PZ Item 11 - Comprehensive Plan ReviewComprehensive Plan Analysis
Case No.: ZA18-0023 Review by: Jerod Potts Date of Review: 07/12/18
Project Name: Verizon Staging Facility
Current Project Address: 500 W. Dove Rd.
Existing Zoning: NRPUD (Ordinance No. 480-180, City Case ZA95-74)
Proposed Zoning: NRPUD
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, as discussed in
the Southlake 2035 SH 114 Corridor Plan.
Mixed Use Land Use Category
The recommended land use for this
property within the Southlake 2035
Consolidated Future Land Use Plan (Land
Use Plan) is Mixed Use, which is
consistent with the existing future land
use. The purpose for this category is to
provide an option for large-scale, master-planned, mixed use developments that combine
Current Zoning: NRPUD Future Land Use: Mixed Use
land uses such as office facilities, shopping, dining, parks, and residential uses. The definition
of the Mixed Use land use category as defined by the Land Use Plan states:
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.
Below are descriptions of applicable Scale and Context Criteria for the Mixed Use Future Land
Use category. For a complete description of this category, please view the 2035 Consolidated
Future Land Use Plan.
General:
Buildings and their pedestrian entrances are to be oriented towards internal streets
Open Space:
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.
Well designed and integrated open spaces are critical to the creation of successful
mixed-use neighborhoods.
Open spaces should be designed to add value to proposed development and not as an
“afterthought”. To that end, open spaces should maximize frontage along residential and
office uses. Open spaces shall occupy a prominent place in the development of a
neighborhood and form the center pieces of a community.
Open spaces are intended to be the “front-yards” and invite passive recreational
activities. Open spaces may be in the form of pocket parks, children’s play areas,
squares, linear greens, and conservation areas.
Use the topography as an advantage, do not flatten the site.
Preserve views.
Below are descriptions of applicable Overall Character and Design for the Mixed Use Future
Land Use category. For a complete description of this category, please view the 2035
Consolidated Future Land Use Plan.
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
Future Land Use – Optional Land Use Designations
The subject property is included in Corporate Office
Overlay; specifically, 500 W. Dove Rd. falls within
the Campus Office Overlay optional land use
category. While the principal building for this site is
already constructed, it is still significant to note the
characteristics of this overlay designation. According
to the Land Use Plan, the Campus Office overlay
category is a commercial 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 built-to-suit
office developments 100,000 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. The plan then goes on to state:
Generally characterized by 2-4 story buildings that have a floor-to-area ratio
(FAR) under 1, with highly integrated green space as a key feature of the design,
parking structures or underground parking dispersed and/or separated from the
main building, horizontally-integrated floor plans, more subdued low-impact
building design, and the presence of multiple buildings or building wings if
accomplished in an environmentally sensitive manner. Amenities such as
walking trails, open space, plazas, water features, special roadway and
sidewalk treatments, and unique landscaping should be incorporated into
the development. In most cases campus office type development is
envisioned to occur near or adjacent to established neighborhoods. While it
is understood that developments of this scale and size will change the
development characteristics in the area, 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 establishing new buffers, installing low -level lighting, locating buildings
Site
and parking structures in a manner which will create the least impact,
including locating parking structures underground, and designing traffic
circulation to disperse traffic or focus it on higher-capacity roads which create the
least impact on residential properties.
Applicable Comprehensive Plan Recommendations
SH 114 Corridor Plan
LU10
Recommendation:
Create an overlay or optional Future Land Use to allow for the development of large-
scale office developments on the north side of 114.
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:
Tier 1 - Amend the Consolidated Land Use Map in to add the Campus Office Overlay as
indicated on the Overlay Map 6A on page 28.
Recommendation Status: Optional Land Use Map adopted with the SH 114 Corridor Plan.
LU12
Recommendation:
New office development should conform to areas and formats addressed in overlay
districts.
Metric:
Tier 1 - Amend the Consolidated Land Use Map to add the Mixed Medical Wellness and
Office, Multi-Tenant Office or High-Rise Office Overlay as indicated on the Overlay Map
6A on page 28.
Recommendation Status: Optional Land Use Map adopted with the SH 114 Corridor Plan.
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
M1
Recommendation(s):
Design and implement a portal plan at S.H. 114 and Dove Street which enhances the
bridge structure and redesigns the bridge embankments.
Fund improvements through the CIP.
Explore public private partnerships to improve the entry portal as development occurs.
Metric(s):
Tier 1 – Explore options during the entitlement process to partner with
developers/TXDOT to provide aesthetic improvements the bridge embankment and
explore the possibility of incorporating a portal feature into a future development.
Tier 2 – As part of the Urban Design Plan/Landscape plan for the SH 114 corridor
include designs for improvements to the bridge structure and embankments.
Tier 3 – Fund recommended improvements through the CIP. Explore cost participation
options with TXDOT.
Applicability to Proposal: Proximity of this bridge to the Verizon site. There may be opportunities
to engage with Verizon on a public-private partnership. However, this bridge is owned by
TXDOT.
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.
Applicability to Proposal: Sidewalks installed on the west side of W. Kirkwood Blvd. from
Stockton Dr. to Tyler St. A more holistic approach will need to be taken to develop a campus
branding theme for this section of the City which already is home to several campus-style
offices such as TD Ameritrade, Sabre, and Verizon. These potential streetscape and wayfinding
improvement will be evaluated with the update to the City’s Urban Design Plan.
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.
Applicability to Proposal: The Verizon site sits at the intersections of SH 114 and Dove Rd. and
Kirkwood Blvd. and Dove Rd.
E2
Recommendation:
Address tree protection requirements or incentives for protecting trees at key
intersections or view corridors along SH 114.
Metric(s):
Ongoing - Ongoing – Continually evaluate new development proposals along the SH
114 north of Dove Street and ensure primary access is provided to the SH 114 frontage
road.
Tier 1 – Evaluate tree preservation ordinance and determine if incentives can be
provided to save significant trees that are visible along the SH 114 corridor viewshed.
Mobility Master Plan
MT5
Recommendation:
Acquire private ROW for public use along this section of Kirkwood.
Metric:
Complete acquisition of Kirkwood Blvd from Tyler Street to TW King.
Recommendation Status: Roadway purchase complete.
MT6
Recommendation:
Complete the build-out of this section of Kirkwood as an A4D, consistent with other
sections along this ROW.
Metric:
Complete construction of the Kirkwood widening from Tyler Street to Stockton Drive.
MT26
Recommendation:
Consider signalization or other traffic management devices at the intersection of Dove
and Kirkwood.
Metric:
Conduct a study of the Dove/Kirkwood intersection.
Recommendation Status: Signals at the intersections of Dove and Kirkwood, TW King and
Kirkwood, and SH 114 and Kirkwood/Solana are now operational. Signalization study will be
conducted in the fall to synchronize traffic signals in this area.
MT46
Recommendation(s):
1. Prepare design schematics and engineering plans for 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 I TD Ameritrade.
3. Construct the frontage road and intersection improvements once funding is secured.
Recommendation Status: Concept design is under review with TxDOT; Environmental Study is
ongoing; anticipate award by end of FY 2018.
MT47
Recommendation:
1. Install a roundabout or traffic signal at the Dove Street and W. Kirkwood Boulevard
intersection.
Metric(s):
1. Determine appropriate intersection improvements by 1Q - FY 2017.
Install the roundabout or traffic signal at the intersection of Dove Street and W.
Kirkwood Boulevard prior to the issuance of a certificate of occupancy for the Phase I
- TD Ameritrade office building.
Recommendation Status: Signals at the intersections of Dove and Kirkwood, TW King and
Kirkwood, and SH 114 and Kirkwood/Solana are now operational. Signalization study will be
conducted in the fall to synchronize traffic signals in this area.
Pathways Master Plan
The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. There is an
existing 8’ sidewalk along the southern portion of the site abutting W. Dove Rd. The Pathways
Master Plan shows a future Multi-Use (>=8’) to the west portion of this site abutting SH 114, and
a future sidewalk (<8’) on the eastern portion of this site abutting W. Kirkwood Blvd. A 6’
sidewalk was constructed on the west side of W. Kirkwood Blvd between Stockton Dr. and Tyler
St. with the widening of Kirkwood Blvd. The sidewalk along SH 114 has not yet been
constructed.
Site