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Item 7E and 7F Comprehensive Plan ReviewComprehensive Plan Analysis Case No.: ZA18-0057 Review by: Jerod Potts Date of Review: 01/11/19 Project Name: District 114 at Kimball Park Current Project Address: 2100 & 2102 E. SH 114 Existing Zoning: “C-3” (2100 E. SH 114) and “S-P-2” (2102 E. SH 114) Proposed Zoning: “S-P-2” Existing Future Land Use: Office Commercial (2100 E. SH 114) and Mixed Use (2102 E. SH 114) 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. The entirety boundary of this development request is located within the 65 LDN noise corridor as specified by Ordinance No. 479. Staff note: the applicant will need to obtain approval of a future land use plan amendment on the property located at 2100 E. Southlake Blvd., as it is currently designated as Office Commercial. As presented, the applicant’s proposal would be inconsistent with this land use designation and would need approval to be amended to Mixed Use. An application for Current Zoning: C-3 / S-P-2 Future Land Use: Office Commercial / Mixed Use an amendment to the Land Use Map in the 2035 Comprehensive Plan has been submitted (See Case No. CP18-0005). A brief description of the Office-Commercial future land use category will be provided below for context. Office Commercial Land Use Category As mentioned, a portion of land within the proposed zoning application for Kimball Park has an existing land use designation of Office Commercial. The applicant will be requesting an amendment to the future land use plan map in order to change this property to Mixed Use, which would be compatible with the request. The Office Commercial category is 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. Mixed Use Land Use Category The development known as Kimball Park has an existing land use designation of Mixed Use, and the portion of property (2100 E. Southlake Blvd.) that the applicant is proposing with this application to include in this existing Kimball Park boundary is currently Office Commercial. As mentioned above, this existing future land use designation of Office Commercial will need to be changed to Mixed Use in order to support the development as proposed. 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: many of the criteria listed below would be more applicable to a greenfield development proposal. Kimball Park has largely been developed and this current request represents an expansion of the existing project footprint into a single lot of approximately 1.7 acres not initially included in the zoning boundary. General:  Buildings and their pedestrian entrances are to be oriented towards internal streets  Larger-format retail uses (with footprints larger than 40,000 s.f.) shall be located adjacent to the arterial or highway with pedestrian entrances from internal streets. Retail and Office Uses:  Pedestrian-oriented or automobile-oriented. Hotel Uses: The hotel portion of Kimball Park is already operational, so these descriptions have not been provided. 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. Site  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.  Design speed < 25 mph. Future Land Use – Optional Land Use Designations The applicant is requesting to extend the existing zoning for Kimball Park to include the approximately 1.7 acre property located at 2100 E. SH 114. A site specific recommendation was made for this property as adopted in the Southlake 2035 SH 114 Corridor Plan. The Medical and Wellness District Overlay was applied to this, and other properties along E. SH 114 near Briarwood Dr. and Cherry Ln. According to the SH 114 Corridor Plan, “the Medical and Wellness District Overlay is 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 primary medical facilities.” 2035 Vision, Goals and Objectives Goal 2: Balance  Objective 2.1: Encourage a balance of uses, including retail, office, medical, hospitality, entertainment, institutional, industrial and residential that is both responsive to and sustainable within changing market conditions and sustains growth in property values for the future.  Objective 2.2: Support appropriate public-private financial partnerships that will help retain and enhance the City’s economic base. Goal 3: Mobility  Objective 3.3: In accordance with a need identified by the Citizen Survey, provide and promote a continuous pedestrian pathways system that is user-friendly, efficient, safe, economical, and connect parks, shopping, schools, work and residential areas. Goal 4: Parks, Recreation and Open Space  Objective 4.1: Ensure that new development incorporates usable open space.\ Goal 6: Economic Development  Objective 6.2: Provide necessary, desirable and diverse goods and services for residents of the City.  Objective 6.4: Attract desired businesses to ensure economic growth as well as continued employment and services for residents of the City.  Objective 6.5: Enhance the quality of life for residents and the sustainability of City business through the promotion of the tourism, convention and hotel industry in the City. Goal 11: Tourism  Objective 11.1: Promote a destination image for the City and continuously evolve it to adapt to changing economic conditions.  Objective 11.3: Increase awareness and utilization of the hotel accommodations and meeting facilities in the City. Applicable Comprehensive Plan Recommendations Staff note: Many of the recommendations listed below are referenced due to the site’s location within the City, and specifically within the SH 114 corridor planning area. SH 114 Corridor Plan LU8 – Cherry Ln. (A portion of this recommendation boundary is included in the applicant’s request) Recommendation:  Retain underlying Mixed Use and Office Commercial Future Land Use designations and add the Medical and Wellness Overlay along S.H. 114 as indicated on the Overlay Map page 28.  Encourage the Medical and Wellness uses as described in the Overlay along S.H. 114. However, Culinary or Specialty Retail may be considered along S.H. 114 if traffic impacts can be addressed.  Redevelopment of residential properties to the north as garden office may be considered if development is proposed in a comprehensive manner with emphasis on connectivity to adjacent commercial properties.  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 to add Medical and Wellness Overlay as indicated on the Overlay Map 6A - page 28. Recommendation Status: Optional Land Use Map adopted with the SH 114 Corridor Plan. LU13 Recommendation:  New retail is encouraged to be limited to areas identified in the 114 Corridor Overlay districts and consistent with the recommendations of the Economic Development Master Plan. Metric:  Tier 1 – Amend the Consolidated Land Use Map to add the Restaurant and Retail Specialty 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. Applicability to Proposal: While the applicant is proposing approximately 48 parking spaces along SH 114 to support the retail uses, the bulk of the parking is proposed to be located in a three-level parking structure behind the principal structure, hidden from SH 114. 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 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 ED3 Recommendation:  Introduce more unique, independent restaurants to the Southlake market Metric:  Complete a culinary hub action plan that provides a vision and direction and includes an action plan to attract and grow desired restaurants. Applicability to Proposal: The narrative for this proposal indicates there will be 16,265 square feet of restaurant retail. ED5 Recommendation:  Identify and market a stretch of the State Highway 114 corridor as a “medical district.” Metric:  As part of the Southlake 2035 Land Use Plan update, create an overlay designation (Optional Future Land Use Category) which delineates the “medical district” area. Identify areas where a “medical district” would be desirable ensuring that performance standards are included. Applicability to Proposal: The applicant is proposing to extend the existing Kimball Park boundary into a lot with the Medical and Wellness District overlay. ED6 Recommendation:  Encourage development of office campuses such as corporate headquarters and regional offices along the north side of the State Highway 114 corridor. Metric:  Create and maintain a site inventory that lists specific property characteristics and advantages to identify desirable locations for corporate campuses focusing primarily on target industries. These locations should be prioritized for incentives if developed. ED13 Recommendation:  Facilitate strategic investment of public funds to attract and retain high quality businesses. Metric:  Create clear economic development incentive guidelines that are aligned to meet the objectives of the City in attraction and/or expansion of identified target industries. The policy should be structured to allow quantifiable measures to determine City investment as well as impact on preferred quality of life benefits. Target Industry Alignment: For a complete listing of Southlake’s target industries as identified during the development of the Retail Analysis Study and Economic Cluster Analysis, view the Southlake 2035 Economic Development Master Plan.  Niche Retail – Full-service and limited-service restaurants (unique, independent restaurants, farm-to-table, etc.)  Office – Regional offices  Medical and Healthcare – Health beauty and wellness (specialized facilities for cosmetic procedures, healthy living, etc.) Staff note: The existing zoning for Lot 2 of Kimball Park (Ordinance No. 480-657B) includes “C- 2” Local Retail Commercial District uses limited to:  Restaurant (Bar is a permitted accessory use)  Coffee Shop / Restaurant (excludes fast food) on Lots 2, 4, & 5 with Drive-Thru Service allowed on Lot 4 only (per Council motion)  Retail  Health & Well Being businesses (massage therapy, fitness, health related products)  Spa 2035 Economic Development Master Plan T17 Recommendation:  Maximize tourism opportunities through the promotion of experiential and niche tourism opportunities Metric:  Implement tourism and marketing elements of target industry recommendations in the Economic Development Master Plan, i.e. culinary hub, medical destination, health and wellness, etc. T20 Recommendation:  Enhance the visitor experience through the provision of visitor amenities. Metric(s):  Assess and develop a strategy for a visitor services center that could offer serviceable amenities for guests. Center could have single or satellite locations and could also include amenities such as public restrooms and serve as a type of “visitor concierge.” Provide ongoing funding for maintenance and expansion of free public Wi-Fi in Town Square and other visitor-centric locations. Provide continued investment in enhancing public spaces through the installation of public art. Provide funding for and promotion of an alternative mode of transportation with stops at key locations in the City. To the extent possible, HOT funding should be offset by partnership revenue and sponsorship opportunities. T21 Recommendation:  Maximize collaboration with partners to develop an optimal visitor experience. Metric(s):  Create a strategic partner inventory and identify partnership opportunities to ensure we are cross-promoting the many visitor experiences in our destination.  Create and implement a program that creates brand-consistent customer experiences— supporting outstanding service to visitors through training, evaluation and rewards T22 Recommendation:  Provide a welcoming experience at key visitor portals such as the airport, hotels and other first impression contact points. Metric(s):  Create an inventory of key visitor portals.  As an element of the Visitor Experience Assessment identified in T19, ensure that assessment includes soliciting opinions from visitors at identified key visitor portals. Applicability to Proposal: There is an existing hotel at Kimball Park, and this represents one of the primary entry points into the City of Southlake. Public Arts Master Plan The following recommendation from the Southlake 2035 Public Arts Master Plan was included given the location of this site within the City. Recommendation:  Expand and promote the Southlake Public Arts Matching Funds program Applicable Metric:  Encourage the incorporation of public art into the public spaces of new commercial and mixed use developments by promoting the public art matching funds program to developers, specifically for areas such as the SH114 Corridor and future extensions of Town Square Mobility Master Plan The following Mobility Master Plan recommendations were included as a reference given their proximity to the subject property. MT31 Recommendation:  Consider options for lane configurations at the intersection of N Kimball/SH 114. Metric:  Continue to study the N Kimball/SH 114 intersection for options. Pathways Master Plan The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. There is an existing 8’ sidewalk along the southern boundary of Kimball Park (property addressed as 2102 E. SH 114). This sidewalk terminates at the property line of 2102 E. SH 114 The applicant’s site plan shows the continuation of this sidewalk extending across 2100 E. SH 114 to the western property line of this site and then a 5’ sidewalk extending north along Cherry Ln. Staff note: there is a gap in the sidewalk network along SH 114 to the south of Kimball Park at 2118 E. Southlake Blvd., immediately to the west of Chicken Express. On June 5, 2018 City Council approved a Zoning Change and Site Plan for Mesco Addition (ZA18-016, Ordinance No. 480-742) on this property, in which the applicant proposed an 8’ concrete sidewalk along the southern boundary of this property. This sidewalk will be constructed with as 2118 E. Southlake Blvd. develops, which will provide another gap in the sidewalk to be filled. Site