Item 4IF.M. 1709 & F.M. 1938 Corridor Plan
City Council Meeting
1st Reading
November 7, 2017
The purpose of this presentation is to provide an overview of the proposed FM 1709 - FM 1938 Corridor Plan. The F.M. 1709 and F.M. 1938 Corridor Plan is the second of six sector plans
adopted as part of the Southlake 2035 land use plan. This plan area encompasses approximately 850 acres that are adjacent to two of the three major roadway corridors in Southlake – the
F.M. 1709 corridor and the F.M. 1938 corridor.
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Overview of Comprehensive Planning
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Before I get into the specifics on the proposed FM 1709/FM 1938 corridor plan I would like to provide a brief overview of comprehensive planning in Southlake. Great cities like Southlake
just don’t happen – they typically start with a vision. In Southlake that vision lives in the City’s Comprehensive Plan. The plan allows the City Council to establish a blue print for
the city – a plan that reflects the values and desires of the citizens. It guides growth and development in the city, sets the city’s expectations for quality of life, determines level
of services and prioritizes capital improvement projects.
Comprehensive Planning initially in the City’s History covered primarily land use and transportation in the form of a land
use plan and mobility master plan. However, today the City’s comprehensive planning efforts cover many areas including land use, transportation, community facilities, parks, environment
protection, urban design, sustainability AND water, wastewater and stormwater. Also new elements are proposed this comprehensive planning cycle including a technology plan, a youth
plan and a health and a wellness element.
A reflection of our values, aspirations and shared vision
A guide to help in the decision making process
The foundation for policies, strategies and actions
It illustrates the future
primarily through plans, maps, illustration and pictures
What is a Comprehensive Plan
So to summarize, a comprehensive plan is..
A reflection of our values, aspirations and shared vision;
A guide to help in the decision making process;
The foundation for policies, strategies
and actions;
It illustrates the future primarily through plans, maps, illustration and pictures
Examples of Plans
This slide shows a few of the plans that have been adopted. All of the various elements can be found on the City’s website.
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City of Southlake Strategy Map
The City of Southlake provides municipal services that support the highest quality of life for our residents, businesses, and visitors. We do this by being an exemplary model of balancing
efficiency, fiscal responsibility, transparency, and sustainability.
C1 Achieve the highest standards of safety & security
C2 Provide travel convenience within City & region
C3 Provide attractive & unique spaces for enjoyment of personal interests
C4 Attract & keep top-tier businesses to drive a dynamic & sustainable economic environment
C5 Promote opportunities for partnerships & volunteer involvement
Serve our Customers
Manage the Business
B1 Achieve best-in-class status in all City disciplines
B2 Collaborate with select partners to implement service solutions
B3 Enhance resident quality of life & business vitality through tourism
B4 Provide high quality services through sustainable business practices
B5 Enhance service delivery through continual process improvement
B6 Optimize use of technology
Provide Financial Stewardship
Promote Learning and Growth
F1 Adhere to financial management principles & budget
F2 Invest to provide & maintain high quality public assets
F3 Achieve fiscal wellness standards
F4 Establish & maintain effective internal controls
L1 Ensure our people understand the strategy & how they contribute to it
L2 Enhance leadership capabilities to deliver results
L3 Attract, develop & retain a skilled workforce
L4 Recognize & reward high performers
L5 Empower informed decision-making at all levels in the organization
C6 Enhance the sense of
community by providing excellent customer service and citizen engagement opportunities
L6 Foster positive employee engagement
Deliver on Our Focus Areas
The City works under a balanced scorecard and strategic management system. This is a tool used commonly in business and government to align business activities to the vision and strategy
of the organization and ensure that the work of the organization is aligned with the vison and goals. The strategy map is developed and approved by City Council using various sources
of input including the Citizens Survey.
The recommendations in the comprehensive plan are aligned with the City’s strategy map. Also, we make sure the recommendations are formatted
in a way that is measurable, and we assign metrics or Key Accountability Indicators to each recommendation
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The first comprehensive plan was developed in 1969 (almost 50 years ago). This Plan projected a build-out population of 50,000 people; however, the plan does accurately reflect some
of Southlake’s current built environment including grade separated interchanges along SH 114, an urban commercial core along FM 1709 and SH 114, an abundance of low density residential.
The population in Southlake in 1969 was about 2,000 but the leaders of the City had the foresight to create a planning document that helped shape the City into what it is today.
The Future Comes Fast
Planning is important because the future comes fast. These next few photos show Southlake in the 1970’s and 1980s
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This is 1709 and White Chapel. You can see White Chapel Methodist Church and Golden Triangle Veterinary Center
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This is the Home Depot under construction back in 1997.
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This is Byron Nelson as it goes through Timarron under construction
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This is the Southlake Marketplace, where the old Albertsons used to be located, Hobby Lobby is there now at the intersection of 1709 and 1938
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Southlake 2035 PLAN SCHEDULE
In terms of the Southlake 2035 Plan schedule a number of elements are scheduled for this Fiscal Year which includes the Land Use Plan update. We will also be working on our master water,
waste water and drainage plan, our technology plan, as well as an update to our Parks Master Plan
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F.M. 1709 & F.M. 1938 Plan Area
The FM 1709 - FM 1938 study area and consists of 850 acres. The scope of the study area is shaded in gray.
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We extend the study area east to include to/Shops of Southlake.
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This is a Land use Classification system developed, a system developed by the American Planning Association – a way to demonstrate what is actually built on the ground today.
The
Red is shopping, the Pink is medical, healthcare & Office, the Greenish is park or passive development, and Yellow is household activity.
Approximately 87% of the corridor area is
developed (741 acres) and 109 acres is undeveloped.
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This slide shows major development that has occurred along the corridor since the 2030 sector plan was developed.
Some of the major developments include
The Park Village shopping area;
Winding
Creek residential development;
The Marq in Bicentennial Park;
Ridgeview 1 and 2; and a number of other Smaller office developments
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The land use plan focuses on the type of land use designation on properties. This plan also provides specific recommendations for certain study areas.
Comprehensive planning is not
zoning, if there is zoning in place on a property that is an entitlement that remains with the property and this process does not remove or deviate that zoning designation.
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Medium Density Residential
Historically, the MD Residential category allowed limited retail and office uses along with residential uses.
Southlake 2030: “Limited office uses may be appropriate only in areas with
a site specific recommendation to allow such uses.”
One nuance with this particular corridor plan is that during the Southlake 2030 plan, we modified the medium density residential category. It did say before the 2030 update that retail
and office was appropriate in the medium density land use areas, that was modified in the 2030 effort to state that unless it is a specific recommendation in the land use study area
that would be residential only. You will see a couple medium density areas on the land use plan where it will indicate that garden type office or low level type of office may be appropriate
as a transition area
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Southlake 2025: “Limited low intensity office and/or retail uses may be permitted provided that the nature of the commerce is to support the surrounding neighborhood
and that the area is sufficiently buffered from adjacent residential property. Such non-residential uses must be compatible with and not intrusive to the adjacent residential uses.”
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Land Use Recommendations
The are some general recommendations for the entire corridor but in the identified study areas there are specific recommendations. The next slides go into more detail.
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LU1
Land Use Area 1 (LU1)
Approximately 28 acres along Davis Blvd. (1938) south of 1709
Currently there are a number of ranch style large lot homes. There is a creek area that runs along
the western boundary.
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View of residential from Davis Blvd.
View of property from Davis Blvd.
View looking south/southeast from property south of Sonic
Environmental constraints -
If
possible, properties should be master planned or developed in a coordinated manner.
Vehicle cross access to adjacent properties (north and south) should be required as development
occurs.
Commercial drives directly onto Davis Blvd. should be limited and sharing drive access between properties should be considered.
There is a possibility that medians will be installed
along Davis Blvd. south to Continental and commercial drives should be located in a manner that aligns to future median openings.
Design of properties should be conducted in a manner
that preserves or even highlights the creek area (i.e. restaurant patio facing the creek area).
Construct a trail along the creek per the Master Pathways Plan.
As development occurs
in either LU1 or LU2 (Weisman/Haney tracts), evaluate the possibility of vehicle and pedestrian connectivity across the creek.
The scale of development is intended to be consistent with
the surrounding area and uses. Uses such as low profile office/health and medical uses or other identified targeted retail/restaurant uses as identified in the Economic Development
Plan are encouraged.
Building location on the properties should be located near the front building line (front on Davis Blvd.) with parking or the majority of parking behind the building.
Evaluate
the feasibility of City participation in the provision of infrastructure for a future vehicular creek crossing as part of the 2035 Mobility Plan.
Change Retail Commercial land use designation
on the consolidated land use map at the north end of the LU1 area to Mixed Use to be consistent with the properties to the south and to broaden potential uses in this area.
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There is an entitlement for a 4,000 SF retail development just to the south of the existing Sonic restaurant on the west side of 1938.
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C-2 uses
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Recommendations
If possible, properties should be master planned or developed in a coordinated manner.
Vehicle cross access to adjacent properties (north and south) should be required as development
occurs.
Commercial drives directly onto Davis Blvd. should be limited and sharing drive access between properties should be considered.
There is a possibility that medians will be installed
along Davis Blvd. south to Continental and commercial drives should be located in a manner that aligns to future median openings.
Design of properties should be conducted in a manner
that preserves or even highlights the creek area (i.e. restaurant patio facing the creek area).
Construct a trail along the creek per the Master Pathways Plan.
As development occurs
in either LU1 or LU2 (Weisman/Haney tracts), evaluate the possibility of vehicle and pedestrian connectivity across the creek.
The scale of development is intended to be consistent with
the surrounding area and uses. Uses such as low profile office/health and medical uses or other identified targeted retail/restaurant uses as identified in the Economic Development
Plan are encouraged.
Building location on the properties should be located near the front building line (front on Davis Blvd.) with parking or the majority of parking behind the building.
Evaluate
the feasibility of City participation in the provision of infrastructure for a future vehicular creek crossing as part of the 2035 Mobility Plan.
I will not go over all recommendations that were developed by the Southlake 2035 Corridor Planning Committee but I will highlight some of the major recommendations in each of the land
areas.
Those include that: If possible, properties should be master planned or developed in a coordinated manner.
Vehicle cross access to adjacent properties (north and south) should
be required as development occurs. (City may want to participate in, in terms of a culvert or bridge through that crossing area)
Commercial drives directly onto Davis Blvd. should be
limited and sharing drive access between properties should be considered.
There is a possibility that medians will be installed along Davis Blvd. south to Continental and commercial
drives should be located in a manner that aligns to future median openings.
Design of properties should be conducted in a manner that preserves or even highlights the creek area (i.e.
restaurant patio facing the creek area).
Construct a trail along the creek per the Master Pathways Plan.
As development occurs in either LU1 or LU2 (Weisman/Haney tracts), evaluate the
possibility of vehicle and pedestrian connectivity across the creek.
The scale of development is intended to be consistent with the surrounding area and uses. Uses such as low profile
office/health and medical uses or other identified targeted retail/restaurant uses as identified in the Economic Development Plan are encouraged.
Building location on the properties
should be located near the front building line (front on Davis Blvd.) with parking or the majority of parking behind the building.
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Change Retail Commercial land use designation on
the consolidated land use map at the north end of the LU1 area to Mixed Use to be consistent with the properties to the south and to broaden potential uses in this area.
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LU2
LU2 is area just to the west of LU1.
This area is approximately 33.5 acres.
Current land use designation is primarily Medium Density with Low Density Residential and Floodplain to the
east. Zoning is AG and SF-1A.
Adjacent properties include two public/semi-public uses to the north and northwest (two churches- Lakeside Presbyterian and The Hills); residential areas
to the south, northeast and west (Siena, Brock Drive and Watermere); and undeveloped/underdeveloped property to the east.
Environmental features exist on the east portion of the area
including a creek, floodplain, and significant tree cover.
Currently the only vehicular access is onto Southlake Blvd. (right turn only). There is no connectivity to the east across
the creek to Davis Blvd. A roadway stub-out exists into the Siena property to the south (Naples Dr.).
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If possible, properties should be master planned or developed in a coordinated
manner.
As development occurs and warrants, vehicular roadway access to either Continental Blvd. via the stub street (Naples Dr.) or access to Davis Blvd. via a future creek crossing
shall be provided.
Design of properties should be conducted in a manner that preserves or even highlights the creek area.
Development should occur in a manner that preserves and integrates
the natural tree cover into the area through the use of open space and creative design.
Existing tree cover along the north property line adjacent to “The Hills” church and the west
property line adjacent to “Lakeside Presbyterian” should be preserved in order to provide a natural buffer between the residential development and church property.
If the property
is developed as a residential subdivision it should be walkable with pedestrian pathway connections to open space areas as well as to the Southlake Blvd. sidewalk system.
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Recommendations
If possible, properties should be master planned or developed in a coordinated manner.
As development occurs and warrants, vehicular roadway access to either Continental Blvd. via
the stub street (Naples Dr.) or access to Davis Blvd. via a future creek crossing shall be provided.
Design of properties should be conducted in a manner that preserves or even highlights
the creek area.
Development should occur in a manner that preserves and integrates the natural tree cover into the area through the use of open space and creative design.
Existing tree
cover along the north property line adjacent to “The Hills” church and the west property line adjacent to “Lakeside Presbyterian” should be preserved in order to provide a natural buffer
between the residential development and church property.
If the property is developed as a residential subdivision it should be walkable with pedestrian pathway connections to open
space areas as well as to the Southlake Blvd. sidewalk system.
Evaluate the feasibility of City participation in the provision of infrastructure for a future vehicular creek crossing
as part of the 2035 Mobility Plan.
Recommendations are:
If possible, properties should be master planned or developed in a coordinated manner.
As development occurs and warrants, vehicular roadway access to either Continental
Blvd. via the stub street (Naples Dr.) or access to Davis Blvd. via a future creek crossing shall be provided.
Design of properties should be conducted in a manner that preserves
or even highlights the creek area.
Development should occur in a manner that preserves and integrates the natural tree cover into the area through the use of open space and creative
design.
Existing tree cover along the north property line adjacent to “The Hills” church and the west property line adjacent to “Lakeside Presbyterian” should be preserved in order to
provide a natural buffer between the residential development and church property.
If the property is developed as a residential subdivision it should be walkable with pedestrian pathway
connections to open space areas as well as to the Southlake Blvd. sidewalk system.
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LU3
LU3 is to the south, this is commonly referred to as Michael Dr. This area is approximately 14 acres.
A number of nonconforming uses and structures are located on this particular property.
Current
land use designations are Mixed Use on the east side, Floodplain through the center of the site, and Medium Density residential on the west side.
Consist of retail and industrial uses.
Michael
Drive is a private drive.
There are multiple property owners. Water service to all properties through one single water meter
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Floodplain bisects the land use area.
Zoning is AG and
I-1.
FM2 from Southlake 2030 Plan
Maintain Medium Density Residential designation west of the creek, specifically allowing garden office type uses.
Redevelopment of properties should
be conducted in a manner that preserves the floodplain corridor.
Future redevelopment of the western portion of this area should be approved in a manner that is sensitive to adjacent
residential properties in the Siena neighborhood, particularly related to noise, traffic, building heights, lighting and views.
Work with property owners to dedicate a utility easement
along Michael Drive.
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Recommendations
Maintain Medium Density Residential designation west of the creek, specifically allowing garden office type uses.
Redevelopment of properties should be conducted in a manner that preserves
the floodplain corridor.
Future redevelopment of the western portion of this area should be approved in a manner that is sensitive to adjacent residential properties in the Siena neighborhood,
particularly related to noise, traffic, building heights, lighting and views.
Work with property owners to dedicate a utility easement along Michael Drive.
Implementation: Ongoing –
Evaluate development proposals per the recommendations
Recommendations are:
Maintain Medium Density Residential designation west of the creek, specifically allowing garden office type uses.
Redevelopment of properties should be conducted
in a manner that preserves the floodplain corridor.
Future redevelopment of the western portion of this area should be approved in a manner that is sensitive to adjacent residential
properties in the Siena neighborhood, particularly related to noise, traffic, building heights, lighting and views.
Work with the property owners to dedicate a utility easement along
Michael Dr. so each of those lots can be metered individually rather than off a single meter.
And then evaluate development proposals per these recommendations
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LU4
LU4 is primarily called the Tex Art Stone area; east of Davis and South of Continental . Approximately 22 acres.
Bear Creek and the associated flood plain are located to the south.
Current
land use designations are Retail Commercial at the corner of Davis and Continental; Office Commercial; Public/Semi-Public and Flood Plain. Zoning is AG and CS
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There is residential
development (Country Walk) to the west and strip retail and residential to the north. There is a gas station and residential uses to the south (City of Keller).
Properties front on Davis
Boulevard (FM 1938) (7 traffic lanes) – projected traffic counts 29,818 ADT.
Change the Office Commercial land use designation to Medium Density Residential and note that a garden office
use is allowed.
Change the Retail Commercial land use designation to Mixed Use noting that if the property is developed non-residentially that the scale of development is intended
to be consistent with the surrounding area and uses. Low profile office/health and medical uses and other identified target retail/restaurant uses as identified in the Economic Development
Plan are encouraged.
Non-residential buildings located along Davis should be located near the front building line (front on Davis Blvd.) with parking or the majority of parking behind
the building.
Design of properties should be conducted in a manner that preserves or even highlights the Big Bear Creek area.
If the property is developed as a residential subdivision
it should be walkable with pedestrian pathway connections to open space areas as well as to the F.M. 1938 sidewalk system.
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Recommendations
Change the Office Commercial land use designation to Mixed Use and note that residential development or a garden office use is recommended as a transitional use between the Country Walk
subdivision and future development along F.M. 1938.
Change the Retail Commercial land use designation to Mixed Use noting that if the property is developed non-residentially that the
scale of development is intended to be consistent with the surrounding area and uses. Low profile office/health and medical uses and other identified target retail/restaurant uses as
identified in the Economic Development Plan are encouraged.
Non-residential buildings located along Davis should be located near the front building line (front on Davis Blvd.) with parking
or the majority of parking behind the building.
Design of properties should be conducted in a manner that preserves or even highlights the Big Bear Creek area.
If the property is developed
as a residential subdivision it should be walkable with pedestrian pathway connections to open space areas as well as to the F.M. 1938 sidewalk system.
Recommendations are:
Change the Office Commercial land use designation to Mixed Use and note that residential development or a garden office use is recommended as a transitional use
between the Country Walk subdivision and future development along F.M. 1938.
Change the Retail Commercial land use designation to Mixed Use noting that if the property is developed
non-residentially that the scale of development is intended to be consistent with the surrounding area and uses. Low profile office/health and medical uses and other identified target
retail/restaurant uses as identified in the Economic Development Plan are encouraged.
Non-residential buildings located along Davis should be located near the front building line (front
on Davis Blvd.) with parking or the majority of parking behind the building.
Design of properties should be conducted in a manner that preserves or even highlights the Big Bear Creek
area as an amenity.
If the property is developed as a residential subdivision it should be walkable with pedestrian pathway connections to open space areas as well as to the F.M. 1938
sidewalk system.
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LU5
LU5 is the area just north of the Sprouts shopping center
are views from Carpe Diem to the south.
The current land use designation is Low Density Residential and the zoning is SF-1A.
Consists
of 2.77 acres.
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The property is located on the west side of Randol Mill Ave. (F.M. 1938) approximately 800 feet north of the intersection of F.M. 1938 and W. Southlake Blvd.
The
property fronts on F.M. 1938 and the only vehicular access is to F.M. 1938.
Surrounding uses include the Carpe Diem preschool to the south on property zoned “S-P-2” Generalized Site
Plan District with limited “C-2” Local Retail Commercial uses and single family properties to the west and north zoned “SF-1A” Single Family Residential District.
Due to adjacent commercial
uses and frontage on F.M. 1938 a change to the land use plan from Low Density Residential to Office Commercial may be considered.
If the site is developed in a manner consistent with
the Office Commercial land use category the following should be considered:
Ingress and egress to the property should be from the existing commercial drive to the south.
Office should
be of an appropriate scale, height and density for the site.
Parking should be provided behind the building and not along F.M. 1938.
Preserve the tree area along the western portion
of the property.
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Recommendations
Due to adjacent commercial uses and frontage on F.M. 1938 a change to the land use plan from Low Density Residential to Office Commercial may be considered in conjunction with a zoning
and site plan application.
If the site is developed in a manner consistent with the Office Commercial land use category the following should be considered:
Ingress and egress to the
property should be from the existing commercial drive located to the south.
Office development should be of an appropriate scale, height and density for the site.
Parking should be provided
behind the building and not along F.M. 1938.
Preserve the tree area along the western portion of the property.
Implementation: Ongoing – Evaluate development proposals per the recommendations.
Recommendations are:
Due to adjacent commercial uses and frontage on F.M. 1938 a change to the land use plan from Low Density Residential to Office Commercial may be considered in conjunction
with a zoning and site plan application.
If the site is developed in a manner consistent with the Office Commercial land use category the following should be considered:
Ingress and
egress to the property should be from the existing commercial drive located to the south.
Office development should be of an appropriate scale, height and density for the site.
Parking
should be provided behind the building and not along F.M. 1938.
Preserve the tree area along the western portion of the property.
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Implementation: Ongoing – Evaluate development proposals
per the recommendations.
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LU6
LU6 is the Southlake Market Place shopping center which is approximately 24.5 acres.
The land use designation is Retail Commercial and the zoning is C-3 General Commercial District.
The
site includes approximately 202,000 square feet of retail, anchored by the former Walmart Neighborhood Market/Albertsons building (59,000 sf) and Hobby Lobby (55, 832 sf).
There are
approximately 1,000 parking spaces in the shopping center.
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Improvements to the F.M. 1709 and F.M. 1938 intersection have resulted in ingress and egress challenges.
The City’s current
parking requirements have resulted in less flexibility to market available tenant space.
Continue to pursue a public/private partnership with the City, the management company, and
individual property owners to improve vehicular access into the property.
Consider rezoning the property or portions of the property to allow more flexible parking requirements for
possible uses compatible with the shopping area and the adjacent residential neighborhood (Southlake Woods).
If the property or properties are rezoned, aspects for improving the aesthetics
of the center/parking area should be considered. Such aspects may include landscaping, lighting, replacement of nonconforming signs, and other signage improvements.
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This is an aerial of the property.
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There are a couple of recommendations associated with this particular area
One is to look at some new driveway configurations to make access into and out of the shopping area easier;
this would include constructing a driveway essentially across from the DPS west station, it would also include a signal.
The way the recommendation reads, this would be a Public-Private
partnership with the developers and possibly some of the major anchor tenants if it were to occur
City staff worked with a consultant to come up with possible driveway reconfigurations
that may help the shopping center in terms of access
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Recommendations
Continue to pursue a public/private partnership with the City, the management company, and individual property owners to improve vehicular access into the property.
Consider rezoning
the property or portions of the property to allow more flexible parking requirements for possible uses compatible with the shopping area and the adjacent residential neighborhood (Southlake
Woods).
If the property or properties are rezoned, aspects for improving the aesthetics of the center/parking area should be considered. Such aspects may include landscaping, provision
of open space, lighting, replacement of nonconforming signs, and other signage improvements.
Implementation: Ongoing – Evaluate development proposals per the recommendations.
Recommendations are:
Continue to pursue a public/private partnership with the City, the management company, and individual property owners to improve vehicular access into the property.
Consider rezoning the property or portions of the property to allow more flexible parking requirements for possible uses compatible with the shopping area and the adjacent residential
neighborhood (Southlake Woods).
If the property or properties are rezoned, aspects for improving the aesthetics of the center/parking area should be considered. Such aspects may include
landscaping, provision of open space, lighting, replacement of nonconforming signs, and other signage improvements.
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Ongoing – Evaluate development proposals per the recommendations.
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LU7
LU7 includes Peytonville, the blue area is the senior high school, also includes players circle, stampede sports, the area in the middle is known as the tree farm
The land use designation
is Medium Density Residential and Retail Commercial.
There is an entitlement for an office development
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Approximately 33 acres.
Consists of Players Circle (C-3 zoning), Green Oaks
Tree Farm (C-2 zoning – non conforming use), retail (drug store), medical office and homes along Peytonville (C-2, O-1, and S-P-2).
View of office on Peytonville; view looking toward
tree farm from Walgreens; residential uses on Peytonville
FM3 from Southlake 2030 Plan
Extend the Office Commercial land use category to the north along Peytonville Avenue to include
the Varsity Orthopedics office building property.
Future retail or possibly office uses on F.M. 1709 (Tree Farm) should be consistent with the City’s identified target industries.
As
the undeveloped office properties along Peytonville are developed ensure cross access (north –south) between properties is provided. Limit the number of drives onto Peytonville Ave.
to a maximum of 2 by sharing driveway access.
Provide internal cross access from Players Circle to Peytoville Ave. as the properties are developed.
Encourage residential development
consistent with the medium density land use category on the back (southern) portion of the tree farm. Office development may also be considered as an appropriate use. The scale of
the office development is intended to be consistent with the surrounding area and uses.
Development of the southern portion of this area should be approved in a manner that is sensitive
to adjacent residential properties in the Southlake Woods neighborhood, particularly related to noise, traffic, building heights, lighting and views.
Building location on the properties
should be located near the front building line (front on F.M. 1709 or Peytonville Ave.) with parking or the majority of parking behind the buildings.
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This shows the entitlement for a number of smaller garden – medical type uses.
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Recommendations
Extend the Office Commercial land use category to the north along Peytonville Avenue to include the Varsity Orthopedics office building property.
Future retail or possibly office uses
on F.M. 1709 (Tree Farm) should be consistent with the City’s identified target industries.
As the undeveloped office properties along Peytonville are developed ensure cross access (north
– south) between properties is provided. Limit the number of drives onto Peytonville Ave. to a maximum of 2 by sharing driveway access.
Provide internal cross access from Players Circle
to Peytonville Ave. as the properties are developed.
Encourage residential development consistent with the medium density land use category on the back (southern) portion of the tree
farm. Office development may also be considered as an appropriate use. The scale of the office development is intended to be consistent with the surrounding area and uses.
Development
of the southern portion of this area should be approved in a manner that is sensitive to adjacent residential properties in the Southlake Woods neighborhood, particularly related to
noise, traffic, building heights, lighting and views.
Building location on the properties should be located near the front building line (front on F.M. 1709 or Peytonville Ave.) with
parking or the majority of parking behind the buildings.
Recommendations for this area:
Extend the Office Commercial land use category to the north along Peytonville Avenue to include the Varsity Orthopedics office building property.
Future
retail or possibly office uses on F.M. 1709 (Tree Farm area) should be consistent with the City’s identified target industries.
As the undeveloped office properties along Peytonville
are developed ensure cross access (north – south) between properties is provided. Limit the number of drives onto Peytonville Ave. to a maximum of two (2) by sharing driveway access.
Provide
internal cross access from Players Circle to Peytonville Ave. as the properties are developed.
Encourage residential development consistent with the medium density land use category
on the southern portion of the tree farm. Office development may also be considered as an appropriate use. The scale of the office development is intended to be consistent with the
surrounding area and uses.
Development of the southern portion of this area should be approved in a manner that is sensitive to adjacent residential properties in the Southlake Woods
neighborhood, particularly related to noise, traffic, building heights, lighting and views.
--
Building location on the properties should be located near the front building line (front
on F.M. 1709 or Peytonville Ave.) with parking or the majority of parking behind the buildings.
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LU8
LU8 is the City’s property, consists of about 12.7 acres, where the former senior center is located
The property is owned by the City
Surrounding uses include Rockenbaugh elementary
school to the east; offices to the north; undeveloped property to the west; and residential to the south.
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The property is owned by the City however, it is not considered park property
because it was not purchased with SPDC funds.
Bottom photo – view from commercial drive (south of the bank on the corner of FM 1709 and Byron Nelson Pkwy) looking south/southwest
The
current land use designation is Public/Semi-Public and the zoning is CS.
There is significant tree cover on the property (central portion of the property).
Parkview Drive does not connect
between Byron Nelson Drive and F.M. 1709. The adjacent neighborhood is opposed to a connection of the streets.
The City should retain this property and use it for low impact passive
recreation uses (walking/jogging/exercise/ educational trails, disk golf).
Retain the tree areas.
Clean up the pond area and make it a property amenity.
Consider retaining the old senior
center building to allow for meeting/event space.
Provide appropriate park amenities (benches, trash cans, signage, etc.)
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Recommendations
The City should retain this property and use it for low impact passive recreation uses (walking/jogging/exercise/ educational trails, disk golf).
Retain the tree areas.
Clean up the
pond area and make it a property amenity.
Consider retaining the former senior center building to allow for meeting/event space.
Provide appropriate park amenities (benches, trash cans,
signage, etc.)
The recommendations are
The City should retain this property and use it for low impact passive recreation uses (walking/jogging/exercise/ educational trails, disk golf).
Retain the tree
areas.
Clean up the pond area and make it a property amenity.
Consider retaining the former senior center building to allow for meeting/event space.
Provide appropriate park amenities
(benches, trash cans, signage, etc.)
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Implementation
Tier 1 – Amend the Parks, Recreation and Open Space and Community Facilities Plan to indicate that the City will retain this property as undeveloped open space.
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LU9
LU9 is the property that is located to the west of Carroll Ave. A lot of this property is owned by Ms. Zena Rucker.
This area is approximately 80 acres.
--
Current land use is Office
Commercial to the north and medium density residential to the south. Zoning is predominantly AG, with RPUD, S-P-1, and S-P-2 classifications on some of the northern parcels.
There is
garden office/medical office development to the north of Zena Rucker Road. Undeveloped agricultural property to the south.
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A Small Area Plan was done during the Southlake 2030 process and a number of recommendations within that plan are now what you see in the built environment, such as the large fountain
amenity feature at the corner of 1709 / Carroll
The Committee felt that there were a number of recommendations that were still applicable to Ms. Rucker’s property and wanted to keep
those in place
--
Buildings’ backs facing Zena Rucker Rd. or F.M. 1709 should be limited. Rear facades should face the interior of the site.
Clustering of housing may be appropriate
for the preservation of critical environmental resources and open space.
Preserve heavily wooded areas, especially within drainage areas and the floodplain.
Regional drainage opportunities
should be explored.
Encourage water reuse for irrigation.
Encourage green building design and practices.
Preserve and enhance existing creeks and ponds.
Development should be pedestrian-oriented,
emphasizing pedestrian connectivity to the sidewalk system.
Consider a roundabout at the intersections of Rucker and the north-south connector (Tower Blvd.).
Provide curvilinear streets.
Provide
street trees between the sidewalk and street curb.
Recommend a parkway buffer and street trees adjacent to Rucker Road.
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Recommendations
Retain the applicable recommendations from the Southlake 2030 Carroll/1709 Small Area Plan:
Buildings’ backs facing Zena Rucker Rd. or F.M. 1709 should be limited. Rear facades should
face the interior of the site.
Clustering of housing may be appropriate for the preservation of critical environmental resources and open space.
Preserve heavily wooded areas, especially
within drainage areas and the floodplain.
Regional drainage opportunities should be explored.
Encourage water reuse for irrigation.
Encourage green building design and practices.
Preserve
and enhance existing creeks and ponds.
Development should be pedestrian-oriented, emphasizing pedestrian connectivity to the sidewalk system.
Consider a roundabout at the intersections
of Rucker and the north-south connector (Tower Blvd.).
Provide curvilinear streets.
Provide street trees between the sidewalk and street curb.
Recommend a parkway buffer and street trees
adjacent to Rucker Road.
Implementation: Ongoing – Evaluate development proposals per the recommendations.
Recommendations include:
Retain the applicable recommendations from the Southlake 2030 Carroll/1709 Small Area Plan:
Buildings’ backs facing Zena Rucker Rd. or F.M. 1709 should be limited.
Rear facades should face the interior of the site.
Preserve heavily wooded areas, especially within drainage areas and the floodplain.
Encourage water reuse for irrigation.
Encourage
green building design and practices.
Preserve and enhance existing creeks and ponds.
Provide street trees between the sidewalk and street curb.
Evaluate development proposals per these
recommendations.
--
Clustering of housing may be appropriate for the preservation of critical environmental resources and open space.
Regional drainage opportunities should be explored.
Development
should be pedestrian-oriented, emphasizing pedestrian connectivity to the sidewalk system.
Consider a roundabout at the intersections of Rucker and the north-south connector (Tower Blvd.).
Provide
curvilinear streets.
Recommend a parkway buffer and street trees adjacent to Rucker Road.
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LU10
LU10 is the area north of 1709 and to the west of Carroll Ave. known as the Mendez / Strunk Properties
Approximately 12 acres.
Recommendations primarily focus on the Residential portion
of the property
Cross Ln. in the Foxboro Subdivision is stubbed out to the west property line – recommendation is that this road would not continue to Carroll Ave.
Office may be appropriate
along Carroll Ave. but to create any more drives along Carroll Ave. is not recommended
--
The land use designation is Medium Density Residential.
Office development adjacent to Carroll
Avenue.
FM4 from Southlake 2030 Plan
Extend the Medium Density Residential land use designation south to the north property line of the office developments on F.M. 1709 (1100 and 1110
E. Southlake Blvd.).
For properties fronting on Carroll Ave., garden office uses may be considered if development is planned in a comprehensive manner.
Buffer existing and future residential
uses from office uses.
Any future connection of Cross Lane to Carroll Ave. is not intended.
Any office development along Carroll Ave. should have cross access back to the traffic signal
at F.M. 1709/Tower Plaza as well as to the office properties to the south to access the existing drive cut on Carroll Ave.
A new drive cut at Carroll Ave. and Main Street is not recommended
due to existing traffic conditions/volumes at this intersection and the close proximity to the light.
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Recommendations
Extend the Medium Density Residential land use designation south to the north property line of the office developments on F.M. 1709 (1100 and 1110 E. Southlake Blvd.).
For properties
fronting on Carroll Ave., garden office uses may be considered if development is planned in a comprehensive manner.
Buffer existing and future residential uses from office uses.
Any
future connection of Cross Lane to Carroll Ave. is not intended.
Any office development along Carroll Ave. should have cross access back to the traffic signal at F.M. 1709/Tower Plaza
as well as to the office properties to the south to access the existing drive cut on Carroll Ave.
A new drive cut at Carroll Ave. and Main Street is not recommended due to existing traffic
conditions/volumes at this intersection and the close proximity to the light.
Specific recommendations are:
Extend the Medium Density Residential land use designation south to the north property line of the office developments on F.M. 1709 (1100 and 1110 E. Southlake
Blvd.).
For properties fronting on Carroll Ave., garden office uses may be considered if development is planned in a comprehensive manner.
Buffer existing and future residential uses
from office uses.
Any future connection of Cross Lane to Carroll Ave. is not intended.
Any office development along Carroll Ave. should have cross access back to the traffic signal
at F.M. 1709/Tower Plaza as well as to the office properties to the south to access the existing drive cut on Carroll Ave.
A new drive cut at Carroll Ave. and Main Street is not recommended
due to existing traffic conditions/volumes at this intersection and the close proximity to the light.
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Mobility Recommendations
There are a couple of mobility recommendations which take in the entire corridor.
--
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M1: 1709/1938 Mobility
Mobility in general and traffic along F.M. 1709 and F.M. 1938 is a major concern of the citizens and businesses.
Due to limited right of way and the inability to expand roadways and
intersections to handle traffic demand, the use and implementation of Intelligent Transportation Systems (ITS) to handle traffic demand and improve pedestrian/bicycle safety is critical.
Recommendation: Study and implement ITS to help mitigate the impact of traffic congestion in the City
M1
Mobility in general and traffic along F.M. 1709 and F.M. 1938 is a major concern of the citizens and businesses.
Due to limited right of way and the inability to expand roadways
and intersections to handle traffic demand, the use and implementation of Intelligent Transportation Systems (ITS) to handle traffic demand and improve pedestrian/bicycle safety is critical.
Recommendation is to study and implement ITS to help mitigate the impact of traffic congestion in the City
Intelligent transportation system (ITS) is the integration of sensing, analysis,
control and communications technologies with ground transportation in order to improve safety, mobility and efficiency. Examples of intelligent Transportation System (ITS) include but
are not limited to the following: Adaptive Signal Control; Advanced Signal Systems; Variable Speed Limits; Dynamic Message Signs (DMS); In-Vehicle Systems (IVS); Road Geometry Warning;
Pedestrians Safety Warning; Bicycle Warning; and Response Routing.
--
Adaptive Signal Control
Advanced Signal Systems - technologies that capture current traffic demand data and use
it to optimize signal operations (timing, phasing, servicing, etc.) in order to optimize traffic flow in coordinated traffic signal systems.
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M2: 1938 Medians
Traffic volumes are expected to increase with the completion of the widening project.
F.M. 1938 is constructed as a seven (7) lane facility with a center turn lane. This type of lane
configuration creates additional vehicle conflict points.
Recommendations:
Encourage TXDOT to provide medians along F.M. 1938 consistent with the City’s Median Plan.
Explore the addition
of a traffic signal at Sunset and F.M. 1938 once warranted.
M2
Traffic volumes are expected to increase with the completion of the widening project.
F.M. 1938 is constructed as a seven (7) lane facility with a center turn lane. This type of
lane configuration creates additional vehicle conflict points.
Recommendations:
Encourage TXDOT to provide medians along F.M. 1938 consistent with the City’s Median Plan.
And also
to Explore the addition of a traffic signal at Sunset and F.M. 1938 once warranted.
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This slide shows the recommended median locations from the Major Corridors Urban Design Plan
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M3: 1938 Intersection Enhancement
With the completion of the F.M. 1938/F.M. 1709 intersection, a significant number of vehicles (80,000 ADT) will travel through the intersection.
Limited right of way in and around the
intersection restricts the ability for monument or other types of structures. However, low profile landscaping and special intersection treatment is a possibility.
Recommendation: Improve
the aesthetics of the F.M. 1938-F.M. 1709 intersection in a manner consistent with the City’s urban design themes.
M3
With the completion of the F.M. 1938/F.M. 1709 intersection, a significant number of vehicles (80,000 ADT) will travel through the intersection.
Limited right of way in and around
the intersection restricts the ability for monument or other types of structures. However, low profile landscaping and special intersection treatment is a possibility.
Recommendation:
Improve the aesthetics of the F.M. 1938-F.M. 1709 intersection in a manner consistent with the City’s urban design themes.
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M4: 1709 Sidewalks
There are a few remaining gaps in the sidewalk system along F.M. 1709. This includes the following segments:
2417
100 and 200 E. Southlake Blvd.
2801, 2821, 2855 and 2905 E. Southlake
Blvd.
Recommendation: Provide a continuous sidewalk system along F.M. 1709.
M4
There are a few remaining gaps in the sidewalk system along F.M. 1709, such as the segments included on this slide
Recommendation: Provide a continuous sidewalk system along F.M.
1709.
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M5: Hills Church Retaining Wall/Sidewalk
The large concrete embankment adjacent to the Hills Church property/sidewalk is not constructed in a manner consistent with the F.M. 1709 urban design theme.
Recommendation: Design or retrofit hardscape (culverts/retaining walls) along the City’s major roadway corridors in a manner that is consistent with the City’s Urban Design Plan.
M5
There is a large concrete embankment adjacent to the Hills Church property where a sidewalk is not constructed in a manner consistent with the F.M. 1709 urban design theme.
The recommendation
is to design or retrofit hardscape (culverts/retaining walls) along the City’s major roadway corridors in a manner that is consistent with the City’s Urban Design Plan.
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M6: Pedestrian Crossings by Town Square
The medians on F.M. 1709 in front of Town Square may have inadvertently encouraged more pedestrians to cross F.M. 1709 at State Street and Grand Avenue instead of at the signalized intersections.
Recommendations:
Encourage pedestrian crossings at the intersections of F.M. 1709 and Carroll Avenue and F.M. 1709 and Central Avenue through signage and creation of a walkable environment.
Extend the sidewalk from the Shops of Southlake to the F.M. 1709/Central Avenue intersection to improve access.
Consider the utilization of an alternative form of transportation such
as a trolley to move people between Town Square, Shops of Southlake and Park Village.
Pedestrian Bridge
M6
The medians on F.M. 1709 in front of Town Square may have inadvertently encouraged more pedestrians to cross F.M. 1709 at State Street and Grand Avenue instead of at the signalized
intersections.
Recommendations are to
Encourage pedestrian crossings at the intersections of F.M. 1709 and Carroll Avenue and F.M. 1709 and Central Avenue through signage and creation
of a walkable environment;
Extend the sidewalk from the Shops of Southlake to the F.M. 1709/Central Avenue intersection to improve access;
Consider the utilization of an alternative
form of transportation such as a trolley to move people between Town Square, Shops of Southlake and Park Village; and then
Looking at a Pedestrian Bridge
--
1) Provide count down PED
signal heads for all (16) crossings; 2) Reconstruct curb ramps (16) on each corner to be two directional and align with crosswalks; 3) Restripe all crosswalks and stop bars to align
with new curb ramps; 4) Place push buttons at landing of each ramp.
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M7: 1938 Sidewalks
With the completion of the Ridgeview/Hidden Knoll neighborhoods, there is an increased need for pedestrian connectivity along F.M. 1938 south of F.M. 1709 and along Continental Blvd.
Sidewalks along the east side of F.M. 1938 would provide access to shopping and services as well as access to Koalaty Park and Carroll Elementary School.
Recommendation: Explore grants for sidewalks along F.M. 1938 south of F.M. 1709.
M7 regarding 1938 sidewalks
With the completion of the Ridgeview/Hidden Knoll neighborhoods, there is an increased need for pedestrian connectivity along F.M. 1938 south of F.M. 1709
and along Continental Blvd. Sidewalks along the east side of F.M. 1938 would provide access to shopping and services as well as access to Koalaty Park and Carroll Elementary School.
Recommendation: Explore grants for sidewalks along F.M. 1938 south of F.M. 1709.
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Environmental Resource Recommendation
There is an Environmental Resource Recommendation.
Compacted soil and lawn mowing practices around the Bur Oak trees along the east side of Carroll Avenue (adjacent to Southlake Town
Square) have stunted their growth. So the recommendation is to Encourage best practices for maintenance around the trees.
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Parks, Recreation and Open Space Recommendations
There are a couple of Parks, Recreation and Open Space recommendations…
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Central Park
Underutilized park in front of Shops of Southlake
Includes a fountain, hardscape, benches, picnic tables and trees
Lower elevation than adjacent parking lot
Provides symmetry with the
park in Town Square
Explore options to activate the park and attract users.
Central Park
Underutilized park in front of Shops of Southlake
Possible improvements to consider include:
1) Constructing an arched entry feature at the south parking lot that opens
the park in the Central Market corridor; 2) add vendor kiosks; 3) add shade trees in grass areas; 4) install a concrete plaza with water play features with a filtration system; 5) add
an ice skating rink during the holiday season; and 6) add a natural vegetative edge.
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Former Safety Town Property
Approximately .72 acres; significant tree cover.
The City should retain this property as undeveloped open space along F.M. 1938.
Final recommendation is for the former safety town property. Just under one acre in size located next to the DPS West facility at 1938 and 1709.
Committee took the same approach as with
the former Senior Center Property that there are a couple areas the City may want to maintain as greenspace
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City Council
1st Reading
November 7, 2017
or, send us an email!
Southlake2035@ci.southlake.tx.us
Citizens have a couple ways to provide feedback: There is a link to a form where you can submit feedback about this plan, or you can send an email to staff at the address shown on the
slide.
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Timeline
2035 Corridor Planning Committee Open House & Presentation – October 4th
SPIN Town Hall Forum – October 10th
P&Z – October 19th
City Council – November 7th (1st Reading)
City Council
– December 5th (Public Hearing)
The City Council will consider this plan at first reading on November 7, 2017. If approved at that meeting, the plan is scheduled to go to City Council for Public Hearing on December
5, 2017
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Questions?
Ken Baker: (817) 748-8067
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Please contact Ken Baker with any questions at 817-748-8067