3.0 Preliminary AnalysisFINAL DRAFT November 3, 2004
Southlake 2025 Plan Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
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3.0 PRELIMINARY ANALYSIS
3.1 Existing Land Use & Character
The Davis Boulevard/F.M. 1938 Corridor is characterized by a variety of uses from service
oriented to neighborhood retail oriented to rural residential. This corridor has seen gradual
changes and has seen some recent residential development such as Siena and Southlake
Woods. The remnants of the residential character that was predominant prior to the 1990’s in
the corridor are evident along Davis Boulevard.
Residential uses along Davis Boulevard
Many of the industrial uses, specifically, Michael Drive and Tex-Art Stone, existed at the
time the properties were annexed into the city. These are higher intensity industrial uses
characterized by metal buildings, outdoor storage, and unimproved streets and properties. The
properties along Michael Drive are designated Mixed Use along F.M. 1938 and Low Density
Residential adjacent to Siena residential subdivision. Current zoning of these properties is
“AG” Agricultural which was the default zone applied to the property when it was annexed
into the city.
Industrial Uses along Michael Drive Industrial Uses at Davis Blvd and Union
Church (Tex-Art Stone and Maytag)
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Southlake 2025 Plan Davis Boulevard/F.M. 1938
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North Davis Business Park was developed in the early 1990’s and is a 20-acre development
of low-intensity warehouse office and storage uses. Some auto-service related uses are located
along this frontage on Davis Boulevard (F.M. 1938).
Auto-related uses on Davis Blvd. North Davis Business Park
The intersection of F.M. 1709 and F.M. 1938 has the highest intensity of retail uses in the
corridor. This retail center is a 190,000 sq.ft. grocery-anchored neighborhood center on 22
acres called Southlake Marketplace. The grocery anchor is Albertson’s with Hobby Lobby as
the other anchor. Pad sites along F.M. 1709 and F.M. 1938 are occupied by fast-food
restaurants and other neighborhood retail. The long-term vitality of this neighborhood center
needs to be evaluated in light of the synergy of retail activities that is shifting a mile south to
the intersection of North Tarrant Parkway and F.M. 1938 in North Richland Hills.
Albertson’s at the Southlake Marketplace Southlake Marketplace as seen from the
intersection of F.M. 1709 and Randol Mill
A strip shopping center called Parker’s Corner with neighborhood oriented uses such as
cleaners, furniture store, sandwich shop, etc., occupies the southwest corner of the intersection
of F.M. 1709 and F.M. 1938. Immediately south of Parker’s Corner along F.M. 1938 is a
Sonic fast food restaurant. The other two corners of the intersection are anchored by gas
stations. Jellico Center has a FINA gas station and an older strip shopping center behind it.
The north east corner has a Shell Gas Station and immediately to the east are a bank and the
West DPS Station.
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Southlake 2025 Plan Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
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View of FINA gas station at F.M. 1709 &
Randol Mill
View of Shell gas station at F.M. 1709 &
Randol Mill
A significant portion of vacant land at the intersection of F.M. 1709 and F.M. 1938 is
located behind Jellico Center with limited visibility from the intersection. Moving north along
Randol Mill, uses transition into are lower intensity residential uses. However, some well-
established and smaller scale non-residential uses are also located in this stretch of the corridor.
View of Randol Mill from F.M 1709
intersection
View of Gas Station on Randol Mill
3.2 Zoning
A large portion of the Davis Boulevard/F.M. 1938 Corridor has “AG” Agricultural zoning.
Also, the “AG” zoning was the default zoning category when any property was annexed into
the city. This is indicative of a slower development trend in the area. The Davis Boulevard
area has a mixture of industrial and residential uses. Some parcels located on F.M. 1709 are
commercially zoned, but are either vacant or underutilized.
Though existing zoning does not drive land use plan classifications, it is an important input
to evaluate the market feasibility and potential for development according to the adopted
comprehensive plan elements.
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Southlake 2025 Plan Davis Boulevard/F.M. 1938
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3.3 Environment & Topography
The Davis Blvd/F.M. 1938 Corridor is unique in its natural character. Along Davis
Boulevard, south of F.M. 1709, a steep grade separates the roadway from the properties to the
east. This grade change makes the development and redevelopment of the properties between
Southlake Marketplace and North Davis Business Park challenging.
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Southlake 2025 Plan Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
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The land in the corridor
slopes down from east to
west to the creek along the
western edge of the
corridor. This creek is
primarily in the 100-year
flood plain and forms a
natural edge to the uses
along the corridor.
A significant amount of
the underutilized and
undeveloped property to the
west of Davis Boulevard is
in this floodplain making
the development of these
properties challenging.
Any recommendations for
development in this portion
of the plan area should take
the floodplain into account.
With innovative
development guidelines and
the right incentives, the
floodplain can become a
natural asset to the corridor
becoming the seam between
the commercial corridor
along Davis and the
existing and future
residential neighborhoods
to the west.
View of floodplain behind Sonic Restaurant View of grade changes along Davis
Boulevard