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.
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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
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