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Item 9&10 - Corridor Committee Meeting Report - Meeting 52 CITY OF 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. CITY OF SOUTHLAKE 0 ITEM #5 DISCUSSION — Review, discuss, and make recommendations regarding a proposal to change the future land use designation, rezone, and seek site plan approval for an approximately 2.8-acre property at 360 Randol Mill Avenue. Staff presentation: Ryan Firestone • Future Land Use: Low-Density Residential • Zoning: SF-1A • Master Pathways Plan: There is an existing 5-foot sidewalk along Randol Mill Avenue. • Thoroughfare Plan: Randol Mill Avenue (F.M. 1938) is a 6-lane divided roadway with 130'-140' of right-of-way. • Summary: The applicant is proposing changing the future land use designation from Low Density Residential to Retail Commercial and changing the zoning from "SF-1 A" Single-Family Residential to "SP-1" Detailed Site Plan District, incorporating "C-3" General Commercial and "0-1" Office uses. The proposed development would consist of a single-story, 15,620 square foot modern commercial building designed to accommodate a mix of office, medical, and retail uses. Questions for Staff & Applicant Daniel Kubiak We have the same dilemma as the last application. The site-specific recommendation calls for office use, which would provide a path for a land use change in concert with neighbor requests. However, adding retail takes it a step beyond what the land use plan calls for. Could you comment on the retail request? Parvez Malik The retail portion is merely complementary. Primarily, the use is a medical office due to the lack of available medical services between 1709 and 114 on the west side of Randol Mill. The property owners specialize in primary care, dentistry, cardiology, and similar practices. The retail is complementary; there was a suggestion for a steakhouse, but that was just a suggestion. We've done extensive work on the landscape, drainage, and grading plans to provide a complete package, unlike a prior design submitted in February 2024. Daniel Kubiak Have you had any conversations with adjacent neighbors yet? Parvez Malik Yes. The adjacent neighbor to the north, who previously housed a construction company, is in favor and will sign a letter supporting us. He wants to alter or change his Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 3 single-family home on his tract. To the rear (west), we have a buffer of trees. To the south is the Carpe Diem preschool and the Sprouts Shopping Center. Daniel Kubiak (Looking at the site plan) On the northern boundary, can you provide more setback from the residential uses, perhaps moving the parking away from the property line? Parvez Malik We have plenty of room, so if needed, we can work with the civil engineer to look at providing more setback. Daniel Kubiak If you pursue a land use change, securing greater buffer and a landscape barrier would likely be a key focus for the residential neighbors. Parvez Malik When researching, I noted a 2004/2005 land use plan for the area discussed a sound barrier wall for Myers Meadow Cross. Given the traffic on Randol Mill (now six lanes) and its adjacency to the Sprouts Commercial Center, there was a discussion to have more of this sort of business on that corner. I've taken the time to understand the plan, and having lived on Randol Mill for almost 30 years, I know what has transpired. I even had my land taken to facilitate the six-lane highway. Dr. Magdalena Battles Is the building one story or two? Parvez Malik One story. Dr. Magdalena Battles What are the office and retail square footages? Parvez Malik The total is 15,620 square feet. Retail will be a very complementary aspect. Given the required space for medical tenants (minimum 5,000 square feet), we know the medical portion will be more than 50%. We market the space as an open shell, but the financial justification hinges on medical use. We are open to franchise arrangements for the retail portion, like coffee shops. Michael Forman Dennis, did this proposal go to the Council last year? Dennis Killough No, it only came to the Corridor Committee. They did not proceed with an application to P&Z or Council. Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 4 Michael Forman Dennis, are the Corridor Committee comments available for the applicant to review? Dennis Killough Yes, we can provide the report if he doesn't already have it. Michael Forman I suggest you review those comments. When seeking a land use plan change, the approval criteria for P&Z and Council are usually very stringent. Parvez Malik I saw the last Corridor Committee meeting; it was a "bloodbath." I studied the concerns, which included non-land use issues like noise and water. I believe the request is reasonable because the property abuts and adjoins significant commercial areas. Once we receive the formal notification area boundaries (300 or 500 square feet), I will visit those residents and stakeholders to ensure they are comfortable with the arrangement. Michael Forman I just want to make sure you know what you're getting into when you come to P&Z and Council. Dr. Magdalena Battles Will you be replanting trees for the ones that are removed? Parvez Malik Yes, we have done our due diligence. The preservation plan for all the large trees is included in our document package. Dr. Magdalena Battles As a resident who lives off Randol Mill, my concern is the aesthetics. Will it look nice when I drive past? Parvez Malik Yes, the architectural drawing shows different materials and is single-story. It faces Randol Mill, and the west side is mostly forest and water. The main interaction is with the north side property owner, who is willing to cooperate. The rendering with tree plantings facing Randol Mill looks good. Daniel Kubiak We're here tonight to communicate feedback. For land use changes, we will need to hear positive neighbor feedback. Parvez Malik We'll make sure everybody's happy with the plan at the end of the day. Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 5 STAFF PRESENTATION SHOWN TO COMMITTEE: f—ITY OF SOUTHLAKE Item .0 Randol 275 21W5 2395 2355 2325 - *5 a �G2 360 of l, y1970 351 22 • - � y� 225 220 250 201 7 1--- 01 �E' a 1 Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 6 275 �m Legend � 100-Year Flood Plain o D !' Corps of Engineers 2405 2395 2355 2325 2315 Property PublicPark/Open 255 f t Space Public/Semi-Public _ Low Density 3 Low DQn�OV • Residential 24'' 249 03 Density Medium Density F QC�,Od m T s0 Residential r� 360 • - �qh 240 Office Commercial 2� 235 0 51 Retail Commercial Mixed Use 226 3 Town Center - Regional Retail Industrial 3 • F 225 ,5 220 250p-_ 201 10 . • Future • Use 106 Wp Legend 275 0 AG cl RE5 C2 2405 2395 2355 2325 2315 104 RE7 -C3 1 SHA _C4 255 SF113 _SF2 NRPUD [r,1 I1�i �100 SF30 HC B1 a SF20A 245 249 B2 m IIF4 Q ' i SF206 I1 360 RPUD I2 240 �� D MF1 SPl 351 235 0 1 MF2 SP2 r MH DT 3 226 CS TZD 01 ECZ 02 300 0 0 0� 2100s_ . 225 220 250 201 170 175 210 00 Zoning W Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 7 No. IHulf Recommendations/Policy Randol Mill Property 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 SF4A. 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: IF .1938)approximately 800 feet north of the intersection of 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 Office development should be of an FM is to F.M.1938 appropriate scale,height,and density for the LUS site Surrounding uses include the Carpe Diem preschool to the Parking should be provided behind the south on property zoned"S P 2"Generalized Site Plan District budding and not along F.M.1938 with limited"C 2"Local Retail Commercial uses and single 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. Site Specific Recommendations r�is rtia,,a.:J • Lill 1,1111 xx ' Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 8 The property is situated on Randol Mill Avenue; an 2 1 J �1�� a.wa MInMM�m Zane WiOM ' t oe.hn cn..an.nnws ► � Mobility Master Plan Legend IN MOO BUILDING 3 MENTION POND L—L Previous Site Plan Corridor .. • ..- I,ml3 �aN „a -1 rg - F[GU—PAfiKZNG193�:/2 n zoo " i :— PRWMD FMkING:ion I R k �1I wE*wx ze,nnm-ea mcs RE. A. 8 t S $[ Site Plan E Site Data Summary Gross Acreage 2.68(116,921 Square Feet) Future Land Use Low Density Residential Proposed Future Land Use Retail Commercial Current Zoning SF-1A Proposed Zoning S-P-1 Building Coverage 13.36%(15,620 Square Feet) Impervious Coverage 57.27%(66,962 Square Feet) Open Space 40.68%(47,558 Square Feet) Parking Requirement Medical 53(7,810 SF x 1/150 SF) Retail 40(7,810 SF x 1/200 SF) Handicap 4 Total 93 Parking Provided 107(including 4 Handicap) Site Data Summary Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 10 ��,., •1 'K i t" 'w..�ee stlG.y r'rvwcessnr :.s. .vg6�'j�pii61 0 Landscape Plan Tree Conservation Analysis .-nml•m-min� -n••I��Ag Elevafions Proposal:Summary of Parvez Malik of BZR Commercial - - • feedback on a proposal to change the future land use designation, rezone, and seek site plan approval for an . •• • : property at 360 Randol applicant is proposing changing the future land use designation from Low Density Residential to Retail Commercial and changing the zoning from "SF- 1A" Single-Family Residential to "SP-11" Detailed Site Plan District, incorporating "C-3" General Commercial and "0-1" Office uses. The proposed development w• • consist of a single-story, 1 square mix . office, medical, • retail uses. ♦♦ ♦1♦ ♦11♦ ♦��� Summary CorridorSouthlake .. • ..- U "ITY OF SOUTHLAKE Ilk Questions? FF Southlake Preliminary Grading Plan Corridor .. • ..- i �, • _ o.ss ■ - � ■ • �► 1 j • ■� � A2 � � ; • 1.2� �w..aa.-. ..li-s-..a-..-.-.tia-.-E. .;.....d•.f.-ui...�...i..... j Preliminary Drainage Plan El Legend El — - Proposed 8"Water Lme J Proposed e"Sewer Line }} ■ Proposed Fire Hydmnt ^I li, t7,:,z Preliminary Utility Plan Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 14 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(this definition was updated by passage of Ordinance No.1186 on February 20,2018):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 f 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. Land Use Mix':The percentages below forthe land use mix in the Low Density Residential category are intended only to be guidelines,and greater flexibility may be appropriate under site specific conditions. Land Use Percentage of Acreage Flexibility Allowed Single-family Residential 85% ±15% Open space" 10% ±10% Civic use 5% ±5% Total 100% Residential Uses: Single family detached dwellings at a net density of one or fewer dwelling units per acre. Future • Use Plan RETAIL COMMERCIAL Purpose and Definition:The Retail Commercial category is a lower-to medium-intensity commercial category providing for neighborhood-type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity.It is intended that all uses in this category will be compatible with adjacent single family uses,thereby maintaining the character and integrity of existing neighborhoods.This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned [s uxrcomeuxexslvePuxl properties or areas with a residential designation on the land Use Plan,lower intensity activities such as office r office-related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/OMn Space,Public/Semi-Public,and Office Commercial categories previously discussed. Land Use Mix`:The percentages below for the land use mix in the Retail Commercial category are Intended only to be guidelines,and greater flexibility may be appropriate under site specific conditions. Lord Use Pecentge.fA—ge FleibilifyAllo—d! Retail 65% i35% Office 20% ±20% Open space 10% ±10% civic use 5% ±5% Total 100% 'm xPnr rlbae:are aol r gclalarya d,homdohlybe cam ara ymde. Southlake Corridor Planning Committee Item #5—360 Randol Mill Meeting#52—October 27, 2025 Page 15