Item #7 - Michael Drive1
Item #7
M E M O R A N D U M
July 27, 2018
To: 2035 Corridor Planning Committee
From: Kenneth Baker, Sr. Director of Planning and Development Services
Subject: Item #7 – Overview – Michael Drive
Purpose:
Review and discuss options (mini – charette) on the possible future development of the
properties in and around the Michael Drive area and being approximately 11.76 acres of
unplatted tracts of land. There is no applicant for this item.
Property Location:
The property is generally located south of Southlake Blvd., north of W. Continental Blvd./Union
Church Rd., and west of Davis Blvd.
Aerial Location:
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Property History:
Michael Drive (formerly Tiffany Acres) Chronological History
A. Prior to Annexation
1978
04/11/78 - Planning and Zoning Commission approved Preliminary Plat (4-0) as Final
Plat subject to Carter and Burgess’ approval of the engineering. Due to the property
being in Southlake’s extraterritorial jurisdiction (ETJ), no zoning action could occur.
05/16/78 - City Council approved (5-0) Final Plat subject to Carter and Burgess
recommendations (dated 04/28/78) “with the exception of the elevation of Lot 8 which
will be added.”
06/29/78 - Final Plat of Tiffany Acres filed at Tarrant County in Volume 388-121, Page
33, PRTCT.
1980
04/20/80 - Received letter from Southwest Land Title Co. on behalf of Lloyd and Doris
Stepter regarding their request to abandon the plat and any dedications and restrictions
of Tiffany Acres Addition.
10/21/80 - Received a request from V. J. Strand and Henry J. Strand, the purchasers of
Tiffany Acres Addition, to abandon the plat and any possible dedications and restrictions
as filed with the plat.
10/24/80 - Abandonment of Restrictions filed at Tarrant County Deed Records in
Volume 7018, Page 1593 - 1595.
10/28/80 - Planning and Zoning Commission approved (6-0) the request for
abandonment of the Tiffany Acres plat.
11/05/80 - City Council approved (3-0) the abandonment of the Tiffany Acres plat.
1987
10/20/87 - Michael Drive area (formerly Tiffany Acres) was annexed into the City of
Southlake.
B. Post-Annexation
1988
02/22/88 - Rezoning request received from all property owners along Michael Drive (i.e.,
Prestige Gunite Inc., Lee Roy Hess, President; Wreck Master and Body Repair, Gary
Messer; Robert Van Til; V.J. Strand Excavating; Roger L. Strand & Bradley Scribner).
Requested zoning from “AG” Agricultural to “I-2” Heavy Industrial (ZA 88-07).
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04/21/88 - Case tabled to this Commission meeting from 04/07/88 meeting. Planning
and Zoning Commission approved the I-2 request.
05/17/88 - City Council approved First Reading of Ordinance No. 334-33.
08/02/88 - Case tabled to this Council meeting from the 07/19/88 meeting due to
incomplete Developer Agreement. Council denied Second Reading, Ordinance No. 334-
33.
1990
06/08/90 - City learned that Abandonment of the Tiffany Acres plat had not been filed of
record at Tarrant County (through correspondence with Raymond M. Meeks, Attorney
for JEH Company, locating at 2395 Michael Drive).
08/07/90 - Council instructed the City attorney to prepare the proper documents to
abandon the Tiffany Acres plat, including any right-of-way commonly known as Michael
Drive.
08/24/90 - Vacation of Tiffany Acres plat filed of record at Tarrant County in Volume
10023, Page 1625, DRTCT.
1994
07/25/94 - Rezoning request received from all property owners along Mic hael Drive (i.e.,
Lee Roy Hess and Chris Cagle d/b/a Prestige Gunite Inc.; V. J. Strand d/b/a/ V.J.
Strand Excavating; Sally and Brad Scribner; Robert Van Til, Individually and d/b/a
Orlando Concrete, and Thomas Poteet). Requested zoning from “AG” Agricultural to “I-
2” Heavy Industrial (ZA 94-86).
08/18/94 - Planning and Zoning Commission denied (5-1) the I-2 request.
09/20/94 - Case tabled to this Council meeting from the 09/06/94. Council tabled First
Reading, Ordinance No. 480-139 to the 10/18/94 Council meeting.
10/18/94 - Applicants withdrew their rezoning request per letter from Sally V. Scribner.
1999
05/17/99 – A Rezoning request was received from Claffey Pools for 2390 Michael Drive
to change the zoning from “AG” Agricultural to “I-1” Light Industrial.
09/04/99 – The applicant withdrew the request per the letter from Barbara Claffey dated
September 1, 1999.
December 5, 2017; City Council approved a zoning change and site plan for White Line Storage
on the northeast corner of the subject property. The approval is for an approximately 90, 275
square foot three-story self-storage facility.
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The approved site plan included the installation of an 8-inch sewer line to the existing 15-inch
trunk line located to the west and an 8-inch water line to the existing 6-inch line along Davis
Boulevard. Michael Drive, which is a private street, will be constructed to City standards to a
width of 24-feet but will not be accepted as a public street.
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Mobility
Master Thoroughfare Plan – Recommendation MT2
The Southlake 2030 Master Thoroughfare Plan Map shows the section of Davis Blvd.
immediately east of and abutting the subject site to be a six-lane divided arterial with 130’ to
140’ of right of way. It appears that the current width of this roadway nearest to Michael Dr. is
approximately 84’ in width and due to the unplatted tracts fronting FM1938, there is currently not
any dedicated right of way.
FM 1938 Medians – Recommendation M2
This recommendation is within the FM 1709 – FM 1938 Corridor Plan.
Pathways Master Plan
The Southlake 2030 Pathways Master Plan shows a Future Multi-Use trail (>=8’) extending from
Union Church (to the south of this site) up to and through the flood plain portions of this site
(middle of the site) and then reaching FM 1709. This trail has not been constructed.
Along Davis Blvd. (FM 1938) the Pathways Master Plan shows a future sidewalk (<8’) abutting
the subject site and ultimately extending from Union Church to FM 1709.
To date, both of the aforementioned sidewalks have not been constructed. Further, there are no
public sidewalks along Michael Dr. However, the White Line Storage approved site plan
indicates the construction of a 5’ sidewalk along their portion of Davis Blvd.
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Existing Land Use Plan Designation:
There are three (3) existing future land uses on the property.
Mixed Use – located on the east side of the site.
Purpose: To provide an option for large-scale, master-planned, mixed use
developments that combine land uses such as office facilities, shopping, dining, parks,
and residential uses.
Definition: The range of activities permitted, the diverse natural features, and the
varying proximity to thoroughfares of areas in the Mixed Use category
necessitates comprehensively planned and coordinated development. New development
must be compatible with and not intrusive to existing development. Further, special
attention should be placed on the design and transition between different uses.
Typically, the Mixed Use designation is intended for medium- to higher-intensity office
buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance-
free, wholly enclosed light manufacturing and assembly uses that have no outdoor
storage are permitted if designed to be compatible with adjacent uses. Other suitable
activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low
Density Residential, Medium Density Residential, Retail Commercial, and Office
Commercial categories previously discussed.
Scale and Context Criteria:
o General:
Buildings and their pedestrian entrances are to be oriented towards
internal streets.
Larger-format retail uses (with footprints larger than 40,000 s.f.) shall be
located adjacent to the arterial or highway with pedestrian entrances from
internal streets.
o Retail and Office Uses:
Pedestrian-oriented or automobile-oriented.
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Note: Not included are hotel uses, single-family residential uses, open space, and civic uses
(pages 51-52 of the Consolidated FLU Plan).
Overall Character and Design:
o Buildings are to be designed to be pedestrian friendly.
o Buildings shall have shallow setbacks and sidewalks that are a minimum of 10’.
o Buildings are to be oriented towards other buildings (across the street) or
towards open spaces.
o Minimize the impact of surface parking.
o Mix up land uses to maximize shared parking.
Street Design Standards:
o Internal streets to be designed to accommodate both automobiles and
pedestrians.
o Streets to be designed with curb and gutter.
o Interconnected street network.
o Regular blocks and streets.
o Block widths between 400’ and 600’.
o Design speed <25 mph.
Floodplain – This land use designation is located through the center of the site (page 46 of
Consolidated FLU Plan).
Purpose and Definition: The Floodplain category illustrates areas designated by the August
1995 Federal Emergency Management Agency (FEMA) maps as being in the 100-year
floodplain. The “floodplain” is an expanse of natural vegetation and wildlife, and should be
preserved as natural open area. Within the floodplain is “floodway” that must be kept free of
encroachment in order that the 100-year flood may be carried without harmful increases in the
height of flood waters. Although it is not to be encouraged, the portion of the floodplain not in the
floodway may be reclaimed for development under certain circumstances if in accordance with
FEMA regulations. The designated land use for areas of reclaimed floodplain is that of the
immediately adjacent land use category. This designation may also include environmentally
sensitive areas, habitats, or wetlands that may not be in FEMA identified floodplains
Medium Density Residential (specifically allowing garden office type uses) - west side of site
(page 48 of Consolidated FLU Plan).
ECONOMIC DEVELOPMENT
Multi-Tenant Garden Office – Recommendation ED7
Applicability: The medium density land use in this area specifically references allowing “garden
office type uses.”
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URBAN DESIGN
From pages 7 and 8 of this plan document, regarding observations and opportunities:
DAVIS BOULEVARD/RANDOL MILL AVE (F.M. 1938)
The character of F.M. 1938 varies greatly with the predominant land uses south
of Southlake Blvd. being commercial and north of Southlake Blvd. being
residential.
The Commercial Parkway character of Davis Boulevard south of Southlake
Boulevard is predominantly nonconforming industrial uses and limited retail/office
uses. Future medians along this section of Davis provide tremendous
opportunities to improve the visual appearance of this corridor. The development
of vacant properties between Continental Blvd. and Southlake Blvd. has the
potential to better define this section as a truly commercial parkway. In addition,
an entry feature opportunity exists at the southern city limit line on Davis Blvd.
Existing Zoning:
The current zoning is AG – Agricultural District and S-P-1 Detailed Site Plan District.