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Item 7A - Comprehensive Plan ReviewComprehensive Plan Analysis Case No.: ZA19-0072 Review by: Jerod Potts Date of Review: 12/27/19 Project Name: Life Time Current Project Address: 550 W. State Hwy. 114 Existing Zoning: S -P-2 Proposed Zoning: S -P-2 Existing Future Land Use: Mixed Use Proposed Future Land Use: Mixed Use *This information was initially put together in advance of the June 27, 2019, Corridor Planning Committee meeting. Minor additions and formatting changes have been made to make the analysis since that date in order to make the analysis more compatible with the packets for the Planning & Zoning Commission and City Council meetings. Overview The property is located to the east of the SH 114 frontage road, south of W. Dove Rd. and west of N. White Chapel Blvd. The Verizon campus is to the north across from W. Dove Rd. To the east of the subject property is the future residential development, Metairie of Southlake. This subdivision was approved in 2018 for 56 residential lots and three (3) open space lots. This property is in the SH 114 Corridor planning area. The property has a Mixed Use Land Use Designation. 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. Please see the Southlake 2035 Consolidated Future Land Use Plan for a complete description of this land use category The definition for the Mixed Use land use category "necessitates comprehensively planned and coordinated development." Further, "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." Optional Land Use Designations Campus Office Overlay 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. Campus Office Overlay Employment Center I* The purpose of the Employment Center (EC) land use designation is to provide for a comprehensive set of design standards and guidelines for the development of the City's premier corridor — the S.H. Employment Center 1 (EC -1) Overlay Comprehensive Plan Review Carillon Parc — ZA19-0072 Page 2 114 Corridor. The EC land use category is intended for a continuum of development from the highest intensity mixed use development immediately adjacent to the highway to the lowest intensity residential uses adjacent to existing neighborhoods. *Staff note: this is being shown for reference only. Because the applicant is proposing to develop one lot, a full explanation of the Employment Center overlay has not been provided. According to the land use plan, this category should be applied to contiguous properties that are a minimum of 75 acres. The subject property is approximately 24 acres. Applicable Comprehensive Plan Recommendations Southlake 2035 SH 114 Corridor Plan LU1 (Fidelis and Shivers Tracts) Recommendations • Retain the existing underlying Mixed Use land use designation and apply the Campus Office Overlay district. • 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. • Provide a corner enhancement feature at SH 114 and W. Dove Rd in conjunction with development on the west half of the Fidelis tract. • Development of the Shivers property should be integrated with the Carillon commercial to the east. • For areas immediately along and east of the planned Kirkwood Blvd. extension, low - impact development such as residential with a similar design and pattern to the existing neighborhoods across White Chapel may be considered as a transition to the neighboring single-family residential properties. Also, a low -scale or garden office component may be considered if development is planned in a comprehensive manner which maximizes tree preservation. • Buffer any residential uses from non-residential uses on this property. • Traffic signals at major street intersections should be anticipated and addressed with development. • As development is proposed traffic impacts on Dove St. and White Chapel Blvd (including the traffic circle) should be assessed. • Development should be sensitive to the existing tree cover and attempts should be made during the planning process to maximize tree cover along with natural features and topography. • Any development should be walkable and pedestrian friendly. • Family history of Shivers tract should be preserved or recognized possibly through use of open space. • As development occurs drive access to Kirkwood Blvd. should be encouraged with limited drive access onto White Chapel Blvd. LU10 Recommendations Comprehensive Plan Review Carillon Parc — ZA19-0072 Page 3 • 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. LU12 Recommendation • New office development should conform to areas and formats addressed in overlay districts. 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. LU16 Recommendation • Modify the Zoning Ordinance to allow for incentives on projects that reduce their development footprint such as but not limited to allowing for a greater height or number of stories permitted in conjunction with a massing study, if a greater degree of landscaping or open space is provided or with features such as underground/structured parking. 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. M1 Recommendations • Design and implement a portal plan at S. H. 114 and Dove Street which enhances the bridge structure and redesigns the bridge embankments. • Fund improvements through the CIP. • Explore public private partnerships to improve the entry portal as development occurs. M4 Comprehensive Plan Review Carillon Parc — ZA19-0072 Page 4 Recommendations • Construct the SH 114 frontage road from Dove Street to Kirkwood Blvd. • Explore the possibility of a Texas turnaround in one or both directions at the Kirkwood intersection. • Evaluate intersection improvements particularly at SH 114 and Kirkwood to accommodate traffic. • Assist with the funding of the project through the CIP. • Ensure future development in this area includes primary access to and from S. H. 114 frontage road. M6 Recommendations • Work with developers to have roughly proportional sections of Kirkwood constructed in conjunction with development. • Fund construction of critical sections such as the bridge crossing at Carillon and the intersection improvements at Carroll Ave./Highland through the CIP. M8 Recommendations • Coordinate through a Developer's Agreement and the CIP the widening of N. White Chapel to a 4 -lane 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. E2 Recommendation • Address tree protection requirements or incentives for protecting trees at key intersections or view corridors along SH 114. Southlake 2030 Mobility Master Plan MT5 Recommendations • Acquire private ROW for public use along this section of Kirkwood. MT7 Recommendations Comprehensive Plan Review Carillon Parc — ZA19-0072 Page 5 • While the majority of the roadway is anticipated to be constructed along with development, participate in the extension of Kirkwood from Dove to Highland as appropriate. Southlake 2025 Major Corridors Urban Design Plan The Southlake 2025 Major Corridors Urban Design includes a Plan for Undergrounding Utility Lines on pages 45-46 of the document. Per the Prioritization Plan for Undergrounding Overhead Utility Lines, the subject property is located along a segment of SH 114 identified as Medium — Private, Future Development. Please be aware the City of Southlake Subdivision Ordinance Section 8.05 speaks to the requirement that new subdivisions provide all wire and communication utilities underground. Environmental Legend for environmental map above: • blue lines — 2 -foot contours (elevations labeled in yellow) light green shaded areas represent existing tree cover light blue shaded areas represent tree preservation areas Comprehensive Plan Review Carillon Parc — ZA19-0072 Page 6 Master Thoroughfare Plan / Transportation --f—H iu bYpemW kombwa W 9Wg6vom BAQ Reb Site Pathways Master Plan Per the Master Thoroughfare Plan the site is surrounded by the following roadway classifications: W. Dove Rd. - 88' (A4D) Arterial W. SH 114 - 300-500' (Freeway) Arterial W. Kirkwood Blvd.(. ..Are) - 100' (A4D) ArteriF' Note from the Plan: The portion of Kirkwood Boulevard that is located on the Jero115hivers Tract shall not be constructed until such time os the property is sold and developed. LEGEND ilE Existing Trailheads Priority Segments --- Park Connection Recommendations Existing Sidewalks (< 8) Existing Multi -Use (>= 8') Existing EquestrianlHike --- Future Sidewalks 8') -- - Future Multi -Use (?= 8') --- Future Equestrian/Hike LakeGrapevine Per the pathways Master Plan, the site will require the following future sidewalks: • Along W. SH 114 - Multi -Use (>_8') • Along W. Dove Rd. - (<-8') • West side of future W. Kirkwood Blvd. - Multi -Use (>8') Comprehensive Plan Review Carillon Parc — ZA19-0072 Page 7