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Item 7A
City of Southlake Department of Planning MEMORANDUM April 27, 2005 TO: The Honorable Mayor & City Council FROM: Ken Baker, AICP, Planning Director SUBJECT: Public Hearing -- Southlake 2025 Plan — Phase II — West Southlake Blvd./Pearson Lane Area, W. Highland/N. Peytonville Area, and North Side Area Plans (Plan Areas B, E, & F) (Resolution 05 -018) REQUESTED ACTION: Conduct a public hearing. Consider approval of Resolution No. 05 -018. BACKGROUND: On March 2, 2004, City Council adopted Phase I- Vision, Goals, & Objectives of the Southlake 2025 Plan. Since the adoption of Phase I, the Planning & Zoning Commission has been working on Phase II — Plan Elements that includes the specific recommendations for the Land Use, Thoroughfare (mobility), and other elements of Southlake's Comprehensive Master Plan. To facilitate a detailed, but efficient planning process, the city has been divided into 9 distinct planning areas. To date, the Planning & Zoning Commission has completed their analysis and reports all of the 9 planning areas. City Council has previously adopted the Davis Blvd./F.M. 1938 Corridor, the S.H. 114 Corridor, and the South Side Area Plans as elements of the Southlake 2025 Plan. Over the last month, the Planning & Zoning Commission has undertaken an in depth analysis of the West Southlake Blvd./Pearson Lane, W. Highland/N. Peytonville, and North Side Plan Areas (Plan Areas B, E, & F). The Planning & Zoning Commission is making its recommendations for land use, mobility, and environmental resource protection. Attached with this memo is the Final Draft of the West Southlake Blvd./Pearson Lane Area, W. Highland/N. Peytonville Area, and North Side Area Plans (Plan Areas B, E, & F): Analysis & Recommendations. FINANCIAL CONSIDERATIONS: None LEGAL REVIEW: Yes CITY COUNCIL ACTION: Tabled the item at their April 19, 2005 meeting. P &Z ACTION: March 29, 2005; Conducted a Public For un /Open House on the draft recommendations in the plan. April 7, 2005; Recommended approval (7 -0) after conducting a Public Hearing on the area plans with the following changes: • Recommended the Transition 1 (T -1) alternative designation on the Tubb Property in the West Southlake Blvd./Pearson Ln. Plan Area (Plan Area B); • Amended one of their recommendations for Bob Jones Park in the North Side Plan Area (Plan Area F) to read "Where possible, preserve undeveloped areas of Bob Jones Park as part of a Cross Timbers Habitat "; • Added the following mobility recommendation for all plan areas to be consistent with mobility recommendations for other plan areas: "Develop an interconnected system of trails and sidewalks along all public and private streets to maximize pedestrian connectivity between neighborhoods, shopping, employment areas, schools, parks, and intercity /regional trail systems where feasible "; • Recommended that the Transition 2 (T -2) designation on the Oien property be changed to a Rural Conservation (RC) land use designation in the North Side Plan Area (Plan Area F); and • Deleted the recommendation to retain the Farhat Property for future park uses until such time that the Park Board completes its update of the Parks & Open Space Master Plan. Attachments: Attachment A — Final Draft of the West Southlake Blvd./Pearson Lane, W. Highland/N. Peytonville, and North Side Area Plans (Plan Areas B, E, & F) April 13, 2005. Agenda Item 7 -A Attachment A Final Draft April 13, 2005 West Southlake Blvd./Pearson Lane, W. Highland/N. Peytonville, and North Side Area Plans (Plan Areas B, E, & F): Analysis & Recommendations Agenda Item 7 -A RESOLUTION NO. 05 -018 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, ADOPTING THE WEST SOUTHLAKE BLVD./PEARSON LANE, W. HIGHLAND/N. PEYTONVILLE, AND NORTH SIDE AREA PLANS (PLAN AREAS B, E, & F): ANAYLSIS AND RECOMMENDATIONS, AS AN ELEMENT OF SOUTHLAKE 2025 PLAN, THE CITY'S COMPREHENSIVE MASTER PLAN. WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the voters in a duly called Charter election on April 4, 1987; and, WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's comprehensive plan elements every four years, WHEREAS, the City Council recognizes that the West Southlake Blvd. /Pearson Lane, W. Highland /N. Peytonville, and North Side Area Plans (Plan Areas B, E, & F): Analysis and Recommendations is an element of the Southlake 2025 Plan, the City's Comprehensive Master Plan, WHEREAS, the City Council has determined that the document complies with Southlake 2025 Plan, Phase I (Vision, Goals, & Objectives) and provides the guiding principles for all the elements of the Comprehensive Plan, including the Land Use and Master Thoroughfare Plans for the West Southlake Blvd. /Pearson Lane, W. Highland /N. Peytonville, and North Side Plan Areas (Plan Areas B, E, & F), WHEREAS, the City Council has deemed that the West Southlake Blvd. /Pearson Lane, W. Highland /N. Peytonville, and North Side Area Plans (Plan Areas B, E, & F) have been formulated with adequate public input, WHEREAS, the City Council has deemed that the recommendations herein reflect the community's desires for the fiiture development of the West Southlake Blvd. /Pearson Lane, W. Highland /N. Peytonville, and North Side Plan Areas (Plan Areas B, E, & F), THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, THAT: Section 1. All of the findings in the preamble are found to be true and correct and the City Council hereby incorporates said findings into the body of this resolution as if copied in its entirety Section 2. Exhibit A is hereby adopted as West Southlake Blvd. /Pearson Lane, W. Highland /N. Peytonville, and North Side Area Plans (Plan Areas B, E, & F), a part of the Southlake 2025 Plan, the City's Comprehensive Master Plan. Agenda Item 7 -A Section 3. The different elements of the Comprehensive Master Plan, as adopted and amended by the City Council from time to time, shall be kept on file in the office of the City Secretary of the City of Southlake, along with a copy of the resolution and minute order of the Council so adopting or approving the same. Any existing element of the Comprehensive Master Plan which has been heretofore adopted by the City Council shall remain in full force until amended by the City Council as provided herein. Section 4. This resolution shall become effective on the date of approval by the City Council PASSED AND APPROVED ON THIS 3r DAY OF MAY 2005. CITY OF SOUTHLAKE Andy Wambsganss, Mayor ATTEST: Lori Farwell, City Secretary Agenda Item 7 -A Exhibit A S 0 U T H L A K E 2025 a.� s Planning Today for a Better Tomorrow SOUTHLAKE 2025 PLAN - PHASE II W. SOUTHLAKE BLVD./PEARSON LANE AREA, W. HIGHLAND/N. PEYTONVILLE AREA, & NORTH SIDE AREA (PL AREAS B , E, & F): ANALYSIS & RECOMMENDATIONS l rIr■ =-MEW SOUTHLAKE CITY COUNCIL SOUTHLAKE PLANNING & ZONING COMMISSION FINAL DRAFT — APRIL 13, 2005 W W W. CITYOF SOIJTHLAKE. COM/SL202 5 /DEFAULT. ASP EXECUTIVE SUMMARY The Southlake 2025 Plan is the city's comprehensive plan update and a blueprint for its future. It is a statement of community values and establishes a vision for the long -term growth and development of the city. On March 2, 2004, City Council adopted Phase I — Vision, Goals, and Objectives of the Southlake 2025 Plan. This document forms the basis for Phase 11 — developing the specific recommendations on the land use, thoroughfare (mobility), environmental protection, and other elements. In order to facilitate a detailed but efficient planning process for Phase II, the Planning and Zoning Commission has divided the city into nine (9) distinct planning areas. The analysis and recommendations for the West Southlake Blvd. (F.M. 1709)/Pearson Area Plan (Area B), the West Highland/North Peytonville Area Plan (Area E), and the North Side Area Plan (Area F) have been grouped together and form the last three of the nine planning areas in this phase of the Southlake 2025 Plan. The purpose of this report is to: 1. Establish a detailed background for all the plan areas and planning process; 2. Identify current development constraints and issues in each of the plan areas; 3. Identify critical environmental and natural resources to be preserved in each of the plan areas; 4. Explore development opportunities within all the study areas; and 5. Make recommendations for the future development of each of the study areas. The area plans developed as a part of the Southlake 2025 Plan process will be used as the basis for updating the city's land use and master thoroughfare plans and creating new plans for environmental protection and mobility. Also, these area plans will be utilized in setting priorities in the Capital Improvement Program (CIP) planning process, updating current development ordinances, and could serve as a catalyst for creating new planning related programs. 11 ACKNOWLEDGEMENTS SOUTHLAKE CITY COUNCIL ANDY WAMBSGANSS, MAYOR KEITH SHANKLAND, MAYOR PRO TEM CAROLYN MORRIS, DEPUTY MAYOR PRO TEM JOHN TERRELL GREGORY JONES VIRGINIA M. MUZYKA LAURA K. HILL SOUTHLAKE PLANNING & ZONING COMMISSION VERNON STANSELL, CHAIR DEBRA EDMONDSON, VICE -CHAIR BRANDON BLEDSOE MICHAEL BOUTTE DON COONAN AL MORIN MICHAEL SPRINGER ni TABLE OF CONTENTS EXECUTIVE SUMMARY 1.0 INTRODUCTION 1.1 General Character of the Area 2.0 EXISTING PLANS & STUDIES 2.1 1998 Land Use Plan 2.2 1997 Thoroughfare Plan 2.3 Southlake Parks, Recreation, & Open Space Master Plan 2.4 Southlake Pathways Plan 2.5 1995 Corridor Study 3.0 PRELIMINARY ANALYSIS 3.1 Existing Land Use and Character 3.2 Existing Zoning 3.3 Topography and Environment 4.0 LAND USE PLAN 4.1 West Southlake Blvd./Pearson Plan Area 4.2 West Highland/North Peytonville Plan Area 4.3 North Side Area Plan 5.0 MOBILITY PLAN 5.1 West Southlake Blvd./Pearson Plan Area 5.2 West Highland/North Peytonville Plan Area 5.3 North Side Area Plan 6.0 ENVIRONMENTAL RESOURCES 6.1 West Southlake Blvd./Pearson Plan Area 6.2 West Highland/North Peytonville Plan Area 6.3 North Side Area Plan APPENDIX A: TRANSITION I (T- 1) & TRANSITION 2 (T -2) LAND USE CATEGORIES APPENDIX B: RURAL CONSERVATION LAND USE DESIGNATION APPENDIX B -1: RURAL CONSERVATION SUBDIVISION - AN INTRODUCTION Iv SOUTHLAKE 2025 PLAN PHASE II W. SOUTHLAKL BLVD. /PEARSON LANE AREA, W. HIGHLAND/N. PEYTONVILLE AREA, & NORTH SIDE AREA (PLAN ACAS B, E, & F): ANALYSIS &RECOMMENDATIONS SOUTHLAKE CITY COUNCIL SOUTHLAKE PLANNING & ZONING COMMISSION APRIL 2005 1400 MAIN STREET, SUITE 310, SOUTHLAKE, TEXAS 76092 W W W. CITYOF SOUTHLAKE. COM/SL202 5 /DEFAULT. ASP v FINAL DRAFT April 13, 2005 1.0 INTRODUCTION The analysis and recommendations for the West Southlake Blvd. (EM. 1709)/Pearson Area Plan (Area B), the West Highland/North Peytonville Area Plan (Area E), and the North Side Area Plan (Area F) have been grouped together in the following chapters. The discussion for each area plan may be found as a subheading under each section. Despite this consolidation, each plan area is unique with its own character and land use, mobility, and environmental issues. The following preliminary analysis and recommendations for development in the West Southlake Blvd./Pearson Area, the West Highland/North Peytonville Area, and the North Side Area are part of the larger effort of Phase II of the Southlake 2025 Plan. The city has been generally divided into 9 distinct planning areas in order to facilitate an efficient, but detailed study of the entire city (see figure below). The boundaries shown for the different planning areas may change as the Planning and Zoning Commission sees fit. They are intended to be flexible with general identification of areas of distinct development impact. These delineations are for planning purposes only and may contain areas similar in character and /or land use. The three consolidated plan areas discussed in the following chapters include Area B (West Southlake Blvd./Pearson Plan Area), Area E (West Highland/North Peytonville Plan Area), and Area F (North Side Plan Area) as indicated by the map below. N A 0.3 0 0.3 OR Miles Location Map Plan Areas B, E, & F Southlake 2025 Plan 1 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 1.1 General Character of the Planning Areas West Southlake BlvtLlPearson Lane Plan Area (Area B) The West Southlake Blvd./Pearson Lane Plan Area is bordered on the north, south, and west by the city limits and by the Davis Boulevard/F.M. 1938 Corridor to the east. The area is generally characterized by larger, estate single family residential houses, particularly to the north of F.M. 1709 along Florence Rd., Johnson Rd., and Pearson Lane. South of F.M. 1709, there are several undeveloped properties which include a Keller ISD site, Owen and Wiesman tracts. Of late, this residential character in this plan area is changing with the newly approved residential subdivisions of Chesapeake Place, Siena, Trailhead, Vermilion, and Ridgewood. This plan area has limited non - residential uses, primarily located at the intersection of F.M. 1709 and Pearson and along South Pearson Lane. Several of these are legally non- conforming uses and are long- standing commercial uses in primarily residential areas. A few office sites are found along F.M. 1709. Some non - residential uses along South Pearson Lane. An important consideration in the area is the link West Southlake Blvd. provides between the cities of Keller and Southlake. The West Southlake Blvd. area is also regarded as a critical entryway into the city from the west. However, no portal enhancements have Southlake 2025 Plan 2 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Typical newer residential home in the West Southlake Blvd. /Pearson Plan Area Typical estate residential homes in the West Southlake Blvd. /Pearson Plan Area FINAL DRAFT April 13, 2005 been made at the intersection of F.M. 1709 and Pearson Lane. This planning effort would evaluate potential portal locations based on past plans and future development/ redevelopment opportunities in the vicinity of this intersection. Located at this intersection are the city's ground water storage tanks and a vacant gas station and convenience store. View of the ground water storage tanks located at the northeast corner of Pearson Land & F.M. 1709 Southlake 2025 Plan Phase 11 Plan Areas B, E, & F Analysis & Recommendations Location Map — flan Area - B - View of the southeast corner of F.M. 1709 and Pearson Lane FINAL DRAFT April 13, 2005 Traffic counts in the area have remained relatively stable over the past few years, although Pearson Lane (from Union Church to F.M. 1709) saw a 47.5% increase in average daily trips between 2003 and 2004. This increase is attributed to the Siena and Chesapeake subdivisions (off of Union Church) and increased construction traffic. *2025 Traffic count numbers are NCTCOG estimates only. Source: 2004 Traffic Count Report & NCTCOG W. Highland/N. Peytonville Area (Area E) The West Highland/N. Peytonville Plan Area is roughly bounded by the city limits to the west and northwest, the S.H. 114 Corridor to the east, and the South Side Plan Area to the south. The area is generally characterized by low intensity residential uses, some of which is rural in nature. Southlake 2025 Plan 4 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Typical neighborhood street View of Dove Street Traffic Count Trends in the F.M.17091Pearson Ln. Plan Area 2000 - 2025* 50,000 0 40,000 R T R 30,000 d 20,000 R R 3 N 10,000 0 r 0 N F.M. 1709 from Davis to Pearson from Florence to Pearson from F.M. 1709 to Union Church from Davis to Pearson F.M. 1709 Union Church Pearson ■ 2000 35,447 6,217 1,800 1,133 ■ 2001 32,739 5,642 1,912 1,162 ❑ 2002 33,225 5,575 1,156 2,035 ❑ 2003 32,003 6,681 2,049 2,062 ■ 2004 33,391 6,352 3,023 3,411 ■ 2025' 40,719 15,037 4,819 4,800 Roadway Segment *2025 Traffic count numbers are NCTCOG estimates only. Source: 2004 Traffic Count Report & NCTCOG W. Highland/N. Peytonville Area (Area E) The West Highland/N. Peytonville Plan Area is roughly bounded by the city limits to the west and northwest, the S.H. 114 Corridor to the east, and the South Side Plan Area to the south. The area is generally characterized by low intensity residential uses, some of which is rural in nature. Southlake 2025 Plan 4 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Typical neighborhood street View of Dove Street FINAL DRAFT April 13, 2005 Most of this plan area is residential in nature and is built -out. The area is home to several well - established residential neighborhoods including Myers Meadow, Cross Timber Hills, Southridge Lakes, Chapel Downs, etc. Peytonville Rd. saw a 26.8% increase in average daily trips from 2003 to 2004 from Southridge Lakes Parkway to Dove St. Dove St. also saw an increase of 22.4% from 2003 to 2004 from Shady Oaks Dr. to Peytonville Rd. These increases can be attributed to the completion of S.H. 114 and vehicles using the north -south roadway to access the highway. The W. Highland/N. Peytonville Plan Area is also home to Durham Elementary/Intermediate and Carroll High Schools. These schools generate a significant amount of traffic — both pedestrian and automobile and this will be a critical consideration for this plan. View ofDurham Elementary /Intermediate School along Shady Oaks Dr. Southlake 2025 Plan 5 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT North Side Area (Area F) April 13, 2005 The North Side Plan Area is bordered to the north by Lake Grapevine, the S.H. 114 Corridor to the south, and the city limits to the east and west. The area is generally characterized by natural areas, large residential estates, and equestrian uses. The significant Corps of Engineers property and city -owned parkland preserve Southlake's native landscape and offer a variety of recreational opportunities for Southlake residents, including equestrian trails that are unique to this plan area. Location Map Plan Area "F" Southlake 2025 Plan 6 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 Although equestrian estates are found throughout Southlake, the majority are located in the North Side Plan Area. High quality equestrian facilities are also found in this plan area. Despite the rural nature of the North Side Area, most of the land in the area is either developed (with single family residential uses) or protected (as Corps property or parkland). Bob Jones Park located on White Chapel Blvd., adjacent to the Corps of Engineers' property and Lake Grapevine offers both active and passive recreational activities. Lake Grapevine, an important regional recreational resource, can be accessed from White Chapel Blvd., T.W. King, and E. Bob Jones Road. Although the north side of the city has been slow to develop more intensely due to the lack of public infrastructure, of late several new residential neighborhoods (Clariden Ranch, Kirkwood Hollow, etc.) and the Clariden School are changing the character of this area. There are also a few larger properties that are undeveloped or have the potential for redevelopment, such as the former gravel mining site located to the north east of the intersection of T.W. King and Kirkwood Blvd. However, the primary objective for planning in the North Side Area is the preservation and enhancement of the existing rural character. Traffic counts in the area have remained relatively stable over the last few years. The one exception is Bob Jones Road between White Chapel Blvd. and T.W. King. This segment saw a 52% reduction in average daily trips from 2003 to 2004 due to decreased construction traffic associated with the Clariden Ranch development. Southlake 2025 Plan 7 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Typical house in the North Side Plan Area Equestrian trailhead FINAL DRAFT April 13, 2005 2.0 EXISTING PLANS & STUDIES Four existing plans impact the West Southlake Blvd./Pearson Plan Area (Area B), the West Highland/North Peytonville Plan Area (Area E), and the North Side Plan Area (Area F). These include: • 1998 Land Use Plan • 1997 Master Thoroughfare Plan • 2001 Parks, Open Space, & Recreation Master Plan • 2001 Pathways Plan The following sections summarize how these plans relate to each of the plan areas. The 1995 Corridor Study and its relevance to the West Southlake Blvd./Pearson Plan Area is also discussed. 2.1 1998 Land Use Plan Southlake's 1998 Land Use Plan established a general pattern of land uses that reflects the community's vision for future development. The 1998 Land Use Plan was adopted in January 1999. The 1998 land use designations for each of the three plan areas are described below. West Southlake Blvd lPearson Plan Area The West Southlake Blvd./Pearson Plan Area is primarily designated Low Density Residential in the 1998 Land Use Plan. The Medium Density Residential designation may be found north of Johnson Road. In addition, there are a few scattered Public /Semi - Public sites and one Public Parks /Open Space site. Some Retail Commercial is found along F.M. 1709 near North Pearson Lane. One Mixed Use site is found in the southwest portion of the plan area along North Pearson Lane. A creek runs north - south along the eastern edge of the plan area and properties in the flood plain are designated as such. Wear Sourhlake UWJPearson Area Plan {Plan Area "B7 1998 Future Land flee Plan SOOI ME 20 2 J S +� F Southlake 2025 Plan 8 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 West Highland/North Peytonville Plan Area The two prevailing land use designations in the West Highland/North Peytonville Plan Area are Low Density Residential and Medium Density Residential. No sites are designated as Public Parks /Open Space, Retail Commercial or Mixed Use in this area. The area has limited non- residential designation with some Office Commercial designation along S.H. 114. SOUTHLAKE 2025 f. 1998 Land Use Plan Des4naTfan 11Y1 Y! M hl [i[lE] YINN CLIPPS IIF FN[;INFI FRS F30UNbARV ® HD HI I l: PAP1 211 PFN %PA: M 0 Pl1H1Il:f.- MI I'UH1i[: 0 LOW DEN SIT Y R ES -D ENT IAL Q ME)LUM ❑EN SIT RE SI DE NTIRL OFFICE COMMERCIAL RETAIL COMMERCIAL MIX ED USE TOWN CENTER ' INDU1 ;TRIAL Legend Plan A.. E eu ndwy y City Limin 0 Pzrc.10v d.rw. Adje cent city pare 0I9 West HighlandlNarth Peytonville Plan Area (Plan Area "E") 1998 Future Land Use Plan 113 North Side Plan Area The North Side Plan Area is predominately Low Density Residential with a few areas designated Medium Density Residential. There are a few Public /Semi - Public sites throughout the area including Clariden School and Carroll Middle School. In addition, there is an Industrial site at the intersection of W. Bob Jones Road and T.W. King and a Retail Commercial site at the intersection of Kimball Ave. and Dove Street. Unique to this plan area is the significant Corps of Engineers property along Lake Grapevine and the large Public Parks /Open Space (Bob Jones Park) found in the northern section of the plan area. Southlake 2025 Plan 9 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 SOUTHLAHE '.,,.. 202 5 1888 Land Use Plan D eskjuation 1116 IL k FLLIUU PLAIN CgRPS, ENGINEERS R"'M ARY PUELIC PARKSMPEN SPACE PUSLIC*EMI.PUBUC 0 LOW OENSITT RESIDENTIAL 0 MEDIUM DENSITY RESIDENTIAL H ORfICECOMMERCIAL )♦ F�TAIL COMMERCIAL MI#EO USE rovom CENTER INDUSTRIAL Legend © Plan Area F Boundary # ham Ctly Llmils F7 Parcel Boundaries Adjacent city parcels North Side Plan Area (Plan Area "F ") 1998 Future Land Use 'Plan uoo a ooa +wa r..i IF :ii 0is_ a 9l 2.2 1997 Master Thoroughfare Plan The 1997 Master Thoroughfare Plan provides a general guide for thoroughfare improvements to provide an orderly and efficient street system in Southlake. The 1997 Master Thoroughfare Plan was adopted in March 1997 and amended in January 2002. The arterial and collector classifications for each of the three plan areas are provided below. Southlake 2025 Plan 10 Plan Areas B, E, & F Phase 11 Analysis & Recommendations View of Lake Grapevine at White Chapel Blvd. View of equestrian estate residential uses along FINAL DRAFT West Southlake Bl vd.lPearson area Plan (Plat) Area "S") Master Thoroughfare Plan Le�pend / n/ CaY e.ad.l lAplL}M61�9b (.0'POWI b3V 9A•AdOril .7` Lra IV .M I yoga m 19M El 31) Move) tV b$U � 61•A"icl r Parcol 0 —darw, . x . ..i A6P- 12NAt0ryl PS N "- M•Cellr[ tar ..*: M c PBecr1 — •°ant — •90Art.ri.l A6U•9B'Art0rial ,, m - 61Callrnar =U- �'CiIIre90r SOUTHLARE I`I A$U-01•Aneri.l C2U. WC. ll —t. .nar tanIBne) �l PAL. 1119• P.a.'w C2U. BB•C.na_r ' -.2D25 / PA7- 90•Ad:Z Mll•BL'Artari0l CIV- 61'CBIIaNOr (6rn.ral Plgnin.m ® C1V- 61'CBIIftl PlgnmeNj \� MV :" AR1ri11 (6.n.nl A/ Camman P[nff Eaa.m.nl •_ ..••..•.••• ^••.. April 13, 2005 West Southlake Blvd./Pearson Plan Area (Area B) Arterials F.M. 1709 (Southlake Blvd.) As noted in the Analysis and Recommendations for the Davis Boulevard/F.M. 1938 Plan Area, F.M. 1709 is a principal arterial in the city with the primary function of serving regional and major traffic generators. The roadway is designated with a right -of -way (R- O-W) of 130 feet and is slated to be a 6 -lane divided arterial with center and right turn lanes at intersections. North Pearson Lane (north of F.M. 1709) A4U 70'Arterial F C L L L i _ C P 2 12' 12' 1 I' 1 Z' � 1 51 52 FIe Arterial: 4 -Lane Undivided Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") _ 20,800 vehicles per day Legend: C =Curb, L =Lane, M= Median, P= Parkway, T= Trail, D =Bar Ditch Southlake 2025 Plan 11 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 West Southlake Blvd./Pearson Plan Area (Area B) Collectors Union Church Collector: C2U 84' Collector 2 -Lane Undivided Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") = 8,400 vehicles per day Pearson Lane (south of EM. 1709) and Johnson Road Collector: C2U 70' Collector 2 -Lane P T P C L L T C p Undivided k 2' 2' 2' Design Speed = 35 mph Maximum Service Level 4 2' Volume (LOS "D ") = 8,400 vehicles per day 70' Florence Road and the proposed connectivity between Union Church and EM. 1709 - C2 U— 60 ' Collector rp, _jc �. 2' fi L s' T P 2 Collector: 2 -Lane Undivided Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") = 8,400 vehicles per day Southlake 2025 Plan 12 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 West Hi2hland/North Peytonville Plan Area West Highland/North Peytonville Plan Area Arterials F.M. 1938 (Randol Mill Ave.) As noted in the Analysis and Recommendations for the Davis Boulevard/F.M. 1938 Plan Area, F.M. 1938 is a principal arterial in the city with the primary function of serving regional and major traffic generators. The extension of Randol Mill is designated with a R -O -W of 140 feet to include a median. In addition, it is designated to be a 5 -lane undivided cross section with a continuous two -way left turn lane. Arterial: White Chapel Blvd. (north of Chapel Downs Dr.) and Dove St. 5 -Lane A5U 94' Arterial Undivided P T p CT L L L L L I C P Design Speed = Z ,IZ, 12' 2' 14' 2' 3 2' �,IR 35 mph Maximum Service Level Volume (LOS 4 5' 70' _ -- 9 "D ") = 23,200 vehicles per day 94' Southlake 2025 Plan 13 Plan Areas B, E, & F Phase 11 Analysis & Recommendations �- � ��?, .. � .�� •`- � , . �, � ! �� ' II! 1111111 -.. �i�.�� ...� ■■ ■�■ ■� ,.r- 11 1 Ill +, 0. ... rllyl■1 1�11111�� , .,�... - ■II � ■�11tC.w�j� 11111 I I NO��jilj� 7L• Il.n� !•mss. �":� ���ff t ,..I V �� ■�� 1 ?�■ " .u■ � ff. �� i $ In j� 111 • ium� � �'� -r��� � Rol I ion r r . ■ '� S. _ �� - '� em••m � ��'L West Highland/North Peytonville Plan Area Arterials F.M. 1938 (Randol Mill Ave.) As noted in the Analysis and Recommendations for the Davis Boulevard/F.M. 1938 Plan Area, F.M. 1938 is a principal arterial in the city with the primary function of serving regional and major traffic generators. The extension of Randol Mill is designated with a R -O -W of 140 feet to include a median. In addition, it is designated to be a 5 -lane undivided cross section with a continuous two -way left turn lane. Arterial: White Chapel Blvd. (north of Chapel Downs Dr.) and Dove St. 5 -Lane A5U 94' Arterial Undivided P T p CT L L L L L I C P Design Speed = Z ,IZ, 12' 2' 14' 2' 3 2' �,IR 35 mph Maximum Service Level Volume (LOS 4 5' 70' _ -- 9 "D ") = 23,200 vehicles per day 94' Southlake 2025 Plan 13 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT White Chapel Blvd. (south of Chapel Downs Dr.) A5U 84' Arterial P T P CT L L L L L T CP ,I , 1 z' 12' 1 4' 1 2' 12- 1 j 1, April 13, 2005 Arterial: 5 -Lane Undivided Design Speed = 35 mph -� Maximum Service Level a' 6' 3'1 70' 3' Volume (LOS - -- — "D ") = 23,200 84' vehicles per day Sams School Rd. and Highland St. (east of White Chapel) - A4U 74' Arterial: 4 -Lane P CT i t L ' i { L i L T C p s i I L ! 2 Z I Z 2, Undivided 22 — Design Speed — ° 35 mph Maximum Service Level 9' 56' 99 Volume (LOS "D) = 20,800 vehicles per day West Highland/North Peytonville Plan Area Collectors Collector: 2 -Lane Undivided Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") = 8,400 vehicles per day Southlake 2025 Plan 14 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Southridge Parkway (south of Brazos Dr.) C2U 84' Collector FINAL DRAFT April 13, 2005 Highland St. (west of White Chapel) C2 70' Collector Collector: P T P CT L L T C P 2 -Lane 1 1 6 ' 16 ' }� Undivided 2' 2' 2 2 Design Speed = 35 mph Maximum 6' 6' s' 40' �' Service Level Volume (LOS "D ") = 8,400 70' vehicles per day Shady Oaks Drive and the proposed collector between Collector: Peytonville Rd. and White Chapel Blvd C2 64' Collector 2 -Lane Undivided P T P CT L L TC �� ___�_ P ,I 6' 6' 2,I2, Design Speed = 35 mph Maximum Service Level 4' U 6 , 5 ' 40 ' * 9 , Volume (LOS "D ") = 8 vehicles per day 64' North Peytonville Rd. and Southridge Parkway (north of Brazos Dr.) C2U Collector: 60' Collector 2 -Lane Undivided 2 2 2 2 Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") = 8,400 vehicles per day Southlake 2025 Plan 15 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT North Side Plan Area North Side Plan Area Arterials Kirkwood A 4 —100' Arterial T L L � � C M C L L TC P 2 2' 1 ' 2 12' 22 12' 1 Z' 2 =2 April 13, 2005 SOUTHLAKE ..:, 2025 LW-d N Fwy IEk r30O- 500'ROWI PM 17p9rF h11338 (1l'!' R" Mk 1, k'AAprial A$U•gg'M.rial e M.U. AA* AM.-I M11 111'AAerl11 M AaD=4�'Merial �' AdU • gp'AA.rixl MY - t0' ARexn! A3U. 94'AAeri.l A3U •9k'ARer i41 N QU- N'Celleclor Y3U 64' Gnllacry C3U -2 " 112 " M • Co' Ccllrclw (ny.M., turn Ixne] C2Y g4' CCllk<I0r C3Y - 61' Cell.eler [Cren.nl AlpnmxM] C7U - 6k' C.Ileelor Abp—M5 C -rn .ry F Log& 1 0 Pin Ana f pauM 4iX � � crr umxs r• rcal eou.wx. AelacrM rmr oereetl North Side Plan Area (Plan A rea "F Master Tharaughfare Plan .�... —mo ..., Arterial: 4 -Lane Divided Design Speed = 35 mph 6'15'1 3d" _1_ 16' _1_ C i Maximum Service Level Volume (LOS "D ") = 23,200 vehicles per day Arterial: 5 -Lane Undivided M1 Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") = 23,200 vehicles per day Southlake 2025 Plan 16 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Dove St. A5U 94' Arterial FINAL DRAFT April 13, 2005 North Side Plan Area Collectors T. W. King (south of Bob Jones Rd.), Bob Jones Rd. (between White Chapel Collector: Blvd. and Homestead Dr.), North White Chapel Blvd., and North Kimball 2 -Lane Ave. C2 70' Collector Undivided P T P C T L L T P � i ,`�' Design Speed = 2' 2' 2 2 35 mph Maximum Service Level Volume (LOS 6' F' 40' � 1 "D ") = 8,400 vehicles per day 7 0' T. W. King (north of Bob Jones Rd.), Bob Jones Rd. (between T. W. King and White Chapel Blvd.), and North Carroll Ave. C2 U— 60' 2 , 2.3 Southlake Parks, Recreation, and Open Space Master Plan Collector: 2 -Lane Undivided Design Speed = 35 mph Maximum Service Level Volume (LOS "D ") = 8,400 vehicles per day The 2001 Southlake Parks, Recreation, and Open Space Master Plan provides a guide for development of recreational facilities in Southlake. The following sections describe the park facilities and recommendations for improvements for each of the three plan areas. West Southlake BlvtLlPearson Plan Area The West Southlake Blvd./Pearson Plan Area includes one undeveloped public park (Royal and Annie Smith Park), one developed public park (Chesapeake Park), and one private park. Royal and Annie Smith Park is a former home site adjacent to Florence Elementary School. Southlake 2025 Plan 17 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 The 13 -acre park is heavily wooded and has significant topography. The Southlake Parks, Recreation, and Open Space Master Plan recommended adding trails, signage, benches, picnic tables, a picnic shelter, a demonstration garden, security lighting, irrigation, parking, as well as practice fields for baseball, softball, and soccer. Since the elementary school is a Keller ISD joint use property, the playground equipment on the school grounds is accessible to park goers. Chesapeake Park is nearly 12 acres and includes a pond, playground, walking trail, and benches. The Plan recommended adding picnic stations, a pavilion, security lighting, signage, and planting trees. Southlake 2025 Plan 18 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Chesapeake Park Royal and Annie Smith Park FINAL DRAFT April 13, 2005 West Highland/North Peytonville Plan Area The West Highland/North Peytonville Plan Area includes a few small private parks. There are no public parks in the area however, Bicentennial Park is located immediately to the south in the South Side Plan Area. In addition, Durham Elementary School is a Carroll Independent School District (CISD) joint use property. kT , SOUTHLAKE 2425 Parke a Open Space Plan L@,I&W Pudlm r.A Open $p— U�09.ee1�0 Pp u Pi PYNale Ppek CY$o Join] 1190 Pr9p0Ay LYEO Pmpn1M wd.n "d CYST P.wy ke YPr 1101,',, V_ 11-11 u0r Y$0 Pr9p9rh lun99n9i0pn05 ll$ Rm9r G0rp0 U6nQ9.er, Peep. R9 Q IJn.9r Perks I.oke GrWevins Legend Wan RrOa } Fpun09n ,1 cmk " r7 Pmei P9uwnes . .: aal9c.nY m P.r�ps West HighlandlNorth Peytonville Plan Area {Plan Area "F Parks and Open Space Plan p North Side Plan Area The North Side Plan Area includes the largest park in the city: Bob Jones Park. The area also includes one other developed park (Lonesome Dove Park), two undeveloped parks (Kirkwood -Sabre Linear Park and Liberty Park at Sheltonwood), one special purpose park (the Coker Property) and a CISD joint use property (Carroll Middle School). In addition, there is substantial Corps of Engineers property along Lake Grapevine. Bob Jones Park is 266 acres and encompasses three properties: the primary park area to the west, the Tucker property in the middle, and the Farhat property to the east. Improvements have been made to the primary park area, but not to the Tucker and Farhat properties. The Plan recommended developing less than half of the total park area and preserving the rest as natural open space. In addition to Bob Jones Park, the city leases 218 acres of the Corps of Engineers' property for recreational uses. Southlake 2025 Plan 19 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 F _ SOUTHLAKE 202S Parka 3 Span SpacsPlan Legend PaNic Park open spfto Undeveloped NVK; Perk Pnv" Park CISD,Jolnl Use Propeffy -- CISD property UnGo4oloped CISD Properly Kallor ISO Joint Use Property 6taller 15p Pmedy[Undweloped} US Army Corps of Engimm AroP�tyy ® L ek$ Padzs Lake Grapevine legend E3 Plan Area F BoVlddry f �* C!y Limits 0 Parcel Eound2nes A4acant oty percels North Side Plan Area (Plan Area "F} Parks and Open Space Plan The primary park area includes two ponds, equestrian parking lots (for accessing equestrian trails in the park and on Corps property), soccer fields, ball fields, a day camp facility, a trail system, an amphitheater, a playground, and a nature center. The Tucker property is approximately 60 acres of rolling savannah that is representative of Southlake's native landscape. The Plan recommended equestrian and other low impact uses for the property. The only street access is from Walnut, off of Bob Jones Road. Suggested improvements in the Plan included a trail from the western section of Bob Jones Park, a small shelter, picnic tables, a natural surface loop trail, a connecting trail through Corps property to the Farhat site, and signage. The Farhat property is 32 acres and is heavily wooded. Bob Jones Road ends at the site's southern border. Similar to the Tucker property, the Plan recommended low impact uses for the Farhat property. The Plan also recommended improvements such as a small parking lot, a trail for access to Lake Grapevine (through Corps property), natural surface trails, picnic facilities, signage, and a fishing pier on Lake Grapevine. Lonesome Dove Park is eight acres and provides neighborhood park facilities for the adjacent residential subdivisions (such as Lonesome Dove Estates and Emerald Estates). Existing facilities include a playground, pavilion, trail, and boardwalk. The Plan recommended additions such as connections to the city trail system, new playground equipment, security lighting, signage, tree planting, and irrigation expansion. Southlake 2025 Plan 20 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 Kirkwood -Sabre Linear Park is a small, triangular park at the Sabre phone center site. It connects to other linear parks on Sabre property. The Plan does not include any recommendations for this park. Liberty Park at Sheltonwood (Sheltonwood Park) is 17 acres of heavily wooded open space. It includes a pavilion, pool, cabana, and sun deck, all of which are in poor condition. The Plan recommended improvements such as natural surface trails, benches and picnic stations, signage, security lighting, parking facilities, playground equipment, and a connection to the city trail system. 9 P Liberty Park at Sheltonwood The Coker Property is 4.5 acres on the boundary between Grapevine and Southlake. The site is heavily wooded and has a small pond. The Plan recommended providing a trail connection to Meadowmere Park (Corps property leased by the City of Grapevine) on the shore of Lake Grapevine through the property. Suggested improvements include trails, signage, security lighting, parking facilities, bike rack, benches, picnic tables, and a playground. The Community Services Department of the City of Southlake is currently undertaking a periodic update of the 2001 Parks, Recreation, and Open Space Master Plan. The recommendations for the B, E, and F Plan Areas will be forwarded to the Community Services Department in an effort to coordinate the two planning processes. 2.4 2001 Southlake Pathways Plan The 2001 Southlake Pathways Plan is the current city's trail system master plan for pedestrian, bicyclist, and equestrian transportation and recreation. The Plan's recommendations for the three planning areas are described below. West Southlake Blvd /Pearson Plan Area According to the 2001 Southlake Pathways Plan, on street bicycle facilities are planned along F.M. 1709, Pearson Lane, Jordan Dr., Harrell Dr., Johnson Rd., and Florence Rd. in the West Southlake Blvd./Pearson Plan Area. In addition, the Plan proposes a multi -use trail running south from Florence Rd. to F.M. 1709 and another one running south from F.M. 1709 to Union Church. Sidewalks are recommended along Union Church and North Pearson Lane and a multi use trail is programmed along F.M. 1709. Southlake 2025 Plan 21 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Bob Jones Park Lonesome Dove Park FINAL DRAFT April 13, 2005 West Southlake Blvd. /Pearson Area Plan {Plan Area "B") 2001 Pathways Plan * Existing Pedestrian Network 300 0 300 000 Feet 2001 Pathways Plan Desigrratrons On- Street Bikeways - Planned On- Street Bikeways - Proposed Sidewalks (c8') - Existing 1#4 % 0 Sidewalks (c8') - Programmed Sidewalks (a8') - Planned Sidewalks (c8') - Proposed , Programmed Paved Mull se Trails 8'+ IV Plan no d Paved Multi -Use Trails 8'+ Proposed Paved Multi -Use Trails 8' + pV "� Proposed Natural Multi -Use Trails / EquestrianlHlke - Existing + \/ EquestrianlHike - Programmed EquestrianlHike - Planned (none) Equestrian/Hike - Proposed Plan Area Boundary City Limits 0 Parcel Boundaries Adjacent City Parcels SOUTHLAKE r 2 O 2 5 s • • � Fr z Southlake 2025 Plan Phase 11 22 Plan Areas B, E, & F Analysis & Recommendations FINAL DRAFT West Highland/North Peytonville Plan Area April 13, 2005 SHALAHE A - 2025 �onr aerm�ytl aTen mtla�„eXreeTtl ' om5tr¢e781upxrn Planrvtr0 omstr,.lole..aes•rnp#.� &On.alka f "e }• FhFllrvp r &9ewelke [•!}. ripyeFnmy • Mdexelke I•n - PlenneC �/ oprnmm•p vwnp YunkUPa ¢nIIF ¢' • e pIOMOP F #.!p NYR•Uee rrelle 6'• j Prev¢fetl P¢rM MuXkllse Trelk A' PropvsaY YNUrp puXkUV Tnua Ssu4Ytrlur�plke • (aapnp " FeueeVleMlVlke- Ra¢eenlmM Ftl ue:lYerlH�pe • PYhnRO InuY7 Pij �6uee41eMHlkk • Repv!•tl L4p0+ktl 61an Ana F BPUwn + � cm IAme aaRnboYYaenp# Atl1M eM C[y Penele l V %xMe.M1p 81Qp.HxyTrce# Wesf HighlandfNarth Peytonville Plan Area {Plan Area "E °} 2007 Pathways Plan & Existing Pedestrian Network In the West Highland/North Peytonville Plan Area, the Plan identifies on- street bikeways along Randol Mill Ave., North Peytonville Ave., Southridge Parkway, Shady Oaks Dr., White Chapel Blvd., Carroll Ave., Highland St., Dove St., Lakeview Dr., Kingswood Dr., Woodbrook Lane, Coventry Lane, Turnberry Lane, and the proposed collector between North Peytonville Ave. and White Chapel Blvd. The Plan recommends complementing the on- street bicycle facilities with paved multi -use trails or sidewalks along Randol Mill Ave., Dove St., West Southlake Blvd., a portion of North Peytonville Ave., Shady Oaks Dr., White Chapel Blvd., S.H. 114, and the proposed collector between North Peytonville Ave. and White Chapel Blvd. North Side Plan Area The Plan identifies two unique features in the North Side Plan Area: equestrian/hike trails and trailheads. The equestrian/hike trails are found on Corps of Engineers property along Lake Grapevine. The four existing trailheads are located at the northern end of T.W. King Rd., along Bob Jones Rd. (east of Oakwood Estates), at the northern end of North White Chapel Blvd., and at the southwest tip of Bob Jones Park. Proposed trailheads are identified along T.W. King Rd. (north of Bob Jones Rd.), near the intersection of Bob Jones Rd. and North White Chapel Blvd., and at the Coker property. Southlake 2025 Plan 23 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 SOUTHLAKE -� 2025 2001 Psthwey. Pi—f3a signex7ona ' nn•sln.[ Blk.waya •Plan nee On.Sll..l B10..war.• Pr.pn.e Sleawaks (may • 6nling r .r 51eaw.rn Ir07. Prdgnmm.e i'.Y Smewaw<.p�7- Pianme S y r SiddwiYp [�� • Nft..dd Prnyrammdd PA." MyMUSd Trid58'+ Planned Pand MA,U.e Tr.fta'. ced Par.d M06V. T.R. 0'. Pr.pn an d Z.1 MWk V.. Tr.ga �� . /' ffz.::=ik. • baling / Equ lk. • Prggrimm.d Er.. ry l -Pb ... 4[n ... ] w I<qu..rrvaM ik. • Prvp.W �,epalvd O Prsn rteii i nw..q . �� CITY Ilme. ac umt 4M par�gl IV North Side Plan Area {Plan Area "F") 2001 Pathways Plan & Existing Pedestrian Network The Plan also identifies on street bicycle facilities along White Chapel Blvd., Kirkwood, Dove St., Carroll Ave., Kimball Ave., Lonesome Dove, Midway Rd., and Burney Lane (east of North Carroll Ave.). Natural multi -use trails are proposed along North Kimball Ave. and along North White Chapel Blvd. (north of Bob Jones Rd.). Paved multi -use trails are identified along Kirkwood, North White Chapel Blvd., Dove St., North Carroll Ave., Burney Lane (east of North Carroll Ave.), Midway Rd., between T.W. King and North White Chapel Blvd., and in Bob Jones Park. 2.5 1995 Southlake Corridor Study The recommendations in the 1995 Southlake Corridor Study only apply to the West Southlake Blvd./Pearson Plan Area. These recommendations apply specifically to F.M. 1709 ( Southlake Boulevard) and are divided in the Study into land use and urban design recommendations as detailed below. Land Use Recommendations for F.M. 1709: • Location for the majority of the local services in the community. • Primarily a corridor of residential subdivisions, with some local service retail, offices and institutional uses at major intersections. • Appropriate zoning districts include: • Any single family district for residential areas, • CS, 0-1, 0-2, B -1, HC, MF -1, and MF -2 for office commercial areas, and • CS, 0-1, C -1, C -2, C -3, and B -1 for retail commercial areas. Southlake 2025 Plan 24 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT r April 13, 2005 WESTLAKE Legend Retail Comrrercrial Office Commercial industrial ® Residential Busincssyservice Existing Wait Toning Village Center Design Recommendations for F.M. 1709: The 1995 Corridor Study provided design recommendations for F.M. 1709 related to the entry- way into the city, major intersections along the roadway, and private development along the roadway. F.M. 1709 Portal Recommendations The 1995 Corridor Study recognized F.M. 1709 as a critical entry -way into the city that needed enhancements as a portal into the city. _.. fi l '1+ Specifically, the Study recommended a graphic limestone wall with the city name and rural icon (shown as a Bur Oak leaf above). The Study also recommended groves of Bur Oak on both sides of the street. Major Intersection Recommendations Major intersections along F.M. 1709 are located in the South Side Plan Area, not in the West Southlake Blvd./Pearson Plan Area. Therefore, major intersection recommendations are included in the Analysis & Recommendations chapter for the South Side Plan Area. Southlake 2025 Plan 25 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 Private Development Recommendations Additional design recommendations for F.M. 1709 included: • Elimination of concrete erosion control along the corridor and utilization of retaining walls of natural materials and plantings. • Increasing buffer yard standards with respect to width and required plantings to differentiate the corridor. • 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. Southlake 2025 Plan 26 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 3.0 PRELIMINARY ANALYSIS The following preliminary analysis for the West Southlake Blvd./Pearson Plan Area (Area B), the West Highland/North Peytonville Plan Area (Area E), and the North Side Plan Area (Area F) describes the existing land use, character, environment, and topography for each of the three plan areas. 3.1 Existing Land Use and Character West Southlake Blvd /Pearson Plan Area The West Southlake Blvd./Pearson Plan Area is dominated by low intensity and medium intensity residential uses. Unlike many of the other plan areas, the West Southlake Blvd./Pearson Plan Area has not seen much change in the last few years. The most recent developments were residential in nature and included Vermilion Addition and Siena Addition, both of which are nearing completion. There are also several undeveloped properties in the area. Southlake 2025 Plan 27 Plan Area B, E, & F Phase 11 Analysis & Recommendations Typical house in the plan area Undeveloped property FINAL DRAFT April 13, 2005 W. Southlake Blvd /Pearson Plan Area Existing Land Use Distribution Vacant, 121 Acres 17% Other, 52 Acres 7% Open Space, 32 Acres, 5 0 /c Public /Civic / Religious, 48 Acres, 7° /c Residential, 443 Acres Industrial, 3 Acres, 0 0 /c Commercial (Retail & 63°/c Office), 10 Acres, 1% Total Acreage = 709 Acres The figure above shows the distribution of existing land uses within the planning area. The total area of the planning area is 709 acres of which approximately 121 acres (17 %) are vacant. The area is predominantly residential with some public uses and limited commercial uses. The West Southlake Blvd./Pearson Lane area also has several rural cross - section roadways including Florence Road, Johnson Road, Pearson Lane, and Union Church Road. These streets are generally characterized by two -lane cross sections, no curb and gutter, and mature street trees along the roadway that create a green canopy over the road. Southlake 2025 Plan 28 Plan Area B, E, & F Phase 11 Analysis & Recommendations View of Johnson Road View of Florence Road FINAL DRAFT April 13, 2005 West Highland&North Peytonville Plan Area The West Highland/North Peytonville Plan Area consists almost entirely of low intensity and medium intensity residential uses. There are also a few tracts of pastureland and some large estates that create a unique rural character. Unlike other planning areas, there are no public parks. There are also no significant retail or office developments in the area. SOUTHLAKE 2025 k EWsM -1 Land Use BM mow.. Eo. p.az, a Qr. ar rdn. Lepsnd ® M- a, . [ eev�ae.r i �� ce ima� AaPa.d car P wa is West HighlandlNarth Peytonville Plan Area (Plan Area "F') Existing Land Uses Due to the proximity to S.H. 114 along the plan area's northeastern boundary, transitions to commercial development must be considered carefully. In evaluating the distribution of existing land uses in this planning area, it is evident that the plan area is fairly built out with well - established residential neighborhoods. There is a limited amount of vacant, developable land — about 141 acres (7 %) of a total of 2,451 acres (see graph on the following page). View of typical residential neighborhoods in the W. Highland /N. Peytonville Plan Area Southlake 2025 Plan 29 Plan Area B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 W. Highland/N. Peytonville Area Existing Land Use Distribution Other, 221 Acres, 9% Open Space, 79 Acres, Vacant, 141 Acres, 7% 3% Public /Civic 1 Religious, 66 Acres, 3% Total Acreage = 2,451 Acres Residential, 1,939 Acres, 79% North Side Plan Area The North Side Plan Area is rural in nature. It is primarily characterized by natural areas and single family houses, several of which are equestrian estates. Natural areas are found in the city's public parks and the significant Corps of Engineers property that borders Lake Grapevine. There are no significant retail or office developments in the area. iiSOUT'H'LAKE ...2425 _� Exlwi p LrrW the H=.= ro maw,. ,r.+ar a.rma..vwr �are.�r:wun wa o.ae..r L"nd Wan F 10a,M.,r f r��i Lnr Limnc. ` J P.— In ... d.H., ?AID Ee,, ay ra i, a I, North Side Plan Area {Plan Area " P`} Existing Land Uses Southlake 2025 Plan 30 Plan Area B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 North Side Plan Area Existing Land Use Distribution Other (including Lake Grapevine), 471 Acres, 14% , Open Space, 1,053 Acres, 32% Vacant, 313 Acres, 9 0 /c Residential, 1,362 Acres, 41% MM ercial (Retail & Office), 23 Acres, 10 Industrial, 10 Acres, 0 0 /c Total Acreage = 3,325 Acres Public /Civic / Religious, 93 Acres, 3 0 /c The distribution of existing land uses indicates that a significant portion of the planning area is open space (30 %) of the total area which is 3,325 acres. Only about 313 acres (9 %) is vacant land suitable for further development. Recent developments have been residential in nature and include Clariden Ranch, Oak Pointe, and Kirkwood Hollow and are changing the character of the area. View of newer residential neighborhoods in the North Side Plan Area. 3.2 Existing Zoning West Southlake Blvd /Pearson Plan Area The existing zoning in the West Southlake Blvd./Pearson Plan Area is primarily residential, with a mix of SF- IA/B (Single Family Residential, minimum 1 acre lot), SF- Southlake 2025 Plan 31 Plan Area B, E, & F Phase 11 Analysis & Recommendations Typical equestrian estate in the North Side Plan Area. FINAL DRAFT April 13, 2005 20AB (Single Family Residential, minimum 20,000 s.f lot), and R -PUD (Residential Planned Unit Development). There is also a manufactured housing park (zoned NM) off of Florence. Unlike most of the plan areas, there are no lots zoned RE, Residential Estate, in the West Southlake Blvd./Pearson Plan Area. Similar to the Davis Boulevard /F.M. 1938 Corridor to the east, a significant portion of the plan area has AG (Agricultural) zoning. This was the default zoning classification assigned to properties when they were annexed into the city. Along Southlake Blvd., there are a few parcels with commercial or office zoning. There are also several sites zoned CS, Community Service, scattered throughout the area. with SP -1 zoning. Southlake 2025 Plan 32 Plan Area B, E, & F Phase 11 Analysis & Recommendations Office uses on F.M. 1709. St. Martins -In- The - Fields Episcopal Church. View of a non - conforming landscaping use on Pearson Lane. View of a commercial use on Pearson Lane FINAL DRAFT April 13, 2005 West Southlake 81vd. /Pearson Area Plan {Plan Area "B ) Existing Zoning ROD C ROD 800 Feet Zoning Legend 0 10 AGRICULTURAL ® RE- R E SIGENTIAL ESTATE D SF1A -SING LE FAMILY RE 5IDENTIAL Q SFIB 5I NG LE FAIR LY RESIDENTIAL Q SF3O- 51NGLE F AM ILY FESIDENT IAL 0 SF20A- SINGLE FAMILY FE5 IDENTIAL Q SF20B- SINGLE FAMILY FE5 IDENTIAL _ RPUG RESIDENTIAL PLANNED UNIT DEVELOPMENT Q MFI -TWO FAMILY RESIDENTIAL Q MF3- MULTIPLE FAMILY RESIDENTIAL M H MANUFACT U RED HG USING 01 O FMMU NITY SERVICE 0 01- OFFICEDIST RIOT Q C2- CFFILE DISTRICT C1N E G N B C RHODD LCMMERCIAL C2 LOCAL RETAIL COMMERCIAL SOUTHLAKE ,- 2025 Southlake 2025 Plan Phase II 33 Plan Area B, E, & F Analysis & Recommendations C3 GENERA LCGMMERCIAL C4 ARTERIAL MALL COMMERCIAL NRP"D- NON - RESIDENTIAL PLANNED "NIT DEVELCPMENT - HL -HOTEL 0 B1 HSIN ESS SERVICE PARK 0 B2 -LGM M ERLIALMAN "FACT "RING 0 11 � LIGHT INDUSTRIAL 12H E-1 NDUSTRIAL 0 SP1- DETAILED SITE PLAN 0 SP2 G ENERALI=D SITE PLAN DT -DOW NTOWN DISTRICT 0 PLA N AREA BU UNDARY ^0 CITY LIMITS 0 PARCEL BOUNDAR IFS ADJACENT CITY PARCELS SOUTHLAKE ,- 2025 Southlake 2025 Plan Phase II 33 Plan Area B, E, & F Analysis & Recommendations FINAL DRAFT April 13, 2005 West Highland/North Peytonville Plan Area Like the West Southlake Blvd. /Pearson Plan Area, most of the West Highland/North Peytonville Plan Area is zoned residential. The predominant residential zoning is SF1 -A, although SF1 -B, SF20 -A, S1 -13, SF30, RE and R -PUD zoning may be found throughout the area. Similarly, parcels with AG zoning are scattered throughout the area. There is one C -1 property near the intersection of White Chapel Blvd. and Highland and one SP -1 property along Randol Mill at the Westlake and Keller city boundaries. The two CS properties include Durham Elementary /Intermediate School and Southlake Assembly of God. Carroll High School is zoned NR -PUD. SOUTHLAHE N,— 2025 .t. 2vning Legend 1-1 . I� w�- nrs�rn. u D� o+ o � ® n ae.orxn c n,xxoo...n n�x�aewnY e e.�oew *v. u x�i.p xo u, wo o�+ o m Y Nl w�2.Rxy9p69uu Qa6ua SSe9t'+u Rerwg C9NYNCxS a. anca.� ro...u u• erN wwkpun°xw:uuu r x ae uxp ii� p n � e�pxm iwpu is nuy. � q -xWvr inpyf *aVy � ,.ni.peeu�PiRe fteu o ..rt- pexear6xP fnf re.x ere- porrwrown melRkr teQartd O Pian ana60aua9ery �I COL1. f Pa pgynOiMi .' �N +ent ef/pxeela West HighlandrNorth Peytonville Plan Area (Plan Area "E") Existing Zoning North Side Plan Area The North Side Plan Area is zoned primarily agricultural or residential. Much of the agriculturally zoned property is park property or Corps of Engineers land. Residential zoning is mostly SF1 -A, however there are several properties zoned RE as well as a few neighborhoods with smaller lots. In addition, MH (Manufactured Housing) zoning is found along the northern end of T.W. King Road. Southlake 2025 Plan 34 Plan Area B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 � SOUTHLAKE 2425 X" 1-.1 xP..R[Ku4fupµ I® al. alfegrxiue CSxuir [� s D F o+ o , p vxjtl }. fx1R el xrxi�e pls itll�iwe svuR�R O ciciPlatueuxrc p[eFypfurxi � yr i:.u�emer..�.aranmrn*w n ..... rtwaEF a. nn V oo:io4 N oca.xsxcv. C1eWCa ; .4ru�cWw[RCU; a•or.rtn.�ctl�a.rlcw w...Rrrnw wu � em.�c.a ®x rclarwluxulR Unn I lm'BSV..R F'�vuauty a s�WRt��N ... lei xWr inWfiRty p sP�. RliuelR iRl lean Rc�oo R hand © -. nx.a F 00.o' Cm txnno PPiP[e H6undanWR North Side Plan Area {Plan Area 7") Existing Zoning 3.3 Topography and Environment Natural character including existing vegetation, topography, and drainage can have a significant impact on quality of life and should be taken into account when planning for future development. The following sections describe the topography and environment in each of the three plan areas. Southlake 2025 Plan 35 Plan Area B, E, & F Phase 11 Analysis & Recommendations Manufactured housing off'of T. W. King Rd. Corps of Engineers Property FINAL DRAFT April 13, 2005 West Southlake Blvd /Pearson Plan Area In the West Southlake Blvd./Pearson Plan Area, there is heavy tree cover in and around Jellico Estates, along Johnson Rd., and north of Johnson Rd. Other small areas with heavy tree cover are scattered throughout the area. In addition, significant topography may be found in the northern section of the plan area. The 100 Year Flood Plain roughly follows the plan area's eastern border and has a significant tree cover along the creek. Southlake 2025 Plan 36 Plan Area B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 West Highland&North Peytonville Plan Area The West Highland/North Peytonville Plan Area has significant tree cover, particularly in the northern section of the plan area. In addition, several creeks run through the area and a few properties lie in the 100 Year Flood Plain. SOUTHLAKE =; & -. 2025 X., Layer# 'y— M . w.r921 a Iwo vio. Tr.. Cm.. c"U.M. ryrtrl 0-0— .41.01 cW Car <e15 West HighlandlNorth Peytonville Plan Area (Plan Area "E`) Critical Resources North Side Plan Area Due to the significant Corps of Engineers land and park property in the northern part of Southlake, the North Side Plan Area has the largest concentration of natural landscape in the city. These natural areas, particularly along Lake Grapevine, are heavily wooded and provide critical habitat for a variety of birds, mammals, amphibians, and reptiles. In addition, topography in northern Southlake is significant and increases near the lake. The higher elevations found in the northern portion of the plan area, such as along North White Chapel Blvd. near Bob Jones Park, are seen as an asset because they provide beautiful views. On the other hand, the significant topography of the former gravel mining site north of Sabre may pose a challenge for redevelopment. Southlake 2025 Plan 37 Plan Area B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 i SOUTHLAHE 2025 Legend /V C nmur unee ,-r "PO Teer Fkgp p— Tree tear o �.nn�oroov�� ®ry >•tl��cyn1 [ilY ycrCVk North Side Plan Area (Plan Area "F ") Critical Resources Southlake 2025 Plan Phase 11 38 Plan Area B, E, & F Analysis & Recommendations FINAL DRAFT April 13, 2005 4.0 LAND USE PLAN Based on the existing character, previously adopted plans, and Southlake 2025 Plan Vision, Goals, & Objectives, the following general land use recommendations and site specific recommendations are proposed for the West Southlake Blvd./Pearson Area (Plan Area B), the West Highland/North Peytonville Area (Plan Area E), and the North Side Area (Plan Area F). 4.1 West Southlake Blvd./Pearson Plan Area (Plan Area B) The following are the general land use and character recommendations and site specific recommendations for the W. Southlake Blvd./Pearson Lane plan area: 4.1.1 General Land Use & Character Recommendations • 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. • Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and /or significant environmental features. • Limit retail development to the intersection of Pearson Lane and F.M 1709 • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Consider enhancements to develop the intersection of F.M. 1709 and Pearson Lane as an entry portal into the city. • Evaluate the potential to keep or relocate the old water tower as an interpretive /art exhibit at one of the city's parks. 4.1.2 Site Specific Recommendations No. 1998 LUP/ Area in Issues Site Specific Zoning Acres Recommendations 1. Low Density 40.9 • Existing medium • Recommend changing Residential and intensity residential uses from Low Density Retail on most of the site Residential and Retail Commercial/R- (Chesapeake Place). Commercial to Medium PUD Density Residential. Ia. Low Density 11.5 • Existing public park • Recommend changing Residential /R- (Chesapeake Park). from Low Density PUD Residential to Public Parks /Open Space. lb. Low Density 0.88 • Boundary correction. • Recommend changing Residential/ • Part of St. Martin's -in- from Low Density Mixed Use the - Fields property. Residential and Mixed Use to Public /Semi- Public to reflect the current use on the site. , Southlake 2025 Plan 39 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 No. 1998 LUP/ Area in Issues Site Specific Zoning Acres Recommendations lc. Low Density 3.1 • Adjacent to Chesapeake • Recommend changing Residential /AG Park. from Low Density • Limited potential for low Residential to Medium intensity residential uses. Density Residential. 2. Low Density 32.7 • Existing medium • Recommend changing Residential/SF 1- intensity residential uses from Low Density A and SF20 -A on most of the site (Siena Residential to Medium subdivision). Density Residential. • Adjacent to non- conforming industrial uses to the northeast (on Michael Dr.) 2a. Low Density 87.3 • Portion of the property • Recommend changing Residential /AG, adjacent to Keller ISD from Low Density SF1 -A, and SP- property. Residential to Medium 2 • Portion of the property Density Residential. with frontage on F.M. 1709. • Existing industrial uses to the east. • Existing medium intensity residential uses to the southeast. 2b. Public /Semi- 16.2 • Undeveloped property. • Recommend changing Public /CS and • Recommending Medium from Public /Semi- SP-2 Density Residential Public to Medium designation on Density Residential. surrounding properties. 3. Low Density 11.9 • Frontage on F.M. 1709. • Recommend changing Residential and • Mature trees. from Low Density Retail . Existing retail Residential to Medium Commercial/ commercial use on the Density Residential (on AG western portion of the eastern portion of site). site. • Recommend T -1 alternative designation. 4. Low Density 6.7 • Adjacent to medium • Recommend changing Residential and intensity residential uses from Low Density Retail and retail commercial Residential to Medium Commercial /AG uses. Density Residential (on • Mature trees. eastern portion of site). • Recommend T -2 alternative designation. Southlake 2025 Plan 40 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 No. 1998 LUP/ Area in Issues Site Specific Zoning Acres Recommendations 5. Low Density 9.3 • Adjacent to ground water • Recommend T -2 Residential/SF 1- storage tanks to the south. alternative designation. A • Water tanks and pumps to • Any residential the south may create development proposed noise issues. should address the issue • Adjacent to planned retail of noise abatement in and office uses to the its construction south. standards. • Low intensity residential to the north. • City -owned property. 6. Low Density 7.2 • Frontage on F.M. 1709. • Recommend T -1 Residential /0-1 . Proposed office uses on a alternative designation. and SF 1 -A portion of the site (Vermilion frontage) and to the west. • Adjacent to low intensit -, residential uses. • Significant tree cover. • Limited potential for low intensity residential development due to frontage on F.M. 1709. 6a. Retail 2.4 • Planned office • Recommend changing Commercial /SP- commercial uses on site. land use designation 1 from Retail Commercial to Office Commercial. 8. Low Density 23.5 • Adjacent to Royal and • Recommend Rural Residential and Annie Smith Park. Conservation 100 Year Flood . Significant tree cover. alternative designation. Plain/SF 1 -A and . Low intensity residential • Preserve the flood plain AG uses to the south and east. and maximize its • Flood plain borders the potential as a site on the east. greenway. 9. Medium Density 16.9 . Significant tree cover. • Recommend changing Residential/SF 1- • Adjacent to medium underlying land use A intensity residential uses designation from and low intensity Medium Density residential uses. Residential to Low Density Residential. • Recommend Rural Conservation alternative. Southlake 2025 Plan 41 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 9a. Low Density 32.7 • Significant tree cover. • Recommend Rural Residential/SF 1- • Adjacent to medium Conservation A, AG, and intensity residential uses alternative designation. SF1 -13 and low intensity residential uses. 10. Low Density 47.5 • Portion of site lies in the • Preserve the flood plain Residential and 100 Year Flood Plain. and maximize its 100 Year Flood • Water tower located to potential as a Plain/SF 1 -A, the southwest to become greenway. SF1 -B, AG obsolete with plans for a • Recommend Rural new overhead water Conservation tower immediately west alternative. of existing tower. • Evaluate a portion of • Adjacent to medium the neighboring water intensity residential uses tower site for future to the south and west. uses. • Adjacent to low intensity • Evaluate the potential residential uses to the to keep or relocate the east. old water tower as a historic art exhibit at one of the city's parks. Note: Numbers in the above table may not be exactly sequential due to changes made during the planning process and the originally assigned numbers were retained for consistency. 4.2 West Highland/North Pevtonville Plan Area (Area E) The following are the general land use and character recommendations and site specific recommendations for the W. Highland/N. Peytonville plan area: 4.2.1 General Land Use & Character Recommendations • 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. • Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and /or significant environmental features. • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Preserve the rural character of Dove Street, Shady Oaks Drive, and Highland Street. Southlake 2025 Plan 42 Plan Areas B, E, & F Phase 11 Analysis & Recommendations West Southlake Blvd. /Pearson Area Plan (Plan Area "B') Land Use Re mendafi_ons _ FnalDra ,A "pril 13 „2005 0,01` i�■ 1/i1514, Z�,?,D .� i ■iii ■ ■nom , F Recomm n ecomme Changing, Cho Bing from L t M - t8 to MDr ec mm to Oublic Pa*sf L �100EAR r = OD PLAIN TOWN INTER CORPS OF ENGINEERS BOUNDARY INDUSTRIAL PUBLIC PARKSIOPEN SPACE Q RECOMMENDED LAND USE CHANGES 500 0 500 Feet PUBLICISEMI- PUBLIC ® TRANSITION i (T -1) === LOW DENSITY RESIDENTIAL ® TRANSITION 2 (T -2) S O U T H L A K E j; MEDIUM DENSITY RESIDENTIAL ® RURAL CONSERVATION (RC) W OFFICE COMMERCIAL " PLAN AREA BOUNDARY + � 2 0 2 5 RETAIL COMMERCIAL � MIXED USE � ti' - CITY LIMITS � j Cyi • • Noter The numbers on this map correspond with the numbers on the Site Specific Recommendations 1 section of the Land Use Plan Recommendations for W. Southlake Blvd. /Pearson Plan Area 43 FINAL DRAFT 4.2.2 Site Specific Recommendations April 13, 2005 No. 1998 LUP/ Area Issues Site Specific Recommendations Zoning in Acres 1. Low Density 14.1 • Existing retail, • Recommend T -1 Residential /AG industrial, and alternative designation to residential uses on encourage the site. redevelopment of the site. • Adjacent to low • All the properties under intensity residential 41 should be master - uses to the south. planned together to apply • Low Density the T -1 designation. Residential /T -2 • Preserve the rural, two - alternative land use lane character of Dove designation to the east. Street by requiring a 50 to • Mixed use designation 100 foot buffer along to the northeast. Dove Street. • Unique rural character of Dove Street. 2. Low Density 103.5 • Existing low intensity • Preserve the rural, two - Residential and residential uses. lane character of Dove 100 Year Flood • Creek runs along the Street west of Shady Plain/SF 1 -A and eastern edge of the Oaks. RE site; another creek • Recommend Rural runs through the Conservation alternative western portion of the designation. site. • Significant tree cover. • Unique rural character of Dove Street. 3. Low Density 142.9 • Existing low intensity • Recommend the Rural Residential/SF 1- uses along both Shady Conservation alternative A, RE, AG, SF1- Oaks and Highland designation. B, C -1 Street. • Creek runs along Shady Lane. • Unique rural character along both streets. • Adjacent to CISD property to the south. 4. Medium Density 72.0 • Adjacent to low • Recommend Rural Residential and intensity residential Conservation alternative. Low Density uses. Residential/AG • Existing low intensity and SF -lA residential uses and agricultural uses (pasture) on site. Southlake 2025 Plan 44 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 No. 1998 LUP/ Area Issues Site Specific Recommendations Zoning in Acres 5. Medium Density 5.8 • Medium intensity • Recommend T -2 Residential and residential uses to the alternative designation as Public /Semi- east. a transition from the T -1 Public /AG . Church property to the designation to the north south. along the highway to the • Proposed T -1 residential uses to the designation across south. Highland Street (see S.H. 114 Corridor Plan). 6. Public /Semi- 10.8 • Existing church • Recommend changing Public /CS (Southlake Assembly from Public /Semi - Public of God). to Medium Density • Medium intensity Residential. residential uses to the south. • Potential for future redevelopment of this site exists. 7. Office 5.6 • Frontage on S.H. 114 • Retain existing Office Commercial and . Low intensity Commercial designation. 100 Year Flood residential uses to the • Recommend preservation Plain/AG west. of some tree cover as a • Creek borders buffer to adjoining property on the west. residential uses to the • Significant tree cover. west and south. • Primary access to this property to be from S.H. 114. 8. Low Density 5.4 • Existing medium • Recommend changing the Residential /SF- density residential land use designation to 20 & SF -30 development (High Medium Density Point) Residential. Note: Numbers in the above table may not be exactly sequential due to changes made during the planning process and the originally assigned numbers were retained for consistency. Southlake 2025 Plan 45 Plan Areas B, E, & F Phase 11 Analysis & Recommendations ri SOUTHLAKE $,- 2025 WB Highland /N. Peyfonville Area Plan (Plan Area "E ') Land Use Recommendations LEGEND 100 YEAR FLOOD PLAIN CORPS OF ENGINEERS BOUNDARY PUBLIC PARKSIOPEN SPACE PUBLICISEMI- PUBLIC LOW DENSITY RESIDENTIAL EDIUM DENSITY RESIDENTIAL I tTAI L FICE COMMERCIAL COMMERCIAL - 1IXED USE TOWN CENTER for I U dr RECOMMENDED LAND 0 USE CHANGES ® TRANSITION 1(T 1) ® TRANSITION 2 (T -2) EM RURAL CONSERVATION (RC) 0 PLAN AREA BOUNDARY . —V' CITY LIMITS Final Draft - April 13, 2005 on this map correspond with the numbers on the imendations of the Land Use Recommendations N. Pevtonville Plan Area 114 —K ����I i I.T ra *..�.. -i r 500 0 5 00 1 00 0 FINAL DRAFT 4.3 North Side Area Plan (Area F) April 13, 2005 The following are the general land use and character recommendations and site specific recommendations for the North Side plan area: 4.3.1 General Land Use and Character Recommendations • 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. • Evaluate the application of the Rural Conservation (RC) land use category as an alternative to the Low Density Residential land use category on properties with unique rural character and /or significant environmental features. • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Preserve view sheds. • Protect the city's remaining agricultural /equestrian and environmental areas in the North Side by requiring residential development to occur in a manner that has the minimum impact on these resources. 4.3.2 Site Specific Recommendations No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 1. Low Density 58.0 • Former gravel mining • Identify environmentally Residential /AG site on portion of sensitive areas. property. • Consider options for • Significant reclamation. topography. • Evaluate trail • Development on the opportunities through site is unlikely in its Corps property. current state. • Recommend Rural • Adjacent to the Corps Conservation (RC) of Engineers site. alternative land use designation due to the environmental sensitivity required to redevelop the site. • Evaluate connectivity through the site between White Chapel Blvd. and T.W. King at the time any development is proposed. Southlake 2025 Plan 47 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 No. 1998 LUP/ Area Issues Site Specific Recommendations Zoning in Acres 2. & Low Density 140.9 . Large estate lots. • Recommend Rural 3. Residential and (2) . Equestrian facilities Conservation alternative Industrial /AG, 47.0 located on White designation. SF1 -A, and RE (3) Chapel & T.W. King. • Existing equestrian/hike trails on adjacent Corps property. • Mature trees. • Unique rural character. • Adjacency to Bob Jones Park and low intensity residential uses. • Existing view shed south along White Chapel Blvd. 4. Low Density 61.8 • Former Tucker • Change land use Residential /AG property. designation to Public • City owned property Parks /Open Space. — designated for • Evaluate acquisition of expansion of Bob land between Tucker Jones Park. property and Farhat • Rolling savannah that property. is representative of Southlake's native landscape. 5. Low Density 22.0 • Existing Clariden • Recommend changing the Residential /SP -1 School site. land use designation to Public /Semi - Public to better reflect the scale and use of existing school. 7. Industrial /SP -1 6.7 • Existing industrial • Recommend changing use at northeast from Industrial to Low corner of T.W. King Density Residential with and Bob Jones Rural Conservation (Dalden Corp.). alternative designation if the property is developed in conjunction with 42. S. Low Density 6.8 • City owned property • Recommend changing the Residential/ SF1- (entire . Future site of DPS land use designation to A site is North facility on a Public /Semi - Public. 31 portion of the site. acres) Southlake 2025 Plan 48 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 No. 1998 LUP/ Area Issues Site Specific Recommendations Zoning in Acres 9. Low Density 17.0 • City owned property. • Recommend changing the Residential/SF 1 -A • Dedicated for a land use designation to public park facility Public Parks /Open Space. (Liberty Park at Sheltonwood). 9a. Low Density 7.4 • Dedicated to the city • Recommend changing Residential /R- from the developer of from Low Density PUD Oak Pointe for a Residential to Public public park. Parks /Open Space. 10. Medium Density 12.4 • Existing low density • Recommend changing the Residential/SF 1- development (Lakes land use designation to A, AG, SF -30 on Dove). Low Density Residential • Frontage on Dove to reflect the current Street. residential pattern and to protect the character along Dove Street. Note: Numbers in the above table may not be exactly sequential due to changes made during the planning process. The originally assigned numbers were retained for consistency. Southlake 2025 Plan 49 Plan Areas B, E, & F Phase 11 Analysis & Recommendations 11 ■■■ In 0V WA, e ■ ■ . ■ ■ Ire 0 M E Public ��ltl� I . ■ ■ rrr���� � Patmu space jundlon Am. �� �� r• . ..Ili■ r� IN —�� ■. rw ■■■■rum ■ ■E ■ ■■ C � +'r �1�1� ?n X11 r ■p ?!' ii: -- �,a■ 1111 �� � �r��� �- � is FINAL DRAFT April 13, 2005 5.0 MOBILITY PLAN Based on the existing character, previously adopted plans, and the Southlake 2025 Plan Vision, Goals, & Objectives, the following general mobility recommendations are proposed for the West Southlake Blvd./Pearson Area, the West Highland/North Peytonville Area, and the North Side Area. 5.1 West Southlake Blvd. /Pearson Area (Plan Area B) The following are the general mobility recommendations and implementation strategy recommendations for the W. Southlake Blvd./Pearson Lane plan area. 5.1.1 General Mobility Plan Recommendations • Develop an interconnected system of trails and sidewalks along all public and private streets to maximize pedestrian connectivity between neighborhoods, shopping, employment areas, schools, parks, and intercity /regional trail systems where feasible. • Develop a pedestrian greenway along the flood plain to provide non - motorized connections from adjoining neighborhoods to commercial development at Davis Blvd. and F.M. 1709. • Improve pedestrian access to schools and parks from adjoining neighborhoods. • Retain tree cover along rural cross - section roadways. • Consider enhancements to develop the intersection of F.M. 1709 and Pearson Lane as an entry portal to the city. Elementary School Southlake 2025 Plan 51 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Newly constructed sidewalk providing connectivity between Vermillion Addition and Florence View of the southeast and northeast corners of F.M. 1709 and Pearson Lane FINAL DRAFT 5.1.2 Mobility Plan Implementation Strategies April 13, 2005 Recommendation Justification Implementation I. Develop an Trails and sidewalks Ensure that trails and interconnected system provide an alternative to sidewalks are incorporated of trails and sidewalks automobile trips that into the planning and along all public and help to reduce vehicle development process. private streets to emissions and improve Amend the zoning and maximize pedestrian air quality. Further, subdivision ordinances to connectivity between these facilities provide require all development to neighborhoods, for recreational jogging, provide sidewalks along shopping, employment walking, and bicycling. public and private streets areas, schools, parks, Trails and sidewalks add (with the exception of and intercity /regional value to the alleys). trail systems. neighborhood. 2. Improve pedestrian There is limited Prioritize funding for access to schools and pedestrian access to sidewalks, trails, parks from adjoining schools and parks. crosswalks, and other neighborhoods. improvements in the CIP. 3. Retain tree cover Retaining tree cover will Identify areas where tree along rural cross- help to preserve rural cover should be preserved. section roadways. character. 4. Evaluate potential for Automobile trips can be Prioritize funding for trails pedestrian reduced by improving and other improvements in connectivity from pedestrian and bicycle the CIP. Amend relevant commercial accessibility between city ordinances to require development at Davis commercial and the provision of sidewalks, and F.M. 1709 to residential paths, or trails on adjoining developments. development and neighborhoods. redevelopment of property within the city. 5. Consider F.M. 1709 is a critical Include as part of the enhancements to entry -way into the city. median study. Consider develop the options for a portal in intersection of F.M. conjunction with the 1709 and Pearson redevelopment of the Lane as an entry portal southeast corner of the to the city. intersection of F.M. 1709 and Pearson Lane. Southlake 2025 Plan 52 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 5.2 West Highland/North Pevtonville Area Plan (Plan Area E) The following are the general mobility recommendations and implementation strategy recommendations for the W. Highland/N. Peytonville plan area. 5.2.1. General Mobility Plan Recommendations • Develop an interconnected system of trails and sidewalks along all public and private streets to maximize pedestrian connectivity between neighborhoods, shopping, employment areas, schools, parks, and intercity /regional trail systems. • Maximize pedestrian connectivity to schools from adjoining neighborhoods along Shady Oaks and White Chapel. • Amend the Master Thoroughfare Plan for Sams School Road from a 4 -lane undivided arterial to a 2 -lane collector (74' ROW) with turn lanes at key intersections. Allow the option of widening it to its 4 -lane cross section if future development warrants the additional capacity. • Preserve the rural, 2 -lane character of Dove St and Shady Oaks Drive. • Evaluate the feasibility of a traffic control device at the Highland Ave. and White Chapel Blvd. intersection in conjunction with an evaluation of the optimal cross section for White Chapel Blvd. from Dove Street to F.M. 1709 by means of a traffic study with the goal of moving traffic efficiently and safely to and from neighborhoods, schools, and S.H. 114. • Evaluate intersection improvements at Shady Oaks Drive and Dove Street. Southlake 2025 Plan 53 Plan Areas B, E, & F Phase 11 Analysis & Recommendations View of Dove Street Intersection of Highland and White Chapel FINAL DRAFT 5.2.2 Mobility Plan Implementation Strategies April 13, 2005 Recommendation Justification Implementation 1. Develop an Trails and sidewalks provide an Ensure that trails and interconnected system alternative to automobile trips that sidewalks are incorporated of trails and sidewalks help to reduce vehicle emissions into the planning and along all public and and improve air quality. Further, development process. private streets to these facilities provide for Amend the zoning and maximize pedestrian recreational jogging, walking, and subdivision ordinances to connectivity between bicycling. Trails and sidewalks require all development to neighborhoods to add value to the neighborhood. provide sidewalks along shopping, employment public and private streets (with areas, schools, parks, the exception of alleys). and intercity /regional trails stems. 2. Maximize pedestrian There is currently limited Prioritize funding for connectivity to schools pedestrian access to the schools. sidewalks in the CIP. from adjoining neighborhoods along Shady Oaks and White Chapel. 3. Amend the Master Current development in the Amend the MTP. Thoroughfare Plan for vicinity does not warrant a 4 -lane Sams School Road arterial designation. from a 4 -lane undivided arterial to a 2 -lane collector (74' ROW) with turn lanes at key intersections. Allow the option of widening it to its 4- lane cross section if future development warrants the additional capacity. 4. Evaluate intersection Due to its proximity to the Have Public Works evaluate improvements at intersection of S.H 114 and Dove feasibility of different Shady Oaks Drive Street, the Dove Street and Shady intersection improvements to and Dove Street. Oaks Dr. intersection experiences ease traffic flow at peak times. peak time traffic congestion. 5. Preserve the rural, 2- The existing Dove St. has a Amend the Master lane character of Dove unique rural character with mature Thoroughfare Plan for Dove St. trees along both sides. Also, the St. from a 5 -lane undivided recommended land use roadway to a 2 -lane undivided designation for some of the roadway with turn lanes at key properties along Dove St. is Rural intersections (A2U 94' ROW). Conservation. Southlake 2025 Plan 54 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 Recommendation Justification Implementation 6. Evaluate the feasibility Significant traffic delays occur at • Have Public Works of a traffic control the Highland Ave. -White Chapel immediately conduct a device at the Highland Blvd. intersection during the AM study for moving traffic Ave. and White & PM traffic peaks. During the efficiently and safely on Chapel Blvd. PM peak traffic traveling south - White Chapel from F.M. intersection in bound on White Chapel is 1709 to Dove with the conjunction with an backing up at the Highland/White ultimate decision on the evaluation of the Chapel intersection, north to the roadway cross section optimal cross section S.H. 114 frontage roads. depending upon the for White Chapel White Chapel Blvd. is scheduled outcome of this study. Blvd. from Dove for improvements in FY 2009. • No roundabout is Street to F.M. 1709 by However, traffic is expected to recommended if the means of a traffic continue to increase along White roadway is proposed to be study with the goal of Chapel Blvd. Traffic volumes widened. If widened, moving traffic along White Chapel Blvd. will then the recommendation efficiently and safely likely experience a sharp increase is to change the to and from once the S.H. 114 and White designation from a 5 -lane neighborhoods, Chapel Blvd. intersection is undivided facility to a 4- schools, and S.H. 114. developed. lane divided facility from Dove Street to F.M. 1709 The ultimate cross section of to eliminate the stacking White Chapel will depend on the of south -bound traffic on future traffic volumes, available S.H. 114 during the PM funding for capital projects, and peak on the Master the proposed intersection Thoroughfare Plan and a treatment at Dove Street and corresponding CIP Highland Ave. Therefore a request. decision on its future width will . Also, add this section of depend on a traffic study of White Chapel Blvd. in the White Chapel. If such a study median study to evaluate warrants widening of White the appropriate alignment Chapel, then this plan and cross section of the recommends changing the cross median and corresponding section from a 5 -lane undivided streetscape. section to a 4 -lane divided Amend the Master section retaining its 94' R -O -W. Thoroughfare Plan based The maximum service volume on the results of a traffic (vehicle trips per day) is the same study. Include White for a 5 -lane undivided road as it Chapel Blvd. in the is for a 4 -lane divided roadway. median study (for F.M. Therefore, the carrying capacity 1709 and Carroll Ave.) if of White Chapel will remain the the traffic study same. A four (4) lane divided recommends the widening section will improve the of White Chapel Blvd. aesthetics of the roadway corridor as well as improve the efficiency and safety of the roadway. Southlake 2025 Plan 55 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT 5.3 North Side Plan Area (Plan Area F) April 13, 2005 The following are the general mobility recommendations and implementation strategy recommendations for the North Side plan area. 5.3.I General Mobility Plan Recommendations • Develop an interconnected system of trails and sidewalks along all public and private streets to maximize pedestrian connectivity between neighborhoods, shopping, employment areas, schools, parks, and intercity /regional trail systems. • Maximize pedestrian connectivity to Carroll Middle School and the Clariden School from adjoining neighborhoods. • Revise the Master Thoroughfare Plan for Dove St. from a 5 lane undivided roadway to a 2 lane undivided roadway (A2U 94' ROW). • Evaluate street connectivity between T.W King and White Chapel Blvd. at the time of development of the Oien property. 5.3.2 Mobility Plan Implementation Strategies Recommendation Justification Implementation 1. Develop an Trails and sidewalks provide Ensure that trails and interconnected system an alternative to automobile sidewalks are incorporated of trails and sidewalks trips that help to reduce into the planning and along all public and vehicle emissions and development process. private streets to improve air quality. Further, Amend the zoning and maximize pedestrian these facilities provide for subdivision ordinances to connectivity between recreational jogging, walking, require all development to neighborhoods, and bicycling. provide sidewalks along shopping, employment Trails and sidewalks add public and private streets areas, schools, parks, value to the neighborhood. (with the exception of and intercity /regional alleys). trails stems. Southlake 2025 Plan 56 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Carroll Middle School FINAL DRAFT April 13, 2005 Recommendation Justification Implementation 2. Maximize pedestrian There is currently limited Prioritize funding for connectivity to Carroll pedestrian access to the sidewalks in the CIP. Middle School and the school. Clariden School from adjoining neighborhoods. 3. Revise the Master Traffic volumes on Dove St. Amend the MTP. Thoroughfare Plan for are expected to decrease with Dove St. from a 5 lane the extension of Kirkwood undivided roadway to Blvd. a 2 lane undivided roadway (A2U 94' ROW). 4. Evaluate street This will reduce auto trips Emphasize connectivity connectivity between and turning movements on between adjoining T.W King and White S.H. 114 access road and developments during the Chapel Blvd. at the improve level of service on planning and development time of development area arterials and collectors. or redevelopment of of the Oien property. - properties in the plan area. Southlake 2025 Plan 57 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 6.0 ENVIRONMENTAL RESOURCES Based on the existing character, previously adopted plans, and the Southlake 2025 Plan Vision, Goals, & Objectives, the following general recommendations for environmental resource protection are proposed for the West Southlake Blvd./Pearson Area, the West Highland/North Peytonville Area, and the North Side Area. 6.1 West Southlake Blvd. /Pearson Area (Plan Area B) The following are the general environmental resource protection recommendations and implementation strategy recommendations for the W. Southlake Blvd./Pearson Lane plan area. 6.1.1 General Recommendations for Environmental Resource Protection • Protect and preserve the existing rural land uses and natural areas. • Identify and protect significant wooded areas in the plan area. • Encourage the protection of the flood plain as an asset to development. • Develop a pedestrian greenway along the flood plain to provide non - motorized connections from adjoining neighborhoods to commercial development at Davis Blvd. and F.M. 1709. • Retain tree cover along rural cross - section roadways. • Preserve existing tree cover along flood plains and creeks. • Improve pedestrian access to schools and parks from adjoining neighborhoods. • Prioritize pedestrian connectivity along F.M. 1709. • Evaluate the possibility of an entry portal at the intersection of F.M. 1709 and Pearson Lane. • Create an interconnected network of linear greens with a pedestrian trail system. • Preserve existing tree buffers adjacent to neighborhoods. • Adapt development to the topography rather than topography to the development. • Protect the city's surface and groundwater supplies. • Rehabilitate /protect stream corridors in conjunction with new development. Southlake 2025 Plan 58 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Heavily wooded property in the plan area Existing character of Union Church Road FINAL DRAFT 6.2.2 Specific Recommendations and Implementation Strategies April 13, 2005 Recommendation Justification Implementation I. Protect and preserve Rural land uses and natural Evaluate applicable the existing rural areas add significant properties for the Rural land uses and natural aesthetic and fiscal value to Conservation Subdivision areas. an area. land use category and amend the land use plan map accordingly. 2. Encourage the Natural, undeveloped Provide development protection of the floodplains can add incentives to protect the flood plain as an aesthetic value, provide stream corridor as a natural asset to habitat, and provide drainage channel. Ensure development. storage for storm flows. that trees and vegetation along the corridor remain in a natural state. 3. Develop a pedestrian The city has made a Prioritize funding for trails greenway along the commitment to protect and other improvements in flood plain to flood plains and to provide the CIP. Ensure that provide non- a network of pedestrian sidewalks, paths, or trails are motorized and bicycle facilities. incorporated into the connections from Stream buffers provide planning and development of adjoining open space that may be sites. neighborhoods to utilized for trails. commercial development at Davis and F.M. 1709. 4. Retain tree cover Retaining tree cover will Identify areas where tree along rural cross- help to preserve rural cover should be preserved. section roadways. character. 5. Preserve existing Trees serve as a filter for Ensure that trees and tree cover along storm water runoff, provide vegetation along the stream flood plains and critical habitat, and add corridors remain in a natural creeks. aesthetic value. state. Develop regulations that allow for creative and flexible site design. Encourage the placement of critical environmental resources into a conservation easement to ensure the p rotection of the area. Southlake 2025 Plan 59 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 Recommendation Justification Implementation 6. Improve pedestrian There is currently limited Prioritize funding for access to schools pedestrian access to sidewalks, trails, crosswalks, and parks from schools and parks. and other improvements in adjoining the CIP. neighborhoods. 7. Prioritize pedestrian Improve non - motorized Prioritize funding for connectivity on F.M. access to businesses and sidewalks and crosswalks 1709. existing and future along F.M. 1709 in the CIP. neighborhoods along F.M. Amend relevant city 1709. ordinances to require sidewalks along all public and private streets in conjunction with any proposed development. 8. Create an Such a trail system could Amend relevant city interconnected provide a viable alternative ordinances to encourage the network of linear to the automobile and development of a linked greens with a provide for recreational system of open spaces in pedestrian trail walking, jogging, and conjunction with the system. bicycling. preservation of woodlands, creeks, ponds, and other environmentally sensitive areas. 9. Preserve existing Trees help to provide Encourage the placement of tree buffers adjacent privacy and add aesthetic critical environmental to neighborhoods. value. resources into a conservation easement to ensure their p rotection. 6.2 West Highland/North Peytonville Plan Area (Plan Area E) The following are the general environmental resource protection recommendations and implementation strategy recommendations for the W. Highland/N. Peytonville plan area. 6.2.1 General Recommendations for Environmental Resource Protection • Preserve the existing character of Shady Oaks Drive and Highland Street. • Identify and protect significant natural resources in the area. • Maximize pedestrian connectivity from schools and Bicentennial Park to adjoining neighborhoods along Shady Oaks Drive and White Chapel Blvd. Recommend future pedestrian connectivity to Peytonville Ave. in conjunction with any proposed development. • Preserve tree buffers along existing creeks and flood plains whenever possible. Southlake 2025 Plan 60 Plan Areas B, E, & F Phase 11 Analysis & Recommendations West Southlake Blvd. /Pearson Area Plan (Plan Area "B') Recommendatigns for En vironme ntal Resource Protection Drat [ April 27.2006 i \ p R Protect and pres rye Encourage repro coon existin rural land the flood in- to de elo � l and natural are , P ent r � 0 W , • I ev destrian re y P ng hefloodplat to r,vi e j f n n• otorized -- nections djoining neighborhoodls ` r • ' o . r I developmehf It 4 ' avis F.M. 1709 ' t� on rrl ys W� I i 1 . ;-, r ser ristin Flore ce ; tree c ver along rk � floodplai, do ks Q Sch of Km ped0 tan acc as ! sehe arks from r neighborhoods r • i de st ion rectivity — ! . - M.7709 Lte�h.. Lj ility ei n D p it e 1� • LL I � t � d 1 r — a in connected network t� I li ear greens with a K� estrian trail system n f T 1 ` Legend EXISTING TREE COVER EXISTING 100 -YEAR FLOOD PLAIN 500 0 500 Feet IV PLAN AREA BOUNDARY === .. • CITY LIMITS S 0 U T H L A K E TREE COVERIOPEN SPACE TO BE PRESERVED �� 0 1 1 a' "rf PROPOSED PEDESTRIAN CONNECTIVITY `' r f. jc 61 rn FINAL DRAFT April 13, 2005 • Preserve existing tree buffers adjacent to neighborhoods. • Adapt development to the topography rather than topography to the development. • Protect the city's surface and groundwater supplies. • Rehabilitate /protect stream corridors in conjunction with new development. 6.2.2 Specific Recommendations and Implementation Strategies Recommendation Justification Implementation 1. Preserve the existing Shady Oaks and Evaluate applicable properties character of Shady Highland have a unique for the Rural Conservation Oaks and Highland. rural character. Subdivision land use category and amend the land use plan map accordingly. 2. Maximize pedestrian There is limited Prioritize funding for connectivity from pedestrian access to sidewalks, trails, crosswalks, schools and Durham Elementary and other improvements in the Bicentennial Park to School, Carroll High CIP. adjoining School, and the park. neighborhoods along Shady Oaks and White Chapel. Recommend future pedestrian connectivity to Peytonville in conjunction with any proposed development. 3. Preserve tree buffers Trees serve as a filter for Ensure that trees and along existing creeks storm water runoff, vegetation along the stream and flood plains provide critical habitat, corridors remain in a natural whenever possible. and add aesthetic value. state. 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. 4. Preserve existing tree Trees help to provide Encourage the placement of buffers adjacent to privacy and add aesthetic critical environmental neighborhoods. value. resources into a conservation easement to ensure their protection. Southlake 2025 Plan 62 Plan Areas B, E, & F Phase 11 Analysis & Recommendations { SOUTHLAKE -2025 ■• e ■ q Preserve existing tree buffers along creeks and flood pla O ff W. Highland /N. Peytonville Area Plan Evaluate intersection �� n Area F improvement options (Plan ) idve_ at Shad Oaks & Dove Recommendations for 11l�1111 �► • Environmental Resource Protection — Final Draft - April 13, 2005 Prese sti ree Be i a -_ to existin LEGEND ghborhoods ti r � as a natural r EXISTING TREE COVER a 1 n5 p t EXISTING 100 -YEAR FLOOD PLAIN — 0 TREE COVER/OPEN SPACE TO BE PRESERVED DP EXISTING CREEKS & WATER BODIES ; f hady O S 0 PLAN AREA BOUNDARY y '�.0 an d Highiarjit+nri}}h errtative 1 to ••�« CITY LIMITS ^ PROPOSEDIEXISTING PEDESTRIAN CONNECTIVITY o ff � �� 11l�1111 �► • i r I Hi ■I B rr School ' ti r � ■■■■■■■■■■f ! 00 r U Cj es. cg `� Bicentennial Park o • F.M. 1709 (Southlake Blvd.) 63 500 0 500 1000 Feet �t� FINAL DRAFT 6.3 North Side Plan Area (Plan Area F) April 13, 2005 The following are the general environmental resource protection recommendations and implementation strategy recommendations for the North Side plan area. 6.3.1 General Recommendations for Environmental Resource Protection • Explore opportunities for non - motorized and passive recreational uses along Lake Grapevine. • Protect the city's remaining agricultural /equestrian and environmental areas in the North Side by requiring residential development to occur in a manner that has the minimum impact on these resources. • Maximize pedestrian connectivity from neighborhoods to Lake Grapevine and Bob Jones Park. • Evaluate connectivity to regional trails and Meadowmere Park in Grapevine. • Develop an interconnected network of pedestrian trails along linear greens. • Preserve tree buffers along existing creeks and flood plains whenever possible. • Connect new and existing neighborhoods to the trail network. • Maximize pedestrian access to Carroll Middle School and to Clariden School from adjoining neighborhoods. • Evaluate land acquisition connecting existing parks property along Lake Grapevine. Evaluate land acquisition along Dove Street to expand existing park property (Liberty Park at Sheltonwood). Preserve existing tree buffers adjacent to neighborhoods. Where possible, preserve undeveloped areas of Bob Jones Park as part of a Cross Timbers habitat. Southlake 2025 Plan 64 Plan Areas B, E, & F Phase 11 Analysis & Recommendations Farhat property Lake Grapevine FINAL DRAFT 6.3.2 Specific Recommendations and Implementation Strategies April 13, 2005 Recommendation Justification Implementation 1. Explore opportunities Increase recreational In conjunction with the Corps of for non - motorized and opportunities for Engineers and Community passive recreational Southlake residents. Services department, consider uses along Lake options for non - motorized, Grapevine. passive recreational uses. 2. Protect the city's Aesthetic and fiscal Evaluate applicable properties for remaining values of low- intensity the Rural Conservation agricultural/equestrian rural uses are Subdivision land use category and and environmental significant. Open amend the land use plan map areas in the plan area space also commands accordingly. by requiring property value residential premiums. development to occur in a manner that has the minimum impact on these resources. 3. Maximize pedestrian There are existing Prioritize funding for sidewalks, connectivity from equestrian/hike trails trails, crosswalks, and other neighborhoods to Lake on Corps property and improvements in the CIP. Grapevine and Bob in Bob Jones Park, but Jones Park. there is little connectivity to surrounding neighborhoods. 4. Evaluate connectivity There are opportunities Prioritize funding for trails in the to regional trails and for increased CIP. Meadowmere Park in connections in the Grapevine. North Side Plan Area between Southlake's trail system and regional trails stems. 5. Develop an Such a trail system Amend relevant city ordinances to interconnected could provide a viable encourage the development of a network of pedestrian alternative to the linked system of open spaces in trails along linear automobile and provide conjunction with the preservation greens. for recreational of woodlands, creeks, ponds, and walking, jogging, and other environmentally sensitive bicycling. areas. Southlake 2025 Plan 65 Plan Areas B, E, & F Phase 11 Analysis & Recommendations FINAL DRAFT April 13, 2005 Recommendation Justification Implementation 6. Preserve tree buffers Trees serve as a filter Ensure that trees and vegetation along existing creeks for storm water runoff, along the stream corridors remain and flood plains provide critical habitat, in a natural state. Develop whenever possible. and add aesthetic value. 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. 7. Connect new and A continuous and Amend all applicable ordinances existing accessible trail system (zoning & subdivision) to require neighborhoods to the helps to reduce reliance pedestrian connectivity for new trail network. on automobiles and neighborhoods. Prioritize funding increases access to for sidewalks, trails, crosswalks, recreational and other improvements in the opportunities. CIP. 8. Maximize pedestrian There is currently Prioritize funding for sidewalks, access to Carroll limited pedestrian trails, crosswalks, and other Middle School and to access to area schools. improvements in the CIP. Clariden School from adjoining neighborhoods. 9. Evaluate land There is a separation Prioritize the recommended land acquisition connecting between park property purchase in the CIP if it is existing parks property to the west and park determined that the city desires to along Lake Grapevine. property to the east. purchase this property. 10. Evaluate purchasing Increase park size and Prioritize the recommended land land from the southern improve accessibility purchase in the CIP if it is border of the property from Dove. determined that the city desires to to Dove to add to the purchase this property. ark. 11. Preserve existing tree Trees help to provide Encourage the placement of buffers adjacent to privacy and add critical environmental resources neighborhoods. aesthetic value. into a conservation easement to ensure their protection. 12. Where possible, The Cross Timbers are Have the Community Services preserve undeveloped old - growth woodlands Department consider options. areas of Bob Jones that provide habitat for Park as part of a Cross many species, Timbers habitat. including neotropical migratory birds. Southlake 2025 Plan 66 Plan Areas B, E, & F Phase 11 Analysis & Recommendations North Side Plan Area (Plan Area T") Recommendations for Environmental Resource Protection Final Draft -April 13, 2005 a ap ` Explo ortunities r 4 uses algpg Lake G`ralk" r in conj unction with the Corps of Engineers .Preserve existing i tree buffers along i ftoodplains and creeks i ce~ 0 I _ _ i Bob Jones � I � Jones s _ Maximize pedestrian t onneclivity to Lake Grapevine and to Bob Jones Park I • i Legend Existing 100-year Flood Plain Existing Tree Cover f'�C Existing CreeksMater Bodies Lake Grapevine Perpetual Open Spaces qW Tree Cover /Open Space to be preserved Proposed Pedestrian Trail Network 0 Plan Area Boundary ,•'.•' City Limits evelop an interconnected i telwarkbf pedestrian trails Evaluate Iaild q_' on i along linear greens clariden �a Bob Jones connectin s F1 School Park ro r Where possible, preserve y undeveloped areas of Bob Janes Park Y as part of a Cross Timbers Habitat I 9 I — ++ t Preserve existing — r •° r tree buffers along n ♦+ I �\ YYY floodplams and creeks + t a Connect new and existing "_3 r ------- - ' , i — " + I ° r - i Evaluate connectivi � t + c neighborhoods to the \ - to regional trails + r ° trail network ++ •t: �� v � i I �. and Meadowmere � Park in Grapevine + Park city Park t city O Carroty � Y Evauate land acquisitian, Park Middle I j along Dove to expand S School existing park - - property . - - -; y Maxmize e p destrian 65 LDN access to Carroll °lh Middle School from >N DFWAirp rt adjoining neighborhoods Noise Contour t, ■ SOUTHLAKE ,,- 2025 F... Ira ' 500 0 500 1000 Feet z 67 April 13, 2005 APPENDIX A Transition Land Use Categories Transition 1 (T -1) Purpose: The purpose of the Transition 1 (T -1) land use category is to provide an alternative tool to allow for the flexibility and creativity in the development of "transition" sites. The T -1 district is intended to consist of primarily non - residential uses; however, limited residential development may be appropriate in some cases. The standards and criteria established under this land use category constitute eg neral guidelines for the staff, Planning & Zoning Commission, and City Council to evaluate comprehensive development proposals for specific transition properties as identified in the city's Land Use Plan. The T -1 transition land use may be utilized by the developer lieu of the underlying land use category in cases where master planned developments are proposed. Definition: This land use category is applied to transition properties that are adjacent to both commercial land uses or arterial roadways and lower intensity residential uses. These properties share unique characteristics in that, they have commercial potential due to adjacency to a major arterial or existing commercial uses, but need to address compatibility issues with adjacent established neighborhoods. This land use category is intended to allow for creative development and flexible transition opportunities with a mix of development types. Each individual area designated for Transition 1 (T -1) land use category will generally range from 15 to 40 acres. Land Use Mix: The percentages below for the land use mix in the T -1 Transition category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Lund Use Percentage of Acreage Flexibility Alloived Retail 30% ±10% Office 35% ±20% Residential 15% ±15% Open space 15% +15% Civic use 5% +10% Total 100% Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses • Retail uses are to be located at a major street intersection or immediately adjacent to existing retail development along a major arterial. • Retail uses are to be limited to convenience and neighborhood retail and service uses such as a drug store, grocery store, laundry, cleaners, etc. developed in conjunction with the adjoining retail commercial uses. Southlake 2025 Plan A - 1 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 • Provide safe and easy pedestrian access to the retail from the surrounding neighborhoods and other adjacent developments. • The total amount of retail in a specific T -1 category is recommended to be in the 25,000 sq.ft.- 50,000 sq.ft. range. Office uses • Office uses are to be located along a major arterial or immediately adjacent to existing or proposed retail uses. • Office uses are encouraged to be limited to professional offices that are 1 — 2 stories with footprints between 5,000 — 8,000 square feet. This criterion is established to limit surface parking and maximize the shared usage of parking between retail and office uses. • This land use category is not intended for larger planned office or business parks and campuses. Residential uses • Residential uses in are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and commercial uses. • Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. • They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. • Residential uses are recommended to be to the density and scale that is appropriate based on the context and character of the proposed overall development. Open space • Consider environmental elements as "features," rather than constraints. • Emphasis shall be placed on preservation of existing wooded areas and stream corridors. • Avoid channeling or piping of streams. • Streams or creeks should become a focal point rather than the rear of the development. • Provide natural walking paths along stream and creek corridors. • Well designed and integrated open spaces are critical to the creation of successful mixed -use neighborhoods. • Open spaces should be designed to add value to proposed development and not as an "after- thought ". To that end, open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community. • Open spaces are intended to be the "front- yards" and invite passive recreational activities. Open spaces may be in the form of pocket parks, children's play areas, squares, linear greens, and conservation areas. Active sports fields and activities are not recommended in the T -1 land use category. Southlake 2025 Plan A-2 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 • Use the topography as an advantage, do not flatten the site. • Preserve views. Civic uses • Civic uses such as day- cares, post office, police substation, local government offices, churches, etc. are encouraged in the T -1 category. Ideally, civic uses should be located centrally in the development and provide convenient access to all other uses and activities in the development. • Civic uses are to be designed to the scale and context of the neighborhood. Uses are encouraged to be appropriately scaled to the proposed development and generally limited to a maximum of 10,000 square feet of built area. Some representative images of land uses in the T -1 Transition land use category are included below: Southlake 2025 Plan A-3 Plan Areas B, E, & F Phase 11 Appendix A Residential uses Residential Use Residential Use Natural open space areas Civic Use Neighborhood scale retail uses Professional Office Use Professional Office Use April 13, 2005 Overall Character and Design: Given the close proximity of the different land uses permitted in this land use category, attention to design detail is critical to a successful development in the T -1 land use category. • The proposed development is encouraged to establish an overall concept and theme for the project as a whole. • Emphasis should be placed on an interconnected street pattern that encourages internal circulation, both automobile and pedestrian, within the district. • Development should limit the visual impact of surface parking lots by dividing parking lots into smaller pods and locating parking to the side and rear of buildings. • The scale of development should encourage 1 -2 story buildings which are oriented toward the street, limiting the impact of surface parking lots. • Street design shall be compatible with the character of the development. Streets are encouraged to create a safe and inviting walking environment through an interconnected network of roads with sidewalks, street trees, street furniture, and amenities. Streetscape as -.r Recommended street and streetscape design in the T -1 Transition Land Use Category. Southlake 2025 Plan A-4 Plan Areas B, E & F Phase 11 Appendix A Encouraged Discouraged April 13, 2005 Transition 2 (T -2) Purpose: The purpose of the Transition 2 (T -2) land use category is to provide an alternative tool to allow flexibility in the development of smaller "transition" sites. The T -2 district is intended to consist of primarily residential uses; however, non - residential development may be appropriate in some cases, particularly near an arterial roadway. The standards and criteria established under this land use category constitute general guidelines for the staff, Planning & Zoning Commission, and City Council to evaluate comprehensive development proposals for specific properties as identified in the city's Land Use Plan. The T -2 transition land use may be utilized by the developer lieu of the underlying land use category in cases where master planned developments are proposed. Definition: This land use category is applied to smaller transition properties that are adjacent to both lower intensity commercial land uses and lower intensity residential uses. These properties share unique characteristics, in that they have limited commercial potential due to adjacency to existing commercial development but need to address compatibility issues with adjacent established neighborhoods. T -2 properties may also have significant environmental limitations such as flood plain or significant grade issues. This land use category is intended to provide creative infill and flexible transition opportunities with a mix of residential and limited commercial land uses. Each individual area designated for Transition 2 land use category shall generally range from 4 to 20 acres. Land Use Mix: The percentages below for the land use mix in the T -2 Transition category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percentage ofAcreage Flexibility Allowed Retail 5% ±5% Office 10% ±25% Residential 65% +25% Open space 15% +15% Civic uses 5% +10% Total 100% Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses • Retail uses are to be limited convenience corner commercial stores and similar neighborhood service and scaled retail uses located at a street intersection. • Such neighborhood serving retail shall be pedestrian oriented and limit its impact on adjoining neighborhood. • The total amount of retail uses in a specific T -2 category is recommended to be less than 10,000 square feet. Southlake 2025 Plan A-5 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 Office uses • Office uses are to be located along a major arterial, collector, or immediately adjacent to existing retail uses. • Office uses are encouraged to be limited to professional offices that are 1 — 2 stories with footprints between 3,000 — 6,000 square feet. This criterion is established to limit surface parking and maximize the shared usage of parking between retail and office uses. • This land use category is not intended for larger planned office or business parks and campuses. Residential uses • Residential uses are to be located adjacent to proposed office and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and non - residential uses. • Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. • They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. • Residential uses are recommended to be to the density and scale that is appropriate based on the context and character of the proposed overall development. As a general rule, density may be off -set by pedestrian oriented design, streetscape treatments, open space allocation, and other amenities. Open space • Well designed and integrated open spaces are critical to the creation of successful mixed -use neighborhoods. • Emphasis shall be placed on preservation of existing wooded areas and stream corridors. • Avoid channeling or piping of streams. • Streams or creeks should become a focal point rather than the rear of the development. • Provide natural walking paths along stream and creek corridors. • Open spaces should be designed to add value to proposed development and not as an "after- thought ". To that end, open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community. Southlake 2025 Plan A-6 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 • Open spaces are intended to be the "front- yards" and invite passive recreational activities. Open spaces may be in the form of pocket parks, children's play areas, squares, linear greens, and conservation areas. Active sports fields and activities are not recommended in the T -2 land use category. • To the extent possible, open spaces shall be designed to be contiguous with existing open spaces or provide pedestrian connections to existing trail or greenway networks. • Use the topography as an advantage, do not flatten the site. • Preserve views. Civic uses • Smaller scaled civic uses such as day- cares, post office, police substation, local government offices, churches, etc. may be appropriate in the T -2 category. Ideally, civic uses should be located centrally in the development and provide convenient access to all other uses and activities in the development. • Civic uses are to be designed to the scale and context of the neighborhood and generally limited to a maximum of 7,000 square feet of built area. Some representative images of land uses in the T -2 Transition land use category are included below: Images of commercial and civic uses in the T -2 Transition Land Use Category Images of natural and designed open spaces in the T -2 Transition Land Use Category Southlake 2025 Plan A-7 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 Images of residential uses in the T -2 Transition Land Use Category Overall Character and Design: Given the close proximity of the different land uses permitted in this land use category, attention to design detail is critical to a successful development in the T -2 land use category. • The proposed development is encouraged to establish an overall concept and theme for the project as a whole. • Emphasis should be placed on an interconnected street pattern that encourages internal circulation, both automobile and pedestrian, within the district. • Commercial development should limit the visual impact of surface parking lots by dividing parking lots into smaller pods and locating parking to the side and rear of buildings. • The scale of development should encourage 1 -2 story buildings which are oriented toward the street, limiting the impact of surface parking lots. • Street design shall be compatible with the character of the development. Streets are encouraged to create a safe and inviting walking environment through an interconnected network of roads with sidewalks, street trees, street furniture, and amenities. ZMN WIMP Discouraged Encouraged Southlake 2025 Plan A-8 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 ` Y 44 r n 5� O �.��} ®� Recommended residential streets and streetscape designs in the T -2 Transition Land Use Category. Southlake 2025 Plan A-9 Plan Areas B, E, & F Phase 11 Appendix A I AO .. S Fk�: � � Traaysl f3s�r+ U Strt� L Leznc- L n 5� O �.��} ®� Recommended residential streets and streetscape designs in the T -2 Transition Land Use Category. Southlake 2025 Plan A-9 Plan Areas B, E, & F Phase 11 Appendix A April 13, 2005 Appendix B Rural Conservation Subdivision (RCS) Land Use Category The purpose of the Rural Conservation Subdivision Land Use District is to protect and preserve a portion of Southlake' agricultural /ranching environment and rural character. Areas to be considered for this designation: -Areas greater than 20 acres that consist of either: • large estates • ranchettes • equestrian activities, • agricultural activities. - Served by rural cross section roadway (bar ditches) - Natural features, agricultural, grazing, or equestrian uses. Features of the land use district 1) Standard subdivision development at a net density range of up to one -half (0.5) dwelling units per acre will be allowed. 2) Subdivisions with a contiguous land area of greater than twenty (20) acres may be permitted to develop smaller lots ( >20,000 sq. ft.) under a cluster option at an overall net density not to exceed one (1) dwelling units per acre, provided that the following conditions are met: • Sewer and water service is available. • For every square foot of land allocated for a residential lot, an equal or greater amount of open space will need to be dedicated. • The open space dedicated shall be continuous and shall be protected by a perpetual easement held by a qualifying party approved by the City. • The open space will remain in a natural or passive state. • Clustered lots shall be developed in the least obtrusive location and away from environmentally sensitive areas such as tree areas, active agricultural activities, or equestrian activities. 3) Properties designated RCS are eligible for purchase development rights (PDRs) to developers in area designated. 4) In some cases, SIT 1 -A zoning may be appropriate for tracts that do not meet the minimum lot size requirements of the RCS land use category. Appendix B B -1 Rural Conservation Subdivision Land Use Category April 13, 2005 Appendix B -1 Rural Conservation Subdivision - An Introduction 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 floodplains. 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. A local governments interested in limiting the development of all the land area within a city, now have a practical and effective alternative: conservation subdivision design. 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. Uonven[ional Nunctivisum 1)esign r y 1 Conventional Subdivision Design A'.Tl1mple.: Conservation Subdivision Design V, r Conservation Subdivision Design Appendix B -1 B -1 -1 Rural Conservation Subdivision An Introduction April 13, 2005 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. 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. Appendix B -1 B -1 -2 Rural Conservation Subdivision An Introduction April 13, 2005 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, it is contended that a well designed cluster development that is well integrated with its surrounding does more to enhance the rural environment than a standard 1 acre subdivision. Also, the open space can be designed in a manner that it abuts existing established residential neighborhoods or lots. 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. How will it work? 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 (in the S.H. 114 Corridor). 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. Appendix B -1 B -1 -3 Rural Conservation Subdivision An Introduction