Item #4 - 2300 E SH 114 Memo1
Item #4
M E M O R A N D U M
July 27, 2018
To: 2035 Corridor Planning Committee
From: Kenneth Baker, Sr. Director of Planning and Development Services
Subject: Item #4 – Overview – 2300 East State Highway 114
Purpose:
Review and make recommendations on the proposed restaurant, retail, and office development
on three properties totaling approximately 5 acres generally located north of E. State Hwy. 114
between N. Kimball Ave. and Shady Lane. The three properties are currently zoned C-3
“General Commercial” (2.135 Acres), SF-1 “Single-Family” (1.409 acres) and AG “Agricultural”
(1.420). In order to accommodate the development proposal a zoning change will need to be
requested.
Property Location:
The three properties that make up the site are located north of E. State Hwy. 114 between N.
Kimball Ave. and Shady Lane with frontage onto the E. State Hwy. 114 service road, N. Kimball
Avenue and Shady Lane. A metal storage facility (Carpet Mill) is currently located on the C-3
zoned property located directly off of SH 114, a home is located on the SF-1 property located off
of Kimball Ave. and the AG zoned property off of Shady Lane is undeveloped. Surrounding
uses include the Shell gas station located at the corner of E. State Hwy. 114 and N. Kimball
Avenue, a retail center (Kimball Square) located at E. State Hwy. 114 and Shady Lane and
residential development to the north.
Photo of the Carpet Mill – Kimball Square (Adjacent property)
Currently located on the C-3 zoned property
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Summary of Proposal:
The conceptual site plan proposes a an approximately 8,000 square foot stand-alone
restaurant, an approximately 2,000 square foot stand-alone building with drive-thru for a coffee
shop or another concept that aligns itself with the development, and a two story retail/office with
a 12,000 square foot first floor with retail and a 7,500 square foot second floor for office use.
The proposal includes approximately 190 parking spaces. The development site is proposed to
be accessed by driveways on E. State Hwy.114 and N. Kimball Avenue. The applicant’s
narrative is provided on the next page.
Aerial Location:
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Applicant’s Narrative:
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Transportation
There is one existing driveway onto N. Kimball Avenue with a full median opening. Currently, a
right in-right out driveway with a 32-foot wide access easement exists to the western edge of the
property on the S.H 114 service road.
Zoning
The current zoning on the property
addressed as 328 Shady Lane is “SF-
1A” Single Family Residential District.
The current zoning on the property
addressed as 2300 E. State Hwy. 114
is “C-3” General Commercial District.
The current zoning for the property
addressed as 411 N. Kimball Avenue
is “AG” Agricultural District.
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Existing Land Use Plan Designation (328 Shady Ln. –see zoning exhibit on the previous
page for address location)
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.
Existing Land Use Plan Designation (2300 E. State Hwy. 114 and 411 N. Kimball Avenue)
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
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
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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 Avenue, 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.
The property addressed as 411 N. Kimball Avenue 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.
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.
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Conceptual Elevations
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