Loading...
Item 7 & 8 - Corridor Committee Meeting Report - Touchmark at Southlake (6-30-2026) Southlake Corridor Planning Committee Meeting Report Meeting 59 – June 30, 2026 MEETING LOCATION: 1400 Main St., Southlake, Texas 76092 City Council Chambers IN ATTENDANCE: • City Council Members: Frances Scharli, Austin Reynolds • Planning & Zoning Commission Members: Michael Springer, David Cunnigham, Gina Cannova • Other Committee Members: Kathy Talley, Dr. Magdelena Battles • City Staff: Dennis Killough, Cyndi Cheng, Ryan Firestone AGENDA ITEMS: 1. Call to Order. 2. Administrative Comments. 3. Review, discuss, and make recommendations regarding a proposed subdivision of an approximately 4.5-acre tract into four residential lots on property located at 800 Lodestar Drive. 4. 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. 5. Adjournment. MEETING OVERVIEW: On June 30, 2026, the Southlake Corridor Planning Committee held their 59th 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 Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 3 ITEM #4 DISCUSSION – 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. Staff presentation: Ryan Firestone • Future Land Use: Office Commercial, Retail Commercial, Mixed Use, Public/Semi-Public • Zoning: CS, AG, NR-PUD • Summary: The applicant is proposing to develop a Senior Living Community on approximately 18 acres. The proposed development includes an Independent Living Residence, 9 Villas units, 40 flat-stack units, an Assisted Living and Memory Care Building, and various community amenities such as dining venues, lounges, activity rooms, fitness and wellness centers, outdoor courtyards, walking paths, and landscaped gardens. Questions for Staff and Applicant Michael Springer How would you rate the courtyard villas compared to the housing in Carillon? Is it anything similar to that? What do you think would be square footage of those? Curtis Young Well, they'd be smaller. Each unit would be in the 2,000 square feet range. They'd be one story. David Cunningham Just if I could clarify, because this is important. You talked about phase one, phase two. What would be built in phase one and what would phase two be? Siobhan Favardin Excuse me, this C-shape would be phase one, and then this leg right here would be phase two. Frances Scharli And what's in? Siobhan Favardin Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 4 There may be just two at a time built in phase one for the flats, and then two may come in phase two. And then for the villas, that could be phase one or phase two. We think that it should come in phase one, just because it really creates that urban fabric right away, that kind of completeness, rather than just having pad sites in there. And then for the healthcare building, this leg right here, this would be a phase two component. Frances Scharli What's in the phase one in the C-shape? What's contained in there? Siobhan Favardin So that includes all the commons, day one. So, no commons would be built in phase two. Frances Scharli Commons meaning? Siobhan Favardin Meaning dining, kitchen, multi-family, all the wellness, indoor pool, fitness, aerobics, yoga, and theater. Frances Scharli So, the people who come in phase one, what kind of amenities would they have? Siobhan Favardin They would have all the full service amenities in phase one. Frances Scharli Where are those? If you just said that C-shape is phase two, that's phase one. Siobhan Favardin That was a phase one. That was my mistake. Frances Scharli Okay, no, I think it's mine. Okay, so that's all phase one. Siobhan Favardin Yep. Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 5 Frances Scharli As are the villas? Siobhan Favardin There would be two at a time. So, it could be these two in the front and then the two in the back could come at a later date. That would be something that we'd want to work out. Frances Scharli So total, you'll have 40 flats, correct? Siobhan Favardin Correct. Frances Scharli How many total villas? Siobhan Favardin We have nine of those. Frances Scharli And would those be built all at once? Siobhan Favardin We would recommend that it be built all at once, but Touchmark would have to ensure that the market could support that. They would Want to make sure that this could actually be occupied, and they don't want to overbuild, so phase. to is reserved to make sure that there could be a full build out in the future. Frances Scharli And what would happen to that land while you're waiting to build? What would that look like? Siobhan Favardin Just landscape. Kathy Talley Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 6 You're going to have to have phase one and two identified. And obviously there's a little bit of time there, but just based on experience, it's not going to be well received. You'll have to really have that identified on this diagram or on a separate diagram. The topography is going to change dramatically. And I'm assuming there's going to be some bulldozing, leveling, et cetera. It's definitely not flat. How is it being studied in terms of drainage? How are you analyzing, addressing, looking at the stormwater flow, the drainage, et cetera? Applicant Before we talk about the stormwater flow, let me address the topography because it's really clean from what we're doing. The natural site where the football field is 64 elevation, and we're holding that as the main elevation at the arrival. This is about a 4% slope coming up to the arrival, which is 2%. This whole area right through here is 64 elevation, but as we said, we're coming down and around here for parking underground. Well, it slides underneath, working with the natural grades. Everything sits so naturally as it relates to the existing. We are excavating below the football field right here, but it is the same elevation as the football field. So, we're not changing it. We're not digging, leaving holes, or creating big berms, and then we're putting a green deck on that. As it relates to this other side, same thing. As it relates to the villas, this parking lot slopes 3% down, around, and then this is 1 level below the front arrival. So, on the back side, you have the fitness building, the pool area, and then it levels in just completely flat with these residence flats. So, with this type, we never try to go over 3 or 4% of natural slope. Where we do have the slope is where it exists right now, around this edge, and then over here as we step down to the villas, these villas step down about 3 feet from the parking lot edge, and then these villas step down with this block, this block, and the third block, 2 feet. So, it transitions down in alignment with North Carroll. Now then, for detention and drainage, this is a wall edge that holds the water in place. but we're coming flush, and then we have a wall, perimeter wall edge, and magnolia hedge along that. So, this is, this does step down and go below. On the other side, on the detention drainage, we have, you see these walls here? That's a walled edge, but we're not going to dig down and do a typical detention box, it's going to drain down naturally to that within that zone. And then we'll also have, and Chris can address this, tube detention under that parking lot is a slow release to this detention before it gets the grace. But anyway, to address, you know, cutting in the grades and all this, we've studied that thoroughly and it just fits with how it terraces down now. This area right here is an existing parking lot now, and it hits those grades as it is now. So, I hope that answers your question. Chris can answer the detention. Chris Dells Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 7 As mentioned previously, the site currently drains in three different sections. A portion of it drains W to North Carroll. A portion drains N to East Highland to an existing culvert, and then E to Grace Lane to an existing drop inlet. We're proposing 2 detention areas, one on the west side and one on the east side. And based on feedback we're receiving, we're detaining down to existing conditions and not what the system was designed for. And that is looking at the existing runoff coefficient of the site. Kathy Talley You're going to get these questions going forward. And in particular on the east side, you're adding buildings where there are none. And so that changes a lot of things relative to runoff and drainage and so forth. So, it sounds like you've studied it well, but these questions will be forthcoming for sure. David Cunningham At full build out, not including parking areas or garages, what how many square feet are you building? Siobhan Favardin Full build-out is about 450. David Cunningham So, 450,000 feet at full build-out. And how many car parks are there? How many cars are allowed for both on-site and underground in the full build-out? Siobhan Favardin Subterranean, we have one-to-one parking. So, we're providing 150 units in the first phase and then approximately 50 units in the second phase. So, we would have 200 units subterranean. And then we would need to provide a tabulation, but we would have 40 to 50. David Cunningham So, what is that? Is it 800, 700? What is that? Siobhan Favardin 300 probably. Applicant Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 8 We have 60 for service, 82 for guest parking. So that's 127 spaces. It doesn't add up to that, but it's close to that. And it's 4% of the total pervious paving there. Magdalena Battles How many vehicles are going to be on the property if they're at 100% capacity, how many extra vehicles are we adding to the roadway? If you're at 100% buildout capacity, how many residents will be living there? Curtis Young That could vary as to whether they're single residents or a married couple. Oftentimes these are single, but we have, in addition to the 40 resident flats and the 9 villas, there'd be 200 in the club building. So that we're talking about 250 some total there. Magdalena Battles 250 residents’ units. Curtis Young This is back to cars, but the garage parking, there'd be residents below grade, 357 spaces. Garage parking for the villas and the resident flats would be 49. And then service parking, there would be total visitor parking of 83 and staff parking of 67. David Cunningham The total is 406 and 150, is that right? Curtis Young Sounds like it, yeah. David Cunningham 550. I think one thing that would be helpful is a comparable to what 18 acres like this could develop as office, for example. I just did some quick math. And even in a three- story environment, this site would support 784,000 feet of office, and that would be over 2,000 cars. So that the community can understand, you know, this seems large, but comparatively. Curtis Young Absolutely. And this chart that we have here is more about trips, traffic, and trips. David Cunningham Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 9 Yeah, and so the whole thing about cars gets lost in trips and traffic. Right. If you can just do some comparables for the community when they start to hear this formally, that if this were office, and if it were a three-story environment, then what would it be? And I just did the math. If it were a six-story environment, which would be allowed in Southlake, what would that be? Obviously double. If it were a retail environment, what would that be? So that the community can try to understand that, yes, this looks really large, but comparatively speaking, when you think about square footage of other uses and cars and traffic count for other uses, it's a much lighter lift. And I think you will help yourself if you can make those comparisons. Curtis Young Yeah, I think that's good advice. And we've been thinking about that. You can see there, the red numbers on this show comparison to exactly what you're talking about. A comparison to the current use, we're like between 64 and 74% less traffic than the current land use. If it developed out, as you suggest, with the current land uses there for office, commercial, retail commercial, any kind of mixed-use development, that we're on the order of 90 or 91% less trips in and out of here than those would be. So that's a very good point and one we've thought about. Applicant 70% is below grade 2. So that allows us to have 47% open space. Comparable to a mixed-use development, we might have 22 to 30% open space max. David Cunningham 20% would be a standard Southlake open space requirement for an office type project. Isn't that right, Dennis? Applicant And we achieve 47%, maybe more. Frances Scharli The traffic coming off of Grace Lane, can it get through to Carroll or is it stopped? Here you show it as only going up to the flats. Curtis Young Yeah, the residents will be able to continue on here and around to the entry, for example. This shows how the residents would go to their particular use. It's more convenient for the residents' flats to go to Grace Lane instead, which is very accessible. It's more convenient for the villas to enter off Carroll, and you know... Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 10 Frances Scharli But if I live in the villas and I want to come in on Grace Lane, could I? Curtis Young You could, yes. Frances Scharli Okay, so that even though you have the arrows, it’s showing you the traffic flow you think the residents will choose. Curtis Young Right. You could come through here, come here, all the way around like this, and then up here. Frances Scharli Okay, so I just wanted to see the connector. And could you use the driveway further down, the quote-unquote service driveway? Could that be used as an entrance for residents? This one down, is this not bottom? Is that bottom one? Curtis Young Yeah, right here. We’re thinking that that's more of a service. Frances Scharli Would it be limited to service? Applicant It will be dedicated service only for that entry, but residents in that garage will have the opportunity to come out on Grace, get on the frontage Rd., and not do the U-turn back to Southlake Town Center if they want to. But primarily, this is the main entrance for all garage parking and that's what that is. Curtis Young What you're saying is that this is the largest of the underground garages here that people leaving here will be able to exit here and get down to 114 directly? Frances Scharli That's my question. Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 11 Applicant It will be an exit gate only for that. Entry-wise, they'll come in off of Carroll. It allows them a quick out. Frances Scharli If they wanted to come in on Grace, they'd have to go around the top, correct? Curtis Young Yes. Frances Scharli Okay, I just want to verify that because the way the arrows are, it doesn't indicate through traffic to the different portions. Curtis Young These are the closest routes. Applicant We do have a full exhibit of that if you want to see the technical data with the fire lane and all that. Frances Scharli No, I'm good with this right now. And much to Kathy Talley's comment about knowing some depth, you know, like when you're going to build things and letting us see that and firm numbers on number of units. and when those units will be phased in. And a concern I would have, looking at this and some other problems we've had in town, when only portions are developed, then the remaining undeveloped portions are not very attractive. And so, I would want to see like, I'd like to see a plan that says, okay, phase one is going to be X, and this is what the what the land's going to look like. Kathy Talley Are they going to have something on their car that lets them in? How are you controlling entry in all these, into all these places? Is there a gate? Curtis Young Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 12 Yes, there will be gates, but they'll primarily be open during the day, except for the service entry. But yes, they'll have the ability to open the gates with electronic or toll tag and all. That's pretty common these days. Applicant They stay open until 9 o'clock at night, typically. So, and then they close. So, except for service. Gina Cannova Do you have any photos of your existing facilities? There's a lot of nice photos here, but I didn't know if those were AI generated or actual facilities that you all have developed. Curtis Young These are all their existing facilities elsewhere. They just finished a year or so ago a nice facility up in McKinney. If you want to venture up there, I'm sure they'll give you a tour. It's a beautiful facility. It's built for McKinney. This one will be built for Southlake. David Cunningham I want to emphasize something. Obviously, the comparables are something that you need to do to help yourself make your presentation more understandable in terms of scale. But this community has been misled many times about phasing, and that is going to be one of your biggest issues to get over. And the developer needs to understand he needs to come here with a plan that says we're going to do this on this date and this on this date and this on this date. And you can't say, well, we're going to see if the market, you can't come and sell that the market's here and it's desperate and we need to build it. And then in the same next voice say, but we don't know, so we aren’t going to build half of it. That just doesn't wash. I mean, that sends the wrong signal right off the bat. And based on some of the things that have happened around here, I think that hurts you more than any single thing. So, coming with a plan to build the whole thing, or a very neat chain, and if you don't build it, you lose your CO and what you got built already, something that hurts. I think you're going to have to do that if you want to really be taken seriously in this community about this facility. Because I think artfully what you've done here is wonderful, personally, just architecturally. But those are your two big hurdles. Applicant Here might be a response to that, though. This is phase two for the additional assisted living portion. This is phase two for the main building portion. So, if you picture those not built, and say, the villas will be built, but the strategy is to wait till there's more fill out of Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 13 the main building and the flats, and then they built the villas last because of their higher end product. Curtis Young No, I think we ought to come with some graphics that clearly explain how all that's going to work. Applicant We will do that, but unlike developer stuff, we're putting in all the amenity elements up front. If those aren't built, that 47% open space becomes 55% open space. So, unlike some of the other mixed-use developments where you're promising retail and all these specialty elements, we've already done that for this product type. Frances Scharli Curtis, the other thing I'd like to see, we have talked about the average age of who is in these different kinds of housing they offer. What I'd like to see is age ranges. 55 to 65, what percent are the, is that group? 65 to 75, what percentage? I don't want an average. Because the average, I mean, what, the average temperature in Texas is 70. It doesn't feel like that right now. And so average does not always tell you the picture that you need. And so that's what I would like to see by the time you get to council. Curtis Young Yeah, we can provide that. We've been talking about that lately because that's a question that came up in SPIN. And, you know, Mike said that there's no one under 62 in any of their facilities. So, the idea of someone in their 50s coming here, even though it's legal, if you will, because the government puts that 55 senior thing, it just doesn't happen. Frances Scharli That makes sense to me, but I'd like to see the numbers. Additionally, there was some talk about, although it wasn't explained thoroughly, about how you, that there's a deposit system, how that deposit system works. I would like to hear more details about that. I want to know how that works, how the money works. Also, the other question I have, and there's a huge concern in the community, that If for some reason, and I know what you're going to say, but just hear me out, this fails, like you can't get enough 55 to 80 or 100s, then the request is going to be, let's just open this up for apartments and let's just make it available to the public at large. How are you going, or you the developer, who else, going to prevent that from happening? Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 14 Curtis Young I think there's two ways to do it. One is deed restrictions, but really the most effective way for the city is to include that in the zoning, our development regulations. Frances Scharli The most pressing one is the deed or the restriction and the assurance that this thing is never going to go into anything but a retirement area. The community really wants to answer that question. Mike Harrell (Applicant) I mean, we would certainly be open or meaningful to any deed restriction that would speak to that. Because as I said earlier, our core business and only business is senior living. So, there is no future desire or intent to convert this into anything other than senior housing. So, we'd be happy to work with staff on language that would delineate that in a way that is mutually agreeable and, you know, alleviate any of those concerns. I don't have that exact language for you at this moment, but that would be, you know, something that we've done in other developments. Oftentimes, most of the time, there is really, for senior living developers, no based zoning that speaks to exactly what we do and the continuum of care when you're blending, single family through commercial and, you get some restaurants and it's just a multitude of different uses, right? So, we oftentimes have to write our own zoning code in a sense in a PD form, but, you know, starting with an SP2 use, we could, you know, craft that in a way that could speak to that, and I think alleviate any of those concerns in the future. Kathy Talley That can be baked into the motion, right? I mean, with zoning at council, it's there. Dennis Killough Certainly, more re-verify law, make sure it hasn't changed, but law allows zoning restriction to be at the minimum 55 and where we've had our other senior living facilities that's been the zoning age restriction, although I think the developer, what they're allowed to do at a higher age. But we'd verify that as this goes through the process as to what the minimum age can be set out from a zoning standpoint. Curtis Young Part of the zoning, then we don't have the ability to do that. It's the city's in control there. So that's why I'm suggesting we do that in the development regulations of the SP2 zoning development regulations. Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 15 Curtis Young Do you want to talk about the deposit thing a little bit, just to answer your other question? Mike Harrell What we do in our product offering that we've presented today, as we tried to outline, is about 70% in the independent living category, meaning about 1/3 of our community is in the licensed care assisted living product. And then on the independent living side of our product, which is comprised of a couple of different product types here. So, we went through the villas on the east side of the property, the flats on the northeast side, and then our main building, which is the independent living homes. All three of those are in that independent living bucket, if you will. So, Touchmark offers what's known in the industry as like an entrance fee plan. We call it a deposit plan. And it theoretically is tagged to or pegged to about 90 to 95% of the median home value in the primary market area. And that's used as a deposit. So, the way it would work in our case is that we would set that deposit rate as a deposit upon move-in. And then in addition to the deposit to move into the community, there would be a monthly service fee that would come along with that. So that monthly service fee would be intended to take care of all of the amenities and services and programming that we went through earlier and staffing and the food and beverage program and all the services that we provide. Frances Scharli So, on that, you take an average of the price for a home in Southlake? Mike Harrell Generally speaking, it's pegged at about 90% of the median home value in the primary market area. And the thought is that, again, our future resident profile is likely at a stage in life where they have their home, you know, free and clear, and that they would sell their home. Use the proceeds or a good portion of that equity to put as a deposit to move in. And then on the back end of that, you're wondering what happens after the fact. Our plan is an 85% refundable plan. And so, if you're in the community, at the back end of that, if you choose to move out or if something were to happen and you move on to a higher level of care, it would be deposited back to you and or your estate. Frances Scharli So monthly, in addition to the fee you pay for the services that are offered, I assume that deposit is being deducted as part of the fee for the use of the villa or flat that you're in or the independent living space. Is that accurate? Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 16 Mike Harrell No, that's not accurate. So that deposit is set aside and then there's a monthly service fee that would pay for the monthly service. Frances Scharli Okay, what is the average more or less? Or does it vary by product type? Mike Harrell It varies by product type. Frances Scharli Can you give me an example of each product type? How much would it be? Mike Harrell I'd hate to shoot from the hip, but you know a community like this would range in the neighborhood of 8 to 15,000 a month potentially on the independent living side and depending on the size of the unit and a number of other factors that could range significantly. And then the higher levels of care, it would obviously be more with more intensive care. Gina Cannova What are your occupancy rates right now in McKinney and in Austin? Mike Harrell In McKinney, I think we've just come over about the 75% threshold. And Austin is about at that same time. Gina Cannova What is a normal vacancy rate, is 75% what you're aiming for? Mike Harrell Stabilization is in the 92, 95% range. Most of these communities, when they stabilize, stay stabilized for the most part. Depending on the market, it obviously varied across the country, but it would be fairly typical to have a 24 to 36 month fill on a project of this size and scale, just given a variety of market conditions and demand. So, it's not horribly surprising, although we would obviously love to have filled these communities up quicker, but that's not unheard of for it to take 24 months to stabilize. Southlake Corridor Planning Committee Item #4 – Touchmark Meeting #59 – June 30, 2026 Page 17 David Cunningham An absorption rate takes 24 to 36 months to lease up, is that right? Mike Harrell It can. Some are obviously quicker; some take a little bit of time to fill up that market. Not to be coy, but that second phase question that came up earlier when we gave it an asterisk of, depending on market conditions, that's oftentimes, what we try to target the market to where we're, not over inundating the market with inventory, but we're hitting it just in time to fill that. We don't have the crystal ball, but we try.