4.0 Land Use RecommendationsFINAL DRAFT November 3, 2004
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4.0 LAND USE PLAN
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
general land use recommendations for the Davis Boulevard/F.M. 1938 Corridor Plan Area “A”
are recommended.
4.1 General Land Use & Character Recommendations
• Create transitional land use categories that provide property owners with alternative
flexible tools to propose innovative and mixed-use projects on identified transition sites
while protecting existing developed properties. Transition sites are those that are
adjacent to existing commercial property or arterial roadways and are also adjacent to
existing residential neighborhood.
• Evaluate and adopt changes to the Land Use Plan which reflect the current and desired
future development patterns in the Davis Boulevard Corridor.
• 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 areas (e.g.: Michael Drive, Tex-Art
Stone) and provide incentives for these areas to be redeveloped or improve their overall
visual appearance.
• Encourage the visual improvement of the industrial properties on Michael Drive
immediately adjacent to Siena to lower-intensity warehouse/flex office uses.
Existing character of Johnson Road that needs to
be preserved.
Uses located on Michael Drive with
redevelopment potential
• Encourage a pedestrian-friendly redevelopment at the southeast corner of 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.
• Prioritize the design and implementation of an entry feature near the intersection of Davis
and Continental Boulevards.
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Desirable form of commercial development at critical nodes
4.2 Implementation Strategies
Land Use & Character Recommendations Implementation Strategies
• Create transitional land use categories
that provide property owners with
alternative flexible tools to propose
innovative and mixed-use projects on
identified transition sites. Transition
sites are those that are adjacent to
existing commercial property or arterial
roadways and are also adjacent to
existing residential neighborhood.
• Create a transitional land use category.
Develop performance standards for the
transitional land use category and designate
appropriate areas on the land use map. (See
Appendix A & B for information about the
proposed new land use categories T-1 & T-
2)
• Evaluate and adopt changes to the Land
Use Plan which reflect the current and
desired future development patterns in
the Davis Boulevard Corridor.
• Amend the land use plan map (Land Use
Recommendations map on page 23).
• Preserve the character of the lower-
intensity residential uses north of
Johnson Road along the proposed F.M.
1938 extension.
• Limit rezoning to SF-1A or RE in this area.
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Land Use & Character Recommendations Implementation Options
• Limit higher intensity industrial uses to
existing areas (e.g.: Michael Drive, Tex-
Art Stone) and provide incentives for
these areas to be redeveloped or
improve their overall visual appearance.
• Encourage the visual improvement of
the industrial properties on Michael
Drive immediately adjacent to Siena to
lower-intensity warehouse/flex office
uses.
• Designate Michael Drive and the TexArt
Stone area as transition land use category on
the land use plan map to encourage
redevelopment of the area. (see Appendix
A)
• Encourage larger scale development at
the southeast corner of 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.
Conceptual design for a regional shopping area
at the southeast corner of F.M. 1709 & F.M.
1938 illustrating both an inward and outward
building orientation.
• Encourage a regional shopping center at the
southeast corner intersection of F.M. 1709
& F.M. 1938. Regional centers provide a
deep selection of merchandise and typically
include anchor stores. The centers should
have both an inward (parking area) and
outward (roadway) orientation. Other uses
such as restaurants, drugstores, ice cream
stores and design amenities and ambience
such as fountains and street furniture should
be considered to make the area a
multipurpose destination.
• Prioritize the design and implementation
of an entry feature near the intersection
of Davis and Continental Boulevards.
• Update the entry feature plan for the city.
• Design entry features that are economically
viable and feasible.
• Utilize park fees for the funding and
construction of the entry features.
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4.3 Site Specific Land Use Recommendations
The following is a preliminary list of properties in the corridor with site specific
recommendations. Please refer to the Land Use Recommendations map for corresponding
reference numbers.
Site Specific 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; and
∗ 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.
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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 F.M. 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 land use
designations.
∗ Discourage office uses in this area.
∗ Encourage the development of a
regional shopping center at the
southeast corner of the intersection
of F.M. 1709 & F.M. 1938.
∗ Promote overall integration of the
area through directional signage,
graphic signage programs,
streetscape, uniformed lighting, and
connectivity within the site.
Building a clear identity for the area
is paramount to attracting and
developing businesses and retailers.
∗ The city should work with the
property and business owners in the
area to develop an overall plan for
the area which addresses above
issues.
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).
∗ T-1 Transition land use category
applied only if developed in
conjunction with area # 7 & 8
∗ Limit retail-commercial designation
to the area 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 F.M.
1709 – may limit its
attractiveness for retail
uses.
∗ T-1 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.
∗ Must be developed with area #6 &
8 to utilize the T-1 land use
category.
8. MD-Res/
SP-2
6.7 ∗ Properties along
Peytonville are located
across from Carroll Senior
High School Parking lot.
∗ Retain existing MD-Residential
category
∗ T-1 Transition land use category;
provided the property is developed
in conjunction with # 6 & 7.
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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.
Provide an alternative T-1 Transition
Land Use category:
∗ 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
and office 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
70,000 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.
T-1 Transitional Overlay Land Use
designation:
∗ Encourage service-oriented retail
and office uses that cater to
commuter traffic.
∗ Coordinate the development of
individual properties with a larger
master plan for the area.
∗ Provide internal connectivity
through the site.
∗ Encourage the redevelopment of
heavier industrial uses along
Michael Drive to lower intensity
office/warehouse uses.
∗ Establish development incentives
for the permanent 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.
∗ Developments adjacent to the
stream corridor should provide
pedestrian access to the area from
the site.
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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
Boulevard.
∗ 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 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.
∗ Change the underlying land use
category to Medium Density
Residential.
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.
FINAL DRAFT November 3, 2004
Southlake 2025 Plan Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
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FINAL DRAFT November 3, 2004
Southlake 2025 Plan Davis Boulevard/F.M. 1938
Phase II Analysis & Recommendations
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