Item 7B - Comprehensive Plan ReviewComprehensive Plan Analysis
Case No.: ZA18-0032 Review by: Jerod Potts Date of Review: 09/28/18
Project Name: Oxford Place
Current Project Address: 1749 E. Highland St.
Existing Zoning: AG
Proposed Zoning: R-PUD
Existing Future Land Use: Low Density Residential / Mixed Use
Proposed Future Land Use: Low Density Residential / Mixed Use
Overview
The subject property is included in the SH
114 Corridor planning area, as discussed
in the Southlake 2035 SH 114 Corridor
Plan.
Staff note: this subject property lies
completely within the 65 LDN airport
overlay (Ordinance No. 479).
The subject property has two (2) distinct
future land use designations on the
property. On the front portion of the site,
approximately 4.88 gross acres, abutting E. Highland, the land use designation is Low Density
Current Zoning: AG Future Land Use: Low Density Residential
/ Mixed Use
Residential. In order to comply with the Low Density Residential land use designation, the
applicant is proposing to place four (4) of the thirteen (13) total residential lots be at a net
density of 1 dwelling unit per acre, which is compliant with the underlying land use designation.
The back portion of the property, which the applicant proposes the remaining nine (9) residential
lots has an existing land use designation of Mixed Use. The definition for this land use category
concludes with the following statement: “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.” The area that includes the nine (9) residential lots on the southerly mixed-use
portion of the site totals approximately 7.76 gross acres.
Low Density Residential Land Use Category
The purpose of the Low Density Residential land use category is to provide for and to protect
low intensity detached single-family residential development that promotes the openness and
rural character of Southlake. Below are descriptions of applicable Scale and Context Criteria.
For a complete description of this category, please view the 2035 Consolidated Future Land
Use Plan.
Residential Uses:
Single family detached dwellings at a net density of one or fewer dwelling units per acre.
Open Space:
• Open spaces should be designed to add value to the development and may include
parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas.
• Provide natural walking paths along stream and creek corridors.
• Preserve existing wooded areas and stream corridors when feasible.
• Emphasize environmental elements as “features” rather than constraints.
Mixed Use Land Use Category
The purpose of this land use category is “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.” Below are descriptions of applicable Scale and Context Criteria
for the Mixed Use Future Land Use category. For a complete description of this category,
please view the 2035 Consolidated Future Land Use Plan.
Single-family Residential Uses:
• Residential uses are to be located between the proposed office or retail uses and
existing residential neighborhoods. These uses are intended to provide a lower intensity
transition between existing neighborhoods and commercial uses.
• Residential uses should be well integrated with proposed open space and other civic
uses to create a sense of place.
• They should also be integrated with proposed commercial uses in a manner that
provides internal automobile and pedestrian access to convenience commercial uses.
• Single-family residential uses are recommended to be to the density and scale that is
appropriate based on the context and character of the proposed overall development.
Open Space:
• Consider environmental elements as “features,” rather than constraints.
• Emphasis shall be placed on preservation of existing wooded areas and stream
corridors.
• Avoid channeling or piping of streams.
• Streams or creeks should become a focal point rather than the rear of the development.
• Provide natural walking paths along stream and creek corridors.
• Well designed and integrated open spaces are critical to the creation of successful
mixed-use neighborhoods.
• Open spaces should be designed to add value to proposed development and not as an
“afterthought”. To that end, open spaces should maximize frontage along residential and
office uses. Open spaces shall occupy a prominent place in the development of a
neighborhood and form the center pieces of a community.
• Open spaces are intended to be the “front-yards” and invite passive recreational
activities. Open spaces may be in the form of pocket parks, children’s play areas,
squares, linear greens, and conservation areas.
• Use the topography as an advantage, do not flatten the site.
• Preserve views.
Future Land Use – Optional Land Use Designations
The Mixed Use designated portion of this site
(outlined in red in the image to the right) has a
consolidated optional land use designation of
Employment Center Residential.” The purpose
and definition of this category as stated in the
Southlake 2035 Consolidated Future Land Use
Plan is as follows:
“The Employment Center Residential (EC-R)
designation is intended for low-intensity,
predominantly residential neighborhoods. This
land use category should be applied to properties
that have significant development constraints
such as wetlands, creeks, floodplains, water bodies, steep grades, and woodlands and are
largely undeveloped or underdeveloped. This category is intended for properties adjacent to
existing neighborhoods, open space, or as buffers from environmentally sensitive areas. Very
limited nonresidential uses (office, retail, and civic) may be permitted at key street intersections
and shall be designed to an appropriate neighborhood scale.”
Applicable Comprehensive Plan Recommendations
Southlake 2035 SH 114 Corridor Plan
Staff note: This site is just outside of LU7, a small area recommendation for the Gateway
Church and Chesapeake properties.
Southlake 2030 Water System Master Plan
Tier 2 Projects
Project Number 15: 12" WL along E. Highland from N. Carroll to N. Kimball Ave. $696,750.
Applicability to Proposal: There is a 6” line on the north side of E. Highland St., and a 6” line
along e. Highland St. along the NW corner of this proposal.
Pathways Master Plan
The Southlake 2030 Mobility Master Plan includes the Pathways Master Plan. There is an
existing 6’ sidewalk along the northern portion of the site abutting E. Highland St. The Pathways
Master Plan shows a future Multi-Use trail (>=8’) to the west portion of this site. From an aerial
measurement, it appears that approximately 30 linear feet of sidewalk still needs to be
constructed in order to complete this segment, extending the sidewalk across the entire parcel,
connecting to lot 1A to the west, addressed as 1501 E. Highland St. The Pathways Master Plan
also shows a future Multi-Use trail (>=8’) following the eastern boundary of the site, adjacent to
Carroll Middle School, located at 1800 E. Kirkwood Blvd. The applicants’ development plan
does not show this connection, but does show a proposed 5’ internal sidewalk within the
development, which includes a pathway exiting Open Space Lot 5 in the southeast corner of the
proposed development. This pathway would provide access to the school property, but would
not provide a trail connection from the subdivision to another sidewalk. There is a north-south
trail connection from Kirkwood Blvd. to E. Highland St. through the school property.
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