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3.0 Preliminary AnalysisFINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 27 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 FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 28 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 FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 29 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 FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 30 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 FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 31 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 FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 32 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. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 33 FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 34 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. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 35 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. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 36 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. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 37 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. FINAL DRAFT April 1, 2005 Southlake 2025 Plan Plan Area B, E, & F Phase II Analysis & Recommendations 38