Item 6ASouthlake 2035
SH 114 Sector Plan (CP17-004)
Item 6A
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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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Current Land Use Map
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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
City
Council 2nd Reading: June 20, 2017 (public hearing)
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Plan Recommendations
Land Use
Mobility
Environmental Resources
Parks, Recreation and Open Space
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Plan Recommendations
Tier 1: 1 to 3 Years
Tier 2: 4 to 7 Years
Tier 3: 8 Years and beyond
For each specific recommendation, a relative ranking (tier) has been established to assist with the timeframe of implementation for the recommendation. The Economic Development Master
Plan Committee established the tier rankings for all the recommendations during prioritization activities which were held for the Southlake Market, Economic Incentives, Business Retention
& Expansion and Citizen & Community Engagement components of the plan. The tiers are divided into three different categories based on timeframe to implement:
Tier 1: 1 to 3 Years
Tier
2: 4 to 7 Years
Tier 3: 8 Years and beyond
The tier rankings are used in the development of department work plans as well as the Capital Improvements Program (CIP). In fact, the Capital
Improvements Program (CIP) planning process begins and ends with projects recommended by all master plans in the City’s comprehensive plan. Annually, as part of the City’s budget process,
city staff analyzes the adopted master plans and develops a comprehensive list of projects with preliminary cost estimates for inclusion in the proposed departmental budgets and the
CIP.
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Land Use Recommendations
9 Site Specific Recommendations
6 General Land Use Recommendations
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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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QUESTIONS
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QUESTIONS
817-748-8067
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