1.0 IntroductionFINAL DRAFT April 1, 2005
Southlake 2025 Plan 1 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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 II of the Southlake 2025 Plan. The city has been
generally divided into 9 distinct planning areas in order to facilitate an efficient, but detailed
study of the entire city (see figure below). The boundaries shown for the different planning areas
may change as the Planning and Zoning Commission sees fit. They are intended to be flexible
with general identification of areas of distinct development impact. These delineations are for
planning purposes only and may contain areas similar in character and/or land use.
The three consolidated plan areas discussed in the following chapters include Area B (West
Southlake Blvd./Pearson Plan Area), Area E (West Highland/North Peytonville Plan Area), and
Area F (North Side Plan Area) as indicated by the map below.
Location Map – Plan Areas B, E, & F
FINAL DRAFT April 1, 2005
Southlake 2025 Plan 2 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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
FINAL DRAFT April 1, 2005
Southlake 2025 Plan 3 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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
View of the southeast corner of
F.M. 1709 and Pearson Lane
Location Map – Plan Area “B”
FINAL DRAFT April 1, 2005
Southlake 2025 Plan 4 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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.
Traffic Count Trends in the F.M. 1709/Pearson Ln. Plan Area
2000 - 2025*
0
10,000
20,000
30,000
40,000
50,000
Roadway Segment24-hour 2-way average daily traffic count2000 35,447 6,217 1,800 1,133
2001 32,739 5,642 1,912 1,162
2002 33,225 5,575 1,156 2,035
2003 32,003 6,681 2,049 2,062
2004 33,391 6,352 3,023 3,411
2025*40,719 15,037 4,819 4,800
F.M. 1709 from Davis to
Pearson
Pearson from Florence to
F.M. 1709
Pearson from F.M. 1709 to
Union Church
Union Church from Davis to
Pearson
*2025 Traffic count numbers are NCTCOG estimates only.
Source: 2004 Traffic Count Report & NCTCOG
W. Highland/N. Peytonville Area (Area E)
The West Highland/N. Peytonville Plan Area is roughly bounded by the city limits to the
west and northwest, the S.H. 114 Corridor to the east, and the South Side Plan Area to the
south. The area is generally characterized by low intensity residential uses, some of which is
rural in nature.
Typical neighborhood street View of Dove Street
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Southlake 2025 Plan 5 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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.
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.
FINAL DRAFT April 1, 2005
Southlake 2025 Plan 6 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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.
Location Map – Plan Area “F”
FINAL DRAFT April 1, 2005
Southlake 2025 Plan 7 Plan Areas B, E, & F
Phase II Analysis & Recommendations
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 trailhead
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.