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3.0 Preliminary AnalysisFINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 11 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) FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 12 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 13 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 14 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 15 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