Item 7B Plan 4FINAL DRAFT February 9, 2005
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).
114
Southlake 2025 Plan 19 SH 114 Corridor Plan Area
Phase 11 Analysis & Recommendations
View of Southlake Corners (redevelopment of the
former Wal-Mart site)
View of Gateway Plaza development along SH.
IVILVINF
February 9, 2005
• 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 land use designation 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 Recommendations)
• 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 Ave. 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:
• Along Sunshine Lane, and
• Along Dove Road in the vicinity of Carroll Avenue.
• 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.
Southlake 2025 Plan 20 S.H. 114 Corridor Plan Area
Phase 11 Analysis & Recommendations
Dove Road, east of Carroll Avenue
View of residential uses along Sunshine Lane
IMMINV OMMIMM
4.2 Implementation Strategies
February 9, 2005
Land Use & Character Recommendations
Implementation Strategies
• Create an employment center (EC) land
• Develop the EC -1, EC -2, and EC-
use category that provides a tiered
Residential (EC -R) land use categories.
approach to development along the
These land use categories shall have
highway corridor. This new land use
specific performance and form -based
category would provide for the highest
standards. The EC land use category
intensity of development immediately
shall apply primarily to property located
adjacent to the highway and decreasing
to the north of S.H 114 between White
intensities as development moves away
Chapel Blvd. and Kimball Ave. (see the
from the highway and closer to existing
EC concept map on p. 32 and Appendix
low intensity residential neighborhoods.
A for information on the Employment
Center land use category).
• Create a regional retail land use
• Develop the Regional Retail land use
category to better reflect and preserve
category and apply to appropriate
existing pattern and scale of retail
properties with existing and future
development between S.H. 114 and
regional scale retail (see land use
Southlake Blvd. (F.M. 1709).
recommendations map on p. 31 and
Appendix C for information on the
Regional Retail land use category).
• Evaluate and adopt changes to the
• Amend the land use plan map (see p.
Future Land Use Plan which reflect the
31).
desired future development patterns
along the S.H. 114 Corridor.
• Evaluate the application of the T -1 and
• Identify properties that could
T -2 transition land use categories as
potentially benefit from a T -1 or T -2
alternative land use tools on properties
alternative land use designation (see p.
with environmental limitations that
31).
abut residential neighborhoods and
arterial streets.
• Expand the Town Center area to
• Amend the land use plan map
include the potential redevelopment of
accordingly (see p. 31).
the Village Center site and southeast
corner of Carroll Ave. 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
• Coordinate Kimball Ave. as a priority
Mesco site located at the northwest
project in the city's Capital
corner of S.H. 114 and Kimball Ave. in
Improvements Program with the
conjunction with improvements to
redevelopment of the site.
Kimball Ave. north of S.H. 114.
Southlake 2025 Plan 21 S.H. 114 Corridor Plan Area
Phase 11 Analysis & Recommendations
IVILVINV
February 9, 2005
Land Use & Character Recommendations I Inw1ementation Mratezies
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 an overall 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
shomin4 and livin4.
• 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.
• 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:
• Along Sunshine Lane, and
• Along Dove Road in the
vicinity of Carroll Avenue.
• Provide active input during the
development of the Parks and Open
Space Master Plan update.
• Coordinate the purchase and /or
maintenance of a park facility with
sed development in the area.
• Develop the Rural Conservation land
use category that identifies and
provides performance guidelines for the
development of these areas in the city.
• Designate appropriate properties as RC
on the land use plan (see p. 31).
Southlake 2025 Plan
Phase 11
22 S H. 114 Corridor Plan Area
Analysis & Recommendations
IMMINV OMMIMM
February 9, 2005
Land Use & Character Recomnwndations
Implementation Strategies
• Limit future retail development to be
• Limit rezoning of property to single -use
located at key highway interchanges
retail developments between key
along S.H. 114— specifically, at Carroll
intersections.
Avenue and White Chapel Blvd. Such
• Limit retail in between intersections to
retail development is recommended to
be located in mixed -use, pedestrian
be limited to 600' from the intersection
friendly buildings and developments.
in order to discourage the development
• Limit retail in between intersections to
of strip retail along the frontage roads
be convenience and support retail to
from one highway interchange to
office and residential uses; i.e., limit
another.
"big -box" regional scale retail in these
areas.
• Establish a consistent design theme for
• Incorporate performance and form -
the S.H. 114 Corridor that coordinates
based standards that integrate all the
land use, character, scale, streetscape
listed elements and implement the EC
design, architectural design, and
land use category in an appropriate
landscaping.
zoning district for the S.H. 114
Corridor.
Southlake 2025 Plan
Phase 11
23 S H. 114 Corridor Plan Area
Analysis & Recommendations
4.3 Site Specific Recommendations
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
Ia.
Public/
4.3
• Vacant school
• Recommend changing to Office
Semi Public/
administration building.
Commercial and retain
CS
• CISD planning to sell the
Public /Semi - Public on the rest of
property.
the site.
• Adjacent to Johnson
Elementary and a church.
lb.
Public/
15.4
• Vacant school building;
• Recommend changing to Office
Semi Public/
used for administration
Commercial.
CS
purposes.
• CISD may be looking to
sell.
• Former bus parking areas.
• Adjacent to Aventerra
tracts.
2.
Retail
9.1
• Adjacent to S. H. 114 and
• Recommend changing the land
Commercial
to Southlake Town Square
use designation to Town Center
/ C -3
(STS).
to maintain congruency with STS.
• Significant corner for
• Establish consistent standards for
retail development.
the architectural design of
building facades (both front and
rear) (applies to both 42 & 43).
• Establish a palette of streetscape
design standards for all elements
such as street furniture,
landscaping, pavements, lighting,
signage, etc. (applies to both 42 &
#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 42 & 43).
3.
Retail
35.8
• Existing Village Center
• Recommend changing the land
Commercial
shopping center with
use designation to Town Center
/ C -3
Kroger and Home Depot.
to accommodate a possible
• Adjacent to STS.
redevelopment into a pedestrian
• Frontage on both S.H. 114
oriented development and
and F.M. 1709.
maximize its frontage on both
major roadways.
Southlake 2025 Plan 24 S. H. 114 Corridor Plan Area
Phase 11 Analysis & Recommendations
IVILVINV
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
4a.
Retail
5.4
• Lakes and possible
• Recommend changing to Mixed
Commercial /
wetlands north of
Use Commercial designation
C -2 and C-3
Briarwood Estates.
with a T -1.
• Current development in
that area is in keeping
with a "garden" office
character.
4b.
Medium
50.2
• Existing residential in
• Recommend changing to Mixed
Density, and
Briarwood & Cherry
Use Commercial designation
Office
(Briarwood Estaes)
with a T -1 alternative.
Commercial/
located in the 65 "LDN"
Zoning varies
and surrounded on four
sides (4) by non-
residential land use
categories.
4c.
Mixed Use &
4c. — 15.7
• Existing warehouse /office
• Retain existing Mixed Use land
and
Retail
4d. - 4.4
uses on the property.
use designation on 4c.
4d.
Commercial /I
Total =
. Potential redevelopment
• Retain retail commercial on 4d.
-1 and SP
20.1
site.
• Has a creek that limits the
site's direct access from
S.H. 114.
• Needs improvement of
Kimball Ave. for
redevelopment.
4e.
Retail
15.5
• Existing strip shopping
• T -1 alternative designation to
Commercial
center.
provide an incentive to
& LD -Res/
• Key retail site with
redevelop into a mixed -use
C -3, AG, &
highway frontage.
center.
SF1 -A
. Limited potential for
• No direct commercial access on
large -lot residential
to Shady Lane.
development
• Recommend residential uses of
the T -1 district to be located on
tracts designated Low Density
Residential.
5.
Retail
36.9
• Existing large- format
• Recommend changing the land
Commercial/
retail (Lowe's, Southlake
use designation from Retail
C -3
Corners) and fast -food
Commercial to Regional Retail
uses.
to better reflect the scale of
• Frontage along both S.H.
existing and future retail
114 and F.M. 1709.
development.
• Site has a regional retail
drawing power.
Southlake 2025 Plan
Phase 11
25 S H. H 4 Corridor Plan Area
Analysis & Recommendations
IVILVINV
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
6.
Corps of
16.9
• Property owned by the
• Recommend combining the
Engineers'/
Corps
Corps of Engineers property
AG
• Property is in the 100-
designation with the 100 -year
year flood plain.
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
240
• Significant environmental
• Preserve the flood plain on the
Use/NR-
Aventerra
features including
site and coordinate the
PUD
Tract III
woodlands, creeks, and
development of a regional
water bodies.
storm water facility on the site.
• Frontage along S.H. 114.
• Preserve significant tree cover
• Adjacent to low- intensity
on the site as an asset to
residential neighborhoods
development.
to the north.
• Preserve existing lakes.
7a.
Mixed
4.83
• Adjacent to existing low-
• Recommend changing the land
Use/13-1
intensity residential
use designation to Medium
neighborhoods.
Density Residential with an
• Existing non - residential
alternative T -2 land use
uses.
designation as incentive for
redevelopment of the site and
limit incompatible non-
residential uses permitted under
current zomn .
8.
Mixed
77.4
• Existing Gateway Plaza
• Recommend changing the land
Use /C -3 &
shopping center and
use designation from Retail
SP -2
Costco wholesale store.
Commercial to Regional Retail
• Generally large format
to better reflect the scale,
retail and some strip
character, and significance of
retail.
existing and future retail
• Regional scale and
development.
market drawing power.
• Frontage along two major
roadways (S.H. 114 and
F.M. 1709).
• Existing land use
designation (Mixed Use)
does not reflect the true
regional nature of
existing development.
Southlake 2025 Plan
Phase 11
26 S H. 114 Corridor Plan Area
Analysis & Recommendations
IVILVINV
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
9.a
MD-
(a) 38
• Property has been
• Recommend changing the land
&
Res/NR-
(b) 35
developed as a campus
use designation to Mixed Use.
9.b
PUR
office (Sabre).
• Recommend preserving the tree
• Property has significant
cover immediately adjoining
tree cover and
the creeks.
environmental
• Also recommend changing the
limitations.
land use designation north of
• Property is immediately
Kirkwood Blvd and south of the
adjacent to Corps of
Corps' property to critical
Engineers' property.
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
23.9
• Property owned by
• Recommend preserving the tree
Use/NR-
Maguire Partners
cover immediately adjoining
PUD
(Solana).
the creeks.
• Property has significant
• Retain trees along Kirkwood
tree cover and
Blvd to serve as a buffer from
environmental
the adjoining Kirkwood Hollow
limitations.
residential subdivision.
• Property is adjacent to
• Work with TXDOT to develop
Kirkwood Hollow
access to S.H. 114 west -bound
residential subdivision to
access road.
the east and Verizon
Wireless to the south.
1 la.
Mixed Use
63.7
• Property owned by
• Recommend EC -1 land use
&
Maguire Partners
designation as an alternative to
100 year
(Solana).
the Mixed Use designation for
flood
• Property has significant
all tracts included under #1 la.
plain/AG/
tree cover.
• Recommend preserving a
NR -PUD
• Adjacent to Solana
significant portion of the tree
campus to the north.
cover on the site as an asset to
• Frontage along S.H. 114
any development on the site.
is in the 100 -year flood
• Recommend connectivity
plain and hence limits
through both sites and to Sams
direct access from S.H.
School Road.
114.
• Preservation of the stream
• Adjacent to lower
corridor along S.H. 114 by
intensity residential and
limiting access from the
agricultural uses to the
highway on to the site.
south and west.
Southlake 2025 Plan
Phase 11
27 S H. 114 Corridor Plan Area
Analysis & Recommendations
IVILVINV
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
1 lb.
Mixed
20.36
• Adjacent to low- intensity
• Recommend changing the
Use /AG
residential uses to the
underlying land use designation
south (across from Dove
to Low Density Residential
Street).
with T -2 land use designation
• Need to preserve the
as an alternative to be applied if
rural, two -lane character
all the properties under l lb are
of Dove Street west of
master planned together.
Shady Oaks.
11c.
LD -Res/ AG
5.1
• Property owned by
• Recommend changing the
Maguire Partners.
underlying land use designation
• Adjacent to Solana
to Mixed Use.
development to the north
and west.
12.
LD -Res/
10.8
• Multiple ownership (3
• Recommend T-2 land use
SF1 -A
properties).
designation as an alternative to
• Realignment of Shady
the LD- Residential designation
Oaks has split the
if all tracts under 412 are
property at the
master planned together.
intersection of Dove,
• Limit development of the T -2 to
Shady Oaks, and S.H.
residential only with a
114.
significant green buffer along
• Adjacency to S.H. 114
the creek to the east of the site
may limit the feasibility
and protection of the existing
of single - family large lot
tree cover in the easternmost
development.
lot.
12a.
Office
31.8
• Significant tree cover.
• Retain tree buffer along Shady
Commercial
• Adjacent to S.H. 114 and
Oaks and along the southern
/AG
to residential
edge of the property to serve as
neighborhoods to the
a buffer from the residential
west and south.
neighborhoods across the street
and to the south.
• Limit primary access to the site
from S.H. 114.
13.
Office
2.8
• City owned property,
• Recommend changing the land
Commercial
purchased for S.H. 114
use designation to Public
/AG
R -O -W.
Parks /Open Space.
• Significant tree cover on
• Retain as a buffer & sound
the site.
barrier between the highway
• Adjacent to residential
and the residential
uses and S.H. 114 access
neighborhoods of Ravenaux
road.
and Fox Hollow.
• Limited opportunity to
consolidate with
adjoining property for
redevelopment.
Southlake 2025 Plan
Phase 11
28 S H. 114 Corridor Plan Area
Analysis & Recommendations
IVILVINV
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
14.
Public /Semi
3.03
• Former site of Clariden
• Change the underlying land use
- Public /CS
School.
designation to Office
• Significant grade change
Commercial.
to the properties to the
• Recommend T -1 land use
north may limit the
designation as an alternative if
opportunity for
developed on conjunction with
development in
415.
conjunction with the S.H.
114 & White Chapel
intersection.
15.
MD-
16.2
• Multiple ownership (5
• Recommend T -1 land use
Res /SF -lA
properties).
designation as an alternative to
• Significant tree cover on
MD- Residential.
properties fronting on
• Retain a significant portion of
White Chapel Blvd.
the tree cover along White
• Significant grade change
Chapel Blvd.
to the properties to the
• Provide connectivity to future
north may limit the
development to the east and
potential for development
north.
in conjunction with
• Recommend master planning of
properties fronting on
414 and 415 together.
S.H. 114.
15a.
Office
21
• Need to limit non-
• Recommend T -1 land use
Commercial
residential uses along
designation for the portion of
/AG
S.H. 114 frontage to
the property along Highland.
office uses.
• Any retail development on the
• Land slopes down from
site should be located adjacent
the west to east to the
to existing or future commercial
creek.
development to the west of the
site.
• Rehabilitate the creek into a
natural drainage course.
• Develop in conjunction with
property 415b to provide an
incentive to preserve the
flood lain on 415b.
15b.
100 -year
• Existing landscaping
• Recommend the rehabilitation
flood plain/
business.
of the flood plain into a natural
B -2
• Property is in the 100-
drainage creek.
year flood plain.
• Recommend T -1 land use
designation as an alternative for
the properties in 415b provided
they are developed in
conjunction with properties in
415a.
Southlake 2025 Plan
Phase 11
29 S H. 114 Corridor Plan Area
Analysis & Recommendations
;fml
February 9, 2005
No.
1998 LUP/
Area in
Issues
Site Specific Recommendations
Zoning
Acres
16.
Office
4.8
• Significant portion of
• Recommend changing the land
Commercial
these tracts were acquired
use designation to Mixed Use in
/NR -PUD &
for the S.H. 114 R -O -W;
keeping with the Aventerra
C -2
resulting in smaller than
tracts.
optimal tracts for larger-
• Encourage the development of
scale office development.
this site in conjunction with
• Adjacent to Aventerra
Aventerra property to the north.
(Tract II).
• Retain a significant portion of
• Need to encourage its
the tree cover along the
potential for development
floodplain.
in conjunction with
Aventerra rather than as a
stand -alone project.
• Significant tree cover on
the site.
16b.
LD -Res/
N/A
• Mapping differences
• Recommend changing from
NR -PUD
between the Land Use
LD- Residential to Mixed use to
Plan map and parcel base
reflect parcel boundaries.
map.
17.
Public /Semi
0.97
• Tract line adjustment
• Change designation to Mixed
- Public &
resulting from the
Use in keeping with Aventerra
MD -Res
realignment of Dove &
Tract I.
CS & R-
White Chapel
PUD
intersection.
RC -1
LD -Res/
156
• Existing low- intensity
• Recommend changing the land
SF1 -A
residential ranch and
use designation along Sunshine
grazing uses.
Lane from LD -Res to Rural
• Need to preserve the
Conservation in order to
unique rural character of
preserve the character of
Sunshine Lane.
Sunshine Lane.
• Develop a purchase of
development rights (PDR)
program in order to balance
property owners' rights and
conservation interests.
RC -2
LD- Res /
30.3/
• Existing low- intensity
• Recommend changing the land
&
AG, SF1 -A,
20.7
residential uses along
use designation along Sunshine
RC -3
C -2
Dove Street.
Lane from LD- Residential to
• Need to preserve the
Rural Conservation in order to
unique character of Dove
preserve the character of Dove
Street.
Street at Carroll Ave.
Southlake 2025 Plan
Phase 11
30
S. H. 114 Corridor Plan Area
Analysis & Recommendations
600 0 600 1600
S.H. 114 Corridor Plan Area
Land Use Recommendations
la
� le t� the
♦
♦
♦ Lhnnge from
Sy ♦♦ �tMkaCOmrnerclY
11 4
4
L ♦
Final Draft
February 9, 2005
to
_ SOUTHLAKE
+T ; 2025
Legend
QS.H. 114 Corridor
♦1 City Limits
Q Parcels Boundaries
Adjacent city parcels
FUTURE LAND USE PLAN DESIGNATIONS
CRITICAL RESOURCES
PUBLIC PARKS /OPEN SPACE
® PUBLICISEMI- PUBLIC
RURAL CONSERVATION
0 LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
OFFICE COMMERCIAL
- RETAIL COMMERCIAL
MIXED USE
- TOWN CENTER
Recommended Regional Retail Designation
0 Recommended Land Use Changes
® TRANSITION 2 (r -2)
® TRANSITION 1 (T -1)
-Change from Mixed Use to
Yedlum Density Residential
Change to Critical Resources \\r
land use designation
IV
El non °unt
i v u I tiu im0i nn. i
•
♦ . LDN • ♦•
♦ ♦_
31
S.H. 114 Corridor Plan Area:
Application of the Employment Center (EC)
Land Use Designations
• s
SOUTHLAKE
{� 2025
lten nor ioEa�io. • 3.r... i,...r _,.
Legend
S.H. 114 Corridor
�1 City Limits
Parcels Boundaries
Adjacent city parcels
EC R 11
Itch cnnnedtvi
LI
h the slide d �
ed
elW
- Critical resources(flocdplaln)
to be preserved
I M Woodlands to be preserved
as open spars
_ EC- 1 (Employment Center l)
- EC-2 (Employment Center 2)
EC -R (Employment Center- Residential)
- Retail Node
Existing Creeks
71
Final Draft
February 9, 2005
86'?A:r
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Kirkwood
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