item 7A - 2035 Corridor Planning Committe ReportCITY OF
SOUTHLA.KE
MEMORANDUM
March 21, 2016
To: 2035 Corridor Planning Committee
From: Kenneth Baker, Sr. Director of Planning and Development Services
Subject: Item #2 — SH114 Office and Independent and Assisted Living Concept
Propertv Location:
Item #2
Property is located north of SH114, east of Blessed Way and west of Briarwood Drive. The majority of
the development proposal is located within the 65 "LDN" (DFW Noise Corridor). The City's Airport
Overlay Ordinance allows office development as well as single-family and multi -family residential
development within this area subject to a builder taking measures to achieve outdoor to indoor noise
level attenuation through the design and construction of the structure. The property is also located
within the boundaries of the Corridor Overlay District and the SH114 Corridor Plan.
Summary of Proposal:
a
t
SOUTHLAKE
c
MASTER 'PLAN 10
Integrated Real Estate Group is proposing to rezone a 20.5 acre property for a multi -building office
and assisted and independent living development. The office component consists of one or more
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multi -story office buildings with one or more parking garages along SH 114 between Gateway Church
on Blessed Way and the existing office complex at Briarwood Drive.
The proposed residential component would be placed behind the proposed office buildings and
consist of both assisted living and independent living housed within two or more multi -story structures.
The plan utilizes existing and envisioned water features within the site, with a tree preservation area
at the rear of the site.
In all, there are three concepts proposed, each having these basic features.
CONCEPT A
MAIN POINTS
• Create two development parcels off Hwy 114
• Requires cross access agreement with Velocity
Sports
• Increase Independent Living site along Blessed
way
• Creates trolley stop
• Creates interpretive trail system around lakes
and creek system
• Save corner wetlands
SOUTHLAKE
Transportation
CONCEPT B
MAIN POINTS
• Improve traffic mobility with road along lake &
connection to Blessed Way
• Office (3 bldg modules & 45K) and flex square
footage in line to garage at entry
• Moves highway 114 access road closure to east
property line
• Requires cross access easement with Velocity
Sport.
• Increase tree coverage on north by stretching
independent living down Blessed Way
• Save corner wetlands
CONCEPT C
MAIN POINTS
• Split office into two phase parcels
• Increase all residential to 5 stories
• Increase open space and tree preserve
• Keeps entry at blessed way same as base plan
• Preserves stream corridor
• Moves pavilion to back on lake
• Save corner wetlands
CONCEPTUAL PLANS 7
The property has direct access to the SH 114 Frontage Road and Blessed Way.
Zoning
The property is zoned AG "Agricultural".
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Comprehensive Plan Land Use
The current land use for this area is Mixed Use. The Mixed Use Land Use category provides an
option for large-scale, master -planned, mixed use developments that combine land uses such as
office facilities, shopping, dining, parks, and residential uses. The definition for the Mixed Use
Category is below as well as applicable design standards.
Definition: The range of activities permitted, the diverse natural features, and the varying proximity to
thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and
coordinated development. New development must be compatible with and not intrusive to existing
development. Further, special attention should be placed on the design and transition between
different uses. Typically, the Mixed Use designation is intended for medium- to higher -intensity office
buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly
enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if
designed to be compatible with adjacent uses. Other suitable activities are those permitted in the
Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential,
Retail Commercial, and Office Commercial categories previously discussed.
Scale and Context Criteria
Buildings and their pedestrian entrances are to be oriented towards internal streets.
Open Space: Consider environmental elements as "features," rather than constraints. Emphasis shall
be placed on preservation of existing wooded areas and stream corridors. Avoid channeling or piping
of streams. Open spaces should be designed to add value to proposed development and not as an
"afterthought". Use the topography as an advantage, do not flatten the site.
Overall Character and Design:
Buildings are to be designed to be pedestrian friendly. Buildings shall have shallow setbacks and
sidewalks. Buildings are to be oriented towards other buildings (across the street) or towards open
spaces. Minimize the impact of surface parking.
Street Design Standards: Internal streets to be designed to accommodate both automobiles and
pedestrians.
SH 114 Corridor Plan
There are a number of land use recommendations for this site found in the SH 114 Corridor Plan. A
copy of the Corridor Plan has been provided in your packet. Staff will summarize the relevant
recommendations from this plan during its presentation of this item.