Item 6E and 6F - Comprehensive Plan ReviewComprehensive Plan Analvsis
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
Current Zoning: C-3 / S -P-2
Overview
Future Land Use: Office Commercial/
Mixed Use
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 arr
ended to Mixed Use. An applicatio
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Current Zoning: C-3 / S -P-2
Overview
Future Land Use: Office Commercial/
Mixed Use
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 arr
ended to Mixed Use. An applicatio
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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.
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
MedicaUWellness, 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.
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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
Metrir.-
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:
Metric:
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.
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.
Metria
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:
Metria
Introduce more unique, independent restaurants to the Southlake market
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:
Metric:
Identify and market a stretch of the State Highway 114 corridor as a "medical district."
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:
Metric:
Facilitate strategic investment of public funds to attract and retain high quality
businesses.
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)
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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.
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Recommendation:
Metrir-
Consider options for lane configurations at the intersection of N Kimball/SH 114.
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.
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