4.0_Land Use PlanFINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
18
4.0 LAND USE RECOMMENDATIONS
Based on the existing character and development along S.H. 114, previously adopted plans,
and Southlake 2025 Plan Vision, Goals, & Objectives the following general land use and
character recommendations for the S.H. 114 Corridor plan area are proposed:
Southlake’s Vision for the S.H. 114 Corridor: Over the past fifteen (15) years, the city of
Southlake has seen tremendous growth in residential and commercial development. The S.H.
114 Corridor has been and will continue to be a critical transportation link and economic
development opportunity for the city. To this end, the goal for development in the S.H. 114
corridor is to:
• Promote development that enhances Southlake’s position as a premier location for
corporate campuses and quality commercial development;
• Encourage development that complements existing residential development by enhancing
ad-valorem (property taxes) and sales tax revenue to the city;
• Promote development that is concurrent to proposed capital improvement projects, thus
not burdening the city’s infrastructure;
• Facilitate development that establishes a unique visual and economic identity for
Southlake in the Dallas-Fort Worth Metroplex; and
• Protect and enhance critical environmental and natural features.
4.1 General Land Use & Character Recommendations
• Create an employment center (EC) land use category that provides a tiered approach to
development along the highway corridor. This new land use category would provide
for the highest intensity of development immediately adjacent to the highway and
decreasing intensities as development moves away from the highway and closer to
existing low intensity residential neighborhoods.
• Create a regional retail land use category to better reflect and preserve existing pattern
and scale of retail development between S.H. 114 and Southlake Blvd (F.M. 1709).
View of Southlake Corners (redevelopment of the
former Wal-Mart site)
View of Gateway Plaza development along S.H.
114
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
19
• Evaluate and adopt changes to the Future Land Use Plan which reflect the desired
future development patterns along the S.H. 114 Corridor.
• Evaluate the application of the T-1 and T-2 transition land use categories as alternative
land use tools on properties with environmental limitations that abut residential
neighborhoods and arterial streets.
• Expand the Town Center area to include the potential redevelopment of the Village
Center site and southeast corner of Carroll Avenue and S.H. 114 to encourage the
development of these sites in keeping with the character and scale of Southlake Town
Square. (see Site Specific Regulations)
• Encourage the redevelopment of the Mesco site located at the northwest corner of S.H.
114 and Kimball Ave in conjunction with improvements to Kimball Avenue north of
S.H. 114.
• Prioritize the design and implementation of an entry feature at west bound S.H. 114 and
Gateway Drive and one at east bound S.H. 114 and Dove Road.
• Encourage the creation of a continuous network of linear green spaces with a pedestrian
trail system that utilizes street rights-of-way, floodplains, and future development to
enhance development along the S.H. 114 Corridor. Such a network should connect
destinations along the corridor and link places of employment with shopping and living.
• Coordinate the location of a major park facility along the corridor between Carroll
Avenue and Kimball Avenue in conjunction with the update of the city’s Parks & Open
Space Master Plan.
• Preserve the character of low intensity residential uses located within the S.H. 114
Corridor plan area by creating a rural conservation residential land use category:
o Along Sunshine Lane, and
o Along Dove Road in the vicinity of Carroll Avenue.
Dove Road, east of Carroll Avenue. View of residential uses along Sunshine Lane
• Limit future retail development to be located at key highway interchanges along S.H.
114– specifically, at Carroll Avenue and White Chapel Blvd. Such retail development is
recommended to be limited to 600’ from the intersection in order to discourage the
development of strip retail along the frontage roads from one highway interchange to
another.
• Establish a consistent design theme for the S.H. 114 corridor that coordinates land use,
character, scale, streetscape design, architectural design, and landscaping.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
20
4.2 Implementation Strategies
Land Use & Character Recommendations Implementation Strategies
• Create an employment center (EC) land
use category that provides a tiered
approach to development along the
highway corridor. This new land use
category would provide for the highest
intensity of development immediately
adjacent to the highway and decreasing
intensities as development moves away
from the highway and closer to existing
low intensity residential neighborhoods.
• Develop the EC-1, EC-2, and EC-
Residential (EC-R) land use categories.
These land use categories shall have
specific performance and form-based
standards. The EC land use category
shall apply primarily to property located
to the north of S.H 114 between White
Chapel Blvd and Kimball Avenue. (See
the application of the EC concept map
and Appendix A for information on the
Employment Center Land Use Category)
• Create a regional retail land use
category to better reflect and preserve
existing pattern and scale of retail
development between S.H. 114 and
Southlake Blvd (F.M. 1709).
• Develop the Regional Retail land use
category and apply to appropriate
properties with existing and future
regional scale retail.
• Evaluate and adopt changes to the
Future Land Use Plan which reflect the
desired future development patterns
along the S.H. 114 Corridor.
• Amend the land use plan map (see page
30)
• Evaluate the application of the T-1 and
T-2 transition land use categories as
alternative land use tools on properties
with environmental limitations that
abut residential neighborhoods and
arterial streets.
• Identify properties that could
potentially benefit from a T-1 or T-2
alternative land use designation (see
land use plan map)
• Expand the Town Center area to
include the potential redevelopment of
the Village Center site and southeast
corner of Carroll Avenue and S.H. 114
to encourage the development of these
sites in keeping with the character and
scale of Southlake Town Square. (see
Site Specific Regulations)
• Amend the land use plan map
accordingly (see page 30)
• Encourage the redevelopment of the
Mesco site located at the northwest
corner of S.H. 114 and Kimball Ave in
conjunction with improvements to
Kimball Avenue north of S.H. 114.
• Coordinate Kimball Avenue as a
priority project in the city’s Capital
Improvements Program with the
redevelopment of the site.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
21
Land Use & Character Recommendations Implementation Strategies
• Prioritize the design and
implementation of an entry feature at
west bound S.H. 114 and Gateway
Drive and one at east bound S.H. 114
and Dove Road.
• Update the entry feature plan for the
city.
• Design entry features in conjunction
with the wildflower planting program
and the landscaping plans for S.H. 114.
• Coordinate the design of the entry
features with the design theme for S.H.
114.
• Evaluate options for funding the
construction and maintenance of the
entry features.
• Encourage the creation of a continuous
network of linear green spaces with a
pedestrian trail system that utilizes
street rights-of-way, floodplains, and
future development to enhance
development along the S.H. 114
Corridor. Such a network should
connect destinations along the corridor
and link places of employment with
shopping and living.
• Amend development regulations to
require sidewalks/trails along all public
streets.
• Amend relevant city ordinances to
encourage the development of a linked
system of open spaces in conjunction
with the preservation of woodlands,
creeks, ponds, and other
environmentally sensitive areas.
• Coordinate the location of a major park
facility along the corridor between
Carroll Avenue and Kimball Avenue in
conjunction with the update of the
city’s Parks & Open Space Master
Plan.
• Provide active input during the
development of the Parks and Open
Space Plan
• Coordinate the purchase and/or
maintenance of a park facility with
proposed development in the area.
• Preserve the character of low intensity
residential uses located within the S.H.
114 Corridor plan area by creating a
rural conservation residential land use
category:
o Along Sunshine Lane, and
o Along Dove Road in the
vicinity of Carroll Avenue.
• Develop the Rural Conservation land
use category that identifies and
provides performance guidelines for the
development of these areas in the city.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
22
Land Use & Character Recommendations Implementation Strategies
• Limit future retail development to be
located at key highway interchanges
along S.H. 114– specifically, at Carroll
Avenue and White Chapel Blvd. Such
retail development is recommended to
be limited to 600’ from the intersection
in order to discourage the development
of strip retail along the frontage roads
from one highway interchange to
another.
• Limit rezoning of property to single-use
retail developments between key
intersections.
• Limit retail in between intersections to
be located in mixed-use, pedestrian
friendly buildings and developments.
• Limit retail in between intersections to
be convenience and support retail to
office and residential uses; i.e., limit
“big-box” regional scale retail in these
areas.
• Establish a consistent design theme for
the S.H. 114 corridor that coordinates
land use, character, scale, streetscape
design, architectural design, and
landscaping.
• Incorporate performance and form-
based standards that integrate all the
listed elements and implement the EC
land use category in an appropriate
zoning district for the S.H. 114
corridor.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
23
4.3 Site Specific Recommendations
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
1a.
Public/
Semi Public/
CS
4.3
• Vacant school
administration building
• CISD may be looking to
sell
• Adjacent to Johnson
Elementary and a church
• Recommend changing to Office
Commercial and retain
Public/Semi-Public on the rest of
the site.
1b. Public/
Semi Public/
CS
15.4 • Vacant Carroll
Intermediate school
building
• CISD may be looking to
sell
• Former bus parking areas
• Adjacent to Aventerra
tracts
• Recommend changing to Office
Commercial
2. Retail
Commercial
/ C-3
9.1 • Adjacent to S.H. 114 and
to Southlake Town Square
• Significant corner for
retail development
• Recommend changing the land
use designation to Town Center
to maintain congruency with STS.
• Establish consistent standards for
the architectural design of
building facades (both front and
rear) (applies to both #2 & #3).
• Establish a palette of streetscape
design standards for all elements
such as street furniture,
landscaping, pavements, lighting,
signage, etc. (applies to both #2 &
#3).
• Explore the feasibility of burying
utility lines, specifically in the
Town Center land use
designation. To this end, evaluate
funding sources, cooperative
agreements with utility
companies, and other creative
opportunities available (applies to
both #2 & #3).
3. Retail
Commercial
/ C-3
35.8 • Existing Village Center
shopping center with
Kroger and Home Depot
• Adjacent to STS
• Frontage on both S.H. 114
and F.M. 1709
• Recommend changing the land
use designation to Town Center
to accommodate a possible
redevelopment into a pedestrian
oriented development and
maximize its frontage on both
major roadways.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
24
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
4a. Retail
Commercial,
C-2 and C-3
5.4 • Lakes and possible
wetlands north of
Briarwood Estates.
• Current development in
that area is in keeping
with a “garden” office
character.
• Recommend changing to Mixed
Use Commercial designation
with a T-1
4b. Medium
Density, and
Office
Commercial/
Zoning varies
50.2 • Existing residential in
Briarwood & Cherry
(Briarwood Estaes)
located in the 65 “LDN”
and surrounded on four
sides (4) by non-
residential land use
categories.
• Recommend changing to Mixed
Use Commercial designation
with a T-1 alternative
4c.
and
4d.
Mixed Use &
Retail
Commercial/I
-1 and SP
4c. – 15.7
4d. - 4.4
Total =
20.1
• Existing warehouse/office
uses on the property
• Potential redevelopment
site
• Has a creek that limits the
site’s direct access from
S.H. 114.
• Needs improvement of
Kimball Avenue for
redevelopment.
• Retain existing MU land use
designation on 4c
• Retain retail commercial on 4d
4e. Retail
Commercial
& LD-Res/
C-3, AG, &
SF1-A
15.5 • Existing strip shopping
center.
• Key retail site with
highway frontage.
• Limited potential for
large-lot residential
development
• T-1 alternative designation to
provide an incentive to
redevelop into a mixed-use
center.
5. Retail
Commercial
C-3
36.9 • Existing large-format
retail (Lowe’s, Southlake
Corners) and fast-food
uses.
• Frontage along both S.H.
114 and F.M. 1709.
• Site has a regional retail
drawing power.
• Recommend changing the LU
designation from Retail
Commercial to Regional Retail
to better reflect the scale of
existing and future retail
development.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
25
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
6. Corps of
Engineers’/
AG
16.9 • Property owned by the
Corps
• Property is in the 100-
year flood plain.
• Recommend combining the
Corps of Engineers property
designation with the 100-year
flood plain designation to create
a new designation called
“Critical Resources” to better
reflect the environmentally
sensitive nature of the land and
its designation as permanent
open space.
7. Mixed
Use/NR-
PUD
240
Aventerra
Tract III
• Significant environmental
features including
woodlands, creeks, and
water bodies.
• Frontage along S.H. 114.
• Adjacent to low-intensity
residential neighborhoods
to the north.
• Preserve the floodplain on the
site and coordinate the
development of a regional
storm water facility on the site.
• Preserve significant tree cover
on the site as an asset to
development.
• Preserve existing lakes.
7a. Mixed
Use/B-1
4.83 • Adjacent to existing low-
intensity residential
neighborhoods
• Existing non-residential
uses
• Recommend changing the land
use designation to Medium
Density Residential with an
alternative T-2 land use
designation as incentive for
redevelopment of the site and
limit incompatible non-
residential uses permitted under
current zoning.
8. Mixed
Use/C-3 &
SP-2
77.4 • Existing Gateway Plaza
shopping center and
Costco wholesale store.
• Generally large format
retail and some strip
retail.
• Regional scale and
market drawing power.
• Frontage along two major
roadways (S.H. 114 and
F.M. 1709).
• Existing LU designation
(MU) does not reflect the
true regional nature of
existing development.
• Recommend changing the LU
designation from Retail
Commercial to Regional Retail
to better reflect the scale,
character, and significance of
existing and future retail
development.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
26
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
9.a
&
9.b
MD-
Res/NR-
PUR
(a) 38
(b) 35
• Property has been
developed as a campus
office (Sabre).
• Property has significant
tree cover and
environmental
limitations.
• Property is immediately
adjacent to Corps of
Engineers’ property.
• Recommend changing the land
use designation to Mixed Use.
• Recommend preserving the tree
cover immediately adjoining
the creeks.
• Also recommend changing the
land use designation north of
Kirkwood Blvd and south of the
Corps’ property to critical
resource conservation area.
• Explore the possibility of
establishing a trailhead at T.W.
King as a part of the Trail Plan
update.
• Evaluate the potential for a trail
connecting to Sabre’s internal
trail system if the site is
reopened to the public.
10. Mixed
Use/NR-
PUD
23.9 • Property owned by
Maguire Partners
(Solana).
• Property has significant
tree cover and
environmental
limitations.
• Property is adjacent to
Kirkwood Hollow
residential subdivision to
the east and Verizon
Wireless to the south.
• Recommend preserving the tree
cover immediately adjoining
the creeks.
• Retain trees along Kirkwood
Blvd to serve as a buffer from
the adjoining Kirkwood Hollow
residential subdivision.
• Work with TXDOT to develop
access to S.H. 114 west bound
access road.
11a. Mixed Use
&
100 year
flood
plain/AG/
NR-PUD
63.7 • Property owned by
Maguire Partners
(Solana).
• Property has significant
tree cover.
• Adjacent to Solana
campus to the north.
• Frontage along S.H. 114
is in the 100-year flood
plain and hence limits
direct access from S.H.
114.
• Adjacent to lower
intensity residential and
agricultural uses to the
south and west.
• Recommend EC-1 land use
designation as an alternative to
the Mixed Use designation for
all tracts included under #11a.
• Recommend preserving a
significant portion of the tree
cover on the site as an asset to
any development on the site.
• Recommend connectivity
through both sites and to Sams
School Road.
• Preservation of the stream
corridor along S.H. 114 by
limiting access from the
highway on to the site.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
27
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
11b. Mixed
Use/AG
20.36 • Adjacent to low-intensity
residential uses to the
south (across from Dove
Street).
• Need to preserve the
rural, two-lane character
of Dove Street west of
Shady Oaks.
• Recommend changing the
underlying land use designation
to Low Density Residential
with T-2 land use designation
as an alternative to be applied if
all the properties under 11b are
master planned together.
11c. LD-Res/ AG 5.1 • Property owned by
Maguire Partners.
• Adjacent to Solana
development to the north
and west.
• Recommend changing the
underlying land use designation
to Mixed Use.
12. LD-Res/
SF1-A
10.8 • Multiple ownership (3
properties).
• Realignment of Shady
Oaks has split the
property at the
intersection of Dove,
Shady Oaks, and S.H.
114.
• Adjacency to S.H. 114
may limit the feasibility
of single-family large lot
development.
• Recommend T-2 land use
designation as an alternative to
the LD-Res designation if all
tracts under #12 are master
planned together.
• Limit development of the T-2 to
residential only with a
significant green buffer along
the creek to the east of the site
and protection of the existing
tree cover in the easternmost
lot.
12a. Office
Commercial
/AG
31.8 • Significant tree cover
• Adjacent to S.H. 114 and
to residential
neighborhoods to the
west and south.
• Retain tree buffer along Shady
Oaks and along the southern
edge of the property to serve as
a buffer from the residential
neighborhoods across the street
and to the south.
• Limit primary access to the site
from S.H. 114.
13. Office
Commercial
/AG
2.8 • City owned property,
purchased for S.H. 114
R-O-W.
• Significant tree cover on
the site
• Adjacent to residential
uses and S.H. 114 access
road.
• Limited opportunity to
consolidate with
adjoining property for
redevelopment.
• Recommend changing the land
use designation to Public
Parks/Open Space
• Retain as a buffer & sound
barrier between the highway
and the residential
neighborhoods of Ravenaux
and Fox Hollow.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
28
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
14. Public/Semi
-Public/CS
3.03 • Former site of Clariden
School
• Significant grade change
to the properties to the
north may limit the
opportunity for
development in
conjunction with the S.H.
114 & White Chapel
intersection
• Change the underlying land use
designation to Office
Commercial
• Recommend T-1 land use
designation as an alternative if
developed on conjunction with
#15.
15. MD-
Res/SF-1A
16.2 • Multiple ownership (5
properties)
• Significant tree cover on
properties fronting on
White Chapel Blvd.
• Significant grade change
to the properties to the
north may limit the
potential for development
in conjunction with
properties fronting on
S.H. 114.
• Recommend T-1 land use
designation as an alternative to
MD-Residential.
• Retain a significant portion of
the tree cover along White
Chapel Blvd.
• Provide connectivity to future
development to the east and
north
• Recommend master planning of
#14 and #15 together.
15a. Office
Commercial
/AG
21 • Need to limit non-
residential uses along
S.H. 114 frontage to
office uses.
• Land slopes down from
the west to east to the
creek.
• Recommend T-1 land use
designation for the portion of
the property along Highland.
• Any retail development on the
site should be located adjacent
to existing or future commercial
development to the west of the
site.
• Rehabilitate the creek into a
natural drainage course.
• Develop in conjunction with
property #15b to provide an
incentive to preserve the
floodplain on 15b.
15b. 100-year
flood plain/
B-2
• Existing landscaping
business.
• Property is in the 100-
year flood plain.
• Recommend the rehabilitation
of the floodplain into a natural
drainage creek.
• Recommend T-1 land use
designation as an alternative for
the properties in #15b provided
they are developed in
conjunction with properties in
#15a.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
29
No. 1998 LUP/
Zoning
Area in
Acres
Issues Site Specific Recommendations
16. Office
Commercia
l/NR-PUD
& C-2
4.8 • Significant portion of
these tracts were acquired
for the S.H. 114 R-O-W;
resulting in smaller than
optimal tracts for larger-
scale office development.
• Adjacent to Aventerra
(Tract II).
• Need to encourage its
potential for development
in conjunction with
Aventerra rather than as a
stand-alone project.
• Significant tree cover on
the site.
• Recommend changing the land
use designation to Mixed Use in
keeping with the Aventerra
tracts.
• Encourage the development of
this site in conjunction with
Aventerra property to the north.
• Retain a significant portion of
the tree cover along the
floodplain.
16b. LD-Res/
NR-PUD
N/A • Mapping differences
between the land use plan
map and parcel base map.
• Recommend changing from
LD-Res to Mixed use to reflect
parcel boundaries.
17. Public/Sem
i-Public &
MD-Res
CS & R-
PUD
0.97 • Tract line adjustment
resulting from the
realignment of Dove &
White Chapel
intersection.
• Change designation to Mixed
Use in keeping with Aventerra
Tract I.
RC-1 LD-Res/
SF1-A
156 • Existing low-intensity
residential ranch and
grazing uses.
• Need to preserve the
unique rural character of
Sunshine Lane.
• Recommend changing the land
use designation along Sunshine
Lane from LD-Res to Rural
Conservation in order to
preserve the character of
Sunshine Lane
• Develop a purchase of
development rights (PDR)
program in order to balance
property owners rights and
conservation interests.
RC-2
&
RC-3
LD-Res/
AG, SF1-
A,
C-2
30.3/
20.7
• Existing low-intensity
residential uses along
Dove Street
• Need to preserve the
unique character of Dove
Street
• Recommend changing the land
use designation along Sunshine
Lane from LD-Res to Rural
Conservation in order to
preserve the character of Dove
Street at Carroll Avenue