Item 7D - Comprehensive Plan ReviewComprehensive Plan Analysis
Case No.: ZA18-0051 Review by: Jerod Potts Date of Review: 1/9/19
Project Name: Meadow Oaks Addition
Current Project Address: 495 S. Kimball Ave.
Existing Zoning: SF-1A
Proposed Zoning: S-P-1
Existing Future Land Use: Mixed Use
Proposed Future Land Use: Mixed Use
Overview
The subject property is included in the Southeast
sector planning area, as discussed in the Southlake
2035 Land Use Sector Plan. The entire boundary of
this development request is located within the LDN
noise corridor as specified by Ordinance No. 479.
The eastern portion of the property lies within the
more restrictive 75 LDN, and the remaining land lies
in the 65 LDN.
There are no optional land use designations for this
property.
Current Zoning: SF-1A Future Land Use: Mixed Use
Staff note: the proposal for this property, currently known as Meadow Oaks, is moving through
the development process simultaneously with a proposal on property immediately to the north
(Pinnacle Point), at 455 S. Kimball Ave. The developers for each proposal should communicate
about the connectivity between these sites, and find a solution that considers the future
development of this area, including the property to the east addressed as 2450 Crooked Ln.
Brief Overview of the Surrounding Land Uses in the Region
495 S. Kimball Ave. has an existing land use designation of Mixed Use. From a broader
standpoint, this area is surrounded with Retail Commercial, Office Commercial, and other Mixed
Use designated properties. In addition, George Dawson Middle School (Public/Semi-Public
future land use) is to the west of this property, on the other side of S. Kimball Ave.
Approximately 420 feet to the south of the parcels edge of 495 S. Kimball Ave. are several low
density residential lots with SF-1A zoning along S. Kimball Ave., Crooked Ln., and Whispering
Woods Cir.
Mixed Use Land Use Category
The purpose for the Mixed 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. 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.
Staff note: as mentioned previously, the property immediately to the north (455 S. Kimball Ave.)
is also currently moving through the development process. Future development of this area
should be coordinated to ensure seamless, safe, and optimal access between the two sites.
General:
• Buildings and their pedestrian entrances are to be oriented towards internal streets
Retail and Office Uses:
• Pedestrian-oriented or automobile-oriented.
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 and Street Design Standards
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.
• Internal streets to be designed to accommodate both automobiles and pedestrians.
• Streets to be designed with curb and gutter.
• Interconnected street network.
• Design speed < 25 mph.
Applicable Comprehensive Plan Recommendations
Land Use
The Southlake 2035 land use plan does not contain any site-specific recommendations for the
subject property at 495 S. Kimball Ave. However, the land use plan did state that
recommendations of the Southlake 2030 Crooked/Kimball Small Area Plan should be retained
as a guide for development in this area. As part of this plan, the underlying land use designation
for the properties at 305, 395, 405, and 495 S. Kimball were changed from “Low Density
Residential” to “Mixed Use” (LU4 – Southlake 2030 Crooked/Kimball Small Area Plan).
SE-LU1 – Southlake 2035 Land Use Sector Plan
Applicable Recommendation:
• Provide access or street/cul-de-sac from Village Center to help preserve the rural nature
of Crooked Lane.
• Development should be of an appropriate scale, height and density for the site.
• If possible, properties should be master planned or developed in a coordinated manner.
• Development should occur in a manner that preserves and integrates the natural tree
cover into the area through the use of open space and creative design.
• Preserve trees adjacent to Crooked Lane to maintain the character of the roadway.
• Future development on these properties 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.
• Retain the recommendations of the currently adopted Crooked/Kimball Small Area Plan
as guide for development in this area.
Metric:
• Ongoing – Evaluate development proposals per the recommendations.
Southlake 2030 Crooked/Kimball Small Area Plan
LU5
Recommendation:
• Recommend changing the land use designation from “Office Commercial” to “Mixed
Use” to allow for a broader palette of uses; however residential uses should be excluded
from the 75’ LDN area.
Metric:
• Amend Land Use Map in FY2012.
U1
Recommendation:
• Maintain the existing tree corridor along Kimball Avenue and Crooked Lane.
Metric:
• Add a note to the Environmental Resource Protection Map during its update in FY 2013.
Recommendation Status: The
Environmental Resource
Protection map is updated
every two years per the
Sustainability Master Plan.
Most recently, this map was
updated and adopted with the
Consolidated Future Land Use
Plan on June 19, 2018.
Mobility Master Plan
The following Mobility Master Plan recommendation was included as a reference given its
proximity to the subject property.
MT33
Recommendation:
• Consider signalization or other traffic management devices at the intersection of S
Kimball and the Village Center Drive extension
Metric:
• Conduct a study of the S Kimball/Village Center intersection.
Pathways Master Plan
The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. There is currently
no sidewalk constructed on
the east side of S. Kimball
Ave. between E. Southlake
Blvd. and Crooked Ln. The
Pathways Master Plan calls
for a Future Sidewalk (<8’)
along this section of S.
Kimball Ave., of which the
proposal along 495 S. Kimball
Ave. is part of. The applicant
will be required to install
sidewalks meeting this
specification or request a
variance in order to not meet
this requirement.
Site