feet is a is a large space to backfill. And so that's kind of a little bit of the history of of of the space. And is that we we got that space back, unfortunately, back in January 2025 when they handed the keys back to us.

Thank you for that information. And I and I also had forgotten that he was sitting there, but you might be able to address some of the public's concern about this restaurant that we keep talking about in the used space. You might want to since you're on.

I'll echo what everyone has said so far. For building out a second generation restaurant space, we're looking at between $1,000,000 to $2,000,000 and that doesn't include a patio. We've spoken with a number of regional and local operators for this space. Regional and even national retailers want to be now towards $3.77, or they want to be on the frontage road of, 1709 with the new developments, out front because it's a little bit more cost savings. So when I was speaking with some local brokerage companies, that that was a lot of the feedback was that it is cost prohibitive to go in there, especially for the risk with restaurants and to go in to be have that unknown of of potentially 1,000,000 to 2,000,000 with, hey, what if my concept doesn't work?

Or what if the operations doesn't work? It it it said, unfortunately, we're in a a day in the age where word travels fast. And if you have one bad experience, unfortunately, it goes it it spreads like wildfire. So, like, the restaurants, they've been getting smaller. So then the cost can come down and they can fix an operational they can pivot and fix operational concerns if it does arise.

Thank you for clarifying that. I think a lot of people in the community have well, not a lot, but there is a group of people that have been concerned about why why not a restaurant in that space. So, I appreciate the answer. Thank you. That's all I have.

Alright. Thank you very much. Commissioner Bresinger.

Thank you, mister chairman. Wanna bring up something else that hasn't been spoken to yet. Two years ago, I needed physical therapy. I broke my ankle. And I found having that capability close to where you live is very important.

Now, I was lucky I broke my left ankle so I could drive my car and get on a little scooter and go there by myself. But many people who need physical therapy can't, so they have to have someone take them there or Uber or whatever. So having a facility like this close, you know, in town center, close to where a lot of people live is, is valuable. A lot of other people, their children have injuries and need to rehab, so the parents are bringing them there. And a ten minute ride is much different than a forty five minute ride. So, there's a lot of value in what they offer in addition to traffic in, in, you know, personnel traffic in the overall shopping center. So, I I continue to support this.

Alright. Thank you, sir. And, did you wish to say

Yeah. Something you, mister chairman. I just wanted to, also, at least since we're into that shopping center, point out of potential, I heard from people that maybe about some signage and stuff to help to bring businesses in there. So I don't know if that can be presented to counsel, but, that's one of the things we've heard about too. So they would know that Baylor is back there and that they would know SoHo and Sweetfrog and some of the others if there were some kind of that would match the feel of shopping center. That's also addressing to you, sir, at the same time, but that may be something to look at for the future.

Alright, thank you very much. Okay. We've explored this issue a month ago pretty thoroughly and we've done so again this evening. And I see that we have the motion by miss Sandoval Kavanas.

Yes. I I echo Mr. Brensinger. I think that we need more, not less, physical therapy in our area, and it is incredibly important, as you said, to be a timely availability. And so I think this is incredible use to our community, and it seems like you have the foot traffic to fill it. So I wish you the best of luck. I hope you guys are very successful in this large space and fills up something that has been empty for quite some time in town center. So I move to approve item e three.

Alright. Thank you. We have a motion and commissioner Brenzinger.

I second. Okay. We have

a motion and a second to approve. Is there any further discussion? Alright. Let's vote. Okay.

That motion carries five to one. And you folks will be before the city council on May 19. And we wish you luck with your endeavor and thank you very much for being here. Okay. We have completed our agenda for the evening. Unless there's somebody that wishes to say something and I don't see any effort, We are hereby adjourned.