2005-005OFFICIAL RECORD
S 0
U T
H
L A K
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2025
1 I
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'M,4tll
Planning Today for a Better Tomorrow
SOUTHLAKE 2025 PLAN - PHASE II
STATE HIGHWAY 114 CORRIDOR PLAN
ANALYSIS & RECOMMENDATIONS
SOUTHLAKE PLANNING & ZONING COMMISSION
SOUTHLAKE CITY COUNCIL
ADOPTED BY THE SOUTHLAKE CITY COUNCIL ON FEBRUARY 15, 2005
RESOLUTION 05-005
W W W.CITYOFSOUTHLAKE.COM/SL2025/DEFAULT.ASP
OFFICIAL RECORD
RESOLUTION NO.05-005
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, ADOPTING THE "STATE HIGHWAY
114 CORRIDOR PLAN: ANAYLSIS AND
RECOMMENDATIONS" 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 State Highway 114 Corridor Plan:
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 1 (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 State Highway 114 Corridor,
WHEREAS, the City Council has deemed that the State Highway 114 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 State Highway 114 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 State Highway 114 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 15`h DAY OF FEBRUARY 2005.
ATT ST:
Lori Farwell,
City Secretary
ii
M�kndy Wambsganss,
r a
r r
Exhibit A
SOUTHLAKE
2025
Planning Today for a Better Tomorrow
SOUTHLAKE 2025 PLAN - PHASE II
STATE HIGHWAY 114 CORRIDOR PLAN
ANALYSIS & RECOMMENDATIONS
SOUTHLAKE PLANNING & ZONING COMMISSION
SOUTHLAKE CITY COUNCIL
ADOPTED BY THE SOUTHLAKE CITY COUNCIL ON FEBRUARY 15, 2005
RESOLUTION 05-005
W W W.CITYOFSOUTHLAKE. 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 I — 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),
environmental protection, and other elements.
In order to facilitate a detailed but efficient planning process for Phase II, the Planning and
Zoning Commission has divided the city into nine (9) distinct planning areas. The S.H. 114
Corridor is the second of the nine planning areas in this phase of the Southlake 2025 Plan. 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.
iv
ACKNOWLEDGEMENTS
SOUTHLAKE 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
MICHAEL BOUTTE
AL MORIN
MICHAEL SPRINGER
WILLIAM (BILL) VAUGHAN
v
TABLE OF CONTENTS
EXECUTIVE SUMMARY
1.0 INTRODUCTION
1.1
Regional Role of S.H. 114
1.2
Local Role of S.H. 114
1.3
Role of the Southlake 2025 Plan
1.4
General Character of the Corridor
2.0 EXISTING PLANS & STUDIES
2.1 1998 Land Use Plan
2.2 1997 Thoroughfare Plan
2.3 Southlake Parks, Recreation, & Open Space Plan
2.4 Southlake Pathways Plan
2.5 1995 Corridor Study Recommendations
3.0 PRELIMINARY ANALYSIS
3.1 Major Retail Development in Southlake
3.2 Major Office Development in Southlake
3.3 Major Office Development adjacent to Southlake
3.4 Future Development along the S.H. 114 Corridor
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 Specific Recommendations & Implementation Strategies
6.0 ENVIRONMENTAL RESOURCES
6.1 General Environmental Resource Protection Recommendations
6.2 Specific Recommendations &Implementation Strategies
APPENDIX A
EMPLOYMENT CENTER LAND USE CATEGORY
APPENDIX A-1
EMPLOYMENT CENTER FORM STANDARDS
APPENDIX B
RURAL CONSERVATION SUBDIVISION LAND USE CATEGORY
APPENDIX C
REGIONAL RETAIL LAND USE CATEGORY
APPENDIX D
TRANSITION 1 (T-1) & TRANSITION 2 (T-2) LAND USE CATEGORIES
vl
SOUTHLAKE 2025 PLAN
PHASE II
STATE HIGHWAY 114 CORRIDOR PLAN
ANALYSIS & RECOMMENDATIONS
CITY OF SOUTHLAKE PLANNING DEPARTMENT
1400 MAIN STREET, SUITE 310, SOUTHLAKE, TEXAS 76092
W WW.CITYOFSOUTHLAKE.COM/SL2025/DEFAULT.ASP
vii
Resolution 05-005
1.0 INTRODUCTION
February 15, 2005
The State Highway 114 (S.H. 114) Corridor provides a critical east -west connection in the
Dallas -Fort Worth metropolitan area (Metroplex). It links downtown Dallas and Dallas -Fort
Worth International Airport to centers of activity in the northwest portion of the Metroplex —
Alliance Airport and Texas Motor Speedway. This corridor is one of the most significant
corridors in the northeast Tarrant County area and provides critical regional mobility. It links the
cities of northeast Tarrant County with regional employment centers of Las Colinas, Downtown
Dallas, DFW International Airport, and Alliance Texas.
Location of S.H. 114 Corridor through Northeast Tarrant County
1.1 Regional Role of S.H. 114
Broadly defined, the State Highway 114 Corridor is an approximately forty (40) mile
stretch, from its intersection with Interstate 35E in Dallas to Interstate 35W in Fort Worth.
The corridor connects some of the fastest growing communities in Dallas -Fort Worth.
Locally, the corridor also functions to serve existing and future employment centers in
Southlake and Westlake.
State Highway 114's function as a link between DFW and Alliance deserves particular
emphasis. DFW is one of the nation's busiest airports, while Alliance is an increasingly
important multimodal distribution center. Together, they represent a key transportation hub
of the mid-continent United States and make the area extremely attractive nationally and
internationally as a location for business and industry.
State Highway 114 should be viewed as an economic development imperative, both to
accommodate a steadily increasing volume of motor vehicle traffic and to ensure that traffic
congestion does not jeopardize the ability of the corridor communities to compete
Southlake 2025 Plan 1 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
successfully for new business and capital investment (Source: Explosive Growth in the 114
Corridor, H. Gross, PhD., B. Weinstein, PhD. & T. Clower, University of North Texas
Center for Economic Development and Research). Increasingly, the S.H. 114 Corridor is
competing with the far north Dallas communities of Frisco, Allen, and McKinney in the
Metroplex for new development.
1.2 Local Role of S.H. 114
In the city of Southlake, S.H. 114 is about a 5-1/2 mile stretch of freeway, bifurcating the
city diagonally from the northwest to the east. It is a 6-lane freeway with 3-lane frontage
roads in both east -bound and west -bound directions along most of the freeway. Specifically,
S.H. 114:
• Carries high volumes of traffic regionally and inter -regionally;
• Carries traffic into Southlake (i.e shopping/work);
• Conveys traffic out of Southlake (i.e. commuter traffic to regional employment
centers); and
• Conveys pass -through traffic via Southlake.
Local trips on S.H. 114 should be minimized since the freeway and associated frontage
are not primarily designed to carry local trips. Consequently, local roadway connectivity
becomes imperative to provide access to places of employment, shopping, and living within
the S.H. 114 corridor. By 2030, the main lanes of S.H. 114 are projected to carry about
175,000 average daily trips in both directions (see Figure 1.1) and the frontage roads are
projected to carry anywhere from 11,000 (at White Chapel) to 30,000 (between Kimball and
F.M. 1709) average daily trips in each direction.
View of west -bound access road of S.H. 114 at the
Gateway Bridge.
View of east -bound access road of S.H. 114 at Nolen
drive.
Southlake 2025 Plan 2 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Figure L I
w
zs .
Resolution 05-005
1.3 Role of the Southlake 2025 Plan
February 15, 2005
This document that includes a preliminary analysis and recommendations for development
in the S.H. 114 Corridor is part of the larger effort of Phase II of the Southlake 2025 Plan. The
city has been divided into 9 distinct planning areas in order to facilitate an efficient, but detailed
study of the entire city (see figure below). The boundaries shown for the different planning areas
may change as the Planning and Zoning Commission sees fit. They are intended to be flexible
with general identification of areas of distinct development impact. These delineations are for
planning purposes only and may contain areas similar in character and/or land use. The S.H. 114
Corridor plan area is area "I" as indicated by the map below.
Southlake 2025 Plan — Phase II
S.H. 114 Corridor Plan Area Y'
Southlake 2025 Plan 4 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005 February 15, 2005
1.4 General Character of the Corridor
The S.H. 114 Corridor is characterized by regional scale retail uses east of Carroll Avenue
and south of S.H. 114 including Southlake Town Square, Village Center, Southlake Corners, and
Gateway Plaza developments (see map).
Character of retail development in the S.H 114 Corridor Plan .,i rc a
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Location of residential and commercial development in the S.H. 114 Corridor Plan Area
Southlake 2025 Plan 5 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
The plan area is also home to residential neighborhoods to the south and along Carroll
Avenue and Dove Street. Some recent residential developments include Triple C Ranch and
Estes Park. The plan area includes and is adjacent to some established, low -intensity residential
neighborhoods such as Whispering Dell Estates, Highland Estates, and Sunshine Lane.
Properties along Dove Street provide a transition between development along S.H. 114 and low -
intensity neighborhoods to the north of the city.
Character of'residential neighborhoods in the S.H. 114 Corridor Plan Area
At the northwestern edge of the planning area are key regional employment centers
including Verizon Wireless and Sabre in Southlake and Solana in Westlake. For the most part, a
significant number of properties along S.H. 114 in the city of Southlake are vacant. This can
primarily be attributed to two factors:
1. S.H. 114 was recently (January 2004) improved into a 12-lane freeway; and
2. Depressed real-estate market conditions from 2002 to 2004.
Southlake 2025 Plan 6 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
I
Resolution 05-005
February 15, 2005
2.0 EXISTING PLANS & STUDIES
Several existing plans and studies currently impact development in the S.H. 114 Corridor. These
include:
• 1998 Land Use Plan
• 1997 Master Thoroughfare Plan
• 2001 Parks, Open Space, & Recreation Master Plan
• 2001 Pathways Plan (Trail System Master Plan)
• 1995 Corridor Study
2.1 1998 Land Use Plan
The majority of the area along S.H. 114 is designated as Mixed Use in the 1998 Land Use
Plan.
02 O' 02 04 Maas6-
1998 Land Use wan Designation
100 YEAR FLOOD PLAIN
CORPS OF ENGINEERS BOUNDARY
PUBLIC PARKSIOPEN SPACE
WX PUBLIGSEMI•PUBLIC
LOW DENSITY RESIDENTALL
6" MEDIUM DENSITY RESIDENTIAL
OFFICE COMMERCIAL
RETAIL COMMERCIAL
MIXED USE
TOWN CENTER
INDUSTRIAL
Legend
aSN IM COrt b'P Ares
j-F CFy—
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ATjs e1y P-'o
M DFW Noss OsIft
S.H. 114 Corridor
1998 Future Land Use Plan
SOUTHLAKE
2025
6S'LON' -.
-75 -75 -LDW
The Mixed Use designation is defined as:
"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.
Southlake 2025 Plan 7 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
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."
This designation is mainly intended for campus office development. The corridor also has
retail commercial designation for a significant portion along the eastern half of the corridor
between S.H. 114 and F.M. 1709 (Southlake Blvd.).
2.2 1997 Master Thoroughfare Plan
The S.H. 114 Corridor Plan Area is located diagonally in a 1 square mile street grid made up
of north -south (Kimball, Carroll, and White Chapel Blvd) and east -west (Dove, Highland, and
Southlake Blvd) streets. Dove Road, White Chapel Blvd., Carroll Avenue, and Kimball Avenue
are all arterial streets within the plan area and Highland Ave is a collector street.
I
Legend
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S.H. 114 Corridor Plan Area
Master Thoroughfare Plan
SOUTHLAKE
.. 2025
Since its adoption in 1997, the Master Thoroughfare Plan (MTP) has been amended to add
Kirkwood Boulevard extension from Highland to Kimball Avenue. This connector is intended to
provide alternative access to existing and future development along S.H. 114 and limit
congestion along the frontage roads of S.H. 114.
Southlake 2025 Plan 8 S.H. 114 Corridor Plan Area
Phase H Analysis & Recommendations
Resolution 05-005
February 15, 2005
Following are the current MTP recommended cross sections for specific streets:
Kimball Avenue, Dove Street, and White Chapel Blvd. Arterial:
A5U-94'R-O-W 5-Lane Undivided
P T P CT L L L L L TC P
2I2' 12' 12 14' 12' 12' 2'I2�'
4'
6'
5' 70' #
9'
9 4'
Legend: Curb, L=Lane, M=Median, P=Parkway, T=Trail, D=Bar Ditch
Carroll Avenue (north of S.H. 114) - A3U— 94' Arterial
P T P D P T L L L T P D T P
2 12' 14' 1 12' 2
3' 6' 4' 8' S' 42' S' 8' 4' 6' 3'
94'
Aventerra Blvd/Kirkwood Blvd.
A4D —100' R-O-W
P T P T L L C� M C L L T C P
2�2 12' 12' 24 '2 12' 2,�2
4' 6' 5' 30' * 1 ' 25' 1 30" 9'
100,
Carroll Avenue, south of S.H. 114 is also designated as A4D (100')
arterial but with a 15' wide median.
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
"D") = 23,200
vehicles per day
Arterial:
3-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
"D") = 11,600
vehicles per day
Arterial:
4-Lane Divided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
"D") = 23,200
vehicles per day
Southlake 2025 Plan 9 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
Highland Street between White Chapel, Carroll Ave, & Sams School Arterial:
Road 4-Lane Undivided
A4U— 74' R-O-W
LP2
CT L L L L TIC P
' 1� 2' 1 1�2' 12' 12' 1'2'
9' 5-6' ` 9'
7 4'
Highland Street between Carroll and Kimball Ave
C2U— 70' R-O-W
P T P CT L L TC P
2'�2, 16' 16' 2,I2,
5' 8' 6' L 40 1 1 '
Shadv Oaks Drive: C2U— 64' R-O-W
P T P CT, 11 6_ 16- �jTIC, P
2'2' 2 2
4' U6'5' 40'` 9'
64'
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
"D") = 20,800 vehicles
per day
Collector:
2-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
"D") = 8,400 vehicles
per day
Collector:
2-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
"D") = 8,400 vehicles
per day
Southlake 2025 Plan 10 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005 February 15, 2005
2.3 Southlake Parks. Recreation. & ODen Space Master Plan
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S.H. 114 Corridor
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Plan Area
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SOUTHIAK
2025
The 2001 Parks, Recreation, & Open Space Master Plan for the city of Southlake indicates
no significant park areas in the S.H. 114 Corridor. However, a significant open space resource in
the form of the Corps of Engineers property is immediately north of the planning area. The plan
area includes several developed and undeveloped Carroll Independent School District (CISD)
properties that could potentially provide joint -use opportunities.
The Community Services Department of the city of Southlake is currently undertaking its
periodic update of the 2001 Parks, Recreation, and Open Space Master Plan. The
recommendations for the S.H. 114 Corridor will inform the Parks Plan update in an effort to
coordinate the two planning processes.
Southlake 2025 Plan
Phase II
View of the creek from Shady Lane
11 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005 February 15, 2005
2.4 Southlake Pathways Plan
"of Pathways Plan Daslgnations
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S.H. 114 Corridor
2001 Pathways Plan 3
/ U Existing Pedestrian Network
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The 2001 Pathways Plan indicates all major pedestrian connectivity to occur along existing
and proposed roadways. One critical link was identified along Dove Creek through the center of
the plan area. The feasibility of this connection should be evaluated given development trends in
this area.
2.5 1995 Corridor Study Recommendations
The 1995 Corridor Study has had a tremendous impact on the character of commercial
development in Southlake. Specifically, the plan identified the S.H. 114 Corridor as a critical
corridor with the potential to establish a great image for the city. The Corridor Study identifies
entry portals at the eastern and western edges of the corridor.
Proposed Portal Recommendationsfor the S.H. 114 Corridor
Southlake 2025 Plan 12 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
The Corridor Study made
several recommendations
for the design of the
overpasses over S.H. 114
— primarily Carroll Ave.
and Gateway Drive. The
design recommendations
included planting
schemes, median
treatments, intersection
and pedestrian
improvements.
Recommendations for
adjacent private
development included a
natural bufferyard
planting treatment along
the frontage roads in
addition to the building
articulation and masonry
standards. The goal of
the plan was to establish
a "natural tree grove"
edge for the S.H. 114
Corridor.
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Bridge Overpass Concepts for the S.H. 114 Corridor
V
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Recommendations to Establish a Landscaping Zone along S.H. 114
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Land use
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recommendations for the
S.H. 114 Corridor include
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the establishment of
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employment and retail
centers. This plan
indicates retail to be F
concentrated at key
intersections with office
development along the
highway frontages.
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Land Use Recommendations for the S.H. 114 Corridor
Southlake 2025 Plan 13 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
3.0 PRELIMINARY ANALYSIS
February 15, 2005
State Highway 114 functions as the dominant economic engine for northeast Tarrant County.
The highway serves as a link between DFW International Airport (one of the nation's busiest
airports) and the Fort Worth Alliance Airport (important multimodal distribution center).
Together, these two transportation facilities form the key transportation hub of the mid-continent
United States and make the S.H. 114 Corridor extremely attractive nationally and internationally
as a location for business, retail and industrial development that will ultimately result in a large
number of people working, shopping and dining along the S.H. 114 corridor.
A significant portion of land north along S.H. 114 between Kimball Avenue and White
Chapel Blvd. in the city of Southlake is currently undeveloped. However, property south of S.H.
114 and east of Carroll Avenue is the location of regional scale retail developments that include:
• Southlake Town Square
• Village Center
• Southlake Corners
• Gateway Plaza
S.H. 114 in Southlake is also home to key regional employment centers that include:
• Verizon Wireless
• Sabre Holdings World Headquarters
Regionally, S.H. 114 Corridor is also home to key employment centers in Westlake that
include Fidelity and Solana.
3.1 Major Retail Development in the S. H 114 Corridor in Southlake
Southlake Town Square
Aerial View of Southlake Town Square
Typical Street in Southlake Town Square
• A 125-acre master planned, pedestrian oriented, mixed -use development.
• 600,000 s.f. of mixed retail, office and government uses employing approximately 1,800
people.
• Residential brownstones opening in 2005.
Southlake 2025 Plan 14 S.H. 114 Corridor Plan Area
Phase H Analysis & Recommendations
Resolution 05-005
February 15, 2005
• Grand Avenue commercial district planned to open in the fall of 2006 - addition of
400,000 s.f. including full service hotel, movie theater, retail, restaurant and office uses.
• Development featured on the cover of multiple Urban Land Institute publications
including the Mixed Use Development Handbook and Place Making -The Making of Town
Centers, Main Streets and Urban Villages.
Gateway Plaza
Image of 'a large format retail use - Costco
v use rvuy i su�.0 �rlu.racr a sure
• Regional scale retail center located at the intersection of S.H. 114 and F.M. 1709
(Southlake Blvd.).
• Major tenants are Costco, Lowe's, Kohls, Office Depot, etc.
• Mix of retail and restaurant uses.
• Total of 615,000 s.f. of commercial employing 150 people.
3.2 Major Office Development in the S. H 114 Corridor in Southlake
Sabre Holding's World Headquarters
Aerial View of Sabre
Artist's View of Sabre Master Plan
• Located at the intersection of Kirkwood Blvd. and S.H. 114.
• Total of 849,000 s.f. employing 3,000 people on 175 acres.
• Potential for over 2 million square feet, 10,000 employees.
• Named "Top 10 Real Estate Project in Nation" by Site Selection magazine.
Southlake 2025 Plan 15 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
Verizon Wireless Network Facility
F`
View of the Verizon Wireless Facility Verizon Master Plan
• Located at the intersection of Dove Street and S.H. 114.
• Total of 187,000 s.f. employing 330 people.
• Potential for 350,000 s.f. of office space.
3.3 Maior Office Development in the S. H 114 Corridor adiacent to the citv of Southlake
February 15, 2005
Solana by Maguire Partners
View of the Solana Campus Solana Master Plan
• Located at the intersection of S.H. 114 and Kirkwood Blvd. in the town of Westlake
immediately adjacent to the northwest city limit line. Includes portions of the campus in
the city of Southlake (Sabre).
• An 880-acre master planned mixed -use development which includes a full -service
Marriott hotel, office facilities, retail shops and restaurants.
• Tarrant County's largest corporate campus development.
• Currently 1.7 million square feet of building space which can accommodate 5,000
people.
Southlake 2025 Plan 16 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
Fidelity Regional Office
View of the Fidelity Regional Wce Campus
Located in the Solana Campus in the town of Westlake.
Total of 615,000 s.f. employing approximately 2,300 people.
3.4 Future Development along the S.H. 114 Corridor
February 15, 2005
Of about 2,600 acres in the S.H. 114 Corridor Plan Area, approximately 1,327 acres are
still undeveloped (see figure below). Of the 1,274 developed acres, about 68% is residential
and the remaining is in commercial and public uses (including schools, etc.).
S.H. 114 Corridor:
Distribution of Developed & Undeveloped Property
Developed
1274 Acres, 49%
Undeveloped
327 Acres, 51%
Total Acreage - 2,600 Acres (excluding S.H. 114 R-OA
S.H.114 Corridor:
Distribution of Developed Property
PubliclSemi
Commercial
Public
(Retail, Office,
10%
& Industrial)
_
22
Residential
68%
Distribution of developed and undeveloped land in the Distribution of developed land in the S.H. 114
S.H. 114 Corridor. Corridor.
Most of the S.H. 114 Corridor in Southlake is still undeveloped; however, it is expected
that the recent completion of the freeway construction of S.H. 114 (12 lanes) west of DFW
International Airport will serve as a catalyst for continued strong economic growth in the
vicinity.
Southlake 2025 Plan 17 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
A number of major projects have been planned or are recently underway along S.H. 114
including:
Cedar Ridge QEice Complex by Panatonni
Artist's rendering of Cedar Ridge Office Complex
:-
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01 SITE PLAN.�.
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Cedar Ridge Master Plan
• Located at the intersection of Carroll Avenue and S.H. 114.
• 7 office buildings and limited retail at the intersection of Carroll Ave. and S.H. 114.
• Total of 119,520 s.f. employing up to 200 people.
In addition to the above development, several concept plans for larger office campuses have
been approved over the past few years including Granite, Aventerra, etc. However, depressed
office market conditions over the last three years and the highway construction have limited
development of these larger projects. Over the past year, smaller, garden -style (one-story,
smaller building footprint) office developments are cropping up along S.H. 114.
The goal of this planning effort is to evaluate the best strategy and recommend policies to
encourage the development of the S.H. 114 Corridor to its full potential as a retail and
employment center for Northeast Tarrant County.
Southlake 2025 Plan 18 S.H. 114 Corridor Plan Area
Phase H Analysis & Recommendations
Resolution 05-005 February 15, 2005
4.0 LAND USE RECOMMENDATIONS
Based on the existing character and development along S.H. 114, previously adopted plans,
and Southlake 2025 Plan Vision, Goals, & Objectives, the following general land use and
character recommendations for the S.H. 114 Corridor Plan Area are proposed:
Southlake's lesion for the S.H. 114 Corridor: Over the past fifteen (15) years, the city of
Southlake has seen tremendous growth in residential and commercial development. The S.H.
114 Corridor has been and will continue to be a critical transportation link and economic
development opportunity for the city. To this end, the goal for development in the S.H. 114
Corridor is to:
• Promote development that enhances Southlake's position as a premier location for
corporate campuses and quality commercial development;
• Encourage development that complements existing residential development by enhancing
ad -valorem (property taxes) and sales tax revenue to the city;
• Promote development that is concurrent to proposed capital improvement projects, thus
not burdening the city's infrastructure;
• Facilitate development that establishes a unique visual and economic identity for
Southlake in the Dallas -Fort Worth Metroplex; and
• Protect and enhance critical environmental and natural features.
4.1 General Land Use & Character Recommendations
Create an employment center (EC) land use category that provides a tiered approach to
development along the highway corridor. This new land use category would provide
for the highest intensity of development immediately adjacent to the highway and
decreasing intensities as development moves away from the highway and closer to
existing low intensity residential neighborhoods.
Create a regional retail land use category to better reflect and preserve existing pattern
and scale of retail development between S.H. 114 and Southlake Blvd. (F.M. 1709).
a
View of Southlake Corners (redevelopment of the
former Wal-Mart site)
Southlake 2025 Plan
Phase II
View of Gateway Plaza development along S.H.
114
19 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
• Evaluate and adopt changes to the Future Land Use Plan which reflect the desired
future development patterns along the S.H. 114 Corridor.
• Evaluate the application of the T-1 and T-2 transition land use categories as alternative
land use tools on properties with environmental limitations that abut residential
neighborhoods and arterial streets.
• Expand the Town Center land use designation to include the potential redevelopment of
the Village Center site and southeast corner of Carroll Avenue and S.H. 114 to
encourage the development of these sites in keeping with the character and scale of
Southlake Town Square. (see Site Specific Recommendations)
• Encourage the redevelopment of the Mesco site located at the northwest corner of S.H.
114 and Kimball Ave. in conjunction with improvements to Kimball Ave. north of S.H.
114.
• Prioritize the design and implementation of an entry feature at west -bound S.H. 114 and
Gateway Drive and one at east -bound S.H. 114 and Dove Road.
• Encourage the creation of a continuous network of linear green spaces with a pedestrian
trail system that utilizes street rights -of -way, floodplains, and future development to
enhance development along the S.H. 114 Corridor. Such a network should connect
destinations along the corridor and link places of employment with shopping and living.
• Coordinate the location of a major park facility along the corridor between Carroll
Avenue and Kimball Avenue in conjunction with the update of the city's Parks & Open
Space Master Plan.
• Preserve the character of low intensity residential uses located within the S.H. 114
Corridor Plan Area by creating a rural conservation residential land use category as an
alternative for property owners:
o Along Sunshine Lane, and
o Along Dove Road in the vicinity of Carroll Avenue.
Dove Road, east of Carroll Avenue
View of residential uses along Sunshine Lane
• Limit future retail development to be located at key highway interchanges along S.H.
114— specifically, at Carroll Avenue and White Chapel Blvd. Such retail development is
recommended to be limited to 600' from the intersection in order to discourage the
development of strip retail along the frontage roads from one highway interchange to
another.
• Establish a consistent design theme for the S.H. 114 Corridor that coordinates land use,
character, scale, streetscape design, architectural design, and landscaping.
Southlake 2025 Plan 20 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
4.2 Implementation Strategies
Land Use & Character Recommendations I Implementation Strategies
Create an employment center (EC) land
use category that provides a tiered
approach to development along the
highway corridor. This new land use
category would provide for the highest
intensity of development immediately
adjacent to the highway and decreasing
intensities as development moves away
from the highway and closer to existing
low intensity residential neighborhoods.
Create a regional retail land use
category to better reflect and preserve
existing pattern and scale of retail
development between S.H. 114 and
Southlake Blvd. (F.M. 1709).
• Evaluate and adopt changes to the
Future Land Use Plan which reflect the
desired future development patterns
along the S.H. 114 Corridor.
• Evaluate the application of the T-1 and
T-2 transition land use categories as
alternative land use tools on properties
with environmental limitations that
abut residential neighborhoods and
arterial streets.
Expand the Town Center area to
include the potential redevelopment of
the Village Center site and southeast
corner of Carroll Ave. and S.H. 114 to
encourage the development of these
sites in keeping with the character and
scale of Southlake Town Square (see
Site Specific Re
• Encourage the redevelopment of the
Mesco site located at the northwest
corner of S.H. 114 and Kimball Ave. in
conjunction with improvements to
Kimball Ave. north of S.H. 114.
Southlake 2025 Plan
Phase H
February 15, 2005
•' Develop the EC-1, EC-2, and EC -
Residential (EC-R) land use categories.
These land use categories shall have
specific performance and form -based
standards. The EC land use category
shall apply primarily to property located
to the north of S.H 114 between White
Chapel Blvd. and Kimball Ave. (see the
EC concept map on p. 32 and Appendix
A for information on the Employment
Center land use category).
Develop the Regional Retail land use
category and apply to appropriate
properties with existing and future
regional scale retail (see land use
recommendations map on p. 31 and
Appendix C for information on the
Regional Retail land use category).
Amend the land use plan map (see p.
31).
Identify properties that could
potentially benefit from a T-1 or T-2
alternative land use designation (see p.
31).
Amend the land use plan map
accordingly (see p. 31).
• Coordinate Kimball Ave. as a priority
project in the city's Capital
Improvements Program with the
redevelopment of the site.
21 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
Land Use & Character Recommendations
Implementation Strategies
• Prioritize the design and
•
Update the entry feature plan for the
implementation of an entry feature at
city.
west -bound S.H. 114 and Gateway
•
Design entry features in conjunction
Drive and one at east -bound S.H. 114
wwith the wildflower planting program
and Dove Road.
and the landscaping plans for S.H. 114.
•
Coordinate the design of the entry
features with an overall design theme
Tor S.H. 114.
•
Evaluate options for funding the
construction and maintenance of the
;entry features.
• Encourage the creation of a continuous
•
Amend development regulations to
network of linear green spaces with a
require sidewalks/trails along all public
pedestrian trail system that utilizes
streets.
street rights -of -way, floodplains, and
•
Amend relevant city ordinances to
future development to enhance
encourage the development of a linked
development along the S.H. 114
system of open spaces in conjunction
Corridor. Such a network should
with the preservation of woodlands,
connect destinations along the corridor
creeks, ponds, and other
and link places of employment with
'environmentally sensitive areas.
shopping and living.
• Coordinate the location of a major park
•
Provide active input during the
facility along the corridor between
development of the Parks and Open
Carroll Avenue and Kimball Avenue in
Space Master Plan update.
conjunction with the update of the
•
Coordinate the purchase and/or
city's Parks & Open Space Master
maintenance of a park facility with
Plan.
proposed development in the area.
• Preserve the character of low intensity
•
Develop the Rural Conservation land
residential uses located within the S.H.
use category that identifies and
114 Corridor Plan Area by creating a
provides performance guidelines for the
rural conservation residential land use
development of these areas in the city.
category:
•
Designate appropriate properties as RC
o Along Sunshine Lane, and
on the land use plan (see p. 31).
o Along Dove Road in the
vicinity of Carroll Avenue.
Southlake 2025 Plan
Phase II
22 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
Land Use & Character Recommendations
Implementation Strategies
• Limit future retail development to be
• Limit rezoning of property to single -use
located at key highway interchanges
retail developments between key
along S.H. 114— specifically, at Carroll
intersections.
Avenue and White Chapel Blvd. Such
• Limit retail in between intersections to
retail development is recommended to
be located in mixed -use, pedestrian
be limited to 600' from the intersection
friendly buildings and developments.
in order to discourage the development
• Limit retail in between intersections to
of strip retail along the frontage roads
be convenience and support retail to
from one highway interchange to
office and residential uses; i.e., limit
another.
"big -box" regional scale retail in these
areas.
• Establish a consistent design theme for
• Incorporate performance and form -
the S.H. 114 Corridor that coordinates
based standards that integrate all the
land use, character, scale, streetscape
listed elements and implement the EC
design, architectural design, and
land use category in an appropriate
landscaping.
zoning district for the S.H. 114
Corridor.
Southlake 2025 Plan
Phase II
23 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
4.3 Site Specific Recommendations
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
1.
Retail
12.6
• Current site of Cedar Ridge
• Recommend changing from
Comm / SP-
office complex.
Retail Commercial to Office
1
Commercial to reflect the
changing land use on the
site.
Ia.
Public/
4.3
• Vacant school
• Recommend changing to
Semi Public/
administration building.
Office Commercial and
CS
• CISD planning to sell the
retain Public/Semi-Public on
property.
the rest of the site.
• Adjacent to Johnson
Elementary and a church.
lb.
Public/
15.4
• Vacant school building; used
• Recommend changing to
Semi Public/
for administration purposes.
Office Commercial.
CS
• CISD may be looking to sell.
• Former bus parking areas.
• Adjacent to Aventerra tracts.
2.
Retail
9.1
• Adjacent to S.H. 114 and to
• Recommend changing the
Commercial
Southlake Town Square
land use designation to
/ C-3
(STS).
Town Center to maintain
• Significant corner for retail
congruency with STS.
development.
• Establish consistent
standards for the
architectural design of
building facades (both front
and rear) (applies to both #2
& #3).
• Establish a palette of
streetscape design standards
for all elements such as
street furniture, landscaping,
pavements, lighting, signage,
etc. (applies to both #2 &
#3).
• Explore the feasibility of
burying utility lines,
specifically in the Town
Center land use designation.
To this end, evaluate funding
sources, cooperative
agreements with utility
companies, and other
creative opportunities
available (applies to both #2
& #3).
Southlake 2025 Plan 24 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
3.
Retail
35.8
• Existing Village Center
• Recommend changing the
Commercial
shopping center with Kroger
land use designation to
/ C-3
and Home Depot.
Town Center to
• Adjacent to STS.
accommodate a possible
• Frontage on both S.H. 114
redevelopment into a
and F.M. 1709.
pedestrian oriented
development and maximize
its frontage on both major
roadways.
4a.
Retail
5.4
• Lakes and possible wetlands
• Recommend changing to
Commercial
north of Briarwood Estates.
Mixed Use Commercial
/ C-2 and C-
• Current development in that
designation with a T-1.
3
area is in keeping with a
"garden" office character.
4b.
Medium
50.2
• Existing residential in
• Recommend changing to
Density, and
Briarwood & Cherry
Mixed Use Commercial
Office
(Briarwood Estaes) located
designation with a T-1
Commercial
in the 65 "LDN" and
alternative.
/
surrounded on four sides (4)
Zoning
by non-residential land use
varies
categories.
4c.
Mixed Use
4c. — 15.7
• Existing warehouse/office
• Retain existing Mixed Use
and
& Retail
4d. - 4.4
uses on the property.
land use designation on 4c.
4d.
Commercial
Total =
• Potential redevelopment site.
• Retain retail commercial on
/I-1 and SP
20.1
• Has a creek that limits the
4d.
site's direct access from S.H.
114.
• Needs improvement of
Kimball Ave. for
redevelopment.
4e.
Retail
10.2
• Existing strip shopping
• T-1 alternative designation
Commercial
center.
to provide an incentive to
& LD-Res/
• Key retail site with highway
redevelop into a mixed -use
C-3 & AG
frontage.
center.
5.
Retail
36.9
• Existing large -format retail
• Recommend changing the
Commercial
(Lowe's, Southlake Corners)
land use designation from
/ C-3
and fast-food uses.
Retail Commercial to
• Frontage along both S.H.
Regional Retail to better
114 and F.M. 1709.
reflect the scale of existing
• Site has a regional retail
and future retail
drawing power.
development.
Southlake 2025 Plan
Phase II
25 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
7.
Mixed
240
• Significant environmental
• Preserve the flood plain on
Use/NR-
Aventerra
features including
the site and coordinate the
PUD
Tract III
woodlands, creeks, and
development of a regional
water bodies.
storm water facility on the
• Frontage along S.H. 114.
site.
• Adjacent to low -intensity
• Preserve significant tree
residential neighborhoods to
cover on the site as an asset
the north.
to development.
• Preserve existing lakes.
7a.
Mixed
4.83
• Adjacent to existing low-
• Recommend changing the
UseB-1
intensity residential
land use designation to
neighborhoods.
Medium Density Residential
• Existing non-residential
with an alternative T-2 land
uses.
use designation as incentive
for redevelopment of the site
and limit incompatible non-
residential uses permitted
under current zoning.
8.
Mixed
77.4
• Existing Gateway Plaza
• Recommend changing the
Use/C-3 &
shopping center and Costco
land use designation from
SP-2
wholesale store.
Retail Commercial to
• Generally large format retail
Regional Retail to better
and some strip retail.
reflect the scale, character,
• Regional scale and market
and significance of existing
drawing power.
and future retail
• Frontage along two major
development.
roadways (S.H. 114 and
F.M. 1709).
• Existing land use
designation (Mixed Use)
does not reflect the true
regional nature of existing
development.
9.
MD-
42.9
• Property has been developed
• Recommend changing the
Res/NR-
as a campus office (Sabre).
land use designation to
PUR
Mixed Use.
• Recommend preserving the
tree cover immediately
adjoining the creeks.
• Explore the possibility of
establishing a trailhead at
T.W. King as a part of the
Trail Plan update.
• Evaluate the potential for a
trail connecting to Sabre's
internal trail system if the
site is reopened to the
public.
Southlake 2025 Plan
Phase H
26 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
10.
Mixed
23.9
• Property owned by Maguire
• Recommend preserving the
Use/NR-
Partners (Solana).
tree cover immediately
PUD
• Property has significant tree
adjoining the creeks.
cover and environmental
• Retain trees along Kirkwood
limitations.
Blvd to serve as a buffer
• Property is adjacent to
from the adjoining
Kirkwood Hollow
Kirkwood Hollow
residential subdivision to the
residential subdivision.
east and Verizon Wireless to
• Work with TXDOT to
the south.
develop access to S.H. 114
west -bound access road.
I Ia.
Mixed Use
63.7
• Property owned by Maguire
• Recommend EC-1 land use
&
Partners (Solana).
designation as an alternative
100 year
• Property has significant tree
to the Mixed Use
flood
cover.
designation for all tracts
plain/AG/
• Adjacent to Solana campus
included under #11a.
NR-PUD
to the north.
• Recommend preserving a
• Frontage along S.H. 114 is
significant portion of the tree
in the 100-year flood plain
cover on the site as an asset
and hence limits direct
to any development on the
access from S.H. 114.
site.
• Adjacent to lower intensity
• Recommend connectivity
residential and agricultural
through both sites and to
uses to the south and west.
Sams School Road.
• Preservation of the stream
corridor along S.H. 114 by
limiting access from the
highway on to the site.
11b.
Mixed
20.36
• Adjacent to low -intensity
• Recommend changing the
Use/AG
residential uses to the south
underlying land use
(across from Dove Street).
designation to Low Density
• Need to preserve the rural,
Residential with T-2 land
two-lane character of Dove
use designation as an
Street west of Shady Oaks.
alternative to be applied if
all the properties under 1lb
are master planned together.
1 lc.
LD-Res/ AG
5.1
• Property owned by Maguire
• Recommend changing the
Partners.
underlying land use
• Adjacent to Solana
designation to Mixed Use.
development to the north
and west.
Southlake 2025 Plan
Phase II
27 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
12.
LD-Res/
10.8
• Multiple ownership (3
• Recommend T-2 land use
SF1-A
properties).
designation as an alternative
• Realignment of Shady Oaks
to the LD-Residential
has split the property at the
designation if all tracts under
intersection of Dove, Shady
#12 are master planned
Oaks, and S.H. 114.
together.
• Adjacency to S.H. 114 may
• Limit development of the T-
limit the feasibility of single-
2 to residential only with a
family large lot
significant green buffer
development.
along the creek to the east of
the site and protection of the
existing tree cover in the
easternmost lot.
12a.
Office
31.8
• Significant tree cover.
• Retain tree buffer along
Commercial
• Adjacent to S.H. 114 and to
Shady Oaks and along the
/AG
residential neighborhoods to
southern edge of the
the west and south.
property to serve as a buffer
from the residential
neighborhoods across the
street and to the south.
• Limit primary access to the
site from S.H. 114.
13.
Office
2.8
• City owned property,
• Recommend changing the
Commercial
purchased for S.H. 114 R-O-
land use designation to
/AG
W.
Public Parks/Open Space.
• Significant tree cover on the
• Retain as a buffer & sound
site.
barrier between the highway
• Adjacent to residential uses
and the residential
and S.H. 114 access road.
neighborhoods of Ravenaux
• Limited opportunity to
and Fox Hollow.
consolidate with adjoining
property for redevelopment.
14.
Public/Semi
3.03
• Former site of Clariden
• Change the underlying land
-Public/CS
School.
use designation to Office
• Significant grade change to
Commercial.
the properties to the north
• Recommend T-1 land use
may limit the opportunity for
designation as an alternative
development in conjunction
if developed on conjunction
with the S.H. 114 & White
with #15.
Chapel intersection.
Southlake 2025 Plan
Phase II
28 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
15.
MD-
16.2
• Multiple ownership (5
• Recommend T-1 land use
Res/SF-lA
properties).
designation as an alternative
• Significant tree cover on
to MD -Residential.
properties fronting on White
• Retain a significant portion
Chapel Blvd.
of the tree cover along White
• Significant grade change to
Chapel Blvd.
the properties to the north
• Provide connectivity to
may limit the potential for
future development to the
development in conjunction
east and north.
with properties fronting on
. Recommend master
S.H. 114.
planning of #14 and #15
together.
15a.
Office
21
• Need to limit non-residential
• Recommend T-1 land use
Commercial
uses along S.H. 114 frontage
designation for the portion
/AG
to office uses.
of the property along
• Land slopes down from the
Highland.
west to east to the creek.
• Any retail development on
the site should be located
adjacent to existing or future
commercial development to
the west of the site.
• Rehabilitate the creek into a
natural drainage course.
• Develop in conjunction with
property #15b to provide an
incentive to preserve the
flood lain on #15b.
15b.
100-year
• Existing landscaping
• Recommend the
flood plain/
business.
rehabilitation of the flood
B-2
• Property is in the 100-year
plain into a natural drainage
flood plain.
creek.
• Recommend T-1 land use
designation as an alternative
for the properties in #15b
provided they are developed
in conjunction with
properties in #15a.
Southlake 2025 Plan
Phase II
29 S.H. 114 Corridor Plan Area
Analysis & Recommendations
Resolution 05-005
February 15, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
16.
Office
4.8
• Significant portion of these
• Recommend changing the
Commercial
tracts were acquired for the
land use designation to
/NR-PUD &
S.H. 114 R-O-W; resulting
Mixed Use in keeping with
C-2
in smaller than optimal tracts
the Aventerra tracts.
for larger -scale office
• Encourage the development
development.
of this site in conjunction
• Adjacent to Aventerra (Tract
with Aventerra property to
II).
the north.
• Need to encourage its
• Retain a significant portion
potential for development in
of the tree cover along the
conjunction with Aventerra
floodplain.
rather than as a stand-alone
project.
• Significant tree cover on the
site.
16a.
LD-Res / R-
85
• Recently approved Planned
• Recommend changing the
PUD
Unit Development — Estes
land use designation from
Park Phase I & II
LD-Residential to MD -
Residential to better reflect
the character of the approved
Estes Park neighborhood.
16b.
LD-Res/
N/A
• Mapping differences
• Recommend changing from
NR-PUD
between the Land Use Plan
LD-Residential to Mixed use
map and parcel base map.
to reflect parcel boundaries.
17.
Public/Semi
0.97
• Tract line adjustment
• Change designation to
-Public &
resulting from the
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30 S.H. 114 Corridor Plan Area
Analysis & Recommendations
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Resolution 05-005 February 15, 2005
5.0 MOBILITY PLAN
The following are the mobility plan recommendations for the S.H. 114 Corridor Plan Area.
General Mobilitv Plan Recommendations
• Explore traffic management techniques that help make the existing transportation system
more efficient and safe.
• Provide the necessary road improvements to enhance access and safety to the DPS North
Facility.
• Provide connectivity throughout the planning area to reduce vehicle trips on S.H. 114 and
F.M. 1709.
• 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.
• Continue to improve bicycle and pedestrian circulation throughout the study area.
• Enhance and improve the visual aesthetic of the S.H. 114 & F.M. 1709 corridors.
• Protect existing neighborhoods from traffic impacts, associated with development along
S.H. 114.
5.2 Specific Recommendations & Implementation Strategies
1. Recommendation: Conduct a median study for the city's major arterials within the study
area including:
- F.M. 1709 (Village Center Drive to Carroll Avenue);
- Kirkwood Blvd. Extension;
- White Chapel Blvd.; and
- Dove Street.
Justification: Restrictive medians and well designed median openings are known to be
some of the most important features in a safe and efficient roadway system. Properly
implemented median arrangements will result in improvements to traffic operations and
highway safety. As traffic flow is improved, delay is reduced as are vehicle emissions.
Also, medians improve the aesthetics by allowing pavement section.
Implementation: The study should be prepared jointly by the Planning, Community
Services, DPS and Public Works departments. Components of the study should include
the creation of a median policy and recommendations for the location, design,
landscaping and funding of medians. Consider funding the construction of medians
through the CIP or include as part of a future bond election.
Southlake 2025 Plan 33 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
Medians can improve the safety, efficiency and
visual integrity of a corridor
February 15, 2005
What are the
Benefits of medians O
Safety
Fewer ! less severe accidents
Less auto / pedestrian conflict
Efficiency
Higher revels of service
Less stop and go traffic
Aesthetics
More room for landscaping and pedestriai
More attractive corridors
Less roadway pavement
There are many desirable benefits of medians
2. Recommendation: Improve Dove Street from the DPS North station to the White Chapel
intersection to accommodate emergency vehicle traffic in and out of DPS North station. Control
the intersection at White Chapel/Dove through signalization or other means to allow emergency
vehicles transverse the intersection expediently and safely during emergency response calls.
Justification: Currently, Dove Street is a 23' bar ditch roadway. It is estimated that
approximately 80% of the emergency vehicle trips from the DPS North station will head west
along Dove Street to the White Chapel Blvd./Dove Street intersection. As such, traffic will
increase substantially along this section of Dove Street.
Implementation: Public Works shall submit a Capital Improvements Program (CIP) request
in FY 2005-06 for improvements to Dove Street that result in its widening from a 2-lane
facility from the DPS North Station to White Chapel. This CIP request would also include
the funding and erection of a traffic signal or other traffic control device at the White Chapel
Blvd. and Dove Street intersection.
Dove Street at White Chapel Blvd.
Location of the DPS North Facility
Southlake 2025 Plan 34 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
3. Recommendation: Evaluate the feasibility of a traffic control device at the Highland Ave. and
White Chapel Blvd. intersection in conjunction with an evaluation of the optimal cross section
for White Chapel Blvd. from Dove Street to F.M. 1709 by means of a traffic study with the goal
of moving traffic efficiently and safely to and from neighborhoods, schools, and S.H. 114.
Justification: Significant traffic delays occur at the Highland Ave. -White Chapel Blvd.
intersection during the AM & PM traffic peaks. During the PM peak traffic traveling south -
bound on White Chapel is backing up at the Highland/White Chapel intersection, north to the
S.H. 114 frontage roads.
White Chapel Blvd. is scheduled for improvements in FY 2009. However, traffic is expected
to continue to increase along White Chapel Blvd. Traffic volumes along White Chapel Blvd.
will likely experience a sharp increase once the around the S.H. 114 and White Chapel Blvd.
intersection is developed.
The ultimate cross section of White Chapel will depend on the future traffic volumes,
available funding for capital projects, and the proposed intersection treatment at Dove Street
and Highland Ave. Therefore a decision on its future width will depend on a traffic study of
White Chapel. If such a study warrants widening of White Chapel, then this plan
recommends changing the cross section from a 5-lane undivided section to a 4-lane divided
section retaining its 94' R-O-W. The maximum service volume (vehicle trips per day) is the
same for a 5-lane undivided road as it is for a 4-lane divided roadway. Therefore, the
carrying capacity of White Chapel will remain the same. A four (4) lane divided section will
improve the aesthetics of the roadway corridor as well as improve the efficiency and safety
of the roadway.
Highland Street -White Chapel Blvd. Intersection (North
View)
Highland Street -White Chapel Intersection Aerial
Implementation: Have Public Works immediately conduct a study for moving traffic
efficiently and safely on White Chapel from F.M. 1709 to Dove with the ultimate decision on
the roadway cross section depending upon the outcome of this study. No roundabout is
recommended if the roadway is proposed to be widened. If widened, then the
recommendation is to change the designation from a 5-lane undivided facility to a 4-lane
Southlake 2025 Plan 35 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
divided facility from Dove Street to F.M. 1709 to eliminate the stacking of south -bound
traffic on S.H. 114 during the PM peak on the Master Thoroughfare Plan and a
corresponding CIP request. Also, add this section of White Chapel Blvd. in the median study
to evaluate the appropriate alignment and cross section of the median and corresponding
streetscape.
Amend the Master Thoroughfare Plan based on the results of a traffic study. Include White
Chapel Blvd. in the median study (for F.M. 1709 and Carroll Ave.) if the traffic study
recommends the widening of White Chapel Blvd.
4. Recommendation: Construct the Kirkwood Blvd. extension in conjunction with development
north of S.H. 114 and south of Highland Ave. and Dove Street. Primary future access for
development located between S.H. 114 and Highland Ave./Dove Street should be on either the
S.H. 114 frontage road or Kirkwood Blvd. extension. Primary access onto Highland Street and
Dove Street is discouraged.
Justification: Allowing primary access directly onto Highland Ave. or Dove Street will
quickly over -burden the existing two-lane roadway system. Dove Street is shown on the
MTP as a five lane undivided; however, construction of the roadway will be expensive due to
ROW acquisition and funding is not expected in the near term. Highland Street east of
Carroll Ave. is shown on the MTP to remain a two-lane roadway. Also, limited access onto
Highland Ave. & Dove St. will serve to preserve the existing neighborhoods along these
roadways.
Aventerra Tract 11 Internal Gravel Road
Highland Street -East of Carroll Ave.
Implementation: Encourage developers to construct Kirkwood Blvd. extension in
conjunction with the development of the area. Considering funding critical connection points
for Kirkwood Blvd. extension (i.e Carroll Ave./Highland Street intersection crossing)
through the CIP.
5. Recommendation: Work with the Carroll Independent School District (CISD), residents, and
adjacent property owners in the determination of the Kirkwood Blvd. extension alignment
through the Carroll Ave./Highland Ave. intersection area. The ultimate alignment should be
Southlake 2025 Plan 36 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
designed such that the impact on existing church (Christian Fellowship), CISD Intermediate
School, Johnson Elementary, and nearby residential subdivisions (Highland Estates, Stanhope
Addition) is minimized to the greatest extent possible.
Carroll Avenue/Highland St. Intersection
Christian Fellowship Church located on Highland
Justification: Due to the limited right-of-way and building locations, the ultimate alignment
of this roadway through this intersection may impact the adjacent existing uses. Therefore
working with affected property owners is imperative.
Implementation: Prior to determining the ultimate alignment, work with developer of the
property and nearby property owners to determine the ultimate alignment of Kirkwood Blvd.
extension through the Highland Ave./Carroll Ave. intersection.
6. Recommendation: Create an interconnected network of linear greens through the
employment center areas north of S.H. 114. Provide linkage from the employment areas to
existing and future bicycle and pedestrian trails identified on the Master Pathways Plan.
Justification: The city had made a commitment to provide a network of pedestrian and
bicycle facilities. These facilities can provide a practical alternative to the automobile by
providing linkages to businesses, offices, schools and parks. Also, there are numerous health
benefits associated with walking and bicycling. To ensure that the pedestrian and bicycle
facilities are used to their fullest extent, it is critical that businesses, offices, schools and
parks are adequately linked to these facilities.
Implementation: Amend all relevant development ordinances requiring sidewalks and/or
trails to be provided on all public and private rights -of -way. During site plan and rezoning
review, the Planning Department and Community Services Department should work in
conjunction to ensure that sidewalks, paths or trails are incorporated into the planning and
development of the site.
7. Recommendation: Revise the Master Thoroughfare Plan for Dove Street from a five (5) lane
undivided roadway to a two (2) lane undivided roadway (A2U 94' ROW).
Southlake 2025 Plan 37 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
Justification: With the addition of Kirkwood Blvd. Extension to the MTP, it is expected that
traffic volumes on Dove Street will be reduced. A two-lane roadway is a more appropriate
design given the existing tree areas and rural nature, particularly on the north side of the
roadway and the land use recommendation to change some portions along Dove Street to
Rural Conservation land use category.
Dove St. Aerial
Current Master Thoroughfare Plan
Implementation: Amend the MTP to revise Dove Street to a two (2) lane undivided facility
with 94' of ROW.
8. Recommendation: Evaluate the feasibility of an exit from S.H. 114 east -bound directly to
White Chapel Blvd. to enhance access to the south side of S.H. 114 between White Chapel Blvd.
and Carroll Ave. as a viable retail/office area.
Justification: Currently, a vehicle traveling east -bound on S.H. 114 must exit at Dove Street
to access White Chapel Blvd.. A future off -ramp from S.H. 114 located closer to the White
Chapel Blvd. intersection will enhance the area as a retail node.
Implementation: Recommend the city's Public Works Department work with Texas
Department of Transportation (TXDOT) to evaluate the possibility of constructing an off -
ramp at the White Chapel Blvd./S.H. 114 intersection.
9. Recommendation: Determine the optimal roadway cross section for Kirkwood Blvd. extension
through the Aventerra properties to promote safe automobile and pedestrian connectivity through
any proposed development.
Justification: Determining the character of the roadway will depend on the type and intensity
of development proposed on the Aventerra tracts. This provides flexibility to the city and the
developer to design the best roadway given the context of the development.
Implementation: Amend the Thoroughfare Plan map to provide that above flexibility.
10. Recommendation: Recommend amending the Master Thoroughfare Plan designation for
Sams School Road from a 4-lane undivided arterial (74' R-O-W) to a 2-lane collector (74' R-O-
Southlake 2025 Plan 38 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
W) with turn lanes at key intersections with the option of widening it to its 4-lane cross section if
future development in this corridor (Maguire Partners properties) warrants the additional
capacity.
Justification: Current development in the vicinity of Sams School Road does not warrant a 4-
lane arterial designation. However, if future development includes higher -intensity
employment center uses in the area, additional capacity may be required to handle the
increased traffic. Thus, retaining the 74' additional R-O-W will ensure the future ability for
proposed development to add capacity. A change in designation from an arterial to a
collector will lower Sams School Road on the list of CIP projects, making any widening
dependent upon private development along Sams School Road.
Implementation: Amend the Master Thoroughfare Plan designation for Sams School Road
from A4U (74' R-O-W) to C2U (74' R-O-W) with turn lanes at Dove Street and other key
intersections.
11: Recommendation: Determine the feasibility of a "rubber tire" trolley system that would
provide an innovative connection between existing and future hotels, retail, office, and
entertainment along the S.H. 114 Corridor as well as provide service to the future Cottonbelt
commuter rail stations.
Justification: It is believed that a trolley system along the S.H. 114 corridor would greatly
enhance the city's ability to improve the quality of the S.H. 114 corridor by providing such
benefits as:
• Promoting businesses located along the trolley line.
• Reducing vehicle trips by providing an option to the automobile.
• Reducing vehicle miles traveled.
• Reducing the need for parking.
• Assisting in improving air quality since emissions are highest on short trips.
• Creating an unique environment.
The primary purpose of this study is to determine the economic feasibility of providing a
"rubber tire" trolley system along the S.H. 114 corridor. It is hoped that at a minimum that
the following major questions can be addressed as part of the study:
• Evaluation of potential trolley routes
Cottonbelt commuter rail station(s)).
• Estimation of potential trolley ridership.
• Estimation of vehicle costs.
and stops (including a connection to the
• Estimation of the number of vehicles needed to be in service.
• Determine threshold benchmarks needed to make a trolley service viable (e.g. square
footage, employment numbers, retail, ridership).
• Evaluate alternative fuel trolley vehicles (e.g. electric motors, battery/hybrid power,
modified diesel engines, etc.) and the costs associated with each type.
• Estimate annual maintenance and operating costs.
Southlake 2025 Plan 39 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
• Estimate public outreach costs by year (e.g. advertising).
• Review partnership opportunities (e.g. TxDOT, NTTA, private sector, NCTCOG,
Regional Transportation Council, DART).
• Estimate potential revenues.
• Determine if a trolley system can be provided utilizing the existing planned
transportation network (Will roadway improvements be needed at trolley stop
locations?).
• Determine the type of signage needed to mark the route and stops.
• Determine funding sources (including federal funds) available to provide a reasonable
and adequate source of capital and operating revenue.
• Determine the frequency of service.
• Determine the effectiveness of a trolley system to reduce vehicle trips and parking
demand in the area.
• Evaluate the potential economic benefit of a trolley system to the city (Does the
trolley system increase the city's ability to attract new businesses?).
• Determine the benefit(s) (if any) of providing service to areas such as the Gaylord
Texan Hotel and Grapevine's Main Street.
• Outline legal requirements.
It is believed that a trolley system may be viable in the S.H. 114 corridor within the next ten
years. In order to provide such as service, it is critical that the city fully understand all the
complex issues surrounding the provision of such a service. It is believed that the first step in
evaluating the possible implementation of a trolley service is the creation of a planning
document that will address the issues listed above.
Implementation: Apply for a grant through the North Central Texas Council of Governments
(NCTCOG) Unified Planning Work for Regional Transportation Planning to fund a
feasibility study for a "rubber tire" trolley line.
Southlake 2025 Plan 40 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
m
Resolution 05-005 February 15, 2005
6.0 ENVIRONMENTAL RESOURCES
The following are the environmental recommendations for the S.H. 114 Corridor Plan Area.
6.1 General Environmental Resource Protection Recommendations
• Protect the city's remaining ranching/agricultural and environmental areas in the northern
part of the city by requiring residential development to occur in a manner that has the
minimum impact on these resources.
• Define unique or locally important ranch, farm or environmental areas.
• Protect and conserve the natural resources in the area, with particular attention to flood
plains and significant tree stands.
• Enhance the visual integrity of the S.H. 114 Corridor by preserving trees near the
roadway when possible and enhancing the corridor through landscaping and other
improvements.
• Protect the city's remaining ranching/agricultural and environmental areas in the northern
part of the city by requiring residential development to occur in a manner that has the
minimum impact on these resources.
• Define unique or locally important ranch, farm or environmental areas.
• Develop regional stormwater retention areas in conjunction with existing ponds and
water bodies.
• Protect the city's surface and groundwater supplies.
• Rehabilitate stream corridors in conjunction with new development.
• Identify and protect significant wooded areas in the corridor.
6.2 Specific Recommendations & Implementation Strategies
1. Recommendation: Create a new land use district that protects and preserves a portion of
Southlake's agricultural/ranching environment and rural character.
Justification: Conventional zoning does little to protect open space or to conserve rural
character. The reason many subdivisions consist of nothing more than houselots and
streets is because zoning and subdivision design standards usually require developers to
provide nothing more. While the zoning ordinance provides detailed standards for lot
area, setbacks, density and floor area, the ordinance does not set any noteworthy
standards for the quantity (except for the PUD district), quality and configuration of open
space to be preserved.
Conventional zoning assigns a development designation to every acre of land. The only
lands which are normally not designated for development are wetlands and flood plains.
Conventional zoning has been accurately described as "planned sprawl", because every
square foot of each development parcel is converted to front yards, back yards, streets,
sidewalks, or driveways. Nothing is left over to become open space in this land -
consumptive process.
Southlake 2025 Plan 42 S.H. 114 Corridor Plan Area
Phase H Analysis & Recommendations
Resolution 05-005
February 15, 2005
The Conservation Subdivision Design concept is practical and effective alternative tool
for local governments interested in limiting the development of all the land area within a
city. This technique has been successfully implemented by a number of municipalities in
New England and the Mid -Atlantic states, and by several counties in Virginia, Colorado,
Washington, and California and is gaining popularity in the Midwest.
In order to avoid disturbing the equity held by existing landowners of large tracts,
conservation subdivision design allows the same overall amount of development that is
already permitted. The key difference is that this technique requires new construction to
be located on only a portion -- typically half -- of the parcel. The remaining open space is
permanently protected under a conservation easement co -signed by a local conservation
commission or land trust, and recorded in the registry of deeds.
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Conventional Subdivision DeslLll
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Conventional Subdivision Design
Rural Conservation Subdivision Design
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Conservation SubdiN i,iun Design
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Conservation Subdivision Design
The basic principle of cluster development is to group new homes onto part of the
development parcel, so that the remainder can be preserved as unbuilt open space. The
degree to which this accomplishes a significant saving of land while providing an
attractive and comfortable living environment depends largely on the quality of the
zoning regulations and the expertise of the development designer.
Although the concept of clustering is fairly simple, this "new" form of development has
raised concerns among some residents of rural or suburbanizing areas because it is quite
different from the conventional, standardized subdivision pattern with which most of us
are very familiar. Interestingly, the conventional suburban model, commonplace in many
growing communities, is actually a pattern that is at odds with the otherwise traditional
rural landscape. It looks "at home" only in our sprawling metropolitan post-war suburbs,
where it has become the predominant building pattern.
Southlake 2025 Plan 43 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005 February 15, 2005
The Advantages of Rural Conservation Subdivision Design
The conventional approach to development results in the entire parcel being covered with
house -lots and subdivision streets. Communities which have had a lot of experience with
this type of development ultimately realize that, as one parcel after another is eventually
developed, their formerly open landscape evolves into a network of "wall-to-wall'
subdivisions.
The beauty of open space zoning is that it is easy to administer, does not penalize the
rural landowner of large tracts, does not take development potential away from the
developer, and is extremely effective in permanently protecting a substantial proportion
of the development tract. It does not require large public expenditures, and allows land
owners and others to extract their rightful equity without seeing their entire land holding
bulldozed for complete coverage by house -lots.
This pattern of down -sized house -lots and preserved open space offers distinct economic
advantages to all parties. Developers can reduce the costs of building roads and water and
sewer lines. Local governments save on periodic road re -surfacing. And home buyers
often pay less because of these cost savings.
Landowners who view their property as their "pension" no longer have to destroy their
woods and fields in order to retire with a guaranteed income, as their equity is not
diminished. Local governments do not have to raise property taxes to finance expensive
open space acquisitions. Developers are not placed under unreasonable constraints, and
realtors gain a special marketing tool, in that views from the new houses will be
guaranteed by conservation easements protecting the open space from future
development.
Questions About Rural Conservation Subdivision Development:
Will It Harmonize With Its Surroundings? A concern that is often heard is that cluster
housing will not blend in with an areas rural character or established neighborhoods
because the lots will be less than an acre in size. However, extensive research contends
that a well designed cluster development well integrated with its surrounding does more
to enhance the rural environment than a standard one -acre subdivision. Also, the open
space can be designed in a manner that it abuts existing established residential
neighborhoods or lots.
What About Property Values? The related issue of "impact upon surrounding property
values" is also often raised. As mentioned above, along any part of the parcel perimeter
where cluster lots would adjoin standard -sized lots or existing neighborhoods,
permanently protected open space would be required. Lots abutting permanent open
space almost always enjoy higher property values. Also, most realtors would attest to the
fact that all lots within a well -designed cluster development usually gain enhanced value
as a result of the protected open space.
Southlake 2025 Plan 44 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
Implementation: Create a Rural Conservation Subdivision Land Use category and zoning
district. Identify areas in the city on the land use map that have unique environmental
features or other rural features for an alternative designation. Create a Rural
Conservation zoning district category.
2. Recommendation: Create a Purchase Development Rights (PDR) program as a voluntary
open -space protection technique that compensates a landowner from limiting future development
on the land. Consider allowing developers developing under the EC district to use purchase
development rights from areas designated Rural Conservation Subdivision and apply the rights to
the EC-1 district.
Justification: Southlake is one of the fasting growing cities in the Metroplex and as a
result much of its rural character is disappearing rapidly. Many rapidly growing cities
throughout the United States utilize a PDR program to allow property owners to protect
in perpetuity, critical natural and environmental resources.
A landowner's development rights include the right to subdivide and develop the
property. Often compared to mineral rights, development rights can be separated from a
land owner's property. Under a PDR program, a land owner voluntarily sells the right to
develop a parcel of land to a public agency interested in natural resource conservation.
The development value is determined by subtracting the value of the land as restricted
from its value on the open market. While a conservation easement is placed on the land
and recorded in title, the land remains in private ownership, and the land owner still
retains all other rights and responsibilities associated with being a property owner,
including the right to prevent trespass and the right to sell the property. PDR programs
have been used by local and state governments since the mid 1970's, and at least twenty
states have implemented the program. The Texas Parks and Wildlife Department is
promoting PDR, and the largest private conservation organization in the United States,
the American Farmland Trust (AFT), opened a Texas field office in Texas in 1999.
Private conservation organizations like AFT have already begun purchasing development
rights in Texas using private funding.
Implementation: Work with the Texas Parks and Wildlife Program and/or non-profit
other conservancy groups to develop a comprehensive PDR program for the city.
3. Recommendation: Underground electric utilities along portions of F.M. 1709 and S.H. 114.
Justification: Overhead utility lines have an undesirable impact on the character and the
visual quality of the city. Undergrounding of the overhead wires improves the aesthetics
of the city. Also, undergrounding improves safety by removing the overhead wires that
may arc or be brought down during storms.
Implementation: Fund the undergrounding of electrical utilities through a future bond
election. The undergrounding of electrical facilities is very expensive and should
possible be included as part of an overall bond package that includes medians,
Southlake 2025 Plan 45 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
Resolution 05-005
February 15, 2005
landscaping, etc. Also evaluate the feasibility of amending relevant city ordinances and
policy documents to require the undergrounding of major utility distribution lines in
conjunction with new development in the S.H. 114 Corridor.
4. Recommendation: Encourage the use of the 100-year floodplains and other environmental
resources by providing development incentives to protect the stream corridors as identified
on the Environmental Resource Map.
Justification: A number of environmental resources have been identified within the S.H.
114 Corridor Plan Area including flood plains, lakes and wooded areas.
Implementation: Ensure that trees and vegetation along the stream corridors remain in a
natural state to serve as a filter for storm water runoff. Develop regulations that allow for
creative and flexible site design. Encourage the placement of critical environmental
resources into a conservation easement to ensure the protection of the area.
Recommendation: Create a wildflower roadside planting program for the SH 114 corridor.
Justification: A well designed wildflower program is relatively inexpensive and can serve
to beatify the corridor. Also, the program can result in a symbol of community pride by
bringing an outstanding feature into the city.
Implementation: The Planning Department and Community Services Department should
work in conjunction with the TXDOT wildflower coordinator to develop a program for
the S.H. 114 corridor. Highly visible areas along S.H. 114 as well as approaches into the
city should be identified as planting areas. Indigenous species that will provide a
blooming period of at least two months, and include annuals and perennials should be
selected (Native species often prefer the poor soil that occurs along roadsides). Choose
species that will be visible at 60 miles per hour. Bright splashes of color are more
important than individual plants. Plant wildflowers at the recommended rates,
concentrating on smaller, denser areas rather than on larger areas of sparsely planted
flowers.
The Community Services Department in conjunction with Keep Southlake Beautiful,
Planning, and Public Works Departments should create a map which shows areas for
future wildflower planting. Such a map would identify areas where private development
landscaping would complement and augment landscaping improvements on public rights -
of -way.
Southlake 2025 Plan 46 S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
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Resolution 05-005
Appendix A
Employment Center Land Use Category
February 15, 2005
General Purpose & Intent: The purpose of the Employment Center (EC) land use designation is
to provide for a comprehensive set of design standards and guidelines for the development of the
city's premier corridor — the S.H. 114 Corridor. The EC land use category is intended for a
continuum of development from the highest intensity mixed use development immediately
adjacent to the highway to the lowest intensity residential uses adjacent to existing
neighborhoods. The EC land use category shall be applied to contiguous properties that are a
minimum of 75 acres. To address this desired intensity gradient of development, the EC land use
category is further defined into three (3) sub -categories — EC-1, EC-2, and EC -Residential (EC-
R) categories.
The following overarching standards shall apply to all development in the Employment Center
Land Use Category:
1. S.H. 114 Context:
a. Retail development shall be concentrated at key nodes and intersections (Carroll
Ave., Kimball Ave., and White Chapel Blvd.) rather than developed linearly along
the frontage roads.
b. Properties smaller than 20 acres with frontage along S.H. 114 are to be developed in
conjunction with adjoining properties. This will maximize the opportunity for larger -
scale, master planned developments.
c. Residential neighborhoods shall be integrated with adjoining development and shall
not be dissected by highways or arterial roadways.
d. Arterial roadways through the Employment Center or neighborhoods shall be
designed for low -speed traffic.
e. The highest intensity of development shall occur immediately adjacent to S.H. 114.
This intensity shall be limited to the first 700 feet from the R-O-W of S.H. 114.
f. When the EC land use option is chosen for a particular development, the standards in
the EC Land Use Category shall apply in their entirety.
g. To the extent possible, when the EC land use option is chosen for a development, a
minimum of two of the three EC land use categories are recommended be used to
provide adequate transitions to existing development.
2. Sensitive environmental elements (flood plains, significant wooded areas, and steep grades)
as identified in the plan shall be preserved as permanent open space. To the extent possible,
identified open space areas shall be linked through a series of linear greens, pedestrian trails,
or parkways.
3. All development in the EC land use category shall meet the Employment Center Form
Standards in Appendix A-1.
Employment Center 1 (EC-1):
Purpose, Definition, & Location Criteria:
EC-1 category is intended for the highest intensity of commercial and employment uses'
immediately adjacent to S.H. 114. This land use category would be applied to properties that
Appendix A A-1 Employment Center Land Use Category
Resolution 05-005
February 15, 2005
have significant frontage along the highway, have limited development constraints, and are
largely undeveloped or underdeveloped. For optimal development opportunities, properties
in the EC-1 land use category should have a minimum contiguous frontage of 1,200 feet.
The EC-1 land use category shall be a maximum of 700 feet in depth (as measured from the
R-O-W of S.H. 114). The EC-1 land use category has to be applied in conjunction with the
EC-2 and EC-R land use categories to provide for compatible transitions to adjoining
neighborhoods. As a percentage of the entire EC land use category applied, the EC-1 land
use category shall not exceed twenty-five percent (25%) of any EC district.
Land Use Mix: The following percentages for land use mix in the EC-1 land use category
are intended only to be guidelines and greater flexibility may be appropriate under site
specific and EC context conditions.
Land Use Percentage of Acreage Flexibility Allowed
Retail
Office
15%
40%
Service Uses
15%
f5%
Single -Family Residential
15%
f5%
Open Space (plazas &
10%
+5%
squares)
Civic
5%
+5%
Total
100%
Scale and Context Criteria:
• 4 — 6 story buildings.
• Buildings and their pedestrian entrances are to be oriented towards internal streets.
• Building foot prints shall be between 40,000 and 80,000 square feet.
• Larger -format retail uses (with footprints larger than 40,000 sq.ft) shall be located
adjacent to the arterial or highway with pedestrian entrances from internal streets.
Overall Character and Design:
• Buildings are to be designed to be pedestrian friendly.
• Buildings shall have shallow setbacks and sidewalks that are a minimum of 10'.
• Buildings are to be oriented towards other buildings (across the street) or towards
open spaces.
• Parking to be limited to:
o On -street parking.
o Surface parking to the rear of buildings.
• Parking garages are encouraged over surface parking lots.
Appendix A A-2 Employment Center Land Use Category
Resolution 05-005
Street Designn Standards:
February 15, 2005
• Internal streets to be design to accommodate both automobiles and pedestrians.
• Streets to be designed with curb and gutter.
• Interconnected street network.
• Regular blocks and streets.
• Block widths between 400' and 600'.
• Design speed <25 mph.
Character Images
Employment Center 2 (EC-2):
Purpose, Definition, & Location Criteria:
Employment Center 2 (EC-2) is intended for a medium intensity mix of uses that transition
from EC-1 or S.H. 114 to EC-R or lower intensity residential neighborhoods. This land use
category would be applied to properties that may have significant frontage along the
highway, have limited development constraints, and are largely undeveloped or
underdeveloped.
Land Use Mix: The following percentages for land use mix in the EC-2 land use category
are intended only to be guidelines and greater flexibility may be appropriate under site
specific and EC context conditions.
Land Use Percentage of Acreage Flexibility Allowed
Retail 10% f5%
Office 30% f 10%
Service Uses 10% f5%
Single -Family Residential 30% ±10%
Open Space (plazas & squares) 15% +5%
Civic 5% +5%
Total 100%
Appendix A A-3 Employment Center Land Use Category
Resolution 05-005
Scale and Context Criteria:
February 15, 2005
• 2 — 4 story buildings.
• Building oriented towards internal streets with a shallow setback (8' — IT).
• Smaller building footprints (<4,000 sq.ft. each).
• Small scale retail uses shall be located at key intersections.
Overall Character and Design:
• Buildings are to be design to be pedestrian friendly.
• Buildings shall have stoops or shallow entrance courtyards.
• Sidewalks shall be 6' — 8' with a linear planting strip for street trees.
• Buildings are to be oriented towards other buildings (across the street) or towards
open spaces.
• Parking to be limited to:
o On -street parking.
o Parking garages and/or surface parking accessed through rear alleys.
Street Design Standards
• Internal streets to be design to accommodate both automobiles and pedestrians.
• Streets to be designed with curb and gutter.
• Interconnected street network.
• Curvilinear and/or regular street network.
• Block widths between 500' and 700'.
• Design speed <25 mph.
Character Images
Appendix A A-4 Employment Center Land Use Category
Resolution 05-005
Employment Center Residential (EC-R):
February 15, 2005
Purpose, Definition, & Location Criteria:
Employment Center Residential (EC-R) is intended for a low -intensity, predominantly
residential neighborhood. This land use category would be applied to properties that have
significant development constraints such as wetlands, creeks, flood plains, 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 non-residential uses (office, retail, and civic)
may be permitted at key street intersections and shall be designed to an appropriate
neighborhood scale.
Land Use Mix: The following percentages for land use mix in the EC-R land use category
are intended only to be guidelines and greater flexibility may be appropriate under site
specific and EC context conditions.
Land Use Percentage of Acreage Flexibility Allowed
Retail
5%
-5%
Office
5%
-5%
Service Uses
5%
f5%
Single -Family Residential
60%
+5%
Open Space (plazas &
20%
+5%
squares)
Civic
5%
f5%
Total 100%
Scale and Context Criteria:
• 1 — 2 story buildings.
• Building oriented or angled towards internal streets with deeper setbacks (15' — 25').
• Non-residential uses limited to civic uses.
• Residential clustering may be used to protect sensitive environmental resources.
Appendix A A-5 Employment Center Land Use Category
Resolution 05-005
Overall Character and De
February 15, 2005
• Buildings may have a continuous common yard along the front or a porch and fence.
• Sidewalks may be in the form of trails or pedestrian paths that meander through the
neighborhood.
• Parking to be limited to:
o On -street parking.
o Parking garages that are located behind the main house on the lot.
• Landscaping can be more natural with the street landscaping complementing the
front -yard landscaping.
Street Design Standards
• Internal curvilinear street network.
• "Eyebrows" are recommended over cul-de-sacs.
• Block widths range between 700' and 1,000 feet.
• Streets can be of rural cross -sections with no curbs and swales for storm water
drainage.
• Design speeds of about 25 mph.
Character Images
i
e_
wrc...
tl
Appendix A A-6 Employment Center Land Use Category
Resolution 05-005
February 15, 2005
Appendix A-1
Employment Center Form Standards
Standard
Employment Center 1
Employment Center 2
Employment Center Residential
C-1
EC-2
EC-R
A. Building Hei
ht
Principal
Building
LOT.�aR.O.W
LOT ft4-o R.O.W
Bonus floor 1
LOT soC---sR.O.W
I
Max. height
Bonus !i
rtMaxjheight
floor 4: .�— Max.
_ 3� height
�2
-----------
Outbuilding
i Rear Principal
Rear
lot line building
' lot line
N/A
Outbuilding
Principal
building
Outbuilding
A Private Froma es
LOT ►'-R.O.W
LOT-�+R.O.W
LOT ► R.O.W
i
\
j'
t
LOT.! R.O.W
LOT ►� R.O.W
LOT R.O.W
r
41
C. Public From es (Streetscape)
Option 1.
► IK
4*�j
// r
sa.
c0xo
`
_
Poanta
Total Width
18 - 32 feet
12 -16 feet
12 - 24 feet
Curb:
Type
Raised curb
Raised curb
Open swale(bar ditch
Radius
5 - 15 feet
5 - 20 feet
10 - 30 feet
Sidewalk
12 - 30 feet
4 - 8 feet
4 - 8 feet
Street Trees
Location &
Depending on context
Regular or clustered
Clustered
Arrangement
Species
Single species
Alternating species
Multiple species
Planter Type
Tree well
Continuous planter
Continuous planter
(green verge)
Planter
6 feet X 6 feet
8 feet - 12 feet
8 feet - 12 fat
Width
Appendix A-1 Al-1 Employment Center Form Standards
Resolution 05-005
February 15, 2005
Standard
Employment Center 1
Employment Center 2
Employment Center Residential
(EC-1)
(EC-2)
(EC-R)
C. Public Fronta es (Streetsc )
Option 2.
+t•: C
�,
Sys lr��yXi�i �,t�•
T-'-.- -�.-. ^+ill
_� �� %
)
Vt
boo
C
Milk
Total Width
12 - 24 feet
12 —16 feet
16 — 24 feet
Curb:
Type
Raised curb
Raised curb
Open Swale(bar ditch
Radius
5 —15 feet
5 — 20 feet
10 — 30 feet
Sidewalk
15 — 20 feet
4 — 8 feet
N/A
Street Trees
Location &
Regular
Regular
Clustered
Arrangement
Species
Single species
Single species
Multiple species
Planter Type
Continuous planter
Continuous planter
Continuous swale
(green verge)
Planter
6 feet wide
8 feet —12 feet wide
8 feet —16 feet wide
Width
A Street Trees
Oval Compact Round
'
Oval Canpad Round
Oval Compact Round
�le-
mid
Cone(Pyramid
r
Appendix A-1 Al-2 Employment Center Form Standards
Resolution 05-005
February 15, 2005
Standard
Employment Center 1
Employment Center 2
Employment Center Residential
(EC-1)
EC-2
(EC-R)
Tree
Trees with the following
Trees with the following
Urnbrellallarge canopy
Selection
characteristics are generally
characteristics are generally
Criteria
recommended:
recommended:
• High branching (minimum of
• High branching (minimum of
10' clearance from the
ground).
10' clearance from the
ground).
• Compact read and should
P P
be between 12 and 30 feet.
• Compact read and should
P P
be between 12 and 30 feet.
4�
I
• Should have a tap root system
• Should have a tap root
(root system should go deep
system (root system should
and not spread wide).
go deep and not spread
• Fast growing.
wide).��
• Semi evergreen — to reduce
• Fast growing.
the problem of shedding
• Semi evergreen — to reduce
leaves in fall.
the problem of shedding
Cr"
• Should be resistant to
leaves in fall.
i
drought, dust, and pollution.
• Should be resistant to
drought, dust, and pollution.
No limitation on tree selection; but
preference to native selections.
E. Street Lighting
I
i
10-1
to ,
s
fi_
I
I
Appendix A -I Al-3 Employment Center Form Standards
Resolution 05-005
Febram-r 15. 2005
Standard
Employment Center 1
(EC-1)
Employment Center 2
(EC-2)
Employment Center Residential
(EC-R)
F. Open Space
II
\\
V
r
l/
Square: A geometrically
symmetrical open space, available
for unstructured recreation and civic
purposes. A square is spatially
defined by buildings. Its landscape
is consisted of paths, lawns, and
trees, formally arranged. Square are
to be located at the intersection of
important streets. Size shall range
Green: An open space available for
unstructured recreation. A green
may be defined by landscaping
rather than buildings. Its landscape
is consisted of land and trees in a
natural arrangement. The size of a
green shall range from 2 acres to 10
acres.
Park: Is a natural preserve available
for unstructured recreation. A park
is usually independent of
surrounding building frontages. Its
landscape consists of natural paths,
trails, meadows, woodlands, and
open shelters. Minimum size shall
be 10 acres.
from 1- 5 acres.
0
-
I
! I
1 !\
Plaza: An open space available for
civic purposes and limited
commercial activities. A plaza is
spatially defined by buildings and its
landscape shall consist primarily of
hardscape (pavement) and trees are
optional. Plazas are to be located at
key intersections and the size shall
range from 0.5 — 2 acres.
Plazas can be wider sidewalks or
extensions of sidewalks for the
purpose of providing outdoor seating
for restaurants and cafes.
Playground.• Is an open space
designed and equipped for recreation
of children. A playground maybe
fenced and may include an open
shelter. Playgrounds may be
interspersed within residential areas
and may be placed in a block.
Whenever possible, playgrounds
shall be placed in such a location
that they are visible from adjoining
properties for maximum security.
Playgrounds may be included in
parks and greens or in community
activity centers. Playgrounds are
appropriate in all the 3 EC land use
Environmental Preserve: Is a
natural open space reserved for land
that is under permanent
conservation. It shall consist of
areas in the flood plain, woodlands
to be preserved, creeks, water
bodies, steep grades, and other
environmentally sensitive lands.
Activities in the environmental
preserve shall be limited to natural
trails, paths, and equestrian trails.
If significant lake access is
available, canoe put -ins or other
passive water recreation activities
may be permitted.
categories.
Appendix A-1 Al-4 Employment Center Form Standards
Resolution 05-005
February 15, 1005
Standard
Employment Center 1
Employment Center 2
Employment Center Residential
(EC-1)(EC-2)
(EC-R)
®
r' 12
I
w.)
G. Parking
i
I
•`
ter?=` -,—
f
Surface or structured parking in the
Detached or attached garage and on-
Detached or attached garage and no
middle of the block.
street parking.
on -street parking.
r.
1
1 ;fi
Parking
jceoff.
I
lRefail l
I
Structured parking with ground floor
office/retail uses.
-
..
Detached or attached garage with
rear alley access and on -street
parking.
S 4
Surface parking with building
anchoring the comer and surface'
parking along the side street.
Parking screened with a double row
of trees along S.H. 114 access road.
110 -'
l
Appendix A -I AI-5 Employment Center Form Standards
Resolution 05-005
February 15, 2005
Standard
Employment Center 1
Employment Center 2
Employment Center Residential
(EC-1)
(EC-2)
(EC-R)
L Architectural Standards
a Materials and Color
• Brick or masonry on all
• Brick or masonry on all
• Brick or masonry on all
facades visible from the right
facades visible from the right
facades visible from the
of way.
of way, except along alleys.
right of way.
• Brick and masonry colors are
• Brick and masonry colors are
• Brick and masonry colors
to be of a natural shade.
to be of a natural shade.
are to be of a natural shade.
• Roof design and colors arc to
• Roof design and colors are to
• Roof design and colors are
complement the fagade
complement the fagade
to complement the fagade
materials and are to be of
materials and are to be of
materials and are to be of
neutral/natural colors.
neutral/natuml colors.
ncutral/natural colors.
• Generally flat roofs are
encouraged (specifically
building 4 stories and higher).
• Sloping roofs may not be
painted, but may be ofnatural
materials or finishes.
Appendix A -I AI-6 Employment Center Form Standards
Resolution 05-005
February 15, 2005
Appendix B
Rural Conservation Subdivision (RCS) Land Use Category
The purpose of the Rural Conservation Subdivision Land Use District is to protect and preserve a
portion of Southlake' agricultural/ranching environment and rural character.
Areas to be considered for this designation:
Areas greater than 20 acres that consist of either:
• large estates,
• ranchettes,
• equestrian activities, or
• agricultural activities.
Served by rural cross section roadway (bar ditches); or
Natural features, agricultural, grazing, or equestrian uses.
Features of the land use district
1) Standard subdivision development at a net density range of up to one-half (0.5) dwelling
units per acre will be allowed.
2) Subdivisions with a contiguous land area of greater than twenty (20) acres may be
permitted to develop smaller lots (>20,000 sq. ft.) under a cluster option at an overall net
density not to exceed one (1) dwelling units per acre, provided that the following
conditions are met:
• Sewer and water service is available.
• For every square foot of land allocated for a residential lot, an equal or greater amount
of open space will need to be dedicated.
• The open space dedicated shall be continuous and shall be protected by a perpetual
easement held by a qualifying party approved by the city.
• The open space will remain in a natural or passive state.
• Clustered lots shall be developed in the least obtrusive location and away from
environmentally sensitive areas such as tree areas, active agricultural activities, or
equestrian activities.
3) Properties designated RCS are eligible for purchase development rights (PDRs) to
developers in areas designated.
4) In some cases, SF1-A zoning may be appropriate for tracts that do not meet the minimum
lot size requirements of the RCS land use category.
Appendix B B-1 Rural Conservation Subdivision
Land Use Category
Resolution 05-005
Appendix C
Regional Retail Land Use Category
February 15, 2005
Regional Commercial Retail draws customers from a very large market area — generally a 5 mile
or more radius. Development within this land use may consist of a single large anchor store (>
100,000 sq. ft.) or have multiple anchor tenants (department, supermarket, drug, home
improvement, sporting, variety, or specialty) along with pad sites developed on the fringe of the
area. Other permitted secondary uses include fast food, restaurants, banks and service stations;
however, these uses must be integrated into the larger primary use. Regional Retail designated
areas should have direct access to State Highway 114. Also, development within the Regional
Retail land use category must adhere to the following design guidelines.
1. Facades and Exterior Walls
INTENT: Facades shall be articulated to reduce the massive scale and the uniform,
impersonal appearances of large retail buildings and provide visual interest that will be
consistent with the community's identity character, and scale. The intent is to encourage
a more human scale that residents of Southlake will be able to identify with their
community.
GUIDELINE: Developments shall use animating features such as arcades, display
windows, entry areas, or awnings along at least 60 percent of the front and 50% of the
side facades that face a public right-of-way.
2. Roofs
INTENT: Variations in roof lines should be used to add interest to, and reduce the
massive scale of large buildings.
GUIDELINE: Roof lines shall be varied. Mansard roofs, gable roofs, hip roofs, or
dormers shall be incorporated. Alternating lengths and designs may be acceptable and
can be addressed during the preliminary development plan.
Appendix C C-1 Regional Retail
Land Use Category
Resolution 05-005
3. Parking Lot Orientation
February 15, 2005
INTENT: Parking areas should provide safe, convenient, and efficient access for
vehicles and pedestrians. They should be distributed around large buildings in order to
shorten the distance to other buildings and public sidewalks and to reduce the overall
scale of the paved surface. If buildings are located closer to streets, the scale of the
complex is reduced, pedestrian traffic is encouraged, and architectural details take on
added importance.
GUIDELINE: No more than 60 percent of the off-street parking area for the entire
property shall be located between the front fagade within the front yard of the principal
building(s) and the primary abutting street unless the principal building(s) and/or parking
lots are screened from view by out parcel development (such as restaurants) and
additional tree plantings and/or berms.
Appendix C C-2 Regional Retail
Land Use Category
Resolution 05-005
4. Entryways
February 15, 2005
INTENT: Entryway design elements and variations should give orientation and
aesthetically pleasing character to the building. The standards identify desirable entryway
design features. Large retail buildings should feature multiple entrances. Multiple
building entrances reduce walking distances from cars, facilitate pedestrian and bicycle
access from public sidewalks, and provide convenience where certain entrances offer
access to individual stores, or identified departments in a store.
GUIDELINES: Each principal building on a site shall have clearly defined, highly
visible customer entrances featuring no less than three of the following:
• canopies or porticos
• overhangs
• recesses/projections
• arcades
• raised corniced parapets over the door
• peaked roof forms
• arches
• outdoor patios
• display windows
• architectural details such as tile work and moldings which are integrated into the
building structure and design
• integral planters or wing walls that incorporate landscaped areas and/or places for
sitting
All sides of a principal building that directly face a public right-of-way shall feature at
least one customer entrance. The number of entrances for the principal building shall be
addressed at the preliminary development plan stage. Where additional stores will be
located in the principal building, each such store shall have at least one exterior customer
entrance, which shall conform to the above requirements.
5. Pedestrian Flows
INTENT: Provide safe and efficient pedestrian movement from the parking areas to the
store front(s).
GUIDELINES:
• Pedestrian walkways from the parking lot to the store entrances shall be provided.
All internal pedestrian walkways shall be distinguished from driving surfaces through
the use of durable, low maintenance surface materials such as pavers, bricks, or
scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness
of the walkways. Signs shall be installed to designate pedestrian walkways.
Appendix C C-3 Regional Retail
Land Use Category
Resolution 05-005
February 15, 2005
Sidewalks, no less than 8 feet in width, shall be provided along the full length of the
building along any facade featuring a customer entrance, and along any facade
abutting public parking areas. Such sidewalks shall be located at least six (6) feet
from the facade of the building to provide planting beds for foundation landscaping,
except where features such as arcades or entryways are part of the facade.
6. Building Backs
INTENT: The rear or sides of buildings often present an unattractive view of blank
walls.
GUIDELINE: Back of building should not be clearly visible from the public right-of-
ways or adjacent residential. Additional landscaping may be required by the Planning
Commission to effectively buffer adjacent land use as deemed appropriate.
7. Building Colors
INTENT: Exterior building colors comprise a significant part of the visual impact of a
building and therefore should be aesthetically pleasing.
GUIDELINE: Facade colors shall be low reflectance, subtle, neutral or earth tone colors.
The use of high intensity colors, metallic colors, or fluorescent color is prohibited.
8. Central Features and Community Spaces
INTENT: Buildings should offer attractive and inviting pedestrian scale features, spaces
and amenities. Entrances and parking lots should be configured to be functional and
inviting with walkways conveniently tied to logical destinations. Drop-off/pick-up points
should be considered as integral parts of the configuration. Pedestrian ways should be
anchored by special design features such as towers, arcades, porticos, pedestrian light
fixtures, bollards, planter walls, and other architectural elements that define circulation
ways and outdoor spaces. The features and spaces should enhance the building and the
center as integral parts of the community fabric.
GUIDELINE: Each retail establishment subject to these standards shall contribute to the
establishment or enhancement of community and public spaces by providing at least two
of the following: patio/seating area, pedestrian plaza with benches, window shopping
walkways, outdoor play area, water feature, clock tower, steeple, or other such
deliberately shaped area and/or a focal feature or amenity that, in the judgment of the
Planning Commission, adequately enhances such community and public spaces. Any
such areas shall have direct access to the public sidewalk network and such features shall
not be constructed of materials that are inferior to the principal materials of the building
and landscape.
Appendix C C4 Regional Retail
Land Use Category
Resolution 05-005
APPENDIX D
Transition Land Use Categories
Transition 1 (T-1)
February 15, 2005
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 general guidelines for the staff, 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 Percentage oJAcreage Flexibility Allowed
Retail 30% ±10%
Office 35% ±20%
Single-family Residential 15% ±15%
Open space 15% +15%
Civic use 5% +10%
Total 100%
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.
Appendix D D- 1 T-I & T-2 Transition Categories
Resolution 05-005
February 15, 2005
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-family 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.
Open space:
• Consider environmental elements as "features," rather than constraints.
• Emphasis shall be placed on preservation of existing wooded areas and stream
corridors.
• Avoid channeling or piping of streams.
• Streams or creeks should become a focal point rather than the rear of the
development.
• Provide natural walking paths along stream and creek corridors.
• Well designed and integrated open spaces are critical to the creation of successful
mixed -use neighborhoods.
• Open spaces should be designed to add value to proposed development and not as
an "after -thought". To that end, open spaces should maximize frontage along
residential and office uses. Open spaces shall occupy a prominent place in the
development of a neighborhood and form the center pieces of a community.
Appendix D D- 2 T-1 & T-2 Transition Categories
Resolution 05-005
February 15, 2005
• 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 use
Neighborhood scale retail uses
Professional off ice use
Residential use
Natural open space areas
Professional off ice use
Residential use
Integrated open space
Civic use
Appendix D D- 3 T-1 & T-2 Transition Categories
Resolution 05-005
February 15, 2005
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.
Streetscape
Discouraged
Encouraged
Recommended street and streetscape design in the
T-1 Transition Land Use Category.
Appendix D D- 4 T-1 & T-2 Transition Categories
Resolution 05-005
Transition 2 (T-2)
February 15, 2005
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 Mix: The percentages below for the land use mix in the T-2 Transition category are
intended only to be guidelines, and greater flexibility may be appropriate under site specific
conditions.
Land Use Percentage ofAcreage Flexibility Allowed
Retail 5% f5%
Office 10% ±25%
Single-family Residential 65% +25%
Open space 15% +15%
Civic uses 5% +10%
Total 100%
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 corner 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.
Appendix D D- 5 T-1 & T-2 Transition Categories
Resolution 05-005 February 15, 2005
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.
Appendix D D- 6 T-1 & T-2 Transition Categories
Resolution 05-005
February 15, 2005
• 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:
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
Appendix D D- 7 T-1 & T-2 Transition Categories
Resolution 05-005
Images of residential uses in the T-2 Transition Land Use Category
February 15, 2005
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.
Discouraged
Encouraged
Appendix D D- 8 T-1 & T-2 Transition Categories
Resolution 05-005
February 15, 2005
Recommended residential streets and streetscape designs in the T-2 Transition Land Use
Category.
Appendix D D- 9 T-1 & T-2 Transition Categories
INVOICE
Preview
Star -Telegram
400 W. 7th Street
FORT WORTH, TX 76102
(817)390-7761
Federal Tax ID 22-3148254
Customer ID: CIT57
Invoice Number: 251404861
Invoice Date:
1 /31 /05
Terms:
Net due in 21 days
Due Date:
1 /31 /05
Bill To: PO Number:
CITY OF SOUTHLAKE
1400 MAIN ST Order Number: 25140486
STE 440 Sales Rep: 073
SOUTHLAKE, TX 76092-7604 Description: LEGAL NOTICE No
Attn CINDY . KEMP Publication Date: 1/31/05
Description Location Col Depth Linage MU Rate Amount
LEGAL NOTICE Notice is hereby
Not
to
nearing
=ebruary
6p.m. in
Texas. Jvu1114�c
The purpose of this
heannq is to consider
Resolution 05-005,
adoption of the State
Highway 114 Corridor
Study as a component
of the Comprehensive
Master Plan for the
City of Southlake.
All interested persons
are urged to attend.
City of Southlake
Lori Farwell
City Secretary
Res. 05-005
THE STATE OF TEXAS
County of Tarrant
13580 1 28 28 LINE `s0.81 S22.68
Net Amount:
CHRISTY L. HOLLAND
*; *` MY COMMISSION EXPIRES
<= July 31, 2008
S22.68
Before me, a Notary Public in and for said County and State, this day personally appeared Lisa Wesselman, Bid and Legal Coordinator
for the Star -Telegram, published by the Star -Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say
that the attached clipping of an advertisement was published in the above n ed paper on the listed dates: BIDS & LEGAL DEPT. STAR TLEGRAM
(817) 390-7320 11
Signed
SUBSCRIBED AND SWORN TO BEFORE ME, THIS Tuesday, February 98, 2P0)r.
Notary Pu
Thank You For Your Payment
---------------------------------------------
Remit To: Star -Telegram Customer ID: CIT57
P.O. Box 901051 Customer Name: CITY OF SOUTHLAKE
FORT WORTH, TX 76101-2051 Invoice Number: 251404861
Invoice Amount: $22.68
PO Number:
Amount Enclosed: $�