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Item 4ESouthlake 2035 SH 114 Sector Plan (CP17-004) Item 4E 1 1 S.H. 114 Corridor The City of Southlake’s Land Use Plan serves as the community’s vision for future development by allocating the appropriate location, concentration and intensity of future development by land use categories. The plan serves as a guide to all decision making as it pertains to the City’s future development. The City of Southlake approaches land use planning through sector planning, a method which divides the City into sectors to identify development issues and to develop recommendations for each individual area. This approach recognizes that planning issues are numerous and complex, and may vary from area to area or even site to site. The S.H. 114 Corridor Plan is the first of six sector plans adopted during the Southlake 2035 process. The Plan was developed by City Council’s 2035 Corridor Planning Committee which consisted of 2 Council Members, 2 PZ Members, a Park Board Member and Economic Development corporation member. The committee held a number of public meetings which I will detail in a later slide. The plan area encompasses approximately 1,878 acres that are adjacent to S.H. 114. The most prominent land uses include commercial activities and residential uses; although a significant portion of the plan area is classified as vacant or underdeveloped. As such, the primary objectives for planning in the S.H. 114 corridor are maintaining high development and urban design standards, buffering residential uses from the roadway corridor and commercial uses, and ensuring continued quality growth. Land Use designations provide a framework for making zoning decisions. 2030 Comp Plan established optional land use categories to facilitate the development or redevelopment of properties This concept has been modified and expanded for Southlake 2035 2 Development/Zoning On the left this slide shows the existing development pattern along SH 114 and the uses in place. This map is available on page 4 of the report. An evaluation of existing land use in the S.H. 114 corridor shows that approximately 35.0% or approximately (657 acres) are classified as “Vacant”, which is down from 47% in 2012. The map on the shows the zoning classifications currently on the property . Existing zoning is in place on many of the properties with large areas zoned NRPUD, ECZ and SP 1 &2. 3 4 Optional Land Use Map Office Overlays Campus Office Multi-Tenant Office High-Rise Office Medical and Wellness Overlay Restaurant and Specialty Retail Overlay Mixed Medical and Office Overlay Optional Land Use Categories Due to a large portion of the property along the SH 114 being zoned and entitlement in place the Corridor Planning Committee wanted to use the land use plan as a tool to communicate the most desirable type of development to property owners and potential developers. As such the committee developed Optional or Overlay Land Use Categories. The current land use designations stay in place as are currently represented on the land use plan. These optional categories better define or fine tune exactly the City’s most desirous development scenerio given all land use factors. The overlay categories were developed using the Southlake 2035 Plan Vision, Goals and Objectives as a guide, as well as the recommendations of the Economic Development Master Plan, which defined the city’s target industries. The target industries, which include corporate offices, information technology, biotechnology, high-value services firms, research and development, restaurants and restaurant clusters, and medical, health and wellness, have been developed as Land Use overlay recommendations for the 114 Corridor. next few slides will provide details on the proposed overlay land use categories. 5 Corporate Office Overlay Campus Office Multi-Tenant Office High Rise Office 6 Corporate Office Overlay - Campus Office Medium to Large-scale (over 100,000 square feet) Typically built-to-suit for corporate or regional HQ, prof. services firms, IT and media companies, biomed or other suitable users. Generally 2-4 stories with generous and highly integrated open space. Parking structures or underground parking. 7 Corporate Office Overlay - Campus Office Horizontally integrated floor plans with low-impact building design. May contain multiple buildings or wings with environmentally sensitive design. Amenities such as walking trails, open space, plazas, water features, special roadway and sidewalk treatments and unique landscaping should be integrated into the site. 8 Corporate Office Overlay - Campus Office In cases where development occurs near established neighborhoods, special attention must be paid to designing the development in a manner that addresses neighborhood adjacency concerns. This may be accomplished by preserving natural buffers or installing low-level lighting, and siting buildings in places of least impact. 9 Corporate Office Overlay - Multi-Tenant High quality, medium to large-scale office buildings. Typically 2-4 stories. May be built-to-suit or on a “spec” basis. 10 Multi-Tenant Office Overlay Envisioned to be 50,000 square feet or larger in either a standalone or office park configuration Intended for the use of corporate or regional HQ, prof. services firms, IT and media companies, biomed or other suitable users 11 Corporate Office Overlay Multi-Tenant Less prominent than high-rise office with floor layouts designed for maximum user flexibility. 12 Corporate Office Overlay - Multi-Tenant Less prominent than high-rise office with floor layouts designed for maximum user flexibility. 13 Corporate Office Overlay - High-Rise Office Generally characterized by 5+ story buildings. Often utilize smaller floor plates than campus or multi-tenant type buildings with below-ground or concentrated parking areas integrated with the building. May incorporate highly visible or iconic design features with concentrated and high-delineated open spaces. 14 High-Rise Office Overlay Greater building heights may be considered if open space and tree preservation are increased on the site and signature design features and amenities are provided. Some ancillary retail may be allowed in this district if it is intended to support or be supported by the primary office users. 15 Medical and Wellness Overlay Designed and intended for the concentration of local to regional healthcare and related facilities May include Medical/ Wellness Specialty surgery Pediatric care Geriatric care (outpatient) Researc h and development (including hospital or university) Health, beauty, wellness facilities 16 Medical and Wellness Overlay Retail and Office limited to supporting function for primary medical and wellness use Medical and Wellness Overlay is intended to foster collaboration and multiplication of benefits by locating medical uses near each other. Envisioned to provide the greatest benefits when used in close proximity to existing facilities. 17 Restaurant and Specialty Retail Overlay Intended for the concentration of unique dining options not otherwise found in Southlake Purpose is to foster development of a dynamic, destination restaurant district Should feature mostly independent, local restaurants offering a diverse and healthy cuisine in a sit-down format 18 Restaurant and Specialty Retail Overlay 19 Public Input and Timeline for Adoption Corridor Committee: Held four meetings between January and April 2017 SPIN Meeting: May 9, 2017 Planning and Zoning Commission: May 18, 2017 City Council 1st Reading: June 6, 2017 (public hearing) City Council 2nd Reading: June 20, 2017 (public hearing) 20 QUESTIONS 21 Land Use Recommendations 1 Recommended Land Use Change 9 Site Specific Recommendations 6 General Land Use Recommendations 22 LU1 Fidelis/Shivers Land Use designation is Mixed Use. Zoning is S-P-2 with O-1, O-2, HC, C-1, C-2, C-3, and B-1 uses on Fidelis tract and Land is currently vacant and numerous attempts at site plan approval have been unsuccessful Eastern portion of the property lies adjacent to established single-family residential neighborhoods Planned extension of Kirkwood Boulevard run through these tracts Access onto White Chapel should be limited 23 24 LU2 Carillon Land Use designation is Mixed Use Zoning is ECZ Undeveloped commercial areas along S.H. 114 frontage or near hard corner of S.H. 114 and N. White Chapel Blvd. Current Master Plan contains a high concentration of retail and a recommendation for a performance arts facility which the City has determined is economically unfeasible to build and operate. 25 26 LU3 City-Owned Frontage Tract This property is part of a larger area of nearly contiguous tree coverage along S.H. 114 between Kirkwood Blvd. and White Chapel Blvd. 27 28 LU4 Flea Market SE corner of S.H. 114 and N. White Chapel Blvd. Land Use designation is Mixed Use Zoning is S-P-2 29 30 LU5 Hospital Site Includes approximately 30.7 acre hospital property, of which half is developed as either buildings or parking. Additional approximately 6.6 acres at NE corner of N. White Chapel and E. Highland zoned for low density single-family residential. Land Use designation is Mixed Use and a small portion of Flood Plain Zoning is S-P-2 and SF-1A 31 32 LU6 Milner Site Land Use designation is Mixed Use, Flood plain, and Medium Density Residential Zoning is AG Surrounded by areas of Low-Density Residential and Medium-Density Residential 33 34 LU7 Gateway Land Use designation is Mixed Use and Public/Semi-Public Zoning is NR-PUD and AG Contains Gateway Church campus and multiple undeveloped parcels Gateway Church has in the last several years sold portions of its land for development Existing wetlands on Chesapeake site. Drains water from Town Square to the 100 year flood plain east of N. Kimball Ave. 35 36 LU8 Cherry Lane Land Use designation is Office Commercial and Mixed Use. Zoning is O-1, C-2, C-3, S-P-1, MF-1, SF-1A Contains a variety of uses and development intensities close to the 114 corridor, including garden office, duplex, retail, and an animal clinic. 65 LDN airport overlay. 37 38 LU9 Shady Lane Land Use designation is Retail Commercial and Office Commercial Zoning is C-3 and S-P-1 Between 114 frontage and existing low-density neighborhood 39 LU9 Shady Lane RECOMMENDED LAND USE CHANGE: RETAIL COMMERCIAL AND OFFICE COMMERCIAL TO MIXED-USE Zoning is C-3 and S-P-1 Between 114 frontage and existing low-density neighborhood 40 LU9 Shady Lane RECOMMENDED LAND USE CHANGE: RETAIL COMMERCIAL AND OFFICE COMMERCIAL TO MIXED-USE Zoning is C-3 and S-P-1 Between 114 frontage and existing low-density neighborhood 41 42 43 44 45 46 Design and implement a portal plan at S.H. 114 and Dove Street which enhances the bridge structure and redesigns the bridge embankments. Fund improvements through the CIP. Explore public private partnerships to improve the entry portal as development occurs. M1 S.H. 114/Dove 47 Coordinate with TXDoT and the City of Grapevine to make landscape improvements along this section of the corridor using recent regional projects such as the Chisolm Trail Parkway as a design example. Develop a S.H. 114 Urban Design Plan. M2 Highway Beautification 48 M3 Kirkwood Corridor Branding Existing and future high-value corporate Campus Office developments along W. Kirkwood present an opportunity for branding the corridor with public space improvements 49 Design and implement a plan to create a cohesive and unique urban design environment along the Kirkwood Blvd. Campus Office corridor development and also buffers the impact to adjacent residential properties Design should include the landscaping of medians, installation of sidewalks, street lighting and wayfinding signage M3 Kirkwood Corridor Branding 50 Design and implement a plan to create a cohesive and unique urban design environment along the Kirkwood Blvd. Campus Office corridor development and also buffers the impact to adjacent residential properties Design should include the landscaping of medians, installation of sidewalks, street lighting and wayfinding signage M3 Kirkwood Corridor Branding 51 52 53 54 55