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4.0 Land Use RecommendationsFINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 16 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 17 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 18 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 19 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 20 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 21 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. FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 22 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 23 FINAL DRAFT November 3, 2004 Southlake 2025 Plan Davis Boulevard/F.M. 1938 Phase II Analysis & Recommendations 24