Item #2 Maserati1
Item #2
M E M O R A N D U M
August 3, 2017
To: 2035 Corridor Planning Committee
From: Kenneth Baker, Sr. Director of Planning and Development Services
Subject: Item #2 – Overview – Maserati of Southlake
Purpose: Review and make recommendations on the proposed Maserati of Southlake
development on three properties totaling approximately 4.96 acres generally located north of E.
State Hwy. 114 between N. Kimball Ave. and Shady Lane. In order to accommodate the
proposal, the Land Use Designation on an existing tract that fronts onto Shady Lane will need to
be changed from the existing Low Density Residential designation and a Zoning change on all
three properties will be needed to allow a new car dealership as a permitted use.
Property Location:
The three properties that make up the site are located north of E. State Hwy. 114 between N.
Kimball Ave. and Shady Ln. with frontage onto the E. State Hwy. 114 service road, N. Kimball
Ave. and Shady Ln. and are currently addressed as 2300 E. State Hwy. 114, 411 N. Kimball
Ave. and 328 Shady Lane. Surrounding uses include the Shell station on the hard corner of E.
State Hwy. 114 and N. Kimball Ave. with “C-3” General Commercial District zoning, the existing
retail center at E. State Hwy. 114 and Shady Ln. with “S-P-1” Detailed Site Plan District with “C-
3” General Commercial District uses, the property to the north on Shady Ln. zoned “SF-1A”
Single Family Residential District and the property to the north on N. Kimball Ave. zoned “AG”
Agricultural District.
Summary of Proposal:
The conceptual site plan proposes a Maserati dealership and two retail buildings, one with
approximately 7,200 square feet of floor area and the other one being an approximately 2,000
square foot stand-alone building with a drive-through.
Aerial Location:
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Narrative:
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Conceptual Site Plan:
The conceptual site plan proposes a Maserati dealership facing the S.H. 114 service road and
two retail buildings, one with approximately 7,200 square feet of floor area just to the north of
the dealership and the other one being an approximately 2,000 square foot stand-alone building
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with a drive-through near N. Kimball Ave. The Maserati dealership includes a service center and
car wash. The site is proposed to be accessed by driveways onto S.H. 114, N. Kimball Ave. and
Shady Ln.
Transportation
There is one existing driveway onto N. Kimball Ave with a full median opening. One right in -
right out driveway is proposed on the S.H 114 service road and one driveway is proposed onto
Shady Lane. The driveway onto Shady Ln. will require approval of a variance to the Driveway
Ord. No 634 since commercial driveways are not allowed on local streets unless the site has no
other public access.
Zoning
The current zoning on the property addressed as 328 Shady Ln. is “SF-1A” Single Family
Residential District. The current zoning on the properties addressed as 2300 E. State Hwy. 114
and 411 N. Kimball Ave. is “C-3” General Commercial District. Zoning Ordinance No. 480, as
amended allows sales and service of new automobiles with approval of a Specific Use Permit,
but only in the “C-4” Arterial Mall Commercial District and “I-1” Light Industrial District. A zoning
change will be required for all three properties to allow sales and service of new automobiles as
a permitted use.
Existing Land Use Plan Designation (328 Shady Ln.)
Low Density Residential - The purpose of the Low Density Residential land use category is to
provide for and to protect low intensity detached single-family residential development that
promotes the openness and rural character of
Southlake.
Definition: The Low Density Residential
category is for detached single-family
residential development at a net density of
one or fewer dwelling units per acre. Net
density is the number of dwelling units per net
acre, which excludes acreage in all public
rights-of-way. Other suitable activities are
those permitted in the Public Parks / Open
Space and Public / Semi-Public categories
described previously. The Low Density
Residential category encourages the
openness and rural character of the City of Southlake.
The proposed car dealership is not consistent with the Low Density Residential category, so a
Land Use Plan amendment will be required on the property addressed as 328 Shady Ln. prior to
approval of a zoning change to allow the car dealership as a permitted use.
Existing Land Use Plan Designation (2300 E. State Hwy. 114 and 411 N. Kimball Ave.)
Mixed Use – The purpose of the Mixed Use land use category is to provide an option for large-
scale, master-planned, mixed use developments that combine land uses such as office facilities,
shopping, dining, parks, and residential uses.
Definition: The range of activities permitted, the diverse natural features, and the varying
proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively
planned and coordinated development. New development must be compatible with and not
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intrusive to existing development. Further, special attention should be placed on the design and
transition between different uses.
Typically, the Mixed Use designation is intended for medium- to higher-intensity office buildings,
hotels, commercial activities, retail centers, and residential uses. Nuisance-free, wholly
enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if
designed to be compatible with adjacent uses. Other suitable activities are those permitted in
the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density
Residential, Retail Commercial, and Office Commercial categories previously discussed.
2035 S. H. 114 Corridor Plan Optional Land Use Recommendations
The following Optional Land Use designations apply to two of the properties in the proposed
development:
The property addressed as 2300 E. State Hwy. 114 is in the Restaurant and Specialty Retail
Overlay. The Restaurant and Specialty Retail Overlay is a commercial overlay category
designed and intended for the concentration of unique dining and specialty retail options not
otherwise found in Southlake’s established retail and restaurant centers. The purpose of this
category is to foster the development of a dynamic, destination restaurant district. This district
should feature mostly independent, unique or local restaurants offering diverse and healthy
cuisine in a sit-down format, which may also include aspects of culinary tourism or educational
components up to and including schools offering training in culinary arts. The overlay may
provide for incubation of new businesses and concepts which might otherwise struggle to
operate in more traditional retail commercial spaces. Physical aspects of this district may
include proximity to Community Services uses, proximity to niche retail, frontage onto shared
space for dining or gathering rather than streets, and shared parking. In areas of the district
which are located east of N. Carroll Ave., up to 50% of the land area may be suitable for re tail
operations that are boutique or specialized in character. Boutique or unique hotels designed to
be integrated into the environment, health and medical services and support office may also be
appropriate.
The property addressed as 411 N. Kimball Ave. is in the Medical and Wellness Overlay. The
Medical Cluster category is an overlay category designed and intended for the concentration of
local to regional healthcare and related facilities, including Medical/Wellness, specialty surgical
centers, pediatric care, geriatric care of an outpatient nature, research and development
facilities including those operated in partnership with a hospital, university, or other similar
institutions, and health, beauty and wellness clinics and facilities. Retail and office should be
strictly limited to uses which support the S.H. 114 Corridor Plan primary medical facilities. By its
nature, the Medical Cluster is intended to foster collaboration and multiplication of benefits by
locating medical services and disciplines in close proximity to each other, thereby benefitting
both the institutions and the patients they serve. The Medical Cluster is envisioned to provide
the greatest benefits when used in close proximity to existing medical facilities such as those
clustered around the 114 Corridor between N. Carroll Avenue and N. White Chapel Avenue.
Site specific recommendations for the properties addressed as 2300 E State Hwy. 114 and 411
N. Kimball Ave. are as follows:
Add the Medical and Wellness Overlay to all areas west of Shady Lane and Restaurant and
Specialty Retail Overlay to the area at the northeast corner of Kimball and SH 114.
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Amend Future Land Use Map and change the land use designation from Office Commercial
and Retail Commercial land use categories to the Mixed Use Land Use Category.
Medical uses should consist of lower intensity destination uses such as health and wellness
designed around specific user.
Retail establishments consistent with target industries identified in the Economic Development
Master Plan may be considered if potential traffic impacts are adequately addressed.
Cross access between properties should be provided. Natural tree buffers should be
preserved along residential boundaries.
Future development should be approved in a manner that is sensitive to potential impacts on
adjacent residential areas, particularly as related to noise, traffic, building heights, lighting and
views.
Existing Survey
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Conceptual Elevations