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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
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W. Southlake Blvd/Pearson Plan Area
Existing Land Use Distribution
Industrial, 3 Acres, 0%Commercial (Retail &
Office), 10 Acres, 1%
Public /Civic /
Relig ious, 48 Acres,
7%
Open Space,
32 Acres, 5%
Other, 52 Acres
7%
Residential,
443 Acres
63%
Vacant, 121 Acres
17%
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 of Johnson Road View of Florence Road
Total Acreage = 709 Acres
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West Highland/North 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.
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
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W. Highland/N. Peytonville Area
Existing Land Use Distribution
Open Space, 79 Acres,
3%
Public /Civic / Religious,
66 Acres, 3%
Other, 221 Acres, 9%
Residential, 1,939 Acres,
79%
Vacant, 141 Acres, 7%
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.
Total Acreage = 2,451 Acres
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North Side Plan Area
Existing Land Use Distribution
Residential, 1,362 Acres,
41%
Public /Civic / Religious,
93 Acres, 3%
Commercial (Retail &
Office), 23 Acres, 1%
Industrial, 10 Acres, 0%
Open Space, 1,053 Acres,
32%
Vacant, 313 Acres, 9%Other (including Lake
Grapevine), 471 Acres,
14%
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.
View of newer residential neighborhoods in
the North Side Plan Area.
3.2 Existing Zoning
West Southlake Blvd./Pearson Plan Area
The existing zoning in the West Southlake Blvd./Pearson Plan Area is primarily
residential, with a mix of SF-1A/B (Single Family Residential, minimum 1 acre lot), SF-
Total Acreage = 3,325 Acres
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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. St. Martins-In-The-Fields Episcopal Church.
View of a non-conforming landscaping use on
Pearson Lane.
View of a commercial use on Pearson Lane
with SP-1 zoning.
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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 SF1-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
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.
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Manufactured housing off of T.W. King Rd. Corps of Engineers Property
3.3 Topography and Environment
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.
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West Southlake Blvd./Pearson Plan Area
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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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
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.
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