Item 10 - Staff Report CITY OF Item 10
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
February 27, 2026
CASE NO: ZA25-0072
PROJECT: Zoning Change and Site Plan Approval for 360 Development
EXECUTIVE
SUMMARY: 360 Development is requesting approval of a Zoning Change and Site Plan on
property described as Lot 5A, Drake Estates Addition and located at 360 Randol
Mill Avenue, South lake, Texas. Current Zoning: "SF-1A"Single Family Residential
District. Proposed Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood
#11.
DETAILS: The currently undeveloped site is approximately 2.8 acres located on the west side
of Randol Mill Avenue, approximately 800 feet north of Southlake Boulevard. The
property is bordered from the south by the former Carpe Diem Private Preschool
and has single-family residential properties to both the north and east.
The purpose of this request is to seek approval of a Zoning Change and Site Plan
to develop an office and medical building. The proposed site plan includes one
15,620 square foot building with 12,000 square feet designated for medical use
and 3,620 square feet for office use. The applicant is also proposing Development
Regulations within the "S-P-1" zoning district, which includes:
• "0-1" Office District uses
• A reduced building setback of thirty (30) feet from the FM 1938 right-of-
way, in lieu of the required minimum fifty (50) foot setback.
• The building will encroach into the area above a plane having a 4:1 slope
measured from the property line of the single-family residential property to
the north.
The accompanying Comprehensive Plan Amendment (CP26-0004) proposes
changing the underlying Future Land Use designation to Office Commercial,which
would support consideration of the proposed office and medical buildings.
Site Data Summary
Existing Zoning SF-1A
Proposed Zoning S-P-1 with 0-1 uses
Land Use Designation Low Density Residential
Proposed Land Use Designation Office Commercial
Gross Acreage 2.8 acres
Number of Proposed Lots 1
Percentage of Site Coverage 13.36%
Area of Open Space 47,558 s.f.
Percentage of Open Space 40.68%
Case No.
ZA25-0072
Area of Impervious Coverage 60,106 s.f.
Percentage of Impervious Coverage 51.41%
Building Area Foot Print in S . Ft. 15,620 s.f.
Number of Stories 1
Maximum Building Height 35-feet
Proposed Floor Area 15,620 s.f.
Proposed Floor Area by Use Medical: 12,000 s.f.
Office: 3,620 s.f.
Required Parking 93
Provided Parking 98
Standard 93
Handicap 4
Total 97
Anticipated Schedule of Development
Construction Start Date: All to be built in single phase
Construction End Date.-
ACTION NEEDED: 1) Conduct a Public Hearing
3) Consider Approval of Zoning Change and Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Site Plan Review Summary No. 3, dated February 27, 2026
(D) Surrounding Property Owners Map & Responses
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jennifer Crosby (817) 748-8195
Case No.
ZA25-0072
BACKGROUND INFORMATION
OWNER: HNZ Investments, LLC
APPLICANT: Parvez Malik
PROPERTY SITUATION: 360 Randol Mill Avenue
LEGAL DESCRIPTION: Lot 5A, Drake Estate Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF1-A" Single Family Residential District
PROPOSED ZONING: "S-P-1" Detailed Site Plan District with 0-1 office uses
HISTORY: The tract was annexed in 1956.
On December 1, 1978, a plat was filed with Tarrant County for Drake
Estates, which included the subject property.
On August 21, 2012, applications for a land use plan amendment, zoning
change, development plan, and preliminary plat were withdrawn. The
original purpose of the applications was to develop 23 residential lots on
approximately 5.37 acres. Several properties were included in the
proposals, including 360 Randol Mill Avenue.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The underlying land use designation is Low Density Residential.
Low Density Residential 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.
Definition: 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.
The proposed land use designation is Office Commercial.
Purpose and Definition: The Office Commercial category is a commercial
category designed and intended for the exclusive use of office and limited
office-related activities. It is established for and will be allocated to those
districts bestsuited for supporting commercial activity of an office character.
Case No. Attachment A
ZA25-0072 Pagel
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. Other suitable activities are
those permitted in the Public Parks/Open Space and Public/Semi-Public
categories previously discussed.
This location also has site specific recommendations as outlined below:
No. Issues Recommendations/Policy
Randol Mill Prooerty • Due to adjacent commercial uses and frontage
on F.M.1938,a change to the land use plan from
Consists of 2.77 acres. Low Density Residential to Office Commercial
may be considered in conjunction with a zoning
The current land use designation is Low Density Residential and and site plan application.
the zoning is SF-1A. • If the site is developed in a manner consistent
with the Office Commercial land use category the
The property is located on the west side of Randol Mill Ave. following should be considered:
(F.M.1938)approximately 800 feet north of the intersection of o Ingress and egress to the property should be
F.M.1938 and W.Southlake Blvd. from the existing commercial drive located to
the south.
The property fronts on F.M.1938 and the only vehicular access o Office development should be of an
FM is to F.M.1938. appropriate scale,height,and density for the
LU5 site.
Surrounding uses include the Carpe Diem preschool to the o Parking should be provided behind the
south on property zoned"S-P-2"Generalized Site Plan District building and not along F.M.1938.
with limited"C-2"Local Retail Commercial uses and single- o Preserve the tree area along the western
family properties to the west and north zoned"SF-1A"Single portion of the property.
Family Residential District.
I.
' s
'i
Case No. Attachment A
ZA25-0072 Page 2
Mobility & Master Thoroughfare Plan
Randol Mill Ave. (F.M. 1938) is a 6-lane divided roadway with 130'-140' of
right-of-way. An existing median on F.M. 1938 will limit the proposed
driveways to right-in right-out access only. The closest median break to the
north is at Johnson Rd. There is a median break on F.M. 1938 at the
driveway for Carpe Diem, which is the property to the south of the subject
property. The proposed driveways will require approval from TxDOT.
Pathways Master Plan & Sidewalk Plan
The Master Pathways Plan designates a minimum 8-foot sidewalk along
the west side Randol Mill Avenue and there is an existing 5-foot sidewalk
along Randol Mill Avenue.
UTILITIES: The site is served by a 12-inch water line and by an 8-inch sanitary sewer
line from Randol Mill Avenue.
DRAINAGE: The property drains from the north west to southeast and into a detention
pond located in the rear of the property.
CITIZEN INPUT: This item was heard by the Corridor Planning Committee meeting on June
5, 2024 and October 27, 2025.
STAFF COMMENTS: Attached is the Site Plan Review Summary No. 3, dated February 27,
2026.
Case No. Attachment A
ZA25-0072 Page 3
Vicinity Map
360 Randol Mill Ave.
JDI NSC(d LOVEGRASS
� m•d.
aML
4 r t 6
s ti Ilp '
2 :9
-I 0 23
A.
Cud
I,..
220
N
0 0.010.01 0.03 0.04 0.06
Miles
xh
ZA25-0072
Case No. Attachment B
ZA25-0072 Page 4
SITE PLAN REVIEW SUMMARY
Case No.: ZA25-0072 Review No.: Three Date of Review: 02/27/26
Project Name: Zoning Change & Site Plan — 360 Randol Mill Avenue Commercial Development
APPLICANT: OWNER:
Parvez Malik, BZR Commercial Realty HNZ Investments
511 E John Carpenter Freeway, Suite 500 912 James Town
Irving, TX 75062 Southlake, TX 76092
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
01/12/26 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT CYNDI CHENG AT (817) 748-8269.
1. Per section 7.2 of the Tree Preservation Ordinance(585-D), 50%of the existing tree canopy must
be preserved. Please see Tree Conservation/Landscape Review.
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
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
Case No. ZA25-0072 Review No. Two Dated: January 21, 2026 Number of Pages: 3
Project Name: 360 Randol Mill Ave. (Zoning/Site Plan)
Contact: Keith Martin Phone: (817) 748-8229 Fax: (817) 481-5713
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
The following comments are based on the review of plans received on January 13, 2026. Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or
City Council. It is the applicant's responsibility to contact the department representative shown above and
make modifications as required by the comment.
-------------------------------------------------------------------------------
-------------------------------------------------------------------------------
TREE CONSERVATION COMMENTS:
1. Provide the tree survey data with the existing trees common and botanical name, trunk diameter,
and identification numbers.
2. If the development were proposed as straight zoning the proposed existing tree cover
preservation would not comply with the Existing Tree Cover Preservation Requirements of the
Tree Preservation Ordinance 585-E. There is 40.80% of existing tree cover and a minimum of
Case No. Attachment C
ZA25-0072 Page 5
50% of existing tree cover would be required to be preserved. A total of 45.11% of existing
tree cover is proposed to be preserved and 54.89% is proposed 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 Minimum percentage of the
the entire site 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%
*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.
Case No. Attachment C
ZA25-0072 Page 6
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 provide a color rendition the Landscape Plan.
2. The site design on the Landscape Plan does not match the site design on the Site Plan.
Please ensure that the site design on the Landscape Plan matches the Site Plan.
3. The City currently mows and maintains the trees and irrigation within the right-of-way adjacent
to this property. Upon development of the property the owner shall be required to take
responsibility for the City maintained items within the right-of-way. The existing irrigation shall
be capped and connected to the irrigation for the development.
4. The previous primary zoning use was stated to be commercial (C-3) and office (0-1) but has
now changed to only office (0-1). The minimum required bufferyard for the east bufferyard has
changed from a 15' — S to a 15' — R type bufferyard.
5. The landscape areas at the ends of rows of parking and islands within rows of parking are
considered parking landscape islands/areas and shall contain the required canopy tree with the
remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands
which have light poles for lighting the parking areas may substitute two(2)understory/accent trees
for the required canopy tree. Turf grass may not be provided within these areas.
The existing trees within the right-of-way may be used as existing tree credits towards the required
canopy trees within the east bufferyard. Existing tree credits shall only be granted if the tree/s are
in healthy condition and all requirements of the Tree Preservation Ordinance have been met as
determined at the time of inspection for a Permanent Certificate of Occupancy.
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
GENERAL COMMENTS:
No comments.
Sandra Endy, P.E.
Case No. Attachment C
ZA25-0072 Page 7
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
Fire Department Review
Case No. ZA25-0072 Review No. 2 Dated: 01/21/2026 Number of Pages: 2
Project Name: 360 Randol Mill Ave
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 0111312026. 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:
The required backflow protection (double check valve) for the sprinkler systems can be located
on the riser if the riser is within 100 feet of the water main, measured linearly along the length
of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be
in a vault.
Riser rooms shall be a minimum of 5'X5' if the double check is located in a vault, or a
minimum of 6'X6' if it is located on the riser (Riser room not indicated on plans)
The Fire Department Connection for the sprinkler system must be within 100 feet of a fire
hydrant, and within 50 feet of fire department fire lanes on the property. (not indicated to
ensure minimum requirements)
FIRE LANE COMMENTS:
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius.
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide
and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW)
Where the vertical distance between the grade plane and the highest roof surface exceeds 30
feet, approved aerial fire apparatus access roads shall be provided. Aerial fire apparatus
access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in
the immediate vicinity of the building or portion thereof. One or more of the required access
routes meeting this condition shall be located not less than 15 feet and not greater than 30 feet
from the building, and shall be positioned parallel to one entire side of the building. The side of
the building on which the aerial fire apparatus access road is positioned shall be approved by
the fire code official.
(Aerial Fire Apparatus Access not provided)
Case No. Attachment C
ZA25-0072 Page 8
Fire apparatus access needs to be within 250 ft hose-lay distance of all portions of a
sprinklered building.
FIRE HYDRANT COMMENTS:
Fire hydrants are required at a maximum spacing of 500 feet for commercial locations with
sprinklered buildings.
Lorenzo Chavez
Fire Marshal
Phone: (817) 748-8671
E-mail: Ichavez@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 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.
In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the
City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final
plat recordation date and building permit issuance. The applicant is encouraged to review the City
of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
Denotes Informational Comment
Case No. Attachment C
ZA25-0072 Page 9
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
305 2340
202
2- 300 ICI 200
Fo 2360 2320
r
r � 201
0 0
331 301 2W m 107
o m
_ — n
P
C o 05
106 _
2405 0
275 2325
2355 l03
' o
'
231
255 2 1 5 3 4 \ 102,
01
3 \ 00
1 100
250
I I
I
245 I
w
z99 6 -
S
I 1920
0 9
351
0 27!
I I
I
- i I
«sn 13 12 --
300 114
u zoso
225
220
h01
____��_______
250
zso zsn
220 /
/ �ee(Grs uu,c�m¢s z�,
SPO Owner Zoning Physical Address Acreage Response
1 ALIO,JAMES SF1-A 2395 JOHNSON RD 0.60 NR
2 SOMMER,TAYLOR SF1-A 2405 JOHNSON RD 0.58 NR
3 ALDINGER, ROGER SF1-A 2325 JOHNSON RD 0.70 NR
4 ALDINGER, ROGER SF1-A 2315 JOHNSON RD 0.31 NR
5 BERKENBILE, STEPHEN SF1-A 2355 JOHNSON RD 0.61 NR
6 ORTIZ, MONICA RPUD 104 BOB-O-LINK CT 0.02 NR
7 HERNANDEZ FAMILY TRUST RPUD 102 BOB-O-LINK CT 0.18 NR
8 ROBERT AND SHERRI CORNING SF1-A 249 TIMBERLINE LN 0.68 NR
REVO
9 SAUNDERS, HAROLD W AG 351 RANDOL MILL AVE 0.30 NR
10 REED, CLAYTON SF1-A 235 TIMBERLINE LN 0.73 NR
11 437 NORTH MAIN PARTNERS LP SP2 250 RANDOL MILL AVE 0.40 NR
12 EARLY CHILDHOOD EDUCATION LLC SP2 300 RANDOL MILL AVE 1.75 NR
13 GARNER, ROBERT SF1-A 0.66 NR
14 SOUTH LAKE CITY OF SP1 2100 W SOUTHLAKE BLVD 0.02 NR
Case No. Attachment D
ZA25-0072 Page 10
15 ZAMORES, FRANCISCO SF1-A 275 TIMBERLINE LN 1.64 NR
16 PAPA,JOHN P RPUD 106 BOB-O-LINK CT 0.33 NR
17 SOD HOLDING LLC SF1-A 255 TIMBERLINE LN 1.30 NR
18 ROBERT AND SHERRI CORNING SF1-A 245 TIMBERLINE LN 1.05 NR
REVO
19 GARNER, ROBERT SF1-A 225 TIMBERLINE LN 1.65 NR
20 SOUTHLAKE NEUROLOGY SP2 175 STONEBRIDGE LN 1.43 NR
PROPERTIES
21 DECKER, BLAISE C RPUD 100 BOB-O-LINK CT 0.50 NR
22 437 NORTH MAIN PARTNERS LP SP2 210 RANDOL MILL AVE 3.80 NR
23 SOUTH LAKE CITY OF SP1 201 RANDOL MILL AVE 0.72 NR
24 FIRST CARLYLE CAPITAL FUNDING SP1 170 STONEBRIDGE LN 4.31 NR
25 MYERS MEADOW HOMEOWNERS RPUD 1970 W SOUTH LAKE BLVD 4.22 NR
ASSN
26 SUPERINTENDENT OF CARROLL ISD NR
27 SUPERINTENDENT OF GRAPEVINE NR
COLLEYVILLE ISD
28 SUPERINTENDENT OF NORTHWEST NR
ISD
29 SUPERINTENDENT OF KELLER ISD NR
1000 HNZ INVESTMENTS LLC SF1-A 360 RANDOL MILL AVE 2.76
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-eight (28)
Responses Received within 300': None
Case No. Attachment D
ZA25-0072 Page 11