Item 7B Plan 6FINAL DRAFT February 9, 2005
6.0 ENVIRONMENTAL RESOURCES
The following are the environmental recommendations for the S.H. 114 Corridor Plan Area.
6.1 General Environmental Resource Protection Recommendations
• Protect the city's remaining ranching/agricultural and environmental areas in the northern
part of the city by requiring residential development to occur in a manner that has the
minimum impact on these resources.
• Define unique or locally important ranch, farm or environmental areas.
• Protect and conserve the natural resources in the area, with particular attention to flood
plains and significant tree stands.
• Enhance the visual integrity of the S. H. 114 Corridor by preserving trees near the
roadway when possible and enhancing the corridor through landscaping and other
improvements.
• Protect the city's remaining ranching/agricultural and environmental areas in the northern
part of the city by requiring residential development to occur in a manner that has the
minimum impact on these resources.
• Define unique or locally important ranch, farm or environmental areas.
• Develop regional stormwater retention areas in conjunction with existing ponds and
water bodies.
• Protect the city's surface and groundwater supplies.
• Rehabilitate stream corridors in conjunction with new development.
• Identify and protect significant wooded areas in the corridor.
6.2 Specific Recommendations & Implementation Strategies
1. Recommendation Create a new land use district that protects and preserves a portion of
Southlake's agricultural /ranching environment and rural character.
Justification Conventional zoning does little to protect open space or to conserve rural
character. The reason many subdivisions consist of nothing more than houselots and
streets is because zoning and subdivision design standards usually require developers to
provide nothing more. While the zoning ordinance provides detailed standards for lot
area, setbacks, density and floor area, the ordinance does not set any noteworthy
standards for the quantity (except for the PUD district), quality and configuration of open
space to be preserved.
Conventional zoning assigns a development designation to every acre of land. The only
lands which are normally not designated for development are wetlands and flood plains.
Conventional zoning has been accurately described as "planned sprawl ", because every
square foot of each development parcel is converted to front yards, back yards, streets,
sidewalks, or driveways. Nothing is left over to become open space in this land -
consumptive process.
Southlake 2025 Plan 42 S. H. H4 Corridor Plan Area
Phase 11 Analysis & Recommendations
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February 9, 2005
The Conservation Subdivision Design concept is practical and effective alternative tool
for local governments interested in limiting the development of all the land area within a
city. This technique has been successfully implemented by a number of municipalities in
New England and the Mid- Atlantic states, and by several counties in Virginia, Colorado,
Washington, and California and is gaining popularity in the Midwest.
In order to avoid disturbing the equity held by existing landowners of large tracts,
conservation subdivision design allows the same overall amount of development that is
already permitted. The key difference is that this technique requires new construction to
be located on only a portion -- typically half -- of the parcel. The remaining open space is
permanently protected under a conservation easement co- signed by a local conservation
commission or land trust, and recorded in the registry of deeds.
C onventional Subdivision Desig
Conservation Subdivision Design
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Conventional Subdivision Design Conservation Subdivision Design
Rural Conservation Subdivision Design
The basic principle of cluster development is to group new homes onto part of the
development parcel, so that the remainder can be preserved as unbuilt open space. The
degree to which this accomplishes a significant saving of land while providing an
attractive and comfortable living environment depends largely on the quality of the
zoning regulations and the expertise of the development designer.
Although the concept of clustering is fairly simple, this "new" form of development has
raised concerns among some residents of rural or suburbanizing areas because it is quite
different from the conventional, standardized subdivision pattern with which most of us
are very familiar. Interestingly, the conventional suburban model, commonplace in many
growing communities, is actually a pattern that is at odds with the otherwise traditional
rural landscape. It looks "at home" only in our sprawling metropolitan post -war suburbs,
where it has become the predominant building pattern.
Southlake 2025 Plan 43 S. H. H 4 Corridor Plan Area
Phase 11 Analysis & Recommendations
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Conservation Subdivision Design
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Conventional Subdivision Design Conservation Subdivision Design
Rural Conservation Subdivision Design
The basic principle of cluster development is to group new homes onto part of the
development parcel, so that the remainder can be preserved as unbuilt open space. The
degree to which this accomplishes a significant saving of land while providing an
attractive and comfortable living environment depends largely on the quality of the
zoning regulations and the expertise of the development designer.
Although the concept of clustering is fairly simple, this "new" form of development has
raised concerns among some residents of rural or suburbanizing areas because it is quite
different from the conventional, standardized subdivision pattern with which most of us
are very familiar. Interestingly, the conventional suburban model, commonplace in many
growing communities, is actually a pattern that is at odds with the otherwise traditional
rural landscape. It looks "at home" only in our sprawling metropolitan post -war suburbs,
where it has become the predominant building pattern.
Southlake 2025 Plan 43 S. H. H 4 Corridor Plan Area
Phase 11 Analysis & Recommendations
FINAL DRAFT February 9, 2005
The Advantages of Rural Conservation Subdivision Design
The conventional approach to development results in the entire parcel being covered with
house -lots and subdivision streets. Communities which have had a lot of experience with
this type of development ultimately realize that, as one parcel after another is eventually
developed, their formerly open landscape evolves into a network of "wall-to- wall"
subdivisions.
The beauty of open space zoning is that it is easy to administer, does not penalize the
rural landowner of large tracts, does not take development potential away from the
developer, and is extremely effective in permanently protecting a substantial proportion
of the development tract. It does not require large public expenditures, and allows land
owners and others to extract their rightful equity without seeing their entire land holding
bulldozed for complete coverage by house -lots.
This pattern of down -sized house -lots and preserved open space offers distinct economic
advantages to all parties. Developers can reduce the costs of building roads and water and
sewer lines. Local governments save on periodic road re- surfacing. And home buyers
often pay less because of these cost savings.
Landowners who view their property as their "pension" no longer have to destroy their
woods and fields in order to retire with a guaranteed income, as their equity is not
diminished. Local governments do not have to raise property taxes to finance expensive
open space acquisitions. Developers are not placed under unreasonable constraints, and
realtors gain a special marketing tool, in that views from the new houses will be
guaranteed by conservation easements protecting the open space from future
development.
Questions About Rural Conservation Subdivision Development:
Will It Harmonize With Its Surroundings? A concern that is often heard is that cluster
housing will not blend in with an areas rural character or established neighborhoods
because the lots will be less than an acre in size. However, extensive research contends
that a well designed cluster development well integrated with its surrounding does more
to enhance the rural environment than a standard one -acre subdivision. Also, the open
space can be designed in a manner that it abuts existing established residential
neighborhoods or lots.
What About Property Values? The related issue of "impact upon surrounding property
values" is also often raised. As mentioned above, along any part of the parcel perimeter
where cluster lots would adjoin standard -sized lots or existing neighborhoods,
permanently protected open space would be required. Lots abutting permanent open
space almost always enjoy higher property values. Also, most realtors would attest to the
fact that all lots within a well - designed cluster development usually gain enhanced value
as a result of the protected open space.
Southlake 2025 Plan 44 S. H. 114 Corridor Plan Area
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Implementation: Create a Rural Conservation Subdivision Land Use category and zoning
district. Identify areas in the city on the land use map that have unique environmental
features or other rural features for designation. Create a Rural Conservation zoning
district category.
2. Recommendation Create a Purchase Development Rights (PDR) program as a voluntary
open -space protection technique that compensates a landowner from limiting future development
on the land. Consider allowing developers developing under the EC district to use purchase
development rights from areas designated Rural Conservation Subdivision and apply the rights to
the EC -1 district.
Justification: Southlake is one of the fasting growing cities in the Metroplex and as a
result much of its rural character is disappearing rapidly. Many rapidly growing cities
throughout the United States utilize a PDR program to allow property owners to protect
in perpetuity, critical natural and environmental resources.
A landowner's development rights include the right to subdivide and develop the
property. Often compared to mineral rights, development rights can be separated from a
land owner's property. Under a PDR program, a land owner voluntarily sells the right to
develop a parcel of land to a public agency interested in natural resource conservation.
The development value is determined by subtracting the value of the land as restricted
from its value on the open market. While a conservation easement is placed on the land
and recorded in title, the land remains in private ownership, and the land owner still
retains all other rights and responsibilities associated with being a property owner,
including the right to prevent trespass and the right to sell the property. PDR programs
have been used by local and state governments since the mid 1970's, and at least twenty
states have implemented the program. The Texas Parks and Wildlife Department is
promoting PDR, and the largest private conservation organization in the United States,
the American Farmland Trust (AFT), opened a Texas field office in Texas in 1999.
Private conservation organizations like AFT have already begun purchasing development
rights in Texas using private funding.
Implementation Work with the Texas Parks and Wildlife Program and /or non - profit
other conservancy groups to develop a comprehensive PDR program for the city.
Recommendation Underground electric utilities along portions of F.M. 1709 and S.H. 114.
Justification Overhead utility lines have an undesirable impact on the character and the
visual quality of the city. Undergrounding of the overhead wires improves the aesthetics
of the city. Also, undergrounding improves safety by removing the overhead wires that
may arc or be brought down during storms.
Implementation: Fund the undergrounding of electrical utilities through a future bond
election. The undergrounding of electrical facilities is very expensive and should
Southlake 2025 Plan 45 S.H. H4 Corridor Plan Area
Phase 11 Analysis & Recommendations
FINAL DRAFT February 9, 2005
possible be included as part of an overall bond package that includes medians,
landscaping, etc.
4. Recommendation Encourage the use of the 100 -year floodplains and other environmental
resources by providing development incentives to protect the stream corridors as identified
on the Environmental Resource Map.
Justification A number of environmental resources have been identified within the S.H.
114 Corridor Plan Area including flood plains, lakes and wooded areas.
Implementation: Ensure that trees and vegetation along the stream corridors remain in a
natural state to serve as a filter for storm water runoff. Develop regulations that allow for
creative and flexible site design. Encourage the placement of critical environmental
resources into a conservation easement to ensure the protection of the area.
5. Recommendation Create a wildflower roadside planting program for the SH 114 corridor.
Justification A well designed wildflower program is relatively inexpensive and can serve
to beatify the corridor. Also, the program can result in a symbol of community pride by
bringing an outstanding feature into the city.
Implementation The Planning Department and Community Services Department should
work in conjunction with the TXDOT wildflower coordinator to develop a program for
the S.H. 114 corridor. Highly visible areas along S.H. 114 as well as approaches into the
city should be identified as planting areas. Indigenous species that will provide a
blooming period of at least two months, and include annuals and perennials should be
selected (Native species often prefer the poor soil that occurs along roadsides). Choose
species that will be visible at 60 miles per hour. Bright splashes of color are more
important than individual plants. Plant wildflowers at the recommended rates,
concentrating on smaller, denser areas rather than on larger areas of sparsely planted
flowers.
The Community Services Department in conjunction with Keep Southlake Beautiful,
Planning, and Public Works Departments should create a map which shows areas for
future wildflower planting. Such a map would identify areas where private development
landscaping would complement and augment landscaping improvements on public rights -
of -way.
Southlake 2025 Plan 46 S.H. 114 Corridor Plan Area
Phase 11 Analysis & Recommendations
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