Work Session - Staff Report - Land Use Plan FM Corridor1
Future Land Use Plan Update
STAFF REPORT – FM 1709 & FM 1938 CORRIDORS September 30, 2022
SUMMARY:
This report outlines the planned Future Land Use Plan update discussion topics for the October 6, 2022 Planning & Zoning Commission work session. This includes existing and proposed recommendations for the F.M. 1709 and F.M.1938 Corridors, the second plan area to be reviewed
during the 2022 update of the Future Land Use Plan, as well as follow-up items from the S.H. 114 Corridor discussion from the September 22, 2022 Planning & Zoning Commission work session. Changes to the recommendations from the existing Southlake 2035 Consolidated Future Land
Use Plan are indicated with underline and strikethrough text.
BACKGROUND:
The Future Land Use Plan is a component of the city’s comprehensive plan. The comprehensive plan is a reflection of the community’s values and serves as a blueprint for Southlake’s future. Further, the comprehensive plan establishes a framework to coordinate the city’s activities and to
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guide the city’s decision-making for the next 20 years. As such, the comprehensive plan and its components are updated on a regular basis. The Land Use Plan is Southlake’s vision for future
development that serves as a guide for land use decisions and as a foundation for Southlake’s zoning and subdivision regulations. The plan is a policy document that allocates the general location, concentration, and intensity of future development within the City by land use categories.
The current Land Use Plan, the Southlake 2035 Consolidated Future Land Use Plan, was adopted on June 19, 2018. The Planning & Zoning Commission began the 2022 review and update of the Future Land Use Plan at their work session on September 8, 2022. The City of Southlake approaches land use planning through sector planning, a method which divides the City into sectors to identify development issues and to develop recommendations for each individual area. This approach recognizes that planning issues are numerous and complex and may vary from area to area or even site to site. Sector planning allows for the identification of development constraints and issues, the identification of features, resources, and areas to be protected or improved, and the exploration of development opportunities. The first sector to be reviewed during the 2022 update was the S.H. 114 Corridor, which was discussed at the Planning
& Zoning Commission work session on September 22, 2022. The second area to be reviewed is the F.M. 1709 and F.M. 1938 Corridor, scheduled for the October 6, 2022 Planning & Zoning Commission work session.
SH 114 CORRIDOR REVISIONS:
Following the discussion at the September 22, 2022 Planning & Zoning Commission work session, staff revised recommendations for LU1 and LU5. These changes are highlighted in green below: SH 114 - LU1 – FIDELIS AND SHIVERS TRACTS
LU1a
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Underlying Land Use (Mixed Use) Optional Land Use (Campus Office Overlay)
• Retain the existing underlying Mixed Use land use designation and apply the Campus Office Overlay district.
• Expand the plan area to include the properties at the northwest corner of S.H. 114 and North White Chapel Blvd.
• Future development on these properties should be approved in a manner that is sensitive to potential impacts on adjacent residential areas, particularly as related to noise, traffic, building heights, lighting and views.
• Provide a corner enhancement feature at SH 114 and W. Dove Rd in conjunction with development on the west half of the Fidelis tract.
• Development of the Shivers property should be integrated with the Carillon commercial to the east. Undeveloped properties should be developed in a cohesive
manner with consideration for connectivity, design, and architectural style.
• For areas immediately along and east of the planned Kirkwood Blvd. extension, low-
impact development such as residential with a similar design and pattern to the existing neighborhoods across White Chapel may be considered as a transition to the neighboring single-family residential properties. Also a low-scale or garden office
component may be considered if development is planned in a comprehensive manner which maximizes tree preservation.
• Multi-story, class “A” office development is encouraged.
• Buffer any residential uses from non-residential uses on this property.
• Traffic signals at major street intersections should be anticipated and addressed with development.
• As development is proposed traffic impacts on Dove St. and White Chapel Blvd (including the traffic circle roundabout) should be assessed.
• Development should be sensitive to the existing tree cover and attempts should be made during the planning process to maximize tree cover along with natural features and topography.
• Any development should be walkable and pedestrian friendly.
• Family history of Shivers tract should be preserved or recognized possibly through use of open space.
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• As development occurs drive access to Kirkwood Blvd. should be encouraged with limited drive access onto White Chapel Blvd.
• Encourage cross-connectivity and access onto the S.H. 114 frontage road.
• Assess completion of Kirkwood Blvd. to its full width with development of adjacent properties.
• Property development along North White Chapel Blvd. should align driveways and intersections with anticipated or existing median breaks. LU1a (new addition) • Explore opportunities for regional detention. • Consider this property for residential development or open space. SH 114 - LU5 – HOSPITAL SITE
Underlying Land Use (Mixed Use) Optional Land Use (Medical and Wellness Overlay)
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• Retain the existing underlying Mixed Use designation and add Medical and Wellness Overlay.
• The future development of the site should occur in a manner consistent with the initial hospital development.
• Vehicular and pedestrian connectivity to the existing hospital and surrounding properties is encouraged.
• Parking structures and below grade parking are encouraged.
• Future development near Highland St and White Chapel Boulevard should be approved in a manner that is sensitive to potential impacts on adjacent residential areas, particularly as related to noise, traffic, building heights, lighting and views. Acceptable
types of development may also include garden office for properties adjacent to White Chapel Boulevard and Highland Street.
• Office development should be appropriately scaled, with higher intensity adjacent to SH 114 and lower intensity closer to residential properties.
• Development should be sensitive to the existing tree cover and attempts should be made during the planning process to maximize tree cover along with natural features and topography.
• Any development should be walkable and pedestrian friendly. F.M. 1709 AND F.M.1938 CORRIDOR SITE SPECIFIC RECOMMENDATIONS: The existing site specific recommendations for the F.M. 1709 and F.M. 1938 Corridor and proposed revisions are outlined in the following section.
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FM – LU1 – DAVIS BOULEVARD PROPERTIES
Zoning (SF1A and RE)
Underlying Land Use (Mixed Use and 100-Year Flood Plain)
• If possible, properties should be master planned or developed in a coordinated manner.
• Vehicle cross access to adjacent properties (north and south) should be required as development occurs.
• Commercial drives directly onto Davis Blvd. should be limited and sharing drive access between properties should be considered.
• There is a possibility that medians will be installed along Davis Blvd. south to Continental and commercial drives should be located in a manner that aligns to future median openings.
• Design of properties should be conducted in a manner that preserves or even highlights the creek area (i.e. restaurant patio facing the creek area).
• Construct a trail along the creek per the Master Pathways Plan.
• As development occurs in either LU1 or LU2 (Weisman/Haney tracts), evaluate the possibility of vehicle and pedestrian connectivity across the creek.
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• The scale of development is intended to be consistent with the surrounding area and uses. Uses such as low profile office/health and medical uses or other identified targeted retail/restaurant uses as identified in the Economic Development Plan are encouraged.
• Building location on the properties should be located near the front building line (front on Davis Blvd.) with parking or the majority of parking behind the building.
• Change the Retail Commercial land use designation on the consolidated land use map at the north end of the LU1 area to Mixed Use to be consistent with the properties to the south and to broaden potential uses in this area.
• Evaluate the feasibility of City participation in the provision infrastructure for a future vehicular creek crossing as part of the 2035 Mobility Plan. FM – LU2 – WEISMAN AND HANEY TRACTS
(Removing all recommendations since the site is under development.)
Zoning (RPUD)
Underlying Land Use (Medium Density Residential and Low Density Residential)
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• If possible, properties should be master planned or developed in a coordinated manner.
• As development occurs and warrants, vehicular roadway access to either Continental Blvd. via the stub street (Naples Dr.) or access to Davis Blvd. via a future creek crossing shall be provided.
• Design of properties should be conducted in a manner that preserves or even highlights the creek area.
• Development should occur in a manner that preserves and integrates the natural tree cover into the area through the use of open space and creative design.
• Existing tree cover along the north property line adjacent to “The Hills” church and the west property line adjacent to “Lakeside Presbyterian” should be preserved in order to
provide a natural buffer between the residential development and church property.
• If the property is developed as a residential subdivision it should be walkable with
pedestrian pathway connections to open space areas as well as to the Southlake Blvd. sidewalk system.
• Evaluate the feasibility of City participation in the provision of infrastructure for a future vehicular creek crossing as part of the 2035 Mobility Plan.
FM – LU3 – MICHAEL DRIVE PROPERTIES
Zoning (AG, SP1, and I1)
Underlying Land Use (Medium Density Residential, 100-Year Flood Plain, and Mixed Use)
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Existing Underlying Land Use (Medium Density Residential, 100-Year Flood
Plain, and Mixed Use)
Proposed Underlying Land Use (100-Year Flood Plain and Mixed Use)
• Maintain Medium Density Residential designation west of the creek, specifically allowing garden office type uses. Change the Medium Density Residential designation west of the creek to Mixed Use.
• Redevelopment of properties should be conducted in a manner that preserves the floodplain corridor.
• Future redevelopment of the western portion of this area should be approved in a manner that is sensitive to adjacent residential properties in the Siena neighborhood, particularly related to noise, traffic, building heights, lighting and views.
• Work with property owners to dedicate utility easement along Michael Drive. As property develops, consideration of improvements of Michael Drive in regard to access and
utilities should be addressed. FM – LU4 – TEX-ART STONE AREA
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Zoning (AG and CS)
Underlying Land Use (Mixed Use, Public/Semi-Public, and 100-Year Flood Plain)
Existing Underlying Land Use (Mixed Use, Public/Semi-Public, and 100-
Year Flood Plain)
Proposed Underlying Land Use (Mixed Use and 100-Year Flood Plain)
• Change the Office Commercial Public/Semi-Public land use designation to Mixed Use. and
• note that rResidential development or a garden office use is recommended as a transitional use between the Country Walk subdivision and future development along F.M. 1938.
• Change the Retail Commercial land use designation to Mixed Use noting that if If the property is developed non-residentially, that the scale of development is intended to be consistent with the surrounding area and uses. Low profile office/health and medical uses and other identified target retail/restaurant uses as identified in the Economic
Development Plan are encouraged.
• Non-residential buildings located along Davis should be located near the front building
line (front on Davis Blvd.) with parking or the majority of parking behind the building.
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• Design of properties should be conducted in a manner that preserves or even highlights the Big Bear Creek area.
• If the property is developed as a residential subdivision it should be walkable with pedestrian pathway connections to open space areas as well as to the F.M. 1938 sidewalk system.
FM – LU5 – RANDOL MILL PROPERTY (No changes proposed)
Zoning (SF1A)
Underlying Land Use
(Low Density Residential)
• Due to adjacent commercial uses and frontage on F.M. 1938 a change to the land use plan from Low Density Residential to Office Commercial may be considered in conjunction with a zoning and site plan application.
• If the site is developed in a manner consistent with the Office Commercial land use category the following should be considered:
• Ingress and egress to the property should be from the existing commercial drive located
to the south.
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• Office development should be of an appropriate scale, height and density for the site.
• Parking should be provided behind the building and not along F.M. 1938.
• Preserve the tree area along the western portion of the property. FM – LU6 – SOUTHLAKE MARKETPLACE
Zoning (C3 and SP1)
Underlying Land Use
(Retail Commercial)
• Continue to pursue a public/private partnership with the City, the management company, and individual property owners to improve vehicular access into the property.
• Consider rezoning the property or portions of the property to allow more flexible parking requirements for possible uses compatible with the shopping area and the adjacent residential neighborhood (Southlake Woods).
• If the property or properties are rezoned, aspects for improving the aesthetics of the center/parking area should be considered. Such aspects may include landscaping,
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provision of open space, lighting, replacement of nonconforming signs, and other signage improvements.
• Encourage retail establishments consistent with target industries identified in the Economic Development Master Plan.
FM – LU7 – PLAYERS CIRCLE AND PEYTONVILLE PROPERTIES
Zoning (C3, C2, SP1, and O1)
Underlying Land Use (Retail Commercial, Mixed Use, and Office
Commercial)
• Extend the Office Commercial land use category to the north along Peytonville Avenue to include the Varsity Orthopedics office building property.
• Future retail or possibly office uses on F.M. 1709 (Tree Farm) should be consistent with the City’s identified target industries.
• As the undeveloped office properties along Peytonville are developed ensure cross access (north –south) between properties is provided. Limit the number of drives onto
Peytonville Ave. to a maximum of 2 by sharing driveway access.
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• Provide internal cross access from Players Circle to Peytonville Ave. as the properties are developed.
• Encourage residential development consistent with the medium density land use category on the back (southern) portion of the tree farm. Office development may also be considered as an appropriate use. The scale of the office development is intended to be consistent with the surrounding area and uses.
• Development of the southern portion of this area should be approved in a manner that is sensitive to adjacent residential properties in the Southlake Woods neighborhood, particularly related to noise, traffic, building heights, lighting and views.
• Building location on the properties should be located near the front building line (front on F.M. 1709 or Peytonville Ave.) with parking or the majority of parking behind the buildings. FM – LU8 – PARKWOOD ACTIVITY CENTER (SOUTHLAKE ACTIVITY CENTER/FORMER SENIOR CENTER)
Zoning
(CS)
Underlying Land Use (Public/Semi-Public)
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• The City should retain this property and use it for low impact passive recreation uses (walking/jogging/exercise/ educational trails, disk golf).
• Retain the tree areas.
• Clean up the pond area and make it a property amenity.
• Retain Consider retaining the old senior center building to allow for meeting/event space.
• Provide appropriate park amenities (benches, trash cans, signage, etc.).
FM – LU9 – RUCKER PROPERTIES
Zoning
(AG, RPUD, SP2, and SP1)
Underlying Land Use
(Office Commercial, Medium Density Residential, and 100-Year Flood Plain) Retain the applicable recommendations from the Southlake 2030 Carroll/1709 Small Area Plan:
• Buildings’ backs facing Zena Rucker Rd. or F.M. 1709 should be limited. Rear facades should face the interior of the site.
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• Clustering of housing may be appropriate for the preservation of critical environmental resources and open space.
• Preserve heavily wooded areas, especially within drainage areas and the floodplain.
• Regional drainage opportunities should be explored.
• Encourage water reuse for irrigation.
• Encourage green building design and practices.
• Preserve and enhance existing creeks and ponds.
• Development should be pedestrian-oriented, emphasizing pedestrian connectivity to the sidewalk system.
• Consider a roundabout at the intersections of Rucker and the north-south connector (Tower Blvd.).
• Provide curvilinear streets.
• Provide street trees between the sidewalk and street curb.
• Recommend a parkway buffer and street trees adjacent to Rucker Road. FM – LU10 – MENDEZ/STRUNK PROPERTIES
Zoning (AG and SF1A)
Underlying Land Use (Medium Density Residential)
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• Extend Retain the Medium Density Residential land use designation south to the north property line of the office developments on F.M. 1709 (1100 and 1110 E. Southlake Blvd.).
• For properties fronting on Carroll Ave., garden office uses may be considered if development is planned in a comprehensive manner.
• Buffer existing and future residential uses from office uses.
• Any future connection of Cross Lane to Carroll Ave. is not intended.
• Any office development along Carroll Ave. should have cross access back to the traffic signal at F.M. 1709/Tower Plaza as well as to the office properties to the south to access the existing drive cut on Carroll Ave.
• A new drive cut at Carroll Ave. and Main Street is not recommended due to existing traffic conditions/volumes at this intersection and the close proximity to the light. FM – LU11 – 803 W. SOUTHLAKE BLVD.
Zoning (SP1)
Underlying Land Use (Medium Density Residential)
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Existing Underlying Land Use
(Medium Density Residential)
Proposed Underlying Land Use (Office Commercial)
• Expand the subject area to include the two properties to the west.
• Change the underlying land use designation from Medium Density Residential to Office Commercial.
• Office development is appropriate but Development should be limited to building size and scale which is compatible with adjacent single-family residential and preserves the maximum amount of green space on the site. Buffer should be established between existing residential uses and any planned office uses.
• Retain tree buffer adjacent to residential properties.
• Future development on these properties should be approved in a manner that is sensitive to potential impacts on adjacent residential areas, particularly as related to
noise, building heights, lighting and views. STAFF CONTACT: Jenny Crosby, Principal Planner jcrosby@ci.southlake.tx.us 817-748-8195