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2005-026 Resolutioni OFFICIAL RECORD RESOLUTION NO. 05-026 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, ADOPTING THE CONSOLIDATED FUTURE LAND USE PLAN AS AN ELEMENT OF THE 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 Consolidated Future Land Use Plan 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 the Southlake 2025 Plan, Phase I (Vision, Goals, & Objectives) and consolidates the guiding principles and recommendations for land use under all area plans of Southlake 2025 Plan - Phase II, WHEREAS, the City Council has deemed that the Consolidated Future Land Use 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 city, 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 the Consolidated Future Land Use 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 2nd DAY OF AUGUST 2005. CITY OF SOUTHLAKE By: , Andy Wambsganss, Mayor ATTEST: k' e 4AAJOZ5 G Lori Farwell, City Secretary *** r EXHIBIT A uthiaK 01 SOUT H LAK E 2025at Planning Today for a Better Tomorrow SOUTHLAKE 2025 PLAN - CONSOLIDATED FUTURE LAND USE PLAN SOUTHLAKE CITY COUNCIL SOUTHLAKE PLANNING & ZONING COMMISSION ADOPTED BY THE SOUTHLAKE CITY COUNCIL ON AUGUST 2, 2005 RESOLUTION 05-026 WWW.CITYOFSOUTHLAKE.COM/2025/DEFAULT.ASP f $ t 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. On May 3, 2005, City Council approved the last of the area plans under Phase Il of the Southlake 2025 Plan. This document consolidates all the area plan recommendations for future land use in the context of the City and its region. The purpose of the Consolidated Future Land Use Plan is to serve as the community's vision for future development by allocating the appropriate location, concentration, and intensity of future development by land use categories. The plan serves as a guide to all decision making as it pertains to the City's future development. ACKNOWLEDGEMENTS SOUTHLAKE CITY COUNCIL ANDY W AMBSGANSS, 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 DON COONAN AL MORIN MICHAEL SPRINGER TABLE OF CONTENTS 1.0 Introduction 1.1 Purpose of the Land Use Plan 1.2 Relationship to the Comprehensive Plan 1.3 Relationship to the Southlake 2025 Area Plans 1.4 Relationship to Zoning 2.0 Land Use Recommendations — Southlake 2025 3.0 Land Use Categories and Definitions 4.0 Optional Land Use Categories and Definitions 5.0 Airport Compatible Land Uses 6.0 Southlake Planning — Past and Future 6.1 Population Trends and the History of Planning in Southlake 6.2 Comparison of the 2005 and the 1998 Land Use Plans 6.3 2005 Land Use Map and 2005 Land Use Map — Optional Land Use Designations ADDendices Appendix A: Regional Retail Design Guidelines Appendix B: Employment Center Form Standards 0 , 1 , Resolution 05-026 1.0 INTRODUCTION 1.1 Purpose of the Land Use Plan The Consolidated Future Land Use Plan (the land use plan) is Southlake's vision for future development that serves as a guide for land use decisions and as a foundation for Southlake's zoning and subdivision regulations. Updated at least every four years, the plan is a policy document that allocates the general location, concentration, and intensity of future development within the City by land use categories. In response to the community's commitment to economic and environmental sustainability, the 2005 Land Use Plan provides more development flexibility than previously offered through the introduction of optional land use designations. As such, this land use plan consists of a map illustrating the pattern of future land uses by category, a map illustrating optional land use designations, text with descriptions of the individual land use categories, and a discussion of the history and future of planning in Southlake. 1.2 Relationship to the Comprehensive Plan The City's most recent comprehensive plan update is known as Southlake 2025. Its purpose is to establish city government policy to help guide public and private activities as they relate to physical development and redevelopment for the next 20 years. The Southlake 2025 Plan includes two phases: Phase I - Vision, Goals, and Objectives, and Phase 11— Development of Comprehensive Area Plans for six distinct planning areas. The following goals from Southlake 2025 Phase I guided the development of the land use plan: Goal 1: Promote quality neighborhoods that contribute to an overall sense of place and community. Quality neighborhoods are the cornerstone of our community. Quality neighborhoods are well designed and maintained, attractive, pedestrian friendly and safe. Goal 2: Foster attractive and well designed residential developments to meet the needs of a diverse and vibrant community. Goal 3: Maintain a balanced approach to growth and development in order to preserve the City's assets (schools, public safety, and competitive edge in the region) and itsfiscal health. Goal 4: Develop a transportation system that minimizes traffic congestion, provides alternatives to the automobile, promotes energy efficiency, and allows expanded opportunities for its citizens to meet some routine needs by walking or bicycling. The design of the transportation system should act as framework that gives the City "character and functionality ". Goal 5: Support a comprehensive integrated open space and recreation system that creates value and preserves natural assets of the City. Open spaces may include a combination of natural areas, parks, trails, and greens. A recreation system includes squares, educational and civic uses. Goal 6: Preserve effective and efficient professional police, fire and communication services. Southlake 2025 Plan: Consolidated Land Use Plan Resolution 05-026 This land use plan is only one component of the comprehensive plan. Other elements include the Mobility Plan and Master Thoroughfare Plan; Parks, Recreation & Open Space Master Plan; Southlake Pathways Plan; Water, Sewer and Drainage Master Plans; and the Solid Waste Disposal Master Plan. Collectively, these plans are the basis for short-term and long-term decisions on the physical development of Southlake. Perhaps most noteworthy is the relationship between the Land Use Plan and the Mobility Plan and Master Thoroughfare Plan. The location of existing and future development has a strong influence on the demand on the transportation system in terms of street capacity, traffic flow, traffic distribution, transit use, and pedestrian -orientation. Similarly, changes in transportation facilities such as new highways, capacity increases on existing roadways, and the design of such facilities affects both the accessibility to land uses and the type of development that the transportation facility attracts. Because of this relationship, it is important to plan for both land use and transportation simultaneously. Accordingly, the 2005 Land Use Plan and 2005 Mobility Plan and Master Thoroughfare Plan were developed concurrently during the Southlake 2025 process. 1.3 Relationship to the Southlake 2025 Area Plans The Land Use Plan consolidates the general land use recommendations from the six area plans into one cohesive document for the City as a whole. However, the individual area plans should be consulted for further detail and site specific recommendations when making land use decisions for individual properties or areas of the City. 1.4 Relationship to Zoning A comprehensive plan and its land use plan component are policy instruments; therefore, they are advisory and general in nature. Zoning, in the form of a zoning ordinance, is the primary mechanism used by a municipality to implement its land use plan portion of the comprehensive plan. Texas Local Government Code, Section 211.004, Compliance with Comprehensive Plan, differentiates zoning ordinances from land use (or comprehensive) plans. The generally accepted interpretation of Section 211.004 is that an adopted land use plan (or comprehensive plan) forms a legal basis for zoning and, therefore, zoning should be in accordance with the land use plan. The zoning ordinance interprets the general pattern and categories of land uses in the land use plan into districts of permissible activities within specific district boundaries. Southlake 2025 Plan: Consolidated Land Use Plan Resolution 05-026 2.0 LAND USE RECOMMENDATIONS The Southlake 2025 Plan — Phase 1I includes general land use recommendations, as outlined below. These recommendations guided the development of the 2005 Land Use Plan. Please note that detailed, site specific land use recommendations are provided in each of the Southlake 2025 area plans. General Recommendations Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. Protect and enhance critical environmental and natural features. 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 throughout the City. Such a network should connect destinations and link places of employment with shopping and living. Preserve view sheds. Protect the City's remaining agricultural/equestrian and environmental areas by requiring residential development to occur in a manner that has the minimum impact on these resources. Preserve and protect existing residential neighborhoods in the City. Economic Recommendations 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. Limit higher intensity industrial uses to existing areas and provide incentives for these areas to be redeveloped or improve their overall visual appearance. 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. Design Recommendations Create transitional land use categories that provide property owners with alternative flexible tools to propose innovative and mixed-use projects on identified transition sites while protecting existing developed properties. Transition sites are those that Southlake 2025 Plan: Consolidated Land Use Plan Resolution 05-026 are adjacent to existing commercial property or arterial roadways and are also adjacent to existing residential neighborhood. Evaluate the application of the transition land use categories as alternative land use tools on properties with environmental limitations that abut residential neighborhoods and arterial streets. 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). Preserve the character of low intensity residential uses located by creating a rural conservation residential land use category as an alternative for property owners. Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and/or significant environmental features. Southlake 2025 Plan: 4 Consolidated Land Use Plan Resolution 05-026 3.0 LAND USE CATEGORIES AND DEFINITIONS The following sections describe the twelve underlying land use categories. Additional information such as the recommended land use mix, scale and context criteria, and overall character and design characteristics are provided for land use categories that include a mix of uses and require further clarification. Floodplain Purpose and Definition: The Floodplain category illustrates areas designated by the August 1995 Federal Emergency Management Agency (FEMA) maps as being in the 100 -year floodplain. The "floodplain" is an expanse of natural vegetation and wildlife, and should be preserved as natural open area. Within the floodplain is "floodway" that must be kept free of encroachment in order that the 100 -year flood may be carried without harmful increases in the height of flood waters. Although it is not to be encouraged, the portion of the floodplain not in the floodway may be reclaimed for development under certain circumstances if in accordance with FEMA regulations. The designated land use for areas of reclaimed floodplain is that of the immediately adjacent land use category. This designation may also include environmentally sensitive areas, habitats, or wetlands that may not be in FEMA identified floodplains. Examples: Floodplain in the South Side Plan Area Floodplain in the Davis Blvd. Corridor Corps of Engineers Purpose and Definition: The Corps of Engineers category includes all property adjacent to Grapevine Lake owned by the federal government and managed by the U.S. Army Corps of Engineers (COE). The primary purpose of this property is the temporary reservoir storage of flood waters. Within the COE ownership (and, in some instances, on adjacent private land), there is a regulatory flowage easement at an elevation of 572 feet above sea level. Through lease agreements with the COE, property within the Corps of Engineers category may be utilized as parks, recreation, and open space. Ancillary commercial and retail activities associated with these uses are permitted, but no habitable structures may be developed within the flowage easement. Southlake 2025 Plan: Consolidated Land Use Plan Resolution 05-026 Examples: Corps of Engineers Property Public Parks / Open Space View of Lake Grapevine from Corps of Engineers Property Purpose and Definition: Public Parks/Open Space are public areas designated for active and passive recreation, such as parks and athletic complexes, and public open space for the preservation of the scenic vistas and natural vegetation of the City. This Land Use Plan depicts only existing Public Parks/Open Space facilities; potential Public Parks/Open Space sites are illustrated in the Parks, Recreation, and Open Space Master Plan. Examples: Bicentennial Park Southlake 2025 Plan: 6 Consolidated Land Use Plan Rustin Park (Town Square) Resolution 05-026 Natural Open Space Public / Semi -Public L Athletic Facilities Purpose and Definition: Public/Semi-Public areas are suitable for a wide range of public, civic, and religious uses, such as government offices and facilities, public and private schools, churches and related facilities (including parsonage and parochial schools), cemeteries, and Public Parks/Open Space uses in conjunction with these developments. Examples: Durham Elementary Low Density Residential St. Martins In -The -Fields Church Purpose: The purpose of the Low Density Residential land use category is to provide for and to protect low intensity detached single-family residential development that promotes the openness and rural character of Southlake. Definition: The Low Density Residential category is for detached single-family residential development at a net density of one or fewer dwelling units per acre. Net density is the number of dwelling units per net acre, which excludes acreage in all public rights-of-way. Other suitable activities are those permitted in the Public Parks / Open Space and Public / Semi Public categories described previously. The Low Density Residential category encourages the openness and rural character of the City of Southlake. Southlake 2025 Plan: Consolidated Land Use Plan Resolution 05-026 Land Use Mix*: The percentages below for the land use mix in the Low Density Residential category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Single-family Residential Open space** Civic use Total Percentage ofAcreage 85% 10% 5% 100% Flexibility Allowed 15% 10% f5% These percentages are not regulatory and should only be used as a guide. Park dedication fees may be appropriate in lieu of open space. Small subdivisions (less than 4 lots) may be designed without open space. Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Residential uses: o Single family detached dwellings at a net density of one or fewer dwelling units per acre. Open space: o Open spaces should be designed to add value to the development and may include parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas. o Provide natural walking paths along stream and creek corridors. o Preserve existing wooded areas and stream corridors when feasible. o Emphasize environmental elements as "features" rather than constraints. Civic uses: o Small scale government offices and facilities, schools, churches and related facilities. Overall Character and Design: This land use category is primarily characterized by single family detached dwellings with rural cross-section roadways. Below are some representative images: Equestrian Estate Southlake 2025 Plan: Consolidated Land Use Plan Residential Neighborhood Resolution 05-026 Medium Densitv Residential Purpose: The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single family detached houses. Limited office and neighborhood retail uses are appropriate when designed to provide convenient access to goods and services for the surrounding neighborhood. Definition: The Medium Density Residential category is suitable for any single-family detached residential development. Limited low intensity office and/or retail uses may be permitted provided that the nature of the commerce is to support the surrounding neighborhood and that the area is sufficiently buffered from adjacent residential property. Such non-residential uses must be compatible with and not intrusive to the adjacent residential uses. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories previously discussed. Land Use Mix*: The percentages below for the land use mix in the Medium Density Residential category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Retail Office Single-family Residential Open space Civic use Total Percentage ofAcreage 3% 7% 75% 10% 5% 100% Flexibility Allowed 3% 7% 25% 10% f5% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Retail uses: o Limited to convenience and neighborhood retail and service uses. o Provide safe and easy pedestrian access to the retail from the surrounding neighborhoods. Office uses: o Professional offices that are 1-2 stories with footprints less than 6,000 square feet. o Provide safe and easy pedestrian access to the office uses from the surrounding neighborhoods. Residential uses: o Single family detached dwellings. Open space: o Open spaces should be designed to add value to the development and may Southlake 2025 Plan: Consolidated Land Use Plan Resolution 05-026 include parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas. o Provide natural walking paths along stream and creek corridors. o Preserve existing wooded areas and stream corridors when feasible. o Emphasize environmental elements as "features" rather than constraints. Civic uses: o Small scale government offices and facilities, schools, churches and related facilities. Overall Character and Design Images: n Residential Uses Office Uses Office Commercial Purpose and Definition: The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office -related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks/Open Space and Public/Semi-Public categories previously discussed. Southlake 2025 Plan: 10 Consolidated Land Use Plan Resolution 05-026 Land Use Mix*: The percentages below for the land use mix in the Office Commercial category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percentage ofAcreage FlexibilityAllowed Office 85% ±15% Open space 10% ±10% Civic use 5% f5% Total 100% These percentages are not regulatory and should only be used as a guide. Examples: Retail Commercial Typical Office Commercial Uses Purpose and Definition: The Retail Commercial category is a lower- to medium -intensity commercial category providing for neighborhood -type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and/or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity of existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office -related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, and Office Commercial categories previously discussed. Land Use Mix*: The percentages below for the land use mix in the Retail Commercial category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Southlake 2025 Plan: 11 Consolidated Land Use Plan Resolution 05-026 Land Use Retail Office Open space Civic use Total Percentage ofAcreage 65% 20% 10% 5% 100% Flexibility Allowed 35% 20% 10% f5% These percentages are not regulatory and should only be used as a guide. Examples: Cornerstone Plaza Regional Retail Crossroads Square Purpose: To preserve and promote quality, high-intensity retail centers along the S.H. 114 corridor that provide convenient shopping for Southlake residents and to attract residents of neighboring communities. Definition: The Regional Retail land use category is a higher -intensity commercial category providing for regional retail shopping facilities that generally draw customers from a very large market area (5 mile radius or greater). 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 specific design guidelines (see appendix). Land Use Mix*: The percentages below for the land use mix in the Regional Retail category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Southlake 2025 Plan: 12 Consolidated Land Use Plan Resolution 05-026 Land Use Retail Office Open space Total Percentage ofAeregge 90% 5% 5% 100% Flexibility Allowed 10% f5% f5% These percentages are not regulatory and should only be used as a guide. Examples: Gateway Plaza Mixed Use Kimball Crossing Purpose: To provide an option for large-scale, master -planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. This designation is generally applicable on properties larger than approximately 50 acres located along the City's major roadways. Smaller developments must be designed to be integrated into the context of a larger master -planned development. Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium- to higher -intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks/Open Space, Public/Semi-Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. Land Use Mix*: The percentages below for the land use mix in the Mixed Use category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Southlake 2025 Plan: 13 Consolidated Land Use Plan Resolution 05-026 Land Use Retail Office Residential Open space Civic use Total Percentage ofAcrea,ge 30% 35% 15% 15% 5% 100% Flexibility Allowed 20% 30% 15% 15% f5% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: General: o Buildings and their pedestrian entrances are to be oriented towards internal streets. o Larger -format retail uses (with footprints larger than 40,000 s.f.) shall be located adjacent to the arterial or highway with pedestrian entrances from internal streets. Retail and Office uses: o Pedestrian -oriented or automobile -oriented. Single-family Residential uses: o Residential uses are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and commercial uses. o Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. o They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. o 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: o Consider environmental elements as "features," rather than constraints. o Emphasis shall be placed on preservation of existing wooded areas and stream corridors. o Avoid channeling or piping of streams. o Streams or creeks should become a focal point rather than the rear of the development. o Provide natural walking paths along stream and creek corridors. o Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods. Southlake 2025 Plan: 14 Consolidated Land Use Plan Resolution 05-026 o 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. o 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. o Use the topography as an advantage, do not flatten the site. o Preserve views. Civic uses: o Civic uses such as day -cares, post office, police substation, local government offices, churches, etc. are encouraged. Ideally, civic uses should be located centrally in the development and provide convenient access to all other uses and activities in the development. o 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. 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. Minimize the impact of surface parking. Mix up land uses to maximize shared parking. Street Design Standards: Internal streets to be designed 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. Representative Images: Residential Uses Neighborhood Scale Retail Southlake 2025 Plan: 15 Consolidated Land Use Plan Integrated Open Space Resolution 05-026 Natural Open Space Town Center Professional Office Use jL" li Civic Use Purpose: The purpose of the Town Center land use district is to encourage the creation of a pedestrian -oriented, mixed-use urban environment that serves as Southlake's downtown and center of community life. Definition: The Town Center land use designation is intended to enhance and promote the development of the community's downtown. The goal is to create an attractive, pedestrian - oriented environment that becomes the center of community life in Southlake. It may include compatibly designed retail, office, cultural, civic, recreational, hotel and residential uses. All uses shall be developed with a great attention to design detail and will be integrated into one cohesive district or into distinct sub -districts, each with its own unique characteristics. A mix of different uses is encouraged to create a vibrant, lively, and unique environment. Land Use Mix*: The percentages below for the land use mix in the Town Center category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percentage ofAcreage Flexibility Allowed Retail 35% 25% Office 25% 10% Residential 15% 15% Open space 15% 10% Civic use 10% f5% Total 100% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Retail uses: o Pedestrian -oriented retail and service uses. Office uses: o Pedestrian -oriented office uses. Southlake 2025 Plan: 16 Consolidated Land Use Plan Resolution 05-026 Residential uses: o Residential uses are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and commercial uses. o Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. o They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. o 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: o Consider environmental elements as "features," rather than constraints. o Emphasis shall be placed on preservation of existing wooded areas and stream corridors. o Avoid channeling or piping of streams. o Streams or creeks should become a focal point rather than the rear of the development. o Provide natural walking paths along stream and creek corridors. o Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods. o 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. o 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. o Use the topography as an advantage, do not flatten the site. o Preserve views. o Located to add value, to create a sense of place, and to invite passive recreational activities. o Public squares, plazas, and parks integrated with the surrounding development. Civic uses: o Government offices and facilities, schools, churches and related facilities. Southlake 2025 Plan: 17 Consolidated Land Use Plan Resolution 05-026 Overall Character and Design Images: Retail Uses Integrated Open Space Representative Mixed Uses Industrial Purpose and Definition: Industrial and business service development that is relatively free of unwanted side effects, such as unsightliness, noise, odor, glare, vibrations, etc., is permitted in the Industrial category. If meeting the qualification of relatively free of unwanted side effects, suitable types of development in the Industrial category can be characterized by the manufacturing, processing, packaging, assembly, storage, warehousing and/or distribution of products. Ancillary commercial and retail activities associated with these uses are permitted. Public Parks / Open Space and Public / Semi -Public activities as described above may be permitted if surrounding industrial uses do not pose hazards and are sufficiently buffered. Examples: Commerce Business Park Southlake 2025 Plan: 18 Consolidated Land Use Plan Cornerstone Business Park Resolution 05-026 4.0 OPTIONAL LAND USE CATEGORIES AND DEFINITIONS The optional land use categories provide alternative tools to encourage creativity and flexibility in development while preserving Southlake's unique character. These alternative land use categories may be used by developers in lieu of the underlying land use category in cases where master planned developments are proposed. Rural Conservation (RC) Purpose: The Rural Conservation (RC) land use designation is intended to protect and preserve a portion of Southlake's natural environment and rural character and to provide flexibility in design to promote environmentally sensitive and efficient residential development. Definition: The Rural Conservation land use designation allows for rural conservation subdivision development for properties greater than 20 acres and for preserving valuable open space in perpetuity through conservation easements. Landowners of property designated Rural Conservation may participate in the Southlake Conservation and Development Program, which promotes open space protection by allowing landowners to sell the development rights associated with their property. Land Use Mix*: The percentages below for the land use mix in the Rural Conservation category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percentage o%Acreage Flexibility Allowed Residential 60% ±10% Open space 35% ±10% Civic use 5% f5% Total 100% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Preserve unique or sensitive natural resources such as floodplains, wetlands, streams, steep slopes, woodlands, wildlife habitat, and agricultural/ranching areas. Cluster houses and structures in less environmentally sensitive areas which will reduce the amount of infrastructure, including paved surfaces and utility easements necessary for development. Reduce erosion and sedimentation by minimizing land disturbance and removal of vegetation for development. Encourage interaction in the community by clustering houses and orienting them closer to the street, providing public gathering places and encouraging the use of parks and community facilities as focal points in the neighborhood. Conserve scenic views and reduce perceived density by maximizing the number of houses with direct access to and views of open space. Preserve the character of rural cross-section roadways. Southlake 2025 Plan: 19 Consolidated Land Use Plan Resolution 05-026 Perimeter fences should be designed to characterize the open and rural feel along roadways. Overall Character and Design Images: Natural Open Space Example: Conventional Subdivision Design Discouraged Emvlovment Center (EC) Rural Cross -Section Roadway Erample: Conservation Subdivision Design Encouraged 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. ( See the appendix for specific form standards.) 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. Southlake 2025 Plan: 20 Consolidated Land Use Plan Resolution 05-026 Employment Center 1 (EC -1) Purpose and Definition: The EC -1 category is intended for the highest intensity of commercial and employment uses immediately adjacent to S.H. 114. This land use category should be applied to properties that 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 Retail Office Service Uses Single -Family Residential Open Space (plazas & squares) Civic Total Percentage of Acreage 15% 40% 15% 15% 10% 5% 100% Flexibility Allowed f5% 10% f5% f5% 5% 5% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: (see the appendix for specific form standards) 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 s.£) 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 area 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. Southlake 2025 Plan: 21 Consolidated Land Use Plan Resolution 05-026 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. Regular blocks and streets. Block widths between 400' and 600'. Design speed <25 mph. Character Images: Emplovment Center 2 (EC -2) Representative Office Uses Purpose and Definition: The 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% 10% Service Uses 10% f5% Single -Family Residential 30% 10% Open Space (plazas & squares) 15% 5% Civic 5% 5% Total 100% These percentages are not regulatory and should only be used as a guide. Southlake 2025 Plan: 22 Consolidated Land Use Plan Resolution 05-026 Scale and Context Criteria: (see the appendix for specific form standards) 2 — 4 story buildings. Building oriented towards internal streets with a shallow setback (8' — 12'). Smaller building footprints (<4,000 s.f. each). Small scale retail uses shall be located at key intersections. Overall Character and Design: Buildings shall be designed 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: Representative Residential Uses Southlake 2025 Plan: 23 Consolidated Land Use Plan Resolution 05-026 4 Ab +-- 4 -- Representative Office Uses Employment Center Residential (EC -R) Purpose and Definition: The Employment Center Residential (EC -R) designation is intended for low -intensity, predominantly residential neighborhoods. This land use category should be applied to properties that have significant development constraints such as wetlands, creeks, floodplains, water bodies, steep grades, and woodlands and are largely undeveloped or underdeveloped. This category is intended for properties adjacent to existing neighborhoods, open space, or as buffers from environmentally sensitive areas. Very limited 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 Retail Office Service Uses Single -Family Residential Open Space (plazas & squares) Percentage of Acreage 5% 5% 5% 60% 20% Flexibility Allowed 5% 5% f5% 5% 5% Civic 5% f50/c Total 100% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: (see the appendix for specific form standards) 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. Southlake 2025 Plan: 24 Consolidated Land Use Plan Resolution 05-026 Overall Character and Design: 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 complementig the front -yard landscaping. Street Design Standards: Internal curvilinear street network. Eyebrows" (i.e., cul-de-sacs that only have half a bulb) are recommended over traditional cul-de-sacs. Block widths range between 700 feet 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: 4 Residential Uses Integrated with Open Space and Natural Features Open Space Southlake 2025 Plan: 25 Consolidated Land Use Plan W-1 Representative Residential Uses Resolution 05-026 Transition 1 (T-1) 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 I (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 of Flexibility Allowed Acreage Retail 30% 10% Office 35% 20% Single-family Residential 15% 15% Open space 15% 15% Civic use 5% 10% Total 100% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses: o Retail uses are to be located at a major street intersection or immediately adjacent to existing retail development along a major arterial. Southlake 2025 Plan: 26 Consolidated Land Use Plan Resolution 05-026 o 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. o Provide safe and easy pedestrian access to the retail from the surrounding neighborhoods and other adjacent developments. o The total amount of retail in a specific T-1 category is recommended to be in the 25,000 s.f.-50,000 s.f. range. Office uses: o Office uses are to be located along a major arterial or immediately adjacent to existing or proposed retail uses. o 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. o This land use category is not intended for larger planned office or business parks and campuses. Sinp-le-familv Residential uses: o Residential uses are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and commercial uses. o Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. o They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. o 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: o Consider environmental elements as "features" rather than constraints. o Emphasis shall be placed on preservation of existing wooded areas and stream corridors. o Avoid channeling or piping of streams. o Streams or creeks should become a focal point rather than the rear of the development. o Provide natural walking paths along stream and creek corridors. o Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods. o Open spaces should be designed to add value to proposed development and not as an "after -thought". To that end, open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community. Southlake 2025 Plan: 27 Consolidated Land Use Plan Resolution 05-026 o 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. o Use the topography as an advantage, do not flatten the site. o Preserve views. Civic uses: o Civic uses such as a day-care, 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. o Civic uses are to be designed to the scale and context of the neighborhood. Uses are encouraged to be appropriately scaled to the proposed development and generally limited to a maximum of 10,000 square feet of built area. Some representative images of land uses in the T-1 Transition land use category are included below: Residential Uses Residential Uses Residential Uses Neighborhood Scale Retail Uses Natural Open Space Areas Professional Office Use Professional Office Use Southlake 2025 Plan: 28 Consolidated Land Use Plan Integrated Open Space Civic Use Resolution 05-026 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 Images: Discouraged r- " Encouraged Southlake 2025 Plan: 29 Consolidated Land Use Plan Recommended street and streetscape design in the T-1 Transition Land Use Category. Resolution 05-026 Transition 2 (T-2) Purpose: The purpose of the Transition 2 (T-2) land use category is to provide an alternative tool to allow flexibility in the development of smaller "transition" sites. The T-2 district is intended to consist of primarily single-family residential uses; however, non-residential development may be appropriate in some cases, particularly near an arterial roadway. The standards and criteria established under this land use category constitute general guidelines for the staff, Planning & Zoning Commission, and City Council to evaluate comprehensive development proposals for specific properties as identified in the City's Land Use Plan. The T-2 transition land use may be utilized by the developer in 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 location in the floodplain 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 gfAcreage Flexibility Allowed Retail 5% f5% Office 10% 25% Single-family Residential 65% 25% Open space 15% 15% Civic uses 5% 10% Total 100% These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses: o Retail uses are to be limited convenience corner commercial stores and similar neighborhood service and scaled retail uses located at a street intersection. o Such neighborhood -serving retail shall be pedestrian oriented and limit its impact on the adjoining neighborhood(s). o The total amount of retail uses in a specific T-2 category is recommended to be less than 10,000 square feet. Southlake 2025 Plan: 30 Consolidated Land Use Plan Resolution 05-026 Office uses: o Office uses are to be located along a major arterial, collector, or immediately adjacent to existing retail uses. o Office uses are encouraged to be limited to professional offices that are 1 — 2 stones with footprints between 3,000 — 6,000 square feet. This criterion is established to limit surface parking and to maximize the shared usage of parking between retail and office uses. o This land use category is not intended for larger planned office or business parks and campuses. Residential uses: o 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. o Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. o They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. o 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: o Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods. o Emphasis shall be placed on preservation of existing wooded areas and stream corridors. o Avoid channeling or piping of streams. o Streams or creeks should become a focal point rather than the rear of the development. o Provide natural walking paths along stream and creek corridors. o Open spaces should be designed to add value to proposed development and not as an "after -thought". To that end, open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community. Southlake 2025 Plan: 31 Consolidated Land Use Plan Resolution 05-026 o 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. o 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. o Use the topography as an advantage, do not flatten the site. o Preserve views. Civic uses: o 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. o 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: Commercial and Civic Uses Natural and Designed Open Spaces Southlake 2025 Plan: 32 Consolidated Land Use Plan i Resolution 05-026 Residential Uses 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 Southlake 2025 Plan: 33 Consolidated Land Use Plan Resolution 05-026 MA II I 5 ,-fix T, 4' . - y 5 Opt T Recommended residential streets and streetscape designs in the T-2 Transition Land Use Category. Southlake 2025 Plan: 34 Consolidated Land Use Plan Resolution 05-026 5.0 AIRPORT COMPATIBLE LAND USES Due to an agreement between the City of Southlake and the Dallas -Fort Worth International Airport, development is restricted in certain areas of the City. The agreement created two noise contour "zones" within Southlake; these noise contour "zones" are indicated on the land use map. No residential development is allowed within the 75+ LDN noise contour. Residential development is allowed in the 65-75 LDN contour provided that a certain noise level reduction (NLR) is met. Non-residential uses are permitted in both contour zones, but have to meet specific noise level reduction requirements. Please refer to the Airport Compatible Land Use Zoning Ordinance No. 479 for details of these regulations. Southlake 2025 Plan: 35 Consolidated Land Use Plan Resolution 05-026 6.0 SOUTHLAKE PLANNING — PAST AND FUTURE 6.1 Population Trends and the History of Planning in Southlake Southlake's roots can be traced to the establishment of Lake Grapevine by the Army Corps of Engineers in 1952. Since the City was incorporated in 1956, it grew from a small rural community in the 1970's to a busy suburb in the 1990's as shown in the chart below: City of Southlake Historical and Projected Population: 1960 to 2020 35,000 - 30,000- 0,000 - 25,000- 25,000- r- 0 C 20,000 - 0 r 15,000 - a 10,000 - 5,000- N 0 rn O 0 O Of COt0 r M V- 0m 0 M O # O # # # O) O N N # O O O O O O N r N N N N Year Indicates population estimates Indicates effective build -out based on the adopted 1998 City of Southlake Land Use Plan Southlake's first comprehensive plan, the Southlake Comprehensive City Plan, was developed in 1968/69 and updated in 1974. The 1968/69 and 1974 plans included policy statements guiding all facets of development (including infrastructure, economy, schools, recreation, and housing) and formed the basis for Southlake's current development regulations. The next significant comprehensive plan updates occurred in 1985 and 1988. These plans estimated the City's total land area as 16-20% developed with an existing population of approximately 5,000. The plans' goals included fostering innovation and flexibility in development within the commercial, service, and retail categories; preserving Southlake's rural character; and recognizing the need for a City center or downtown. Southlake 2025 Plan: 36 Consolidated Land Use Plan 0 0 LO o 0 CO O U-) LO O U N N M N N O O M O LntiO 0)Go M r r 0m 0 M O # O # # # O) O N N # O O O O O O N r N N N N Year Indicates population estimates Indicates effective build -out based on the adopted 1998 City of Southlake Land Use Plan Southlake's first comprehensive plan, the Southlake Comprehensive City Plan, was developed in 1968/69 and updated in 1974. The 1968/69 and 1974 plans included policy statements guiding all facets of development (including infrastructure, economy, schools, recreation, and housing) and formed the basis for Southlake's current development regulations. The next significant comprehensive plan updates occurred in 1985 and 1988. These plans estimated the City's total land area as 16-20% developed with an existing population of approximately 5,000. The plans' goals included fostering innovation and flexibility in development within the commercial, service, and retail categories; preserving Southlake's rural character; and recognizing the need for a City center or downtown. Southlake 2025 Plan: 36 Consolidated Land Use Plan W LO rn U-) LO U N U') M N N O U) M M LO 0 ti T T 0m 0 M O # O # # # O) O N N # O O O O O O N r N N N N Year Indicates population estimates Indicates effective build -out based on the adopted 1998 City of Southlake Land Use Plan Southlake's first comprehensive plan, the Southlake Comprehensive City Plan, was developed in 1968/69 and updated in 1974. The 1968/69 and 1974 plans included policy statements guiding all facets of development (including infrastructure, economy, schools, recreation, and housing) and formed the basis for Southlake's current development regulations. The next significant comprehensive plan updates occurred in 1985 and 1988. These plans estimated the City's total land area as 16-20% developed with an existing population of approximately 5,000. The plans' goals included fostering innovation and flexibility in development within the commercial, service, and retail categories; preserving Southlake's rural character; and recognizing the need for a City center or downtown. Southlake 2025 Plan: 36 Consolidated Land Use Plan Resolution 05-026 In 1993 and 1998, the land use plan element was updated separately from the other comprehensive plan elements due to rapid growth. In particular, Southlake was facing significant pressure from residential growth in the 1990s. The 1993 and 1998 land use plan development included a "problem identification" phase followed by an inventory of existing conditions. This methodology was the basis for the definition and allocation of land use categories. The 1998 plan goals included preserving the rural environment and scenic character of the City and conserving environmentally sensitive areas; maintaining and enhancing the quality of life and protecting residential neighborhoods from the negative impact of commercial development; and promoting compatible and orderly development. To date, Southlake's growth has been characterized by large -lot residential and large - format retail development that is reinforced by single -use zoning. While this suburban and automobile -oriented development pattern has served Southlake well, it has also created transportation and land use challenges that require new approaches as the community faces build -out in the next 15 years. Some of these new approaches include the addition of a Regional Retail Land Use category, the addition of optional land use categories, and the creation of the Southlake Conservation and Development Program (a purchase of development rights program). 6.2 Comparison of the 2005 and the 1998 Land Use Plans The 2005 Future Land Use Map and the 2005 Optional Land Use Map are an evolution of the 1998 Future Land Use Map. The most significant changes include the increase in acres of Public Parks & Open Space, the decrease in Retail Commercial, the increase in Town Center, and the increase in Right of Way. Most of the decrease in the Retail Commercial category may be attributed to the addition of the Regional Retail land use category in the 2005 Plan. The table on the following page indicates the acreage of each land use for the 1998 and 2005 plans, the increase or decrease from 1998 to 2005 in acres, and the percentage change. Southlake 2025 Plan: 37 Consolidated Land Use Plan Resolution 05-026 Land Use Designation, Changes 1998 to 2005 Southlake 2025 Plan: 38 Consolidated Land Use Plan 1998 Land 2005 Land Increase/ Land Use Category Use Plan Use Plan Decrease Percentage Area in Acres) Area in Acres) Area in Acres) Change 100 -Year Flood Plain 788.7 788.7 0.00 0.00% Corps of Engineers 756.9 756.9 0.00 0.00% Public Parks & Open Space 266.0 368.5 102.50 38.53% Public/Semi Public 474.2 528.8 54.60 11.51% Low Density Residential 5,023.8 I 4,691.5 332.30 6.61% Medium Density I IResidential3,793.6 3,857.1 63.50 1.67% Office Commercial 392.0 385.5 6.50 1.66% Retail Commercial 462.7 323.8 138.90 30.02% Regional Retail 127.4 127.40 Mixed Use 1,171.5 1,174.6 3.10 0.26% Town Center 136.6 205.8 69.20 50.66% Industrial 488.1 I 420.3 67.80 13.89% Right-of-way 271.7 I 396.9 125.20 46.08% Lake Grapevine I 317.2 I 317.2 I 0.00 0.00% Total City 14,343 14,343 I 0.00 0.00% The bar chart on the following page compares the acreage of each land use designation in 1998 and 2005. Southlake 2025 Plan: 38 Consolidated Land Use Plan P AZ Land Use Designation Changes 1998 - 2005 6,000 - / 1998 5,024 5 4 ai 2 aQ\ aP`' QaGe \ QJ4\\ G 5 aeO\, a\ 5\\\\ e`G\a e0 o Q`e G° ct` CPQ°° 0 yeas G Q ` O le , oma\ vaso o J 6 O lz Land Use Category Resolution 05-026 The following tables illustrate the acreage per land use and the percentage of total acreage of the City that each land use represents in the 1998 and 2005 plans. 1998 Future Land Use Plan - Area Distribution 272 Acres, 488 Acres, 2% 317 Acres, 789 Acres, 137 Acres, 1404 1 2% 5% 757 Acres, 1,172 Acres, 1% 463 Acres, 8% 3% 392 Acres, 3% 3,794 Acres, 27% 5% 266 Acres, 2% 474 Acres, 3% 5,024 Acres, 36% 100 -Year Flood Plain O Corps of Engineers Public Parks & Open Space Public/Semi Public O Low Densily Residential 00 Medium Density Residential El Office Commercial Retail Commercial Regional Retail Mixed Use Town Center Industrial Right o way Lake Grapevine 2005 Future Land Use Plan - Area Distribution 397 Acres, 206 Acres, 3% 317 Acres, 757 Acres, 1,175 Acres, ° 420 Acres, 2% 7895ores, ° 5/0 369 Acres, 8% 3% 3% 127 Acres, 529 Acres, 1 4% 324 Ac 2% 386 Acres 3% 3,857 Acres, 27% Southlake 2025 Plan: 40 Consolidated Land Use Plan 4,692 Acres, 33% Resolution 05-026 Another significant change from the 1998 Land Use Plan is the addition of optional land use designations. These new land use categories allow development flexibility to promote economic and environmental sustainability. The following table indicates the acreage of each optional land use designation and the percentage of land in the City that each land use represents. Optional Land Use Designations — Total Acreage and Percentage of Acreage in the City Area in Percentage of the Optional Land Use Designation Acres entire City Transition 1 (T-1) 472.2 3.3% Transition 2 (T-2) 152.0 1.1% Rural Conservation Subdivision (RC) 1,153.2 8.0% Employment Center 1 (EC -1) 255.1 1.8% Employment Center 2 (EC -2) 203.1 1.4% Employment Center Residential (EC- R) 388.3 2.7% Total Area in Optional Land Use Categories 2,624.0 18.3% Total Acreage of City 14,343.0 The charts on the following page show the area distribution of the optional land use designations in the City. Southlake 2025 Plan: 41 Consolidated Land Use Plan Resolution 05-026 The following pie chart illustrates the percentage of the total area of all optional land use categories for each optional category. Area Distribution of Optional Land Use Designations Employment Center 2 (EC -2), 203.1 Acres Employn 1 (EC -1), 255.1 Acres Employment Center Residential (EC -R), 388.3 Acres Transition 1 (T-1), 472.2 Acres Transition 2 (T-2), Acres servation ououivision (RC), 1,153.2 Acres M Transition 1 (T-1) Transition 2 (T-2) Rural Conservation Subdivision (RC) Employment Center (EC -1) Employment Center (EC -2) Employment Center Residential (EC -R) Optional Land Use Designations As A Percentage Of Total Acreage In The City 0 No Ootional 3% 0 800 1% 3% The above pie chart illustrates the optional land use designations as a percentage of total acreage in the City. Southlake 2025 Plan: 42 Consolidated Land Use Plan Resolution 05-026 6.3 2005 Future Land Use Maps The accompanying maps include the 2005 Future Land Use Map and the 2005 Future Land Use Map — Optional Land Use Designations. Together these maps constitute the recommended future land uses for the City of Southlake. Southlake 2025 Plan: 43 Consolidated Land Use Plan uthI6 umiaK. . BAY Resolution 05-026 Appendix A Regional Retail Design Guidelines Development within the Regional Retail land use category must adhere to the following design guidelines. 1. Facades and Exterior Walls INTENT: Fagades 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 fagades 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. Southlake 2025: A-1 Regional Retail Consolidated Land Use Plan Design Guidelines Resolution 05-026 3. ParkingParking Lot Orientation 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. Smelt er Retail Stores with i Customer Entrances Customer," -"-An hor , Entrance Retail;,, 1 ;. Customil y E itrance iaf s Customer `. Entrance . fi Y 3 y j' Yr` x Vii+ = F_ i' „"` L'/`{ ij/J,ir i Public Street Southlake 2025: A-2 Regional Retail Consolidated Land Use Plan Design Guidelines Resolution 05-026 4. Entryways 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. GUIDELINE S: 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. Southlake 2025: A-3 Regional Retail Consolidated Land Use Plan Design Guidelines Resolution 05-026 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. Southlake 2025: A4 Regional Retail Consolidated Land Use Plan Design Guidelines Resolution 05-026 Standard A. BuildinP Height Principal I Building LOT"R.O.W Bonus floor y Y•. ,i%3Y Max. height MEW— Appendix B Employment Center Form Standards Employment Center I Employment Center 2 EC- I (EC -2) Outbuilding B. Private Frontages LOT t-aR.O.W Bonus , 11 1. Max. height Rear Principal lot line buildingi Raised curb N/A Outbuilding Sidewalk ISM— LOT t-eR.O.W G Public Frontages (Streetseape) Option 1. I LWK*h Sidewalk i„' curb Planter Total Width 18 - 32 feet Curb: Type Raised curb Radius 5 - 15 feet Sidewalk 12 - 30 feet Street Trees Location & Depending on context Arrangement Species Single species Planter Type Tree well Planter 6 feet X 6 feet Width LOT}-R.O.W LOT J-- R.O.W N 12 -16 feet Raised curb 5 - 20 feet 4 - 8 feet Regular or clustered Alternating species Continuous planter een verge) 8 feet - 12 feet Employment Center Residential EC -R) LOT W-R.O.W I Max.l height 1 i Rear lot line Principal outbuilding building LOT ( R.O.W I 1j j, 4 ....^ LOT R.O.W I! I 12 - 24 feet Open swale (bar ditch) 10 - 30 feet 4-8 feet Clustered Multiple species Continuous planter 8 feet - 12 feet Southlake 2025: Consolidated Land Use Plan B-1 Employment Center Form Standards Resolution 05-026 Standard Employment Center 1 EC -1) C Public Frontages (Streetscape) Option 2. Total Width Curb: Type Radius Sidewalk Street Trees Location & Arrangement Species Planter Type Planter Width D. Street Trees 12 - 24 feet Raised curb 5 — 15 feet 15 — 20 feet Regular Single species Continuous planter green verge) 6 feet wide Employment Center 2 Employment Center Residential EC -2) I (EC -R) M A 12 — 16 feet Raised curb 5 — 20 feet 4 — 8 feet Regular Single species Continuous planter 8 feet — 12 feet wide Open swale (bar ditch) 10 — 30 feet N/A Clustered Multiple species Continuous swale 8 feet — 16 feet wide Southlake 1015: Consolidated Land Use Plan B-2 Employment Center Form Standards I • . Resolution 05-016 Standard Employment Center 1 Employment Center 2 Tree Trees with the follow? g Trees with the fol1owin g Selecdon cl arc generally characteristics are generally Criteria hA: recommended: High branching (minimum of High branching (minimum of 10' clearance from the 10' clearance from the ground). ground). Compact spread and should Compact spread and should be between 12 and 30 feet. be between 12 and 30 feet. 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 Should be resistant to leaves in fall. drought, dust, and pollution. Should be resistant to drought, dust, and pollution. E. Street rT 1 Employment Center Residential EC -R) UmbrellaAarge canopy F21 1 I No limitation on tree selection; but preference to native selections. Southlake 2015: Consolidated Land Use Plan B-3 Employment Center Form Standards t , 0 Resolution 05-026 Standard Employment Center 1 EC -1) F. Open Space Employment Center 2 EC -2) Employment Center Residential EC -R) 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 from 1- 5 acres. 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. t 4' 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. 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 categories. 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. Southlake 2025: Consolidated Land Use Plan B-4 Employment Center Form Standards Resolution 05-026 Standard Employment Center i Employment Center 2 Employment Center Residential EC -1) (EC -2) (EC -R) G. Parking IN I Surface or structured parking in the middle of the block. Parking IfioelFtetai Structured parking with ground floor office/retail uses. 1.- -- _L -I- Detached L Detached or attached garage and on - street parking. Detached or attached garage and no on -street parking. Detached or attached garage with rear alley access and on -street parking. Surface parking with building anchoring the comer and surface parking along the side street. Parking screened with a double row of trees alon S.H. 114 access road. Southlake 1015: Consolidated Land Use Plan B-5 Employment Center Form Standards Resolution 05-026 Standard Employment Center 1 EC -1) L Architectural Standards a. Materials and Color Brick or masonry on all facades visible from the right of way. Brick and masonry colors are to be of a natural shade Roof design and colors arc to complement the fagadc materials and are to be of ncutral/natural colors. Generally flat roofs arc encouraged (specifically building 4 stories and higher). Sloping roofs may not be painted, but may be of natural materials or finishes. Employment Center 2 EC -2) Brick or masonry on all facades visible from the right of way, except along alleys. Brick and masonry colors are to be of a natural shade. Roof design and colors arc to complement the facade materials and arc to be of ncutral/natuml colors. Employment Center Residential EC -R) Brick or masonry on all facades visible from the right of way. Brick and masonry colors are to be of a natural shade. Roof design and colors arc to complement the fagadc materials and arc to be of ncutral/natural colors Southlake 2025 Consolidated Land Use Plan B-6 Employment Center Form Standards