Item 4ESouthlake 2035
SH 114 Sector Plan (CP17-004)
Item 4E
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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
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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.
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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.
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Corporate Office Overlay
Campus Office
Multi-Tenant Office
High Rise Office
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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.
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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.
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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.
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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.
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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
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Corporate Office Overlay Multi-Tenant
Less prominent than high-rise office with floor layouts designed for maximum user flexibility.
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Corporate Office Overlay - Multi-Tenant
Less prominent than high-rise office with floor layouts designed for maximum user flexibility.
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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.
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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.
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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
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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.
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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
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Restaurant and Specialty Retail Overlay
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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)
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QUESTIONS
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Land Use Recommendations
1 Recommended Land Use Change
9 Site Specific Recommendations
6 General Land Use Recommendations
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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
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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.
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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.
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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
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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
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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
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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.
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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.
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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
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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
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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
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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
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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
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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
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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
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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
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