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Item 11A Section 4FINAL DRAFT November 3, 2004 4.0 LAND USE PLAN Based on the existing character, previously adopted plans, Southlake 2025 Plan Vision, Goals, & Objectives, and the proposed F.M. 1938 extension north to S.H.114 the following general land use recommendations for the Davis Boulevard/F.M. 1938 Corridor Plan Area "A" are recommended. 4.1 General Land Use & Character 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 are adjacent to existing commercial property or arterial roadways and are also adjacent to existing residential neighborhood. • Evaluate and adopt changes to the Land Use Plan which reflect the current and desired future development patterns in the Davis Boulevard Corridor. • Preserve the character of the lower- intensity residential uses north of Johnson Road along the proposed F.M. 1938 extension. • Limit higher intensity industrial uses to existing areas (e.g.: Michael Drive, Tex -Art Stone) and provide incentives for these areas to be redeveloped or improve their overall visual appearance. • Encourage the visual improvement of the industrial properties on Michael Drive immediately adjacent to Siena to lower - intensity warehouse /flex office uses. be preserved. • Encourage a pedestrian - friendly redevelopment at the southeast corner of F.M. 1709 and F.M. 1938 intersection. • Strengthen the retail node at Davis and F.M. 1709 by encouraging business retention and providing for flexibility in redevelopment of the shopping center as the local /regional market changes with the extension of F.M. 1938. • Prioritize the design and implementation of an entry feature near the intersection of Davis and Continental Boulevards. Southlake 2025 Plan 16 Davis Boulevard /F.M. 1938 Phase 11 Analysis & Recommendations Existing character of Johnson Road that needs to Uses located on Michael Drive with redevelopment potential OWI rm Existing Neighborhoods T -1 Transition Tra T -1 Transition November 3, 2004 Major Retail Node � 1 ArtPal Retail Node T -2 Transition Desirable form of commercial development at critical nodes 4.2 Implementation Strategies Land Use & Character Recommendations Implementation Strategies • Create transitional land use categories • Create a transitional land use category. that provide property owners with Develop performance standards for the alternative flexible tools to propose transitional land use category and designate innovative and mixed -use projects on appropriate areas on the land use map. (See identified transition sites. Transition Appendix A & B for information about the sites are those that are adjacent to proposed new land use categories T -1 & T- existing commercial property or arterial 2) roadways and are also adjacent to existing residential neighborhood. • Evaluate and adopt changes to the Land • Amend the land use plan map (Land Use Use Plan which reflect the current and Recommendations map on page 23). desired future development patterns in the Davis Boulevard Corridor. • Preserve the character of the lower- • Limit rezoning to SF-IA or RE in this area. intensity residential uses north of Johnson Road along the proposed F.M. 1938 extension. Southlake 2025 Plan 17 Davis Boulevard /F.M. 1938 Phase 11 Analysis & Recommendations IVILVINV OWIFIrm November 3, 2004 Land Use & Character Recommendations • Limit higher intensity industrial uses to existing areas (e.g.: Michael Drive, Tex - Art Stone) and provide incentives for these areas to be redeveloped or improve their overall visual appearance. • Encourage the visual improvement of the industrial properties on Michael Drive immediately adjacent to Siena to lower - intensity warehouse /flex office uses. • Encourage larger scale development at the southeast corner of F.M. 1709 and F.M. 1938 intersection. • Strengthen the retail node at Davis and F.M. 1709 by encouraging business retention and providing for flexibility in redevelopment of the shopping center as the local /regional market changes with the extension of F.M. 1938. Conceptual design for a regional shopping area at the southeast corner ofF.M. 1709 & F.M. 1938 illustrating both an inward and outward building orientation. • Prioritize the design and implementation of an entry feature near the intersection of Davis and Continental Boulevards. • Designate Michael Drive and the TexArt Stone area as transition land use category on the land use plan map to encourage redevelopment of the area. (see Appendix A) • Encourage a regional shopping center at the southeast corner intersection of F.M. 1709 & F.M. 1938. Regional centers provide a deep selection of merchandise and typically include anchor stores. The centers should have both an inward (parking area) and outward (roadway) orientation. Other uses such as restaurants, drugstores, ice cream stores and design amenities and ambience such as fountains and street furniture should be considered to make the area a multipurpose destination. s o w l KEY h.�'� A. An" Skn '11 B. aline Shops * 4b C. Cartanercial Pad Q. Open Spa*PuNc AN S. Swvkekoading Darks Ilk ep - - -- wakmy Regional Shopping Center • Update the entry feature plan for the city. • Design entry features that are economically viable and feasible. • Utilize park fees for the funding and construction of the entry features. Southlake 2025 Plan Phase 11 18 Davis Boulevard /F.M. 1938 Analysis & Recommendations IVILVINV 4.3 Site Specific Land Use Recommendations November 3, 2004 The following is a preliminary list of properties in the corridor with site specific recommendations. Please refer to the Land Use Recommendations map for corresponding reference numbers. Site Specific Land Use Recommendations Table No. 1998 LUP/ Area in Issues Site Specific Recommendations Zoning Acres 1. MD- 18.3 * Flood plain separates * Change to LD- Residential. Residential/ property from new AG residential development to the west. 2. Public /semi- 9.75 * Recently rezoned and * Change to LD- Residential. public /SF1- platted for residential A (Father Joe Addition). 3. MD- 4.8 * Zoned PUD as a part of * Designate property as LD- Residential/ Myers Meadow, but Residential to preserve the PUD /AG property is not in Myers character along Randol Mill. Meadow subdivision. 4. LD- 40 * Frontage along FM 1709; * T -1 Transition land use Residential/ may not be suitable for category (office, retail, open Retail single - family residential. space, civic, and residential) Commercial * Significant portion of this designation for all properties / Flood area in the 100 -year without direct access to the Plain/ floodplain; intersection. Provide flexibility Office * Part of original plans for to respond to market Commercial Stonebridge Office conditions in the land use mix Development; and permitted. Encourage lower SF1 -A, AG, * Significant portions of the intensity office and /or SP-2 property lack frontage on residential uses transitioning to either arterial and thus may existing neighborhoods to the limit market potential for north and west. office uses. * Encourage the master planning of entire site together— providing the financial feasibility of protecting the flood plain. * Provide internal connectivity within the development of the entire site. * Preserve the flood plain as a natural stream corridor and as an asset to the development of the site. Southlake 2025 Plan 19 Davis Boulevard /F.M. 1938 Phase 11 Analysis & Recommendations IVILVINVOWI November 3, 2004 No. 1998 LUP/ Area in Issues Site Specific Recommendations Zoning Acres 5. Mostly 42 * Existing shopping center * Keep existing land use Retail with 2 anchors — designations. Commercial Albertson's and Hobby * Discourage office uses in this area. / C -3 Lobby. * Encourage the development of a • Only significant site with regional shopping center at the intersection access to both southeast corner of the intersection F.M. 1709 and F.M. 1938. of F.M. 1709 & F.M. 1938. • Market- drawing power * Promote overall integration of the may be diminishing due to area through directional signage, power center (Super graphic signage programs, Target and Walmart) streetscape, uniformed lighting, and located in North Richland connectivity within the site. Hills (North Tarrant Building a clear identity for the area Parkway and F.M. 1938). is paramount to attracting and developing businesses and retailers. * The city should work with the property and business owners in the area to develop an overall plan for the area which addresses above issues. 6. Retail 16.5 * Portion of the frontage on * T -1 Transition land use category Commercial F.M. 1709 is not zoned. applied only if developed in / C -3 & C -2 * Property may be too deep conjunction with area 4 7 & 8 for retail. * Limit retail- commercial designation * C -2 property has an to the area along F.M. 1709 existing use (commercial frontage. nursery). * Any development should provide connectivity to adjacent shopping center and to development to the south (site 7). 7. Retail 13.4 * Lacks frontage on F.M. * T -1 Transition land use category Commercial 1709 — may limit its providing a transition to lower / MD -Res / attractiveness for retail intensity office and /or residential C -3, C -2, uses. uses; thus limiting impact on to existing residential to the south. * Must be developed with area 46 & 8 to utilize the T -1 land use category. 8. MD -Res/ 6.7 * Properties along * Retain existing MD- Residential SP -2 Peytonville are located category across from Carroll Senior * T -1 Transition land use category; High School Parking lot. provided the property is developed in conjunction with 4 6 & 7. Southlake 2025 Plan Phase 11 20 Davis Boulevard /F.M. 1938 Analysis & Recommendations IVILVINV November 3, 2004 No. 1998 LUP/ Zoning Area in Acres Issues Site Specific Recommendations 9. Mixed Use/ 25) * Grade separated from Provide an alternative T -1 Transition AG roadway — limited retail Land Use category: potential; * Limit any retail uses to properties • Adjacency to residential to which are at -grade with the the east; roadway and evaluate other non- • Some existing non- intrusive, low- impact uses. conforming * Encourage service- oriented retail uses /structures; and office uses that cater to • Some properties are commuter traffic. heavily wooded with * Preserve wooded areas and significant natural significant natural features. features. * Coordinate development of the site in conjunction with adjoining property. * Encourage internal connectivity. 10. LD- 49 * Significant portions of T -1 Transitional Overlay Land Use Residential these properties are in the designation: and 100- floodplain (about 30 - * Encourage service- oriented retail year 40 %). and office uses that cater to floodplain/ * Properties fronting on commuter traffic. RE, & SF1- F.M. 1938 with future * Coordinate the development of A traffic counts as high as individual properties with a larger 70,000 trips per day may master plan for the area. limit the potential for * Provide internal connectivity single - family residential through the site. uses. * Encourage the redevelopment of * Existing non - conforming heavier industrial uses along industrial uses located on Michael Drive to lower intensity Michael Drive. office /warehouse uses. * Several property owners * Establish development incentives have expressed an interest for the permanent preservation of in changing their LUP the natural stream corridor while designation. providing property owners a reasonable return on their investment. * Develop a north -south greenway along the stream corridor connecting the development to adjoining properties. * Developments adjacent to the stream corridor should provide pedestrian access to the area from the site. Southlake 2025 Plan Phase 11 21 Davis Boulevard /F.M. 1938 Analysis & Recommendations IVILVINV November 3, 2004 No. 1998 LUP/ Area in Issues Site Specific Recommendations Zoning Acres 11. LD- 11.7 * 40% of the site in the 100- * T -2 Transition land use category Residential, year flood plain. providing a transition to lower and 100- * No frontage on Davis intensity office and /or residential year Boulevard. uses; thus limiting impact on to floodplain/ * Existing industrial uses. existing residential to the south. AG & I -1 * Coordinate the development of individual properties with a larger master plan for the area (specifically with site 4 10 to the east) to provide the financial feasibility for protecting the stream corridor. * Protect the flood plain as a natural stream corridor and maximize its potential as a greenway and linear open space. * Encourage the redevelopment of the industrial uses immediately adjacent to existing residential neighborhoods. 12. MD -Res/ 12.5 * No frontage on Davis * T -2 Transition land use category AG Boulevard. providing a transition to lower • Residential adjacency. intensity office and /or residential • Adjacent to North Davis uses; thus limiting impact on to Business Park. existing residential to the east. • Significant grade issues — * Protect significant tree cover on the may limit potential for site and limit grading of the site. commercial uses. * Preserve view corridors from the site. 13. Office 9 * Adjacency to residential, * T -2 Transition land use category Commercial commercial, and industrial providing a transition to lower / AG, SF- uses. intensity office and /or residential 30, & SP -1 * Frontage along uses; thus limiting impact on to Continental — not existing residential to the north. conducive for any retail. * Change the underlying land use category to Medium Density Residential. 14. Office 20 * Existing non - conforming * T -2 Transition land use category Commercial industrial use (Tex -Art providing a transition to lower / Public Stone). intensity office and /or residential /Semi- * Adjacency to residential uses; thus limiting impact on to Public/ uses to the east. existing residential to the east. AG & CS * Bear Creek to the south. * Encourage the protection of the creek as a natural stream corridor with a tree buffer. Southlake 2025 Plan Phase 11 22 Davis Boulevard /F.M. 1938 Analysis & Recommendations WIMI I : ;fm November 3, 2004 Wnw CRITICAL RESOURCE CONSERVATION PUBLIC PARKSIOPEN SPACE PUBLICISEMI- PUBLIC LOW DENS ITYRESIDENTIAL MEDIUM DENSITY RESIDENTIAL OFFICE COMMERCIAL - RETAIL COMMERCIAL - INDUSTRIAL - MIXED USE TRANSITION 1 (T -1) TRANSITION 2 (r -2) N Oavi& 8WI0131d CNnidw PW Area Pmpffl Las wib site specific land use V rammmendabom or land use Gw1ges 5110 © 509 1:)(19 Fe z SOUTHLAKE 2025 =mot. Changed from tail- Commercial to Mfg- Residential from to ®nlial 1 _ Southlake 2025 Plan 23 Davis Boulevard /F.M. 1938 Phase 11 Analysis & Recommendations Land Use Recommendations Davis BoulevardiF.M. 1938 Corridor Plan Area October 22, 2004 a� � I> f Y.' b Southlake 2025 Plan Phase 11 SOUTHLAKE w 2025 Ir ?7 U:JJI -1vf Jrrul.v;,l! November 3, 2004 '#alt °s3 ,l lur, alvul r,U.u,:t j n :gf - ,�i' r �I�peuvr Li !i�s•:rrl�sr �j y u 24 Davis Boulevard /F.M. 1938 Analysis & Recommendations Legend Cl Dams Blvd. CorrldcT 400 0 400 800 Feat Davis Boulevard Corridor Af City Limits m Parcel Boundaries