Item #7 M E M O R A N D U M July 27, 2018 To: 2035 Corridor Planning Committee From: Kenneth Baker, Sr. Director of Planning and Development Services Subject: Item #7 Overview Michael Drive Purpose: Review and discuss options (mini charette) on the possible future development of the properties in and around the Michael Drive area and being approximately 11.76 acres of unplatted tracts of land. There is no applicant for this item. Property Location: The property is generally located south of Southlake Blvd., north of W. Continental Blvd./Union Church Rd., and west of Davis Blvd. Aerial Location: 1
Property History: Michael Drive (formerly Tiffany Acres) Chronological History A. Prior to Annexation 1978 04/11/78 - Planning and Zoning Commission approved Preliminary Plat (4-0) as Final Plat subject to Carter and Burgess approval of the engineering. Due to the property being in Southlake s extraterritorial jurisdiction (ETJ), no zoning action could occur. 05/16/78 - City Council approved (5-0) Final Plat subject to Carter and Burgess recommendations (dated 04/28/78) with the exception of the elevation of Lot 8 which will be added. 06/29/78 - Final Plat of Tiffany Acres filed at Tarrant County in Volume 388-121, Page 33, PRTCT. 1980 04/20/80 - Received letter from Southwest Land Title Co. on behalf of Lloyd and Doris Stepter regarding their request to abandon the plat and any dedications and restrictions of Tiffany Acres Addition. 10/21/80 - Received a request from V. J. Strand and Henry J. Strand, the purchasers of Tiffany Acres Addition, to abandon the plat and any possible dedications and restrictions as filed with the plat. 10/24/80 - Abandonment of Restrictions filed at Tarrant County Deed Records in Volume 7018, Page 1593-1595. 10/28/80 - Planning and Zoning Commission approved (6-0) the request for abandonment of the Tiffany Acres plat. 11/05/80 - City Council approved (3-0) the abandonment of the Tiffany Acres plat. 1987 10/20/87 - Michael Drive area (formerly Tiffany Acres) was annexed into the City of Southlake. B. Post-Annexation 1988 02/22/88 - Rezoning request received from all property owners along Michael Drive (i.e., Prestige Gunite Inc., Lee Roy Hess, President; Wreck Master and Body Repair, Gary Messer; Robert Van Til; V.J. Strand Excavating; Roger L. Strand & Bradley Scribner). Requested zoning from AG Agricultural to I-2 Heavy Industrial (ZA 88-07). 2
04/21/88 - Case tabled to this Commission meeting from 04/07/88 meeting. Planning and Zoning Commission approved the I-2 request. 05/17/88 - City Council approved First Reading of Ordinance No. 334-33. 08/02/88 - Case tabled to this Council meeting from the 07/19/88 meeting due to incomplete Developer Agreement. Council denied Second Reading, Ordinance No. 334-33. 1990 06/08/90 - City learned that Abandonment of the Tiffany Acres plat had not been filed of record at Tarrant County (through correspondence with Raymond M. Meeks, Attorney for JEH Company, locating at 2395 Michael Drive). 08/07/90 - Council instructed the City attorney to prepare the proper documents to abandon the Tiffany Acres plat, including any right-of-way commonly known as Michael Drive. 08/24/90 - Vacation of Tiffany Acres plat filed of record at Tarrant County in Volume 10023, Page 1625, DRTCT. 1994 07/25/94 - Rezoning request received from all property owners along Michael Drive (i.e., Lee Roy Hess and Chris Cagle d/b/a Prestige Gunite Inc.; V. J. Strand d/b/a/ V.J. Strand Excavating; Sally and Brad Scribner; Robert Van Til, Individually and d/b/a Orlando Concrete, and Thomas Poteet). Requested zoning from AG Agricultural to I- 2 Heavy Industrial (ZA 94-86). 08/18/94 - Planning and Zoning Commission denied (5-1) the I-2 request. 09/20/94 - Case tabled to this Council meeting from the 09/06/94. Council tabled First Reading, Ordinance No. 480-139 to the 10/18/94 Council meeting. 10/18/94 - Applicants withdrew their rezoning request per letter from Sally V. Scribner. 1999 05/17/99 A Rezoning request was received from Claffey Pools for 2390 Michael Drive to change the zoning from AG Agricultural to I-1 Light Industrial. 09/04/99 The applicant withdrew the request per the letter from Barbara Claffey dated September 1, 1999. December 5, 2017; City Council approved a zoning change and site plan for White Line Storage on the northeast corner of the subject property. The approval is for an approximately 90, 275 square foot three-story self-storage facility. 3
The approved site plan included the installation of an 8-inch sewer line to the existing 15-inch trunk line located to the west and an 8-inch water line to the existing 6-inch line along Davis Boulevard. Michael Drive, which is a private street, will be constructed to City standards to a width of 24-feet but will not be accepted as a public street. 4
Mobility Master Thoroughfare Plan Recommendation MT2 The Southlake 2030 Master Thoroughfare Plan Map shows the section of Davis Blvd. immediately east of and abutting the subject site to be a six-lane divided arterial with 130 to 140 of right of way. It appears that the current width of this roadway nearest to Michael Dr. is approximately 84 in width and due to the unplatted tracts fronting FM1938, there is currently not any dedicated right of way. FM 1938 Medians Recommendation M2 This recommendation is within the FM 1709 FM 1938 Corridor Plan. Pathways Master Plan The Southlake 2030 Pathways Master Plan shows a Future Multi-Use trail (>=8 ) extending from Union Church (to the south of this site) up to and through the flood plain portions of this site (middle of the site) and then reaching FM 1709. This trail has not been constructed. Along Davis Blvd. (FM 1938) the Pathways Master Plan shows a future sidewalk (<8 ) abutting the subject site and ultimately extending from Union Church to FM 1709. To date, both of the aforementioned sidewalks have not been constructed. Further, there are no public sidewalks along Michael Dr. However, the White Line Storage approved site plan indicates the construction of a 5 sidewalk along their portion of Davis Blvd. 5
Existing Land Use Plan Designation: There are three (3) existing future land uses on the property. Mixed Use located on the east side of the site. Purpose: To provide an option for large-scale, master-planned, mixed use developments that combine land uses such as office facilities, shopping, dining, parks, and residential uses. 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. Nuisancefree, 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. Scale and Context Criteria: o o General: Buildings and their pedestrian entrances are to be oriented towards internal streets. 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: Pedestrian-oriented or automobile-oriented. 6
Note: Not included are hotel uses, single-family residential uses, open space, and civic uses (pages 51-52 of the Consolidated FLU Plan). Overall Character and Design: o Buildings are to be designed to be pedestrian friendly. o Buildings shall have shallow setbacks and sidewalks that are a minimum of 10. o Buildings are to be oriented towards other buildings (across the street) or towards open spaces. o Minimize the impact of surface parking. o Mix up land uses to maximize shared parking. Street Design Standards: o Internal streets to be designed to accommodate both automobiles and pedestrians. o Streets to be designed with curb and gutter. o Interconnected street network. o Regular blocks and streets. o Block widths between 400 and 600. o Design speed <25 mph. Floodplain This land use designation is located through the center of the site (page 46 of Consolidated FLU Plan). 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 sensitive areas, habitats, or wetlands that may not be in FEMA identified floodplains Medium Density Residential (specifically allowing garden office type uses) - west side of site (page 48 of Consolidated FLU Plan). ECONOMIC DEVELOPMENT Multi-Tenant Garden Office Recommendation ED7 Applicability: The medium density land use in this area specifically references allowing garden office type uses. 7
URBAN DESIGN From pages 7 and 8 of this plan document, regarding observations and opportunities: DAVIS BOULEVARD/RANDOL MILL AVE (F.M. 1938) The character of F.M. 1938 varies greatly with the predominant land uses south of Southlake Blvd. being commercial and north of Southlake Blvd. being residential. The Commercial Parkway character of Davis Boulevard south of Southlake Boulevard is predominantly nonconforming industrial uses and limited retail/office uses. Future medians along this section of Davis provide tremendous opportunities to improve the visual appearance of this corridor. The development of vacant properties between Continental Blvd. and Southlake Blvd. has the potential to better define this section as a truly commercial parkway. In addition, an entry feature opportunity exists at the southern city limit line on Davis Blvd. Existing Zoning: The current zoning is AG Agricultural District and S-P-1 Detailed Site Plan District. 8