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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 FINAL DRAFT April 1, 2005 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.