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4.0 Land UseFINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 39 4.0 LAND USE PLAN Based on the existing character, previously adopted plans, and Southlake 2025 Plan Vision, Goals, & Objectives, the following general land use recommendations and site specific recommendations are proposed for the West Southlake Blvd./Pearson Area (Plan Area B), the West Highland/North Peytonville Area (Plan Area E), and the North Side Area (Plan Area F). 4.1 West Southlake Blvd./Pearson Plan Area (Plan Area B) The following are the general land use and character recommendations and site specific recommendations for the W. Southlake Blvd./Pearson Lane plan area: 4.1.1 General Land Use & Character Recommendations • Evaluate the application of the T-1 and T-2 transition land use categories as alternative land use tools on properties with environmental limitations that abut residential neighborhoods and arterial streets. • Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and/or significant environmental features. • Limit retail development to the intersection of Pearson Lane and F.M 1709 • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Consider enhancements to develop the intersection of F.M. 1709 and Pearson Lane as an entry portal into the city. • Evaluate the potential to keep or relocate the old water tower as an interpretive/art exhibit at one of the city’s parks. 4.1.2 Site Specific Recommendations No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 1. Low Density Residential and Retail Commercial/R- PUD 40.9 • Existing medium intensity residential uses on most of the site (Chesapeake Place). • Recommend changing from Low Density Residential and Retail Commercial to Medium Density Residential. 1a. Low Density Residential/R- PUD 11.5 • Existing public park (Chesapeake Park). • Recommend changing from Low Density Residential to Public Parks/Open Space. 1b. Low Density Residential/Mi xed Use 0.88 • Boundary correction. • Part of St. Martin’s-in- the-Fields property. • Recommend changing from Low Density Residential and Mixed Use to Public/Semi- Public to reflect the current use on the site. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 40 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 1c. Low Density Residential/AG 3.1 • Adjacent to Chesapeake Park. • Limited potential for low intensity residential uses. • Recommend changing from Low Density Residential to Medium Density Residential. 2. Low Density Residential/SF 1-A and SF20- A 32.7 • Existing medium intensity residential uses on most of the site (Siena subdivision). • Adjacent to non- conforming industrial uses to the northeast (on Michael Dr.) • Recommend changing from Low Density Residential to Medium Density Residential. 2a. Low Density Residential/AG , SF1-A, and SP-2 87.3 • Portion of the property adjacent to Keller ISD property. • Portion of the property with frontage on F.M. 1709. • Existing industrial uses to the east. • Existing medium intensity residential uses to the southeast. • Recommend changing from Low Density Residential to Medium Density Residential. 2b. Public/Semi- Public/CS and SP-2 16.2 • Undeveloped property. • Recommending Medium Density Residential designation on surrounding properties. • Recommend changing from Public/Semi- Public to Medium Density Residential. 3. Low Density Residential and Retail Commercial/A G 7.9 • Frontage on F.M. 1709. • Mature trees. • Existing retail commercial use on the western portion of the site. • Recommend changing from Low Density Residential to Medium Density Residential (on eastern portion of site). • Recommend T-1 alternative designation. 4. Low Density Residential and Retail Commercial/A G 6.7 • Adjacent to medium intensity residential uses and retail commercial uses. • Mature trees. • Recommend changing from Low Density Residential to Medium Density Residential (on eastern portion of site). • Recommend T-2 alternative designation. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 41 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 5. Low Density Residential/SF 1-A 9.3 • Adjacent to ground water storage tanks to the south. • Water tanks and pumps to the south may create noise issues. • Adjacent to planned retail and office uses to the south. • Low intensity residential to the north. • City-owned property. • Recommend T-2 alternative designation. • Any residential development proposed should address the issue of noise abatement in its construction standards. 6. Low Density Residential/O-1 and SF1-A 7.2 • Frontage on F.M. 1709. • Proposed office uses on a portion of the site (Vermilion frontage) and to the west. • Adjacent to low intensity residential uses. • Significant tree cover. • Limited potential for low intensity residential development due to frontage on F.M. 1709. • Recommend T-1 alternative designation. 6a. Retail Commercial/SP -1 2.4 • Planned office commercial uses on site. • Recommend changing land use designation from Retail Commercial to Office Commercial. 8. Low Density Residential and 100 Year Flood Plain/SF1-A and AG 23.5 • Adjacent to Royal and Annie Smith Park. • Significant tree cover. • Low intensity residential uses to the south and east. • Flood plain borders the site on the east. • Recommend Rural Conservation alternative designation. • Preserve the flood plain and maximize its potential as a greenway. 9. Medium Density Residential/SF 1-A 16.9 • Significant tree cover. • Adjacent to medium intensity residential uses and low intensity residential uses. • Recommend changing underlying land use designation from Medium Density Residential to Low Density Residential. • Recommend Rural Conservation alternative. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 42 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 9a. Low Density Residential/SF 1-A, AG, and SF1-B 32.7 • Significant tree cover. • Adjacent to medium intensity residential uses and low intensity residential uses. • Recommend Rural Conservation alternative designation. 10. Low Density Residential and 100 Year Flood Plain/SF1-A, SF1-B, AG 47.5 • Portion of site lies in the 100 Year Flood Plain. • Water tower located to the southwest to become obsolete with plans for a new overhead water tower immediately west of existing tower. • Adjacent to medium intensity residential uses to the south and west. • Adjacent to low intensity residential uses to the east. • Preserve the flood plain and maximize its potential as a greenway. • Recommend Rural Conservation alternative. • Evaluate a portion of the neighboring water tower site for future uses. • Evaluate the potential to keep or relocate the old water tower as a historic art exhibit at one of the city’s parks. Note: Numbers in the above table may not be exactly sequential due to changes made during the planning process and the originally assigned numbers were retained for consistency. 4.2 West Highland/North Peytonville Plan Area (Area E) The following are the general land use and character recommendations and site specific recommendations for the W. Highland/N. Peytonville plan area: 4.2.1 General Land Use & Character Recommendations • Evaluate the application of the T-1 and T-2 transition land use categories as alternative land use tools on properties with environmental limitations that abut residential neighborhoods and arterial streets. • Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and/or significant environmental features. • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Preserve the rural character of Dove Street, Shady Oaks Drive, and Highland Street. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 44 4.2.2 Site Specific Recommendations No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 1. Low Density Residential/AG 14.1 • Existing retail, industrial, and residential uses on site. • Adjacent to low intensity residential uses to the south. • Low Density Residential/T-2 alternative land use designation to the east. • Mixed use designation to the northeast. • Unique rural character of Dove Street. • Recommend T-1 alternative designation to encourage the redevelopment of the site. • All the properties under #1 should be master- planned together to apply the T-1 designation. • Preserve the rural, two- lane character of Dove Street by requiring a 50 to 100 foot buffer along Dove Street. 2. Low Density Residential and 100 Year Flood Plain/SF1-A and RE 103.5 • Existing low intensity residential uses. • Creek runs along the eastern edge of the site; another creek runs through the western portion of the site. • Significant tree cover. • Unique rural character of Dove Street. • Preserve the rural, two- lane character of Dove Street west of Shady Oaks. • Recommend Rural Conservation alternative designation. 3. Low Density Residential/SF1- A, RE, AG, SF1- B, C-1 142.9 • Existing low intensity uses along both Shady Oaks and Highland Street. • Creek runs along Shady Lane. • Unique rural character along both streets. • Adjacent to CISD property to the south. • Recommend the Rural Conservation alternative designation. 4. Medium Density Residential and Low Density Residential/AG and SF-1A 72.0 • Adjacent to low intensity residential uses. • Existing low intensity residential uses and agricultural uses (pasture) on site. • Recommend Rural Conservation alternative. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 45 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 5. Medium Density Residential and Public/Semi- Public/AG 5.8 • Medium intensity residential uses to the east. • Church property to the south. • Proposed T-1 designation across Highland Street (see S.H. 114 Corridor Plan). • Recommend T-2 alternative designation as a transition from the T-1 designation to the north along the highway to the residential uses to the south. 6. Public/Semi- Public/CS 10.8 • Existing church (Southlake Assembly of God). • Medium intensity residential uses to the south. • Potential for future redevelopment of this site exists. • Recommend changing from Public/Semi-Public to Medium Density Residential. 7. Office Commercial and 100 Year Flood Plain/AG 5.6 • Frontage on S.H. 114 • Low intensity residential uses to the west. • Creek borders property on the west. • Significant tree cover. • Retain existing Office Commercial designation. • Recommend preservation of some tree cover as a buffer to adjoining residential uses to the west and south. • Primary access to this property to be from S.H. 114. 8. Low Density Residential/SF- 20 & SF-30 5.4 • Existing medium density residential development (High Point) • Recommend changing the land use designation to Medium Density Residential. Note: Numbers in the above table may not be exactly sequential due to changes made during the planning process and the originally assigned numbers were retained for consistency. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 47 4.3 North Side Area Plan (Area F) The following are the general land use and character recommendations and site specific recommendations for the North Side plan area: 4.3.1 General Land Use and Character Recommendations • Evaluate the application of the T-1 and T-2 transition land use categories as alternative land use tools on properties with environmental limitations that abut residential neighborhoods and arterial streets. • Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and/or significant environmental features. • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Preserve view sheds. • Protect the city’s remaining agricultural/equestrian and environmental areas in the North Side by requiring residential development to occur in a manner that has the minimum impact on these resources. 4.3.2 Site Specific Recommendations No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 1. Low Density Residential/AG 58.0 • Former gravel mining site on portion of property. • Significant topography. • Development on the site is unlikely in its current state. • Adjacent to the Corps of Engineers site. • Identify environmentally sensitive areas. • Consider options for reclamation. • Evaluate trail opportunities through Corps property. • Recommend T-2 alternative land use designation due to the environmental sensitivity required to redevelop the site. Limit the T-2 designation to residential uses only. • Evaluate connectivity through the site between White Chapel Blvd. and T.W. King at the time any development is proposed. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 48 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 2. & 3. Low Density Residential and Industrial/AG, SF1-A, and RE 140.9 (2) 47.0 (3) • Large estate lots. • Equestrian facilities located on White Chapel & T.W. King. • Existing equestrian/hike trails on adjacent Corps property. • Mature trees. • Unique rural character. • Adjacency to Bob Jones Park and low intensity residential uses. • Existing view shed south along White Chapel Blvd. • Recommend Rural Conservation alternative designation. 4. Low Density Residential/AG 61.8 • Former Tucker property. • City owned property – designated for expansion of Bob Jones Park. • Rolling savannah that is representative of Southlake’s native landscape. • Change land use designation to Public Parks/Open Space. • Evaluate acquisition of land between Tucker property and Farhat property. • Retain the Farhat property for future park uses. 5. Low Density Residential/SP-1 22.0 • Existing Clariden School site. • Recommend changing the land use designation to Public/Semi-Public to better reflect the scale and use of existing school. 7. Industrial/SP-1 6.7 • Existing industrial use at northeast corner of T.W. King and Bob Jones (Dalden Corp.). • Recommend changing from Industrial to Low Density Residential with Rural Conservation alternative designation if the property is developed in conjunction with #2. 8. Low Density Residential/ SF1- A 6.8 (entire site is 31 acres) • City owned property • Future site of DPS North facility on a portion of the site. • Recommend changing the land use designation to Public/Semi-Public. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Areas B, E, & F Phase II Analysis & Recommendations 49 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 9. Low Density Residential/SF1-A 17.0 • City owned property. • Dedicated for a public park facility (Liberty Park at Sheltonwood). • Recommend changing the land use designation to Public Parks/Open Space. 9a. Low Density Residential/R- PUD 7.4 • Dedicated to the city from the developer of Oak Pointe for a public park. • Recommend changing from Low Density Residential to Public Parks/Open Space. 10. Medium Density Residential/SF1- A, AG, SF-30 12.4 • Existing low density development (Lakes on Dove). • Frontage on Dove Street. • Recommend changing the land use designation to Low Density Residential to reflect the current residential pattern and to protect the character along Dove Street. Note: Numbers in the above table may not be exactly sequential due to changes made during the planning process. The originally assigned numbers were retained for consistency.