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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. 7Yophy Club -At_ Westlake" I2 It �.51 W Southlake Heller I �..170.4 Grapevine Coffeyville Y Fort worth tim No h Richla d kills w ` i f I n 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 0 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,„ i _ GSFRvu-I large scale retail and wholesale uses, including auto service and repair uses. r • Appropriate zoning districts �� Vi Legend to include I-1 (B-2, C-1, C- K 2, C-3, B-1, and 0-1 u�Rrw. uex ® Retail Commercial district N . t �� ` J Office Commercial Industrial erZ Residential Business/Service Design Recommendations - ltl F11 Vie:. l�IfV �:: 14 �r - � 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). }T= SOUTHLAKE =.2025 �i00 eP0 Fi.w sae wmFe e.and usa Plan ae,�7n:i]wF 04 TW FLMG P-h OFME fAMMER �L4 [vRPso EuciNE[RSBouHWAf Rk •4 COUME P:� PUBLC P,�RKSkiEN SP�[E �LvEO ufE wa�rlser.is�,ecK Tuwre «NrEv LOw �EugRx RE.SgEFRN1 wGusiRuv_ - MEM- DENSLFr .E59Eui� 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. mu r P.1h—y. Plan n.Sljr wio Logoe Davis Boulevard Corridor M= �y :i.�i•ow.w Al'co.�.�u ° 20DI Pathways Plan & C3 �' 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. ?s e. jf �.: s � C .. :,ry�� • 4n 5 - m n ti 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