Southlake 2025 Plan - Phase II
SOUTHLAKE 2025 PLAN – PHASE II
DAVIS BOULEVARD/F.M. 1938 CORRIDOR:
LAND USE PLAN RECOMMENDATIONS
SOUTHLAKE PLANNING & ZONING COMMISSION
SEPTEMBER 2004
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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1.0 General recommendations for the Davis Boulevard Corridor.
Based on the existing character, previously adopted plans, Southlake 2025 Plan Vision,
Goals, & Objectives, and the proposed F.M 1938 extension north to S.H.114 the
following overarching guidelines and principles for the Davis Boulevard/F.M 1938
Corridor Plan Area “A” are recommended:
I. Land Use & Character
• Preserve the character of the lower-intensity residential uses north of Johnson
Road along the proposed F.M 1938 extension.
• Limit higher intensity industrial uses to existing uses and provide incentives
for these existing uses to come into compliance with the city’s regulations
(E.g.: Michael Drive, Tex-Art Stone).
• Encourage the redevelopment of the industrial properties on Michael Drive
immediately adjacent to Siena to lower-intensity warehouse/flex office uses.
• Encourage larger scale around the F.M. 1709 and F.M. 1938 intersection.
• Strengthen the retail node at Davis and F.M. 1709 by encouraging business
retention and providing for flexibility in redevelopment of the shopping center
as the local/regional market changes with the extension of F.M. 1938.
Existing character of Johnson Road that needs to
be preserved.
Desirable form of commercial development at
critical nodes.
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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II. Mobility
• Develop the extension of F.M 1938 north to S.H.114 as a “parkway” with a
trail, street trees, medians, berms, and vegetative barriers that preserve and
enhance the character of area along Randol Mill.
• Enhance the character of Davis Boulevard and F.M. 1709 through streetscape
enhancements including street trees, pedestrian sidewalks/trails, parking lot
landscaping, buffer yards, etc.
Desirable character of residential streets Desirable character of commercial corridors
• Fund the design and construction of an integrated sound barrier minimizing
the impact of F.M 1938 (Randol Mill Ave.) extension on the Myers Meadow
neighborhood.
• Encourage the development of a pedestrian greenway along the floodplain
corridor to provide alternative connectivity between neighborhoods to the
west and the adjacent commercial development.
• Encourage automobile and pedestrian connectivity between adjoining
commercial developments in the corridor. This in turn will reduce auto trips
and turning movements on the arterial roadways and improve level of service.
• Evaluate potential for pedestrian connectivity from retail/office uses to
adjacent neighborhoods.
Typical pedestrian network and connectivity
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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III. Environment
• Encourage the use of the 100-year flood plain as an asset to development
along Davis Boulevard by providing development incentives to protect the
stream corridor as a natural drainage channel.
• Identify and protect significant wooded areas in the corridor.
• Encourage the preservation of a tree buffer adjoining the floodplain corridor
• Encourage the maintenance of existing vegetation adjacent to roadways when
wooded areas are developed.
• Adapt development to the topography rather than topography to the
development.
• Incorporate significant landscape features into new development.
• Preserve views sheds that add value to development in the corridor.
Views from the Davis Boulevard corridor looking west.
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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2.0 Land Use Plan Recommendations
The following is a preliminary list of properties in the corridor with site specific
recommendations. Please refer to the Draft Land Use Recommendations map for corresponding
reference numbers.
Land Use Recommendations Table
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
1. MD-
Residential/
AG
18.3 ∗ Flood plain separates
property from new
residential development
to the west.
∗ Change to LD-Residential
2. Public/semi-
public /SF1-A
9.75 ∗ Recently rezoned and
platted for residential
(Father Joe Addition).
∗ Change to LD-Residential.
3. MD-
Residential/
PUD/AG
4.8 ∗ Zoned PUD as a part of
Myers Meadow, but
property is not in
Myers Meadow
subdivision.
∗ Designate property as LD-
Residential to preserve the
character along Randol Mill.
4. LD-
Residential/
Retail
Commercial/
Flood Plain/
Office
Commercial
SF1-A, AG,
SP-2
40 ∗ Frontage along FM
1709; may not be
suitable for single-
family residential.
∗ Significant portion of
this area in the 100-
year floodplain;
∗ Part of original plans
for Stonebridge Office
Development;
∗ Significant portions of
the property lack
frontage on either
arterial and thus may
limit market potential
for office uses
∗ T-1 Transition land use category
(office, retail, open space, civic,
and residential) designation for
all properties without direct
access to the intersection.
Provide flexibility to respond to
market conditions in the land use
mix permitted. Encourage lower
intensity office and/or residential
uses transitioning to existing
neighborhoods to the north and
west.
∗ Encourage the master planning
of entire site together –
providing the financial
feasibility of protecting the flood
plain.
∗ Provide internal connectivity
within the development of the
entire site;
∗ Preserve the flood plain as a
natural stream corridor and as an
asset to the development of the
site
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
5. Mostly Retail
Commercial/
C-3
42 ∗ Existing shopping center
with 2 anchors –
Albertson’s and Hobby
Lobby;
∗ Only significant site with
intersection access to
both F.M. 1709 and 1938;
∗ Market-drawing power
may be diminishing due
to power center (Super
Target and Walmart)
located in North Richland
Hills (North Tarrant
Parkway and F.M 1938);
∗ Keep existing designation.
6. Retail
Commercial/
C-3 & C-2
16.5 ∗ Portion of the frontage on
F.M 1709 is not zoned;
∗ Property may be too deep
for retail;
∗ C-2 property has an
existing use (commercial
nursery).
∗ Limit retail-commercial
designation along F.M. 1709
frontage.
∗ Any development should
provide connectivity to
adjacent shopping center and
to development to the south
(site 7)
7. Retail
Commercial/
MD-Res /
C-3, C-2,
13.4 ∗ Lacks frontage on 1709 –
may limit its
attractiveness for retail
uses
∗ T-2 Transition land use
category providing a transition
to lower intensity office and/or
residential uses; thus limiting
impact on to existing
residential to the south.
8. MD-Res/
SP-2
6.7 ∗ Properties along
Peytonville are located
across from Carroll
Senior High School
Parking lot.
∗ Change to office commercial
land use category
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
9. Mixed Use/
AG
25 ∗ Grade separated from
roadway – limited retail
potential;
∗ Adjacency to residential
to the east;
∗ Some existing non-
conforming
uses/structures;
∗ Some properties are
heavily wooded with
significant natural
features.
Mixed Use category with corridor
specific recommendations:
∗ Limit any retail uses to
properties which are at-grade
with the roadway and evaluate
other non-intrusive, low-
impact uses.
∗ Encourage service-oriented
retail uses that cater to
commuter traffic.
∗ Preserve wooded areas and
significant natural features.
∗ Coordinate development of the
site in conjunction with
adjoining property.
∗ Encourage internal
connectivity.
10. LD-Residential
and 100-year
floodplain/
RE, & SF1-A
49 ∗ Significant portions of
these properties are in the
floodplain (about 30 -
40%).
∗ Properties fronting on
F.M 1938 with future
traffic counts as high as
40,000 trips per day may
limit the potential for
single-family residential
uses.
∗ Existing non-conforming
industrial uses located on
Michael Drive.
∗ Several property owners
have expressed an interest
in changing their LUP
designation.
Mixed Use category with corridor
specific recommendations:
∗ Retail and office uses.
∗ Coordinate the development of
individual properties with a
larger master plan for the area.
∗ Encourage the redevelopment
of heavier industrial uses to
lower intensity
office/warehouse uses.
∗ Establish development
incentives for the preservation
of the natural stream corridor
while providing property
owners a reasonable return on
their investment.
∗ Develop a north-south
greenway along the stream
corridor connecting the
development to adjoining
properties.
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
8
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
11 LD-
Residential,
and 100-year
floodplain/
AG & I-1
11.7 ∗ 40% of the site in the
100-year flood plain
∗ No frontage on Davis
Boulevard
∗ Existing industrial uses
∗ T-2 Transition land use
category providing a transition
to lower intensity office and/or
residential uses; thus limiting
impact on to existing
residential to the south.
∗ Coordinate the development of
individual properties with a
larger master plan for the area
(specifically with site # 10 to
the east) to provide the
financial feasibility for
protecting the stream corridor.
∗ Protect the flood plain as a
natural stream corridor and
maximize its potential as a
greenway and linear open
space.
∗ Encourage the redevelopment
of the industrial uses
immediately adjacent to
existing residential
neighborhoods.
12. MD-Res/
AG
12.5 ∗ No frontage on Davis
Blvd.
∗ Residential adjacency.
∗ Adjacent to North Davis
Business Park.
∗ Significant grade issues –
may limit potential for
commercial uses
∗ T-2 Transition land use
category providing a transition
to lower intensity office and/or
residential uses; thus limiting
impact on to existing
residential to the east.
∗ Protect significant tree cover
on the site and limit grading of
the site.
∗ Preserve view corridors from
the site.
13. Office
Commercial /
AG, SF-30, &
SP-1
9 ∗ Adjacency to both
residential, commercial,
and industrial uses;
∗ Frontage along
Continental – not
conducive for any retail.
∗ T-2 Transition land use
category providing a transition
to lower intensity office and/or
residential uses; thus limiting
impact on to existing
residential to the north.
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
9
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific
Recommendations
14. Office
Commercial/
Public /Semi-
Public/
AG & CS
20 ∗ Existing non-conforming
industrial use (Tex-Art
Stone);
∗ Adjacency to residential
uses to the east;
∗ Bear Creek to the south.
∗ T-2 Transition land use
category providing a transition
to lower intensity office and/or
residential uses; thus limiting
impact on to existing
residential to the east.
∗ Encourage the protection of
the creek as a natural stream
corridor with a tree buffer.
Davis Boulevard/F.M 1938 Land Use Plan Recommendations
DRAFT September 17, 2004
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