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Item 6I Comprehensive Plan ReviewComprehensive Plan Analysis Case No.: ZA18-0003 Review by: Jerod Potts Date of Review: 06/1/18 Project Name: White Chapel Office Complex Current Project Address: 1700 N. White Chapel Blvd. and 190 W. State Hwy. 114 Existing Zoning: “C-2” Local Retail Commercial District Proposed Zoning: S-P-1 with “O-1” Office District Uses limited to general office uses only 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” and that typically, “the Mixed Use designation is intended for medium- to higher-intensity office buildings, hotels, commercial activities, retail centers, and residential uses.” 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. Optional Land Use Categories Using market studies commissioned by City Council, the Economic Development Master Plan assessed the areas in which the Southlake marketplace is oversaturated, such as retail, and recommends a focus on target growth industries to build and sustain both the daytime and resident population of Southlake. The target industries, which include corporate offices, information technology, biotechnology, high-value services firms, research and development, restaurants and restaurant clusters, and medical, health and wellness, have been developed as Land Use overlay recommendations for the 114 Corridor. While existing land use designations were largely retained, three new overlay districts were created and applied based on the recommendations of the Southlake 2035 Economic Development Master Plan. Corporate Office Overlay - Campus Office Overlay Within the SH 114 Corridor Plan the subject property is shown as being within the optional land use map as part of the Campus Office Overlay. According to the SH 114 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. 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 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. Optional Land Use Designations The City of Southlake is currently in the proceeding with an update to the Consolidated Future Land Use Plan. This update will include the Consolidated Optional Land Use Designations map and definitions. That said, the proposed Southlake 2035 Consolidated Future Land Use Plan does not recommend changes to this map that would deviate from the Southlake 2030 map which is currently in place. The proposed development is within the Employment Center 1 (EC-1) designation. The EC-1 designation is defined below per the current Southlake 2030 Consolidated Future Land Use Plan (Ordinance No. 1022). Scale and Context Criteria, Overall Character and Design, and Street Design Standards for this designation can be found in the Southlake 2030 Consolidated Future Land Use Plan. Employment Center 1 (EC-1) Purpose and Definition: The EC-1 category is intended for the highest intensity of commercial and employment uses immediately adjacent to S.H. 114. This land use category should be applied to properties that have significant frontage along the highway, have limited development constraints, and are largely undeveloped or underdeveloped. For optimal development opportunities, properties in the EC- 1 land use category should have a minimum contiguous frontage of 1,200 feet. The EC-1 land use category shall be a maximum of 700 feet in depth (as measured from the R-O-W of S.H. 114). The EC-1 land use category has to be applied in conjunction with the EC-2 and EC-R land use categories to provide for compatible transitions to adjoining neighborhoods. As a percentage of the entire EC land use category applied, the EC-1 land use category shall not exceed twenty-five percent (25%) of any EC district. Applicable Comprehensive Plan Recommendations 2035 SH 114 Corridor Land Use Plan There are no site-specific recommendations that directly impact the subject property. However, this site is adjacent to the Shivers tract (approximately 39 acres to the north) which was included in the SH 114 Corridor Plan as LU1 – Fidelis and Shivers Tracts. LU10 Recommendation(s): • 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. Applicability to Proposal: This overlay designation has been added as an optional land use designation. 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: • 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. M8 Recommendation(s): • Coordinate through a Developer’s Agreement and the CIP the widening of N. White Chapel to a 4 lanes divided facility between Kirkwood and SH 114 as development occurs in this area. • Evaluate the capacity of the White Chapel/Dove intersection to adequately handle anticipated development in the area. Metric(s): • Tier 1 - Complete the widening of the N. White Chapel improvements from S.H. 114 to Kirkwood in conjunction with development • Tier 1 – Incorporate timing of the widening of White Chapel Boulevard through a Developer’s Agreement with adjacent property owners. • Tier 1 – Evaluate the ultimate intersection design for the Dove St/White Chapel intersection as part of the Southlake 2035 Mobility Plan. • Tier 1 – Fund project improvements through the CIP. E1 Recommendation: • Consider purchasing right of first refusal on identified properties along the SH 114 corridor in the event that these properties become available for purchase. Metric: • Tier 1 - Further discuss the program with City Council and make a recommendation. 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. 2035 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. 2030 Sustainability Master Plan WR4 Recommendation: • Explore opportunities to allow for pervious paving/open grid paving. Metric: • There may be opportunities to allow for pervious paving/open grid paving for larger developments with substantial parking. Consider modifying City policies to require pervious paving when parking areas exceed a certain size. Applicability to Proposal: The City passed Ordinance No. 480-VVVV which allows for the use of permeable pavement to offset impervious coverage. Depending on the number of parking spaces, the applicant may consider using this material. ER5 Recommendation: • Consider modifying the City’s Zoning Ordinance to allow cool roofs on new development projects for buildings over a certain size. Metric: • Modify the Zoning Ordinance to allow cool roofs for commercial buildings with a parapet roof over a certain size. This will reduce energy costs for the building and reduce the urban heat island effect. Applicability to Proposal: There are no conflicts between existing City ordinances and ICC standards. This could be pursued by an applicant. 2030 Mobility Master Plan MT9 Recommendation: • Widen this segment of N White Chapel to 4 lanes divided by a median, with other agreed improvements dependent upon and accompanying the Carillon development. Metric: • Complete construction of the N White Chapel improvements from SH 114 to Dove. Pathways Master Plan The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. This document shows a future multi-use trail (>/=8’) along W. SH 114 directly abutting the south portion of the site. Additionally, this plan indicates a future multi-use trail (>/=8’) along N. White Chapel Blvd. abutting the eastern boundary of the site.