2005-018SOUTHLAKE
w2025
16
Planning Today for a Better Tomorrow
SOUTHLAKE 2025 PLAN - PHASE II
W. SOUTHLAKE BLVD./PEARSON LANE AREA,
W. HIGHLAND/N. PEYTONVILLE AREA, &
NORTH SIDE AREA
PLAN AREAS B, E, & F):
ANALYSIS & RECOMMENDATIONS
SOUTHLAKE CITY COUNCIL
SOUTHLAKE PLANNING & ZONING COMMISSION
ADOPTED BY THE SOUTHLAKE CITY COUNCIL ON MAY 3, 2005
RESOLUTION No. 05-018
W W W.CITYOFSOUTHLAKE. COM/SL2025/DEFAULT.ASP
RESOLUTION NO. 05-018
OFFICIAL
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, ADOPTING THE WEST SOUTHLAKE
BLVDJPEARSON LANE AREA, W. HIGHLAND/N.
PEYTONVILLE AREA, AND NORTH SIDE AREA PLANS
PLAN AREAS B, E, & F): ANAYLSIS AND
RECOMMENDATIONS, AS ELEMENTS OF THE
SOUTHLAKE 2025 PLAN, THE CITY'S COMPREHENSIVE
MASTER PLAN.
RECORD
WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the
voters in a duly called Charter election on April 4, 1987; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City's
comprehensive plan elements every four years,
WHEREAS, the City Council recognizes that the West Southlake Blvd./Pearson Lane
Area, W. Highland/N. Peytonville Area, and North Side Area Plans (Plan Areas B, E, & F):
Analysis and Recommendations, are elements of the Southlake 2025 Plan, the City's
Comprehensive Master Plan,
WHEREAS, the City Council has determined that the document complies with
Southlake 2025 Plan, Phase I (Vision, Goals, & Objectives) and provides the guiding principles
for all the elements of the Comprehensive Plan, including the Land Use and Master
Thoroughfare Plans for the West Southlake Blvd./Pearson Lane Area, W. Highland/N.
Peytonville Area, and North Side Area (Plan Areas B, E, & F),
WHEREAS, the City Council has deemed that the West Southlake Blvd./Pearson Lane
Area, W. Highland/N. Peytonville Area, and North Side Area Plans (Plan Areas B, E, & F) have
been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations herein reflect the
community's desires for the future development of the West Southlake Blvd./Pearson Lane Area,
W. Highland/N. Peytonville Area, and North Side Area (Plan Areas B, E, & F),
THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, THAT:
Section 1. All of the findings in the preamble are found to be true and correct and the City
Council hereby incorporates said findings into the body of this resolution as if
copied in its entirety
IT
Section 2. Attachment A is hereby adopted as West Southlake Blvd./Pearson Lane Area, W.
Highland/N. Peytonville Area, and North Side Area Plans (Plan Areas B, E, & F),
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.
Section 4. This resolution shall become effective on the date of approval by the City Council
PASSED AND APPROVED ON THIS 3rd DAY OF MAY 2005.
CITY OF SOUTHLAKE
By:" )
Andy Wam s ganss, Mayor
ATT ST: .`''0UTHI - "11,,
T • A7=_ t
Lori Farwell,
City Secretary •
ui
ATTACHMENT A
EXECUTIVE SUMMARY
The Southlake 2025 Plan is the city's comprehensive plan update and a blueprint for its
future. It is a statement of community values and establishes a vision for the long-term growth
and development of the city. On March 2, 2004, City Council adopted Phase I — Vision, Goals,
and Objectives of the Southlake 2025 Plan. This document forms the basis for Phase II —
developing the specific recommendations on the land use, thoroughfare (mobility),
environmental protection, and other elements.
In order to facilitate a detailed but efficient planning process for Phase II, the Planning and
Zoning Commission has divided the city into nine (9) distinct planning areas. The analysis and
recommendations for the West Southlake Blvd. (F.M. 1709)/Pearson Area Plan (Area B), the
West Highland/North Peytonville Area Plan (Area E), and the North Side Area Plan (Area F)
have been grouped together and form the last three of the nine planning areas in this phase of the
Southlake 2025 Plan. The purpose of this report is to:
1. Establish a detailed background for all the plan areas and planning process;
2. Identify current development constraints and issues in each of the plan areas;
3. Identify critical environmental and natural resources to be preserved in each of the plan
areas;
4. Explore development opportunities within all the study areas; and
5. Make recommendations for the future development of each of the study areas.
The area plans developed as a part of the Southlake 2025 Plan process will be used as the
basis for updating the city's land use and master thoroughfare plans and creating new plans for
environmental protection and mobility. Also, these area plans will be utilized in setting priorities
in the Capital Improvement Program (CIP) planning process, updating current development
ordinances, and could serve as a catalyst for creating new planning related programs.
ry
ACKNOWLEDGEMENTS
SOUTHLAKE CITY COUNCIL
ANDY WAMBSGANSS, MAYOR
KEITH SHANKLAND, MAYOR PRO TEM
CAROLYN MORRIS, DEPUTY MAYOR PRO TEM
JOHN TERRELL
GREGORY JONES
VIRGINIA M. MUZYKA
LAURA K. HILL
SOUTHLAKE PLANNING & ZONING COMMISSION
VERNON STANSELL, CHAIR
DEBRA EDMONDSON, VICE -CHAIR
BRANDON BLEDSOE
MICHAEL BOUTTE
DON COONAN
AL MORIN
MICHAEL SPRINGER
v
TABLE OF CONTENTS
EXECUTIVE SUMMARY
1.0 INTRODUCTION
1.1 General Character of the Area
2.0 EXISTING PLANS & STUDIES
2.1 1998 Land Use Plan
2.2 1997 Thoroughfare Plan
2.3 Southlake Parks, Recreation, & Open Space Master Plan
2.4 Southlake Pathways Plan
2.5 1995 Corridor Study
3.0 PRELIMINARY ANALYSIS
3.1 Existing Land Use and Character
3.2 Existing Zoning
3.3 Topography and Environment
4.0 LAND USE PLAN
4.1 West Southlake Blvd./Pearson Plan Area
4.2 West Highland/North Peytonville Plan Area
4.3 North Side Area Plan
5.0 MOBILITY PLAN
5.1 West Southlake Blvd./Pearson Plan Area
5.2 West Highland/North Peytonville Plan Area
5.3 North Side Area Plan
6.0 ENVIRONMENTAL RESOURCES
6.1 West Southlake Blvd./Pearson Plan Area
6.2 West Highland/North Peytonville Plan Area
6.3 North Side Area Plan
APPENDIX A: TRANSITION 1 (T-1) & TRANSITION 2 (T-2) LAND USE CATEGORIES
APPENDIX B: RURAL CONSERVATION LAND USE DESIGNATION
APPENDIX B-1: RURAL CONSERVATION SUBDIVISION - AN INTRODUCTION
vi
SOUTHLAKE 2025 PLAN
PHASE II
W. SOUTHLAKE BLVD./PEARSON LANE AREA,
W. HIGHLAND/N. PEYTONVILLE AREA, &
NORTH SIDE AREA
PLAN AREAS B, E, & F) :
ANALYSIS & RECOMMENDATIONS
SOUTHLAKE CITY COUNCIL
SOUTHLAKE PLANNING & ZONING COMMISSION
MAY 2005
1400 MAIN STREET, SUITE 310, SOUTHLAKE, TEXAS 76092
WWW.CITYOFSOUT iLAKE.COM/SL2025/DEFAULT.ASP
vu
Resolution 05-018 May 3, 2005
1.0 INTRODUCTION
The analysis and recommendations for the West Southlake Blvd. (F.M. 1709)/Pearson Area
Plan (Area B), the West Highland/North Peytonville Area Plan (Area E), and the North Side
Area Plan (Area F) have been grouped together in the following chapters. The discussion for
each area plan may be found as a subheading under each section. Despite this consolidation,
each plan area is unique with its own character and land use, mobility, and environmental issues.
The following preliminary analysis and recommendations for development in the West
Southlake Blvd./Pearson Area, the West Highland/North Peytonville Area, and the North Side
Area are part of the larger effort of Phase Il of the Southlake 2025 Plan. The city has been
generally divided into 9 distinct planning areas in order to facilitate an efficient, but detailed
study of the entire city (see figure below). The boundaries shown for the different planning areas
may change as the Planning and Zoning Commission sees fit. They are intended to be flexible
with general identification of areas of distinct development impact. These delineations are for
planning purposes only and may contain areas similar in character and/or land use.
The three consolidated plan areas discussed in the following chapters include Area B (West
Southlake Blvd./Pearson Plan Area), Area E (West Highland/North Peytonville Plan Area), and
Area F (North Side Plan Area) as indicated by the map below.
Location Map — Plan Areas B, E, & F
Southlake 2025 Plan 1 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
1.1 General Character of the Planning Areas
West Southlake Blvd/Pearson Lane Plan Area (Area B)
The West Southlake Blvd./Pearson Lane Plan Area is bordered on the north, south, and
west by the city limits and by the Davis Boulevard/F.M. 1938 Corridor to the east. The
area is generally characterized by larger, estate single family residential houses, particularly
to the north of F.M. 1709 along Florence Rd., Johnson Rd., and Pearson Lane. South of
F.M. 1709, there are several undeveloped properties which include a Keller ISD site, Owen
and Wiesman tracts. Of late, this residential character in this plan area is changing with the
newly approved residential subdivisions of Chesapeake Place, Siena, Trailhead, Vermilion,
and Ridgewood.
Typical newer residential home in the West
Southlake Blvd./Pearson Plan Area
Typical estate residential homes in the West
Southlake Blvd./Pearson Plan Area
This plan area has limited non-residential uses, primarily located at the intersection of
F.M. 1709 and Pearson and along South Pearson Lane. Several of these are legally non-
conforming uses and are long-standing commercial uses in primarily residential areas. A
few office sites are found along F.M. 1709.
Some non-residential uses along South Pearson Lane.
An important consideration in the area is the link West Southlake Blvd. provides
between the cities of Keller and Southlake. The West Southlake Blvd. area is also regarded
as a critical entryway into the city from the west. However, no portal enhancements have
Southlake 2025 Plan 2 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
been made at the intersection of F.M. 1709 and Pearson Lane. This planning effort would
evaluate potential portal locations based on past plans and future development/
redevelopment opportunities in the vicinity of this intersection. Located at this intersection
are the city's ground water storage tanks and a vacant gas station and convenience store.
View of the ground water storage tanks located at
the northeast corner of Pearson Land & F.M. 1709
Kew
View of the southeast corner of
F.M. 1709 and Pearson Lane
Location Map — Plan Area "B "
Southlake 2025 Plan 3 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
Traffic counts in the area have remained relatively stable over the past few years,
although Pearson Lane (from Union Church to F.M. 1709) saw a 47.5% increase in average
daily trips between 2003 and 2004. This increase is attributed to the Siena and Chesapeake
subdivisions (off of Union Church) and increased construction traffic.
50,000
00v
iE 40,000
A
D 30,000
d
A
Z 20,000
T103 10,000
N
Traffic Count Trends in the F.M.17091Pearson Ln. Plan Area
2000.2025'
L 0
N F.M. 1709 from Dais to
Pearson
2000 I 35,447 1 6,217 1,800 1,133
2001 32,739 5,642 1,912 1,162
2002 33,225 5,575 1,156 2,035
2003 32,003 6,681 2,049 2,062
2004 33,391 6,352 3,023 3,411
M 2025-1 40,719 15,037 4,819 4,800
Roadway Segment
2025 Traffic count numbers are NCTCOG estimates only.
Source: 2004 Traffic Count Report & NCTCOG
W. HighlandlN. Peytonville Area (Area E)
The West Highland/N. Peytonville Plan Area is roughly bounded by the city limits to the
west and northwest, the S.H. 114 Corridor to the east, and the South Side Plan Area to the
south. The area is generally characterized by low intensity residential uses, some of which is
rural in nature.
Typical neighborhood street View of Dove Street
Southlake 2025 Plan 4 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
Most of this plan area is residential in nature and is built -out. The area is home to several
well-established residential neighborhoods including Myers Meadow, Cross Timber Hills,
Southridge Lakes, Chapel Downs, etc.
500 0 5001000 Feet
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SOUNLAKE
Location Map —Plan Area "E"
Peytonville Rd. saw a 26.8% increase in average daily trips from 2003 to 2004 from
Southridge Lakes Parkway to Dove St. Dove St. also saw an increase of 22.4% from 2003 to
2004 from Shady Oaks Dr. to Peytonville Rd. These increases can be attributed to the
completion of S.H. 114 and vehicles using the north -south roadway to access the highway.
The W. Highland/N. Peytonville Plan Area is also home to Durham Elementary/Intermediate
and Carroll High Schools. These schools generate a significant amount of traffic — both
pedestrian and automobile and this will be a critical consideration for this plan.
View of Durham Elementary/Intermediate School along Shady Oaks Dr.
Southlake 2025 Plan 5 Plan Areas B, E, & F
Phase II Analysis & Recommendations
s
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SOUNLAKE
Location Map —Plan Area "E"
Peytonville Rd. saw a 26.8% increase in average daily trips from 2003 to 2004 from
Southridge Lakes Parkway to Dove St. Dove St. also saw an increase of 22.4% from 2003 to
2004 from Shady Oaks Dr. to Peytonville Rd. These increases can be attributed to the
completion of S.H. 114 and vehicles using the north -south roadway to access the highway.
The W. Highland/N. Peytonville Plan Area is also home to Durham Elementary/Intermediate
and Carroll High Schools. These schools generate a significant amount of traffic — both
pedestrian and automobile and this will be a critical consideration for this plan.
View of Durham Elementary/Intermediate School along Shady Oaks Dr.
Southlake 2025 Plan 5 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
North Side Area (Area F)
The North Side Plan Area is bordered to the north by Lake Grapevine, the S.H. 114
Corridor to the south, and the city limits to the east and west. The area is generally
characterized by natural areas, large residential estates, and equestrian uses. The significant
Corps of Engineers property and city -owned parkland preserve Southlake's native landscape
and offer a variety of recreational opportunities for Southlake residents, including equestrian
trails that are unique to this plan area.
7 800 0 800 1600 Feet
Corps of Engineers'
Property
waw
800 0 800 1600 Feet
Location Map — Plan Area "F"
Southlake 2025 Plan 6 Plan Areas B, E, & F
Phase II Analysis & Recommendations
c
Location Map — Plan Area "F"
Southlake 2025 Plan 6 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
Although equestrian estates are found throughout Southlake, the majority are located in
the North Side Plan Area. High quality equestrian facilities are also found in this plan area.
Despite the rural nature of the North Side Area, most of the land in the area is either
developed (with single family residential uses) or protected (as Corps property or parkland).
Typical house in the North Side Plan Area Equestrian trailhcad
Bob Jones Park located on White Chapel Blvd., adjacent to the Corps of Engineers'
property and Lake Grapevine offers both active and passive recreational activities. Lake
Grapevine, an important regional recreational resource, can be accessed from White Chapel
Blvd., T.W. King, and E. Bob Jones Road. Although the north side of the city has been slow
to develop more intensely due to the lack of public infrastructure, of late several new
residential neighborhoods (Clariden Ranch, Kirkwood Hollow, etc.) and the Clariden School
are changing the character of this area.
There are also a few larger properties that are undeveloped or have the potential for
redevelopment, such as the former gravel mining site located to the north east of the
intersection of T.W. King and Kirkwood Blvd. However, the primary objective for planning
in the North Side Area is the preservation and enhancement of the existing rural character.
Traffic counts in the area have remained relatively stable over the last few years. The
one exception is Bob Jones Road between White Chapel Blvd. and T.W. King. This segment
saw a 52% reduction in average daily trips from 2003 to 2004 due to decreased construction
traffic associated with the Clariden Ranch development.
Southlake 2025 Plan 7 Plan Areas B, E, & F
Phase H Analysis & Recommendations
x
Typical house in the North Side Plan Area Equestrian trailhcad
Bob Jones Park located on White Chapel Blvd., adjacent to the Corps of Engineers'
property and Lake Grapevine offers both active and passive recreational activities. Lake
Grapevine, an important regional recreational resource, can be accessed from White Chapel
Blvd., T.W. King, and E. Bob Jones Road. Although the north side of the city has been slow
to develop more intensely due to the lack of public infrastructure, of late several new
residential neighborhoods (Clariden Ranch, Kirkwood Hollow, etc.) and the Clariden School
are changing the character of this area.
There are also a few larger properties that are undeveloped or have the potential for
redevelopment, such as the former gravel mining site located to the north east of the
intersection of T.W. King and Kirkwood Blvd. However, the primary objective for planning
in the North Side Area is the preservation and enhancement of the existing rural character.
Traffic counts in the area have remained relatively stable over the last few years. The
one exception is Bob Jones Road between White Chapel Blvd. and T.W. King. This segment
saw a 52% reduction in average daily trips from 2003 to 2004 due to decreased construction
traffic associated with the Clariden Ranch development.
Southlake 2025 Plan 7 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
2.0 EXISTING PLANS & STUDIES
Four existing plans impact the West Southlake Blvd./Pearson Plan Area (Area B), the West
Highland/North Peytonville Plan Area (Area E), and the North Side Plan Area (Area F). These
include:
1998 Land Use Plan
1997 Master Thoroughfare Plan
2001 Parks, Open Space, & Recreation Master Plan
2001 Pathways Plan
The following sections summarize how these plans relate to each of the plan areas. The 1995
Corridor Study and its relevance to the West Southlake Blvd./Pearson Plan Area is also
discussed.
2.1 1998 Land Use Plan
Southlake's 1998 Land Use Plan established a general pattern of land uses that reflects the
community's vision for future development. The 1998 Land Use Plan was adopted in January
1999. The 1998 land use designations for each of the three plan areas are described below.
West Southlake Blvd/Pearson Plan Area
1
West Souddaka AgvdJPaarson Ana Plan (Plan Ana W)
lata Fuun Lwd Uw Plan
AAY.
SUU1H AAE
The West Southlake Blvd./Pearson Plan
Area is primarily designated Low Density
Residential in the 1998 Land Use Plan.
The Medium Density Residential
designation may be found north of Johnson
Road. In addition, there are a few scattered
Public/Semi-Public sites and one Public
Parks/Open Space site.
Some Retail Commercial is found
along F.M. 1709 near North Pearson Lane.
One Mixed Use site is found in the
southwest portion of the plan area along
North Pearson Lane. A creek runs north -
south along the eastern edge of the plan
area and properties in the flood plain are
designated as such.
Southlake 2025 Plan 8 Plan Areas B, E, & F
Phase 11 Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Highland/North Peytonville Plan Area
The two prevailing land use designations in the West Highland/North Peytonville Plan Area
are Low Density Residential and Medium Density Residential. No sites are designated as Public
Parks/Open Space, Retail Commercial or Mixed Use in this area. The area has limited non-
residential designation with some Office Commercial designation along S.H. 114.
North Side Plan Area
SOUTZOAKJ
1999 Land Use Plan Deslgr tion
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West Highland/North
Peytonville Plan Area
Plan Area "E")
1998 Future
Land Use Plan
The North Side Plan Area is predominately Low Density Residential with a few areas
designated Medium Density Residential. There are a few Public/Semi-Public sites throughout
the area including Clariden School and Carroll Middle School. In addition, there is an Industrial
site at the intersection of W. Bob Jones Road and T.W. King and a Retail Commercial site at the
intersection of Kimball Ave. and Dove Street.
Unique to this plan area is the significant Corps of Engineers property along Lake Grapevine
and the large Public Parks/Open Space (Bob Jones Park) found in the northern section of the plan
area.
Southlake 2025 Plan 9 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
View of Lake Grapevine at White Chapel Blvd.
2.2 1997 Master Thoroughfare Plan
May 3, 2005
SOUTHLAKE
2025
1998 Land Use Pan Deslpnadon
iW YEAR FLOODPLAIN
CDRPS OF ENGINEERS BOUNDARY
PUBLIC PARMSOOPEN SPACE
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MEDIUM DENSITY RESIDENTIAL
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North $N0 Plan Area
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1998 Future
Land Use Plan
View of equestrian estate residential uses along
Bob Jones Road.
The 1997 Master Thoroughfare Plan provides a general guide for thoroughfare improvements
to provide an orderly and efficient street system in Southlake. The 1997 Master Thoroughfare
Plan was adopted in March 1997 and amended in January 2002. The arterial and collector
classifications for each of the three plan areas are provided below.
Southlake 2025 Plan 10 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
L
West Southlake BlvdAsoarson Area Plan (Plan Area "B )
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Master Thoroughfare Plan
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West Southlake Blvd./Pearson
Plan Area (Area B) Arterials
F.M. 1709 (Southlake Blvd.)
As noted in the Analysis and
Recommendations for the Davis
Boulevard/F.M. 1938 Plan Area,
F.M. 1709 is a principal arterial in
the city with the primary function of
serving regional and major traffic
generators. The roadway is
designated with a right-of-way (R -
O -V) of 130 feet and is slated to be
a 6 -lane divided arterial with center
and right turn lanes at intersections.
Arterial:
North Pearson Lane (north of F.M. 1709) 4 -Lane Undivided
A4U — 70' Arterial
L L L C P Design Speed = 35
2 12' 12' 12' 12' 21--b
mph
Maximum Service
Level Volume
LOS "D") =
y
9'I 52' __ 9' _ 20,800 vehicles per
day
70'
Legend: C=Curb, L=Lane, M=Median, P=Parkway, T=Trail, D=Bar Ditch
Southlake 2025 Plan 11 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Southlake Blvd./Pearson Plan Area (Area B) Collectors
Union Church Collector:
C2U— 84' Collector 2 -Lane
P T TP Undivided
C
IOI_
I - 16, - 16'
2 2 2 2 Design Speed =
35 mph
Maximum
22' ._ 40' 22 Service Level
Volume (LOS
D") = 8,400
84' vehicles per day
Pearson Lane (south ofEM 1709) and Johnson Road
C2U— 70' Collector
P T P C T L L ,TC P
1- -1- I I i- 16' -1- 16, -i,1 , -
2'2' 2 2
6' 6' 6' I . 40'* -. _ 12'-
70'
Florence Road and the proposed connectivity between
Union Church and F.M. 1709 - C2U— 60' Collector
P _FTFT
1 s * - 1 6'
1T CI,- P -
22 22
10'-1- 40'* •,I_10'
60'
Collector:
2 -Lane
Undivided
Design Speed =
35 mph
Maximum
Service Level
Volume (LOS
D") = 8,400
vehicles per day
Collector:
2 -Lane
Undivided
Design Speed =
35 mph
Maximum
Service Level
Volume (LOS
D") = 8,400
vehicles per day
Southlake 2025 Plan 12 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
West Highland/North Peytonville Plan Area
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West Highland/North Peytonville Plan Area Arterials
West Highland/fVorth
Peytonville Plan Arra
Plan Area 'E 1
Master
Thoroughfare Plan
F.M. 1938 (Randol Mill Ave.)
As noted in the Analysis and Recommendations for the Davis Boulevard/F.M. 1938 Plan Area,
F.M. 1938 is a principal arterial in the city with the primary function of serving regional and
major traffic generators. The extension of Randol Mill is designated with a R -O -W of 140 feet
to include a median. In addition, it is designated to be a 5 -lane undivided cross section with a
continuous two-way left turn lane.
Arterial:
White Chapel Blvd. (north of Chapel Downs Dr.) and Dove St. 5 -Lane
A 5 U — 94'A rterial Undivided
P T P ,C T, L L L L L T C P Design Speed =
I_ .I. -I h_ 12' 12 14 -_ 12' 12 ,1 35 mph
22 22
Maximum
Service Level
R Volume (LOS
4'J6'S' I 70' _) 9' "D!!) = 23,200
vehicles per day
94'
Southlake 2025 Plan 13 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
White Chapel Blvd. (south of Chapel Downs Dr.)
A5 U — 84'A rterial
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2129 22
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May 3, 2005
Arterial:
5 -Lane
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Design Speed =
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Maximum
Service Level
Volume (LOS
D") = 23,200
vehicles per day
Arterial:
4 -Lane
Undivided
Design Speed =
35 mph
Maximum
Service Level
Volume (LOS
D) = 20,800
vehicles per day
Collector:
2 -Lane
Undivided
Design Speed =
35 mph
Maximum
Service Level
Volume (LOS
D") = 8,400
vehicles per day
Southlake 2025 Plan 14 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
Highland St. (west of White Chapel) — C2U— 70' Collector Collector:
P T P ,C T, L _ L T C P 2 -Lane
1 6' j 1 6' _ 1 , f, - Undivided
2'2' 2 2
Design Speed =
35 mph
Maximum
6' 61 6' I _ 40'* I ^ 12' _ Service Level
Volume (LOS
D") = 8,400
70' vehicles per day
Shady Oaks Drive and the proposed collector between Collector:
Peytonville Rd. and White Chapel Blvd. — C2U— 64' Collector 2 -Lane
Undivided
P T P CT, _ L L TC P
I I _ _ I I I'- - 'II Design Speed =
22 22 35 mph
Maximum
Service Level
4' 6' S' I 40'
t go Volume (LOSt - "D") = 8,400
vehicles per day
64'
North Peytonville Rd. and Southridge Parkway (north of Brazos Dr.) C2U— Collector:
60' Collector 2 -Lane
Undivided
PPC+T L L _TC P
I I 16,
y I s
16 1 '1 h Design Speed =
2' 2' 2 2 35 mph
a
Maximum
Service Level
Volume (LOS
D 8,4001D' 40' 10' ") _
vehicles per day
60'
Southlake 2025 Plan 15 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
North Side Plan Area
North Side Plan Area Arterials
Kirkwood — A4D —100' Arterial
P T P T, L L C M ,C_ L L T C P
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Arterial:
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Design Speed = 35
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Maximum Service
Level Volume (LOS
D") = 23,200
vehicles per day
Arterial:
5 -Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
D") = 23,200
vehicles per day
Southlake 2025 Plan 16 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
North Side Plan Area Collectors
T. W. King (south of Bob Jones Rd.), Bob Jones Rd. (between White Chapel Collector:
Blvd. and Homestead Dr.), North White Chapel Blvd., and North Kimball 2 -Lane
Ave. — C2U— 70' Collector Undivided
P T. P ,C T, L L T C P
4 _ I _ _ I _ .III - 16' - 1 6' _ Design Speed =
2'2' 22 35 mph
Maximum
Service Level
Volume (LOS
6' 6' 6' 40'* 12' "D") = 8,400
vehicles per day
70'
T. W. King (north of Bob Jones Rd.), Bob Jones Rd. (between T. W. King and Collector:
White Chapel Blvd.), and North Carroll Ave. — C2U— 60' 2 -Lane
Undivided
F
Y ! ! T 1Ch
IT
16 1 6'
22 22
Design Speed =
35 mph
Maximum
Service Level
4
Volume (LOS
10' 40' 10' D") = 8,400
vehicles per day
60'
2.3 Southlake Parks. Recreation. and Ouen Saace Master Plan
The 2001 Southlake Parks, Recreation, and Open Space Master Plan provides a guide for
development of recreational facilities in Southlake. The following sections describe the park
facilities and recommendations for improvements for each of the three plan areas.
West Southlake Blvd/Pearson Plan Area
The West Southlake Blvd./Pearson Plan Area includes one undeveloped public park
Royal and Annie Smith Park), one developed public park (Chesapeake Park), and one
private park. Royal and Annie Smith Park is a former home site adjacent to Florence
Elementary School.
Southlake 2025 Plan 17 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
West Southlake BlvdJPearson Area Plan (Plan Area "B")
Parks and Open Space Plan
Parke a Oben 8Peee Plan Legend
i"bl" Park US Army Corns otEnginoers Property
Space linear ParksOW
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PrNate Pak Plan Ares Bowiday S O U T H L A K E
Undeveloped
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CISO Property Parcel Houndariea 2025
Undevaopad CISD Property Adlacent City Parcels
KWIa IW Joos Use Property
KOeor 1$0 Proporty(UndevoloDod)
Royal and Annie Smith Park
May 3, 2005
The 13 -acre park is
heavily wooded and has
significant topography.
The Southlake Parks,
Recreation, and Open
Space Master Plan
recommended adding trails,
signage, benches, picnic
tables, a picnic shelter, a
demonstration garden,
security lighting, irrigation,
parking, as well as practice
fields for baseball, softball,
and soccer. Since the
elementary school is a
Keller ISD joint use
property, the playground
equipment on the school
grounds is accessible to
park goers.
Chesapeake Park is
nearly 12 acres and
includes a pond,
playground, walking trail,
and benches. The Plan
recommended adding
picnic stations, a pavilion,
security lighting, signage,
and planting trees.
Chesapeake Park
Southlake 2025 Plan 18 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Highland/North Peytonville Plan Area
The West Highland/North Peytonville Plan Area includes a few small private parks.
There are no public parks in the area however, Bicentennial Park is located immediately to
the south in the South Side Plan Area. In addition, Durham Elementary School is a Carroll
Independent School District (CISD) joint use property.
North Side Plan Area
511
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The North Side Plan Area includes the largest park in the city: Bob Jones Park. The area
also includes one other developed park (Lonesome Dove Park), two undeveloped parks
Kirkwood -Sabre Linear Park and Liberty Park at Sheltonwood), one special purpose park
the Coker Property) and a CISD joint use property (Carroll Middle School). In addition,
there is substantial Corps of Engineers property along Lake Grapevine.
Bob Jones Park is 266 acres and encompasses three properties: the primary park area to
the west, the Tucker property in the middle, and the Farhat property to the east.
Improvements have been made to the primary park area, but not to the Tucker and Farhat
properties. The Plan recommended developing less than half of the total park area and
preserving the rest as natural open space. In addition to Bob Jones Park, the city leases 218
acres of the Corps of Engineers' property for recreational uses.
Southlake 2025 Plan 19 Plan Areas B, E, & F
Phase 11 Analysis & Recommendations
Resolution 05-018 May 3, 2005
SOUTH
2020255
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Parks and Open
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The primary park area includes two ponds, equestrian parking lots (for accessing
equestrian trails in the park and on Corps property), soccer fields, ball fields, a day camp
facility, a trail system, an amphitheater, a playground, and a nature center. The Tucker
property is approximately 60 acres of rolling savannah that is representative of Southlake's
native landscape. The Plan recommended equestrian and other low impact uses for the
property. The only street access is from Walnut, off of Bob Jones Road. Suggested
improvements in the Plan included a trail from the western section of Bob Jones Park, a
small shelter, picnic tables, a natural surface loop trail, a connecting trail through Corps
property to the Farhat site, and signage.
The Farhat property is 32 acres and is heavily wooded. Bob Jones Road ends at the site's
southern border. Similar to the Tucker property, the Plan recommended low impact uses for
the Farhat property. The Plan also recommended improvements such as a small parking lot,
a trail for access to Lake Grapevine (through Corps property), natural surface trails, picnic
facilities, signage, and a fishing pier on Lake Grapevine.
Lonesome Dove Park is eight acres and provides neighborhood park facilities for the
adjacent residential subdivisions (such as Lonesome Dove Estates and Emerald Estates).
Existing facilities include a playground, pavilion, trail, and boardwalk. The Plan
recommended additions such as connections to the city trail system, new playground
equipment, security lighting, signage, tree planting, and irrigation expansion.
Southlake 2025 Plan 20 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
Kirkwood -Sabre Linear Park is a small, triangular park at the Sabre phone center site. It
connects to other linear parks on Sabre property. The Plan does not include any
recommendations for this park.
Liberty Park at Sheltonwood (Sheltonwood Park) is 17 acres of heavily wooded open
space. It includes a pavilion, pool, cabana, and sun deck, all of which are in poor condition.
The Plan recommended improvements such as natural surface trails, benches and picnic
stations, signage, security lighting, parking facilities, playground equipment, and a
connection to the city trail system.
Bob Jones Park Lonesome Dove Park Liberty Park at Sheltonwood
The Coker Property is 4.5 acres on the boundary between Grapevine and Southlake. The
site is heavily wooded and has a small pond. The Plan recommended providing a trail
connection to Meadowmere Park (Corps property leased by the City of Grapevine) on the
shore of Lake Grapevine through the property. Suggested improvements include trails,
signage, security lighting, parking facilities, bike rack, benches, picnic tables, and a
playground.
The Community Services Department of the City of Southlake is currently undertaking a
periodic update of the 2001 Parks, Recreation, and Open Space Master Plan. The
recommendations for the B, E, and F Plan Areas will be forwarded to the Community
Services Department in an effort to coordinate the two planning processes.
2.4 2001 Southlake Pathways Plan
The 2001 Southlake Pathways Plan is the current city's trail system master plan for
pedestrian, bicyclist, and equestrian transportation and recreation. The Plan's recommendations
for the three planning areas are described below.
West Southlake Blvd/Pearson Plan Area
According to the 2001 Southlake Pathways Plan, on street bicycle facilities are planned
along F.M. 1709, Pearson Lane, Jordan Dr., Harrell Dr., Johnson Rd., and Florence Rd. in the
West Southlake Blvd./Pearson Plan Area. In addition, the Plan proposes a multi -use trail
running south from Florence Rd. to F.M. 1709 and another one running south from F.M.
1709 to Union Church. Sidewalks are recommended along Union Church and North Pearson
Lane and a multi use trail is programmed along F.M. 1709.
Southlake 2025 Plan 21 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
r
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May 3, 2005
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West Southlake Blvd./Pearson Area Plan (Plan Area "B")
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2001 Pathways Pian 8 Existing Pedestrian Network
2001 Pathways Plan Designations
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Proposed Paved Mullin Trails B' + Adjacent City Parcels
Southlake 2025 Plan 22 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
West Highland/North Peytonville Plan Area
May 3, 2005
e SOUTHLAKE
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2001 Pathways
Plan 6 Existing
Pedestrian Network
In the West Highland/North Peytonville Plan Area, the Plan identifies on -street bikeways
along Randol Mill Ave., North Peytonville Ave., Southridge Parkway, Shady Oaks Dr.,
White Chapel Blvd., Carroll Ave., Highland St., Dove St., Lakeview Dr., Kingswood Dr.,
Woodbrook Lane, Coventry Lane, Turnberry Lane, and the proposed collector between
North Peytonville Ave. and White Chapel Blvd. The Plan recommends complementing the
on -street bicycle facilities with paved multi -use trails or sidewalks along Randol Mill Ave.,
Dove St., West Southlake Blvd., a portion of North Peytonville Ave., Shady Oaks Dr., White
Chapel Blvd., S.H. 114, and the proposed collector between North Peytonville Ave. and
White Chapel Blvd.
North Side Plan Area
The Plan identifies two unique features in the North Side Plan Area: equestrian/hike trails
and trailheads. The equestrian/hike trails are found on Corps of Engineers property along
Lake Grapevine. The four existing trailheads are located at the northern end of T.W. King
Rd., along Bob Jones Rd. (east of Oakwood Estates), at the northern end of North White
Chapel Blvd., and at the southwest tip of Bob Jones Park. Proposed trailheads are identified
along T.W. King Rd. (north of Bob Jones Rd.), near the intersection of Bob Jones Rd. and
North White Chapel Blvd., and at the Coker property.
Southlake 2025 Plan 23 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
SOUTHLAKE
1015
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North Side Plan Area
Plan Area "F")
2001 Pathways
Plan 3 Existing
Pedestrian Network
The Plan also identifies on street bicycle facilities along White Chapel Blvd., Kirkwood,
Dove St., Carroll Ave., Kimball Ave., Lonesome Dove, Midway Rd., and Burney Lane (east
of North Carroll Ave.). Natural multi -use trails are proposed along North Kimball Ave. and
along North White Chapel Blvd. (north of Bob Jones Rd.). Paved multi -use trails are
identified along Kirkwood, North White Chapel Blvd., Dove St., North Carroll Ave., Burney
Lane (east of North Carroll Ave.), Midway Rd., between T.W. King and North White Chapel
Blvd., and in Bob Jones Park.
2.5 1995 Southlake Corridor Studv
The recommendations in the 1995 Southlake Corridor Study only apply to the West
Southlake Blvd./Pearson Plan Area. These recommendations apply specifically to F.M. 1709
Southlake Boulevard) and are divided in the Study into land use and urban design
recommendations as detailed below.
Land Use Recommendations for F. M. 1709:
Location for the majority of the local services in the community.
Primarily a corridor of residential subdivisions, with some local service retail, offices and
institutional uses at major intersections.
Appropriate zoning districts include:
o Any single family district for residential areas,
o CS, 0-1, 0-2, B-1, HC, MF -1, and MF -2 for office commercial areas, and
o CS, 0-1, C-1, C-2, C-3, and B-1 for retail commercial areas.
Southlake 2025 Plan 24 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
I
FJl„F'FLr
It
May 3, 2005
i:.eRend
Retail Commercial
Office Commercial
Industrial
Residential
iic .T Business/Service
0 Existing Retail Zoning
Village Center
Design Recommendations for F.M. 1709:
The 1995 Corridor Study provided design recommendations for F.M. 1709 related to the entry-
way into the city, major intersections along the roadway, and private development along the
roadway.
F.M. 1709 Portal Recommendations
The 1995 Corridor Study recognized F.M. 1709 as a critical entry -way into the city that
needed enhancements as a portal into the city.
Propo
Specifically, the Study recommended a graphic limestone wall with the city name and
rural icon (shown as a Bur Oak leaf above). The Study also recommended groves of Bur
Oak on both sides of the street.
Major Intersection Recommendations
Major intersections along F.M. 1709 are located in the South Side Plan Area, not in the
West Southlake Blvd./Pearson Plan Area. Therefore, major intersection
recommendations are included in the Analysis & Recommendations chapter for the South
Side Plan Area.
Southlake 2025 Plan 25 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
Private Development Recommendations
Additional design recommendations for F.M. 1709 included:
Elimination of concrete erosion control along the corridor and utilization of
retaining walls of natural materials and plantings.
Increasing buffer yard standards with respect to width and required plantings to
differentiate the corridor.
Canopy trees planted along the corridor in groupings to buffer surface parking and
frame private development.
Plant material should be limited to selected hardy plants and trees should be a
minimum of 2" — 4" caliper to achieve a "natural tree grove" corridor edge.
Southlake 2025 Plan 26 Plan Areas B, E, & F
Phase U Analysis & Recommendations
Resolution 05-018 May 3, 2005
3.0 PRELIMINARY ANALYSIS
The following preliminary analysis for the West Southlake Blvd./Pearson Plan Area (Area B),
the West Highland/North Peytonville Plan Area (Area E), and the North Side Plan Area (Area F)
describes the existing land use, character, environment, and topography for each of the three plan
areas.
3.1 Existing Land Use and Character
West Southlake Blvd/Pearson Plan Area
The West Southlake Blvd./Pearson Plan Area is dominated by low intensity and
medium intensity residential uses. Unlike many of the other plan areas, the West Southlake
Blvd./Pearson Plan Area has not seen much change in the last few years. The most recent
developments were residential in nature and included Vermilion Addition and Siena
Addition, both of which are nearing completion. There are also several undeveloped
properties in the area.
Typical house in the plan area
Undeveloped property
Southlake 2025 Plan 27 Plan Area B, E, & F
Phase II Analysis & Recommendations
West Souddake Blvd.iPearson Area Plan (Plan Am 'B")
to wn "W U.
Cdsbag lana Uses
Ly.rn
C3„.SOUTHIAKE
2025
Typical house in the plan area
Undeveloped property
Southlake 2025 Plan 27 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
Other, 52 Aci
7%
Open Space,
32 Acres, 5%
Public /Civic /
Religious, 48 Acres.
7%
W. Southlake Blvd/Pearson Plan Area
Existing Land Use Distribution
Vacant 121 Acres
17%
Industrial, 3 Acres, 0% _ Commercial (Retail &
Office), 10 Acres, 1%
Total Acreage = 709 Acres
63%
May 3, 2005
The figure above shows the distribution of existing land uses within the planning area.
The total area of the planning area is 709 acres of which approximately 121 acres (17%)
are vacant. The area is predominantly residential with some public uses and limited
commercial uses.
The West Southlake Blvd./Pearson Lane area also has several rural cross-section
roadways including Florence Road, Johnson Road, Pearson Lane, and Union Church Road.
These streets are generally characterized by two-lane cross sections, no curb and gutter, and
mature street trees along the roadway that create a green canopy over the road.
View ofJohnson Road View of Florence Road
Southlake 2025 Plan 28 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Highland/1Vorth Peytonville Plan Area
The West Highland/North Peytonville Plan Area consists almost entirely of low
intensity and medium intensity residential uses. There are also a few tracts of pastureland
and some large estates that create a unique rural character. Unlike other planning areas,
there are no public parks. There are also no significant retail or office developments in the
area.
SOUTHLAKE
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Plan Area "E )
Existing Land Uses
fy.
Due to the proximity to S.H. 114 along the plan area's northeastern boundary,
transitions to commercial development must be considered carefully. In evaluating the
distribution of existing land uses in this planning area, it is evident that the plan area is
fairly built out with well-established residential neighborhoods. There is a limited amount
of vacant, developable land – about 141 acres (7%) of a total of 2,451 acres (see graph on
the following page).
View of typical residential neighborhoods in the W. Highland/N. Peytonville Plan Area
Southlake 2025 Plan 29 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
0
Public /Civic 1 Rel
66 Acres, 3'
May 3, 2005
W. Highland/N. Peytonville Area
Existing Land Use Distribution
nx,e. 004 A— ak
Total Acreage = 2,451 Acres Residential, 1,939 Acres,
79%
North Side Plan Area
The North Side Plan Area is rural in nature. It is primarily characterized by natural areas
and single family houses, several of which are equestrian estates. Natural areas are found
in the city's public parks and the significant Corps of Engineers property that borders Lake
Grapevine. There are no significant retail or office developments in the area.
311
SOUTHLAKE
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Existing Land Usss
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Southlake 2025 Plan 30 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
Other (including Lake
Grapevine), 471 Acres,
14%
North Side Plan Area
Existing Land Use Distribution
Vacant, 313 Acres, 9%
May 3, 2005
Residential, 1,362 Acres,
41%
Open Space, 1,053 Acres,
32%
Total Acreage = 3,325 Acres
MRtmercial (Retail &
Office), 23 Acres, 1 %
Industrial, 10 Acres, 0%
Public /Civic / Religious,
93 Acres, 3%
The distribution of existing land uses indicates that a significant portion of the planning
area is open space (30%) of the total area which is 3,325 acres. Only about 313 acres (9%)
is vacant land suitable for further development. Recent developments have been residential
in nature and include Clariden Ranch, Oak Pointe, and Kirkwood Hollow and are changing
the character of the area.
Typical equestrian estate
in the North Side Plan Area.
3.2 Existing Zoning
West Southlake Blvd/Pearson Plan Area
View of newer residential neighborhoods in
the North Side Plan Area.
The existing zoning in the West Southlake Blvd./Pearson Plan Area is primarily
residential, with a mix of SF- IA/B (Single Family Residential, minimum 1 acre lot), SF-
Southlake 2025 Plan 31 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
20A/B (Single Family Residential, minimum 20,000 s.f lot), and R -PUD (Residential
Planned Unit Development). There is also a manufactured housing park (zoned MH) off of
Florence. Unlike most of the plan areas, there are no lots zoned RE, Residential Estate, in
the West Southlake Blvd./Pearson Plan Area.
Similar to the Davis Boulevard/F.M. 1938 Corridor to the east, a significant portion of
the plan area has AG (Agricultural) zoning. This was the default zoning classification
assigned to properties when they were annexed into the city.
Along Southlake Blvd., there are a few parcels with commercial or office zoning.
There are also several sites zoned CS, Community Service, scattered throughout the area.
Office uses on F.M. 1709.
View of a non -conforming landscaping use on
Pearson Lane.
St. Martins -In -The -Fields Episcopal Church.
View of a commercial use on Pearson Lane
with SP -I zoning.
Southlake 2025 Plan 32 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Southlake Blvd./Pearson Area Plan (Plan Area FFBF)
Existing Zoning
ZoniFq Lsywd
1
Q AO AGRICULTURAL CG: GENERA LCOMMEN—
RERESIDENTLSL EfTATE CG ART E R IAL MALL C OMM ERC IAL
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HR P UD NDN R ESIDENTML PLANNED UNIT DEVELOPMENT
HC NOT EL 000 G 300 000 FSM
O SF10 S INGLE FMIILY RESIDENT Q BI IUSIN ESS SERVICE PARK — I
Q SF20A SINGLE FAYIL Y REf IOEHTIAL Bl COMMERCIAL MANUFACTURING
SFIO/- SINGLE FAMILY REf IDENTIAI
RPUD RESIUENT4LL PLANNED UNIT DEVELOPMENT
O II- LIGHT INDUSTRIAL
O. HEAVY INDUSTRIAL S O U T H L A K EMFITWOFAMILYREVOENTUU. O EPI- DETMLED S ITEPLAN
MFF -MULTIPLE FAMILY RESIDENTIAL
MH MANUFACT U REG NO USI NG
SP2 ENERALICED SITE PLAN
OT- DOWNTOWN DISTRICT
T O
1AVsCf- COMMUNITY SERVICE O PLANAREA BOUNDARY CGIOFFICEDISTRICTCITYLYITS
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g61ACENT CRY PARCELS r. 1 •r•+r•vr N r•r.
Southlake 2025 Plan
Phase H
33 Plan Area B, E, & F
Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Highland/North Peytonville Plan Area
Like the West Southlake Blvd./Pearson Plan Area, most of the West Highland/North
Peytonville Plan Area is zoned residential. The predominant residential zoning is SFI-A,
although SF1-B, SF20-A, SF20-B, SF30, RE and R -PUD zoning may be found throughout
the area. Similarly, parcels with AG zoning are scattered throughout the area.
There is one C-1 property near the intersection of White Chapel Blvd. and Highland
and one SP -1 property along Randol Mill at the Westlake and Keller city boundaries. The
two CS properties include Durham Elementary/Intermediate School and Southlake
Assembly of God. Carroll High School is zoned NR -PUD.
North Side Plan Area
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West Highland/North
Poytonvillo Plan Area
Plan Area 'E")
Existing zoning
4-
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The North Side Plan Area is zoned primarily agricultural or residential. Much of the
agriculturally zoned property is park property or Corps of Engineers land. Residential
zoning is mostly SF1-A, however there are several properties zoned RE as well as a few
neighborhoods with smaller lots. In addition, MH (Manufactured Housing) zoning is found
along the northern end of T.W. King Road.
Southlake 2025 Plan 34 Plan Area B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018
P
Manufactured housing off of T. W. King Rd.
3.3 TOpOLrauhv and Environment
May 3, 2005
SOUTHIAKE
2025
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North Side Plan Area
Plan Area W)
Existing Zoning
Corps of Engineers Property
Natural character including existing vegetation, topography, and drainage can have a
significant impact on quality of life and should be taken into account when planning for
future development. The following sections describe the topography and environment in
each of the three plan areas.
Southlake 2025 Plan 35 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
West Southlake Blvd/Pearson Plan Area
May 3, 2005
In the West Southlake Blvd./Pearson Plan Area, there is heavy tree cover in and around
Jellico Estates, along Johnson Rd., and north of Johnson Rd. Other small areas with heavy
tree cover are scattered throughout the area. In addition, significant topography may be
found in the northern section of the plan area. The 100 Year Flood Plain roughly follows
the plan area's eastern border and has a significant tree cover along the creek.
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Southlake 2025 Plan 36 Plan Area B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
West Highland/North Peytonville Plan Area
The West Highland/North Peytonville Plan Area has significant tree cover, particularly
in the northern section of the plan area. In addition, several creeks run through the area and
a few properties lie in the 100 Year Flood Plain.
North Side Plan Area
iL__: SOUTHIAKE
a 2025
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P.n"Houna.r"f
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West Highland/North
Peytonville Plan Area
Plan Area "E")
Critical Resources
Due to the significant Corps of Engineers land and park property in the northern part of
Southlake, the North Side Plan Area has the largest concentration of natural landscape in
the city. These natural areas, particularly along Lake Grapevine, are heavily wooded and
provide critical habitat for a variety of birds, mammals, amphibians, and reptiles.
In addition, topography in northern Southlake is significant and increases near the lake.
The higher elevations found in the northern portion of the plan area, such as along North
White Chapel Blvd. near Bob Jones Park, are seen as an asset because they provide
beautiful views. On the other hand, the significant topography of the former gravel mining
site north of Sabre may pose a challenge for redevelopment.
Southlake 2025 Plan 37 Plan Area A E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
SOUiHIAKE
2025
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North Sick Plan Arca
Plan Arae 'F)
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Southlake 2025 Plan 38 Plan Area B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
4.0 LAND USE PLAN
Based on the existing character, previously adopted plans, and Southlake 2025 Plan Vision,
Goals, & Objectives, the following general land use recommendations and site specific
recommendations are proposed for the West Southlake Blvd./Pearson Area (Plan Area B), the
West Highland/North Peytonville Area (Plan Area E), and the North Side Area (Plan Area F).
4.1 West Southlake Blvd./Pearson Plan Area (Plan Area B)
The following are the general land use and character recommendations and site specific
recommendations for the W. Southlake Blvd./Pearson Lane plan area:
4.1.1 General Land Use & Character Recommendations
Evaluate the application of the T-1 and T-2 transition land use categories as
alternative land use tools on properties with environmental limitations that abut
residential neighborhoods and arterial streets.
Evaluate the application of the Rural Conservation (RC) land use category as an
alternative to the Low Density Residential land use category on properties with
unique rural character and/or significant environmental features.
Limit retail development to the intersection of Pearson Lane and RM 1709
Evaluate and adopt changes to the Land Use Plan which reflect the current and
desired future development patterns in the plan areas.
Consider enhancements to develop the intersection of F.M. 1709 and Pearson
Lane as an entry portal into the city.
Evaluate the potential to keep or relocate the old water tower as an
interpretive/art exhibit at one of the city's parks.
4.1.2 Site Specific Recommendations
No. 1998 LUP/ Area in Issues Site Specific
Zoning Acres Recommendations
1. Low Density 40.9 Existing medium Recommend changing
Residential and intensity residential uses from Low Density
Retail on most of the site Residential and Retail
Commercial/R- Chesapeake Place). Commercial to Medium
PUD Density Residential.
Ia. Low Density 11.5 Existing public park Recommend changing
Residential/R- Chesapeake Park). from Low Density
PUD Residential to Public
Parks/Open Space.
lb. Low Density 0.88 Boundary correction. Recommend changing
Residential/ Part of St. Martin's -in- from Low Density
Mixed Use the -Fields property. Residential and Mixed
Use to Public/Semi-
Public to reflect the
current use on the site.
Southlake 2025 Plan 39 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018
No. 1998 LUP/
Zoning
I c. Low Density
Residential/AG
2. Low Density
Residential/SF 1-
A and SF20-A
2a. Low Density
Residential/AG,
SF 1-A, and SP -
2
2b. Public/Semi-
Public/CS and
SP -2
3. Low Density
Residential and
Retail
Commercial/
AG
4. Low Density
Residential and
Retail
Commercial/AG
Area in Issues
Acres
3.1
32.7
87.3
16.2
11.9
Adjacent to Chesapeake
Park.
Limited potential for low
intensity residential uses.
Existing medium
intensity residential uses
on most of the site (Siena
subdivision).
Adjacent to non-
conforming industrial
uses to the northeast (on
Michael Dr.)
Portion of the property
adjacent to Keller ISD
property.
Portion of the property
with frontage on F.M.
1709.
Existing industrial uses to
the east.
Existing medium
intensity residential uses
to the southeast.
Undeveloped property.
Recommending Medium
Density Residential
designation on
surrounding properties.
Frontage on F.M. 1709.
Mature trees.
Existing retail
commercial use on the
western portion of the
site.
6.7 • Adjacent to medium
intensity residential uses
and retail commercial
uses.
Mature trees.
May 3, 2005
Site Specific
Recommendations
Recommend changing
from Low Density
Residential to Medium
Density Residential.
Recommend changing
from Low Density
Residential to Medium
Density Residential.
Recommend changing
from Low Density
Residential to Medium
Density Residential.
Recommend changing
from Public/Semi-
Public to Medium
Density Residential.
Recommend changing
from Low Density
Residential to Medium
Density Residential (on
eastern portion of site).
Recommend T-1
alternative designation.
Recommend changing
from Low Density
Residential to Medium
Density Residential (on
eastern portion of site).
Recommend T-2
alternative designation.
Southlake 2025 Plan 40 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
No. 1998 LUP/
Zoning
5. Low Density
Residential/SF 1-
A
6. Low Density
ResidentiaV0-1
and SF 1-A
6a. Retail
Commercial/SP-
1
Area in Issues
Acres
9.3
7.2
2.4
8. Low Density 23.5
Residential and
100 Year Flood
Plain/SF 1-A and
AG
9. Medium Density 16.9
Residential/SF 1-
A
Adjacent to ground water
storage tanks to the south.
Water tanks and pumps to
the south may create
noise issues.
Adjacent to planned retail
and office uses to the
south.
Low intensity residential
to the north.
City -owned property.
Frontage on F.M. 1709.
Proposed office uses on a
portion of the site
Vermilion frontage) and
to the west.
Adjacent to low intensity
residential uses.
Significant tree cover.
Limited potential for low
intensity residential
development due to
frontage on F.M. 1709.
Planned office
commercial uses on site.
Adjacent to Royal and
Arnie Smith Park.
Significant tree cover.
Low intensity residential
uses to the south and east.
Flood plain borders the
site on the east.
Significant tree cover.
Adjacent to medium
intensity residential uses
and low intensity
residential uses.
May 3, 2005
Site Specific
Recommendations
Recommend T-2
alternative designation.
Any residential
development proposed
should address the issue
of noise abatement in
its construction
standards.
Recommend T-1
alternative designation.
Recommend changing
land use designation
from Retail
Commercial to Office
Commercial.
Recommend Rural
Conservation
alternative designation.
Preserve the flood plain
and maximize its
potential as a
greenway.
Recommend changing
underlying land use
designation from
Medium Density
Residential to Low
Density Residential.
Recommend Rural
Conservation
alternative.
Southlake 2025 Plan 41 Plan Areas B, E, & F
Phase 17 Analysis & Recommendations
Resolution 05-018
No. 1998 LUP/ Area in
Zoning Acres
9a. Low Density 32.7
Residential/SF 1-
A, AG, and
SF1-B
10. Low Density 47.5
Residential and
100 Year Flood
Plain/SF1-A,
SF1-B, AG
Issues
Significant tree cover.
Adjacent to medium
intensity residential uses
and low intensity
residential uses.
Portion of site lies in the
100 Year Flood Plain.
Water tower located to
the southwest to become
obsolete with plans for a
new overhead water
tower immediately west
of existing tower.
Adjacent to medium
intensity residential uses
to the south and west.
Adjacent to low intensity
residential uses to the
May 3, 2005
Site Specific
Recommendations
Recommend Rural
Conservation
alternative designation.
Preserve the flood plain
and maximize its
potential as a
greenway.
Recommend Rural
Conservation
alternative.
Evaluate a portion of
the neighboring water
tower site for future
uses.
Evaluate the potential
to keep or relocate the
east. old water tower as a
historic art exhibit at
one of the city's parks.
Note: Numbers in the above table may not be exactly sequential due to changes made during the
planning process and the originally assigned numbers were retainedfor consistency.
4.2 West Highland/North Pevtonville Plan Area (Area E)
The following are the general land use and character recommendations and site specific
recommendations for the W. Highland/N. Peytonville plan area:
4.2.1 General Land Use & Character Recommendations
Evaluate the application of the T-1 and T-2 transition land use categories as
alternative land use tools on properties with environmental limitations that abut
residential neighborhoods and arterial streets.
Evaluate the application of the Rural Conservation (RC) land use category as an
alternative to the Low Density Residential land use category on properties with
unique rural character and/or significant environmental features.
Evaluate and adopt changes to the Land Use Plan which reflect the current and
desired future development patterns in the plan areas.
Preserve the rural character of Dove Street, Shady Oaks Drive, and Highland
Street.
Southlake 2025 Plan 42 Plan Areas B, E, & F
Phase II Analysis & Recommendations
West Southlake Blvd. /Pearson Area Plan (Plan Area "B")
Land Use Recommendations
Resolution 05-018 —
T+: Adopted by the Southlake City Council on May 3, 2005
CORPS OF ENGINEERS BOUNDARY INDUSTRIAL -------------
PUBLIC PARKS/OPEN SPACE 0 RECOMMENDED LAND USE CHANGES
PUBLIC/SEMI-PUBLIC ® TRANSITION 1 (T-1)
LOW DENSITY RESIDENTIAL ® TRANSITION 2 (T-2)
MEDIUM DENSITY RESIDENTIAL m RURAL CONSERVATION (RC)
OFFICE COMMERCIAL N PLAN AREA BOUNDARY
RETAIL COMMERCIAL CITY LIMITS
MIXED USE
Note: The numbers on this map correspond with the numbers on the Site Specific Recommendations
section of the Land Use Plan Recommendations for W. Southlake Blvd./Pearson Plan Area
500 0
43
500 Feet
SOUTH LAKE
2025
Resolution 05-018
4.2.2 Site Specific Recommendations
No. 1998 LUP/ Area
Zoning in
Acres
1. Low Density 14.1
Residential/AG
2
a
4.
Low Density
Residential and
100 Year Flood
Plain/SF I -A and
RE
Low Density
Residential/SF 1-
A, RE, AG, SF1-
B, C-1
Medium Density
Residential and
Low Density
Residential/AG
and SF -IA
103.5
142.9
72.0
Issues
Existing retail,
industrial, and
residential uses on
site.
Adjacent to low
intensity residential
uses to the south.
Low Density
Residential/T-2
alternative land use
designation to the east.
Mixed use designation
to the northeast.
Unique rural character
of Dove Street.
Existing low intensity
residential uses.
Creek runs along the
eastern edge of the
site; another creek
runs through the
western portion of the
site.
Significant tree cover.
Unique rural character
of Dove Street.
Existing low intensity
uses along both Shady
Oaks and Highland
Street.
Creek runs along
Shady Lane.
Unique rural character
along both streets.
Adjacent to CISD
property to the south.
Adjacent to low
intensity residential
uses.
Existing low intensity
residential uses and
agricultural uses
pasture) on site.
May 3, 2005
Site Specific Recommendations
Recommend T-1
alternative designation to
encourage the
redevelopment of the site.
All the properties under
1 should be master -
planned together to apply
the T-1 designation.
Preserve the rural, two-
lane character of Dove
Street by requiring a 50 to
100 foot buffer along
Dove Street.
Preserve the rural, two-
lane character of Dove
Street west of Shady
Oaks.
Recommend Rural
Conservation alternative
designation.
Recommend the Rural
Conservation alternative
designation.
Recommend Rural
Conservation alternative.
Southlake 2025 Plan 44 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
No. 1998 LUP/ Area
Zoning in
Acres
5. Medium Density 5.8
Residential and
Public/Semi-
Public/AG
6. Public/Semi- 10.8
Public/CS
7. Office 5.6
Commercial and
100 Year Flood
Plain/AG
Issues
Medium intensity
residential uses to the
east.
Church property to the
south.
Proposed T-1
designation across
Highland Street (see
S.H. 114 Corridor
Plan).
Existing church
Southlake Assembly
of God).
Medium intensity
residential uses to the
south.
Potential for future
redevelopment of this
site exists.
Frontage on S.H. 114
Low intensity
residential uses to the
west.
Creek borders
property on the west.
Significant tree cover.
May 3, 2005
Site Specific Recommendations
Recommend T-2
alternative designation as
a transition from the T-1
designation to the north
along the highway to the
residential uses to the
south.
Recommend changing
from Public/Semi-Public
to Medium Density
Residential.
Retain existing Office
Commercial designation.
Recommend preservation
of some tree cover as a
buffer to adjoining
residential uses to the
west and south.
Primary access to this
property to be from S.H.
114.
8. Low Density 5.4 • Existing medium • Recommend changing the
Residential/SF- density residential land use designation to
20 & SF -30 development (High Medium Density
Point) Residential.
Note: Numbers in the above table may not be exactly sequential due to changes made during the
planning process and the originally assigned numbers were retainedfor consistency.
Southlake 2025 Plan 45 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Jun
Pap
ani : i //
loll
mt -
t,*72112 i
Resolution 05-018
4.3 North Side Area Plan (Area F)
May 3, 2005
The following are the general land use and character recommendations and site specific
recommendations for the North Side plan area:
4.3.1 General Land Use and Character Recommendations
Evaluate the application of the T-1 and T-2 transition land use categories as
alternative land use tools on properties with environmental limitations that abut
residential neighborhoods and arterial streets.
Evaluate the application of the Rural Conservation (RC) land use category as an
alternative to the Low Density Residential land use category on properties with
unique rural character and/or significant environmental features.
Evaluate and adopt changes to the Land Use Plan which reflect the current and
desired future development patterns in the plan areas.
Preserve view sheds.
Protect the city's remaining agricultural/equestrian and environmental areas in the
North Side by requiring residential development to occur in a manner that has the
minimum impact on these resources.
4.3.2 Site Specific Recommendations
No. 1998 LUP/ Area
Zoning in
Acres
1. Low Density 58.0
Residential/AG
Issues
Former gravel mining
site on portion of
property.
Significant
topography.
Development on the
site is unlikely in its
current state.
Adjacent to the Corps
of Engineers site.
Site Specific Recommendations
Identify environmentally
sensitive areas.
Consider options for
reclamation.
Evaluate trail
opportunities through
Corps property.
Recommend Rural
Conservation (RC)
alternative land use
designation due to the
environmental sensitivity
required to redevelop the
site.
Evaluate connectivity
through the site between
White Chapel Blvd. and
T.W. King at the time any
development is proposed.
Southlake 2025 Plan 47 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
No. 1998 LUP/
Zoning
2. & Low Density
3. Residential and
Industrial/AG,
SF 1-A, and RE
4. Low Density
Residential/AG
Area
in
Acres
140.9
2)
47.0
3)
61.8
5. Low Density 22.0
Residential/SP-1
7. Industrial/SP-1 6.7
8. Low Density 6.8
Residential/ SF1- (entire
A site is
31
acres)
Issues
Large estate lots.
Equestrian facilities
located on White
Chapel & T.W. King.
Existing
equestrian/hike trails
on adjacent Corps
property.
Mature trees.
Unique rural
character.
Adjacency to Bob
Jones Park and low
intensity residential
uses.
Existing view shed
south along White
Chapel Blvd.
Former Tucker
property.
City owned property
designated for
expansion of Bob
Jones Park.
Rolling savannah that
is representative of
Southlake's native
landscape.
Existing Clariden
School site.
Existing industrial
use at northeast
corner of T.W. King
and Bob Jones
Dalden Corp.).
City owned property
Future site of DPS
North facility on a
portion of the site.
May 3, 2005
Site Specific Recommendations
Recommend Rural
Conservation alternative
designation.
Change land use
designation to Public
Parks/Open Space.
Evaluate acquisition of
land between Tucker
property and Farhat
property.
Recommend changing the
land use designation to
Public/Semi-Public to
better reflect the scale
and use of existing
school.
Recommend changing
from Industrial to Low
Density Residential with
Rural Conservation
alternative designation if
the property is developed
in conjunction with #2.
Recommend changing the
land use designation to
Public/Semi-Public.
Southlake 2025 Plan 48 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
No. 1998 LUP/ Area Issues Site Specific Recommendations
Zoning in
Acres
9. Low Density 17.0 City owned property. Recommend changing the
Residential/SF1-A Dedicated for a land use designation to
public park facility Public Parks/Open Space.
Liberty Park at
Sheltonwood).
9a. Low Density 7.4 Dedicated to the city Recommend changing
Residential/R- from the developer of from Low Density
PUD Oak Pointe for a Residential to Public
public park. Parks/Open Space.
10. Medium Density 12.4 Existing low density Recommend changing the
Residential/SF l- development (Lakes land use designation to
A, AG, SF -30 on Dove). Low Density Residential
Frontage on Dove to reflect the current
Street. residential pattern and to
protect the character
along Dove Street.
Note: Numbers in the above table may not be exactly sequential due to changes made during the
planning process. The originally assigned numbers were retainedfor consistency.
Southlake 2025 Plan
Phase H
49 Plan Areas B, E, & F
Analysis & Recommendations
Vii!'
HO
14
fit
Resolution 05-018 May 3, 2005
5.0 MOBILITY PLAN
Based on the existing character, previously adopted plans, and the Southlake 2025 Plan
Vision, Goals, & Objectives, the following general mobility recommendations are proposed for
the West Southlake Blvd./Pearson Area, the West Highland/North Peytonville Area, and the
North Side Area.
5.1 West Southlake Blvd./Pearson Area (Plan Area BI
The following are the general mobility recommendations and implementation strategy
recommendations for the W. Southlake Blvd./Pearson Lane plan area.
5.1.1 General Mobility Plan Recommendations
Develop an interconnected system of trails and sidewalks along all public and
private streets to maximize pedestrian connectivity between neighborhoods,
shopping, employment areas, schools, parks, and intercity/regional trail systems
where feasible.
Develop a pedestrian greenway along the flood plain to provide non -motorized
connections from adjoining neighborhoods to commercial development at Davis
Blvd. and F.M. 1709.
Improve pedestrian access to schools and parks from adjoining neighborhoods.
Retain tree cover along rural cross-section roadways.
Consider enhancements to develop the intersection of F.M. 1709 and Pearson
Lane as an entry portal to the city.
Newly constructed sidewalk providing connectivity
between Vermillion Addition and Florence
Elementary School
View of the southeast and northeast corners
of F. M. 1709 and Pearson Lane
Southlake 2025 Plan 51 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
5.1.2 Mobility Plan Implementation Strategies
Recommendation
1. Develop an
2.
3.
interconnected system
of trails and sidewalks
along all public and
private streets to
maximize pedestrian
connectivity between
neighborhoods,
shopping, employment
areas, schools, parks,
and intercity/regional
trail systems.
Improve pedestrian
access to schools and
parks from adjoining
neighborhoods.
Retain tree cover
along rural cross-
section roadways.
4. Evaluate potential for
pedestrian
connectivity from
commercial
development at Davis
and F.M. 1709 to
adjoining
neighborhoods.
5. Consider
enhancements to
develop the
intersection of F.M.
1709 and Pearson
Lane as an entry portal
to the city.
Justification
Trails and sidewalks
provide an alternative to
automobile trips that
help to reduce vehicle
emissions and improve
air quality. Further,
these facilities provide
for recreational jogging,
walking, and bicycling.
Trails and sidewalks add
value to the
neighborhood.
There is limited
pedestrian access to
schools and parks.
Retaining tree cover will
help to preserve rural
character.
Automobile trips can be
reduced by improving
pedestrian and bicycle
accessibility between
commercial and
residential
developments
F.M. 1709 is a critical
entry -way into the city
May 3, 2005
Implementation
Ensure that trails and
sidewalks are incorporated
into the planning and
development process.
Amend the zoning and
subdivision ordinances to
require all development to
provide sidewalks along
public and private streets
with the exception of
alleys).
Prioritize funding for
sidewalks, trails,
crosswalks, and other
improvements in the CIP.
Identify areas where tree
cover should be preserved.
Prioritize funding for trails
and other improvements in
the CIP. Amend relevant
city ordinances to require
the provision of sidewalks,
paths, or trails on
development and
redevelopment of property
within the city.
Include as part of the
median study. Consider
options for a portal in
conjunction with the
redevelopment of the
southeast corner of the
intersection of F.M. 1709
and Pearson Lane.
Southlake 2025 Plan 52 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
5.2 West Highland/North Pevtonville Area Plan (Plan Area El
The following are the general mobility recommendations and implementation strategy
recommendations for the W. Highland/N. Peytonville plan area.
5.2.1. General Mobility Plan Recommendations
Develop an interconnected system of trails and sidewalks along all public and
private streets to maximize pedestrian connectivity between neighborhoods,
shopping, employment areas, schools, parks, and intercity/regional trail systems.
Maximize pedestrian connectivity to schools from adjoining neighborhoods
along Shady Oaks and White Chapel.
Amend the Master Thoroughfare Plan for Sams School Road from a 4 -lane
undivided arterial to a 2 -lane collector (74' ROW) with turn lanes at key
intersections. Allow the option of widening it to its 4 -lane cross section if
future development warrants the additional capacity.
Preserve the rural, 2 -lane character of Dove St and Shady Oaks Drive.
Evaluate the feasibility of a traffic control device at the Highland Ave. and
White Chapel Blvd. intersection in conjunction with an evaluation of the
optimal cross section for White Chapel Blvd. from Dove Street to F.M. 1709 by
means of a traffic study with the goal of moving traffic efficiently and safely to
and from neighborhoods, schools, and S.H. 114.
Evaluate intersection improvements at Shady Oaks Drive and Dove Street.
View of Dove Street Intersection of Highland and White Chapel
Southlake 2025 Plan 53 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018 May 3, 2005
5.2.2 Mobility Plan Implementation Strategies
Recommendation Justification Implementation
1. Develop an Trails and sidewalks provide an Ensure that trails and
interconnected system alternative to automobile trips that sidewalks are incorporated
of trails and sidewalks help to reduce vehicle emissions into the planning and
along all public and and improve air quality. Further, development process.
private streets to these facilities provide for Amend the zoning and
maximize pedestrian recreational jogging, walking, and subdivision ordinances to
connectivity between bicycling. Trails and sidewalks require all development to
neighborhoods to add value to the neighborhood. provide sidewalks along
shopping, employment public and private streets (with
areas, schools, parks, the exception of alleys).
and intercity/regional
trail systems.
2. Maximize pedestrian There is currently limited Prioritize funding for
connectivity to schools pedestrian access to the schools. sidewalks in the CIP.
from adjoining
neighborhoods along
Shady Oaks and White
Chapel.
3. Amend the Master Current development in the Amend the MTP.
Thoroughfare Plan for vicinity does not warrant a 4 -lane
Sams School Road arterial designation.
from a 4 -lane
undivided arterial to a
2 -lane collector (74'
ROW) with turn lanes
at key intersections.
Allow the option of
widening it to its 4 -
lane cross section if
future development
warrants the additional
capacity.
4. Evaluate intersection Due to its proximity to the Have Public Works evaluate
improvements at intersection of S.H 114 and Dove feasibility of different
Shady Oaks Drive Street, the Dove Street and Shady intersection improvements to
and Dove Street. Oaks Dr. intersection experiences ease traffic flow at peak times.
peak time traffic congestion.
5. Preserve the rural, 2- The existing Dove St. has a Amend the Master
lane character of Dove unique rural character with mature Thoroughfare Plan for Dove
St. trees along both sides. Also, the St. from a 5 -lane undivided
recommended land use roadway to a 2 -lane undivided
designation for some of the roadway with turn lanes at key
properties along Dove St. is Rural intersections (A2U 94' ROW).
Conservation.
Southlake 2025 Plan 54 Plan Areas A E, & F
Phase II Analysis & Recommendations
Resolution 05-018
Recommendation
6. Evaluate the feasibility
of a traffic control
device at the Highland
Ave. and White
Chapel Blvd.
intersection in
conjunction with an
evaluation of the
optimal cross section
for White Chapel
Blvd. from Dove
Street to F.M. 1709 by
means of a traffic
study with the goal of
moving traffic
efficiently and safely
to and from
neighborhoods,
schools, and S.H. 114.
Justification
Significant traffic delays occur at
the Highland Ave. -White Chapel
Blvd. intersection during the AM
PM traffic peaks. During the
PM peak traffic traveling south-
bound on White Chapel is
backing up at the Highland/White
Chapel intersection, north to the
S.H. 114 frontage roads.
White Chapel Blvd. is scheduled
for improvements in FY 2009.
However, traffic is expected to
continue to increase along White
Chapel Blvd. Traffic volumes
along White Chapel Blvd. will
likely experience a sharp increase
once the S.H. 114 and White
Chapel Blvd. intersection is
developed.
The ultimate cross section of
White Chapel will depend on the
future traffic volumes, available
funding for capital projects, and
the proposed intersection
treatment at Dove Street and
Highland Ave. Therefore a
decision on its future width will
depend on a traffic study of
White Chapel. If such a study
warrants widening of White
Chapel, then this plan
recommends changing the cross
section from a 5 -lane undivided
section to a 4 -lane divided
section retaining its 94' R -O -W.
The maximum service volume
vehicle trips per day) is the same
for a 5 -lane undivided road as it
is for a 4 -lane divided roadway.
Therefore, the carrying capacity
of White Chapel will remain the
same. A four (4) lane divided
section will improve the
aesthetics of the roadway
corridor as well as improve the
efficiency and safety of the
roadway.
May 3, 2005
Implementation
Have Public Works
immediately conduct a
study for moving traffic
efficiently and safely on
White Chapel from F.M.
1709 to Dove with the
ultimate decision on the
roadway cross section
depending upon the
outcome of this study.
No roundabout is
recommended if the
roadway is proposed to be
widened. If widened,
then the recommendation
is to change the
designation from a 5 -lane
undivided facility to a 4 -
lane divided facility from
Dove Street to F.M. 1709
to eliminate the stacking
of south -bound traffic on
S.H. 114 during the PM
peak on the Master
Thoroughfare Plan and a
corresponding CIP
request.
Also, add this section of
White Chapel Blvd. in the
median study to evaluate
the appropriate alignment
and cross section of the
median and corresponding
streetscape.
Amend the Master
Thoroughfare Plan based
on the results of a traffic
study. Include White
Chapel Blvd. in the
median study (for F.M.
1709 and Carroll Ave.) if
the traffic study
recommends the widening
of White Chapel Blvd.
Southlake 2025 Plan 55 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
5.3 North Side Plan Area (Plan Area F)
May 3, 2005
The following are the general mobility recommendations and implementation strategy
recommendations for the North Side plan area.
5.3.1 General Mobility Plan Recommendations
Develop an interconnected system of trails and sidewalks along all public and private
streets to maximize pedestrian connectivity between neighborhoods, shopping,
employment areas, schools, parks, and intercity/regional trail systems.
Maximize pedestrian connectivity to Carroll Middle School and the Clariden School
from adjoining neighborhoods.
Revise the Master Thoroughfare Plan for Dove St. from a 5 lane undivided roadway
to a 2 lane undivided roadway (A2U 94' ROW).
Evaluate street connectivity between T.W King and White Chapel Blvd. at the time of
development of the Oien property.
Carroll Middle School
5.3.2 Mobility Plan Implementation Strategies
Recommendation
1. Develop an
interconnected system
of trails and sidewalks
along all public and
private streets to
maximize pedestrian
connectivity between
neighborhoods,
shopping, employment
areas, schools, parks,
and intercity/regional
trail systems.
Justification
Trails and sidewalks provide
an alternative to automobile
trips that help to reduce
vehicle emissions and
improve air quality. Further,
these facilities provide for
recreational jogging, walking,
and bicycling.
Trails and sidewalks add
value to the neighborhood.
Implementation
Ensure that trails and
sidewalks are incorporated
into the planning and
development process.
Amend the zoning and
subdivision ordinances to
require all development to
provide sidewalks along
public and private streets
with the exception of
alleys).
Southlake 2025 Plan 56 Plan Areas A E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
Recommendation
2. Maximize pedestrian
connectivity to Carroll
Middle School and the
Clariden School from
adjoining
neighborhoods.
3. Revise the Master
Thoroughfare Plan for
Dove St. from a 5 lane
undivided roadway to
a 2 lane undivided
roadway (A2U 94'
ROW).
4. Evaluate street
connectivity between
T.W King and White
Chapel Blvd. at the
time of development
of the Oien property.
Justification
There is currently limited
pedestrian access to the
school.
Traffic volumes on Dove St.
are expected to decrease with
the extension of Kirkwood
Blvd.
This will reduce auto trips
and turning movements on
S.H. 114 access road and
improve level of service on
area arterials and collectors.
Implementation
Prioritize funding for
sidewalks in the CIP.
Amend the MTP.
Emphasize connectivity
between adjoining
developments during the
planning and development
or redevelopment of
properties in the plan area.
Southlake 2025 Plan 57 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018 May 3, 2005
6.0 ENVIRONMENTAL RESOURCES
Based on the existing character, previously adopted plans, and the Southlake 2025 Plan
Vision, Goals, & Objectives, the following general recommendations for environmental resource
protection are proposed for the West Southlake Blvd./Pearson Area, the West Highland/North
Peytonville Area, and the North Side Area.
6.1 West Southlake Blvd./Pearson Area (Plan Area B)
The following are the general environmental resource protection recommendations and
implementation strategy recommendations for the W. Southlake Blvd./Pearson Lane plan
area.
6.1.1 General Recommendations for Environmental Resource Protection
Protect and preserve the existing rural land uses and natural areas.
Identify and protect significant wooded areas in the plan area.
Encourage the protection of the flood plain as an asset to development.
Develop a pedestrian greenway along the flood plain to provide non -motorized
connections from adjoining neighborhoods to commercial development at Davis
Blvd. and F.M. 1709.
Retain tree cover along rural cross-section roadways.
Preserve existing tree cover along flood plains and creeks.
Improve pedestrian access to schools and parks from adjoining neighborhoods.
Prioritize pedestrian connectivity along F.M. 1709.
Evaluate the possibility of an entry portal at the intersection of F.M. 1709 and
Pearson Lane.
Create an interconnected network of linear greens with a pedestrian trail system.
Preserve existing tree buffers adjacent to neighborhoods.
Adapt development to the topography rather than topography to the
development.
Protect the city's surface and groundwater supplies.
Rehabilitate/protect stream corridors in conjunction with new development.
Heavily wooded property in the plan area Existing character of Union Church Road
Southlake 2025 Plan 58 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
6.2.2 Specific Recommendations and Implementation Strategies
Recommendation
1. Protect and preserve
the existing rural
land uses and natural
areas.
2. Encourage the
protection of the
flood plain as an
asset to
development.
3. Develop a pedestrian
greenway along the
flood plain to
provide non -
motorized
connections from
adjoining
neighborhoods to
commercial
development at
Davis and F.M.
1709.
4. Retain tree cover
along rural cross-
section roadways.
5. Preserve existing
tree cover along
flood plains and
creeks.
Justification
Rural land uses and natural
areas add significant
aesthetic and fiscal value to
an area.
Natural, undeveloped
floodplains can add
aesthetic value, provide
habitat, and provide
storage for storm flows.
The city has made a
commitment to protect
flood plains and to provide
a network of pedestrian
and bicycle facilities.
Stream buffers provide
open space that may be
utilized for trails.
Retaining tree cover will
help to preserve rural
character.
Trees serve as a filter for
storm water runoff, provide
critical habitat, and add
aesthetic value.
May 3, 2005
Implementation
Evaluate applicable
properties for the Rural
Conservation Subdivision
land use category and amend
the land use plan map
accordingly.
Provide development
incentives to protect the
stream corridor as a natural
drainage channel. Ensure
that trees and vegetation
along the corridor remain in a
natural state.
Prioritize funding for trails
and other improvements in
the CIP. Ensure that
sidewalks, paths, or trails are
incorporated into the
planning and development of
sites.
Identify areas where tree
cover should be preserved.
Ensure that trees and
vegetation along the stream
corridors remain in a natural
state. Develop regulations
that allow for creative and
flexible site design.
Encourage the placement of
critical environmental
resources into a conservation
easement to ensure the
protection of the area.
Southlake 2025 Plan 59 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018
Recommendation
6. Improve pedestrian
access to schools
and parks from
adjoining
neighborhoods.
7. Prioritize pedestrian
connectivity on F.M
1709.
8. Create an
interconnected
network of linear
greens with a
pedestrian trail
system.
9. Preserve existing
tree buffers adjacent
to neighborhoods.
Justification
There is currently limited
pedestrian access to
schools and parks.
Improve non -motorized
access to businesses and
existing and future
neighborhoods along F.M.
1709.
Such a trail system could
provide a viable alternative
to the automobile and
provide for recreational
walking, jogging, and
bicycling.
Trees help to provide
privacy and add aesthetic
value.
May 3, 2005
Implementation
Prioritize funding for
sidewalks, trails, crosswalks,
and other improvements in
the CIP.
Prioritize funding for
sidewalks and crosswalks
along F.M. 1709 in the CIP.
Amend relevant city
ordinances to require
sidewalks along all public
and private streets in
conjunction with any
proposed development.
Amend relevant city
ordinances to encourage the
development of a linked
system of open spaces in
conjunction with the
preservation of woodlands,
creeks, ponds, and other
environmentally sensitive
areas.
Encourage the placement of
critical environmental
resources into a conservation
easement to ensure their
protection.
6.2 West Highland/North Pevtonville Plan Area (Plan Area El
The following are the general environmental resource protection recommendations and
implementation strategy recommendations for the W. Highland/N. Peytonville plan area.
6.2.1 General Recommendations for Environmental Resource Protection
Preserve the existing character of Shady Oaks Drive and Highland Street.
Identify and protect significant natural resources in the area.
Maximize pedestrian connectivity from schools and Bicentennial Park to
adjoining neighborhoods along Shady Oaks Drive and White Chapel Blvd.
Recommend future pedestrian connectivity to Peytonville Ave. in conjunction
with any proposed development.
Preserve tree buffers along existing creeks and flood plains whenever possible.
Southlake 2025 Plan 60 Plan Areas B, E, & F
Phase II Analysis & Recommendations
West Southlake Blvd. /Pearson Area Plan (Plan Area "B")
Recommendations for Environmental Resource Protection
Resolution 05-018
Adopted by the Southlake City Council on May 3, 2005 Z
ilkr \
Protect and preserve, Encourage , ' i
ICS
9 he p ro ection
existing rural land use s • the flood pain as -n asset
and natural areas
i t
to de elopment
evelopA pedestri ar@e Why • •
ng the flood plat' to r vl.. ;
n n o orized co n- bons ,
from adjoining neighborhoods •
j o erci4l. development j
avi F.M. •
to A
ys • •
i j' . ' , is tin
I. Florence , • along
Elei . 1
arlc I • d creeks Q •
j r Schrol
i
Improve ped e an acwss
41
to schools a parks frim i _
f adjoining nei Oborhoods • +
a 'ice *;:. - '
IIIIJ _ - •
Prioritize pedestrian ` ' i • t i
connectivity
u ..-thake
Bwd.
1
i F +
along F.M. 1709
Evaluate the p >ssi )ility i
of an entry porta in
r conjunction with she
s
1i
redevelppment -Of xpi
I ,
1 O
ahinconnected network I • I I
f Ijhear, greens with a
tri n trail system
I
A_
N
Legend _
W E
EXISTING TREE COVER - - - --
EXISTING 100 -YEAR FLOOD PLAIN 500 0 500 Feet
IV PLAN AREA BOUNDARY
CITY LIMITS — SOUTHLAKETREECOVER/OPEN SPACE TO BE PRESERVED WHERE APPROPRIATE +
OPROPOSEDPEDESTRIANCONNECTIVITY
61 __,
Resolution 05-018 May 3, 2005
Preserve existing tree buffers adjacent to neighborhoods.
Adapt development to the topography rather than topography to the
development.
Protect the city's surface and groundwater supplies.
Rehabilitate/protect stream corridors in conjunction with new development.
6.2.2 Specific Recommendations and Implementation Strategies
Recommendation
1. Preserve the existing
character of Shady
Oaks and Highland.
2.
3.
Maximize pedestrian
connectivity from
schools and
Bicentennial Park to
adjoining
neighborhoods along
Shady Oaks and White
Chapel. Recommend
future pedestrian
connectivity to
Peytonville in
conjunction with any
proposed development.
Preserve tree buffers
along existing creeks
and flood plains
whenever possible.
4. Preserve existing tree
buffers adjacent to
neighborhoods.
Justification
Shady Oaks and
Highland have a unique
rural character.
There is limited
pedestrian access to
Durham Elementary
School, Carroll High
School, and the park.
Trees serve as a filter for
storm water runoff,
provide critical habitat,
and add aesthetic value.
Trees help to provide
privacy and add aesthetic
value.
Implementation
Evaluate applicable properties
for the Rural Conservation
Subdivision land use category
and amend the land use plan
map accordingly.
Prioritize funding for
sidewalks, trails, crosswalks,
and other improvements in the
CIP.
Ensure that trees and
vegetation along the stream
corridors remain in a natural
state. Develop regulations that
allow for creative and flexible
site design. Encourage the
placement of critical
environmental resources into a
conservation easement to
ensure the protection of the
area.
Encourage the placement of
critical environmental
resources into a conservation
easement to ensure their
protection.
Southlake 2025 Plan 62 Plan Areas B, E, & F
Phase H Analysis & Recommendations
SOUTHLAKE
202S
i
Ki
00
Preserve existing
tree buffers along
creeks and flood plains
1 n
1-1-1-
0
V
L' Evaluate intersection
improvement options
at Shady Oaks & Dove
I
Preseirvle existilria tree
T cover adj t to existing
t i residential) neighborhoods
as a natural offer om
adjoining develop 104t
r Pt#"roffie eix&ting- -
J character of Shady Qaks-— C
1 I and Hightandiwith atr
01 loot I
l-
o
W. Highland/N. Peytonville Area Plan
Plan Area "E")
Recommendations for
Environmental Resource Protection
Resolution 05-018
Adopted by the Southlake City Council on May 3, 2005
LEGEND
EXISTING TREE COVER
EXISTING 100 -YEAR FLOOD PLAIN
O TREE COVER/OPEN SPACE TO BE PRESERVED WHERE APPROPRIATE
EXISTING CREEKS & WATER BODIES
S Q PLAN AREA BOUNDARY
CITY LIMITS
v PROPOSED/EXISTING PEDESTRIAN CONNECTIVITY
y
Carroll
S
ii ,•School
1I.L
1 r i ` j`I If bre
T 4 :
ON
PP Ow
co
Bicentennial ParK
0• (Southlake Blvd.)
EPEE
A gm
M t i I
11 1 11 111 --i
Resolution 05-018
6.3 North Side Plan Area (Plan Area F)
May 3, 2005
The following are the general environmental resource protection recommendations and
implementation strategy recommendations for the North Side plan area.
6.3.1 General Recommendations for Environmental Resource Protection
Explore opportunities for non -motorized and passive recreational uses along
Lake Grapevine.
Protect the city's remaining agricultural/equestrian and environmental areas in
the North Side by requiring residential development to occur in a manner that
has the minimum impact on these resources.
Maximize pedestrian connectivity from neighborhoods to Lake Grapevine and
Bob Jones Park.
Evaluate connectivity to regional trails and Meadowmere Park in Grapevine.
Develop an interconnected network of pedestrian trails along linear greens.
Preserve tree buffers along existing creeks and flood plains whenever possible.
Connect new and existing neighborhoods to the trail network.
Maximize pedestrian access to Carroll Middle School and to Clariden School
from adjoining neighborhoods.
Evaluate land acquisition connecting existing parks property along Lake
Grapevine.
Farhat property Lake Grapevine
Evaluate land acquisition along Dove Street to expand existing park property
Liberty Park at Shehonwood).
Preserve existing tree buffers adjacent to neighborhoods.
Where possible, preserve undeveloped areas of Bob Jones Park as part of a
Cross Timbers habitat.
Southlake 2025 Plan 64 Plan Areas B, E, & F
Phase II Analysis & Recommendations
Resolution 05-018
6.3.2 Specific Recommendations and Implementation Strategies
Recommendation Justification Implementation
1. Explore opportunities
for non -motorized and
passive recreational
uses along Lake
Grapevine.
2. Protect the city's
remaining
agricultural/equestrian
and environmental
areas in the plan area
by requiring
residential
development to occur
in a manner that has
the minimum impact
on these resources.
3. Maximize pedestrian
connectivity from
neighborhoods to Lake
Grapevine and Bob
Jones Park.
4. Evaluate connectivity
to regional trails and
Meadowmere Park in
Grapevine.
5. Develop an
interconnected
network of pedestrian
trails along linear
greens.
Increase recreational
opportunities for
Southlake residents.
Aesthetic and fiscal
values of low -intensity
rural uses are
significant. Open
space also commands
property value
premiums.
There are existing
equestrian/hike trails
on Corps property and
in Bob Jones Park, but
there is little
connectivity to
surrounding
neighborhoods.
There are opportunities
for increased
connections in the
North Side Plan Area
between Southlake's
trail system and
regional trail systems.
Such a trail system
could provide a viable
alternative to the
automobile and provide
for recreational
walking, jogging, and
bicycling.
May 3, 2005
In conjunction with the Corps of
Engineers and Community
Services department, consider
options for non -motorized,
passive recreational uses.
Evaluate applicable properties for
the Rural Conservation
Subdivision land use category and
amend the land use plan map
accordingly.
Prioritize funding for sidewalks,
trails, crosswalks, and other
improvements in the CIP.
Prioritize funding for trails in the
CIP.
Amend relevant city ordinances to
encourage the development of a
linked system of open spaces in
conjunction with the preservation
of woodlands, creeks, ponds, and
other environmentally sensitive
areas.
Southlake 2025 Plan 65 Plan Areas B, E, & F
Phase H Analysis & Recommendations
Resolution 05-018
Recommendation
6. Preserve tree buffers
along existing creeks
and flood plains
whenever possible.
7. Connect new and
existing
neighborhoods to the
trail network.
8. Maximize pedestrian
access to Carroll
Middle School and to
Clariden School from
adjoining
neighborhoods.
9. Evaluate land
acquisition connecting
existing parks property
along Lake Grapevine.
10. Evaluate purchasing
land from the southern
border of the property
to Dove to add to the
park.
11. Preserve existing tree
buffers adjacent to
neighborhoods.
12. Where possible,
preserve undeveloped
areas of Bob Jones
Park as part of a Cross
Timbers habitat.
Justification Implementation
Trees serve as a filter
for storm water runoff,
provide critical habitat,
and add aesthetic value
A continuous and
accessible trail system
helps to reduce reliance
on automobiles and
increases access to
recreational
opportunities.
There is currently
limited pedestrian
access to area schools.
There is a separation
between park property
to the west and park
property to the east.
Increase park size and
improve accessibility
from Dove.
Trees help to provide
privacy and add
aesthetic value.
The Cross Timbers are
old-growth woodlands
that provide habitat for
many species,
including neotropical
migratory birds.
May 3, 2005
Ensure that trees and vegetation
along the stream corridors remain
in a natural state. Develop
regulations that allow for creative
and flexible site design.
Encourage the placement of
critical environmental resources
into a conservation easement to
ensure the protection of the area.
Amend all applicable ordinances
zoning & subdivision) to require
pedestrian connectivity for new
neighborhoods. Prioritize funding
for sidewalks, trails, crosswalks,
and other improvements in the
CIP.
Prioritize funding for sidewalks,
trails, crosswalks, and other
improvements in the CIP.
Prioritize the recommended land
purchase in the CIP if it is
determined that the city desires to
purchase this property.
Prioritize the recommended land
purchase in the CIP if it is
determined that the city desires to
purchase this property.
Encourage the placement of
critical environmental resources
into a conservation easement to
ensure their protection.
Have the Community Services
Department consider options.
Southlake 2025 Plan 66 Plan Areas B, E, & F
Phase II Analysis & Recommendations
North Side Plan Area
Plan Area 'T)
Recommendations for
Environmental Resource Protection
Resolution 05-018
Adopted by the Southlake City Council on May 3, 2005
I11111aximize pedestrian
fonnectivity to Lake Grapevi
and to Bob Jones PArt
elvelolp an interconnected
etwork bfpedestrian trails
along linear g s Clariden Bob Jones
v School PadWhere
and
of I
Y • %, " as
Ti
t-
SOUTHLAKE
2025
afk
and
rty
C •,
65 LDN
1 _
DFW Airport
Noise Contour
0
Legend
Existing 100 -year Flood Plain
Existing Tree Cover
f*C Existing CreekslWater Bodies
Lake Grapevine
Perpetual Open Spaces
Tree Cover/Open Space to be preserved
Proposed Pedestrian Trail Network
Cj Plan Area Boundary
City Limits
Evaluate connectivity,,,,
to regional trails-
and Meadowmere
ParkinGrapev%
q
City Park
Carroll
Middle
School
Maximize pedestrian
access to Carroll
Middle School from
adjginiing ne.hborhoods
r
y y
W -VE
S
500 0 500 1000 Feet
APPENDIX A
Transition Land Use Categories
Transition 1 (T-1)
May 3, 2005
Purpose: The purpose of the Transition 1 (T-1) land use category is to provide an alternative
tool to allow for the flexibility and creativity in the development of "transition" sites. The T-1
district is intended to consist of primarily non-residential uses; however, limited residential
development may be appropriate in some cases. The standards and criteria established under this
land use category constitute 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. These properties
share unique characteristics in that, they have commercial potential due to adjacency to a major
arterial or existing commercial uses, but need to address compatibility issues with adjacent
established neighborhoods. This land use category is intended to allow for creative development
and flexible transition opportunities with a mix of development types. Each individual area
designated for Transition 1 (T-1) land use category will generally range from 15 to 40 acres.
Land Use Mix: The percentages below for the land use mix in the T-1 Transition category are
intended only to be guidelines, and greater flexibility may be appropriate under site specific
conditions.
Land Use Percentage o fAcreage Flexibility Allowed
Retail 30% 10%
Office 35% 20%
Residential 15% 15%
Open space 15% 15%
Civic use 5% 10%
Total 100%
Scale and Context Criteria: Scale and context criteria describe intensity, location, and
compatibility criteria for the mix of land uses proposed.
Retail uses:
Retail uses are to be located at a major street intersection or immediately adjacent
to existing retail development along a major arterial.
Retail uses are to be limited to convenience and neighborhood retail and service
uses such as a drug store, grocery store, laundry, cleaners, etc. developed in
conjunction with the adjoining retail commercial uses.
Southlake 2025 Plan A - 1 Plan Areas B, E, & F
Phase II Appendix A
May 3, 2005
Provide safe and easy pedestrian access to the retail from the surrounding
neighborhoods and other adjacent developments.
The total amount of retail in a specific T-1 category is recommended to be in the
25,000 sq.ft.-50,000 sq.ft. range.
Office uses:
Office uses are to be located along a major arterial or immediately adjacent to
existing or proposed retail uses.
Office uses are encouraged to be limited to professional offices that are 1 — 2
stories with footprints between 5,000 — 8,000 square feet. This criterion is
established to limit surface parking and maximize the shared usage of parking
between retail and office uses.
This land use category is not intended for larger planned office or business parks
and campuses.
Residential uses:
Residential uses in are to be located between the proposed office or retail uses and
existing residential neighborhoods. These uses are intended to provide a lower
intensity transition between existing neighborhoods and commercial uses.
Residential uses should be well integrated with proposed open space and other
civic uses to create a sense of place.
They should also be integrated with proposed commercial uses in a manner that
provides internal automobile and pedestrian access to convenience commercial
uses.
Residential uses are recommended to be to the density and scale that is
appropriate based on the context and character of the proposed overall
development.
Oven svace:
Consider environmental elements as "features," rather than constraints.
Emphasis shall be placed on preservation of existing wooded areas and stream
corridors.
Avoid channeling or piping of streams.
Streams or creeks should become a focal point rather than the rear of the
development.
Provide natural walking paths along stream and creek corridors.
Well designed and integrated open spaces are critical to the creation of successful
mixed-use neighborhoods.
Open spaces should be designed to add value to proposed development and not as
an "after -thought". To that end, open spaces should maximize frontage along
residential and office uses. Open spaces shall occupy a prominent place in the
development of a neighborhood and form the center pieces of a community.
Open spaces are intended to be the "front -yards" and invite passive recreational
activities. Open spaces may be in the form of pocket parks, children's play areas,
squares, linear greens, and conservation areas. Active sports fields and activities
are not recommended in the T-1 land use category.
Southlake 2025 Plan A-2 Plan Areas A E, & F
Phase II Appendix A
May 3, 2005
Use the topography as an advantage, do not flatten the site.
Preserve views.
Civic uses:
Civic uses such as day -cares, post office, police substation, local government
offices, churches, etc. are encouraged in the T-1 category. Ideally, civic uses
should be located centrally in the development and provide convenient access to
all other uses and activities in the development.
Civic uses are to be designed to the scale and context of the neighborhood. Uses
are encouraged to be appropriately scaled to the proposed development and
generally limited to a maximum of 10,000 square feet of built area.
Some representative images of land uses in the T-1 Transition land use category are included
below:
s
Residential Use Residential Use
Neighborhood scale retail uses Natural open space areas Integrated Open Space
Professional Office Use Professional Office Use Civic Use
Southlake 2025 Plan A-3 Plan Areas B, E, & F
Phase H Appendix A
May 3, 2005
Overall Character and Design: Given the close proximity of the different land uses permitted
in this land use category, attention to design detail is critical to a successful development in the
T-1 land use category.
The proposed development is encouraged to establish an overall concept and theme for
the project as a whole.
Emphasis should be placed on an interconnected street pattern that encourages internal
circulation, both automobile and pedestrian, within the district.
Development should limit the visual impact of surface parking lots by dividing parking
lots into smaller pods and locating parking to the side and rear of buildings.
The scale of development should encourage 1-2 story buildings which are oriented
toward the street, limiting the impact of surface parking lots.
Street design shall be compatible with the character of the development. Streets are
encouraged to create a safe and inviting walking environment through an interconnected
network of roads with sidewalks, street trees, street furniture, and amenities.
Streetscape
oe4 111" .
Discouraged Encouraged
LIP!
of
Am
Recommended street and streetscape design in the
T-1 Transition Land Use Category.
Southlake 2025 Plan A-4 Plan Areas B, E, & F
Phase II Appendix A
May 3, 2005
Transition 2 (T-2)
Purpose: The purpose of the Transition 2 (T-2) land use category is to provide an alternative
tool to allow flexibility in the development of smaller "transition" sites. The T-2 district is
intended to consist of primarily residential uses; however, non-residential development may be
appropriate in some cases, particularly near an arterial roadway. The standards and criteria
established under this land use category constituteend era idelines for the staff, Planning &
Zoning Commission, and City Council to evaluate comprehensive development proposals for
specific properties as identified in the city's Land Use Plan. The T-2 transition land use may be
utilized by the developer lieu of the underlying land use category in cases where master planned
developments are proposed.
Definition: This land use category is applied to smaller transition properties that are adjacent to
both lower intensity commercial land uses and lower intensity residential uses. These properties
share unique characteristics, in that they have limited commercial potential due to adjacency to
existing commercial development but need to address compatibility issues with adjacent
established neighborhoods. T-2 properties may also have significant environmental limitations
such as flood plain or significant grade issues. This land use category is intended to provide
creative infill and flexible transition opportunities with a mix of residential and limited
commercial land uses. Each individual area designated for Transition 2 land use category shall
generally range from 4 to 20 acres.
Land Use Mix: The percentages below for the land use mix in the T-2 Transition category are
intended only to be guidelines, and greater flexibility may be appropriate under site specific
conditions.
Land Use Percentage o fAcreage Flexibility Allowed
Retail 5% f5%
Office 10% f25%
Residential 65% 25%
Open space 15% 15%
Civic uses 5% 10%
Total 100%
Scale and Context Criteria: Scale and context criteria describe intensity, location, and
compatibility criteria for the mix of land uses proposed.
Retail uses:
Retail uses are to be limited convenience corner commercial stores and similar
neighborhood service and scaled retail uses located at a street intersection.
Such neighborhood serving retail shall be pedestrian oriented and limit its impact
on adjoining neighborhood.
The total amount of retail uses in a specific T-2 category is recommended to be
less than 10,000 square feet.
Southlake 2025 Plan A-5 Plan Areas B, E, & F
Phase II Appendix A
May 3, 2005
Office uses:
Office uses are to be located along a major arterial, collector, or immediately
adjacent to existing retail uses.
Office uses are encouraged to be limited to professional offices that are 1 — 2
stories with footprints between 3,000 — 6,000 square feet. This criterion is
established to limit surface parking and maximize the shared usage of parking
between retail and office uses.
This land use category is not intended for larger planned office or business parks
and campuses.
Residential uses:
Residential uses are to be located adjacent to proposed office and existing
residential neighborhoods. These uses are intended to provide a lower intensity
transition between existing neighborhoods and non-residential uses.
Residential uses should be well integrated with proposed open space and other
civic uses to create a sense of place.
They should also be integrated with proposed commercial uses in a manner that
provides internal automobile and pedestrian access to convenience commercial
uses.
Residential uses are recommended to be to the density and scale that is
appropriate based on the context and character of the proposed overall
development. As a general rule, density may be off -set by pedestrian oriented
design, streetscape treatments, open space allocation, and other amenities.
Oven svace:
Well designed and integrated open spaces are critical to the creation of successful
mixed-use neighborhoods.
Emphasis shall be placed on preservation of existing wooded areas and stream
corridors.
Avoid channeling or piping of streams.
Streams or creeks should become a focal point rather than the rear of the
development.
Provide natural walking paths along stream and creek corridors.
Open spaces should be designed to add value to proposed development and not as
an "after -thought". To that end, open spaces should maximize frontage along
residential and office uses. Open spaces shall occupy a prominent place in the
development of a neighborhood and form the center pieces of a community.
Southlake 2025 Plan A-6 Plan Areas B, E, & F
Phase II Appendix A
May 3, 2005
Open spaces are intended to be the "front -yards" and invite passive recreational
activities. Open spaces may be in the form of pocket parks, children's play areas,
squares, linear greens, and conservation areas. Active sports fields and activities
are not recommended in the T-2 land use category.
To the extent possible, open spaces shall be designed to be contiguous with
existing open spaces or provide pedestrian connections to existing trail or
greenway networks.
Use the topography as an advantage, do not flatten the site.
Preserve views.
Civic uses:
Smaller scaled civic uses such as day -cares, post office, police substation, local
government offices, churches, etc. may be appropriate in the T-2 category.
Ideally, civic uses should be located centrally in the development and provide
convenient access to all other uses and activities in the development.
Civic uses are to be designed to the scale and context of the neighborhood and
generally limited to a maximum of 7,000 square feet of built area.
Some representative images of land uses in the T-2 Transition land use category are included
below:
Images of commercial and civic uses in the T-2 Transition Land Use Category
Images of natural and designed open spaces in the T-2 Transition Land Use Category
Southlake 2025 Plan A-7 Plan Areas B, E, & F
Phase II Appendix A
May 3, 2005
Images of residential uses in the T-2 Transition Land Use Category
Overall Character and Design: Given the close proximity of the different land uses permitted
in this land use category, attention to design detail is critical to a successful development in the
T-2 land use category.
The proposed development is encouraged to establish an overall concept and theme for
the project as a whole.
Emphasis should be placed on an interconnected street pattern that encourages internal
circulation, both automobile and pedestrian, within the district.
Commercial development should limit the visual impact of surface parking lots by
dividing parking lots into smaller pods and locating parking to the side and rear of
buildings.
The scale of development should encourage 1-2 story buildings which are oriented
toward the street, limiting the impact of surface parking lots.
Street design shall be compatible with the character of the development. Streets are
encouraged to create a safe and inviting walking environment through an interconnected
network of roads with sidewalks, street trees, street furniture, and amenities.
Discouraged
I
Encouraged
Southlake 2025 Plan A-8 Plan Areas B, E, & F
Phase II Appendix A
May3, 2005
RecommendedresidentialstreetsandstreetscapedesignsintheT-2TransitionLandUse
Category.
Southlake2025PlanA-9PlanAreasB, E, & F
PhaseIIAppendixA
May 3, 2005
Appendix B
Rural Conservation Subdivision (RCS) Land Use Category
The purpose of the Rural Conservation Subdivision Land Use District is to protect and preserve a
portion of Southlake' agricultural/ranching environment and rural character.
Areas to be considered for this designation:
Areas greater than 20 acres that consist of either:
large estates
ranchettes
equestrian activities,
agricultural activities.
Served by rural cross section roadway (bar ditches)
Natural features, agricultural, grazing, or equestrian uses.
Features of the land use district
1) Standard subdivision development at a net density range of up to one-half (0.5) dwelling units
per acre will be allowed.
2) Subdivisions with a contiguous land area of greater than twenty (20) acres may be permitted
to develop smaller lots (>20,000 sq. ft.) under a cluster option at an overall net density not to
exceed one (1) dwelling units per acre, provided that the following conditions are met:
Sewer and water service is available.
For every square foot of land allocated for a residential lot, an equal or greater amount of
open space will need to be dedicated.
The open space dedicated shall be continuous and shall be protected by a perpetual easement
held by a qualifying party approved by the City.
The open space will remain in a natural or passive state.
Clustered lots shall be developed in the least obtrusive location and away from
environmentally sensitive areas such as tree areas, active agricultural activities, or equestrian
activities.
3) Properties designated RCS are eligible for purchase development rights (PDRs) to developers
in area designated.
4) In some cases, SF1-A zoning may be appropriate for tracts that do not meet the minimum lot
size requirements of the RCS land use category.
Appendix B B-1 Rural Conservation Subdivision
Land Use Category
May 3, 2005
Appendix B-1
Rural Conservation Subdivision - An Introduction
Conventional zoning does little to protect open space or to conserve rural character. The
reason many subdivisions consist of nothing more than houselots and streets is because zoning
and subdivision design standards usually require developers to provide nothing more. While the
zoning ordinance provides detailed standards for lot area, setbacks, density and floor area, the
ordinance does not set any noteworthy standards for the quantity (except for the PUD district),
quality and configuration of open space to be preserved.
Conventional zoning assigns a development designation to every acre of land. The only lands
which are normally not designated for development are wetlands and floodplains. Conventional
zoning has been accurately described as "planned sprawl," because every square foot of each
development parcel is converted to front yards, back yards, streets, sidewalks, or driveways.
Nothing is left over to become open space, in this land -consumptive process.
A local governments interested in limiting the development of all the land area within a city,
now have a practical and effective alternative: conservation subdivision design. This technique
has been successfully implemented by a number of municipalities in New England and the Mid -
Atlantic states, and by several counties in Virginia, Colorado, Washington, and California and is
gaining popularity in the Midwest.
In order to avoid disturbing the equity held by existing landowners of large tracts,
conservation subdivision design allows the same overall amount of development that is already
permitted. The key difference is that this technique requires new construction to be located on
only a portion -- typically half -- of the parcel. The remaining open space is permanently
protected under a conservation easement co-signed by a local conservation commission or land
trust, and recorded in the registry of deeds.
Erawple: Example.:
Conventional Subdivision Design Conservation Subdivision Design
Conventional Subdivision Design Conservation Subdivision Design
Appendix B-1 B-1-1 Rural Conservation Subdivision
An Introduction
May 3, 2005
Rural Conservation Subdivision Design
The basic principle of cluster development is to group new homes onto part of the
development parcel, so that the remainder can be preserved as unbuilt open space. The degree to
which this accomplishes a significant saving of land while providing an attractive and
comfortable living environment depends largely on the quality of the zoning regulations and the
expertise of the development designer.
Although the concept of clustering is fairly simple, this "new" form of development has
raised concerns among some residents of rural or suburbanizing areas because it is quite different
from the conventional, standardized subdivision pattern with which most of us are very familiar.
Interestingly, the conventional suburban model, commonplace in many growing communities, is
actually a pattern that is at odds with the otherwise traditional rural landscape. It looks "at home"
only in our sprawling metropolitan post-war suburbs, where it has become the predominant
building pattern.
The Advantages of Rural Conservation Subdivision Design
The conventional approach to development results in the entire parcel being covered with
house -lots and subdivision streets. Communities which have had a lot of experience with this
type of development ultimately realize that, as one parcel after another is eventually developed,
their formerly open landscape evolves into a network of "wall-to-wall" subdivisions.
The beauty of open space zoning is that it is easy to administer, does not penalize the rural
landowner of large tracts, does not take development potential away from the developer, and is
extremely effective in permanently protecting a substantial proportion of the development tract.
It does not require large public expenditures, and allows land owners and others to extract their
rightful equity without seeing their entire land holding bulldozed for complete coverage by
house -lots.
This pattern of down -sized house -lots and preserved open space offers distinct economic
advantages to all parties. Developers can reduce the costs of building roads and water and sewer
lines. Local governments save on periodic road re -surfacing. And home buyers often pay less
because of these cost savings.
Landowners who view their property as their "pension" no longer have to destroy their
woods and fields in order to retire with a guaranteed income, as their equity is not diminished.
Local governments do not have to raise property taxes to finance expensive open space
acquisitions. Developers are not placed under unreasonable constraints, and realtors gain a
special marketing tool, in that views from the new houses will be guaranteed by conservation
easements protecting the open space from future development.
Appendix B-1 B-1-2 Rural Conservation Subdivision
An Introduction
May 3, 2005
Ouestions About Rural Conservation Subdivision Development:
Will It Harmonize With Its Surroundings? A concern that is often heard is that cluster
housing will not blend in with an areas rural character or established neighborhoods because
the lots will be less than an acre in size. However, it is contended that a well designed cluster
development that is well integrated with its surrounding does more to enhance the rural
environment than a standard 1 acre subdivision. Also, the open space can be designed in a
manner that it abuts existing established residential neighborhoods or lots.
Property Values? The related issue of "impact upon surrounding property values" is also
often raised. As mentioned above, along any part of the parcel perimeter where cluster lots
would adjoin standard -sized lots or existing neighborhoods, permanently protected open
space would be required. Lots abutting permanent open space almost always enjoy higher
property values. Also, most realtors would attest to the fact that all lots within a well-
designed cluster development usually gain enhanced value as a result of the protected open
space.
How will it work?
Create a Purchase Development Rights (PDR) program as a voluntary open -space protection
technique that compensates a landowner from limiting future development on the land. Consider
allowing developers developing under the EC district to use purchase development rights from
areas designated Rural Conservation Subdivision and apply the rights to the EC -1 district (in the
S.H. 114 Corridor).
Southlake is one of the fasting growing cities in the Metroplex and as a result much of its
rural character is disappearing rapidly. Many rapidly growing cities throughout the United States
utilize a PDR program to allow property owners to protect in perpetuity, critical natural and
environmental resources.
A landowner's development rights include the right to subdivide and develop the property.
Often compared to mineral rights, development rights can be separated from a land owner's
property. Under a PDR program, a land owner voluntarily sells the right to develop a parcel of
land to a public agency interested in natural resource conservation. The development value is
determined by subtracting the value of the land as restricted from its value on the open market.
While a conservation easement is placed on the land and recorded in title, the land remains in
private ownership, and the land owner still retains all other rights and responsibilities associated
with being a property owner, including the right to prevent trespass and the right to sell the
property. PDR programs have been used by local and state governments since the mid 1970's,
and at least twenty states have implemented the program. The Texas Parks and Wildlife
Department is promoting PDR, and the largest private conservation organization in the United
States, the American Farmland Trust (AFT), opened a Texas field office in Texas in 1999.
Private conservation organizations like AFT have already begun purchasing development rights
in Texas using private funding.
Appendix B-1 B-1-3 Rural Conservation Subdivision
An Introduction