2004-072rFICIAL RECORD
RESOLUTION NO. 04-072
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, ADOPTING THE DAVIS
BOULEVARD/F.M. 1938 CORRIDOR: ANALYSIS AND
RECOMMENDATIONS (DAVIS BOULEVARD/F.M. 1938
CORRIDOR PLAN) AS AN ELEMENT OF SOUTHLAKE 2025
PLAN, THE CITY'S COMPREHENSIVE MASTER PLAN.
WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the
voters in a duly called Charter election on April 4, 1987; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's
comprehensive plan elements every four years,
WHEREAS, the City Council recognizes that the Davis Boulevard/F.M. 1938 Corridor:
Analysis and Recommendations is an element of the Southlake 2025 Plan, the City's
Comprehensive Master Plan,
WHEREAS, the City Council has determined that the document complies with
Southlake 2025 Plan, Phase I (Vision, Goals, & Objectives) and provides the guiding principles
for all the elements of the Comprehensive Plan, including the Land Use and Master
Thoroughfare Plans for the Davis Boulevard/F.M. 1938 Corridor,
WHEREAS, the City Council has deemed that the Davis Boulevard/F.M. 1938 Corridor
Plan has been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations herein reflect the
community's desires for the future development of the Davis Boulevard/F.M. 1938 Corridor,
THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, THAT:
Section 1. All of the findings in the preamble are found to be true and correct and the City
Council hereby incorporates said findings into the body of this resolution as if
copied in its entirety
Section 2. Exhibit A is hereby adopted as Davis Boulevard/F.M. 1938 Corridor Plan, a part
of the Southlake 2025 Plan, the City's Comprehensive Master Plan.
Section 3. The different elements of the Comprehensive Master Plan, as adopted and
amended by the City Council from time to time, shall be kept on file in the office
of the City Secretary of the City of Southlake, along with a copy of the resolution
and minute order of the Council so adopting or approving the same. Any existing
element of the Comprehensive Master Plan which has been heretofore adopted by
the City Council shall remain in full force until amended by the City Council as
provided herein.
Section 4. This resolution shall become effective on the date of approval by the City Council
PASSED AND APPROVED ON THIS 7' DAY OF DECEMBER 2004.
ATTEST:
0&A-
Lori Farwell,
City Secretary
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CITY OF
By:
Andy Wambsganss, Mayor
EXIIIBIT A
S 0.,U,TH LAKE
Z O 2 5
Planning Today for a Better Tomorrow
SOUTULAKE 2025 PLAN - PHASE II
DAMS BOULEVARD/F.M. 1938 CORRIDOR:
ANALYSIS & RECOMMENDATIONS
E
SOUTHLAI E PLANNING & ZONING COMMISSION
SOUTHLAI E CITY COUNCIL
ADOPTED BY THE SOUTHLAKE CITY COUNCIL ON DECEMBER 7, 2004
RESOLUTION No. 04-072
WW W.CTTYOFSOUTHLAKE. COM/SL2025/DEFAULT.ASP
111
EXECUTIVE SUMMARY
The Southlake 2025 Plan is the city's comprehensive plan update and a blueprint for its future. It
is a statement of community values and establishes a vision for the long-term growth and
development of the city. On March 2, 2004, City Council adopted Phase 1 - Vision, Goals, and
Objectives of the Southlake 2025 Plan. This document forms the basis for Phase II — developing
the specific recommendations on the Land Use, Thoroughfare (mobility), and other elements.
To facilitate a detailed but efficient planning process for Phase H, the Planning & Zoning
Commission divided the city into nine (9) separate planning areas. The Davis Boulevard/F. M.
1938 Corridor is the first one of the nine planning areas in the Phase II planning process. The
purpose of this report is to:
1. Establish a detailed background for the planning area and planning process;
2. Identify current development constraints and issues;
3. Identify critical environmental and natural resources to be preserved;
4. Explore development opportunities within the study area; and
5. Make recommendations for the future development of the area.
The area plans developed as a part of the Southlake 2025 Plan process will be used as the basis
for updating the city's land use and master thoroughfare plans and creating new plans for
environmental protection and mobility. Also, these area plans will be utilized in setting priorities
in the Capital Improvement Program (CIP) planning process, updating current development
ordinances, and could serve as a catalyst for creating new planning related programs.
ACKNOWLEDGEMENTS
SOUTBLAKE CITY COUNCIL
ANDY WAMBSGANSS, MAYOR
KEITH SHANKLAND, MAYOR PRO TEM
CAROLYN MORRIS, DEPUTY MAYOR PRO TEM
JOHN TERRELL
GREGORY JONES
VIRGINIA M. MUZYKA
LAURA K HILL
SOUTHLAKE PLANNING & ZONING COMMISSION
VERNON STANSELL, CHAIR
DEBRA EDMONDSON, VICE -CHAIR
BRANDON BLEDSOE
MICHAELBoum
AL MORIN
MICHAEL SPRINGER
WILLIAM (BILL) VAUGHAN
ii
TABLE OF CONTENTS
EXECUTIVE SUMMARY
1.0 INTRODUCTION
1.1 General Character of the Corridor
2.0 EXISTING PLANS & STUDIES
2.1 1995 Corridor Plan
2.2 1998 Land Use Plan
2.3 1997 Thoroughfare Plan
2.4 2001 Southlake Pathways Plan
3.0 PRELIlVIINARY ANALYSIS
3.1 Existing Land Use & Character
3.2 Zoning
3.3 Environment & Topography
4.0 LAND USE PLAN
4.1 General Land Use & Character Recommendations
4.2 Implementation Strategies
4.3 Site Specific Land Use Recommendations
5.0 MOBILITY PLAN
5.1 General Mobility Plan Recommendations
5.2 Thoroughfare Plan Recommendations
5.3 Implementation Strategies
6.0 ENVIRONMENTAL RESOURCES
6.1 Environmental Resource Protection Recommendations
6.2 Implementation Strategies
APPENDIX A
Transition 1 (T-1) & Transition 2 (T-2) Land Use Categories
iii
SOUTHLAKE 2025 PLAN
PHASE II
DAVIS BOULEVARD/ i' .M. 193 8 CORRIDOR:
ANALYSIS & RECOMMENDATIONS
SOUTHLAKE PLANNING & ZONING COMMISSION
SOUTHLAKE CITY COUNCIL
ADOPTED DECEMBER 7, 2004
1400 MAIN STREET, SurrE 310, SOuTHLAKE, TExAs 76092
WWW.CITYOFSOUTHLAKE.com/sL2025/bEFAULT.ASP
1V
Resolution 04-072 December 7, 2004
1.0 INTRODUCTION
The Davis Boulevard/F.M. 1938 Corridor is a critical north -south corridor located in the
western portion of the city. This corridor is significant in the northeast Tarrant County area and
provides critical regional mobility. In the region, Davis Boulevard/F.M. 1938 links the cities of
North Richland Hills (from Interstate 820 & S.H. 26), Keller, and Southlake. With its imminent
extension north to S.H. 114, F.M. 1938 will also connect the cities of Westlake and Trophy Club.
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Location of the Davis Boulevard Corridor in the north-east Tarrant
County region.
Within the city of
Southlake, F.M. 1938 is
known as Davis
Boulevard south of
F.M. 1709 (Southlake
Blvd.) and Randol Mill
Avenue north of F.M.
1709.
The current
configuration of the
Davis Blvd. section in
Southlake is 5 -lane
undivided including a
center two-way left turn
lane and a dedicated
left -turn lane at F.M.
1709.
The Randol Mill Avenue section is a two-lane undivided rural cross section. Future plans
include the widening of F.M. 1938 from Southlake Blvd to S.H. 114 and is discussed in detail
later in this analysis.
r
Davis Blvd. corridor south of F.M. 1709 Randol Mill Avenue north of F.M. 1709
Southlake 2025 Plan 1 Davis Boulevard/F. M 1938
Phase II Analysis & Recommendations
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Location of the Davis Boulevard Corridor in the north-east Tarrant
County region.
Within the city of
Southlake, F.M. 1938 is
known as Davis
Boulevard south of
F.M. 1709 (Southlake
Blvd.) and Randol Mill
Avenue north of F.M.
1709.
The current
configuration of the
Davis Blvd. section in
Southlake is 5 -lane
undivided including a
center two-way left turn
lane and a dedicated
left -turn lane at F.M.
1709.
The Randol Mill Avenue section is a two-lane undivided rural cross section. Future plans
include the widening of F.M. 1938 from Southlake Blvd to S.H. 114 and is discussed in detail
later in this analysis.
r
Davis Blvd. corridor south of F.M. 1709 Randol Mill Avenue north of F.M. 1709
Southlake 2025 Plan 1 Davis Boulevard/F. M 1938
Phase II Analysis & Recommendations
Davis Blvd. corridor south of F.M. 1709 Randol Mill Avenue north of F.M. 1709
Southlake 2025 Plan 1 Davis Boulevard/F. M 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
This preliminary analysis of the Davis Boulevard/F.M. 1938 Corridor is a part of the larger
effort of Phase II of the Southlake 2025 Plan. The city has been generally divided into planning
areas in order to facilitate an efficient but detailed study of the whole city (see figure below).
The boundaries shown for the different planning areas A through I may change as the Planning
Zoning Commission sees fit. They are intended to be flexible with general identification of
areas of development impact.
These delineations are for planning purposes and may contain areas that are similar in
character and land use. Each area may be further delineated into sub -areas for specific policy
recommendations as identified by the Planning & Zoning Commission.
N
A
0.3 0 0.3 0.6 Miles
Southlake 2025 Plan — Phase II
Davis BoulevardT.M. 1938 Corridor relative to other Planning Area Delineations
The Davis Boulevard Corridor is plan area A as identified in the map above.
Southlake 2025 Plan 2 Davis Boulevard/FM 1938
Phase II Analysis & Recommendations
Resolution 04-072
Davis Boulevard Corridor
Base Map
View of the floodplain behind Parker's Corner.
December 7, 2004
1.1 General Character of the
Corridor
The Davis Boulevard/F.M.
1938 Corridor south of F.M.
1709 is characterized generally
by industrial and auto -oriented
service uses. A large shopping
center (Southlake Marketplace)
is located at the southeast comer
of the intersection of F.M. 1709
and F.M. 1938. There are
several parcels in this corridor
that are either undeveloped or
have potential for
redevelopment.
The areas along the eastern
edge of the corridor plan area are
generally built -out into
residential subdivisions. The
plan area borders the city of
Keller to the south and
northwest. North of F.M. 1709,
F.M. 1938 is characterized by
low intensity residential and
agricultural uses.
C2 I—
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View of Southlake Marketplace at
EM 1709 & EM 1938
A tributary of Bear Creek with a significant
area in the 100 -year flood plain runs north -south
along the western edge of the plan area. This area
provides unique opportunities and challenges in
the plan area. Bear Creek runs along the southern
boundary of the plan area. The Davis
Boulevard/F.M. 1938 corridor has unique natural
beauty characterized by significant tree stands and
grade changes.
Southlake 2025 Plan 3 Davis Boulevard/F M 1938
Phase H Analysis & Recommendations
SOUTHL KE,
T I
141
Davis Boulevard Corridor
Base Map
View of the floodplain behind Parker's Corner.
December 7, 2004
1.1 General Character of the
Corridor
The Davis Boulevard/F.M.
1938 Corridor south of F.M.
1709 is characterized generally
by industrial and auto -oriented
service uses. A large shopping
center (Southlake Marketplace)
is located at the southeast comer
of the intersection of F.M. 1709
and F.M. 1938. There are
several parcels in this corridor
that are either undeveloped or
have potential for
redevelopment.
The areas along the eastern
edge of the corridor plan area are
generally built -out into
residential subdivisions. The
plan area borders the city of
Keller to the south and
northwest. North of F.M. 1709,
F.M. 1938 is characterized by
low intensity residential and
agricultural uses.
C2 I—
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View of Southlake Marketplace at
EM 1709 & EM 1938
A tributary of Bear Creek with a significant
area in the 100 -year flood plain runs north -south
along the western edge of the plan area. This area
provides unique opportunities and challenges in
the plan area. Bear Creek runs along the southern
boundary of the plan area. The Davis
Boulevard/F.M. 1938 corridor has unique natural
beauty characterized by significant tree stands and
grade changes.
Southlake 2025 Plan 3 Davis Boulevard/F M 1938
Phase H Analysis & Recommendations
I t
Resolution 04-072 December 7, 2004
Future (2030) traffic projections indicate that F.M. 1938 will carry about 30,000 vehicle trips per
day north of F.M. 1709 and about 70,000 vehicle trips per day south of F.M. 1709. 2030 traffic
projections along F.M. 1709 at F.M. 1938 indicate about 50,000 vehicle trips per day.
Southlake 2025 Plan 4 Davis Boulevard/F.M 1938
Phase II Analysis & Recommendations
The center of the plan
Traffic Count Trends at the Intersection of FM 1709 3 1938
area contains the
50,000
I intersection of F.M. 1938
45,000 and F.M. 1709; one of the
40,000 major intersections in the
00
35,000 i city. Traffic counts on
30,000 Davis Blvd and Randol
9 25,000 - - I
I Mill have not changed
o 20,000
I significantly in the last
I
5,000
I two years. However,
10,000 _ F.M. 1709 has seen the
a' 5,000 largest increase in
2000 2001 2003 zoos average daily traffic in
YearYear the last year after twoy
FM 1709 } Davis Blvd Randol Mil years of decline.
Future (2030) traffic projections indicate that F.M. 1938 will carry about 30,000 vehicle trips per
day north of F.M. 1709 and about 70,000 vehicle trips per day south of F.M. 1709. 2030 traffic
projections along F.M. 1709 at F.M. 1938 indicate about 50,000 vehicle trips per day.
Southlake 2025 Plan 4 Davis Boulevard/F.M 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
2.0 EXISTING PLANS & STUDIES
Understanding past planning efforts with respect to land use, transportation, and design is
critical to developing the Southlake 2025 Plan. Specifically, the 1995 Corridor Plan, the 1998
Land Use Plan, and the Master Thoroughfare Plan are the most relevant to current planning
efforts. This planning effort will also coordinate adopted plans for trails, parks, and open space
Southlake Pathways Plan and the Southlake Parks, Recreation, and Open Space Plan).
2.1 1995 Corridor Plan.
The 1995 Southlake Corridor Study was undertaken to provide guidelines to the city on
issues relating to development along the city's most prominent roadways. These issues
included providing the city with its own unique character which is reflective of the quality of
residential development and ensuring the long term health and vitality of these corridors. One
of the corridors identified for specific recommendations included Davis Boulevard and F.M.
1709 (Southlake Boulevard). Recommendations were divided into land use and urban design
recommendations. The following section summarizes the recommendations from the 1995
Corridor Study.
Land Use
Recommendations:
Intended primarily
as a service area for
Southlake, Keller,
and North Richland
Hills.
Uses are intended to
be a mixture of light
industrial, large scale
retail and wholesale
uses, including auto
service and repair
uses.
Appropriate zoning
districts to include I-
1 for industrial uses
and B-2, C-1, C-2,
C-3, B-1, and O-1
districts for business
service uses.
Southlake 2025 Plan
Phase II
1
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Legend
Retail Commercial
Office Commercial
s,
Industrial
Residential
Business/Service
1995 Corridor Study Land Use Recommendations for Davis
Boulevard & Southlake Boulevard
5 Davis Boulevard/F.M. 1938
Analysis & Recommendations
Resolution 04-072
Design Recommendations:
FF- 7-d- - PwId 'C' 1L Gr.Nle
1
Other Recommendations of the 1995 Corridor Plan include —
T _ i
December 7, 2004
The 1995 Corridor
Plan recognized F.M.
1938 (Davis Boulevard)
as a critical entry -way
into the city that needed
enhancements as a portal
into the city. Further,
the study recommended
a "vertical marker" as an
identification graphic.
Elimination of concrete erosion control along the corridor and utilization of retaining
walls of natural materials and plantings.
Increasing in bufferyard standards with respect to width and required plantings to
differentiate the corridor.
Canopy trees planted along the corridor in groupings to buffer surface parking and
frame private development.
Plant material should be limited to selected hardy plants and trees should be a
minimum of 2" — 4" caliper to achieve a "natural tree grove" corridor edge.
2.2 1998 Land Use Plan
The 1998 Land Use Plan (LUP) is the primary element of the city's existing comprehensive
plan. The Southlake City Charter establishes the Comprehensive Master Plan as a policy
instrument that guides "...the growth, development, and beautification of the City." Presently,
the Comprehensive Master Plan consists of various related policy components. Collectively,
they are the basis for short-term and long-term decisions on the physical development of
Southlake. Components of the Comprehensive Master Plan include:
1. Land Use Plan;
2. Thoroughfare Plan;
3. Parks, Recreation, and Open Space Master Plan;
4. Water, Sewer, and Drainage Master Plans; and
5. Solid Waste Disposal Master Plan.
Particularly, the Land Use Plan is a guide to the physical development of Southlake by
establishing a general pattern of land uses. It allocates the appropriate location, concentration,
and intensity of future development within the City by land use categories. As such, the 1998
Land Use Plan consists of a map illustrating the pattern of land uses by category and text with
descriptions of the individual land use categories. The following section describes the
application of the existing 1998 Land Use Plan on the Davis Boulevard/F.M. 1938 Corridor.
Southlake 2025 Plan 6 Davis Boulevar&F.M 1938
Phase H Analysis & Recommendations
Resolution 04-072
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SOUTHLAKE
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eaF•u-•.r[GStK:•ic,wf aE••narori><o;bi Davis Boulevard Corridor
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December 7, 2004
The adopted 1998
Land Use Plan as it
applies to the Davis
Boulevard, to a large
extent, reflects the
recommendations
made in the 1995
Corridor Study.
Significant portions
along Randol Mill are
designated Low
Density Residential in
an effort to preserve
and limit the existing
character of residential
development.
The majority of the
Retail Commercial
designation is limited
to the intersection of
F.M. 1709 and F.M.
1938 while a smaller
scale retail center has
been identified at the
intersection of Davis
and Continental.
Industrial and mixed
use designation is
predominant along the
eastern portion of
Davis Boulevard. The
western portion of
Davis between
Michael Drive and
F.M. 1709 is
designated Low
Density Residential in
keeping with its
existing character.
Transition to adjoining neighborhoods is achieved by locating Office Commercial areas as
buffers between higher intensity commercial and lower intensity residential uses. The western
edge of the plan area is traversed by the 100 -year flood plain. The 1998 Land Use Plan
designation along the flood plain recommends its preservation as a "natural open area".
However, the plan allows the reclamation of land in the flood plain (not in the floodway) if it
meets Federal Emergency Management Agency (FEMA) standards.
Southlake 2025 Plan 7 Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
2.3 1997 Master Thoroughfare Plan
The 1997 Master Thoroughfare Plan (MTP) provides standards, definitions, and cross-
section characteristics of the different roadway configurations. The city uses the plan to
require dedications of new and expanded rights-of-way as triggered by new development. This
plan is also used during the Capital Improvements Program (CIP) process to prioritize
transportation improvements. The next part of the analysis summarizes the relevant roadway
section details from the MTP.
SOUiHLAKE,
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Davis Boulevard Corridor
Master Thoroughfare Plan
F.M. 1709 and F.M.
1938 are two principal
arterials in the city with
the primary function of
serving regional and
major traffic generators.
The focus on these
roadways is access
management to limit
intersections and traffic
signals.
Both roadways are
designated with a right-of-
way (R -O -W) of 130 feet.
The extension of F.M.
1938 along Randol Mill is
designated with a R -O -W
of 140 feet to include
median.
F.M. 1709 is slated to
be a 6 -lane divided arterial
with center and right turn
lanes at intersections.
F.M. 1938 is designated to
be a 5 -lane undivided
cross section with a
continuous two-way left
turn lane. The only other
arterial in the study area is
Continental Boulevard
which is designated as a
3 -lane undivided roadway
with an 84 -foot R -O -W.
Southlake 2025 Plan 8 Davis Boulevard/F.M 1938
Phase II Analysis & Recommendations
Resolution 04-072
Continental Boulevard -A3U- 84'
P
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i PIZ 12' 14' 12'
D r f
T
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3' 6' 2' 8' 2' 42' ' 8' 2' 6' 3'
84'
Legend: C=Curb, L= -Lane, M=Median, P=Parkway, T=Trail, D=Bar Ditch
Union Church Road - C2U- 84'
P CTL
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2,12, 16 16 2121
22' 40'* 22'
84'
December 7, 2004
Arterial:
3 -Lane Undivided
Design Speed = 35 mph
Maximum Service Level
Volume (LOS "D") =
14,500 vehicles per day
Collector:
2 -Lane Undivided
Design Speed = 35 mph
Maximum Service Level
Volume (LOS "D") _
8,400 vehicles per day
Union Church Road -C2U 84' R -O -W Johnson Road - C2U 70' R -O -W
Johnson Road - C2U- 70' Collector:
P T P- ,C T L L TC P 2 -Lane Undivided
16' 1 6' - i ,i;
22 22
6'-6' 6' _ 40" - l -12'
70'
Design Speed = 35 mph
Maximum Service Level
Volume (LOS "D") _
8,400 vehicles per day
Southlake 2025 Plan 9 Davis Boulevard/F.M 1938
Phase II Analysis & Recommendations
Resolution 04-072
2.4 2001 Southlake Pathways Plan.
December 7, 2004
The 2001 Southlake Pathways Plan is a pedestrian, bicyclist and equestrian non -motorized
system master plan for transportation and recreation. It builds on an earlier (1995) trail system
master plan and expanded it to include greenway connections with present and future
development wherever possible. The following section identifies the specific
recommendations of the 2001 Southlake Pathways Plan as they pertain to the Davis
Boulevard/F.M. 1938 Corridor.
a-
SODIHLAKE _ —
no$ Ptthways M- D.Vg—Non.
Davis Boulevard Corridor
2001 Pathways Pian &
Existing Pedestrian Network
uQeM
The 2001 Pathways Plan
identifies on -street bicycle
facilities along F.M. 1709
and F.M. 1938. The Plan
recommends requiring 15'
outside lanes to
accommodate bicyclists on
roadways with speeds of 45
mph or more.
F.M. 1709 and F.M. 1938
are the major regional
connectors in the Northeast
Tarrant County area and
thus provide opportunities
for non -automobile access
to adjoining cities of Keller,
Grapevine, Westlake,
Trophy Club, and North
Richland Hills.
This system of on -street
bicycle facilities are to be
complemented by a network
of multi -use trails along
arterials and sidewalks
along collectors and
residential streets.
Opportunities to improve
non -motorized network in
the form of new
development and street
improvements should be
maximized.
Southlake 2025 Plan 10 Davis Boulevard/FM 1938
Phase II Analysis & Recommendations
L7
no$ Ptthways M- D.Vg—Non.
Davis Boulevard Corridor
2001 Pathways Pian &
Existing Pedestrian Network
uQeM
The 2001 Pathways Plan
identifies on -street bicycle
facilities along F.M. 1709
and F.M. 1938. The Plan
recommends requiring 15'
outside lanes to
accommodate bicyclists on
roadways with speeds of 45
mph or more.
F.M. 1709 and F.M. 1938
are the major regional
connectors in the Northeast
Tarrant County area and
thus provide opportunities
for non -automobile access
to adjoining cities of Keller,
Grapevine, Westlake,
Trophy Club, and North
Richland Hills.
This system of on -street
bicycle facilities are to be
complemented by a network
of multi -use trails along
arterials and sidewalks
along collectors and
residential streets.
Opportunities to improve
non -motorized network in
the form of new
development and street
improvements should be
maximized.
Southlake 2025 Plan 10 Davis Boulevard/FM 1938
Phase II Analysis & Recommendations
i
Resolution 04-072
3.0 PRELIIVIINARY ANALYSIS
3.1 Existing Land Use & Character
December 7, 2004
The Davis Boulevard/F.M. 1938 Corridor is characterized by a variety of uses from service
oriented to neighborhood retail oriented to rural residential. This corridor has seen gradual
changes and has seen some recent residential development such as Siena and Southlake
Woods. The remnants of the residential character that was predominant prior to the 1990's in
the corridor are evident along Davis Boulevard.
Residential uses along Davis Boulevard
Many of the industrial uses, specifically, Michael Drive and Tex -Art Stone, existed at the
time the properties were annexed into the city. These are higher intensity industrial uses
characterized by metal buildings, outdoor storage, and unimproved streets and properties. The
properties along Michael Drive are designated Mixed Use along F.M. 1938 and Low Density
Residential adjacent to Siena residential subdivision. Current zoning of these properties is
AG" Agricultural which was the default zone applied to the property when it was annexed
into the city.
Industrial Uses along Michael Drive
Y
Industrial Uses at Davis Blvd and Union
Church (Tex Art Stone and Maytag)
Southlake 2025 Plan 11 Davis BoulevardlF.M. 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
North Davis Business Park was developed in the early 1990's and is a 20 -acre development
of low -intensity warehouse office and storage uses. Some auto -service related uses are located
along this frontage on Davis Boulevard (F.M. 1938).
Auto -related uses on Davis Blvd.
W=A
North Davis Business Park
The intersection of F.M. 1709 and F.M. 1938 has the highest intensity of retail uses in the
corridor. This retail center is a 190,000 sq.ft. grocery -anchored neighborhood center on 22
acres called Southlake Marketplace. The grocery anchor is Albertson's with Hobby Lobby as
the other anchor. Pad sites along F.M. 1709 and F.M. 1938 are occupied by fast-food
restaurants and other neighborhood retail. The long-term vitality of this neighborhood center
needs to be evaluated in light of the synergy of retail activities that is shifting a mile south to
the intersection of North Tarrant Parkway and F.M. 1938 in North Richland Hills.
77 -
Albertson's at the Southlake Marketplace Southlake Marketplace as seen from the
intersection off M 1709 and Randol Mll
A strip shopping center called Parker's Comer with neighborhood oriented uses such as
cleaners, furniture store, sandwich shop, etc., occupies the southwest comer of the intersection
of F.M. 1709 and F.M. 1938. Immediately south of Parker's Comer along F.M. 1938 is a
Sonic fast food restaurant. The other two comers of the intersection are anchored by gas
stations. Jellico Center has a FINA gas station and an older strip shopping center behind it.
The north east comer has a Shell Gas Station and immediately to the east are a bank and the
West DPS Station.
Southlake 2025 Plan
Phase II
12 Davis Boulevard/F.M 1938
Analysis & Recommendations
Resolution 04-072 December 7, 2004
a
View ofFINA gas station at F. M 1709 &
Randol Mill
View of Shell gas station at F.M 1709 &
Randol Mill
A significant portion of vacant land at the intersection of F.M. 1709 and F.M. 1938 is
located behind Jellico Center with limited visibility from the intersection. Moving north along
Randol Mill, uses transition into are lower intensity residential uses. However, some well-
established and smaller scale non-residential uses are also located in this stretch of the corridor.
View of Randol 1I11 from F. M 1709
intersection
3.2 Zoning
View of Gas Station on Randol Mill
A large portion of the Davis Boulevard/F.M. 1938 Corridor has "AG" Agricultural zoning.
Also, the "AG" zoning was the default zoning category when any property was annexed into
the city. This is indicative of a slower development trend in the area. The Davis Boulevard
area has a mixture of industrial and residential uses. Some parcels located on F.M. 1709 are
commercially zoned, but are either vacant or underutilized.
Though existing zoning does not drive land use plan classifications, it is an important input
to evaluate the market feasibility and potential for development according to the adopted
comprehensive plan elements.
Southlake 2025 Plan 13 Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
SOUTHLAKE
Davis Boulevard Corridor_.,. 2 0 2 5
Zoning:
3.3 Environment & Tonographv
The Davis Blvd/F.M. 1938 Corridor is unique in its natural character. Along Davis
Boulevard, south of F.M. 1709, a steep grade separates the roadway from the properties to the
east. This grade change makes the development and redevelopment of the properties between
Southlake Marketplace and North Davis Business Park challenging.
Southlake 2025 Plan 14 Davis Boulevard/FM 1938
Phase II Analysis & Recommendations
I
Resolution 04-072
j•'"
t.. -,t2025 Davis Boulevard Corridor
t? "
Hydrology, Drainage, 3 Contours ,;w
December 7, 2004
The land in the corridor
slopes down from east to
west to the creek along the
western edge of the
corridor. This creek is
primarily in the 100 -year
flood plain and forms a
natural edge to the uses
along the corridor.
A significant amount of
the underutilized and
undeveloped property to the
west of Davis Boulevard is
in this floodplain making
the development of these
properties challenging.
Any recommendations for
development in this portion
of the plan area should take
the floodplain into account.
With innovative
development guidelines and
the right incentives, the
floodplain can become a
natural asset to the corridor
becoming the seam between
the commercial corridor
along Davis and the
existing and future
residential neighborhoods
to the west.
View offloodplain behind Sonic Restaurant View ofgrade changes along Davis
Boulevard
Southlake 2025 Plan 15 Davis Boulevard/F.M 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
4.0 LAND USE PLAN
Based on the existing character, previously adopted plans, Southlake 2025 Plan Vision,
Goals, & Objectives, and the proposed F.M. 1938 extension north to S.H.114 the following
general land use recommendations for the Davis Boulevard/F.M. 1938 Corridor Plan Area "A"
are recommended.
4.1 General Land Use & Character Recommendations
Create transitional land use categories that provide property owners with alternative
flexible tools to propose innovative and mixed-use projects on identified transition sites
while protecting existing developed properties. Transition sites are those that are
adjacent to existing commercial property or arterial roadways and are also adjacent to
existing residential neighborhood.
Evaluate and adopt changes to the Land Use Plan which reflect the current and desired
future development patterns in the Davis Boulevard Corridor.
Preserve the character of the lower -intensity residential uses north of Johnson Road along
the proposed F.M. 1938 extension.
Limit higher intensity industrial uses to existing areas (e.g.: Michael Drive, Tex -Art
Stone) and provide incentives for these areas to be redeveloped or improve their overall
visual appearance.
Encourage the visual improvement of the industrial properties on Michael Drive
immediately adjacent to Siena to lower -intensity warehouse/flex office uses.
Existing character ofJohnson Road that needs to
be preserved.
Uses located on Ifichael Drive with
redevelopment potential
Encourage a pedestrian -friendly redevelopment at the southeast comer of F.M. 1709 and
F.M. 1938 intersection.
Strengthen the retail node at Davis and F.M. 1709 by encouraging business retention and
providing for flexibility in redevelopment of the shopping center as the local/regional
market changes with the extension of F.M. 1938.
Prioritize the design and implementation of an entry feature near the intersection of Davis
and Continental Boulevards.
Southlake 2025 Plan 16 Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
Resolution 04-072
Existing
Neighborhoods _
T-1
Transition
1
I
Major Retail Node
T-2 0=1—,
Transition
Desirable form of commercial development at critical nodes
4.2 Implementation Strategies
Land Use & Character Recommendations
Create transitional land use categories
that provide property owners with
alternative flexible tools to propose
innovative and mixed-use projects on
identified transition sites. Transition
sites are those that are adjacent to
existing commercial property or arterial
roadways and are also adjacent to
existing residential neighborhood.
Evaluate and adopt changes to the Land
Use Plan which reflect the current and
desired future development patterns in
the Davis Boulevard Corridor.
Preserve the character of the lower -
intensity residential uses north of
Johnson Road along the proposed F.M.
1938 extension.
December 7, 2004
Implementation Strategies
Create a transitional land use category.
Develop performance standards for the
transitional land use category and designate
appropriate areas on the land use map. (See
Appendix A & B for information about the
proposed new land use categories T-1 & T-
2)
Amend the land use plan map (Land Use
Recommendations map on page 23).
Limit rezoning to SF -IA or RE in this area.
Southlake 2025 Plan 17 Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
Resolution 04-072
Land Use & Character Recommendations
Limit higher intensity industrial uses to
existing areas (e.g.: Michael Drive, Tex -
Art Stone) and provide incentives for
these areas to be redeveloped or
improve their overall visual appearance.
Encourage the visual improvement of
the industrial properties on Michael
Drive immediately adjacent to Siena to
lower -intensity warehouse/flex office
uses.
Encourage larger scale development at
the southeast corner of F.M. 1709 and
F.M. 1938 intersection.
Strengthen the retail node at Davis and
F.M. 1709 by encouraging business
retention and providing for flexibility in
redevelopment of the shopping center as
the local/regional market changes with
the extension of F.M. 1938.
December 7, 2004
Implementation Options
Designate Michael Drive and the TexArt
Stone area as transition land use category on
the land use plan map to encourage
redevelopment of the area. (see Appendix
A)
Encourage a regional shopping center at the
southeast corner intersection of F.M. 1709
Conceptual design for a regional shopping area
at the southeast corner ofF.M 1709 & F.M
1938 illustrating both an inward and outward
building orientation.
P Prioritize the design and implementation •
of an entry feature near the intersection
of Davis and Continental Boulevards.
Southlake 2025 Plan
Phase H
F.M. 1938. Regional centers provide a
deep selection of merchandise and typically
include anchor stores. The centers should
have both an inward (parking area) and
outward (roadway) orientation. Other uses
such as restaurants, drugstores, ice cream
stores and design amenities and ambience
such as fountains and street furniture should
be considered to make the area a
multipurpose destination.
KEY
m
A 4now S. T F`
B. ktkne Shops
C CD MW Pao
0.Open SpneA bkc M
S. SVAmJLoadng Docks r rWalkway
Regional Shopping Center
Update the entry feature plan for the city.
Design entry features that are economically
viable and feasible.
Utilize park fees for the funding and
construction of the entry features.
18 Davis Boulevard/F:M 1938
Analysis & Recommendations
Resolution 04-072 December 7, 2004
4.3 Site Specific Land Use Recommendations
The following is a preliminary list of properties in the corridor with site specific
recommendations. Please refer to the Land Use Recommendations map for corresponding
reference numbers.
No.
1
2.
3
4.
Site Specific Land Use Recommendations Table
1998 LUP/ Area in
Zoning Acres
MD- 18.3
Residential/
AG
Public/semi-
public /SF1-
A
MD -
Residential/
PUD/AG
LD -
Residential/
Retail
Commercial
Flood
Plain/
Office
Commercial
SF1-A, AG,
SP -2
9.75
4.8
40
Issues
Flood plain separates
property from new
residential development to
the west.
Recently rezoned and
platted for residential
Father Joe Addition).
Zoned PUD as a part of
Myers Meadow, but
property is not in Myers
Meadow subdivision.
Frontage along FM 1709;
may not be suitable for
single-family residential.
Significant portion of this
area in the 100 -year
floodplain;
Part of original plans for
Stonebridge Office
Development; and
Significant portions of the
property lack frontage on
either arterial and thus may
limit market potential for
office uses.
Site Specific Recommendations
Change to LD -Residential.
Change to LD -Residential.
Designate property as LD -
Residential to preserve the
character along Randol Mill.
T-1 Transition land use
category (office, retail, open
space, civic, and residential)
designation for all properties
without direct access to the
intersection. Provide flexibility
to respond to market
conditions in the land use mix
permitted. Encourage lower
intensity office and/or
residential uses transitioning to
existing neighborhoods to the
north and west.
Encourage the master planning
of entire site together —
providing the financial
feasibility of protecting the
flood plain.
Provide internal connectivity
within the development of the
entire site.
Preserve the flood plain as a
natural stream corridor and as
an asset to the development of
the site.
Southlake 2025 Plan 19 Davis Boulevar&F.M. 1938
Phase H Analysis & Recommendations
Resolution 04-072
No. 1998 LUP/ Area in Issues
Zoning Acres
5. Mostly 42 * Existing shopping center
Retail with 2 anchors —
Commercial Albertson's and Hobby
C-3 Lobby.
Only significant site with
intersection access to both
F.M. 1709 and F.M. 1938.
Market -drawing power
may be diminishing due to
power center (Super
Target and Walmart)
located in North Richland
Hills (North Tarrant
Parkway and F.M. 1938).
6. Retail 16.5 * Portion of the frontage on
Commercial F.M. 1709 is not zoned.
C-3 & C-2 * Property may be too deep
for retail.
C-2 property has an
existing use (commercial
nursery).
7. Retail 13.4 * Lacks frontage on F.M.
Commercial 1709 — may limit its
MD -Res / attractiveness for retail
C-3, C-2, uses.
8. MD -Res/ 6.7 * Properties along
SP -2 Peytonville are located
across from Carroll Senior
High School Parking lot.
Southlake 2025 Plan 20
Phase II
December 7, 2004
Site Specific Recommendations
Keep existing land use
designations.
Discourage office uses in this area.
Encourage the development of a
regional shopping center at the
southeast corner of the intersection
of F.M. 1709 & F.M. 1938.
Promote overall integration of the
area through directional signage,
graphic signage programs,
streetscape, uniformed lighting, and
connectivity within the site.
Building a clear identity for the area
is paramount to attracting and
developing businesses and retailers.
The city should work with the
property and business owners in the
area to develop an overall plan for
the area which addresses above
issues.
T-1 Transition land use category
applied only if developed in
conjunction with area # 7 & 8
Limit retail -commercial designation
to the area along F.M. 1709
frontage.
Any development should provide
connectivity to adjacent shopping
center and to development to the
south (site 7).
T-1 Transition land use category
providing a transition to lower
intensity office and/or residential
uses; thus limiting impact on to
existing residential to the south.
Must be developed with area #6 &
8 to utilize the T-1 land use
category.
Retain existing MD -Residential
category
T-1 Transition land use category;
provided the property is developed
in conjunction with # 6 & 7.
Davis Boulevar&F.M 1938
Analysis & Recommendations
Resolution 04-072 December 7, 2004
500 D Soo 1000 FR`I
SOUTHLAKE
1MQ Residential row
ty\—PubllclSeni•Public
I1 t.0-kesidenUel
j
i
L.6 .490A H."
J
L_
1
I -
Q CRITICAL RESOURCE CONSERV
IO PUBLIC PAMMVPEN SPACE
i PUBUC(SEMI-PUBLIC
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
L I OFFICE COMMERCIAL
RETAIL COMMERCIAL
INDUSTRIAL
i MIXED USE
1-- y TRANSRION 1 (T-1)
TRANSMM 2 (T-2}
Davis Bo W"M Conidm Pian Are*
NPmpwbn wM we $Perak WW Im
MCDwrwCabom a WW M it9e+
Southlake 2025 Plan
Phase II
Land Use Recommendations
Davis SoulevardIF M.1938 Corridor Plan Area
October 22, 2004
23 Davis Boulevard/F.M 1938
Analysis & Recommendations
Resolution 04-072 December 7, 2004
No. 1998 LUP/ Area in Issues Site Specific Recommendations
Zoning Acres
9. Mixed Use/ 25 * Grade separated from Provide an alternative T-1 Transition
AG roadway — limited retail Land Use category:
potential; Limit any retail uses to properties
Adjacency to residential to which are at -grade with the
the east; roadway and evaluate other non-
Some existing non- intrusive, low -impact uses.
conforming Encourage service-oriented retail
uses/structures; and office uses that cater to
Some properties are commuter traffic.
heavily wooded with Preserve wooded areas and
significant natural significant natural features.
features. Coordinate development of the site
in conjunction with adjoining
property- roperty*
Encourage internal connectivity.
10. LD- 49 * Significant portions of T-1 Transitional Overlay Land Use
Residential these properties are in the designation:
and 100- floodplain (about 30 - Encourage service-oriented retail
year 40%). and office uses that cater to
floodplain/ Properties fronting on commuter traffic.
RE, & SF1- F.M. 1938 with future Coordinate the development of
A traffic counts as high as individual properties with a larger
70,000 trips per day may master plan for the area.
limit the potential for Provide internal connectivity
single-family residential through the site.
uses. Encourage the redevelopment of
Existing non -conforming heavier industrial uses along
industrial uses located on Michael Drive to lower intensity
Michael Drive. office/warchouse uses.
Several property owners Establish development incentives
have expressed an interest for the permanent preservation of
in changing their LUP the natural stream corridor while
designation. providing property owners a
reasonable return on their
investment.
Develop a north -south greenway
along the stream corridor
connecting the development to
adjoining properties-
Developments adjacent to the
stream corridor should provide
pedestrian access to the area from
the site.
Southlake 2025 Plan 21 Davis Boulevar&F.M 1938
Phase U Analysis & Recommendations
Resolution 04-072 December 7, 2004
No. 1998 LUP/ Area in Issues Site Specific Recommendations
Zoning Acres
11. LD- 11.7 * 40% of the site in the 100- T-2 Transition land use category
Residential, year flood plain. providing a transition to lower
and 100- No frontage on Davis intensity office and/or residential
year Boulevard. uses; thus limiting impact on to
floodplain/ Existing industrial uses. existing residential to the south.
AG & I-1 Coordinate the development of
individual properties with a larger
master plan for the area
specifically with site # 10 to the
east) to provide the financial
feasibility for protecting the stream
corridor.
Protect the flood plain as a natural
stream corridor and maximise its
potential as a greenway and linear
open space.
Encourage the redevelopment of the
industrial uses immediately
adjacent to existing residential
neighborhoods.
12. MD -Res/ 12.5 * No frontage on Davis T-2 Transition land use category
AG Boulevard. providing a transition to lower
Residential adjacency. intensity office and/or residential
Adjacent to North Davis uses; thus limiting impact on to
Business Park. existing residential to the east.
Significant grade issues — Protect significant tree cover on the
may limit potential for site and limit grading of the site.
commercial uses. Preserve view corridors from the
site.
13. Office 9 * Adjacency to residential, T-2 Transition land use category
Commercial commercial, and industrial providing a transition to lower
AG, SF- uses. intensity office and/or residential
30, & SP -1 Frontage along uses; thus limiting impact on to
Continental — not existing residential to the north.
conducive for any retail. Change the underlying land use
category to Medium Density
Residential.
14. Office 20 * Existing non -conforming T-2 Transition land use category
Commercial industrial use (Tex -Art providing a transition to lower
Public Stone). intensity office and/or residential
Semi- Adjacency to residential uses; thus limiting impact on to
Public/ uses to the east. existing residential to the east.
AG & CS Bear Creek to the south. Encourage the protection of the
creek as a natural stream corridor
with a tree buffer.
Southlake 2025 Plan 22 Davis Boulevard/F.M. 1938
Phase H Analysis & Recommendations
Resolution 04-072 December 7, 2004
Legend
Davis Boulevard Corridor a Do As e"d. Comdu
11
1
a 401) ....00 [ria -.0 V City Limits
W pueel6oundaries
Southlake 2025 Plan
Phase II
24 Davis Boulevard/F.M. 1938
Analysis & Recommendations
Resolution 04-072 December 7, 2004
5.0 MOBILITY PLAN
Based on the existing character, previously adopted plans, Southlake 2025 Plan Vision,
Goals, & Objectives, and the proposed F.M. 1938 extension north to S.H.114 the following
general mobility recommendations for the Davis Boulevard/F.M. 1938 Corridor Plan Area "A"
are recommended.
5.1 General Mobilitv Plan Recommendations
Develop the extension of F.M. 1938 north to S.H.114 as a `parkway" with a trail, street
trees, medians, berms, and vegetative barriers that preserve and enhance the character of
area along Randol Mill.
Fund the design and construction of an integrated sound barrier minimizing the impact of
F.M. 1938 (Randol Mill Ave.) extension on the Myers Meadow neighborhood.
Encourage the development of a pedestrian greenway along the floodplain corridor to
provide alternative connectivity between neighborhoods to the west and the adjacent
commercial development.
Encourage automobile and pedestrian connectivity between adjoining commercial
developments in the corridor. This in turn will reduce auto trips and turning movements
on the arterial roadways and improve level of service.
Evaluate potential for pedestrian connectivity from retail/office uses to adjacent
neighborhoods.
Establish design characteristics in addition to technical standards for all identified streets
in the planning area.
Complete intersection improvements at F.M. 1709 & Randol Mill Ave. and Randol Mill
Johnson Road in conjunction with the completion and connection of the F.M. 1938
improvements in the Town of Westlake to reduce congestion.
I
Desirable character of residential streets Desirable character of commercial corridors
The mobility plan recommendations shall be adopted through the Master Thoroughfare
Plan (MTP) (see map on page 32). The MTP shall designate both functional classification of
streets, design and land use elements as they pertain to the character of the specific streets. The
mobility section shall also outline pedestrian and bicycle access priorities in the Davis
Boulevard corridor.
Southlake 2025 Plan 25 Davis BoulevardT.M 1938
Phase II Analysis & Recommendations
Resolution 04-072
w
Typical pedestrian network and connectivity
December 7, 2004
Functional classification: - Is a process by which streets and highways are grouped into
classes, or systems, according to the character of the traffic service that they are intended to
provide. The Federal Highway Administration (FHWA) groups all streets into one of the three
3) highway functional classifications listed below, depending on its character of the traffic and
the degree of land access allowed:
Functional
System
Arterial
Collector
Local
Proportion of Service Service Provided
Provides the highest level of service at
N the greatest speed for the longest
uninterrupted distance with some degree
a of access control.
Provides a less highly developed level of
service at a lower speed for shorter
0 distances by collecting traffic from local
o roads and connecting them with
u arterials.
Consists of all roads not defined as
arterials or collectors; primarily
providing access to land with little or no
through movement.
5.2 Thoroughfare Plan Recommendations for the Davis Boulevard Plan Area;
The following section provides the recommended street types and their corresponding
characteristics for the Davis Boulevard corridor planning area.
Southlake 2025 Plan 26 Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
Resolution 04-072
Street
Name
Davis
Blvd.
South
of F.M.
1709)
Functional
Classification
Principal
Arterial
130' R-
OW
5 -lane
undivided
No on -
street
parking
45-50
mph
design
speed
Street
Typology
Throughway
AM
Adjacent Land Uses/
Land Use Category
Lower intensity office/residential uses at
mid -block locations and higher -intensity
retail uses at major street intersections
Retail Commercial, Office Commercial,
Mixed Use, and T-1 /T-2 Transition Land
Use Categories
Design Characteristics
Cross section of Davis Blvd. south of F.M. 1709.
December 7, 2004
Limit driveway access to improve
mobility.
Improve visual appeal by street tree
plantings along the right-of-way.
Improve pedestrian connectivity
between the corridor and adjoining
neighborhoods by requiring all new
development to provide
sidewalks/multi-use trails on both
sides of the street.
Evaluate the feasibility of providing
wider -outside lanes for bicycle users
or the designating the outside
shoulders as bike lanes.
Minimize the visual impact of
parking along the right of way
through the use of vegetative fences,
berms, or relocation of parking to the
side or rear of buildings.
Southlake 2025 Plan: Phase H 27 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
Resolution 04-072 December 7, 2004
Street Name Functional Street Typology Adjacent Land Uses/ Design Characteristics
Classification Land Use Category
Randol Mill/F.M. Principal Arterial Parkway Low intensity residential • Limit direct driveway access
1938 (North of F.M. . 140' R -O -W neighborhoods from residential uses onto
1709) . 4 -lane divided Randol Mill.
with median) Low Density Residential . Establish a parkway design with
No on -street or Critical Resource street trees along the edge of the
parking Conservation Land Use R -O -W and in the median.
45 — 50 mph Categories • Establish a multi -use trail for
design speed pedestrian and bicycle use.
0 Design a non -intrusive sound
barrier along the Myers
Meadows neighborhood to the
east of the roadway.
4 I S
I
4_.
Schematic of F.M. 1938 parkway section north of F.M. 1709
Southlake 2025 Plan: Phase 11 28 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
Resolution 04-072
Street Name Functional Street
Classification Typology
Continental/Union C2U Collector Avenue
Church (Continental Blvd,
changed from A3U
to C2U)
84' R -O -W.
2 -lane undivided;
with turn lanes at
key intersections.
30-35 mph
design speed.
Typically no on -
street parking
allowed.
Continental Ave. at Davis Boulevard
Adjacent Land Uses/
Land Use Category
Typically residential or lower
intensity commercial uses.
Medium Density Residential,
Office Commercial, or T-2
Transition Land Use Categories
December 7, 2004
Design Characteristics
Usually lacking in curb -
gutter.
Mature street trees line
roadway creating a canopy
over the street.
Multi -use trails on one or
both sides of the street
providing connectivity
between neighborhoods and
to non-residential uses.
Narrow lane -widths
conducive to lower -speed
traffic.
Limited driveway access to
the street.
ahs-INWc Trei'QSd&w4k
U' R40JhI
Typical cross section of Continental/Union Church
Southlake 2025 Plan: Phase II 29 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
Resolution 04-072
Street Name
Johnson Road/
Florence Road
Functional
Classification
C2U Collector
Johnson Rd. - 70' R-
OW.
Florence - 60' R -0-
W.
2 -lane undivided;
with tum lane at
Randol Mill (F.M.
1938).
30-35 mph design
speed.
Typically no on -street
parking allowed.
Street Typology Adjacent Land Uses/
Land Use Category
Avenue Low intensity residential or
rural estate residential.
Low Density Residential
land use category.
View of Johnson Road
December 7, 2004
Design Characteristics
Generally lacking in curb -
gutter.
Mature street trees line
roadway creating a canopy
over the street.
Multi -use trails on one side of
the street providing
connectivity to non-residential
uses.
Narrow lane -widths
conducive to lower -speed
traffic.
Residential driveways are
appropriate.
T, -n I Sidar ik
aA I
4 •28'F'mams l
7V R4DQ 1 f
Typical cross section ofJohnson Road.
Southlake 2025 Plan: Phase II 30 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
Resolution 04-072
Street Functional
Name Classification
N/A Local Street
2 -lane
divided or
undivided.
50'— 60'
R -O -W.
20-25
mph design
speed.
On -street
parking
allowed.
Street Adjacent Land Uses/
Typology Land Use Category
Local Neighborhood retail, office, civic or
Connector residential uses.
Mixed use, retail commercial, office
commercial, T-1 or T-2 Transition land
use categories.
Design Characteristics
December 7, 2004
If mainly connecting commercial (both
retail and office) land uses, wider
sidewalks (8') are recommended.
If the predominant adjacent uses are
residential, then sidewalks shall be a
minimum of 5'.
Street trees should separate the
roadway from the sidewalk.
Lane widths are typically less than 12'
Parallel or angled on -street parking
permitted.
Limited driveway cuts
Surface parking to be located to the
side or rear of the building or screened
with vegetative fences or berms.
Pedestrian -oriented streets with
crosswalks and building built close to
the street.
Typical design of connector streets
Southlake 2025 Plan: Phase 11 31 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
Resolution 04-072
B
100 0 100 800 Fag
SOUTHLAKE
2025
i
Cf(
Lmal ConnaM
W -W R -0-W)
Mobility Plan Recommendations
Davis Boulevard/F.M.1938
Corridor Plan Area
Southlake 2025 Plan
Phase II
December 7, 2004
32 Davis Boulevard/F.M 1938
Analysis & Recommendations
Resolution 04-072
5.3 Mobilitv Plan Implementation StrateLyies
Mobility Recommendations
Develop the extension of F.M. 1938 north to
S.H.114 as a "parkway" with a trail, street trees,
medians, berms, and vegetative barriers that
preserve and enhance the character of area
along Randol Mill.
Fund the design and construction of an
integrated sound barrier minimizing the impact
of F.M. 1938 (Randol Mill Ave.) extension on
the Myers Meadow neighborhood.
Encourage the development of a pedestrian
greenway along the floodplain corridor to
provide alternative connectivity between
neighborhoods to the west and the adjacent
commercial development.
Encourage automobile and pedestrian
connectivity between adjoining commercial
developments in the corridor. This in turn will
reduce auto trips and turning movements on the
arterial roadways and improve level of service.
Evaluate potential for pedestrian connectivity
from retail/office uses to adjacent
neighborhoods.
Establish design characteristics in addition to
technical standards for all identified streets in
the plan area
Southlake 2025 Plan 33
Phase H
December 7, 2004
Implementation Options
In conjunction with TXDOT, establish
a streetscape plan for F.M. 1938 north
of F.M. 1709. Fund the streetscape
plan through a combination of state
and city funds.
Submit a CIP request for the
development and funding of the plan.
Submit a CIP request for the design
and funding of the sound wall.
Review the sound wall design with
residents in Myers Meadows.
Amend the Master Pathways Plan to
indicate a trail along creek (floodplain)
corridor west of F.M. 1938.
Require developments along the creek
floodplain corridor) to provide
pedestrian access to the area.
Require internal roadways and
common access easements between
developments.
Identify critical areas where
connectivity is desired.
Identify critical areas where
connectivity is desired.
Establish design standards for
connector streets that are pedestrian
friendly in the Master Thoroughfare
Plan
Amend the respective city ordinances
zoning, subdivision, landscaping, tree
preservation, etc.) to ensure design
characteristics are incorporated into the
development projects.
Amend MTP to implement the design
recommendations.
Davis Boulevard/F.M. 1938
Analysis & Recommendations
Resolution 04-072 December 7, 2004
6.0 ENVIRONMENTAL RESOURCES
Based on the existing character, previously adopted plans, Southlake 2025 Plan Vision,
Goals, & Objectives, and the proposed F.M. 1938 extension north to S.H.114 the following
general environmental resource protection recommendations for the Davis Boulevard/F.M. 1938
Corridor Plan Area "A" are recommended.
6.1 Environmental Resource Protection Recommendations
Encourage the use of the 100 -year flood plain as an asset to development along Davis
Boulevard by providing development incentives to protect the stream corridor as a natural
drainage channel.
Identify and protect significant wooded areas in the corridor.
Encourage the preservation of a tree buffer adjoining the floodplain corridor.
Protect the area's surface and groundwater sources from contamination.
Identify and protect wetland habitats.
Encourage the maintenance of existing vegetation adjacent to roadways when wooded
areas are developed.
Adapt development to the topography rather than topography to the development.
Incorporate significant landscape features into new development.
Preserve views sheds that add value to development in the corridor.
Views from the Davis Boulevard corridor looking west.
6.2 Implementation Stratesies
Environmental Resource Protection Implementation Options
Recommendations
Encourage the use of the 100 -year • Do not pipe the stream
flood plain as an asset to • Ensure that trees and vegetation within 20'of
development along Davis Boulevard the stream corridor remain in a natural state to
by providing development incentives serve as a filter for storm water runoff.
to protect the stream corridor as a
natural drainage channel.
Southlake 2025 Plan 34 Davis Boulevard/F.M 1938
Phase II Analysis & Recommendations
Resolution 04-072 December 7, 2004
Environmental Resource Protection Implementation Options
Recommendations
Encourage the preservation of a tree Develop regulations that allow for creative and
buffer adjoining the floodplain flexible site design that is sensitive to the stream
corridor. valley. Allow clustering and provide density
credits in return for the protection of the stream
valley.
Decrease or minimise non -point source pollution
impacts by reducing the amount of impervious
surfaces.
Encourage the placement of the stream valley into
a conservation easement by developing an
easement program A conservation easement is a
voluntary and permanent restriction on property
granted to a qualified nonprofit land trust or
governmental entity.
Identify and protect significant • Identify and map existing tree cover in the area
wooded areas in the corridor. (refer to the accompanying Tree Preservation Plan
map).
Develop regulations that allow for the clustering
of development or provide development credits in
return for the protection of significant wooded
areas and/or wetland habitats.
Protect the areas surface and • Seek an effective way to collect, store and use
groundwater sources from surface and groundwater data.
contamination. • Create a water protection resource ordinance.
Adopt Groundwater Assessment Standards for
proposed developments. Incorporate adopted
standards into the subdivision ordinance.
Promote and require best management practices
BMP) to ensure protection of water sources.
Continue the development of education programs
which provide information to the public regarding
the protection of both surface and ground water.
Protect wetland habitats. • If wetlands exist on property proposed to be
developed, assurance or proof of compliance
acceptable to the city must be provided at time of
application that all federal regulations are met
pertaining to the protection and mitigation of such
areas.
Adapt development to the • Develop zoning regulations which prohibit .
topography rather than topography disturbance of steep slopes. Discourage large
to the development. retaining walls.
Preserve views sheds that add value • Protect the views to west for buildings located on
to development in the corridor. high terrain on the east side Davis Blvd.
Southlake 2025 Plan 35 Davis Boulevard/FM 1938
Phase II Analysis & Recommendations
Resolution 04-072
Tree Preservation Plan for the
Davis Boulevard Corridor
aoa 0 400 800
iA 1t'
C3 Davis Boulevard Comdor
l Parcel boundaries
Tree rover
0 .J
Tree cover areas
identified for preservation
December 7, 2004
F'
i
Southlake 2025 Plan 36 Davis BoulevardT.M 1938
Phase H Analysis & Recommendations
Resolution 04-072
APPENDIX A
New Land Use Categories
Transition 1 (T-1)
December 7, 2004
Purpose: The purpose of the Transition 1 (T-1) land use category is to provide an alternative
tool to allow for the flexibility and creativity in the development of "transition" sites. The T-1
district is intended to consist of primarily non-residential uses; however, limited single-family
residential development may be appropriate in some cases. The standards and criteria
established under this land use category constitute Qeneral Quidelines for the staf ; Planning &
Zoning Commission, and City Council to evaluate comprehensive development proposals for
specific transition properties as identified in the city's Land Use Plan. The T-1 transition land
use may be utilized by the developer lieu of the underlying land use category in cases where
master planned developments are proposed.
Definition: This land use category is applied to transition properties that are adjacent to both
commercial land uses or arterial roadways and lower intensity residential uses and those
properties that are difficult to develop under current policies. These properties share unique
characteristics in that, they have commercial potential due to adjacency to a major arterial or
existing commercial uses, but need to address compatibility issues with adjacent established
neighborhoods. These properties also share site specific environmental characteristics that need
development flexibility in order to balance environmental protection and market feasibility. This
land use category is intended to allow for creative development and flexible transition
opportunities with a mix of development types (retail, office, and single-family residential) only
on properties that clearly demonstrate the above listed limitations. Each individual area
designated for Transition 1 (T-1) land use category will generally range from 15 to 40 acres.
Land Use Mix: The percentages below for the land use mix in the T-1 Transition category are
intended only to be guidelines, and greater flexibility may be appropriate under site specific
conditions.
Land Use
Retail
Office
Single-family Residential
Open space
Civic use
Total
Percentage ofAcreage
30%
35%
15%
15%
5%
100%
Flexibility Allowed
10%
20%
15%
15%
10%
Scale and Context Criteria: Scale and context criteria describe intensity, location, and
compatibility criteria for the mix of land uses proposed.
Retail uses:
Retail uses are to be located at a major street intersection or immediately adjacent
to existing retail development along a major arterial.
Southlake 2025 Plan A - 1 Davis BoulevardlF.M. 1938
Phase II Appendix A
Resolution 04-072 December 7, 2004
Retail uses are to be limited to convenience and neighborhood retail and service
uses such as a drug store, grocery store, laundry, cleaners, etc. developed in
conjunction with the adjoining retail commercial uses.
Provide safe and easy pedestrian access to the retail from the surrounding
neighborhoods and other adjacent developments.
The total amount of retail in a specific T-1 category is recommended to be in the
25,000 sq.ft.-50,000 sq.ft. range.
Office uses:
Office uses are to be located along a major arterial or immediately adjacent to
existing or proposed retail uses.
Office uses are encouraged to be limited to professional offices that are 1— 2
stories with footprints between 5,000 — 8,000 square feet. This criterion is
established to limit surface parking and maximize the shared usage of parking
between retail and office uses.
This land use category is not intended for larger planned office or business parks
and campuses.
Single-familv Residential uses:
Residential uses in 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.
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.
Oven 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.
Southlake 2025 Plan A-2 Davis Boulevard/F.M 1938
Phase II Appendix A
Resolution 04-072 December 7, 2004
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. Active sports fields and activities
are not recommended in the T-1 land use category.
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 in the T-1 category. Ideally, civic uses
should be located centrally in the development and provide convenient access to
all other uses and activities in the development.
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.
Some representative images of land uses in the T-1 Transition land use category are included
below:
Residential uses Residential Use Residential Use
Neighborhood scale retail uses Natural open space areas Integrated Open Space
Professional Office Use Professional Office Use
Southlake 2025 Plan A-3 Davis Boulevard/FM 1938
Phase II Appendix A
Resolution 04-072 December 7, 2004
Overall Character and Design: Given the close proximity of the different land uses permitted
in this land use category, attention to design detail is critical to a successful development in the
T-1 land use category.
The proposed development is encouraged to establish an overall concept and theme for
the project as a whole.
Emphasis should be placed on an interconnected street pattern that encourages internal
circulation, both automobile and pedestrian, within the district.
Development should limit the visual impact of surface parking lots by dividing parking
lots into smaller pods and locating parking to the side and rear of buildings.
The scale of development should encourage 1-2 story buildings which are oriented
toward the street, limiting the impact of surface parking lots.
Street design shall be compatible with the character of the development. Streets are
encouraged to create a safe and inviting walking environment through an interconnected
network of roads with sidewalks, street trees, street furniture, and amenities.
Streetscane
Discouraged Encouraged
Recommended street and streetscape design in the
T-1 Transition Land Use Category.
Southlake 2025 Plan A-4 Davis Boulevard/F.M 1938
Phase II Appendix A
Resolution 04-072 December 7, 2004
Transition 2 (T-2)
Purpose: The purpose of the Transition 2 (T-2) land use category is to provide an alternative
tool to allow flexibility in the development of smaller "transition" sites. The T-2 district is
intended to consist of primarily single-family residential uses; however, non-residential
development may be appropriate in some cases, particularly near an arterial roadway. The
standards and criteria established under this land use category constitute general guidelines for
the staff Planning & Zoning Commission, and City Council to evaluate comprehensive
development proposals for specific properties as identified in the city's Land Use Plan. The T-2
transition land use may be utilized by the developer lieu of the underlying land use category in
cases where master planned developments are proposed.
Definition: This land use category is applied to smaller transition properties that are adjacent to
both lower intensity commercial land uses and lower intensity residential uses. These properties
share unique characteristics, in that they have limited commercial potential due to adjacency to
existing commercial development but need to address compatibility issues with adjacent
established neighborhoods. T-2 properties also have significant environmental limitations such
as flood plain or significant grade issues. This land use category is intended to provide creative
infill and flexible transition opportunities with a mix of single-family residential and limited
commercial land uses only on properties that clearly demonstrate the above listed limitations.
Each individual area designated for Transition 2 land use category shall generally range from 4
to 20 acres.
Land Use Mia: The percentages below for the land use mix in the T-2 Transition category are
intended gWy to be guidelines, and greater flexibility may be appropriate under site specific
conditions.
Land Use
Retail
Office
Single-family Residential
Open space
Civic uses
Total
Percentage ofAcreage
5%
10%
65%
15%
5%
100%
Flexibility Allowed
f5%
25%
25%
15%
10%
Scale and Context Criteria: Scale and context criteria describe intensity, location, and
compatibility criteria for the mix of land uses proposed.
Retail uses:
Retail uses are to be limited convenience comer commercial stores and similar
neighborhood service and scaled retail uses located at a street intersection.
Such neighborhood serving retail shall be pedestrian oriented and limit its impact
on adjoining neighborhood.
The total amount of retail uses in a specific T-2 category is recommended to be
less than 10,000 square feet.
Southlake 2025 Plan A-5 Davis Boulevard/F:M 1938
Phase 11 Appendix A
Resolution 04-072 December 7, 2004
Office uses:
Office uses are to be located along a major arterial, collector, or immediately
adjacent to existing retail uses.
Office uses are encouraged to be limited to professional offices that are 1 — 2
stories with footprints between 3,000 — 6,000 square feet. This criterion is
established to limit surface parking and maximize the shared usage of parking
between retail and office uses.
This land use category is not intended for larger planned office or business parks
and campuses.
Residential uses:
Residential uses are to be located adjacent to proposed office and existing
residential neighborhoods. These uses are intended to provide a lower intensity
transition between existing neighborhoods and non-residential uses.
Residential uses should be well integrated with proposed open space and other
civic uses to create a sense of place.
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. As a general rule, density may be off -set by pedestrian oriented
design, streetscape treatments, open space allocation, and other amenities.
Open space:
Well designed and integrated open spaces are critical to the creation of successful
mixed-use neighborhoods.
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.
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.
Southlake 2025 Plan A-6 Davis Boulevard/F.M 1938
Phase II Appendix A
Resolution 04-072 December 7, 2004
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. Active sports fields and activities
are not recommended in the T-2 land use category.
To the extent possible, open spaces shall be designed to be contiguous with
existing open spaces or provide pedestrian connections to existing trail or
greenway networks.
Use the topography as an advantage, do not flatten the site.
Preserve views.
Civic uses:
Smaller scaled civic uses such as day -cares, post office, police substation, local
government offices, churches, etc. may be appropriate in the T-2 category.
Ideally, civic uses should be located centrally in the development and provide
convenient access to all other uses and activities in the development.
Civic uses are to be designed to the scale and context of the neighborhood and
generally limited to a maximum of 7,000 square feet of built area.
Some representative images of land uses in the T-2 Transition land use category are included
below:
4 s,
rrr
Images of commercial and civic uses in the T-2 Transition Land Use Category
Images of natural and designed open spaces in the T-2 Transition Land Use Category
Southlake 2025 Plan A-7 Davis Boulevard/F.M 1938
Phase II Appendix A
Resolution 04-072 December 7, 2004
Images of residential uses in the T-2 Transition Land Use Category
Overall Character and Design: Given the close proximity of the different land uses permitted
in this land use category, attention to design detail is critical to a successful development in the
T-2 land use category.
The proposed development is encouraged to establish an overall concept and theme for
the project as a whole.
Emphasis should be placed on an interconnected street pattern that encourages internal
circulation, both automobile and pedestrian, within the district.
Commercial development should limit the visual impact of surface parking lots by
dividing parking lots into smaller pods and locating parking to the side and rear of
buildings.
The scale of development should encourage 1-2 story buildings which are oriented
toward the street, limiting the impact of surface parking lots.
Street design shall be compatible with the character of the development. Streets are
encouraged to create a safe and inviting walking environment through an interconnected
network of roads with sidewalks, street trees, street furniture, and amenities.
r.
ray
Discouraged
Encouraged
Southlake 2025 Plan A-8 Davis Boulevard/FM 1938
Phase II Appendix A
1 4 1 .
Resolution 04-072 December 7, 2004
C--4L
Al,
AV
Recommended residential streets and streetscape designs in the T-2 Transition Land Use
Category.
Southlake 2025 Plan A-9 Davis BoulevardlF.M. 1938
Phase 11 Appendix A