1998LUPtextCity of Southlake
Land Use Plan
Last Amended March 4, 2003
INTRODUCTION
The City of Southlake's present Land Use Plan was adopted in January of 1998, revising the
June of 1993 Land Use Plan. Between the 1993 and 1998, the population increased
approximately forty-seven percent (47%) and since 1998 it has increased an additional
eighty-one percent (81%). Due to several high -quality residential developments, increased
interest in commercial and retail development has ensued. Demands for infrastructure and
other City services have increased dramatically. This dynamic growth and demands for
services emphasize the importance of periodically updating the Land Use Plan as well as
other planning policies.
The format of this report follows the methodology in Appendix A. The Introduction section
describes the purpose of this Land Use Plan and the general relationship of land use plans to
zoning. The Goals and Objectives section describes the influential factors for the
formulation of the Land Use Plan. The Land Use Categories and Airport Compatible Land
Uses sections describe the allowable activities and constraints for future development in the
individual land use categories. The Conclusion restates the rational approach used in
creating this Land Use Plan. And lastly, Appendix B summarizes the differences between
the January 1998 Land Use Plan and the 1993 Land Use Plan.
Purpose
The City Charter establishes the Comprehensive Master Plan as a policy instrument that
guides "...the growth, development, and beautification of the City." Presently, the
Comprehensive Master Plan consists of various related policy components. Collectively,
they are the basis for short-term and long-term decisions on the physical development of
Southlake. Components of the Comprehensive Master Plan include:
1. Land Use Plan;
2. Thoroughfare Plan;
3. Parks, Recreation, and Open Space Master Plan;
4. Water, Sewer, and Drainage Master Plans; and
5. Solid Waste Disposal Master Plan.
Particularly, the Land Use Plan guides the physical development of Southlake by establishing
a general pattern of land uses. It allocates the appropriate location, concentration, and
intensity of future development within the City by land use categories. As such, this Land
Page 2 Land Use Plan 1998
Use Plan consists of a map illustrating the pattern of land uses by category and text with
descriptions of the individual land use categories. As part of the update of the Land Use Plan
in 1997-98, the description of all land use categories will be included on the face of each map
prepared by the city to facilitate a greater level of understanding about the purpose and intent
of each category.
Relationship to Zoning
It is important to clarify the relationship between comprehensive plans, land use plans, and
zoning. As stated previously, a comprehensive plan and its land use plan component are
policy instruments; therefore, they are advisory and general in nature. Zoning, in the form of
a zoning ordinance, is the primary mechanism used by a municipality to implement its land
use plan portion of a comprehensive plan.
Texas Local Government Code, Section 211.004, Compliance with Comprehensive Plan,
differentiates zoning ordinances from land use (or comprehensive) plans. The generally
accepted interpretation of Section 211.004 is that an adopted land use plan (or comprehensive
plan) forms a legal basis for zoning and, therefore, zoning should be in accordance with the
land use plan. The zoning ordinance interprets the general pattern and categories of land uses
in the land use plan into districts of permissible activities within specific district boundaries.
Page 3 Land Use Plan 1998
GOALS AND OBJECTIVES
The Land Use Plan translates the community goals and objectives for the physical
development of Southlake into a general pattern of land uses. The goals and objectives of
this Land Use Plan are essentially the same as those enumerated in the 1993 Land Use Plan.
The pace and magnitude of growth since 1993 has reinforced and amplified those aspirations
for the development of the City. Below are the principal goals and explicit objectives that
are the foundation of this Land Use Plan:
Goal: Preserve the rural environment and scenic character of the City.
❑ Protect the feeling and ambiance of "openness".
❑ Conserve the natural beauty of trees, vegetation, rolling hills, creeks, and
floodplains.
Goal: Maintain and enhance the quality of life.
❑ Protect existing residential neighborhoods from any negative impacts of future
development.
❑ Allocate land -use activities to maximize convenience and minimize traffic
congestion.
Goal: Promote compatible and orderly development.
❑ Encourage the continued development of safe, healthful, and viable neighborhoods.
❑ Provide a rational balance between residential and non-residential uses.
❑ Minimize potential conflicts between activities.
❑ Incorporate the land use recommendations provided in the 1995 Southlake Corridor
Study to the greatest degree possible.
❑ Encourage the development of a mixed -use town center that will create a focal point
for the community by way of its geographic location, standards for development and
mix of uses and services.
Page 4 Land Use Plan 1998
LAND USE CATEGORIES
Land use categories describe the allowable activities or development that may occur in a
particular category; activities that are not detailed in a particular category should be
prohibited. Following are descriptions of the individual land use categories in the Land Use
Plan.
Floodplain
Floodplain illustrates area designated by the August 1995 Federal Emergency Management
Agency (FEMA) maps as being in the 100-year floodplain. The "floodplain" is an expanse
of natural vegetation and wildlife, and should be preserved as natural open area. Within the
floodplain is "floodway" that must be kept free of encroachment in order that the 100-year
flood may be carried without harmful increases in the height of flood waters. Although it is
not to be encouraged, the portion of the floodplain not in the floodway may be reclaimed for
development under certain circumstances if in accordance with FEMA regulations. The
designated land use for areas of reclaimed floodplain is that of the immediately adjacent land
use category.
Corps of Engineers
The Corps of Engineers category includes all property adjacent to Grapevine Lake owned by
the federal government and managed by the U.S. Army Corps of Engineers (COE). The
primary purpose of this property is the temporary reservoir storage of flood waters. Within
the COE ownership (and, in some instances, on adjacent private land) is a regulatory flowage
easement at an elevation of 572 feet above sea level. Through lease agreements with the
COE, property within the Corps of Engineers category may be utilized as parks, recreation,
and open space. Ancillary commercial and retail activities associated with these uses are
permitted, but no habitable structures may be developed within the flowage easement.
Public Parks / Open Space
Public Parks / Open Space are public areas designated for active and passive recreation, such
as parks and athletic complexes, and public open space for the preservation of the scenic
vistas and natural vegetation of the City. This Land Use Plan depicts only existing Public
Parks / Open Space facilities; potential Public Parks / Open Space sites are illustrated in the
Page 5 Land Use Plan 1998
Parks, Recreation, and Open Space Master Plan.
Public / Semi -Public
Public / Semi -Public areas are suitable for a wide range of public and private uses, such as
government offices and facilities, public and private schools, churches and related facilities
(including parsonage and parochial schools), cemeteries, and Public Parks / Open Space uses
in conjunction with these developments.
Low Density Residential
The Low Density Residential category is for detached single-family residential development
at a net density of one or fewer dwelling units per acre. Other suitable activities are those
permitted in the Public Parks / Open Space and Public / Semi -Public categories described
previously. The Low Density Residential category encourages the openness and rural
character of the City of Southlake.
Medium Density Residential
The Medium Density Residential category is suitable for any single-family detached
residential development. Limited low intensity office and/or retail uses may be permitted
provided that the nature of the commerce is to support the surrounding neighborhood and that
the area is sufficiently buffered from adjacent residential property. Such non-residential uses
must be compatible with and not intrusive to the adjacent residential uses. Other suitable
activities are those permitted in the Public Parks / Open Space and Public / Semi -Public
categories previously discussed.
Office Commercial
The Office Commercial category is a commercial category designed and intended for the
exclusive use of office and limited office -related activities. It is established for and will be
allocated to those districts best suited for supporting commercial activity of an office
character. It has been established to encourage and permit general professional and business
offices of high quality and appearance, in attractive landscaped surroundings with the types
of uses and design exterior appearance so controlled as to be generally compatible with
existing and future adjacent and surrounding residential development. Other suitable
Page 6 Land Use Plan 1998
activities are those permitted in the Public Parks / Open Space and Public / Semi -Public
categories previously discussed.
Retail Commercial
The Retail Commercial category is a lower- to medium -intensity commercial category
providing for neighborhood -type retail shopping facilities and general commercial support
activities. It is intended to provide limited local retail and/or office uses which serve
neighborhoods in close proximity. It is intended that all uses in this category will be
compatible with adjacent single family uses, thereby maintaining the character and integrity
of existing neighborhoods. This category is intended to encourage comprehensively planned
developments. In areas where the Retail Commercial designation is adjacent to residentially
zoned properties or areas with a residential designation on the Land Use Plan, lower intensity
activities such as office or office -related uses should be planned adjacent to the residential
uses. Other suitable activities are those permitted in the Public Parks / Open Space, Public /
Semi -Public, and Office Commercial categories previously discussed.
Mixed Use
The range of activities permitted, the diverse natural features, and the varying proximity to
thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and
coordinated development. New development must be compatible with and not intrusive to
existing development.
Typically, the Mixed Use designation is intended for medium- to higher -intensity office
buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free,
wholly enclosed light manufacturing and assembly uses that have no outdoor storage are
permitted if designed to be compatible with adjacent uses. Other suitable activities are those
permitted in the Public Parks / Open Space, Public / Semi -Public, Low Density Residential,
Medium Density Residential, Retail Commercial, and Office Commercial categories
previously discussed.
Page 7 Land Use Plan 1998
Town Center
The Town Center land use designation is intended to enhance and promote the development
of the community's downtown. The goal is to create an attractive, pedestrian -oriented
environment that becomes the center of community life in Southlake. It may include
compatibly designed retail, office, cultural, civic, recreational, hotel and residential uses. All
uses shall be developed with a great attention to design detail and will be integrated into one
cohesive district or into distinct sub -districts, each with its own unique characteristics. A mix
of different uses is encouraged to create a vibrant, lively, and unique environment.
Industrial
Industrial and business service development that is relatively free of unwanted side effects,
such as unsightliness, noise, odor, glare, vibrations, etc., is permitted in the Industrial
category. If meeting the qualification of relatively free of unwanted side effects, suitable
types of development in the Industrial category can be characterized by the manufacturing,
processing, packaging, assembly, storage, warehousing and/or distribution of products.
Ancillary commercial and retail activities associated with these uses are permitted. Public
Parks / Open Space and Public / Semi -Public activities as described above may be permitted
if surrounding industrial uses do not pose hazards and are sufficiently buffered.
Page 8 Land Use Plan 1998
AIRPORT COMPATIBLE LAND USES
Due to an agreement between the City of Southlake and the Dallas -Fort Worth International
Airport, development is restricted in certain areas of the City. The agreement created two
noise contour "zones" within Southlake; these noise contour "zones" are indicated on the
land use map. No residential development is allowed within the 75+ LDN noise contour.
Residential development is allowed in the 65-75 LDN contour provided that a certain noise
level reduction (NLR) is met. Non-residential uses are permitted in both contour zones, but
have to meet specific noise level reduction requirements. Please refer to the Airport
Compatible Land Use Zoning Ordinance No. 479 for details of these regulations.
Page 9 Land Use Plan 1998
CONCLUSION
Planning is an ongoing, continuous process, and this Land Use Plan is a reflection of that
belief. Although the same community goals and objectives of the present Land Use Plan
have been carried forward, the new perspective and experience of rapid growth have resulted
in a slightly different interpretation. This Land Use Plan represents a rational approach that
balances the following competing and conflicting goals:
❑ Growth versus no growth,
❑ Economic development versus "rural" environment, and
❑ Number of residences versus the ability to provide public and private services.
Page 10 Land Use Plan 1998
APENDICES
Page 11 Land Use Plan 1998
APPENDIX A
Methodology for the 1998 Revision
With the assistance of the Planning and Zoning Commission, SPIN representation, and interested
citizens, the City staff outlined a general strategy for the formulation of the Land Use Plan at a
"kick-off' meeting held August 28, 1997. The strategy consisted of three phases. The first
phase was the "problem identification" stage and consisted of an inventory of existing developed
conditions and subsequent analysis of the conditions, while incorporating the principles of the
1995 Corridor Study, where applicable. The second phase was the acceptance of the community
goals and objectives of the present (1993) Land Use Plan as a basis for beginning all study of
proposed uses. The third phase was the definition and allocation of the land use categories from
the information discovered in the previous two phases by the Planning and Zoning Commission
during a series of work sessions held during the latter part of 1997.
This process was envisioned to proceed sequentially; however, due to the area involved, the
desire for comprehensiveness, and the intent to involve the public, the City was divided into
eight study areas. For each of the study areas, City staff prepared an information package for the
Planning and Zoning Commissioners and interested public. The text consisted of an inventory of
legal nonconforming uses, properly zoned uses that are not in compliance with the Land Use
Plan, and a description of proposed land use changes. The graphics information included the
existing zoning, 1993 Land Use Plan, Thoroughfare Plan, and proposed alternatives for this Land
Use Plan.
Public work sessions for the discussion of the individual study areas were held on the off -
Thursdays when no regularly scheduled meeting was held. The public meetings were duly
posted on all official bulletin boards, included in the various publications produced by the City,
and announced via the SPIN organization to interested neighborhood groups. The public hearing
held by the Planning and Zoning Commission on December 18, 1997, was duly noticed in
Southlake's official publication, the Fort Worth Star Telegram, and also in the Southlake
Newsletter, a monthly publication of the City that is mailed to all residential and non-residential
water -billing accounts.
From the discussions, a preliminary Land Use Plan was developed for each of the study areas.
The individual study area plans were then combined into a "city-wide" Land Use Plan and
presented to the Planning and Zoning Commission. This "city-wide" plan was reviewed for
boundary conflicts between study areas and overall comprehensiveness. On January 15, 1998,
Page 12 Land Use Plan 1998
the Planning and Zoning Commission and the City Council held a Joint Work Session to share
information and conclusions gathered during the update process. The final adoption of the Land
Use Plan and Text was approved by City Council on January 20, 1998.
Page 13 Land Use Plan 1998
F-11 9 9 D10113 KII
Comparison to the 1993 Land Use Plan
This Land Use Plan is an evolution of the 1993 plan. However, some revisions were made. One
fundamental change is the addition of two land use categories - Office Commercial and Retail
Commercial. The Office Commercial category was designated in the 1995 Corridor Study as a
means of more closely defining areas intended for the primarily office -related functions in the
city, which are generally along the major corridors between the nodes of Retail Commercial (a
category also recommended in the Corridor Study) located at major intersections.
Two other fundamental changes were the removal of any type of commercial activity from the
Low Density Residential category description, and the restriction of residential activity in the
Medium Density Residential category description to single-family dwellings only. The
remaining changes were minor and entailed rearranging certain land use category descriptions.
The chart on the following page indicates the total acreage and percentage of each land use
category for the 1993 and the 1998 plans.
Page 14 Land Use Plan 1998
Land Use Plan Comparisons
CATEGORY
1993 Land Use Plan
1998 Land Use Plan
2003 Land Use Plan
Acreage
Percent
Acreage
Percent
Acreage
Percent
Floodplain
959.83
6.77
887.75
6.06
887.75
6.06
Corps of Engineers
756.51
5.33
756.52
5.16
756.52
5.16
Public Parks/Open Space
24.50
0.17
266.10
1.82
266.10
1.82
Public/Semi-Public
253.22
1.79
474.20
3.24
474.20
3.24
Low Density Residential
4683.56
33.03
5023.65
34.29
5023.65
34.29
Med. Density Residential
4268.45
30.10
3794.71
25.90
3794.71
25.90
Mixed Use
2419.37
17.06
1770.21
12.08
1643.21
11.22
Industrial
491.80
3.47
488.13
3.33
488.13
3.33
Office Commercial
N/A
N/A
392.02
2.67
392.02
2.67
Retail Commercial
N/A
N/A
462.72
3.16
462.72
3.16
Town Center
N/A
N/A
N/A
N/A
127
0.87
(+ R.O.W., etc.)
1 324.46
2.28
334.22
2.29
334.22
2.29
TOTALS
14181.7
100.00
14650.23
100.00
14650.23
100.00
Page 15 Land Use Plan 1998