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Item 6A - Corridor Report 10-27-25CITY C SOUTHLAKE 0 Southlake Corridor Planning Committee Meeting Report Meeting 52 — October 27, 2025 MEETING LOCATION: 1400 Main St., Southlake, Texas 76092 City Council Chambers IN ATTENDANCE: • City Council Members: Randy Robbins • Planning & Zoning Commission Members: Daniel Kubiak, Michael Forman, Michael Springer • Other Committee Members: Dr. Magdalena Battles • City Staff: Dennis Killough, Jenny Crosby, Cyndi Cheng, Ryan Firestone AGENDA ITEMS: 1. Call to Order. 2. Administrative Comments. 3. Review, discuss, and make recommendations regarding a proposed two-story, 11,563 square -foot building with general office and meeting space uses on property located at 1360 N. Carroll Ave. 4. Review, discuss and make recommendations regarding a proposed commercial development on an approximately 3.5-acre property located at 2530 & 2580 W. Southlake Blvd. 5. Review, discuss and make recommendations regarding a proposed office development on an approximately 2.8-acre property at 360 Randol Mill Ave. 6. Review, discuss, and make recommendations regarding a proposed zoning amendment and site plan for The Overlook office building of the Willow Tree Gardens development located at 240 N. Carroll Ave. 7. Review, discuss, and make recommendations regarding a proposed approximately 18-acre senior living development to be located on the southeast corner of N. Carroll Ave. and E. Highland St., and generally located north of The Westin Dallas Southlake Hotel and east of Cedar Ridge Office Park. 8. Review, discuss, and make recommendations on a Master Plan Update for Southlake Town Square to promote and preserve the unique character of Town Square as the community's Downtown in future development. 9. Adjournment MEETING OVERVIEW On October 27, 2025 the Southlake Corridor Planning Committee held their 52nd meeting. The Committee was sent a packet of materials prior to the meeting that were to be discussed during the session. A meeting agenda was posted, and the meeting time was advertised on the City's website. The following meeting report focuses on discussion points made during the meeting by members of the Committee, public and City staff. This report is neither verbatim nor does it represent official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by the Committee, City staff, and any attendees of the meeting. Interested parties are strongly encouraged to follow development cases through the process. Please visit CityofSouthlake.com/Planning for more information. ( t)M SOUTHLAKE 19 ITEM #6 DISCUSSION — Review, discuss, and make recommendations regarding a proposed zoning amendment and site plan for The Overlook office building of the Willow Tree Gardens development located at 240 N. Carroll Ave. Staff presentation: Cyndi Cheng • Aerial • Future Land Use: Office -Commercial • Zoning: TZD • Master Pathways Plan: Maximum 8' sidewalk along the west side of N. Carroll Avenue. • Applicant Exhibits/Plans • Summary: The applicant is proposing a site plan for The Overlook to construct a three-story 27,179 square -foot office building in the "TZD" zoning district of the Willow Tree Gardens development at 240 N. Carroll Avenue. Questions for Staff Daniel Kubiak Is this consistent with the previous zoning case? Maybe said differently - what is being asked for here that is inconsistent with that? Cyndi Cheng: I think the three things that they are requesting for a bank with a drive-thru, a private club/bar, that there is an increase in square footage from the previous plan, and it is a three-story building. Daniel Kubiak It is a three-story, not two? Cyndi Cheng: Yes. Daniel Kubiak Dennis, this is not just a site plan. This is a zoning change, right? Dennis Killough What they have in process concurrently with this Corridor item is a zoning amendment for the office portion of this to add a third story and the two uses: the drive-thru use for a bank or financial institution and the private club/bar. Those are the three reasons they are having to revise or amend the zoning. It would also include a site plan in order for them to physically construct the site. If they were simply coming in with a two story building that met the approved concepts that were done with the development plan and weren't changing the use from the office use, they would just come in with a site plan. Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 3 Daniel Kubiak Okay I just wanted to make sure we clarified that. Michael Springer Isn't this the one right across the street here? The one we had all the issues with? Daniel Kubiak Yes. Michael Springer When it was two story, we had to relocate the building further away from the residential. Daniel Kubiak That's what I remember. Michael Springer And now we're trying to make it three story. This makes no sense to me. It just seems like to me that whoever this developer is going for broke now that they actually got their foot in the door. Daniel Kubiak We'll call the applicant up next. Michael Springer Okay. Questions for Applicant Daniel Kubiak Is that an outdoor area on top? Applicant There might be a little patio, but it is primarily indoors. Daniel Kubiak Is it an outdoor area that is set up to be used? Will it follow the usual ancillary items such as noise and lights? Applicant don't think it is going to be a late -night type of establishment like that. It will be a lot more lowkey. Daniel Kubiak Was the sidewalk on the northern boundary always right up against the property line or is that new? Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 4 Applicant (Unable to understand) — did not speak into the microphone Daniel Kubiak I was more just wondering about the location because it effectively allows for even less of a buffer, landscape wise or barrier wise to the residential property on the northern side. Applicant I think the idea was to get crossing the drive a little bit further from the street. My thought is that it could be that you could cross prior to getting to that real thin area there to the building side of the entry drive. Daniel Kubiak Yeah, it just cuts down on the buffering to the residential. These proposed changes - have you talked to any of the residential neighbors yet? Applicant Throughout the development, we have been in touch with most of the neighbors over there. I am not sure if they have gotten these plans yet, but we do have email chains with the HOA boards. Daniel Kubiak Yeah, I remember that from the first time, but I thought they were pretty commercial about the whole thing and I am curious if they know about these last-minute changes to it. Applicant I know they know that the building is coming, but I don't think we have gotten to the point where we have shared anything else. Daniel Kubiak I am just speaking as one person. I think I am going to lean on that a lot. If a person has this in their backyard, they should probably be allowed to weigh in. Randy Robbins The third -story piece is the only piece worth discussing in my opinion. I think you are talking about one piece of the sidewalk and he's talking about a different piece of the sidewalk. He is not talking about the sidewalk piece on Carroll, he's talking about the sidewalk between your property and the backyards of the residential. I agree with him you should pull that crossover closer to your building and put the sidewalk on your building side as opposed to the residential side, so that you can buffer that residential side with trees and landscape as opposed to a sidewalk. Southlake Corridor Planning Committee Meeting #52 — October 27, 2025 Item #6 —The Overlook Page 5 As far as your outdoor patio piece, is it only going to be facing Carroll, nothing facing the back or the residential side? Applicant That's right. Randy Robbins I think that's the piece you are going to have to be concerned about because if I am a resident, I don't want people looking over into my backyard from the northside or the westside or either one. The outdoor piece to me, 9 months out of the year you can't go out there because it is too cold or too hot. Just make sure it faces Carroll and don't let it face the residences. Applicant From the screening perspective I think if this were to get approved there's steps we can take to limit, maybe put some landscape trees or stuff up top to block it out, but the idea is that it would be facing Carroll. Randy Robbins just need to protect the residents. Protect the residential piece. When you talk about speakers, lighting, anything like that, just be aware that it has to be subtle and muted think. Magdalena Battles I guess my concern was also about the neighbors. Does it really need to be an open patio space? I mean I like the idea, but if I was a neighbor there I'd probably have some issue with it and be concerned about it keeping my kids up on the weekends with people being up there drinking and their voices being loud and it carries. I like the idea, but I think closed. Daniel Kubiak Yeah, you already got some relief on the residential adjacency piece when you got the approval so kind of coming back and asking for this seems to be pushing it. Applicant Yeah, it would certainly need to be far enough away where they couldn't look down on any of the neighbors. Daniel Kubiak Otherwise, we get it, the rest of the zoning was already done. We were just trying to focus on those several pieces so hopefully you get the sentiment that you need to talk to the neighbors. So, before we see anything at P&Z, I will assume all of that has gotten done. Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 6 STAFF PRESENTATION SHOWN TO COMMITTEE: ICITY OF SOUTHLAKE . . . . . . . . . . . . . .� R ONO 4F -� n t� ,k..: t 1. dCN r 3- r ! As F c 411,11. 1 •.li L �1L✓'. I . 41'!�1 CT p '8 �� .. ��, • .._ 1 I lf� }} 1� ! _ •5 * �1 [V _ Or "Q4 Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 7 70 74 1 804 41010 415 41Q 415 02 1075 z Medium Density405 400 ,p 465 14 3Q8 Residential809 1 54 87�I920�950�970100 300 306 5 800 60 8804 805 808 304;c _,O C1 302•x - 918 --w 801 803 805 807 809 300 1050 800 802 804 806 808 GATES HEAD 810 0Office 100 801 803 805 807 809 D 800 S' A� 801 807 811 905 -Wur -,, A__J, ■ 1125117 71 Legend t ° 3 300 35'. 100-Year Flood Plain Carps of Engineers Property 5 Public Park/Open 141 1 Space 12yp YJ Public Public/Semi-Public Cif Law Density �. Residential r Medium Density MAIN Residential 200 T O ; �;;; '�C� Office Commercial Retail commercial 140 Mixed Use FpUiV Town Center 12b0 Regional Retail ® Industrial )UTHI AKF - Jk 1401 11 1201---[[ 1451 1425 4 Legendnn AG 428 --CI RE5 C2 RE7 C3 SF1A C4 SFIB I♦NRPUD :'•: ; [: SF2 - HC SF30 81 SF20A B2 1Lj. 5F208 I1 RPUD I2 4Q1 MF1 SP1 MF2 SP2 JNTAIN MH DT C5 TZD 1400 01 ECZ 02 - SOUTHLAKE Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 8 OFFICE COMMERCIAL LAND USE Purpose: The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office -related activities. Definition: The Office Commercial category is suitable for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Issues Recommendations/Policy Mendez/Strunk Properties Retain the Medium Density Residential land use designation. • Approximately 12 acres. Far properties fronting on Carroll Ave., garden office • The land use designation is Medium Density Residential uses may be considered if development is planned in and Office Corn m erci al. a co m p reh en sive m a n n er. • Office development adjacent to Carroll Avenue. Buffer existing and future residential uses from office • Cross Lane (Foxboro Subdivision) is stubbed out to the uses. west property line. Any future connection of Cross Lane to Carroll Ave. is not intended. • Any office development along Carroll Ave. should _ have cross access back to the traffic signal at F.M. 1709/Tower Plaza as well as to the office properties to the south to access the existing drive cut on Y_ ^y Carroll Ave. A new drive cut at Carroll Ave. and Main Street is not i ti I recommended due to existing traffic no conditions volumes at this intersection and the close "`.Iltiti� `. j`_ proxim ity to the light. Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 9 Master Pathways Plan S -- i+. . , Street View (Looking Northeast N. Carroll Ave.) i r !I 10 -; 11 .I 12 I�•751 s.f1j.743 s.fjj.786 s-I. ' '' Ir sl :I =----_•--- ; 1-' LaMuepe eurLerS'ard - I Type •P 1 ' Vehicle AC ,rVehide Gates �i.1_27�,:1795.f. .-4„ \ ra�wK pJMPy7g1( J )"TSCn F. Svunck r=iStipg Zing: ACC L.V-G.-4fsiiu Ce.u?t�Flma6aaSa: 10'LaFKI a e8utrayWd Type T-1• 10• LaMl Moe Burreryard Type 'F-1" APPRax L--11111 OP POWER POLE Town Squuw Vennlns, L.P. Gxislfag Zanies: OT i_L+-C•. — oat. ;:e[F• 10' LaroScW&Oeeyard - Tvoef]' Requested uses: Bank with drive-thru • Private club/bar S' S[D.PLK n D 7r 4 l Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 11 SITE DATA SUMMARY CHART Existing Zoning TZD Current Land Use Office Corn mercial Gross Acreage 1.98 ac. Net Acreage (minus R.O.W. dedication) 1.93 ac. Net Percentage of Site Coverage 15% Net Acreage of Open Space 0.6 ac. Net Percentage of Open Space 30% Total Building Area 27,179 SF (12,445 SF) Leasable Square Footage by Use 12,445 SF - Office/Bank with Drive-thru 11,865 SF - Office 2,869 SF - Private Club/ Bar/Assembly Total Leasable 27,179 SF Parking Spaces Req. 1 space / 363 SF = 75 spaces Parking Space Provided 75 spaces Impervious Coverage 58,852 SF (68.2%) Wt"fis] iA Southlake Corridor Planning Committee Meeting #52 — October 27, 2025 Connectivity and Driveways • The northern driveway, located approximately 180 feet north of the southern driveway and approximately 350 feet south of Ownby !n, will primarily serve the homes. • The southern driveway, located approximately 600 feet north of Southlake Blvd, will primarily serve the general office development. • Since there is a raised median along North Carroll Avenue spanning the entire fro ntage of the su bject property, the development will install a northbound left -turn lane to serve th e n orthe rn site driveway. Item #6 —The Overlook Page 12 loll on EEikiil NINE ■N ■■■.II■ I MEAN ■■■E■ snowsal ■■■■I1■ . _R�E Mai :o■■■■! ■!■■■■■ ■■!■i■ ■i■■■l ■1■■■! ■!■■■■ ■■!■■ 1I',i■1 ■!■■■■■ ■■■■■■■ ■■111■ ■■■■■� Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 13 �Ill�fill■1■1i�1-1�_" �fll Elevations Elevations NEIGHBORHOOD EDGE (OFFICE); The Neighborhood Edge will be made up of a Class A Professional Office building, occupied by general office, bank and a private club uses. Parking will be provided at a ratio of one space for every 363 square feet of space. Such parking will be provided through a dedicated off-street parking lot. The parking spaces shall be available, during off hours, for shared use by the residential neighborhood when special events, such as parties and family gatherings require it. Bicycle parking spaces shall be provided. '1�-- Tyye'FI' $' S] Fence l wall Legend A"Rox Lo AM v PpWF.c 8' Wawnry Wal Private Russ KN-F T— 54— 8' Masonry Wal a 2.5 ma®onry wall w14' iron ferce on top Vehicle GatES U :-4 6' Mawnry Wal or Iron love o, Cor*-atian 12 086 s.f 0 Q 1P kfreryd.a Bldg 1 27,179 0. 3 soo v ,,.,� ; lankmrrkaear s A c afse.ya�d• Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 15 lO LMsr-,Y A+tiY�b n avq.7i3 t.rb.ra6 Tree Legend w i....aa Saved Trees • .. ,. , ......,_ Borderline Trees .f 51 n trees to be Altered �= rrae r vehipB[ieoes t..�w.y �•r'�m nr f Tree Canopy Coverage ttu�n ..a Total site area 86,249 s.L € Total existing canopy 29.641 s.F. --a 34,36% Preserved9i6 ed Bee canopy (green) 11,9s.F. --� 40.4746r. Possible preserved tree canopy (yellow) 0 s-L a 00.00 /o 3 *:77 smrwux Removed tree canopy Fred) 17,643 0,--� 59.53% _ 29,641 sJ. --a 100.00% 0 C's1 Legend sSWxed Tree is Interior Lands PvCanwy Tree - 4" 0 Interior Landscape Accent Tree - W Melght Mln. 0 Interior Landscape Shmb • 3 Gallon Min. ■ Gmundwwer - 4" Cpntairler5 Min. car uc] Seasonal Color- 4' Containers Min. - Parldrtg Lot Lighting 13E7 Legend existing Tree Q Cedar Elm • cmne5e Aistache Live Oak i REd pak ' ' Crape Myrtle i ', PCSeR NRllpw ` LRtle Gem Magnolia d Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 16 Summary of Proposal: The applicant is proposing a site plan for The Overlook to construct a three-story 27,179 square -foot office building in the "TZD" zoning district of the Willow Tree Gardens development at 240 N. Carroll Avenue. vCITY OF SUU I t- LAKt Southlake Corridor Planning Committee Meeting #52 — October 27, 2025 Item #6 —The Overlook Page 17 Do* mdmdbw A, I�nis'spe 80l 1d 7�'F,1. himgrn F. Si—k Fx�m,g 2ce+og AC L.U.B. • F.iS:r Dw.4}.%0*,rYI me- S;[D6w" kp"-Oy LOCATION'OF MWER PoLf Ex mg Zwecg.: LUX. TMOM ff w.,e nmerem - ------- ► �# L EGENQ ! ! DRAINAGE AREA LABEL A.ME AC 1 I I FLOW ARROW DRAINAGE DINDE r 1 r � N E%ISTINC CONTOUR MINOR --s- -- 1 ; Ir I r C%I STI7JC CONTOUR MAJOR — I `4 �.; FLOW PATH FOR TC CALCS DESIGN POINT1 lam- f -- Ir i t..s . r Southlake Corridor Planning Committee Item #6 —The Overlook Meeting #52 — October 27, 2025 Page 18 I I I y l 1 I ' I LEGEND I I I r Q I v�' .+ f f� DRAINAGE AREA LA� In£ FLOW ARROW (PAST-PRO.[CT] r r r DRAINAGE DIYICE ......: ....; .� r ...- Imo...__.. E)USntG CONTOUR UNCR r._f._.._r_....y__y.. w_' .. ��•' E1GS11NG CONTOUR AU.IOR i` , _ _?�1•' I _ ... _ L _ _ L L 11 `� '. FLOW PATH FOR TIC CAlOS — — 1 a DESIGN POINT Ol }� 1i _ �• rrye rl ` ------- II t_�,W\ low r' Southlake Corridor Planning Committee Meeting #52 — October 27, 2025 LEGEND PROP. S' WATER LINE } PROP. FIRE HYDRANT • PROP. SEWER MANHOLE PROP. S" SEWER LINE PROP. OULvERT FXIST. WATER MA114 EXIST. SEWER MAIN FIRE LANE Item #6 —The Overlook Page 19