2008-004 ResolutionRESOLUTION N0.08-004 OFFICIAL RECORD
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, ADOPTING THE URBAN DESIGN PLAN AS
AN ELEMENT OF THE SOUTHLAKE 2025 PLAN, THE CITY'S
COMPREHENSIVE MASTER PLAN AND TO INCLUDE A PERIODIC
REVIEW AND ADOPTION OF ANY AMENDMENTS AS
PRESCRIBED IN THE CHARTER OF THE CITY OF SOUTHLAKE,
TEXAS.
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 pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Local Government Code; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's comprehensive plan
elements every four years; and,
WHEREAS, the City Council recognizes that the Urban Design Plan is an element of the Southlake
2025 Plan, the City's Comprehensive Master Plan; and,
WHEREAS, the City Council recognizes the importance of urban design in maintaining and
enhancing Southlake's unique character and sense of place; and,
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
all area plans of the Southlake 2025 Plan, Phase II; and,
WHEREAS, the City Council has deemed that the Urban Design Plan has been formulated with
adequate public input; and,
WHEREAS, the City Council has deemed that the recommendations herein reflect the community's
desires for future urban design improvements throughout the City; and,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1. All 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 — 2008 Major Corridors Urban Design Plan is hereby adopted as a
component element 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 THIS 5TH DAY OF FEBRUARY, 2008.
ATTEST:
L Y
Lori T
City Seer
CITY OF SOUTHLAKE
By:
Andy Wambsganss, Mayor
Exhibit A
Urban Design Plan
MAJOR CORRIDORS URBAN DESIGN PLAN
SOUTHLAKE, TEXAS
ZROLL
4 i
SOUTHLAKE
r r- v
10
Adopted by the Southlake
City Council on February 5, 2008
Resolution 08-004
www.cityofsoutlilakc.com
SOUTHLAKE-
2025-
ACKNOWLEDGEMENTS
CITY COUNCIL STAFF
Andy Wambsganss, Mayor
Carolyn Morris, Mayor Pro Tem
Virginia M. Muzyka, Deputy Mayor Pro
Tem
Laura K. Hill
GregoryJoncs
Vernon Stansell
John 'Terrell
PLANNING AND ZONING COMMISSION
Al Morin, Chairman
Brandon Bledsoe, Vice Chairman
Darrell Faglic
Robert Hudson
C.D. Peebles
Michael Springer
Jeff Wang
Shana Yelverton, City Manager
Jim Blagg, Assistant City Manager
Ben 'thatcher, Assistant City Manager
Ken Baker, Director of Planning &
Development Services
Dennis Killough, Deputy Director of
Planning & Development Services
Jay Narayana, Chief Planner
Jenny Crosby, Planner II
Robert 1-1. Price, Director of Public Works
Gordon Mayer, City Fnginecr
Greg last, Economic Development
Director
CONSULTANT TEAM
Townscape, Inc.
Kimley Horn Associates
SOU FLLAKE CORRIDORS URBAN DESIGN PLAN
TABLE OF CONTENTS
1. BACKGROUND & INTRODUCTION........................................................1
2. ANALYSIS: OBSERVATIONS AND OPPORTUNITIES ...........................5
SOUTHLAKE BOULEVARD....................................................................................................... 5
DAVIS BOULEVARD/RANDOL MILL AVE (F.M.1938)....................................................7
STATEHIGHWAY 114................................................................................................................9
3. DESIGN CONCEPT AND PALETTE.......................................................10
GUIDINGCONCEPTS.....................................................................................................................10
TXDOT STANDARDS FOR LANDSCAPING IN MEDIANS..................................................15
DESIGNELEMENTS........................................................................................................................16
URBAN DESIGN CONCEPT DIAGRAM................................................................................16
GATEWAYIDENTITY..............................................................................................................18
MEDIAN AND INTERSECTION DESIGN CONCEPTS.......................................................20
KEY OPPORTUNITY SITES....................................................................................................27
SH114 ENHANCEMENTS......................................................................................................34
FUNNELPROJECT...................................................................................................................40
4. MEDIAN PLAN............................................................................................ 41
5. PRIVATE DEVELOPMENT RECOMMENDATIONS .............................43
STATEHIGHWAY 114..............................................................................................................43
SOUTHLAKE BOULEVARD (F.M. 1709) AND F.M.1938.................................................45
PLAN FOR UNDERGROUNDING UTILITY LINES.............................................................45
6. IMPLEMENTATION.................................................................................. 47
URBAN DESIGN PLAN PRIORITIES.....................................................................................50
APPENDIX A SOUTHLAKE BLVD. (FM 1709) MEDIAN PLAN ................. 58
METHODOLOGY.............................................................................................................. 58
KEYISSUI--'S..........................................................................................................................................60
GEORGETOWN OFFICE PARK..............................................................................................60
REQUEST FOR 11' LANES FROM CARROLLAVENUE TO VILLAGE CENTER..............61
SIGNAL OPERATIONS............................................................................................................. 61
NEXTS1T.1'S........................................................................................................................................68
APPENDIX B U-TURN ANALYSIS............................................................... 69
METHODOLOGY AND DATA COLIF,'CfION.....................................................................69
TRAFFICCOUNTS....................................................................................................................69
SIGNALIZED INTERSECTIONS..............................................................................................69
UNSIGNALIZED INTERSECTIONS........................................................................................70
TRIP GENERATION FOR UNDEVELOPED PARCELS.......................................................70
ANALYSIS.............................................................................................................................................71
U-TURN ANALYSIS.................................................................................................................71
NEW SIGNAL ANALYSIS.........................................................................................................71
RFS UL'f S................................................................................................................................................ 72
LEVEL OF SERVICE COMPARISON (PM)...........................................................................72
LEVEL OF SERVICE COMPARISON(AM)...........................................................................73
APPENDIX C COST ESTIMATES................................................................. 78
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
SOUTHLAKE CORRIDORS
A community's character is largely
determined by the perceptions and experiences
of those living, working, shopping, or just
passing through. The built and natural
environments, in turn, determine our
perceptions and experiences of a community.
Urban design can provide direction and
guidance for development to enhance
community character by creating a greater
sense of place.
The city of Southlake has always been at
the leading edge with respect to the design and
character of development within the
Metroplex. The adoption of the 1995 Corridor
Study, one of the first of its kind in the region,
created the foundation for the city's various
successful and attractive development projects.
However, many of the recommendations for
public realm areas, i.e., areas within public
rights -of -ways, were not implemented.
A predominant desire of the community as
established in the Southlake 2025 Plan, the
2005 update of the city's Comprehensive
URBAN DESIGN PLAN
1. BACKGROUND & INTRODUCTION
Master Plan was to maintain and enhance the
city's unique sense of place. The plan
specifically recommended the undertaking of
an urban design study of the city's major
roadway corridors in conjunction with a
median study for Southlake Boulevard. In
addition to safety and efficiency benefits,
medians along Southlake Boulevard can be a
tremendous design opportunity to define and
enhance the character of the corridor. The
Urban Design study is intended to leverage
and complement private development and
investment by making the public realm a
design priority.
View of F.M. 1709 (Southlake Blvd) between Central &
Carroll Avenues
Southlake Boulevard (F.M. 1709) is a
major east -west regional arterial connecting the
BACKGROUND & INTRODUCTION
cities of Grapevine, Southlake, and Keller. It
was recently improved to a 6 -lane undivided
roadway with a center continuous two-way left
turn lane. The roadway is the city's primary
commercial corridor, carrying over 40,000
vehicle trips per day.
Area map showing S.H. 114, F.M. 1709, and F.M.
1938 in the regional context.
SOUTHLAKE CORRIDORS URBAN DESIGN PIAN
BACKGROUND & INTRODUCTION
S.H. 114 is a critical northwest to southeast
highway corridor in Northeast Tarrant County
connecting the cities of Westlake, Trophy Club,
Southlake, and Grapevine to other regional
destinations and major highways such as S.H.
121, 360, and IH 635. S.H. 114 was improved in
2004 to a controlled access freeway with 6
highway lanes and a 3 -lane frontage road on each
side of the highway.
View of S.H. 114 looking westfrom the Gateway Drive bridge
With the completion of the freeway
improvements, S.H. 114 is poised to become the
next major development corridor for the next 10
20 years. Special design considerations must be
addressed along the S.H. 114 corridor due to its
scale and development context.
The 1995 Corridor Study was a watershed
document that led to the city adopting design
standards for its major roadway corridors as part
of a design overlay district. High quality design,
building materials, and attention to detail
characterize a significant amount of commercial
development in the city.
While the 1995 Corridor Study established
the desired character for private development,
this study will establish a vision for the design
of the public realm to complement private
development. The city has seen tremendous
growth with respect to traffic and regional
significance. Future development trends in the
city and the Northeast Tarrant County region
further point to the need for increased attention
to both safety and aesthetics in order to
preserve the long-term viability of the city's
commercial corridors and preserve its
neighborhoods.
The benefits from such•a study include
design consistency, identity, and the creation of
a sense of place with lasting value. In addition,
it will provide property owners and developers a
clear idea of design expectations as they relate
to all elements of the built environment. The
ultimate goal of the study is to create corridors
that are both attractive and have long-term
viability as commercial destinations within the
city and region while leaving a lasting
impression on visitors.
This document is to be used as a tool to
guide the course of private development and
public infrastructure improvements along
Southlake's major roadway corridors. The plan
is intended to help achieve Southlake's vision
statement and implement the recommendations
of the 2025 Plan. The Urban Design Plan and
associated graphic images are intended to
provide a design framework and project priority
list for public improvements while encouraging
individuality of design within the parameters of
the recommended design palette.
The specific goals of the study are as
follows:
Improve the safety, operations, and
aesthetics of the Southlake and Davis
Boulevard Corridors with a comprehensive
plan for raised medians that maximize
access to private property while meeting
TxDOT's standards for median design.
Develop a conceptual plan for the design
of landscape, hardscape, public art,
pedestrian amenities, and other elements
for the medians and parkways of the
F 27
Conceptsfrom the 1995 Corridor Study
roadway corridors.
Develop conceptual design
recommendations for proposed
roundabouts in the city, including
landscape, hardscape, and criteria for public
art.
Develop a palette of design options to
create and reinforce identity throughout the
corridors including entry features,
development identity, wayfinding, and
other elements based on the context and
scale of surrounding development.
Develop recommendations for intersection
treatments including pedestrian amenities,
public art, and trail features.
Develop design recommendations for the
S.H. 114 corridor including gateways,
identity markers, bridge treatments
underpass and overpass), burying overhead
utility lines, tree preservation, and
development standards consistent with the
scale and context of a 6 -lane divided
freeway.
Develop a prioritization plan with possible
funding sources and options.
Recommend a specific plan for
implementing all the elements of the plan.
Public Process
The process for the Urban Design Study
started in September 2006 with the selection of
the consulting team of Townscape and
Kimley-Horn. A work group consisting of all
members of City Council and the Planning &
Zoning Commission was created to facilitate
the planning process.
Southlake 2025 Plan: Vision,
Goals, & Objectives
i
Urban Design Study/
Median Plan
i
Detailed landscaping and
engineering plans
Prioritization and funding
through the city's CIP*
i
Construction of
improvements
CIP is the do's Capital
Improvements Program
The Urban Design Study process in relation to planning
and implementation.
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
BACKGROUND & INTRODUCTION
The kick-off meeting of the Urban Design
Work Group was held on October 26, 2006.
Based on the project scope and schedule, the
first issue addressed was the location of
medians and openings along Southlake and
Davis Boulevards.
Based on preliminary analysis by the
consultants, median locations were
recommended and reviewed by the work
group. A SPIN" public forum was held on
January 30, 2007. Based on comments
received at the public forum and work group
input, the median plan was further revised.
After preliminary median and median
opening locations were established, work
began on the design elements of the plan. A
SPIN is a cityfacilitated program for the involvement of
neighborhoods. For more information please visit.•
www.cioofsoutblake.com
SOUTI ILAKF, CORRIDORS URBAN DESIGN PLAN
BACKGROUND & INTRODUCTION
total of four work group meetings and two
public forums were held throughout the
process. A SPIN public forum on the design
elements was held on July 23, 2007. This plan
is a result of input from all the work group
meetings, public comments received, and
public forums.
Layout of the Report
Chapter 2 of this report analyzes the city's
three major corridors (F.M. 1709, F.M. 1938,
and S.H. 114) with respect to their design
potential based on existing contexts. It
provides a detailed evaluation of the design
opportunities along each section of the
roadways. Specifically, the roadway corridors
are identified as having three distinct character
zones.
Chapter 3 provides a comprehensive
design palette for several elements of the built
environment. Recommendations include
landscape and hadscape standards for
medians, parkways, and intersections. The plan
also recommends gateway/entry features and
their locations as well as improvements for the
S.H. 114 corridor including bridge facade and
embankments improvements.
Chapter 4 summarizes the
recommendations for medians on F.M. 1709
Southlake Blvd.) and F.M. 1938 (Davis Blvd.).
Chapter 5 makes recommendations for
development standards for private
development in the S.H. 114 and F.M. 1709
corridors. Special consideration has been
given to the S.H. 114 corridor due to its scale
and development context within the city.
Chapter 6 describes implementation and
prioritization recommendations based on the
work group discussions. This chapter also
identifies available funding sources for
constructing improvements.
Appendix A includes the methodology,
key issues and recommendations for median
and median opening locations. Appendix B
includes the U-turn analysis study undertaken
in conjunction with the Median Plan.
F -
Urban Design Work Group
established by Council (Fall 2006)
Work Group kick-off '
meetings
SPIN Public Forums on
Median Plan and Urban
Design Elements
Work Group review of draft Iplan (Fall 200'n
P&'L Public Hearing and Irecommendation
City Council Public Hearing IandAdoptionasanelement
of the Southlake 2025 Plan
Public Processfor the development and adoption of the
Urban Design and Median Plan
SOUI'I ILAKE CORRIDORS URBAN DESIGN PLAN
ANALYSIS: OBSERVATIONS AND OPPORTUNITIES
2. ANALYSIS: OBSERVATIONS AND OPPORTUNITIES
Southlake Blvd. (FM 1709) and Davis Blvd./Randol Mill Ave. (FM 1938) collectively traverse approximately 15 miles of the city, passing
through a number of different visual conditions. Land use, setbacks, topography, and presence or lack of existing trees are key variables that inform
appropriate design responses for road corridor image. The design team's field observations and analysis led to a separation of these boulevard corridors
into three different i
SOUTHLAKE CORRIDORS URBAN DESIGN PIAN
ANALYSIS: OBSERVATIONS AND OPPORTUNITIES
SOUTHLAKE BOULEVARD
The Town Center, with its formal and
urban character, is comprised of the existing
Town Square and immediately adjacent areas
of similar density and mixed-use. Predominant
architectural materials are brick, cream
limestone and stucco; the area's layout and
architecture are designed for the most part
along traditional lines.
SII^zT
Above. Character of the Town Center area along
Southlake Blvd.
Character of the Town Center area along Southlake
Blvd.
The Town Center is the zone where
pedestrian demand to cross Southlake
Boulevard is most likely.
Two Commercial Parkway zones are
characterized by office and commercial uses,
deep building setbacks, some attractive planted
parkways, curvilinear sidewalks and existing
trees.
Character of the Commercial Parkway area along East
Southlake Blvd
In the Commercial Parkway zones, there
are some hilltop views at key locations (such as
the intersection of Kimball Ave. and Southlake
Blvd.,) which are dominated by well -
articulated, limestone facade (or limestone
colored) buildings and red tile roofs.
Left and Above. Character of the Commercial Parkway
area along East Southlake Blvd.
Character of the Commercial Parkway along Wert
Southlake Blvd.
Two Estate Residential zones are
characterized by residential subdivisions and
communities, grand subdivision gateways, wide
grassy parkways, a few large rural estates and
existing trees in parkways and undeveloped
lots.
Character of the Estate Residential area along West
Southlake Blvd.
Character of the Estate Residential area along Wert
Southlake Blvd
Collectively, the three corridor character
images encountered along Southlake Boulevard
create a positive visual impression, although
incidences of overhead utility lines, older
residential fencing and undeveloped parkway
segments offer design challenges.
Each of these zones offers distinct
opportunities to heighten their positive
attributes to create roadway corridors that
reflect the variety of the community while
building upon an image that is distinctly
Southlake."
At the city limit lines, the parkways offer
opportunities for cit ,gateways to create a
favorable impression and a statement of
community values, though the sites where
gateways might logically occur vary widely in
their size and configurations, calling for a
flexible design approach. Several roundabouts
17
SOUTFILAKE CORRIDORS URBAN DESIGN PLAN
ANALYSIS: OBSERVATIONS AND OPPORTUNITIES
planned for surrounding thoroughfares also
offer opportunities to underscore community
character with plantings, architectural elements
or public art. New boulevard medians and
adjacent parkways offer an extensive canvas on
which plantings, special paving, wayfinding
signage and other enhancements can enhance
the roadway experience. Signali.Zed intersections
are opportunities for enhanced pedestrian
crossings, upgraded traffic signals, and corner
plantings.
DAMS BOULEVARD/ RANDOL MILL AVE (AM.
1938)
The character of F.M. 1938 varies greatly
with the predominant land uses south of
Southlake Blvd. being commercial and north
of Southlake Blvd. being residential.
View of auto -oriented uses along Davis Boulevard
SOuTHLAKE CORRIDORS URBAN DESIGN PLAN
ANALYSIS: OBSERVATIONS AND OPPORTUNITIES
The Commercial Parkway character of
Davis Boulevard south of Southlake Boulevard
is predominantly nonconforming industrial
uses and limited retail/office uses. Future
medians along this section of Davis provide
tremendous opportunities to improve the
visual appearance of this corridor. The
development of vacant properties between
Continental Blvd. and Southlake Blvd. has the
potential to better define this section as a truly
commercial parkway. In addition, an entry
feature opportunity exists at the southern city
limit line on Davis Blvd.
North of Southlake Blvd., the street is
known as Randol Mill Ave. (future extension
of F.M. 1938) and is currently a two-lane rural
roadway. This section is slated to be improved
to a four -lane divided roadway with median
and parkway improvements. The existing
character of this section of Randol NO
Avenue is largely estate residential reinforced
by newly approved residential neighborhoods
along this section of the roadway.
View of Randol Mill Avenue north of Soutblake Blvd
A major commercial node at the
intersection of Davis/Randol Mill and
Southlake Blvd. offers tremendous
opportunities for improving pedestrian access
and creating a sense of place. With
predominantly brick architecture, landscaped
buffer yards and detention areas, the newly
developed Jellico Square shopping center could
be the model for the possible redevelopment
of the Southlake Marketplace shopping center.
View of the Jellico Squam shopping center at Southlake
Blvd. and Randol Mill Ave.
View of the Southlake Marketplace shopping center
F9
Intersection improvements planned for
this node would provide the opportunity to
complement the existing commercial
development with improvements to the public
realm areas, thus transforming this intersection
as a true gateway into the city from the north.
Parker's Corner located at the southwest corner of Soutblake
Blvd. and Davis.
STATE HIGHWAY 114
State Highway 114 also presents visual
opportunities and challenges. It is the public
face and dominant impression of the
community for thousands of freeway
commuters and travelers daily.
T
View ofS.H. 114 at Southlake Town Square
As with any extensive freeway,
landscaping" the entire corridor is both cost
prohibitive and unsustainable, but intembanges at
mad crossings offer five well -spaced locations for
enhancement projects—primarily through
improvements to bridges, side slopes and
paved islands—to improve the corridor's
aesthetics and build upon the community's
positive image. The northern edge of
Southlake Town Square along Highway 114
also presents an opportunity to highlight city
identity with a strong visual statement.
View of State Highway 114 at the western entrance into the
city lined with stands of mature trees.
The critical challenge along the S.H. 114
corridor is to establish private development
standards that can create a sense of place along
this highway corridor. Essentially, the scale and
character of future development along the
highway corridor will be able to better define
the corridor due to the expanse of the highway
right-of-way.
410 A
Solana Campus in 6Geillake defrning scale and character at
the western edge of the city.
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
ANALYSIS: OBSERVATIONS AND OPPORTUNITIES
Key opportunities along the highway
corridor are existing stands of mature trees at
key locations and existing overpass and
underpass bridge structures that can provide
visual cues to the overall design intent for the
corridor.
Existing overpass bridge structures along S.H. 114.
SOOT[ LAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
Collectively, the city's major boulevards,
entry points, and freeway interchanges provide
opportunities for enhancement and
placemaking that can make these resources a
strong reflection of the community's spirit and
values, and an investment in
positioning the city as the region's most
desirable home and business location. To
realize this potential, these impressions must
be translated into usable architectural terms,
and guided by overarching concepts that tie
the individual parts together into a perceivable
and pleasing whole.
GwwiNu CONCEPTS
Unity with Variety. Consistent
architectural and planting materials, colors,
sign fonts, and related elements will lend
overall unity to the road corridors. While unity
is desirable, "sameness" is not. The three
roadway "character zones" and the varying
configurations and site characteristics of the
gateway sites and freeway interchanges will
allow this consistent palette to be interpreted
3. Dr.Slt;114 CUNCEPT AND PALETTE
in slightly different yet designs,
providing variety within a unified whole.
Pulse points. Median and pAAway
designs will provide a relatively consistent level
of visual interest, within which major
intersections will act as "pulse points" in the
driviis ..rcvi.: , enriched with special
paving at crosswalks, decorative traffic signal
arms, wayfinding si6..u6L .J corner plantings.
Similarly, interchange enhancements will
punctuate the freeway corridor with
sophisticated design forms and eye-catching
detail at regular intervals, produL;-r, pleasing
and predictable visual rhythm in the freeway
driving experience.
Quality and Timelessness. The design
forms for the city's gateways, . uaj- j.ds and
corridors should be rooted in its landscape and
heritage, while coexisting comfortably with
new development, never looking "dated." The
city's contemporary development has set a
high standard of quality in its design, materials
and workmanship which is now identified with
Southlake; this attribute should be a defining
characteristic of new enhancement projects.
Palette of forms and materials
Limestone
Brick
Red tile roofs
Pure geometries; timeless, classic
design forms
Native and drought -tolerant
plants in bold, rhythmic patterns
Low horizontal walls
Vertical landmarks and focal
points
IM
SOUT ILAKE CORRIDORS URBAN DESIGN PIAN
DESIGN CONCEPT AND PALETTE
Design Impressions and Vocabulary
Austin stone
Brick
Tile roofs
Vertical emphasis elements
Architectural details
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
2
12
Design Impressions and Vocabulary
Limestone pavers
Timeless icons & symbology
Public art to express history
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
y
Design Impressions and Vocabulary
Parkway and street design
Neighborhood entry features
Masonry fence design
Community markers
SOU HLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
mow
M
Design Impressions and Vocabulary
Use of drought resistant
landscaping in bold masses
Use of seasonal color at key
points
Use of pathway markers to
reinforce identity along a
corridor
TXDOT STANDARDS FOR LANDSCAPING IN MEDIANS
TXDOT has requirements that restrict the design of
medians and the parkway—
Shade trees must be planted at least ten feet
from the curb.
Ornamental trees may be planted closer, but
branches may not extend past the curb.
There should be a two -foot mowing strip
adjacent to median curbs.
Vegetation must be kept so that views are
clear across the median.
Plants must be drought tolerant and only
bubbler or leaky pipe irrigation is allowed.
SOUTHI.AKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
DESIGN ELEMENTS
URBAN DESIGN CONCEPT DIAGRAM
The concept diagram shown on the following page (Figure 2) identifies locations for the boulevard "character zones," and key architectural and landscape
architectural elements, which collectively comprise a "family" of related design treatments to lend character and a distinct Southlake image to the road
corridors. The design element locations identified in Figure 2 are meant to be flexible based on available area and development context.
is Gateway/ Identity Features
Tower
Bridge Enhancements
Low Monument Sign
0 114 Bridge &
Embankment Enhancements
Trail Amenity Location
Development Identity
Opportunity
SOUTILL,W,* CORRIDORS URBAN Di;SI(;N PIAN
DESIGN CONCEPT AND PALETTE
Figure 2
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SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
GATEWAY IDENTITY
Due to the wide variation in site size and configuration at potential gateway sites, a variety of gateway concepts have been considered that allow flexibility
in determining an appropriate design response for a particular instance. For example, the recommended gateway site where the Town Square fronts S.H. 114
calls for a large vertical element, and is best served by a tower. This tower element might be repeated where the newly redesigned interchange linking
Southlake Boulevard to S.H. 114 enters the city and at the western edge of S.H. 114. Another tower would be appropriate at Kimball Ave. and S.H. 114.
Smaller monument signs would serve smaller available sites, such as the west side parkway on Randol Mill Road adjacent to the Jellico Square shopping center.
Recommended design elements use materials such as sandstone, austin stone, brick, and other materials as identified in the design impressions and vocabulary.
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Recommended tower identity feature concept based on work group and public forum input. This tower design was chosen to create a uniquely
Southlake interpretation of towers with a combination of brick and limestone and columns that create the impression of lightness and accentuate the
vertical elements. The height of the towers is intended to be of a significant height (between 40 and 50 feet) to create bold statements along the
highway corridor.
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SOUTHI.AKR CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
IZrght.• Recommended secondary gateway tower concept for locations
where the development context may create a demand for a stronger entry
feature, such as at Davis Blvd. or at Brun -low Ave.
Below. Recommended monument signs for entry features at secondary
locations such as Southlake Blvd. and Pearson Lane, S.H. 26 at Brumlow
Ave., Davis Blvd. at Continental Blvd. and Randol Mill Ave. at Southlake
Blvd. The monument signs are intended to be scaled based on the available
area and context of adjoining development.
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SOUTI-ILAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
MEDIAN AND INTERSECTION DESIGN CONCEPTS
Median designs reflect the "character
zones"—the Town Center, the Commercial Commercial Parkway Median Concept
Parkway, and the Estate Residential—in
which they are located. (See Appendix A
for Median Layout for Southlake Blvd.)
The concepts illustrated reflect accurate
roadway dimensions and TxDOT's required
safety and maintenance standards. The
noted plant materials and their design
arrangements are indicative of the size and
character appropriate for the character
zones in which they occur; subsequent
detailed planting plans will make specific
plant species recommendations that take
into account site-specific horticultural
conditions and established project budgets.
Existing retainhsg mall examples
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Above. The Commercial Area median concept would apply to Southlake Boulevard at the following areas:
East of Village Center Drive to Nolen Drive
West of Carroll Avenue to White Chapel Blvd.
This concept would also apply to Davis Blvd. south of Southlake Blvd. to the city limit line.
Left.• Examples of existing retaining walls along Southlake Blvd. as the recommended design for future retaining
walls associated with public and private improvements along this corridor.
Commercial Parkway Median & Intersection Concept
View of recommended " rtreetpriut stamped as halt" at crosswalks in the Commercial Parkway streetscape concept.
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SOUTHLAKE CORRIDORS URBAN DFSIGN PLAN
DESIGN CONCEPT AND PALETTE
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Commercial Parkway Median Concept Plan showing recommended planting concepts in the median and intersection treatments.
SOUT T,,.. EKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
Estate Residential Median and Intersection Concepts
Existing stretch of Southlake Blvd where the Estate Residential median and parkway
concepts would apply.
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Estate Residential Parkway Median Concept Plan showing recommended planting concepts in the median and intersection treatrnentr.
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Parkway Concepts
The parkway dimensions along Southlake
Boulevard vary widely. The recommended
enhancements illustrated here are designed to
be adaptable to the full range of parkway
conditions, from minimal width, where a
curvilinear pathway and modest plantings are
called for, to an area wide enough to
accommodate a shade structure, seating and
related amenities.
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SOUTHLAKF. CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
Existing trail markers along Continental Bludd create a unique
parkway character and reinforce net identity.
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Recommended parkway design along
the Residential Estate area showing the
curvilinear pathway, informal tree
planting, and stone identity markers at
key location..
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SOUTHLAKF. CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
Existing trail markers along Continental Bludd create a unique
parkway character and reinforce net identity.
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Recommended parkway design along
the Residential Estate area showing the
curvilinear pathway, informal tree
planting, and stone identity markers at
key location..
SOMILAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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This drawing shows the proposed design of trail amenity features at key locations along Southlake Blvd
High priority shall be placed on locations with
public and private open spaces along Southlake
Blvd. Several neighborhoods have
detention/retention features at their entrances at
Southlake Blvd. and in working with
neighborhood groups, potential locations for trail
amenities could be identified.
A trail amenity at the entrance of Bicentennial
Park on Southlake Blvd. should be considered in
conjunction with the park improvements that are
currently underway.
Based on the available
right-of-way and
context of the trail
amenity location, any
combination of the
following
improvements may be
included to create a
point of interest along
the pathway: shelter,
benches, water fountain,
trash receptacle, and
landscaping.
Town Center Median and Intersection Concepts
View of the stretch of Southlake Blvd. from Central Ave. to Carroll Ave.
where the Town Center median concepts would apply. Canopy trees in the
median would help vertically define the roadway and help create visual unity
throughout this section of the corridor.
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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Proposed Town Center median design with 20 -foot wide medians and 11 -foot wide lanes. If TxDOT does not approve the city's design exception to allow
11 -foot lanes in this section of Southlake Blvd., the recommended median design would be the same as the Commercial Parkway median concept proposed in
this plan.
27
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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Trail Amenity/Trolley Stop Concepts
The city is currently working on a trolley circulation
study which is proposed to connect Southlake Town
Square with the Shops of Southlake development. The
purpose of the trolley would be to encourage a "park
once" environment, limit short automobile trips, and
provide convenient access across Southlake Blvd.
SUN CEM
171
KEY OPPORTUNITY SITES
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View of exi ting Chick-Fil-A site at the .southeast corner
of the intersection ofSouthlake B1Pd and Kimball
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SOUTHL.AKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALE'T'TE
Private properties adjacent to the public
parkway might offer opportunities for public-
private partnerships on highly visible sites. In
this example, the urban design palette of forms
and materials is applied to a highly visible slope
on the Chick-fil-A site to improve the visual
image of this busy intersection.
The existing building sits significantly higher with
the area at the intersection available for public art
and landscaping improvements to complement
the elements recommended in this plan.
Elements such as a limestone wall can adequately
screen the existing utility meters and can become
the canvas for public art with a backdrop of
native shrubs.
Example of an existing retaining wall with landscaping that
can reinforce the comdor's character at key locations.
Soun-II.AKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
Roundabouts
New roundabouts offer excellent high -
visibility landmark opportunities to showcase
urban design elements, including informal,
gardenesque arrangements of drought -tolerant
plant materials, gateway columns or public art.
Central vertical elements should be tall enough
to be visually proportionaf with the width of the
roundabout and intersection.
Exi ting Roundabout. S. Carroll at E. Continental (Image Courteg of Lone StarAeiials)
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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SouTFu.AKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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Wayfinding
Wayfinding signage directs drivers and
pedestrians to important destinations, heightens
interest by highlighting key attractions and
reinforces community identity with repeated
forms, colors and text fonts. The prototypes
illustrated here make use of a logo and a
sweeping curvilinear form to recall other design
elements used in the corridor. The logo and final
color choices should be closely coordinated with
the logo and branding concepts being prepared
concurrently.
SOUTHLAKE
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SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
SOUT HLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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SOU MLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
SH 114 ENHANCEMENTS
The enhancement recommendations for
Southlake's S.H. 114 corridor build on the
pulse point" concept described previously,
using regularly spaced interchanges as
opportunities to underscore community
identity with the same design forms, colors,
fonts and other elements repeated in the
gateways and boulevard corridors. It is
important to note that the interchange
enhancements do not have to be implemented
in full in order to realize significant
improvement in visual quality. Bridge staining,
street names, architectural railings, vertical
sculpture columns and plantings may be
approached as individual projects, and built
upon as additional funding becomes available.
View of existing Northwest Hwy Bridge, a critical
entryway into Southlake.
Landscaping along the highway is a critical
feature that has the potential to enhance the
experience along the freeway. Due to the
success of landscaping along President George
Bush Turnpike (PGBT) in the Metroplex, the
work group expressed a desire to see similar
landscape improvements along S.H. 114. This
plan recommends the general concept of
enhancing landscaping at interchanges, bridges
and overpasses. A more detailed plan for
landscaping along the highway should be
developed based on costs, TxDOT standards,
and maintenance agreements.
Conceptually, landscaping would follow the
general recommendations of masses of
drought tolerant grasses and other vegetation
that creates year-round interest along the
roadway corridor.
Existing landscaping along PGBT as a modelfor
landscaping along S.H. 114
Examples of desired landscaping along S.H. 114 using
existing models in Southlake.
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DESIGN CONCEPT AND PALETTE
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SOU HLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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DESIGN CONCEPT AND PALETTE
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DESIGN CONCEPT AND PALETTE
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SOMILAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
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FUNNEL PROJECT
TxDOT's S.H. 114 "Funnel Project" will
result in a major new "flyover" interchange
linking the highway with Southlake Boulevard.
This project will involve extensive retaining
walls, bridges, columns, and other repeated
design elements. All offer opportunities to
build upon the enhancement concepts
recommended throughout this report to insure
that the project's character complements and
reinforces the design image illustrated.
For enhancement purposes, the project
should be considered an integral part of
Southlake's larger 114 corridor; the concepts
recommended for interchange enhancement
previously would apply and be adapted as
needed for the Funnel Project. Special
attention should be given to the Northwest
Hwy Bridge that is planned to be redesigned
and reconstructed as part of the Funnel
project. As the first bridge over S.H. 114 in
Southlake, it can be a prominent gateway into
the city, setting a consistent design theme for
the entire corridor. The new bridge facades
should incorporate road names, a "Welcome to
Southlake" sign (fonts consistent with those
recommended for the other bridges), and the
architectural railing design where possible.
For example:
Concrete stain colors should match those
recommended for existing bridge
enhancement, mimicking the color of
natural limestone. Columns could repeat
the darker tan color recommended for
existing bridges.
Bridge facades should incorporate road
names (fonts consistent with those
recommended for the other bridges) and
the architectural railing design where
possible.
Column bases or tops could incorporate
the logo or icons used in gateway and
boulevard corridor designs.
Planting areas should be designed
consistent with the concepts illustrated for
Commercial Parkway" medians, using
masses of drought -tolerant plants large
enough to be appreciated at the
recommended design speeds.
If the flyover design results in deep shade
over median areas, light-colored stone cobbles
should be used in the medians, consistent with
the recommendation for cobbles as an accent
in the previously illustrated median concepts.
The "landing point" where the flyover
meets grade at Southlake Boulevard should be
considered a major community gateway, and a
parkway site should be designed there to
accommodate a tower identical or similar to
that recommended for S.H. 114 at the Town
Square.
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
MEDIAN PLAN
As part of the Urban Design Study &
Median Plan study, Kimley-Horn and
Associates, Inc. (KHA) was hired by
Townscape Inc. to plan for a raised median to
replace the two-way left turn lane on Southlake
Blvd. (FM 1709) and Davis Blvd. (FM 1738).
The limits of this project are from Pearson
Lane to State Highway 114; also, Davis Blvd.
from the south City limit line to Southlake
Blvd. The City of Southlake partnered with
Texas Department of Transportation
TxDOT) to plan for a balanced system
offering the maximum number of openings for
business, safety for vehicles and pedestrians,
circulation for vehicles at future signals and
drives, and landscaping to beautify the
corridor.
TxDOT's Roadway Design Manual was
used to establish the design criteria for the
Median Plan because TxDOT owns and
maintains both facilities. The Roadway Design
Manual has guidelines and standards for the
prioritizations of median openings,
deceleration length and storage length of the
turn bays, and minimum distance between
signalized intersections. The following
guidelines were used to make the "first cut" at
the median plan:
4. MEDIAN PLAN
Prioritization of 1. Signalized The plan was then modified based on public
Openings: Intersections input at two SPIN meetings, Urban Design
2. Public Streets Work Group input, City of Southlake Staff
3. Private Drives input, and TxDOT.
Speed: 45 mph The turn bay length (deceleration length +
Speed Differential: 0 — 10 mph
storage length) was a governing factor in
determining the number and location of
Deceleration Length: 345 ft median openings. SynchroTM was used to
model the operation of the corridor and
Minimum Storage 100 ft determine the minimum storage lengths of
Length: each turn bay. Exceptions to the turn bay
Taper Length: 100 ft length were made where the turning demand
was great, sight distance was adequate, and a
Minimum distance 1,000 ft speed differential greater than 10 mph could
between signalized be assumed.
intersections:
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41
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
DESIGN CONCEPT AND PALETTE
Once the number and location of the
median openings was determined the type of
median treatment was chosen based on the
safety of the turning movements allowed. The
palette of median treatments is shown below.
For specific locations of these openings, please
refer to the overall median concept plan in
Appendix A.
A few key issues arose during this median
planning process. The first was whether a full
opening would be allowed in front of the
Hooded Left
Georgetown Office Park. It was decided that
it would be unsafe to allow vehicles to make a
left turn out of the office park, so a hooded
left is shown in the Median Plan. Also,
TxDOT's spacing standards for a full median
could not be met. The second issue was
whether the section between Village Center
and Carroll could be transitioned to 11' lanes
and a 20' median from 12' lanes and a 14'
median, elsewhere. The 11' lanes would create
a safer crossing distance for the high volume
of pedestrian traffic between the two activity
Dual Hooded Left Full Opening
centers of the Town Square. The 20' median
would provide space for enhanced landscaping
including shade trees, instead of ornamental
trees, to further alert traffic that they have
entered a special district of Southlake. For a
detailed analysis and layout for medians and
median breaks, please refer to Appendix A.
For a detailed analysis of the effect a raised
median will have on the signal operations
along Southlake Blvd., please refer to the U -
Turn Analysis in Appendix B.
Full Opening
SOUTIII.AKE CORRIDORS URBAN DESIGN PLAN
5. PRIVATE DEVELOPMENT RECOMMENDATIONS
In addition to recommendations on
median landscaping and hardscaping, entry
features, public art, wayfinding, corridor
identity and other elements, this report
includes some recommendations for private
development.
STATE HIGHWAY 114
Special consideration should be given to
S.H. 114 with respect to both the public and
private realms. The SH 114 Corridor is over
200 feet wide and traffic travels an average of
over 60 mph. This means that the City's
development identity must be shaped with
bold strokes which can readily be discerned by
a person driving at a high speed with limited
peripheral vision.
Exiting dezvlopmenl along S.H. 114
In addition, the elevation of the road
changes dramatically in relationship to adjacent
and distant land parcels which provides views
into some adjacent properties.
Given the scale and impact of the highway
facility on the city's existing fabric, creating a
sense of place along its corridor is challenging
with just public realm improvements. Private
development can, where appropriate,
complement and enhance the investments in
the public right-of-way. To this end, the
following are specific recommendations for
private development along the S.H. 114
corridor:
Preserve existing natural view corridors
where appropriate. Specifically, tree stands
along the highway should be preserved
when they terminate views from the
highway.
In order to maximize regional access and
limit the impact of strip retail development,
retail and restaurant development should
be concentrated at interchanges in 1-2
storey buildings with higher intensity office
and institutional uses at mid block
locations.
PRIVATE DEVELOPMENT REcommENTATIONS
Establish appropriate scale and bulk
standards for buildings along the highway,
specifically at mid -block locations.
Buildings should be 4 — 6 stories tall and
step down as they move away from the
highway corridor. Buildings over three
stories should be articulated along the first
three floors. Materials on the lower floors
should be brick, stone or other approved
masonry. Low -profile, single storey pad
buildings that tend to blend into the
background and have limited visibility from
the highway are discouraged.
All windows on buildings should be
vertically oriented and be articulated with a
4 -inch reveal to avoid solid, flat walls, and
to create shadow lines and surface texture.
Glass curtain walls and facades with more
than 60% glass along any elevation shall be
discouraged. Along retail storefronts, 1' —
2' high knee walls shall limit the amount of
glass along each facade visible from public
streets.
The view of surface parking from the
highway should be limited. Surface parking
lots should be designed to be in smaller
pods (no more than 200 parking spaces)
with increased landscaping and pedestrian
accessways.
SOUTIH AKE CORRIDORS URBAN DESIGN PLAN
PRIVATE DEVELOPMENT REcoMMENTATIONS
View of the recommended design for parking lots with canopy
trees, pavers, andpedestrian walkways.
Structured parking is encouraged over
surface parking. Specifically, shared
parking is also encouraged between
adjoining complementary land uses.
Special attention should be given to the
design of parking garages to avoid plain
facades with views of parked cars from
adjoining properties and rights -of -ways.
Facade details, vertical and horizontal
courses such as cornices, lintels, sills, and
water courses should be used to add
interest along facades. To the extent
possible, parking garages should be located
behind principal structures to limit views
from the highway.
Discouraged design for parkinggarages
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Examples ofparkinggarage-, with fafade detailing to cerate
interest.
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All developments greater than 10 acres
should be broken up into blocks which can
provide easy circulation by cars, people and
emergency vehicles, and which
interconnect with adjacent properties
where possible. This will also facilitate
reinvestment and possible redevelopment
in future years.
Master planning of larger tracts or multiple
tracts is encouraged over piece -meal
development. In addition, the master plan
applications should include all the elements
of the built environment such as building
design, site design, wayfinding and building
signage, landscaping, treatment of natural
features, bridges, streets, street lighting, etc.
Every effort should be made to incorporate
recommended urban design elements into
the project design.
View of recently approved Southlake Regional Medical
Center on S.H. 114
Mo
SOUTHLAKE BOULEVARD (F.M. 1709) AND F.M.
1938
Southlake Boulevard is the city's premier
commercial corridor with intense commercial
uses east of Carroll Avenue. West of Carroll
however, contains a significant amount of
residential neighborhood adjacency.
The recommendations in this plan address
the improvements to the public realm based
on specific character of the corridor. Private
development standards along the corridor
should also reinforce this nuanced treatment of
the corridor. Specifically, the following
recommendations for private development are
made for Southlake Boulevard:
Reinforce and enhance the distinct "Estate
Residential zone" character by
recommending the planting of 6 — 8 foot
high shrubs along residential fences that
require frequent maintenance along the
corridor. This would not only screen
existing residential uses from the busy
roadway, but also create green edges along
the roadway.
New residential neighborhood fencing
should be limited to masonry, stone and
wrought -iron style fencing materials, with
tree and shrubbery planting in a naturalistic
manner on the parkway side of the fence.
Preserve and reinforce the existing
character of the estate residential with
parkway plantings and trail amenities as
recommended in the plan.
Master planning of larger residential or
commercial tracts, or multiple tracts, is
encouraged over piece -meal development.
In addition, the master plan applications
should include all the elements of the built
environment such as building design, site
design, wayfinding and building signage,
landscaping, treatment of natural features,
bridges, streets, street lighting, etc. Every
effort should be made to incorporate
recommended urban design elements into
the project design.
PLAN FOR UNDERGROUNDING UTILITY LINES
Implementation of the recommended
corridor improvements will considerably
improve the visual appearance of the city's
major corridors. However, the presence of
overhead utility lines and utility poles along the
city's major corridors will continue to limit this
effort. To this end, the burying of overhead
utility lines is a critical complement to the
recommended design improvements.
Based on existing development and the
potential for future development, this plan
recommends a prioritization plan for burying
overhead utility lines. Although the cost of
burying overhead utility lines can be fairly
1
SOUT14LAKE CORRIDORS URBAN DESIGN PLAN
PRIVATE DEVELOPMENT RECOMMENTATIONS
expensive, they can be offset by the aesthetic
benefits that will ultimately increase property
values, benefiting both adjacent property
owners and the city in the long run.
Due to limitations on the city's ability to
regulate utility companies and the placement of
utility lines, this plan recommends a public-
private partnership approach to addressing this
critical issue of burying utility lines.
The City's participation to offset the
difference in costs between overhead and
underground utilities could include a range of
options including zoning entitlements such as
mix and intensity of uses, developer's
agreements, economic development
agreements, TIF reimbursements, and other
incentives.
During this planning effort, all overhead
utility lines along major roadway corridors were
identified. Based on existing, pending, and
future development, a prioritization plan was
developed. The plan on the following page
categorizes the burying of overhead utilities.
Priority should be placed on the frontages
of Southlake Boulevard, Carroll Avenue,
and S.H. 114 in the immediate vicinity of
the Town Center area.
Large, undeveloped tracts along the S.H.
114 corridor should be prioritized. Due to
the visibility and high profile nature of
development along this corridor, this plan
recommends a public-private partnership
approach based on new development
proposals.
Coordinate and prioritize the burying of
overhead utility lines along Carroll Avenue
from F.M. 1709 to S.H. 114 in the city's
CIP.
Bury overhead utility lines in conjunction
with roadway improvements to take
advantage of cost savings that may be
available due to the need to move utilities.
Along corridor segments with existing
development, prioritize and coordinate the
burying of utility lines with major
redevelopment of the parcels.
uthlaft-
City of Sadhlake
Departnent of Planning & Developnent Services
Legend
High - Public
High - Private. Pending Development
High - Private. Future Development
High -Pr ivale, Redevelopment
Medium - Public
Median - Private. Pending Development
Medium - Private. Future Development
Medium - Private. Redevelopment
Low - Public/Private
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SOUI'HLAKE CORRIDORS URBAN DESIGN PLAN
PRIVATE DEVELOPMENT RECOMMENTATIONS
Prioritization Plan for
Undergrounding
Overhead Utility Lines
October 17 2007
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Implementation is a critical part of any
plan's success. Specifically, the urban design
study makes several recommendations for
improvements in the public realm and for
private development. A large part of the
implementation strategy in this plan is
identifying possible funding sources for the
proposed improvements and establishing
community priorities. Listed in this section are
several funding sources and the corresponding
improvements that are appropriate to be
funded.
TxDOT Funding: The state has
identified funding for the medians along
Southlake Boulevard. This funding is
intended to cover the design based on
TxDOT's standard design with any
enhancements to be at the city's cost. The
next step in the implementation of this
study would be the undertaking of a
preliminary engineering design of the
medians and associated landscaping. That
plan would also develop preliminary cost
estimates that can be used to establish the
city's share of funding the median
improvements.
City Funds — General Fund: The City's
general fund consists of funding from '/2 -
cent sales tax and property taxes. This
G. IMPLEMENTATION
fund essentially pays for a bulk of all city
government operations and the Capital
Improvement Program (CIP). It is
approximately 42% of the city's annual
budget. Approximately $2 million has
been earmarked over the next five years for
the implementation of this plan in the city's
Capital Improvement Program. Included
in this plan is a list of immediate steps after
plan adoption, including a priority list for
all proposed improvements. Since the
improvements proposed are a "kit of
parts"; they can be implemented in phases
and in varying sequences without
impacting the overall outcome. General
fund monies may be used for any and all
improvements within the public realm.
City Funds — Southlake Parks &
Development Corporation Funds
SPDC): The use of these funds is limited
to parks, recreation, and trail facilities
within the city. In addition to City Council
approval, the use of these funds requires
approval from the SPDC Board. Based on
the recommended improvements, only the
trail elements may be eligible for funding
under these monies. In addition, the use of
SPDC funds may be limited due to the
higher priority placed on the development
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
PRIVATE DEVELOPMENT REcoMMENTATIONS
of Bicentennial Park, and other park
facilities in the future years.
City Funds — Hotel Occupancy Tax:
Due to the addition of a hotel use tax in
2007, the city has an additional source of
funding through hotel occupancy tax
revenues. These funds are limited to the
promotion of tourism and the convention
and hotel industry. The city plans on
implementing a trolley circulator during
2008 to promote retail and entertainment
destinations in the vicinity of Southlake
Town Square. The Urban Design Study
recommends the incorporation of trail or
transit amenities as a part of the design
elements for the F.M. 1709 corridor.
Specific locations and design for a trolley
stop are included in the plan. The Hotel
Occupancy Tax could provide
supplemental funding for these
improvements based on availability, timing,
and Council priorities. In addition, a plan
for wayfinding signage and its
implementation may also be eligible for
funding under this source.
City Funds — Bond Election: In 1999,
the voters approved a bond program that
included three propositions for traffic
management projects throughout the city.
SouTHLAKE CcJtutwo,ts URBAN DESIGN PLAN
DN
Specifically, proposition 2 included
2,150,000 for enhancements to S.H. 114.
Based on bonds sold, expenditures, and
available balances, some of the
L.pwu _.i...ts included in this plan may be
eligible for funding through the TMB. In
addition, the city has the option, based on
Council priorities, to call for another
comprehensive bond election to fund the
highest priority items in this plan with
General Fund dollars providing for funding
gaps.
TIF District: Tax Increment Financing
districts are a popular method for financing
public imp,u .i«.. s. Public
improvements are generally funded by
allocating a portion of the increased future
tax revenues that can be expected. TIFs
are a mechanism to capture the increases in
future property values by funding public
improvements today. The assumption is
that the public improvements will increase
property values and correspondingly
increase tax revenues. The city has a TIF
district established for Southlake Town
Square with specific performance standards
and triggers as it relates to this
development. Any future TIFs established
for large development projects, for
example, the Aventerra site, could
potentially include the funding of
improvements identified in this plan as it
relates to the public realm.
State and Federal Grants
Transportation Enhancements, SRTS,
CMAQ, other call for projects): Several
federal and state funding opportunities
come available every year and the city has
been aggressive in pursuing these
opportunities. Some critical transportation
improvements such as a U-turn bridge at
Carroll Avenue and S.H. 114 could
facilitate the implementation of the bridge
fa$ade treatments .ew..iLittitded in this
plan. Although the funding available
through the State Transportation
Enhancement Program (STEP) in 2006 did
not materialize, future opportunities
through the STEP program should be
pursued for the improvements
in this plan. In addition,
some pedestrian improvements may be
eligible for funding through federal
Congestion Mitigation and Air Quality
CMAQ) funds.
Sponsor based funding. Several
communities have explored the idea of
sponsor based funding of public
improvements. This increases community
ownership and buy -in for the projects.
Community/citizen sponsored
improvements could include public art and
trail/pedestrian amenities. Such a sponsor -
based program could be designed in
conjunction with a marketing and
promotion campaign for the branding
initiative.
Fl-
Southlake 2025 Plan: Vision,
Goals, & Objectives
Urban Design Study/ '
Median Plan
Detailed landscaping and
engineering plans
Prioritization and funding
through the city's CIP*
Construction of Iimprovements
CTP is the city's Capita!
Improvements Program
Urban Design Plan process showing prioritization as a
critical step in implementation.
PLAN PRIORITIES
Establishing priorities for improvements
will help guide the decision-making during the
city's Capital Improvements Program (CIP)
process each year. Based on the work group
input, the following table establishes the
priorities and implementation steps for each
recommended element in the plan. The table
outlines the specific element, implementation
steps, responsible entity, potential funding
sources, and priorities as established by the
work group. These plan priorities may change
as the community grows and matures. Plan
priorities will be reevaluated each year during
the Capital Improvement Program process that
precedes the city's budget adoption.
Based on the work group input,
improvements in the Town Center area should
be prioritized over other area improvements
unless dedicated funding is available for any of
the other improvements including high priority
items such as the Northwest Highway
bridge/funnel reconstruction, roundabouts,
wayfinding signage, and amending
development regulations for S.H. 114 & F.M.
1709.
7
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
URBAN DESIGN PLAN PRIORITIES
The following tables reflect the city's established priorities with respect to implementation of the Urban Design Plan. The tables summarize the
implementation steps involved, responsible entity for implementation, potential funding sources, and established priority. The first table includes projects that
may be completed by city staff and will not require additional funding; the second table includes opportunistic projects that may be eligible for state funding or
grants, and the third table includes projects that will be primarily funded through city funds and public/private partnerships. All three tables will be reviewed
by City Council on an annual basis in conjunction with the development of the Capital Improvements Program.
CS = Community Services Department
ED = Economic Development Department
PDS = Planning & Development Services Department
PW = Public Works Department
Table 1: City Staff Projects (No additional funding required)
Rank Element/ Description
Development standards
for F.M. 1709 & F.M. 1938
Development standards
for S.H. 114
Responsible
Potential
Implementation Steps Entity/ Notes
Department Funding Sources
1. Evaluate existing development standards
2. Prepare amendments to corresponding
development standards
3. Use Urban Design Plan to review
development applications as part of
Comprehensive Plan review
1. Evaluate existing development standards
2. Prepare amendments to corresponding
development standards
3. Use Urban Design Plan to review
development applications as part of
Comprehensive Plan review
Lu
City - PDS None
City - PDS Nonc
Table 2: Opportunistic Projects (Projects that may be eligible for state funding or grants)
Responsible
Rank Element/ Description Implementation Steps Entity/
Department
1 Median Plan for F.M.1709 1. Preliminary review by TxDOT * TxDOT
Southlake Boulevard) 2.
3.
4.
5.
6.
2 S.H. 114 Landscaping 1.
2.
3.
4.
Preliminary design for medians
Landscape plan for medians and parkways
including preliminary cost estimates
Design Exception review by TxDOT
Final TxDOT review and approval
Construction
Preliminary design and cost estimates
Phasing plan
Identify funding
Incorporation into the CIP
11
City - PW
City — CS,
PDS, & PW
Keep
Southlake
Beautiful
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
Potential
Funding Sources
TxDOT funds
State)
General fund
Federal
transportation
funds (STEP)
Public/ Private
partnership
Governor's
Community
Achievement
Award (includes
prize funds of
95,000 for
landscaping
projects)
IMPLEMENTATION
Notes
Preliminary TxDOT review
to occur in FY08.
Completion of medians
including landscaping)
anticipated in FY12.
Potential for an "adopt -a -
spot" program.
Sou i,AKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Rank Element/ Description
3 NW Highway Bridge
improvements over S.H.
114, including
repainting/staining,
replacing signage, replacing
railing, and adding end cap
treatments
4 1 Carroll Avenue Bridge
i
improvements over S.H.
114, including
repainting/staining,
replacing signage, replacing
the railing, and adding end
cap treatments
5 Kimball Avenue Bridge
improvements at S.H. 114,
including
repainting/staining,
replacing signage, replacing
the railing, and adding end
cap treatments
Implementation Steps
1. Preliminary design and cost estimates
2. Phasing plan
3. Identify funding
4. Incorporation into the CIP
1. Preliminary design and cost estimates
2. Phasing plan
3. Identify funding
4. Incorporation into the CIP
1. Preliminary design and cost estimates
2. Phasing plan
3. Identify funding
4. Incorporation into the CIP
Responsible
Potential
Entity/ Funding Sources
Notes
Department
TxDOT * General fund Coordinate with Funnel
Project improvements.
City — PW * TNM
Federal
transportation
funds (STEP)
TxDOT I * General fund
City - PW * TNM
Federal
transportation
funds (STEP)
TxDOT * General fund
City - PW * TNM
Federal
transportation
funds (STEP)
There is also the possibility of
the addition of a Texas u -turn
at Carroll Avenue due to
increased traffic from the
planned Gateway Church
campus and other future
developments along the
westbound S.H. 114 access
road.
Table 3: City -Funded Projects
Rank Element/ Description
1 Roundabout concepts,
including landscaping, public
art, and hardscape
improvements
2 Town Center Trolley Stop
Trail Amenities
3 Funnel Project
improvements, including
overpass treatments,
retaining wall treatments,
signage, gateway
tower/pylon, railing &
barrier designs, and bridge
support design
Responsible
Implementation Steps Entity/
Department
1. Establish design themes for roundabouts * City — PDS,
2. Develop design concepts with committee/ CS, & PW
community input
3. Preliminary design and cost estimates
4. Identify funding
5. Incorporation into the CIP
1. Preliminary design and cost estimates for
trolley stop locations (including property
acquisition, utility relocation, drainage, and
other considerations)
2. Identify funding sources, including
potential public-private partnerships
3. Incorporate into the CIP
1. Ensure input and participation with
TxDOT during the design phase of the
Southlake Blvd/ 114 interchange
2. Develop preliminary design and cost
estimates
3. Establish city share of costs
4. Identify funding
5. Incorporation into CIP
SOUTIILAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Potential
Funding Sources
General fund
Public/ Private
partnership
City — PDS, * General fund
CS, ED, & PW
Hotel
Occupancy Tax
City — PDS &
PW
TxDOT
SPDC
Public/ Private
partnership
General fund
Public/ Private
partnership (for
gateway
tower/pylon)
Notes
Initial trolley stop locations
have been identified by ED.
Coordinate trolley stop
amenity design with trolley
stop signage design (planned
for FY09).
SOUTHI.AKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Notes
Improvements to Carroll
Ave. should occur first,
followed by Central Ave. and
then Village Center.
Coordinate construction with
expansion of Town Square
along S.H. 114.
Coordinate wayfinding
signage with trolley stop
signage (planned for FY09).
Responsible
Potential
Rank Element/Description Implementation Steps Entity/ Funding SourcesDepartment
4 Intersection treatments in 1. Preliminary design for intersection paving City — PDS & General fund
the Town Center area treatments including preliminary cost PW
estimates
Intersections along 2. Identify funding TxDOT
Southlake Blvd. to receive 3. Incorporation into the CIP 1709)
treatments include:
1. Carroll Ave.
2. Central Ave.
3. Village Center
5 Tower identity feature at 1. Preliminary design and cost estimates City — PDS & General fund
Town Square & S.H. 114 2. Identify funding PW
3. Incorporation into the CIP Public/ Private
partnership
6 Public art improvements 1. Establish design themes for different high City — PDS, General fund
at high -visibility/ profile sites CS, & PW
opportunity sites 2. Develop design concepts with public art Public/ Private
committee/ adjoining property partnership
owners/business owners
3. Preliminary design and cost estimates
4. Identify funding
5. Incorporation into the CIP
7 Wayfinding signage 1. Develop a wayfinding plan for the city City — PDS, General fund
including identifying major destinations, CS, ED, & PW
decision points and routes Hotel
2. Preliminary design and cost estimates TxDOT Occupancy Tax
3. Identify funding & phasing
4. Incorporation into the CIP SPDC
Notes
Improvements to Carroll
Ave. should occur first,
followed by Central Ave. and
then Village Center.
Coordinate construction with
expansion of Town Square
along S.H. 114.
Coordinate wayfinding
signage with trolley stop
signage (planned for FY09).
Rank Element/Description Implementation Steps
8 Intersection treatments in 1. Preliminary design for intersection paving
the Commercial Corridor treatments including preliminary cost
area estimates
2. Identify funding
Intersections along 3. Incorporation into the CIP
Southlake Blvd. to receive
treatments include:
1. Kimball Ave.
2. Nolen Drive
3. Byron Nelson Parkway
4. White Chapel Blvd.
5. Shady Oaks Drive
6. Peytonville Ave.
7. Davis/Randol Mill
8. Pearson Ln.
9 Intersection treatments in 1. Preliminary design and cost estimates
the Estate Residential 2. Phasing plan
area 3. Identify funding
4. Incorporation into the CIP
10 Tower identity feature at 1. Preliminary design and cost estimates
Southlake Blvd. and S.H. 2. Phasing plan
114 3. Identify funding
4. Incorporation into the CIP
11 Tower identity feature at 1. Preliminary design and cost estimates
S.H. 114 and Dove Street 2. Phasing plan
3. Identify funding
4. Incorporation into the CIP
SouTHLAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Responsible
Potential
Entity/ Funding Sources
Notes
Department
City — PDS & * General fund
PW
TxDOT
1709)
City — PDS & * General fund
PW
TxDOT
1709)
City — PDS &
PW
City — PDS &
PW
General fund
Public/ Private
partnership
General fund
Public/ Private
partnership
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Rank Element/ Description
12 Low monument entry
feature signs
Locations include:
1. S.H. 26 and Brumlow
2. S.H. 26 and Kimball Ave
3. Southlake Blvd and
Pearson
4. Davis Blvd and
Continental
5. Randol Mill and
Southlake Blvd
13 Under and overpass
embankment
improvements at Dove &
White Chapel, including
embankment staining and
landscaping
Implementation Steps
1. Preliminary design and cost estitnatcs
2. Phasing plan
3. Identify funding
4. Incorporation into the CIP
1. Preliminary design and cost estimates
2. Phasing plan
3. Identify funding
4. Incorporation into the CIP
71,
Responsible
Potential
Entity/ Funding Sources
Notes
Department
City — PDS & * General fund
PW
TxDOT
City — PW
Public/ Private
partnership
General fund
15 Commercial Corridor trail 1. Prioritize trail amenity locations along East * City — PDS,
amenities — East Southlake Southlake Boulevard with highest priority CS, & PW
Blvd at major destinations
2. Preliminary design and cost estimates
including property acquisition, utility
relocation, drainage, and other
considerations)
3. Identify funding sources, including
potential public-private partnerships
4. Incorporate into the CIP
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Potential
Notes
Funding Sources
General fund
SPDC
Public/Private
partnership
General fund
SPDC
Public/Private
partnership
Responsible
Rank Element/Description Implementation Steps Entity/
Department
14 Estate Residential trail 1. Prioritize trail amenity locations along City — PDS,
amenities — West Southlake West Southlake Boulevard with highest CS, & PW
Blvd. priority at Bicentennial Park and other
park locations
2. Preliminary design and cost estimates
including property acquisition, utility
relocation, drainage, and other
considerations)
3. Identify funding sources, including
potential public-private partnerships (with
neighborhood HOAs and commercial
developments)
4. Incorporate into the CIP
15 Commercial Corridor trail 1. Prioritize trail amenity locations along East * City — PDS,
amenities — East Southlake Southlake Boulevard with highest priority CS, & PW
Blvd at major destinations
2. Preliminary design and cost estimates
including property acquisition, utility
relocation, drainage, and other
considerations)
3. Identify funding sources, including
potential public-private partnerships
4. Incorporate into the CIP
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
IMPLEMENTATION
Potential
Notes
Funding Sources
General fund
SPDC
Public/Private
partnership
General fund
SPDC
Public/Private
partnership
SOUTHLAKE CORRIDORS URBAN DESIGN PIAN
APPENDIX A SOUTHLAKE BLVD. MEDIAN PLAN
APPENDIX A SOUTHLAKE BLVD. (FM 1709) MEDIAN PLAN
As part of the Urban Design Study & Median Plan study, Kimley- limit line to Southlake Blvd. The City of Southlake partnered with The
Horn and Associates, Inc. (KHA) was hired by Townscape Inc. to plan for Texas Department of Transportation (TxDOT) to plan for a balanced
a raised median to replace the two-way left turn lane on Southlake Blvd. roadway maximizing access to businesses, vehicle safety and circulation,
FM 1709) and Davis Blvd. (FM 1738). The limits of this project are from pedestrian safety, and landscaping to beautify the corridor.
Pearson Lane to State Highway 114; also, Davis Blvd. from the south City
METHODOLOGY
TxDOT's Roadway Design Manual was used to establish the design
criteria for the Median Plan because TxDOT owns and maintains both
facilities. The Roadway Design Manual has guidelines and standards for
the prioritizations of median openings, deceleration length and storage
Prioritization of Openings: 1) Signalized Intersections
2) Public Streets
3) Private Drives
Speed: 45 mph
Speed Differential: 0 — 10 mph
Deceleration Length: 345 ft
Minimum Storage Length: 100 ft
Taper Length: 100 ft
Minimum distance between 1,000 ft
signalized intersections:
length of the turn bays, and minimum distance between signalized
intersections. The following guidelines were used to make the "first cut"
at the median plan:
R 2
H I
Separator -
11
Taper
I Storage I Deceleration
To+al Length
58
Median Width
The plan was then modified based on public input at two SPIN
meetings, Urban Design Work Group input, City of Southlake Staff input,
and TxDOT.
The turn bay length (deceleration length + storage length) was a
governing factor in determining the number and location of median
openings. SynchroTM was used to model the operation of the corridor
and determine the minimum storage lengths of each turn bay. Exceptions
Hooded Left Dual Hooded Left
L'J
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX A SouTHLAKE BLvD. MEDIAN PLAN
to the turn bay length were made where the turning demand was great,
sight distance was adequate, and a speed differential greater than 10 mph
could be assumed.
Once the number and location of the median openings was
determined, the type of median treatment was chosen based on the safety
of the turning movements allowed. The palette of median treatments is
shown below:
Full Opening Full Opening
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX A SOUTHLAKE BLvD. MEDIAN PLAN
KEY ISSUES
A few key issues arose during this median planning process and are
detailed below.
GEORGETOWN OFFICE PARK
The first issue was whether a full opening would be allowed in front of
the Georgetown Office Park. It was decided that it would be unsafe to
allow vehicles to make a left turn out of the office park, so a hooded left is
shown in the Median Plan.
REQUEST FOR 11' LANES FROM CARROLL AVENUE TO VILLAGE CENTER
The second issue was whether the section between Village Center and
Carroll could be transitioned to 11' travel lanes with a 20' median from 12'
travel lanes with a 14' median. The 11' lanes would create a safer crossing
distance for the high volume of pedestrian traffic between the two activity
centers of the Town Square. The 20' median would provide space for
enhanced landscaping including larger shade trees, instead of smaller
ornamental trees, and to alert traffic that they have entered a special district
of Southlake. A cross-section diagram of the existing cross-section — 12'
lanes with a 14' two-way left turn lane, the 12' lanes with a 14' raised
median, and the 11' lanes with a 20' raised median is shown on page XX.
A plan view of the transition area required to transition from 12' to 11'
lanes and back is shown on page XX.
The American Association of State Highway and Transportation
Officials (AASHTO) have created a Policy of Geometric Design of
Highways and Streets (commonly referred to as the "Green Book") that is
generally used as the standard for roadway design in the United States.
The following is an excerpt from the Green Book (2004 ed. Pg. 472):
Lane widths may vary from 3.Om [10ft] to 3.6m [12ft]. The 3.Om
widths are used in highly restricted areas having little or no truck
traffic. The 3.3m [11 ft] lanes are used quite extensively for urban
arterial street designs. The 3.6m lane widths are most desirable
and are generally used on all higher speed, free-flowing, principal
arterials.
Under interrupted -flow operating conditions at low speeds up
through 70km/h [45mph] narrower lane widths are normally
adequate and have some advantages. Reduced lane widths allow
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX A SouTHLAKE BLVD. MEDIAN PLAN
greater numbers of lanes in restricted right-of-way and allow
better pedestrian cross movements because of reduced distance."
In most sections, FM 1709 is a "higher speed, free-flowing, principal
arterial" as described above. However, due to the nature of the adjacent
development it should be classified as an urban arterial in the Town Center
section; in which the Green Book states "11 ft lanes are used quite
extensively". The Green Book also states, "Reduced lane widths ... allow
better pedestrian cross movements because of reduced (crossing)
distance." The two halves of the Town Square are split by a busy 6 -lane
arterial which makes pedestrian movements between the Town Square
developments difficult and unsafe. The 11' lanes will allow the pedestrians
to have the shortest crossing distance possible which will reduce the risk of
a pedestrian accident while crossing Southlake Blvd. The transition to 11 ft
lanes will also alert the motorist that he or she is entering a unique area and
should pay attention to his or her surroundings.
The current estimate to re -stripe the lanes from Carroll Avenue to
Village Center Drive is approximately $400,000. The City of Southlake
shall write a formal letter to TxDOT Austin District requesting that this
design exception be made.
SIGNAL OPERATIONS
The third issue was the effect a raised median will have on the signal
operations along Southlake Blvd. Overall, the raised median in not
projected to have a significant adverse affect on the operations of the
existing or planned signals, except at White Chapel Blvd. Please refer to
the U -Turn Analysis in the Appendix for a further discussion on this issue.
F,
SOUnILAKE CORRIDORS URBAN DESIGN PLAN
APPENDDC A SOUTHLAKE BLVD. MEDIAN PLAN
Extent of 11 -Foot Lanes — Carroll to Village Center
Iwo
ti9r . • : •. c =
a
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TRAOEL1
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0.5'
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Im
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ROADWAYIWIDTH90'
I
TRAVff LME TRAVIL LANE TURA' LANE 1HAVE. LANE IRAVK LANL
2.6X /I
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PCI J `—RNSED MEDIAN
17 LANES_ WITH 14' MEDIAN
1
TRAVE' LANE
i
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ROADWAY (WIDTH 90'
FM 1709
f
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TRAVE] LANE TURN LME TRAVEL LME IHAVU LANL
2.GX I 2.6X
ROADWAYIWIDTH 90'
PGL J LRAISEO MEDIAN
It' LANES WITH aq YLGm
Cross Sections of 12 -Foot and 11 -Foot Lanes with Median
12' 12'
TRAVEL LME TRAVEL LME TRAVEL LANE TURN LAME TRAVEL LANE IRAVEL LME
kit
2.6X I 2.6X
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12' LANES
PCL
WITH 14' TWLTL (E.XtSTING)
TWLTL
TRAOEL1
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SOUTMAKE CORRIDORS URBAN DESIGN PIAN
APPENDIX A SOUTHLAKE BLVD. MEDIAN PLAN
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APPENDIX A SOUTHLAKE BLVD. MEDIAN PLAN
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SOU I ILAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX A SOUTHLAKE BLVD. MEDIAN PLAN
NEXT STEPS
To implement this Median Plan, the following steps should take place:
1. Southlake City Council approves the Plan.
2. A letter is sent to TxDOT, by the City, requesting TxDOT's partnership in constructing the median.
3. A scheduling and phasing plan is created by TxDOT.
4. Signals are installed at Meadowlark and west of Carroll Ave.
5. Final design is done on the landscaping elements and submitted to TxDOT.
6. Medians are constructed with coordination for landscaping and urban design.
717
APPENDIX B U-TURN ANALYSIS
As part of the Urban Design Study & Median Plan study along
Southlake Boulevard (FM 1709), Kimley-Horn and Associates, Inc.
KHA) was hired by Townscape Inc. to perform a u -turn study to
determine if there are any negative impacts at the signalized
intersections caused by the proposed Median Plan. The study area is
Southlake Boulevard from Davis Boulevard (FM 1938) / Randol Mill
Ave to Nolan Drive. Three new signals are also being considered as
part of the Median Plan. The effect of adding these signals on the
SOUTFILAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
progression of vehicles along Southlake Boulevard was also analyzed.
This technical memorandum details the following aspects of this u -turn
and the new signals study—
Methodology and Data Collection
Analysis
Results
METHODOLOGY AND DATA COLLECTION
Turning movement counts were obtained at all signalized and
unsignalized intersections within the study area. For future driveways
of undeveloped parcels, ITE's Trip Generation Manual was used to
determine the number of trips generated by the future development.
The generated trips were distributed based on the percent of vehicles
currently originating from each adjacent roadway. Turning movements
that were affected by the proposed median plan were reassigned
according to the shortest path to their intended destination. The
number of trips that required a u -turn or left turn at a signal and the
impact on average delay per vehicle were quantified and can be found
in the Results section of this tech memo.
New signalized intersections were positioned in the SynchroTM
model to determine if they would significantly hinder the progression
of vehicles along Southlake Boulevard. The average delay per vehicle at
these new signalized intersections was quantified and can be found in
the Results portion of this tech memo.
TRAFFIC COUNTS
The PM peak was the primary concern for this signal analysis
because much of the traffic generated adjacent to the corridor is from
retail / commercial uses that are either not open or frequented in the
AM peak hour. The exception is the section between Peytonville
Avenue and Southridge Lakes Parkway / Waterford Drive in the
vicinity of Carroll Senior High School which has heavy turning
movements in the AM peak hour. The midday peak was not
considered as part of this study because the signalized intersections are
not running at or near capacity during this time.
SIGNALIZED INTERSECTIONS
The twelve (12) existing signalized intersections in the study area
had turning movement counts performed as part of the North Central
Texas Council of Government's (NCTCOG) Thoroughfare
Assessment Program Phase 3.2 (TAP 3.2), which involves the retiming
of FM 1709 Corridor from US 377 in Keller to SH 114 in Southlake.
These turning movement counts were performed by Accurate Counts
during the AM, midday, and PM peak periods on the following dates:
El
SOUTI-ILAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
Tuesday, November 7, 2006
Wednesday, November 8, 2006
Thursday, November 9, 2006
Tuesday, November 14, 2006
Wednesday, November 15, 2006
Thursday, December 14, 2006
Wednesday, December 20, 2006
UNSIGNALIZED INTERSECTIONS
Seventy-five (75) unsignalized driveways between Stonebridge Lane
and Nolan Drive were counted by GRAM during the PM peak on the
following dates:
Monday, May 15, 2007
Tuesday, May 16. 2007
Wednesday, May 17, 2007
Monday, May 22, 2007
Six (6) unsignalized driveways between Peytonville Avenue and
Southridge Lakes Parkway / Waterford were counted in the AM peak
on the following dates:
Monday, May 15, 2007
Monday, May 22, 2007
TRIP GENERATION FOR UNDEVELOPED PARCELS
There are three (3) significant undeveloped parcels adjacent to
Southlake Boulevard within the study area. These parcels are located
on the southwest corner of Kimball Avenue, the southwest corner of
Carroll Avenue, and the southwest corner of White Chapel Boulevard.
Through discussions with City Staff, the most probable use and
intensity of use for each parcel was determined. Trip generation was
done based on the ITE Trip Generation Manual 7th Edition. Diagrams
to the right summarize trip generation.
FM 1709 @ White Chapel
15 acres of Office Park (ITE 750)
17%
FM 1709 33%
15 acres
0.2 FAR 7%
131 (1,000 ft')
265 trips (PM) fl
531 entering
CU
37 entering
Y
228 exiting
FM 1709 @ Carroll
25 acres of Shopping Center (ITE 820)
17%
FM 1709 30%
25 acres
0.2 FAR 10%
218 (1,000 ftZ)
1047 trips (PM)
503 entering o
544 exiting
FM 1709 @ Kimball
27 acres of Shopping Center (ITE 820)
14%
FM 1709 30%
27 acres
0.2 FAR 12%
237 (1,000 ft')
1106 trips (PM)
531 entering
m
E
575 exiting Y
43%
43%
44%
ANALYSIS
U-TURN ANALYSIS
The trips generated from the driveways and undeveloped parcels
were reassigned based on the proposed median openings pursuant to
the Urban Design Study and Median Plan. In cases where there was
cross access or multiple driveways, a traffic impact analysis (TTA) style
distribution was used. Trips were assigned based on the percent of
vehicles currently originating from each direction of the adjacent
roadways and distributed evenly among the driveways of those streets.
The change in turning movement volumes and resulting level of service
for each signalized intersection can be found in the Results section of
this tech memo.
NEW SIGNAL ANALYSIS
The three (3) proposed signals are located at:
West Jellico Circle* (future opening for Watermere);
Meadowlark Lane / Player's Circle; and
The east property line of 900 E. Southlake Boulevard,
approximately 1100 feet west of Carroll Avenue. This should
also be the future opening for undeveloped parcels on south
side of FM 1709.
SouTHLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
It was determined that none of these signals would significantly
hinder the progression of the vehicles along FM 1709 nor incur a
significant delay for the vehicles passing through the intersection.
These new signals should operate at level of service (LOS) "A" or `B",
as shown below. Projected turning movement volumes can found in
the Results section of this tech memo.
Delay LOS
Meadowlark 3.1 A
New Signal 10.8 B
The West Jellico Circle intersection is outside of the study area; thus it
was evaluated solely based on its effect on the progression of vehicles
along FM 1709.
The next step in this process is performing signal warrant analyses for each of thee e
signals. The timing of the analysis should be agreed upon among
TXDOT, the City of Southlake, and the Consultant performing the
analysis.
E
SOU HLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIxB U-TURNANALYSIs
RESULTS
The trips generated from the undeveloped parcels were combined
with the existing counts to form the "no median" scenario. The "no
median" scenario was then optimized based on the lowest delay for the
signal system and best progression along FM 1709. The reassigned
turning movement volumes based on the addition of the proposed
median formed the "with median" scenario. The "with median" signal
system was then re -optimized and compared to the "no median"
scenario.
LEVEL OF SERVICE COMPARISON (PM)
A chart comparing the delay at each intersection is shown in Figure
B-1. With the exception of the White Chapel Boulevard intersection,
none of the signalized intersections show a significant change in delay /
level of service due to the proposed raised median. The cause of the
increase in delay at White Chapel has two sources on the west leg of the
intersection (shown below). First, there were 113 eastbound vehicles
turning left into the four driveways of Crossroads Square that, with the
proposed median, would have to make eastbound lefts or u -turns at the
signal. Second, there is projected to be 75 vehicles turning left out of
the future office development on the southwest corner onto FM 1709
that would also have to make eastbound u -turns at the White Chapel
Boulevard signal. These 188 additional vehicles require time from the
westbound through traffic, which is the heaviest movement at this
intersection during this time of day. There are multiple options to
minimize this increase in delay, including-
1.
ncluding
1. Ensuring access to White Chapel Boulevard from the
undeveloped parcel on the southwest corner, allowing
westbound destined traffic to make a northbound left onto
Southlake Boulevard;
2. Changing the hooded -left west of White Chapel Boulevard to a
full opening;
3. Adding a eastbound hooded -left into the Crossroads Square
shopping center; and/or
4. Expanding the intersection to include dual -lefts at White
Chapel Boulevard.
It is KHA's recommendation that Option 1 be implemented.
F7,
LEVEL OF SERVICE COMPARISON (AM)
In the AM peak hour, 205 westbound vehicles that are turning left
into Carroll Senior High School will be forced to continue to the
Peytonville signal and either turn left to use the Peytonville entrance or
u -turn to go back to the entrance off of FM 1709. While there is not a
SOUTI LAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
significant change in level of service (it remains at LOS C) at the
Peytonville intersection, it is recommended that a westbound U -Turn
only lane be built that opens east of the exit -only driveway from Carroll
High School (see picture below) to prevent those 205 vehicles from
having to travel through the signal.
U- Turn for Carroll High School Trak
No Median -or-
Median with U -Turn Median (No U -Turn)
SOUTI (LAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
Figure B-1 Intersection Delay Comparison
50.0 I— - _ - _
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With Median
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SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
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Base Scenario Proposed Scenario
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SOUTF LAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX B U-TURN ANALYSIS
Byron Nelson /
Diamond
New Signal
Carroll
No Median
Base Scenario
Median
Proposed Scenario
76
Central
Village Center
Kimball
No Median
Base Scenario
54
1984
Median
Proposed Scenario
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SOUTHLAKE CORRIDORS URBAN DESIGN PIAN
APPENDIX B U-TURN ANALYSIS
SOUTI ILAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX C COST ESTIMATES
MEDIAN PAVING AND LANDSCAPING COST ESTIMATES
The median cost estimates are summarized below for each of the three character zones. The estimates are in 2007 dollars and include paving and
landscaping. The estimates do not include construction of the actual medians, which is a TXDOT cost. The estimates assume that water is easily
accessible to the medians. Impact fees are not included.
Commercial Parkway Zone
MEDIAN PAVING
Assumes 11,910` Median Length)
Item QTY. Unit Unit Price Amount
Paving, Conc Edging 1638 LF 15.00 24,570.00
Paving, Pavers 9750 SF 20.00 195,000.00
Paving, Conc Edge Along Curb 33638 SF 15.00 504,562.50
Landscape, Orn. Trees 540 EA 400.00 216,000.00
Landscape, Native Grass 1 Gal, 24" O.C. 4688 EA 22.50 105,468.75
Landscape, Shrub Bed Pre 8" Deep 1148 CY 58.00 66,555.00
Landscape, Weed Barrier 43500 SF 1.00 43,500.00
Landscape, Cedar Mulch Y Dee 428 CY 46.00 19,665.00
Landscape, Soil Excavation 1388 CY 12.00 16,650.00
Irrigation System (Impact Fees Not
Included) 4875 SY 20.00 97,500.00
Subtotal 1,289,471.25
Contingency 15.00% 193,420.69
Mobilization, Overhead & Profit 10.00% 128,947.13
Grand Total 1,611,839.06
78
SOUTHLAKE CORRIDORS URBAN DESIGN PLAN
APPENDIX C COST ESTIMATES
Estate Residential Zone
MEDIAN PAVING
Assumes 12,160' Median Length)
Item QTY. Unit Unit Price Amount
Paving, Conc Edging 1950 LF 15.00 29,253.00
Paving, Pavers 9950 SF 20.00 199,000.00
Paving, Conc Edge Along Curb 29253 SF 15.00 438,795.00
Landscape, Orn. Trees 394 EA 400.00 157,680.00
Landscape, Shrubs 5 Gal, 36" O.C. 3504 EA 35.00 122,640.00
Landscape, Sod 2336 SY 4.00 9,344.00
Landscape, Shrub Bed Pre 8" Deep 1051 CY 58.00 60,969.60
Landscape, Turf Bed Pre 6" Deep 409 CY 72.00 29,433.60
Landscape, Weed Barrier 49129 SF 1.00 49,129.00
Landscape, Cedar Mulch 3" Dee 394 CY 46.00 18,133.20
Landscape, River Rock Mulch 8" Dee 263 CY 160.00 42,048.00
Landscape, Soil Excavation 2044 CY 12.00 24,528.00
Irrigation System (Impact Fees Not
Included) 8030 SY 20.00 160,600.00
Subtotal 1,341,553.40
Contingency 15.00% 201,233.01
Mobilization, Overhead & Profit 10.00% 134,155.34
Grand Total 1,676,941.75
SOU'CIILAKE CORRIDORS URBAN D1aK;N PLAN
APPENDIX C COST ESTIMATES
Town Center Zone
MEDIAN PAVING
Assumes 3050' Median Length)
Item QTY. Unit Unit Price Amount
Paving, Conc Edging 317 LF 15.00 4,752.00
Paving, Pavers 8694 SF 20.00 173,888.00
Paving, Conc Edge Along Curb 7968 SF 15.00 119,526.00
Landscape, Canopy Trees 53 EA 600.00 31,680.00
Landscape, Shrubs 5 Gal, 36" O.C. 1063 EA 35.00 37,191.00
Landscape, Orn Grass 1 Gal 24" O.C. 2145 SY 22.50 48,262.50
Landscape, Seasonal Color 4", 12" O.C. 495 EA 7.50 3,712.50
Landscape, Shrub Bed Pre 8" Deep 594 CY 58.00 34,452.00
Landscape, Weed Barrier 22143 SF 1.00 22,143.00
Landscape, Cedar Mulch Y Dee 231 CY 46.00 10,626.00
Landscape, Soil Excavation 914 CY 12.00 10,969.20
Irrigation System (Impact Feed Not
Included) 2475 SY 20.00 49,500.00
Subtotal 546,702.20
Contingency 15.00% 82,005.33
Mobilization, Overhead & Profit 10.00% 54,670.22
Grand Total 683,377.75
E
SOUTI ILAKE, CORRIDORS URBAN DESIGN PLAN
APPENDIX C COST ESTIMATES
IDENTITY FEATURE AND SIGNAGE COST ESTIMATES
The following estimates are in 2008 dollars. The estimates do not include bonding/OI-I costs and assume that all planning, engineering, testing and
inspections are performed by the City of Southlake.
Wayfinding Signage
Item Quantity Unit Price Total
A. Pole -mounted wayfinding at traffic signals (non -illuminated, side -mounted TBD $3,000 $12,000
onto existing lamp pole) 4 minimum (Carroll Avenue and
F.M. 1709; Central Avenue and
F.M. 1709)
B. Pedestrian precinct wayfinding signs (non -illuminated, directional flags with TBD $3,500
logo -topped decorative pole)
C. Ground mounted wayfinding (non -illuminated, directional panel mounted TBD $4,500
between decorative poles)
D. Reverse channel back -lit letters and logo can sign (front and back -lit) on 2 (Northwest Highway Bridge $8,500 $17,000
bridge and Carroll Avenue Bridge)
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71
SOUTI ILAKE CORRIDORS URBAN DISSIGN PLAN
APPENDIX C COST ESTIMATES
Identity Features
Item
52' clock tower with logo in place of clock or 52' clock tower with operable
clock
Clock tower electrical service and lighting
42' diameter clock tower plaza
Clock tower landscaping and irrigation (assumes no utilities required)
24' secondary gateway tower
24' secondary gateway tower landscaping and irrigation (assumes no utilities
required)
24' secondary gateway tower electrical service and lighting
6' tertiary entry signage
6' tertiary entry signage electrical service and lighting
Cast stone bollards (each)
Clock Tower Secondary Gateway Tower
Quantity Unit Price Total
3 80,000- 240,000- 240,000-$
95,00095,000 285,000
3 10,000 30,000
3 35,000 105,000
13 I $10,000 30,000
2 (minimum) 45,000 90,000
2 (minimum) 10,000 20,000
2 (minimum) 7,000 14,000
4 (minimum) 15,000 60,000
4 (minimum) 5,000 20,000
TBD 2,500
c,sf 'ane IIaN;; fay use C
SOUTHLAKE ' ,
Tertiary Entry Signage Cast Slone Bollards