Item 6 - Comprehensive Plan ReviewComprehensive Plan Analysis
Case No.: ZA18-0061 Review by: Jerod Potts Date of Review: 2/15/19
Project Name: Nolen Office Park Phase II
Current Project Address: 2627 E. Southlake Blvd.
Existing Zoning: AG
Proposed Zoning: S-P-1
Existing Future Land Use: Retail Commercial
Proposed Future Land Use: Retail Commercial
Overview
The subject property is included in the SH 114
corridor planning area, as discussed in the Southlake
2035 Land Use Sector Plan, bordering the northern
boundary of the Southeast Sector. The entire
boundary of this development request is located
within the 75 LDN noise corridor as specified by
Ordinance No. 479.
There are no optional land use designations for this
property.
Staff note: this item (ZA18-0061) is moving
concurrently through the process with a preliminary plat (ZA18-0062) for the same property.
Current Zoning: AG Future Land Use: Retail Commercial
Brief Overview of the Surrounding Land Uses in the Region
The property at 2627 E. Southlake Blvd. has an existing land use designation of Retail
Commercial. From a broader standpoint, this area is surrounded by Mixed Use, Office
Commercial, and other Retail Commercial designated properties.
Retail Commercial Land Use Category
The Retail Commercial category is a lower to medium-intensity commercial category providing
for neighborhood-type retail shopping facilities and general commercial support activities. It is
intended to provide limited local retail and/or office uses which serve neighborhoods in
close proximity. It is intended that all uses in this category will be compatible with adjacent
single family uses, thereby maintaining the character and integrity of existing neighborhoods.
This category is intended to encourage comprehensively planned developments. In areas where
the Retail Commercial designation is adjacent to residentially zoned properties or areas with a
residential designation on the Land Use Plan, lower intensity activities such as office or
office-related uses should be planned adjacent to the residential uses. Other suitable
activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office
Commercial categories previously discussed.
Applicable Comprehensive Plan Recommendations
Land Use
The Southlake 2035 land use plan does not contain any site-specific recommendations for the
subject property at 2627 E. Southlake Blvd. 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, of which the property at 2627 E. Southlake Blvd. is
included. Additionally, for informational purposes recommendation SE-LU1 from the Land Use
Sector Plan is included and referenced below due to proximity to the subject property. The S.
Nolen / Crooked Properties referenced in SE-LU1 are to the south of the subject property.
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
Note: recommendations LU3 and LU4, though not directly applicable to the subject property do
contain the following item within the recommendation language per City Council motion:
“…with the preference to have lower intensity uses from the northeast to the southwest across
the plan area; and the removal of the clustering designation on the low-intensity portion of the
land use plan.”
Recommendations LU3 and LU4 were primarily referencing the Low Density Residential areas
within the 75 LDN, but the quoted excerpt from the City Council motion above applies to the
entire area of the Crooked/Kimball plan area.
LU2
Recommendation:
• Recommend retaining the “Retail Commercial” designation for the area at the southwest
corner of E. Southlake Blvd and Nolen Drive.
Metric:
• Amend Land Use Map in FY2012.
Applicability to Proposal:
• This property currently has a future land use plan designation of Retail Commercial.
E1
Recommendation:
• Recommend protection of the
existing tree stand along the
north side of Crooked Lane
across from Whispering Woods
Circle and within the 75’ LDN as
a buffer from any developing
office to residential properties.
Metric:
• Amend the Environmental Resource Protection Map by FY2013 to include stand as
“preserve where appropriate.”
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.
M2
Recommendation:
• Consider the creation of a new 60’ ROW 2- lane divided collector (C2D) with medians
and left-turn/stacking lanes at intersections in the Mobility Plan to apply to the Village
Center Extension roadway.
Metric:
• Consider the creation of a new C2D during the update of the Mobility Plan in FY 2012.
Applicability to Proposal:
• The planned future extension Village Center Dr. will be located immediately to the south
of the subject property.
Southlake 2030 Mobility Master Plan
MT17
Recommendation:
• Acquire, design, and construct Village Center Drive from Kimball to Nolen.
Metric:
• Complete construction of the Village Center extension from Kimball to Nolen.
The recommendation below, MT33, is included due to 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.
Southlake 2035 Economic Development Master Plan
ED4
Recommendation:
• Evaluate and promote Southlake’s potential regionally as a “medical/ wellness hub” to
encourage development of a variety of specialized medical practices, medical research
facilities and variety of doctor’s offices.
Metric:
• Establish data collection criteria and gather regional health data biennially. Marketing
and recruitment initiatives should be reflective of data gathered and promote the City as
a “medical/wellness hub.”
Applicability to Proposal:
• The applicant narrative indicates the proposed development includes “four proposed
single-story medical and professional office buildings…”
Pathways Master Plan
The Southlake 2030 Mobility Master Plan
includes the Pathways Master Plan. A 6’ in
width sidewalk is constructed from the
intersection of E. Southlake Blvd. and S. Nolen
Dr. south up to the existing driveway at 2627 E.
Southlake Blvd (approximately 54’ of sidewalk
from the parcel edge to where the sidewalk
terminates). This 6’ sidewalk again continues
south of the subject property parcel edge at 300
S. Nolen Dr. The Pathways Master Plan calls
for a Future Sidewalk (<8’) along this section of
S. Nolen Dr. The applicant will be required to
make this sidewalk connection to each of the existing sidewalk segments of at least 6’ in width.
Site