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Item 7ICity of Southlake Department of Planning MEMORANDUM July 13, 2005 TO: The Honorable Mayor & City Council FROM: Ken Baker, AICP, Planning Director SUBJECT: Public Hearing — Adoption of the Consolidated Future Land Use Plan (Resolution 05 -026) as an element of the Southlake 2025 Plan. REQUESTED ACTION: Conduct a public hearing. Consider approval of Resolution No. 05 -026. BACKGROUND: Since City Council's approval of the final area plan on May 3, 2005, staff and the Planning & Zoning Commission have been working on consolidating all the area recommendations for land use into the Consolidated Future Land Use Plan. The Planning & Zoning Commission's final draft of the Land Use Plan is attached with this memo. The most significant difference between this draft and the 1998 Land Use Plan is the addition of optional land use designations. The optional land use categories provide alternative tools to encourage creativity and flexibility in development while preserving Southlake's unique character. The optional land use categories may be used by developers in lieu of the underlying land use category in cases where master planned developments are proposed. In addition to the optional land use categories, definitions of the other land use categories are recommended to be clarified for better application during the development review process. This includes the addition of land use mix tables and character images of typical examples under each land use category. The changes recommended to the existing land use categories from the 1998 plan are indicated by underlined text in the document. FINANCIAL CONSIDERATIONS: None LEGAL REVIEW: Yes CITY COUNCIL ACTION: None P &Z ACTION: July 7, 2005; Conducted a Public Hearing on the draft plan and recommended approval (5 -0) of the final draft dated July 1, 2005 with the following changes: • changing the language on page 13 on the purpose under Mixed Use designation to read "... approximately 50 acres.. "; and, • clarifying the language regarding Rural Conservation to reflect the presentation made to City Council on the Rural Conservation Subdivision Zoning District regarding open space and fencing standards. Attachments: Attachment A — Final Draft of the Consolidated Future Land Use Plan, component of the Southlake 2025 Plan, July 13, 2005 Agenda Item 7 -I Attachment A Final Draft July 13, 2005 Southlake 2025 Plan - Consolidated Future Land Use Plan Agenda Item 7 -I RESOLUTION NO. 05 -026 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS, ADOPTING THE CONSOLIDATED FUTURE LAND USE PLAN AS AN ELEMENT OF THE 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 Consolidated Future Land Use Plan 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 the Southlake 2025 Plan, Phase I (Vision, Goals, & Objectives) and consolidates the guiding principles and recommendations for land use under all area plans of Southlake 2025 Plan - Phase II, WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan has been formulated with adequate public input, WHEREAS, the City Council has deemed that the recommendations herein reflectthe community's desires for the future development of the city, 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 the Consolidated Future Land Use Plan, a part of the Southlake 2025 Plan, the City's Comprehensive Master Plan. 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. Agenda Item 7 -I Section 4. This resolution shall become effective on the date of approval by the City Council PASSED AND APPROVED ON THIS 19 DAY OF JULY 2005. CITY OF SOUTHLAKE Andy Wambsganss, Mayor ATTEST: Lori Farwell, City Secretary Agenda Item 7 -I SOUTHLAKE CONSOLIDATED FU UTHLAKE CITY COUNCIL SOUTHLAKE CANNING & ZONING COMMISSION FINAL DRAFT —.JULY 13, 2005 WWW.CITYo FS(_) UTHLAKE .C(- )M/SL2025 /DEFATJLT.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. On May 3, 2005, City Council approved the last of the area plans under Phase II of the Southlake 2025 Plan. ACKNOWLEDGEMENTS SOUTHLAKE CITY COUNCIL ANDY WAMBSGANSS, MAYOR KEITH SHANKLAND, MAYOR PRO' CAROLYN MORRIS, DEPUTY MAYOR P JOHN TERRELL GREGORY JONES SOUTHLAKE PLANNING & ZONING COMMISSION TABLE OF CONTENTS 1.0 Introduction 2.0 3.0 4.0 5.0 6.0 Appendices AMMW- Appendix A: Regional Retail Design Guidelines 3 Appendix B: Employment Center Form Standards 1.0 INTRODUCTION 1.1 Purpose of the Land Use Plan The Consolidated Future Land Use Plan (the land use plan) is Southlake's vision for future development that serves as a guide for land use decisions and as a foundation for Southlake's zoning and subdivision regulations. Updated at least every four years, the plan is a policy document that allocates the general location, concentration, and intensity of future development within the City by land use categories. A# In response to the community's commitment to economic and environmental sustainability, the 2005 Land Use Plan provides more development flexibility than previously offered through the introduction of optional land use designations. As such, this land use plan consists of a map illustrating the pattern of future land uses by category, a map illustrating optional land use designations, text with descriptions of the individual land use categories, and a discussion of the history and future of planning in Southlake. 1.2 Relationship to the Comprehensive Plan Goal 1: Promote quality neighborhoods that contribute to an overall sense ofplace and Southlake 2025 Plan: Consolidated Land Use Plan 1 Draft - July 13, 2005 This land use plan is only one component of the comprehensive plan. Other elements include the Mobility Plan and Master Thoroughfare Plan; Parks, Recreation & Open Space Master Plan; Southlake Pathways Plan; Water, Sewer and Drainage Master Plans; and the Solid Waste Disposal Master Plan. Collectively, these plans are the basis for short-term and long -term decisions on the physical development of Southlake. Perhaps most noteworthy is the relationship between the Land Use Plan and the Mobility Plan and Master Thoroughfare Plan. The location of existing and future development has a strong influence on the demand on the transportation system in terms of street capacity, traffic flow, traffic distribution, transit use, and pedestrian- orientation. Similarly, changes in transportation facilities such as new highways, capacity increases on existing roadways, and the design of such facilities affects both the accessibility to land uses and the type of development that the transportation facility attracts. Because of this relationship, it is important to plan for both land use and transportation simultaneously. Accordingly, the 2005 Land Use Plan and 2005 Mobility Plan and Master Thoroughfare Plan were d veloped concurrently during the Southlake 2025 process. 1.3 Relationship to the Southlake 2025 Area Plans Relationship to Zoning ® ® ®® ® ® ®® ®® AOW A comprehensive plan and its land use plan component are policy instruments; therefore, they are advisory and general in nature. Zoning, in the form of a zoning ordinance, is the primary mechanism used by a municipality to implement its land use plan portion of the comprehensive plan. Texas Local Government Code, Section 211.004, Compliance with Comprehensive Plan, differentiates zoning ordinances from land use (or comprehensive) plans. The generally accepted interpretation of Section 211.004 is that an adopted land use plan (or comprehensive plan) forms a legal basis for zoning and, therefore, zoning should be in accordance with the land use plan. The zoning ordinance interprets the general pattern and categories of land uses in the land use plan into districts of permissible activities within specific district boundaries. Southlake 2025 Plan: Consolidated Land Use Plan 2 Draft - July 13, 2005 2.0 LAND USE RECOMMENDATIONS The Southlake 2025 Plan — Phase II includes general land use recommendations, as outlined below. These recommendations guided the development of the 2005 Land Use Plan. Please note that detailed, site specific land use recommendations are provided in each of the Southlake 2025 area plans. General Recommendations • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the plan areas. • Protect and enhance critical environmental and natural features. • Preserve and protect existing dential neighborhoods in the City. Economic Recommendations • Promote development that enhances Southlake's position as a premier location for corporate campuses and quality commercial development. • Encourage development that complements existing residential development by enhancing ad- valorem (property taxes) and sales tax revenue to the City. • Promote development that is concurrent to proposed capital improvement projects, thus not burdening the City's infrastructure. Facilitate development that establishes a unique visual and economic identity for u' Southlake in the Dallas -Fort Worth Metroplex. • Limit higher intensity industrial uses to existing areas and provide incentives for these areas to be redeveloped or improve their overall visual appearance. • Limit future retail development to be located at key highway interchanges along S.H. 114— specifically, at Carroll Avenue and White Chapel Blvd. Such retail development is recommended to be limited to 600' from the intersection in order to discourage the development of strip retail along the frontage roads from one highway interchange to another. Design Recommendations Create transitional land use categories that provide property owners with alternative flexible tools to propose innovative and mixed -use projects on identified transition sites while protecting existing developed properties. Transition sites are those that Southlake 2025 Plan: Consolidated Land Use Plan Draft - July 13, 2005 are adjacent to existing commercial property or arterial roadways and are also adjacent to existing residential neighborhood. Evaluate the application of the transition land use categories as alternative land use tools on properties with environmental limitations that abut residential neighborhoods and arterial streets. Create an employment center (EC) land use category that provides a tiered approach to development along the highway corridor. This new land use category would provide for the highest intensity of development immediately adjacent to the highway and decreasing intensities as development moves away from the highway and closer to existing low intensity residential neighborhoods. Create a regional retail land use category to better reflect and preserve existing pattern and scale of retail development between S.H. 114 and Southlake Blvd. (F.M. 1709). Preserve the character of low intensity residential uses located by creating a rural conservation residential land use category as an alternative for property owners. 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 signifi Southlake 2025 Plan: Consolidated Land Use Plan 4 Draft - July 13, 2005 3.0 LAND USE CATEGORIES AND DEFINITIONS The following sections describe the twelve underlying land use categories. Additional information such as the recommended land use mix, scale and context criteria, and overall character and design characteristics are provided for land use categories that include a mix of uses and require further clarification. Floodplain Purpose and Definition: The Floodplain category illustrates areas designated by the August 1995 Federal Emergency Management Agency (FEMA) maps as being in the 100 -year floodplain. The "floodplain" is an expanse of natural vegetation and wildlife, and should be preserved as natural open area. Within the floodplain is " floodway" that must be kept free of encroachment in order that the 100 -year flood may be carried without harmful increases in the height of flood waters. Although it is not to be encouraged, the portion of the floodplain not in the floodway may be reclaimed for development under certain circumstances if in accordance with FEMA regulations. The designated land use for areas of reclaimed floodplain is that of the immediately adjacent land use category. This designation may also include environmentally Southlake 2025 Plan: Consolidated Land Use Plan Draft - July 13, 2005 Floodplain in the South Side Plan Area Floodplain in the Davis Blvd. Corridor Examples: Southlake 2025 Plan: Consolidated Land Use Plan 6 Draft - July 13, 2005 Rustin Park (Town Square) Public / Semi- Public Purpose and Definition: Public/Semi-Public areas are suitable for a wide range of public, civic, and religious uses, such as government offices and facilities, public and private schools, churches and related facilities (including parsonage and parochial schools), cemeteries, and Public Parks /Open Space uses in conjunction with these developments Examples: EE tie �Isma INa0 Durham Elementary St. Martins In- The - Fields Church Eiesidential Purpose: The purpose of the Low Density Residential land use category is to provide for and to protect low intensity detached single- family residential development that promotes the openness and rural character of Southlake. Definition: The Low Density Residential category is for detached single- family residential development at a net density of one or fewer dwelling units per acre. Net density is the number of dwelling units Der net acre. which excludes acreaue in all Dublic rights- of -way. Other suitable activities are those permitted in the Public Parks /Open Space and Public /Semi - Public categories described previously. The Low Density Residential category encourages the openness and rural character of the City of Southlake. Southlake 2025 Plan: Consolidated Land Use Plan 7 Draft - July 13, 2005 Natural Open Space Land Use Mix *: The percentages below for the land use mix in the Low Density Residential category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percenta; e o f Acrea; e Flexibility Allowed Single - family Residential 85% ±15% Open space* * 10% ±10% Civic use 5% ±5% Total 100% *These percentages are not regulatory and should only be used as a guide. "Park dedication fees may be appropriate in lieu of open space. Small subdivisions (less than 4 lots) may be designed without open space. Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. • Provide natural walking paths along stream and creels corridors. • Preserve existing wooded areas and stream corridors when feasible. • Embhasize environmental elements as "features" rather than constraints. Civic uses: o Small scale government offices and faciliti *+ I I*%LI facilities. wall Character and Design: This land use cateuory is family detached dwellings with rural cross - section roadways. Below are some representative images: Southlake 2025 Plan: Consolidated Land Use Plan Draft - July 13, 2005 Equestrian Estate Residential Neighborhood Medium Density Residential Purpose: The purpose of the Medium Density Residential land use category is to promote a neighborhood setting primarily comprised of single family detached houses. Limited office and neighborhood retail uses are appropriate when designed to provide convenient access to _goods and services for the surrounding neighborhood. Total 100% *These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: . Lail uses: .. TyTy,TyTy o Limited to convenience and neighborhood retail and service uses. o Provide safe and easy pedestrian access to the retail from the surrounding neighborhoods. • Professional offices that are 1 -2 stories with footprints less than 6,000 square feet. • Provide safe and easy pedestrian access to the office uses from the surrounding neighborhoods. Residential uses: o Single family detached dwellings. Open space: o Open spaces should be designed to add value to the development and may Southlake 2025 Plan: Consolidated Land Use Plan 9 Draft - July 13, 2005 include parks, playgrounds, greenbelts, ponds and lakes, gardens, and conservation areas. • Provide natural walking paths along stream and creek corridors. • Preserve existing wooded areas and stream corridors when feasible. • Emphasize environmental elements as "features" rather than constraints. Civic o Small scale government offices and facilities, schools, churches and related facilities. Overall Character and Design Images: 7 Purpose and Definition: The Office Commercial category is a commercial category designed and intended for the exclusive use of office and limited office - related activities. It is established for and will be allocated to those districts best suited for supporting commercial activity of an office character. It has been established to encourage and permit general professional and business offices of high quality and appearance, in attractive landscaped surroundings with the types of uses and design exterior appearance so controlled as to be generally compatible with existing and future adjacent and surrounding residential development. Properties with this designation may serve as a transition between established residential neighborhoods, major roadways, and retail development. Other suitable activities are those permitted in the Public Parks /Open Space and Public/Semi-Public categories previously discussed. Southlake 2025 Plan: Consolidated Land Use Plan 10 Draft - July 13, 2005 Residential Uses Land Use Mix *: The percentages below for the land use mix in the Office Commercial category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percenta; e o f Acrea; e Flexibility Allowed Office 85% ±15% Open space 10% ±10% Civic use 5% ±5% Total 100% *These percentages are not regulatory Examples: Commercial Uses ® No ®® ®®® Purpose and Definition: The Retail Commercial category is a lower- to medium - intensity commercial category providing for neighborhood -type retail shopping facilities and general commercial support activities. It is intended to provide limited local retail and /or office uses which serve neighborhoods in close proximity. It is intended that all uses in this category will be compatible with adjacent single family uses, thereby maintaining the character and integrity of existing neighborhoods. This category is intended to encourage comprehensively planned developments. In areas where the Retail Commercial designation is adjacent to residentially zoned properties or areas with a residential designation on the Land Use Plan, lower intensity activities such as office or office- related uses should be planned adjacent to the residential uses. Other suitable activities are those permitted in the Public Parks /Open Space, Public/Semi-Public, and Office Commercial categories previously discussed. Land Use Mix *: The percentages below for the land use mix in the Retail Commercial category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Southlake 2025 Plan: Consolidated Land Use Plan 11 Draft - July 13, 2005 Land Use PercentageofAcreage Flexibilit>>Allo ) ved Retail 65% +35% Office 20% ±20% Open space 10% ±10% Civic use 5% ±5% *These percentages are not regulatory and should only be Regional Retail providing for regional retail shopping facilities that eg nerally draw customers from a very large market area (5 mile radius or greater). Development within this land use may consist of a single large anchor store (> 100,000 sq. ft.) or have multiple anchor tenants (department, supermarket, drug, home improvement, sporting, variety, or specialty) along with pad sites developed on the fringe of the area. Other permitted secondary uses include fast food, restaurants, banks and service stations, however, these uses must be integrated into the larger primary use. Regional Retail designated areas should have direct access to State Highway 114. Also, development within the Regional Retail land use cateizory must adhere to specific design guidelines (see appendix). Land Use Mix *: The percentages below for the land use mix in the Regional Retail category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Southlake 2025 Plan: Consolidated Land Use Plan 12 Draft - July 13, 2005 Total 100% Land Use PercentageofAcreage Flexibilitj Allo) ved Retail 90% ±10% Office 5% ±5% Open space 5% ±5% Total 100% *These percentages are not regulatory and should only be used as a guide. Gateway Plaza Definition: The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between different uses. Typically, the Mixed Use designation is intended for medium- to higher- intensity office buildings, hotels, commercial activities, retail centers, and residential uses. Nuisance -free, wholly enclosed light manufacturing and assembly uses that have no outdoor storage are permitted if designed to be compatible with adjacent uses. Other suitable activities are those permitted in the Public Parks /Open Space, Public /Semi - Public, Low Density Residential, Medium Density Residential, Retail Commercial, and Office Commercial categories previously discussed. Land Use Mix *: The percentages below for the land use mix in the Mixed Use category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Southlake 2025 Plan: Consolidated Land Use Plan 13 Draft - July 13, 2005 combine land uses such as office facilities, shopping, dining, parks, and residential uses. This designation is _ generally applicable on properties larger than approximately 50 acres located along the City's major roadways. Smaller developments must be designed to be integrated into the context of a larger master- planned development. Land Use PercentageofAcreage Flexibilit>>Allo ) ved Retail 30% ±20% Office 35% ±30% Residential 15% ±15% Open space 15% ±15% Civic use 5% ±5% Total 100% *These percentages are not regulatory and should only Scale and Context Criteria: General: 0 as a guide. in streets. o Larger- format retail uses (with footprints larger than 40,000 s.f ) shall be located adjacent to the arterial or highway with pedestrian entrances from internal streets. Retail and Office uses: o reaestrian-oriemea or auTOmODII Single- family Residential uses: o Residential uses are to be located EO )osed 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. ev should also be integrated with proposed commercial uses in a manner that wides internal automobile and pedestrian access to convenience commercial , tale- family residential uses are recommended to be to the densitv and scale t is appropriate based on the context and character of the proposed overall ielopment. o 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 Men sbaces are critical to the creation of successful mixed -use neighborhoods Southlake 2025 Plan: Consolidated Land Use Plan Draft - July 13, 2005 14 • 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. • Use the topography as an advantage, do not flatten the site. o Preserve views. Civic uses: o Civic uses such as dav- cares. Bost office_ bolice substation. local government offices, churches, etc. are encouraged. 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. Overall Character and Design: • Buildings are to be designAlto be pedestrian friendly • Buildings shall have shallow setbacks and sidewalks that are a minimum of 10'. • Buildings are to be oriented towards other buildings (across the street) or towards open spaces. • Minimize the impact of surface parl6ng. • Mix up land uses to maximize shared parr Street Design Standards:, ® ®® ®® L7 Integrated Open Space Southlake 2025 Plan: Consolidated Land Use Plan 15 Draft - July 13, 2005 Residential Uses Neighborhood Scale Retail Town Center pedestrian- oriented, mixed -use urban environment that seines as Southlake's downtown and center of community life. Definition: The Town Center land use designation is intended to enhance and promote the development of the community's downtown. The goal is to create an attractive, pedestrian - oriented environment that becomes the center of community life in Southlake. It may include compatibly designed retail, office, cultural, civic, recreational, hotel and residential uses. All uses shall be developed with a great attention to design detail and will be integrated into one cohesive district or into distinct sub - districts, each with its own unique characteristics. A mix of different uses is encouraged to create a vibrant, lively, and unique environment. Land Use Mix *: The percentages below for the land use mix in the Town Center category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use PercentageofAcreage Flexibilitr Allo) ved Retail 35% ±25% Office 25% ±10% Residential 15% ±15% Open space 15% +10% Civic use 10% ±5% Total 100% *These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Retail uses: o Pedestrian - oriented retail and service uses. Office uses: o Pedestrian- oriented office uses. Southlake 2025 Plan: Consolidated Land Use Plan 16 Draft - July 13, 2005 Civic Use Natural Open Space Professional Office Use Residential uses: o Residential uses are to be located between the broposed 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 • 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 IN areas, squares, linear greens, and conservation areas. • Use the topography as an advantage, do not flatten the site. • Preserve views. • Located to add value, to create a sense of place, and to invite passive ® recreational activities. Civic use 0 Southlake 2025 Plan: Consolidated Land Use Plan 17 Draft - July 13, 2005 Overall Character and Design Lna2es: F J Example Southlake 2025 Plan: Consolidated Land Use Plan 18 Draft - July 13, 2005 Retail Uses Integrated Open Space Commerce Business Park Cornerstone Business Park 4.0 OPTIONAL LAND USE CATEGORIES AND DEFINITIONS The optional land use categories provide alternative tools to encourage creativity and flexibility in development while preserving Southlake's unique character. These alternative land use categories may be used by developers in lieu of the underlying land use category in cases where master planned developments are proposed. Rural Conservation (RC) Purpose: The Rural Conservation (RC) land use designation is intended to protect and preserve a portion of Southlake's natural environment and rural character and to provide flexibility in design to promote environmentally sensitive and efficient residential development. conditions. Land Use Percentage ofAcrea�e Flexibility Allowed Residential 60% ±10% Open space 35% ±10% Civic use 5% ±5% Total 100% *These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: • Preserve unique or sensitive natural resources such as floodplains, wetlands, streams, steep slopes, woodlands, wildlife habitat, and agricultural /ranching areas. • Cluster houses and structures in less environmentally sensitive areas which will reduce the amount of infrastructure, including paved surfaces and utility easements necessary for development. • Reduce erosion and sedimentation by minimizing land disturbance and removal of vegetation for development. • Encourage interaction in the community by clustering houses and orienting them closer to the street, providing public gathering places and encouraging the use of parks and community facilities as focal points in the neighborhood. • Conserve scenic views and reduce perceived density by maximizing the number of houses with direct access to and views of open space. • Preserve the character of rural cross - section roadways. Southlake 2025 Plan: Consolidated Land Use Plan 19 Draft - July 13, 2005 • Perimeter fences should be designed to characterize the open and rural feel along roadways. Overall Character and Design Images: ail Example: Conventional Subdivision Design MUMME S L Southlake 2025 Plan: Consolidated Land Use Plan 20 Draft - July 13, 2005 Natural Open Space r -ra mp e: Conservation Subdivision Design Employment Center 1 (EC -1) Purpose and Definition: The EC -1 category is intended for the highest intensity of commercial and employment uses immediately adjacent to S.H. 114. This land use category should be applied to properties that have significant frontage along the highway, have limited development constraints, and are largely undeveloped or underdeveloped. For optimal development opportunities, properties in the EC -1 land use category should have a minimum contiguous frontage of 1,200 feet. The EC -1 land use category shall be a maximum of 700 feet in depth (as measured from the R -O -W of S.H. 114). The EC -1 land use category has to be applied in conjunction with the EC -2 and EC -R land use categories to provide for compatible transitions to adjoining neighborhoods. As a percentage of the entire EC land use category applied, the EC -1 land use category shall not exceed twenty -five percent (25 %) of any EC district. Land Use Mix *: The following percentages for land use mix in the EC-1 land use category are intended only to be guidelines and greater flexibility may be appropriate under site specific and EC context conditions. Land Use Percentage ofAcreage Flexibility Allowed Retail Service Uses Single- Family Reside Open Space (plazas squares) Civic ±5% 15% Scale and Context Criteria: (see the appendi.v for specific form standards) • 4 — 6 story buildings. • Buildings and their pedestrian entrances are to be oriented towards internal streets. • Building foot prints shall be between 40,000 and 80,000 square feet. • Larger - format retail uses (with footprints larger than 40,000 s.f.) shall be located adjacent to the arterial or highway with pedestrian entrances from internal streets. Overall Character and Design: • Buildings are to be designed to be pedestrian friendly. • Buildings shall have shallow setbacks and sidewalks that are a minimum of 10'. • Buildings are to be oriented towards other buildings (across the street) or towards open spaces. • Parking to be limited to: • On- street parking. • Surface parking to the rear of buildings. • Parking garages are encouraged over surface parking lots. Southlake 2025 Plan: Consolidated Land Use Plan 21 Draft - July 13, 2005 *These percentages are not reg ulatory and should only be used as a guide. Street Design Standards: • Internal streets to be design to accommodate both automobiles and pedestrians. • Streets to be designed with curb and gutter. • Interconnected street network. • Regular blocks and streets. • Block widths between 400' and 600'. • Design speed <25 mph. Character Images: Land Use Mix *: The following percentages for land use mix in the EC -2 land use category are intended only to be guidelines and greater flexibility may be appropriate under site specific and EC context conditions. Land Us`._- Percentage ofAcreage Flexibility Allowed Retail 10% ±5% Office 30% ±10% Service Uses 10% ±5% Single - Family Residential 30% ±10% Open Space (plazas & squares) 15% +5% Civic 5% +5% Total 100% *These percentages are not regulatory and should only be used as a guide. Southlake 2025 Plan: Consolidated Land Use Plan 22 Draft - July 13, 2005 Scale and Context Criteria: (see the appendix for specific form standards) • 2 — 4 story buildings. • Building oriented towards internal streets with a shallow setback (8' — 12') • Smaller building footprints ( <4,000 s.f. each). • Small scale retail uses shall be located at key intersections. • Interconnected street network. • Curvilinear and /or regular street network _. • Block widths between 500' and 700'. • Design speed � <25 mph Character �1 Representative Residential Uses Southlake 2025 Plan: Consolidated Land Use Plan 23 Draft - July 13, 2005 Representative Employment Center Residential (EC -R) EC context conditions. Land Use Percentage ofAcreage FlexibilitvAlloij)ed Total 100% *These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: (see the appendix for specific form standards) • 1 — 2 story buildings. • Building oriented or angled towards internal streets with deeper setbacks (15' — 25'). • Non - residential uses limited to civic uses. • Residential clustering may be used to protect sensitive environmental resources. Southlake 2025 Plan: Consolidated Land Use Plan 24 Draft - July 13, 2005 Overall Character and Design: • Buildings may have a continuous common yard along the front or a porch and fence. • Sidewalks may be in the form of trails or pedestrian paths that meander through the neighborhood. • Parking to be limited to: • On- street parking. • Parking garages that are located behind the main house on the lot. • Landscaping can be more natural with the street landscaping complementing the front -yard landscaping. Character Images: 00 MEN No No No MEN Residential Uses Integrated with Open Space and Natural Features Southlake 2025 Plan: Consolidated Land Use Plan 25 Draft - July 13, 2005 Open Space Representative Residential Uses Transition 1 (T -1) Purpose: The purpose of the Transition I (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 single - family residential development may be appropriate in some cases. 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 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 and those properties that are difficult to develop under current policies. 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. These properties also share site specific environmental characteristics that need development flexibility in order to balance environmental protection and market feasibility. This land use category is intended to allow for creative development and flexible transition opportunities with a mix of development types (retail, office, and single - family residential) only on properties that clearly demonstrate the above listed limitations. Each individual area designated for Transition I (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. 41r AO Vk Of Flexibility Allowed FF R 30% ±10% Offic 35% X20% Single- family Residential 15% ±15% Open space 15% +15% Civic use 5% +10% Total 100% *These percentages are not regulatory and should only be used as a guide. Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses o Retail uses are to be located at a major street intersection or immediately adjacent to existing retail development along a major arterial. Southlake 2025 Plan: Consolidated Land Use Plan 26 Draft - July 13, 2005 o 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. o Provide safe and easy pedestrian access to the retail from the surrounding neighborhoods and other adjacent developments. o The total amount of retail in a specific T -1 category is recommended to be in the 25,000 s.f.- 50,000 s.f. range. Office uses Ak o Office uses are to be located along a major arterial or i' ediately adjacent to existing or proposed retail uses. o 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. o This land use category is not intended for larger planned office or business parks Southlake 2025 Plan: Consolidated Land Use Plan 27 Draft - July 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 -1 land use category. • Use the topography as an advantage, do not flatten the site. • Preserve views. Residential Uses i Neighborhood Scale Retail Uses Residential Uses Residential Uses Southlake 2025 Plan: Consolidated Land Use Plan 28 Draft - July 13, 2005 Natural Open Space Areas Professional Office Use Integrated Open Space Civic Use Professional Office Use 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. _ T Streetscape Images: 0 M� ffi Southlake 2025 Plan: Consolidated Land Use Plan Draft - July 13, 2005 —' -1 f"a Encouraged Recommended street and streetscape design in the T -1 Transition Land Use Category. 29 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 single - family 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 in lieu of the u � -1�'ing 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 also have significant environmental limitations such as location in the floodplain or significant grade issues. This land use category is intended to provide creative infill and flexible transition opportunities with a mix of single - family residential and limited commercial land uses only on properties that clearly demonstrate the above listed limitations. 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 - Transition category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Total 100% percentages are not regulatory and should only be used as a guide. Scale and Conte ritia: 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 the adjoining neighborhood(s). • 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: Consolidated Land Use Plan 30 Draft - July 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 to maximize the shared usage of parking between retail and office uses. o This land use category is not intended for larger planned office or business Integrated Open Space Southlake 2025 Plan: Consolidated Land Use Plan 31 Draft - July 13, 2005 o 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. o 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. o Use the topography as an advantage, do not flatten the site. o Preserve views. Civic uses 0 o 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. o 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: Southlake 2025 Plan: Consolidated Land Use Plan 32 Draft - July 13, 2005 Natural and Designed Open Spaces 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. -0 • 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 >iscourgged Encouraged Southlake 2025 Plan: Consolidated Land Use Plan 33 Draft - July 13, 2005 Residential Uses III MAx - r.-t- I s4 MA. � Recommended residential streets and streetscape designs in the T -2 Transition Land Use Category. � . Southlake 2025 Plan: Consolidated Land Use Plan 34 Draft - July 13, 2005 5.0 AIRPORT COMPATIBLE LAND USES Due to an agreement between the City of Southlake and the Dallas -Fort Worth International Airport, development is restricted in certain areas of the City. The agreement created two noise contour "zones" within Southlake; these noise contour "zones" are indicated on the land use map. No residential development is allowed within the 75+ LDN noise contour. Residential development is allowed in the 65 -75 LDN contour provided that a certain noise level reduction (NLR) is met. Non- residential uses are permitted in both contour zones, but have to meet specific noise level reduction requirements. Please refer tot 'rport Compatible Land Use Zoning Ordinance No. 479 for details of these regulations. Southlake 2025 Plan: Consolidated Land Use Plan 35 Draft - July 13, 2005 6.0 SOUTHLAKE PLANNING — PAST AND FUTURE 6.1 Population Trends and the History of Planning in Southlake Southlake's roots can be traced to the establishment of Lake Grapevine by the Army Corps of Engineers in 1952. Since the City was incorporated in 1956, it grew from a small rural community in the 1970's to a busy suburb in the 1990's as shown in the chart below: City of Southlake Historical and Projected Population: 1960 to 2020 *Indicates population estimates * *Indicates effective build -out based on the adopted 1998 City of Southlake Land Use Plan Southlake's first comprehensive plan, the Southlake Comprehensive City Plan, was developed in 1968/69 and updated in 1974. The 1968/69 and 1974 plans included policy statements guiding all facets of development (including infrastructure, economy, schools, recreation, and housing) and formed the basis for Southlake's current development regulations. The next significant comprehensive plan updates occurred in 1985 and 1988. These plans estimated the City's total land area as 16 -20% developed with an existing population of approximately 5,000. The plans' goals included fostering innovation and flexibility in development within the commercial, service, and retail categories; preserving Southlake's rural character; and recognizing the need for a City center or downtown. Southlake 2025 Plan: Consolidated Land Use Plan 36 Draft - July 13, 2005 35,000 c 30,000 CO 0 M LO 25,000 M ? LO CO N Li N N 20,000 C) LO M C 15,000 CO a 10,000 LO C° C) ° 5,000 co C O CO CO °O ti o C) p N N N 0 CO a) CO f* M a) ti 00 a) LO a) CO a) LO a) O O N C � C p N r a) r r a) r r a) r � a) � N C N C N p N Year *Indicates population estimates * *Indicates effective build -out based on the adopted 1998 City of Southlake Land Use Plan Southlake's first comprehensive plan, the Southlake Comprehensive City Plan, was developed in 1968/69 and updated in 1974. The 1968/69 and 1974 plans included policy statements guiding all facets of development (including infrastructure, economy, schools, recreation, and housing) and formed the basis for Southlake's current development regulations. The next significant comprehensive plan updates occurred in 1985 and 1988. These plans estimated the City's total land area as 16 -20% developed with an existing population of approximately 5,000. The plans' goals included fostering innovation and flexibility in development within the commercial, service, and retail categories; preserving Southlake's rural character; and recognizing the need for a City center or downtown. Southlake 2025 Plan: Consolidated Land Use Plan 36 Draft - July 13, 2005 In 1993 and 1998, the land use plan element was updated separately from the other comprehensive plan elements due to rapid growth. In particular, Southlake was facing significant pressure from residential growth in the 1990s. The 1993 and 1998 land use plan development included a "problem identification" phase followed by an inventory of existing conditions. This methodology was the basis for the definition and allocation of land use categories. The 1998 plan goals included preserving the rural environment and scenic character of the City and conserving environmentally sensitive areas; maintaining and enhancing the quality of life and protecting residential neighborhoods from the negative impact of commercial development; and promoting compatible and orderly development. To date, Southlake's growth has been characterized by large'' - 6t residential and large - format retail development that is reinforced by single -use zoning. While this suburban and automobile- oriented development pattern has served Southlake well, it has also created transportation and land use challenges that require new approaches as the community faces build -out in the next 15 years. Some of these new approaches include the addition of a Regional Retail Land Use category, the addition of optional land use categories, and the creation of the Southlake Conservation and Development Program (a purchase &,development rights program). 6.2 Comparison of the 2005 and the 1998 Land Use Plans The 2005 Future Land Use Map and the 2005 Optional Land Use Map are an evolution of the 1998 Future Land Use Map. The most significant changes include the increase in acres of Public Parks & Open Space, the decrease in Retail Commercial, the increase in Town Center, and the increase in Right of Way. Most of the decrease in the Retail Commercial category may be attributed to the addition of the Regional Retail land use category in the 2005 Plan. The table on the following page indicates the acreage of each land use for the 1998 and 2005 plans, the increase or decrease from 1998 to 2005 in acres, and the percentage change. Southlake 2025 Plan: Consolidated Land Use Plan 37 Draft - July 13, 2005 Land Use Designation Changes 1998 to 2005 Land Use Category 1998 Land Use Plan (Area in Acres) 2005 Land Use Plan (Area in Acres) Increase/ Decrease (Area in Acres) Percentage Change 100 -Year Flood Plain 788.7 788.7 0.00 0.00% Corps of Engineers 756.9 756.9 0.00 0.00% Public Parks & Open Space 266.0 368.5 102.50 38.53% Public /Semi Public 474.2 528.8 54.60 11.51% Low Density Residential 5,023.8 4,691.5 - 332.30 -6.61% Medium Density Residential 3,793.6 3,857.1 63.50 1.67% Office Commercial 392.0 385.5 -6.50 -1.66% Retail Commercial 4617 323.8 - 138.90 - 30.02% Regional Retail - 127.4 127.40 - Mixed Use 1,171.5 1,174.6 3.10 0.26% Town Center 136.6 205.8 69.20 50.66% Industrial 488.1 420.3 -67.80 - 13.89% Right-of-way 271.7 396.9 125.20 46.08% Lake Grapevine 317.2 317.2 0.00 0.00% Total City 14,343 14,343 0.00 0.00% The bar chart on the following page compares the acreage of each land use designation in 1998 and 2005 Southlake 2025 Plan: Consolidated Land Use Plan 38 Draft - July 13, 2005 d � N b °o 6,000 v, s n 0 0 ti 5,000 R 4,000 � N � v co Q b a 3,000 cc N Q 2,000 1,000 0 aQ \e6 \ � ee �5 �Qa°e \\G \ae ��a \ae��a e�G�a e � G\ a \Q'e �a� ea 5 �� ��o� 5 e � oy Q �5 Qu o Oe II o a Land Use Category Ic i mnri i ica nacinnnfinn rhmnnac 1QQR . )nnr% The following tables illustrate the acreage per land use and the percentage of total acreage of the City that each land use represents in the 1998 and 2005 plans. 1998 Future Land Use Plan - Area Distribution 272 Acres, 488 Acres, 2% 317 Acres, 789 Acres, 137 Acres, 0/. 2% 5% 757 Acres, 266 A 1,172 Acres, 1% 463 Acres, 1 3% � 392 Acres, 3% ° cres, 5 /° 2% 3,794 Acres, 27% 474 Acres, 3% 5,024 Acres, 36% ❑ 100 -Year Flood Plain ❑ Corps of Engineers ■ Public Parks & Open Space ❑ Public /Semi Public ❑ Low Density Residential ❑ Medium Density Residential ❑ Office Commercial ■ Retail Commercial ■ Regional Retail ■ Mixed Use ■ Town Center ■ Industrial ■ Right-of-way ■ Lake Grapevine 2005 Future Land Use Plan - Area Distribution 397 Acres, 206 Acres, 3% 317 Acres, IOL \cres, 324 p 2` 386 / 3 Southlake 2025 Plan: Consolidated Lana' Use Plan 40 Draft - JuIv 13, 2005 27% 33% Another significant change from the 1998 Land Use Plan is the addition of optional land use designations. These new land use categories allow development flexibility to promote economic and environmental sustainability. The following table indicates the acreage of each optional land use designation and the percentage of land in the City that each land use represents. Optional Land Use Designations — Total Acreage and Percentage of Acreage in the City The charts on the following page show the area distribution of the optional land use designations in the City. Southlake 2025 Plan: Consolidated Land Use Plan 41 Draft - July 13, 2005 Area in Percentage of the Optional Land Use Designation Acres entire Cit Transition 1 T -1 472.2 3.3% Transition 2 T -2 152.0 11% Rural Conservation Subdivision RC 1,153 2 8.0% Employment Center 1 EC -1 255.1 1.8 ° , / Employment Center 2 (EC -2) 203.1 1.4 Employment Center Residential (EC- R) 388.3 2.7% Total Area in Optional Land Use Categories 2,624.0 18.3% Total Acreage of Citv 14.343.0 The charts on the following page show the area distribution of the optional land use designations in the City. Southlake 2025 Plan: Consolidated Land Use Plan 41 Draft - July 13, 2005 The following pie chart illustrates the percentage of the total area of all optional land use categories for each optional category. Employment Center 2 (EC -2), 203.1 Acres Employn 1 (EC -1), 255.1 Acres Area Distribution of Optional Land Use Designations Employment Center Residential (EC -R), 388.3 Acres Transition 1 (T -1), 472.2 Acres ❑ Transition 1 (T -1) ❑ Transition 2 (T -2) ❑ Rural Conservation Subdivision (RC) ■ Employment Center 1 (EC -1) ❑ Employment Center (EC -2) ❑ Employment Center Residential (EC -R Transition 2 (T -2), Acres servation Www, .,.,, on IPM , 1,153.2 Acres Optional Land Use Designations As A Percentage Of Total Acreage In The City 3% The above pie chart illustrates the optional land use designations as a percentage of total acreage in the City. Southlake 2025 Plan: Consolidated Lana' Use Plan 42 Draft - JuIN 13, 2005 ° ° No Oational 3% ° ° 6.3 2005 Future Land Use Maps The accompanying maps include the 2005 Future Land Use Map and the 2005 Future Land Use Map — Optional Land Use Designations. Together these maps constitute the recommended future land uses for the City of Southlake. Southlake 2025 Plan: Consolidated Land Use Plan 43 Draft - July 13, 2005 City of Southlake Southlake 2025 Plan Future Land Use Plan Consolidated Underlying Land Use Designations DRAFT Ju 13, 2005 N D 02 D+4� 12 Miles SOUTH LAKE rte .2025 I - 0 w 0 RD 0 I yJ. 1Tr'LAK` ®L Pty; .�Illti u s �n �r I — s ■ l�� ■ , r ■ a �.■ I� Vi 1� •��D�4 E 2 O � �1�1�� 4 �.. 1���' I IBC ~ I � � I � � 7 ' 1.... �_ -_ •� �i -.::.. � :.: ��P � h.._ . __ so �.�y.- aLP��ll�rl'7 "'I �1 Notes For definitions of Land Use Categories please refer to the Land Use Plan text A comprehensive plan shall not constitute zoning regulations or establish zoning district boundaries. Please see the connplete Future Land Use Legend Plan for additional information. 2005 Future Land Use Categories 700 YEAR FLOOD PLAIN L LOW DENSITY RESIDENTIAL DISCLAIMER CORPS OF ENGINEERS BOUNDARY D MEDIUM DENSITY RESIDENTIAL This data has been..Pad fa The Gry of Souhrlake. Various official a0d anONcial s0ums YlEYE —d to gather this information Every elloU PUBLIC PARKSI PEN SPACE O OFFICE COMMERCIAL vras made m ensure the aocurduy of dlis data, hanever, t''"' Is given orllnplied as to Oleaxu1 of said dal.. � PUBLIMEMI- PUBLIC RETAILCOMMERCIAL LDN a � ®v — MI %EDUSE - TCWNCENTER ® REGIONAL RETAIL — INDUSTRIAL Geographic lBformatloD Systems City of Southlake Southlake 2025 Plan Future Land Use Plan Consolidated Optional Land Use Designations DRAFT July 13, 2005 N 0 0.2 0.4 0.8 1.2 EC -R 1. RC� IA LI L I.ria i T J _ o 2 Notes Acomprehensive plan shall not constitute zoning regulations or establish zoning district boundaries. Please see the complete Future Land Use Plan for additional information. For definitions of Land Use Categories please refer to the Land Use Plan text DISCLAIMER This data has b— campipd fn The Qtyof S. thil. Venousofi -I and unofficial eou¢es wee used lo gather this in6rmation- Every Wil was made to ensure the —..q of ,ha date, however. no g—tse is given orimpliedas Mthe :; of reld data. 50UTHLAKE `� 2025 - { T 1, 'LDI I 0 Legend 2005 Optional Land Use Categories Q Rural Conservation Q Employment Center Residential - Empolyment Center 1 - Twinsitlw 1 - Employment Center Transition �L �a Geographic Inronnation Systems Appendix A Regional Retail Design Guidelines Development within the Regional Retail land use category must adhere to the following design guidelines. 1. Facades and Exterior Walls INTENT: Facades shall be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community's identity character, and scale. The intent is to encourage a more human scale that residents of Southlake will be able to identify with their community. GUIDELINE: Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60 percent of the front and 50% of the side facades that face a public right -of -way. 2. Roofs INTENT: Variations in roof lines should be used to add interest to, and reduce the massive scale of large buildings. GUIDELINE: Roof lines shall be varied. Mansard roofs, gable roofs, hip roofs, or dormers shall be incorporated. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan. Appendix A A -1 Regional Retail Design Guidelines 3. Parking Lot Orientation INTENT: Parking areas should provide safe, convenient, and efficient access for vehicles and pedestrians. They should be distributed around large buildings in order to shorten the distance to other buildings and public sidewalks and to reduce the overall scale of the paved surface. If buildings are located closer to streets, the scale of the complex is reduced, pedestrian traffic is encouraged, and architectural details take on added importance. GUIDELINE: No more than 60 percent of the off - street parking area for the entire property shall be located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and /or parking lots are screened from view by out parcel development (such as restaurants) and additional tree plantings and /or berms. Appendix A A -2 Regional Retail Design Guidelines 4. Entryways INTENT: Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The standards identify desirable entryway design features. Large retail buildings should feature multiple entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments in a store. GUIDELINES: Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following: • canopies or porticos • overhangs • recesses /projections • arcades • raised corniced parapets over the door • peaked roof forms • arches • outdoor patios • display windows • architectural details such as tile work and moldings which are integrated into the building structure and design • integral planters or wing walls that incorporate landscaped areas and /or places for sitting All sides of a principal building that directly face a public right -of -way shall feature at least one customer entrance. The number of entrances for the principal building shall be addressed at the preliminary development plan stage. Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall conform to the above requirements. 5. Pedestrian Flows INTENT: Provide safe and efficient pedestrian movement from the parking areas to the store front(s). GUIDELINES: • Pedestrian walkways from the parking lot to the store entrances shall be provided. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways. Signs shall be installed to designate pedestrian walkways. Appendix A A -3 Regional Retail Design Guidelines Sidewalks, no less than 8 feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six (6) feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade. 6. Building Backs INTENT: The rear or sides of buildings often present an unattractive view of blank walls. GUIDELINE: Back of building should not be clearly visible from the public right -of- ways or adjacent residential. Additional landscaping may be required by the Planning Commission to effectively buffer adjacent land use as deemed appropriate. 7. Building Colors INTENT: Exterior building colors comprise a significant part of the visual impact of a building and therefore should be aesthetically pleasing. GUIDELINE: Facade colors shall be low reflectance, subtle, neutral or earth tone colors. The use of high intensity colors, metallic colors, or fluorescent color is prohibited. 8. Central Features and Community Spaces INTENT: Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Drop- off /pick -up points should be considered as integral parts of the configuration. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. The features and spaces should enhance the building and the center as integral parts of the community fabric. GUIDELINE: Each retail establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing at least two of the following: patio /seating area, pedestrian plaza with benches, window shopping walkways, outdoor play area, water feature, clock tower, steeple, or other such deliberately shaped area and /or a focal feature or amenity that, in the judgment of the Planning Commission, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. Appendix A A -4 Regional Retail Design Guidelines Appendix B Employment Center Form Standards Standard Employment Center 1 Employment Center 2 Employment Center Residential (EC-1) (EC-2) (EC-R) A. Building Height Principal Building LOT"R.O.W LOT 04►R.O.W Bonusfloor LOT R.O.W i Max. height Bonus Max4height floor Max.. height Outbuilding . �Rear Principal Rear lot line building lot line Principal N/A outbuilding 6 building Outbuilding B. Private Fronta ges LOT ►q--vR.O.W LOT"R.O.W LOTS R.O.W 'V, - LOT •! o R.O.W LOT R.O.W LOT ►R.O.W C Public Frontages (Streetscolie) Option 1. .1 ` 1 .1 1 . I i . Width Sidewalk Curb P lanter Total Width 18 — 32 feet 12 — 16 feet 12 — 24 feet Curb: Typ e Raised curb Raised curb Open swale (bar ditch) Radius 5 — 15 feet 5 — 20 feet 10 — 30 feet Sidewalk 12 — 30 feet 4 — 8 feet 4 — 8 feet Street Trees Location & Depending on context Regular or clustered Clustered Arrangement Species Single species Alternating species Multiple species Planter Type Tree well Continuous planter Continuous planter (green verge) Planter 6 feet X 6 feet 8 feet — 12 feet 8 feet — 12 feet Width Appendix B-1 Employment Center Form Standards Standard Employment Center 1 Employment Center 2 Employment Center Residential (EC -1) (EC -2) (EC -R) C. Public Fronts es (Streetsea e) Option 2. i 4 t r 4 rt tea, C h2* � yy i r Total Width 12 - 24 feet 12 —16 feet 16 — 24 feet Curb: Typ e Raised curb Raised curb Open swale (bar ditch) Radius 5 — 15 feet 5 — 20 feet 10 — 30 feet Sidewalk 15 — 20 feet 4 — 8 feet N/A Street Trees Location & Regular Regular Clustered Arrangement Species Single species I Single species I Multiple species Planter Type Continuous planter Continuous planter Continuous swale (green verge) Planter 6 feet wide 8 feet — 12 feet wide 8 feet — 16 feet wide Width D. Street Trees oval Compact Round oval Compact Round oval Compact Round Cone Py amid Cone Pyramid Cone Pyramid Appendix B B -2 Employment Center Form Standards Standard Tree Selection Criteria Employment Center 1 Trees with the following characteristics are generally recommended: • High branching (minimum of 10' clearance from the ground). • Compact spread and should be between 12 and 30 feet. • Should have a tap root system (root system should go deep and not spread wide). • Fast growing. • Semi evergreen — to reduce the problem of shedding leaves in fall. • Should be resistant to drought, dust, and pollution. Employment Center 2 Trees with the following characteristics are generally recommended: • High branching (minimum of 10' clearance from the ground). • Compact spread and should be between 12 and 30 feet. • Should have a tap root system (root system should go deep and not spread wide). • Fast growing. • Semi evergreen — to reduce the problem of shedding leaves in fall. • Should be resistant to drought, dust, and pollution. Employment Center Residential Umbrellanarge canopy ? No limitation on tree selection; but preference to native selections. E. Street l;. 11 li 11 11 Appersda B B -3 Employment Center Form Standards I vq �ta , l;. 11 li 11 11 Appersda B B -3 Employment Center Form Standards Standard Employment Center 1 Employment Center 2 Employment Center Residential (EC -1) (EC -2) (EC -R) F. Open Space d Square: A geometrically Green: An open space available for Park: Is a natural preserve available symmetrical open space, available unstructured recreation. A green for unstructured recreation. A park for unstructured recreation and civic may be defined by landscaping is usually independent of purposes. A square is spatially rather than buildings. Its landscape surrounding building frontages. Its defined by buildings. Its landscape is consisted of land and trees in a landscape consists of natural paths, is consisted of paths, lawns, and natural arrangement. The size of a trails, meadows, woodlands, and trees, formally arranged. Square are green shall range from 2 acres to 10 open shelters. Minimum size shall to be located at the intersection of acres. be 10 acres. important streets. Size shall range from 1- 5 acres. .r` r II L__J L Plaza: An open space available for Playground: Is an open space Environmental Preserve: Is a civic purposes and limited designed and equipped for recreation natural open space reserved for land commercial activities. A plaza is of children. A playground may be that is under permanent spatially defined by buildings and its fenced and may include an open conservation. It shall consist of landscape shall consist primarily of shelter. Playgrounds may be areas in the flood plain, woodlands hardscape (pavement) and trees are interspersed within residential areas to be preserved, creeks, water optional. Plazas are to be located at and may be placed in a block. bodies, steep grades, and other key intersections and the size shall Whenever possible, playgrounds environmentally sensitive lands. range from 0.5 — 2 acres. shall be placed in such a location Activities in the environmental that they are visible from adjoining preserve shall be limited to natural Plazas can be wider sidewalks or properties for maximum security. trails, paths, and equestrian trails. extensions of sidewalks for the Playgrounds may be included in If significant lake access is purpose of providing outdoor seating parks and greens or in community available, canoe put -ins or other for restaurants and cafes. activity centers. Playgrounds are passive water recreation activities appropriate in all the 3 EC land use may be permitted. categories. 1ppendix B B -4 Employment Center Form Standards Standard Employment Center 1 Employment Center 2 Employment Center Residential (EC -1) (EC -2) (EC -R) Uk 12 G. Parkin Surface or structured parking in the Detached or attached garage and on- Detached or attached garage and no middle of the block. street parking. on- street parking. r Parking II_ Off,. ReW l I I ' Structured parking with ground floor 1 office /retail uses. ' ■ Detached or attached garage with _ s rear alley access and on- street parking. Surface parking with building anchoring the corner and surface parking along the side street. Parking screened with a double row of trees alo ng S.H. 114 access road. Appendix B B -5 Employment Center Form Standards Standard Employment Center 1 Employment Center 2 Employment Center Residential (EC -1) (EC -2) (EC -R) L Architectural Standards a. Materials and Color • Brick or masonry on all • Brick or masonry on all • Brick or masonry on all facades visible from the right facades visible from the right facades visible from the of way. of way, except along alleys. right of way. • Brick and masonry colors are • Brick and masonry colors are • Brick and masonry colors to be of a natural shade. to be of a natural shade. are to be of a natural shade. • Roof design and colors are to • Roof design and colors are to • Roof design and colors are complement the fagade complement the fagade to complement the fagade materials and are to be of materials and are to be of materials and are to be of neutral /natural colors. neutral /natural colors. neutral /natural colors. • Generally flat roofs are encouraged (specifically building 4 stories and higher). • Sloping roofs may not be painted, but may be of natural materials or finishes. Appendix B B -6 Employment Center Form Standards