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Item 5 - SH 114 Private Development Recommendations - Urban Design PlanSOUTHLAKE CORRIDORS URBAN DESIGN PLAN 5. PRIVATE DEVELOPMENT RECOMMENDATIONS In addition to recommendations on median landscaping and hardscaping, entry features, public art, wayfinding, corridor identity and other elements, this report includes some recommendations for private development. STATE HIGHWAY 114 Special consideration should be given to S.H. 114 with respect to both the public and private realms. The SH 114 Corridor is over 200 feet wide and traffic travels an average of over 60 mph. This means that the City's development identity must be shaped with bold strokes which can readily be discerned by a person driving at a high speed with limited peripheral vision. Existing development along S.H. 114 In addition, the elevation of the road changes dramatically in relationship to adjacent and distant land parcels which provides views into some adjacent properties. Given the scale and impact of the highway facility on the city's existing fabric, creating a sense of place along its corridor is challenging with just public realm improvements. Private development can, where appropriate, complement and enhance the investments in the public right-of-way. To this end, the following are specific recommendations for private development along the S.H. 114 corridor: ■ Preserve existing natural view corridors where appropriate. Specifically, tree stands along the highway should be preserved when they terminate views from the highway. In order to maximize regional access and limit the impact of strip retail development, retail and restaurant development should be concentrated at interchanges in 1-2 storey buildings with higher intensity office and institutional uses at mid block locations. 4-1 PRIVATE DEVELOPMENT RECOMMENTATIONs Establish appropriate scale and bulk standards for buildings along the highway, specifically at mid -block locations. Buildings should be 4 — 6 stories tall and step down as they move away from the highway corridor. Buildings over three stories should be articulated along the first three floors. Materials on the lower floors should be brick, stone or other approved masonry. Low -profile, single storey pad buildings that tend to blend into the background and have limited visibility from the highway are discouraged. All windows on buildings should be vertically oriented and be articulated with a 4 -inch reveal to avoid solid, flat walls, and to create shadow lines and surface texture. Glass curtain walls and facades with more than 60% glass along any elevation shall be discouraged. Along retail store fronts, F- 2' high knee walls shall limit the amount of glass along each facade visible from public streets. ■ The view of surface parking from the highway should be limited. Surface parking lots should be designed to be in smaller pods (no more than 200 parking spaces) with increased landscaping and pedestrian accessways. SOUTHLAKE CORRIDORS URBAN DESIGN PLAN PRIVATE DEVELOPMENT RECOMMENTATIONS View of the recommended design forparking lots with canopy trees, pavers, and pedestrian walkways. Structured parking is encouraged over surface parking. Specifically, shared parking is also encouraged between adjoining complementary land uses. Special attention should be given to the design of parking garages to avoid plain facades with views of parked cars from adjoining properties and rights -of -ways. Fapde details, vertical and horizontal courses such as cornices, lintels, sills, and water courses should be used to add interest along facades. To the extent possible, parking garages should be located behind principal structures to limit views from the highway. Discouraged design forparking garages Examples ofparkinggarages with fafade detailing to create interest. All developments greater than 10 acres should be broken up into blocks which can provide easy circulation by cars, people and emergency vehicles, and which interconnect with adjacent properties where possible. This will also facilitate reinvestment and possible redevelopment in future years. Master planning of larger tracts or multiple tracts is encouraged over piece -meal development. In addition, the master plan applications should include all the elements of the built environment such as building design, site design, wayf nding and building signage, landscaping, treatment of natural features, bridges, streets, street lighting, etc. Every effort should be made to incorporate recommended urban design elements into the project design. View of recently approved Southlake Regional Medical Center on S.H. 114 44 frM.; a 17 ,aur !,--