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Item 7 - Comprehensive Plan ReviewComprehensive Plan Analysis Case No.: ZA18-006 / ZA18-007 Review by: Jerod Potts Date of Review: 03/28/18 Project Name: Southwest Meadows Current Project Address: 1901 W. Kirkwood Blvd. Existing Zoning: NRPUD Proposed Zoning: S-P-2 Existing Future Land Use: Mixed Use Proposed Future Land Use: Mixed Use Overview The subject property is included in the SH 114 Corridor planning area. Mixed Use Land Use Category The recommended land use for this property within the Southlake 2035 SH 114 Corridor Land Use Plan (SH 114 Corridor Plan) is Mixed Use, which is consistent with the existing future land use. The purpose of the Mixed Use land use category as defined by the SH 114 Corridor Plan is as follows: 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. The definition for the Mixed Use land use category “necessitates comprehensively planned and coordinated development.” The definition goes on to further state that “new development must be compatible with and not intrusive to exiting development.” Hotel uses are included as an appropriate use in this land use category, noting that hotel uses “should be full-service hotels at market-driven locations, primarily in the S.H. 114 Corridor.” Full service refers to hotels that “include a table-service restaurant within or directly attached to the hotel. Other services or amenities typically included would be bell service and room service, as well as available meeting space.” The following items relate to the use of open space in the Mixed Use land use category:  Consider environmental elements as “features,” rather than constraints.  Emphasis shall be placed on preservation of existing wooded areas and stream corridors.  Avoid channeling or piping of streams.  Streams or creeks should become a focal point rather than the rear of the development.  Provide natural walking paths along stream and creek corridors.  Use the topography as an advantage, do not flatten the site.  Preserve views. The following items relate to the overall character and design of the Mixed Use land use category:  Buildings are to be designed to be pedestrian friendly.  Buildings shall have shallow setbacks and sidewalks that are a minimum of 10’.  Buildings are to be oriented towards other buildings (across the street) or towards open spaces.  Minimize the impact of surface parking.  Mix up land uses to maximize shared parking. Restaurant and Specialty Retail Overlay Within the SH 114 Corridor Plan the subject property is shown as being within the optional land use map as part of the Restaurant and Specialty Retail Overlay. According to the SH 114 Plan: 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 retail 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. Applicable Comprehensive Plan Recommendations 2035 SH 114 Corridor Land Use Plan LU13 Recommendation:  New retail is encouraged to be limited to areas identified in the 114 Corridor Overlay districts and consistent with the recommendations of the Economic Development Master Plan. Metric:  Tier 1 - Amend the Consolidated Land Use Map to add the Restaurant and Retail Specialty Overlay as indicated on the Overlay Map 6A on page 28. LU15 Recommendation:  Surface parking along S.H. 114 is discouraged unless adequately screened and buffered. Underground parking or structured parking is preferred when development scale permits. Metric(s):  Tier 1 – Amend the zoning ordinance to create specific requirements for surface parking along the SH 114 corridor. Ongoing – inform potential applicants of this recommendation during the initial design process. LU17 Recommendation:  Encourage creative design and development to address potential impact on adjacent residential subdivisions. 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. Metric:  Ongoing (Tier 1) – inform potential applicants of this recommendation during the initial design process. M3 Recommendation(s):  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 Metric(s):  Tier 1 – Implement landscaping and design improvements to Kirkwood Boulevard north of Dove St. as currently funded in the CIP.  Tier 2 – As part of the Urban Design Plan work with the corporate property owners on the Kirkwood Campus to develop a branding theme that addresses the streetscape, wayfinding, landscaping and other aesthetic improvements.  Tier 3 – Fund recommended improvements of the Urban Design Plan through the CIP. Explore cost participation options with TXDOT/Corporate partners. M4: Recommendation(s): Construct the SH 114 frontage road from Dove Street to Kirkwood Blvd.  Explore the possibility of a Texas turnaround in one or both directions at the Kirkwood intersection.  Evaluate intersection improvements particularly at SH 114 and Kirkwood to accommodate traffic.  Assist with the funding of the project through the CIP.  Ensure future development in this area includes primary access to and from S.H. 114 frontage road. Metric(s):  Tier 1 – As part of the 2035 Mobility Plan update the recommendations for the SH 114 frontage road and intersection improvements to address constructing timing, road functionality and funding.  Tier 1 – Fund recommended improvements through the CIP. Explore cost participation options with TXDOT/Corporate partners.  Ongoing – Evaluate new development proposals along the SH 114 north of Dove Street and ensure primary access is provided to the SH 114 frontage road. 2035 Economic Development Master Plan ED3 Recommendation:  Introduce more unique, independent restaurants to the Southlake market Metric:  Complete a culinary hub action plan that provides a vision and direction and includes an action plan to attract and grow desired restaurants. Applicability to proposal: Applicant has indicated that restaurants would be specialty and non- chain that are sit-down, and not drive-through. The City has not yet conducted a culinary hub action plan as recommended by the recently adopted Economic Development Master Plan. ED7 Recommendation:  Evaluate the existing multi-tenant garden office market supply/demand and establish land use policies based on the results. Metric:  Based on the supply/demand analysis, modify the Southlake 2035 Land Use Plan and identify specific areas where multi-tenant garden office should be located. These developments should be discouraged along State Hwy 114. Applicability to proposal: For Lots 2 – 4 the applicant is requesting the following uses: restaurant, retail, bank or health and well-being business. ED22 Recommendation:  Provide an alternative mode of transportation with stops at key locations in the City. Metric:  Provide and implement an alternative mode of transportation that benefits both visitors to the City and businesses to promote local business sustainability. Applicability to proposal: If a hotel use is approved at this site, and the City moves forward with a trolley or other alternative mode of transportation, this site may be a candidate for a stop. 2035 Tourism Master Plan T1 Recommendation:  Establish a thorough understanding of Southlake’s tourism market and resulting targeted visitor segments. Metric(s):  Conduct a deep analysis of both supply and demand for Southlake’s tourism products to include individual sections on market demand, Southlake’s visitor profile, asset / attractions inventory, and tourism capacity building.  Conduct a hotel saturation study. Applicability to Proposal: The hotel saturation study as recommended by the recently adopted Tourism Master Plan has not yet been conducted. T22 Recommendation:  Provide a welcoming experience at key visitor portals such as the airport, hotels and other first impression contact points. Metric(s):  Create an inventory of key visitor portals.  As an element of the Visitor Experience Assessment identified in T19, ensure that assessment includes soliciting opinions from visitors at identified key visitor portals. Applicability to Proposal: The intersection of SH 114 and Kirkwood Blvd. represents a major gateway into the City of Southlake. There may be opportunities to improve the aesthetics of the existing walls and berm on the north side of SH 114 east of Kirkwood Blvd. 2030 Mobility Master Plan MT46 Recommendation: 1. Prepare design schematics and engineering plans for the SH 114 frontage road and ramp improvements, including intersection improvements at Kirkwood Blvd. 2. Install traffic signals at the SH 114 and W. Kirkwood intersection. 3. Construct the SH 114 frontage road and intersection improvements per the approved engineering plan. Metric(s): 1. Complete the engineering study for the SH 114 frontage road and intersection improvements and obtain the needed right of way for construction by the end of FY 2017. 2. Fund and install traffic signals at the SH 114 and W. Kirkwood intersection prior to a certificate of occupancy for Phase 1 TD Ameritrade. 3. Construct the frontage road and intersection improvements once funding is secured. Applicability to Proposal: The development of this property in conjunction with the opening of TD Ameritrade will result in increased traffic volumes on W. Kirkwood Blvd. and decreased level of service at key intersections in the area. MT48 Recommendation:  Install a traffic signal at the W. Kirkwood Blvd. and TW King Rd. intersection. Metric(s):  Install the traffic signal at the intersection of TW King and W. Kirkwood Boulevard prior to a certificate of occupancy being issued for the phase I – TD Ameritrade corporate office building. Applicability to Proposal: The development of this property in conjunction with the opening of TD Ameritrade will result in a decreased level of service at this key intersection. Pathways Master Plan The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. This document shows a future multi-use trail (>/=8’) along SH 114 directly abutting the southwest portions of the site. Additionally, this plan indicates a future sidewalk (<8’) along W. Kirkwood Blvd. along abutting the northwest portions of the site.