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Item #6 - First National Bank M E M O R A N D U M July 27, 2018 To: Southlake 2035 Corridor Planning Committee From: Kenneth Baker, Sr. Director of Planning and Development Services Subject: Item #6 First National Bank Purpose Review, discuss and make recommendations on the development of the north 2.2 acre portion of an approximately 6 acre tract land for First National Bank located at 2001 Shady Oaks Drive, generally located along the east side of Shady Oaks Drive, and the west side of W. SH 114, just south of W. Dove Road. Property Location The property is located to the east of Shady Oaks Dr., south of W. Dove Rd., and to the west of W. SH 114 Frontage Rd. The Old Orchard Country Estates subdivision is located immediately to the west of the subject property. To the south of the subject property is an approximately 21.42 acre unplatted tract addressed as 1835 Shady Oaks Dr., owned by the Shivers Family Partnership (per 2017 TAD records). To the north of the subject property is the intersection of W. Dove Rd. and W. SH 114 Frontage Rd., and the W. SH 114 Frontage Rd. to the east. The property includes one (1) unplatted tract and is addressed as 2001 Shady Oaks Dr. See the aerial exhibit on page 6. 2001 Shady Oaks Dr.: The approximate size of the tract is approximately 5.63 acres. The applicant narrative indicates they have approximately 2.2 acres under contract within the northern portion of the site. Summary of Proposal First National Bank, is currently leasing a facility in Southlake Town Square located at 1540 E. Southlake Blvd. The applicant is proposing to construct a larger ± 16,000 sq. ft., approximately 50’ three-story office building on approximately 2.2 acres which the applicant currently has under contract at 2001 Shady Oaks Dr. The applicant intends to apply for a zoning change from “AG” Agricultural District to “S-P-1” Detailed Site Plan District. Please see Exhibit “A” below for more information from the applicant narrative. Comprehensive Plan Analysis This property is located in the SH 114 Corridor planning area. Office Commercial Land Use Category Page 2 Item #6 – First National Bank Optional Land Use Recommendations The recommended land use for this property within the Southlake 2035 SH 114 Corridor Land Use Plan (SH 114 Corridor Plan) is Office Commercial, which is consistent with the existing future land use. The purpose of the Office Commercial land use category as defined by the SH 114 Corridor Plan is as follows: A commercial category designed and intended for the exclusive use of office and limited office-related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. The definition for the Office Commercial land use category also states that “Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development.” Optional Land Use Designation – Corporate Office Overlay The subject property falls within the Multi-Tenant Office Overlay, which is one of the three Corporate Office Overlay designations within the City’s SH 114 Corridor. The SH 114 Corridor Land Use Plan gives the following purpose and definition for the Corporate Office Overlay: The Corporate Office Overlay is an overlay category designed and intended for the use of high-quality, medium to large-scale office buildings or campuses and their ancillary uses and structures. This district is inherently suited for the development of office developments 50,000 square feet or larger for the use of corporate or regional headquarters, professional services firms, financial firms, information technology and media companies, biomedical companies, and other users which drive demand for medium to large-scale office buildings or campuses. Ideally, such developments will be located in areas adjacent to and contiguous with existing Future Land Use Map Page 3 Item #6 – First National Bank users of the same type and scale to create a critical mass of daytime population within the city. These uses will be well-connected to the existing highway and arterial street network, with the buildings themselves typically presenting one or more significant façades along the 114 Corridor. Multi-Tenant Office Overlay The Multi-Tenant Office category is a commercial overlay category designed and intended for the use of high-quality, medium to large-scale office buildings of 2-4 stories that may be build-to-suit or speculative (“spec”) built. These buildings are less prominent than high-rise office with floor layouts that are designed for maximum user flexibility. Transportation Per the exhibits provided by the applicant, there is a proposed driveway along Shady Oaks Dr. as well as what appears to be a right-in, right-out only ingress / egress point along the SH 114 Frontage Rd. Shady Oaks Dr. is classified as C2U (60’ 2-lane undivided collector) per the Southlake 2030 Mobility Master Plan. The street is built to this specification. See graphic below: Page 4 Item #6 – First National Bank SH 114 is classified as a Freeway, and has 500’ of ROW. See graphic below: Realignment of Shady Oaks Dr. The Old Orchard Country Estates subdivision was originally platted in 1977. In 2002, a Plat Revision was filed to accommodate the new alignment of Shady Oaks Dr. Lot E1 (to the east of Shady Oaks Dr.) has a future land use designation of “flood plain.” See the original and revised plats of record below. 1977 Plat Showing: Old Orchard Country Estates Page 5 Item #6 – First National Bank 2002 Plat Revision: Lot E-1 & E-2, Block 1 – Old Orchard Country Estates Master Pathways Plan According to the Master Pathways Plan (shown above), the east side of Shady Oaks Dr. (to the west of the subject property) shows a Future Multi-Use sidewalk (>=8’). The W. SH 114 Frontage Rd. (to the east of the subject property) also shows a Future Multi-Use sidewalk (>=8’). Site Page 6 Item #6 – First National Bank Zoning The current zoning on the property is “AG” Agricultural District. The applicant will be required to rezone the property to a district which allows for the office concept as described. The applicant has indicated they intend to apply for a zoning change to “S-P-1” (Detailed) Site Plan District. Applicable Comprehensive Plan Recommendations: Southlake 2035 SH 114 Corridor Plan LU12 - New office development should conform to areas and formats addressed in overlay districts. LU14 - New office development should conform to areas and formats addressed in overlay districts. LU15 - Surface parking along S.H. 114 is discouraged unless adequately screened and buffered. Underground parking or structured parking is preferred when development scale permits. LU16 - Modify the Zoning Ordinance to allow for incentives on projects that reduce their development footprint such as but not limited to allowing for a greater height or number of stories permitted in conjunction with a massing study, if a greater degree of landscaping or open space is provided or with features such as underground/structured parking. LU17 - 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. Economic Development Master Plan ED7 - 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. Current Zoning Map Page 7 Item #6 – First National Bank Aerial – 2001 Shady Oaks Dr. Close-Up Aerial – 2001 Shady Oaks Dr. Note: Lot E1 (Old Orchard Country Estates) was subdivided in 2002 (City Case ZA01-140) based on the “new” alignment of Shady Oaks Dr. Page 8 Item #6 – First National Bank Google Street View Images of Site View from Shady Oaks Dr. looking slightly northeast. View from Shady Oaks Dr. looking north towards. Residential driveway on the left. Page 9 Item #6 – First National Bank View looking east along W. Dove Rd. towards SH 114, as well as the intersection of Shady Oaks Dr. and W. Dove Rd. View looking slightly southeast towards the intersection of W. Dove Rd. and Shady Oaks Dr. Page 10 Item #6 – First National Bank View looking southwest along SH 114 Frontage Rd. towards W. Dove Rd. and Shady Oaks Dr. View looking west along SH 114 toward the subject property. Page 11 Item #6 – First National Bank Project Overview Please see Exhibit “A” attached for a proposed project narrative for 2001 Shady Oaks Dr. Concept Plan Exhibits The exhibit below shows how the proposed development fits on the entire acreage of 2001 Shady Oaks Dr. Page 12 Item #6 – First National Bank First National Bank Conceptual Site Plan Page 13 Item #6 – First National Bank First National Bank Conceptual Site Plan overlaid on the site of 2001 Shady Oaks Dr. Applicant Provided Conceptual Rendering of the Proposed First National Bank Exhibit “A” – Project Narrative Page 14 Item #6 – First National Bank First National Bank – Corridor Meeting August 2, 2018 Proposed New Southlake Banking Center First National Bank has proudly been an active member of the Southlake Community since 2002. The Southlake Main Office is currently in a leased facility located in Southlake Town Square at 1540 East Southlake Boulevard. Upon acceptance of this proposal, the bank will move forward with development that will allow for the relocation of the First National Bank Southlake Office. Key Points: • The intention is to construct a larger facility to accommodate current and future growth of not only the bank, but also the City of Southlake. • The bank has placed 2.2 acres, along the north side access road near the corner of Hwy 114 and Dove Road under contract, with the intent to develop and construct its new facility. • The bank intends to apply for a zoning change to S-P-1 from the site’s current agricultural zone. Development Highlights • This facility will be approximately 16,000 square feet • Two and a half stories tall, approximately 50’ feet high • Steel building structure • Masonry (stone/stucco) and glass façade • Rooftop HVAC units screened by building parapet • Signage includes upper story signage with 36” letters as shown in the design presentation. The bank is aware this height does not comply with the city ordinance and is planning on preparing a Master Sign Plan application to promote consistency and compatibility of signs with the architectural and site design features of the development. We are asking the 2035 Southlake Planning Corridor Committee for guidance in completion of the proposed planned development, in a way that achieves the banks’ visibility goals, without compromising the intent of the City of Southlake Ordinances.