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Item 7 - Corridor Planning Committee Report1 Item #4 M E M O R A N D U M May 31, 2024 To: Corridor Planning Committee From: Dennis Killough, Director of Planning and Development Services Subject: Item #4 Overview – Medical Office Building at 451 E. SH 114 Purpose: Review, discuss and make recommendations regarding a proposed 32,000 sq. ft. medical office building on approximately 2.65 acres at 451 E. SH 114, immediately east of the Methodist Southlake Medical Center. Property Details: The proposed site is located at 451 E. SH 114, which currently includes a surface parking lot and a fire lane with driveway access on the E. SH 114 access road. The site is approximately 2000 feet east of the intersection of the access road and N. White Chapel Blvd. Surrounding uses include the Methodist Southlake Medical Center to the west zoned “S- P-2” Generalized Site Plan District and Mike’s Garden Center to the east zoned “B-2” Commercial Manufacturing District. The current zoning is “S-P-2” Generalized Site Plan District. Background: This property was included as part of the zoning change and concept plan (ZA07-052) for Southlake Regional Medical Center (now Methodist Southlake Medical Center), which was approved by City Council on July 17, 2007. The zoning is “S-P-2” Generalized Site Plan District, with “O-2” Office District uses and limited additional uses for the development of a hospital and medical office complex. The original concept plan showed a 6-story, 90,000 sq. ft. medical office building with a connection to the hospital on this portion of the site. Site Detail: The applicant proposes the development of an approximately 32,000 sq. ft., 3-story free-standing medical office building (no connection to the hospital). 2 Aerial Location: Transportation: The property is located along the E. SH 114 frontage road. E. SH 114 is a freeway with 300’- 500’ of right-of-way. Master Thoroughfare Plan 3 Master Pathways Plan: There is an existing >=8 ft. multi-use trail along the E. SH 114 frontage. No additional pathways are recommended in the Master Pathways Plan on this site. Southlake Comprehensive Land Use Plan: The underlying land use designation is Mixed Use. Purpose: 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. Definition: 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. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi‐Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories. Scale and Context Criteria for the Mixed Use Future Land Use Category: General • Buildings and their pedestrian entrances are to be oriented towards internal streets. • Larger-format retail uses (with footprints larger than 40,000 square feet) 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 • Hotel uses should be full-service hotels at market-driven locations, primarily in the S.H. 114 Corridor. Full-service, for the purposes of this plan, shall be hotels that include a table-service restaurant within or directly attached to the hotel. Other services or 4 amenities typically included would be bell service and room service, as well as available meeting space. • The desire is to approve hotels adequate to support market-driven commerce in the City, paying attention to the product mix such that the hospitality services in the area are complementary to one another. Single-family Residential Uses • Residential uses are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and commercial uses. • Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. S.H. 114 Corridor Plan June 20, 2017 Page 17 • They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. • Single-family residential uses are recommended to be to the density and scale that is appropriate based on the context and character of the proposed overall development. 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 “after-thought”. 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. Civic Uses • Civic uses such as day-cares, post office, police substation, local government offices, churches, etc. are encouraged. Ideally, civic uses should be located centrally in the development and provide convenient access to all other uses and activities in the development. 5 • Civic uses are to be designed to the scale and context of the neighborhood. Uses are encouraged to be appropriately scaled to the proposed development and generally limited to a maximum of 10,000 square feet of built area. Overall Character and Design for the Mixed Use Future Land Use Category: • 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. 6 Site Specific Recommendations: The subject property is also included in land use recommendation 114-LU5 in the SH 114 Corridor, which has the following site-specific recommendations: In addition, land use recommendation 114-LU15 applies to this property: • Surface parking along S.H. 114 is discouraged unless adequately screened and buffered. Underground parking or structured parking is preferred when development scale permits. 7 Optional Land Use Recommendations: The subject property has the Medical and Wellness Overlay optional land use designation. SH 114 Optional Land Use Recommendations Legend MEDICAL AND WELLNESS DISTRICT OVERLAY The Medical Cluster category is an overlay category 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. By its nature, the Medical Cluster is intended to foster collaboration and multiplication of benefits by locating medical services and disciplines in close proximity to each other, thereby benefitting both the institutions and the patients they serve. The Medical Cluster is envisioned to provide the greatest benefits when used in close proximity to existing medical facilities such as those clustered around the 114 Corridor between N. Carroll Avenue and N. White Chapel Avenue. Land Use Percentage of Acreage Flexibility Allowed Medical, Health and Wellness 75% ±25% Supporting Office 5% ±5% Supporting Retail 5% ±5% Open Space (plazas & squares) 15% ±15% Total 100% 8 Narrative & Plans May 23, 2024 Corridor Planning Committee City of Southlake 1400 Main St., Suite 460 Southlake, Tx 2024.714.000 Re: 3-Story Southlake MOB Dear Corridor Planning Committee, The preliminary intent for the proposed development located at the southeast corner of SH 114 and White Chapel Road is to construct a 32,000 square-foot medical office building to complement the existing adjacent hospital site. The development intends to use surface parking as shown in the attached Conceptual Site Plan. The proposed building does not connect to the existing hospital as previous iterations of the Site Plan have shown. The development will utilize the existing detention basin that was designed and constructed for the development. Additionally, there appears to be water and sewer extended to the lot. So, there is not a need to extend public utilities to the site. Sincerely, Baird, Hampton & Brown Skylar Wierzbicki, PE Associate, Civil Engineer ISSUE DATE02-02-2024PRELIMINARYDRAWING NOT FORBIDDING, PERMITTING,OR CONSTRUCTION106E Church StreetWeatherford, TX 76086(817) 565-9826matt@covenantarch.comCovenantArchitectureSouthlake, TX Castle MOB MATT WILLIAMS17691E State HWY 1141"=30'-0"SITE PLANA1SERVICE ROAD STATE HIGHWAY 1141371401411621631671681971821831161361159575947468676253613223012232,116sf MOBTHREE STORYPARKING SUMMARYPARKING PROVIDEDPARKING REQUIRED (28,500usf / 150SF PER SPACE) 190 SPACES197 SPACES52433342AREA SUMMARYGSFFIRST FLOORSECOND FLOORTHIRD FLOORTOTALGUSF10,972sf 9,500sf10,572sf 9,500sf10,572sf 9,500sf32,116sf 28,500sf ISSUE DATE05-16-2024PRELIMINARYDRAWING NOT FORBIDDING, PERMITTING,OR CONSTRUCTION106E Church StreetWeatherford, TX 76086(817) 565-9826matt@covenantarch.comCovenantArchitectureSouthlake, TX Castle 3 Story MOB MATT WILLIAMS17691E State HWY 114 WEST ELEVATIONSOUTH ELEVATION