Davis-1938draftS 0 U T H L A K E
2025 .
Planning Today For a Better Tomorrow
SOUTHLAKE 2025 PLAN - PHASE II
DAVIS BOULEVARD/F.M. 1938 CORRIDOR:
PRELIMINARY ANALYSIS & RECOMMENDATIONS
SOUTHLAKE PLANNING & ZONING COMMISSION
AUGUST 2004
DRAFT
August 13, 2004
TABLE OF CONTENTS
1.0 INTRODUCTION
General Character of the Corridor
2.0 EXISTING PLANS & STUDIES
1995 Corridor Plan
1998 Land Use Plan
1997 Thoroughfare Plan
2001 Southlake Pathways Plan
3.0 PRELIMINARY ANALYSIS
Existing Land Use & Character
Zoning
Environment & Topography
Overarching Guidelines & Principles
4.0 LAND USE PLAN RECOMMENDATIONS
Southlake 2025 Plan: Phase II 2 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT August 13, 2004
DAVIS BOULEVARD/F.M. 1938 CORRIDOR:
PRELIMINARY ANALYSIS & RECOMMENDATIONS
1.0 Introduction
The Davis Boulevard/F.M 1938 Corridor is a critical north -south corridor located in the
western portion of the city. This corridor is significant in the northeast Tarrant County area and
provides critical regional mobility. In the region, Davis Boulevard/F.M. 1938 links the cities of
North Richland Hills (from Interstate 820), Keller and Southlake. With its imminent extension
north to S.H 114, F.M 1938 will also connect the cities of Westlake and Trophy Club.
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Location of the Davis Boulevard Corridor in the north-east
Tarrant County region.
Davis Blvd. corridor south of F.M 1709
Within the city of
Southlake, F.M 1938 is
known as Davis Boulevard
south of F.M. 1709
(Southlake Blvd.) and
Randol Mill Avenue north
of F.M 1709. The current
configuration of the Davis
Blvd section in Southlake is
5-lane undivided including a
center two-way left turn
lane. The Randol Mill
Avenue section is a two-
lane undivided rural cross
section. Future plans
include the widening of
F.M. 1938 from Southlake
Blvd to S.H. 114 and is
discussed in detail later in
this analysis.
Randol Mill Avenue north of F.M. 1709
Southlake 2025 Plan: Phase II 3 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
This preliminary analysis of the Davis Boulevard/F.M 1938 Corridor is a part of the
larger effort of Phase II of the Southlake 2025 Plan. The city has been generally divided into
planning areas in order to facilitate an efficient, but detailed study of the whole city (see figure
below). The boundaries shown for the different planning areas A through I may change as the
Planning & Zoning Commission sees fit. They are intended to be flexible with general
identification of areas of development impact.
These delineations are for planning purposes and may contain areas that are similar in
character and land use. Each area may be further delineated into sub -areas for specific policy
recommendations as identified by the Planning & Zoning Commission.
aoutntaKe -lv-1.) roan — rnase tl
Davis Boulevard/F.M. 1938 Corridor relative to other Planning Area Delineations
The Davis Boulevard Corridor is plan area A as identified in the map above.
Southlake 2025 Plan: Phase 11 4 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
Davis Boulevard Corridor
N�
Base Map C-1�
Traffic Count Trends atthe Intersection of FM 1709 & 1938
50,000
45,000
Y
� 40,000
35,000
30,000
m
� 25,000
20,000
0
m 15,000
rn
10,000
a 5,000
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2000 2001 2002 2003 2004
Year
t FM 1709 Davis Blvd Randol Mill
General Character of the Corridor
The Davis Boulevard/1938 Corridor
south of F.M 1709 is characterized
industrial and auto -oriented service uses.
The areas along the eastern edge of the
corridor plan area are generally built -out
into residential subdivisions. The plan area
borders the city of Keller to the south and
northwest. Land uses along Randol Mill
Avenue in the northern part of the plan area
are characterized by low -intensity
residential and agricultural uses.
A creek in the 100-year flood plain runs
north -south along the western edge of the
plan area. This creek provides unique
opportunities and challenges in the plan
area.
View of the floodplain behind Parker's Corner
The plan area contains the
intersection of F.M. 1938 and
F.M. 1709, one of the major
intersections in the city. F.M
1709 has seen the largest increase
in average daily traffic in the last
year after two years of decline.
Traffic counts on Davis Blvd
and Randol Mill have not changed
significantly in the last two years.
However, 2030 traffic projections
indicate that F.M 1938 will carry
about 30,000 trips per day north
of F.M 1709 and 34,000 — 78,000
trips per day south of F.M 1709.
Southlake 2025 Plan: Phase II 5 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
2.0 Existing Plans & Studies
Understanding past planning efforts with respect to land use, transportation, and design is
critical to developing the Southlake 2025 Plan. Specifically, the 1995 Corridor Plan, the 1998
Land Use Plan, and the Master Thoroughfare Plan are the most relevant to current planning
efforts. This planning effort will also coordinate adopted plans for trails, parks, and open space
(Southlake Pathways Plan and the Southlake Parks, Recreation, and Open Space Plan).
1995 Corridor Plan Recommendations.
Land Use Recommendations —
• Intended primarily as a
-- --- —
service area for Southlake,
Keller, and North Richland
s
Hills.
• Uses are intended to be a`�`"'
mixture of light industrial,„
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large scale retail and
wholesale uses, including
auto service and repair
uses.
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• Appropriate zoning districts
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to include I-1 (B-2, C-1, C-
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2, C-3, B-1, and 0-1
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® Retail Commercial
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Office Commercial
Industrial
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Residential
Business/Service
Design Recommendations -
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The 1995 Corridor Plan
recognized F.M 1938
(Davis Boulevard) as a
critical entry -way into
the city that needed
enhancements as a portal
into the city. Further,
the study recommended
a "vertical marker" as an
identification graphic.
Other Recommendations of the 1995 Corridor Plan include —
• Elimination of concrete erosion control along the corridor and utilization of retaining
walls of natural materials and plantings
• Increasing in bufferyard standards with respect to width and required plantings to
differentiate the corridor
Southlake 2025 Plan: Phase II 6 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
• Canopy trees planted along the corridor in groupings to buffer surface parking and
frame private development
• Plant material should be limited to selected hardy plants and trees should be a
minimum of 2" — 4" caliper to achieve a "natural tree grove" corridor edge
1998 Land Use Plan (LUP).
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The adopted 1998 Land Use
Plan as it applies to the Davis
Boulevard, to a large extent,
reflects the recommendations
made in the 1995 Corridor
Study. Significant portions
along Randol Mill are
designated Low Density
Residential in an effort to
preserve and limit the existing
character of residential
development.
The majority of the Retail
Commercial designation is
limited to the intersection of
F.M 1709 and 1938 while a
smaller scale retail center has
been identified at the
intersection of Davis and
Continental. Industrial and
mixed use designation is
predominant along the eastern
portion of Davis Boulevard.
The western portion of Davis
between Michael Drive and
F.M 1709 is designated Low
Density Residential, in keeping
with is existing character.
Transition to adjoining
neighborhoods is achieved by
locating Office Commercial
areas as buffers between higher
intensity commercial and lower
intensity residential uses. The western edge of the plan area is traversed by the 100-year flood
plain. The 1998 Land Use Plan designation along the flood plain recommends its preservation as
a "natural open area". However, the plan allows the reclamation of land in the flood plain (not in
the floodway) if it meets Federal Emergency Management Agency (FEMA) standards.
Southlake 2025 Plan: Phase II 7 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
4997 Master Thoroughfare Plan (MTP).
The 1997 Master
Thoroughfare Plan provides
standards, definitions, and
cross-section characteristics
of the different roadway
configurations. The next
part of the analysis
summarizes the relevant
roadway section details from
the MTP.
F.M 1709 and F.M 1938
are two principal arterials in
the city with the primary
function of serving regional
and major traffic generators.
The focus on these roadways
is access management to
limit intersections and traffic
signals.
Both roadways are
designated with a right-of-
way (R-O-W) of 130 feet.
The extension of F.M 1938
along Randol Mill is
designated with a R-O-W of
140 feet to include median.
F.M. 1709 is slated to be
a 6-lane divided arterial with
center and right turn lanes at
intersections. F.M 1938 is
designated to be a 5-lane
undivided cross section with
a continuous two-way left
turn lane.
The only other arterial in the study area is Continental Boulevard which is designated as a 3-
lane undivided roadway with an 84-foot R-O-W.
Southlake 2025 Plan: Phase 11 8 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
Continental Boulevard —A3U— 84'
P T P D PT L L L TF, p F. T P
2 ' 1214 12' 2
3' S' 8' 2 42' $' 6' 3'
84'
August 13, 2004
Arterial:
3-Lane Undivided
Design Speed = 35 mph
Maximum Service Level
Volume (LOS "F") =
14,500 vehicles per day
Legend: C=Curb, L=Lane, M=Median, P=Parkway, T=Trail, D=Bar Ditch
Union Church Road - C2U— 84' Collector:
P CT L L TC P
2,l29 16' 16' 1 =1 ,
22' 40'* 22'
84'
Union Church Road C2U 84' R-O-W
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
2-Lane Undivided
Design Speed = 35 mph
Maximum Service Level
Volume (LOS "F") _
8,400 vehicles per day
Johnson Road C2U 70' R-O-W
9 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
Johnson Road - C2U— 70'
P T P CT L L IIII,TC P
2 ,I 2' 1 6' 16 2'I 2 °
6' J6,6' 40 * � � 1 2'
7 0'
2001 Southlake Pathways Plan.
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�' p-^ °'-• ° •'y^ Existing Pedestrian Network
Collector:
2-Lane Undivided
Design Speed = 35 mph
Maximum Service Level
Volume (LOS "F") = 8,400
vehicles per day
The 2001
Pathways Plan
identifies on
-street bicycle
facilities along FM 1709 and
1938. The
Plan recommends
requiring 15'
outside lanes to
accommodate
bicyclists on
roadways with
speeds of 45 mph
or more.
FM 1709 and 1938 are the
major regional connectors in the
Northeast Tarrant County area and
thus provide opportunities for non -
automobile access to adjoining
cities of Keller, Grapevine,
Westlake, Trophy Club, and North
Richland Hills.
This system of on -street
bicycle facilities are to be
complemented by a network of
multi -use trails along arterials and
sidewalks along collectors and
residential streets.
Opportunities to improve non -
motorized network in the form of
new development and street
improvements should be
maximized.
Southlake 2025 Plan: Phase II 10 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
3.0 Preliminary Analysis
a. Existing Land Use & Character
The Davis Boulevard/FM 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
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
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
Industrial Uses at Davis Blvd and Union
Church ('Tex -Art Stone and Maytag)
11 Plan Elements
Preliminary Analysis & Recommendations
DRAFT August 13, 2004
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. Its frontage along
F.M 1938 has been developed with auto -service related uses.
Auto -related uses on Davis Blvd.
North Davis Business Park
The intersection of F.M 1709 and 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 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 1938. Immediately south of Parker's Corner along F.M.
1938 is 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.
Southlake 2025 Plan: Phase II 12 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
View of FINA gas station at FM 1709 &
Randol Mill
View of Shell gas station at FM 1709 &
Randol Mill
A significant portion of vacant land at the intersection of FM 1709 and FM 1938 is
located behind Jellico Center with limited visibility from the intersection. The potential
for retail uses on this property may be limited due to the lack of adequate frontage to
the intersection. Moving north along Randol Mill, uses transition into are lower
intensity residential uses. Some non-residential uses are located in this stretch of the
corridor, but are well -established uses, smaller in scale and operation.
View of Randol Mill from FM 1709
intersection
b. Zoning
View of Gas Station on Randol Mill
A large portion of the Davis Boulevard/F.M. 1938 Corridor has "AG" Agricultural
zoning. 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.
Southlake 2025 Plan: Phase II 13 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
14 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
C. Environment & Tobograbh
The Davis Blvd/1938 Corridor is unique in its natural character. Along Davis
Boulevard, south of FM 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.
Specifically, retail uses will have limited visibility from the roadway, potentially
making them an infeasible use. To a lesser extent, professional offices may also be
limited in this portion of the corridor.
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SOUTHLAKE
2 0 2 5 Davis Boulevard Corridor
Hydrology, Drainage, & Contours
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.
Southlake 2025 Plan: Phase 11 15 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
View offloodplain behind Sonic Restaurant
d. Overarching Guidelines & Principles.
J
View of grade changes along Davis Boulevard
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 overarching guidelines and principles for the Davis Boulevard/F.M 1938
Corridor Plan Area "A" are recommended:
L Land Use & Character
• 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 uses and provide incentives
for these existing uses to come into compliance with the city's regulations
(E.g.: Michael Drive, Tex -Art Stone).
• Encourage the redevelopment of the industrial properties on Michael Drive
immediately adjacent to Siena to lower -intensity warehouse/flex office uses.
• Encourage retail only at the two key street intersections.
• 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.
• Limit retail uses at the Davis -Continental intersection to neighborhood serving
uses in scale and character and create appropriate transitions to adjoining
neighborhoods.
H. Mobility
• Develop the extension of F.M 1938 north to S.H.114 as a "parkway" with
street trees, medians, berms, and vegetative barriers that preserve and enhance
the character of area along Randol Mill.
• Enhance the character of Davis Boulevard and F.M. 1709 through streetscape
enhancements including street trees, pedestrian sidewalks/trails, parking lot
landscaping, buffer yards, etc.
• Prioritize the design and construction of an integrated sound barrier
minimizing the impact of F.M 1938 extension on adjoining neighborhoods.
Southlake 2025 Plan: Phase 11 16 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations
DRAFT August 13, 2004
Encourage the development of a pedestrian greenway along the floodplain
corridor to provide alternative connectivity between neighborhoods to the
west and the adjacent commercial development.
Encourage automobile and pedestrian connectivity between adjoining
commercial developments in the corridor. This in turn will reduce auto trips
and turning movements on the arterial roadways and improve level of service.
Evaluate potential for pedestrian connectivity from retail/office uses to
adjacent neighborhoods.
III. Environment
• Encourage the use of the 100-year flood plain as an asset to development
along Davis Boulevard by providing development incentives to protect the
stream corridor as a natural drainage channel.
• Encourage the preservation of a tree buffer adjoining the floodplain corridor
• Encourage the maintenance of existing vegetation adjacent to roadways when
wooded areas are developed.
• Adapt development to the topography rather than topography to the
development.
• Incorporate significant landscape features into new development.
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
17 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
400 n ano �6 Feel
Davis Boulevard Corridor
Preliminary Land Use Analysis
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
18 Plan Elements
Preliminary Analysis & Recommendations
DRAFT August 13, 2004
4.0 Land Use Plan Recommendations
The following is a preliminary list of properties in the corridor with issues identified and
corresponding options listed. Please refer to the Draft Land Use Recommendations map and
Preliminary Analysis map for information.
Land Use Recommendations Table
No.
1998 LUP
Existing
Issues
Options/Comments
Zoning
1.
MD-
AG
* Flood plain separates
Change to LD-Residential
Residential
property from new
• more compatible with
residential development
existing character;
to the west.
• preserve the character of
Johnson Road;
• more conducive to
protecting the flood plain.
2.
Public/semi-
SM-A
* Recently rezoned and
Change to LD-Residential.
public
platted for residential
(Father Joe Addition).
3.
LD-Residential
SF1-A
* Frontage along FM
1. Keep LD-Residential.
1709; may not be
2. Potential for other
suitable for single-
transitional uses (mixed
family residential.
use), if combined with 4.
4.
LD-
AG & SP-2
* Frontage along F.M
1. Keep existing
Residential/
1709, but lacks direct
designations.
Retail
access to the
2. Develop a mixed use
Commercial/
intersection;
district (office with
Flood Plain
* Part of original plans
limited retail) designation
for Stonebridge Office
for all properties along
Development;
1709 without access to the
* Significant portion of
intersection.
this area in the 100-
3. Encourage the
year floodplain
development of 3 & 4
together — providing the
financial feasibility of
protecting the flood plain.
4. Provide internal
connectivity between all
development on 4, 5, 6, &
7.
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
19 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
No.
1998 LUP
Existing
Issues
Options/Comments
Zoning
5.
LD-
AG
* Significant portion in
1. Encourage development
Residential/
the flood plain;
of 5 in conjunction with 6,
Floodplain
* Minimal buildable area.
7, & 4.
2. Lower intensity office
and/or residential uses
transitioning to existing
neighborhoods to the
north and west.
3. Provide internal
connectivity between all
development on 4, 5, 6, &
7.
6.
Office
SP-2
* Lacks visibility from
1. Keep existing office
Commercial
F.M. 1709 and has
designation.
some land in the
2. Encourage its
floodplain;
development in
* Residential adjacency
coordination with
issues to the north;
properties 4, 5, & 7.
* Part of original plans
3. Provide internal
for Stonebridge Office
connectivity between all
Development.
development on 4, 5, 6, &
7.
7.
LD-Residential
SF1-A
* Frontage along future
1. Keep existing designation
F.M. 1938 extension;
until the development of
* 1,000 feet from the
1938 extension.
intersection of 1938
2. Encourage its potential
and 1709— may not be
development in
suitable for single-
coordination with 4, 5, &
family residential.
6•
3. Provide internal
connectivity between all
development on 4, 5, 6, &
7.
8.
MD-
PUD/AG
* Zoned PUD as a part of
1. Designate property as LD-
Residential
Myers Meadow, but
Residential to preserve the
property is not in
character along Randol
Myers Meadow
Mill.
subdivision.
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
20 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
No.
1998 LUP
Existing
Issues
Options/Comments
Zoning
9.
Mostly Retail
C-3
* Existing shopping
1. Keep existing designation
Commercial
center with 2 anchors —
as is.
Albertson's and Hobby
2. Keep existing designation,
Lobby;
but allow for limited
* Only significant site
regional scale retail.
with intersection access
3. Evaluate design issues
to both F.M. 1709 and
with respect to transition
1938;
to residential
* Market -drawing power
neighborhood to the south.
may be diminishing
4. Strengthen retail presence
due to power center
through business retention
(Super Target and
and other incentives for
Walmart) located in
redevelopment of the
North Richland Hills
center.
(North Tarrant
Parkway and F.M
1938);
* Grade issues on the
property fronting on
F.M. 1938 (Drews
property).
10.
Retail
C-3 & C-2
* Portion of the frontage
I. Keep existing designation.
Commercial
on F.M 1709 is not
2. Refine the designation by
zoned;
limiting F.M. 1709
* Property may be too
frontage to retail.
deep for retail;
3. Any development should
* C-2 property has an
provide connectivity to
existing use
adjacent shopping center.
(commercial nursery).
11.
Retail
C-3, C-2,
* Lacks frontage on 1709
1. Keep existing designation
Commercial/
& SP-2
— may limit its
until market changes.
MD -Res
attractiveness for retail
2. Refine the existing
uses;
designations by
* Properties along
transitioning to lower
Peytonville are located
intensity office and/or
across from Carroll
residential uses; thus
Senior High School
limiting impact on to
Parking lot.
existing residential to the
south.
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
21 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
No.
1998 LUP
Existing
Issues
Options/Comments
Zoning
12.
Mixed Use
AG
* Grade separated from
1. Keep existing designation;
roadway — limited retail
but define transition uses
potential;
to adjacent residential.
* Adjacency to
2. Limit any retail uses to
residential to the east;
properties which are at-
* Some existing non-
grade with the roadway
conforming
and evaluate other non-
uses/structures;
intrusive, low -impact
* Some properties are
uses.
heavily wooded with
3. Guidelines to preserve
significant natural
wooded areas and
features.
significant natural
features.
13.
LD-Residential
RE, &
* Significant portions of
1. Evaluate the potential for
&
and 100-year
SF1-A
these properties are in
a mixed use designation
14
floodplain
the floodplain.
with local or service
* Properties fronting on
retail/office.
FM 1938 with future
2. Establish development
traffic counts as high as
incentives for the
40,000 trips per day
preservation of the natural
may limit the potential
stream corridor while
for single-family
providing property owners
residential uses.
reasonable return on their
* Several property
investment.
owners have expressed
3. Develop individual
an interest in changing
properties with a larger
their LUP designation.
master plan for the area.
15.
LD-Residential
AG & I -I
* Significant portions of
1. Encourage development in
and 100-year
property in the
conjunction with 13, 14,
floodplain
floodplain;
and 17.
* Existing non-
2. Evaluate the potential for
conforming industrial
mixed use office/
uses;
residential as a transition
* Adjacency with
to residential (Siena).
residential uses (Siena).
3. Encourage the
redevelopment of heavier
industrial uses to lower
intensity office/warehouse
uses.
4. Encourage the protection
of the floodplain as a
natural stream corridor
with tree buffer.
Southlake 2025 Plan: Phase H
Davis Boulevard Corridor
22 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
No.
1998 LUP
Existing
Issues
Options/Comments
Zoning
16.
Mixed Use &
AG
* Existing non-
1. Mixed use designation
Floodplain
conforming uses;
with limited office and
* Adjacency with
residential uses.
residential uses.
2. Develop with 15.
17.
Mixed Use
AG
* Existing non-
1. Evaluate the potential for
conforming industrial
mixed use designation
uses.
with industrial and flex
warehouse/office uses.
2. Encourage the location of
more intense industrial
uses closer to Davis;
transitioning to lower
intensity office uses
adjacent to residential.
3. Develop in conjunction
with 15.
18.
Mixed
I-1, SP-1,
* Existing North Davis
1. Retain existing
Use/Industrial
& C-3
Business Park and
designation.
auto -service related
2. Redefine existing
uses fronting on Davis.
designation to mixed use-
industrial/office.
19.
Office
AG, SF-30,
* Adjacency to both
1. Reclassify to MD -Res
Commercial
& SP-1
residential,
(allows office uses).
commercial, and
2. Maintain existing
industrial uses;
designation.
* Frontage along
3. Reclassify to mixed use -
Continental — not
office/residential
conducive for any
designation.
retail.
20.
Office
AG & CS
* Existing non-
1. Retain existing
Commercial/
conforming industrial
designation.
Public /Semi-
use (Tex -Art Stone);
2. Evaluate the potential for
Public
* Adjacency to
mixed use -
residential uses to the
office/residential uses.
east;
3. Protect creek as a natural
* Bear Creek to the
stream corridor with a tree
south.
buffer.
Southlake 2025 Plan: Phase II
Davis Boulevard Corridor
23 Plan Elements
Preliminary Analysis & Recommendations
DRAFT
August 13, 2004
SOUTHLAKE
r.2025
I
1998 Future land Use Plan Designation
+W YEAR FLOOD PLAIN OFF IC COMMERCIAI Davis Baule►•ard Corridor
CORPS OF ENGINEERS SOU HOW;+ - RF,TAIL COMMERCJAI
PU9 IC PARI{SUBLIC SPACE ZOWN USE ❑raft Land Use Recommendations
PU 6LIClSEMhPLiEL]C TOWN CENTER
LOW DENSITY RESIDENTIAL INpU5TFtIAi
MEDIUM DENSITY RESIDEHTLAL
Southlake 2025 Plan: Phase II 24 Plan Elements
Davis Boulevard Corridor Preliminary Analysis & Recommendations