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2.0 EXISTING PLANS & STUDIES
Several existing plans and studies currently impact development in the S.H. 114 corridor. These
include:
• 1998 Land Use Plan
• 1997 Master Thoroughfare Plan
• 2001 Parks, Open Space, & Recreation Master Plan
• 2000 Pathways Plan
• 1995 Corridor Study
2.1 1998 Land Use Plan
The majority of the area along S.H. 114 is designated as Mixed Use in the 1998 Land Use
Plan.
The Mixed Use designation is defined as:
The range of activities permitted, the diverse natural features, and the varying
proximity to thoroughfares of areas in the Mixed Use category necessitates
comprehensively planned and coordinated development. New development
must be compatible with and not intrusive to existing development.
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Typically, the Mixed Use designation is intended for medium- to higher-
intensity office buildings, hotels, commercial activities, retail centers, and
residential uses. Nuisance-free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed to be
compatible with adjacent uses. Other suitable activities are those permitted in
the Public Parks / Open Space, Public / Semi-Public, Low Density
Residential, Medium Density Residential, Retail Commercial, and Office
Commercial categories previously discussed.
This designation is mainly intended for campus office development. The corridor also has
retail commercial designation for a significant portion along the eastern half of the corridor
between S.H. 114 and F.M. 1709 (Southlake Blvd.). Another significant consideration for
development along the corridor is the presence of the airport noise overlay zone. Specifically,
residential development is generally discouraged in the 65 LDN and prohibited in the 75 LDN.
2.2 1997 Master Thoroughfare Plan
The S.H. 114 corridor plan area is located diagonally in a 1 square mile street grid made up
of north-south (Kimball, Carroll, and White Chapel Blvd) and east-west (Dove, Highland, and
Southlake Blvd) streets. Dove Road, White Chapel Blvd., Carroll Avenue, and Kimball Avenue
are all arterial streets within the plan area and Highland Ave is a collector street.
Recently in 2004, the Master Thoroughfare Plan was amended to add Kirkwood Boulevard
extension from Highland to Kimball Avenue. This connector is intended to provide alternative
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access to existing and future development along S.H. 114 and limit congestion along the frontage
roads of S.H. 114.
Kimball Avenue, Dove Street, and White Chapel Blvd.
A5U -94’ R-O-W
Arterial:
5-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
“D”) = 23,200
vehicles per day
Legend: C=Curb, L=Lane, M=Median, P=Parkway, T=Trail, D=Bar Ditch
Carroll Avenue (north of S.H. 114) - A3U – 94’ Arterial
Arterial:
3-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
“D”) = 11,600
vehicles per day
Aventerra Blvd/Kirkwood Blvd.
A4D – 100’ R-O-W
Carroll Avenue, south of S.H. 114 is also designated as A4D (100’)
arterial but with a 15’ wide median.
Arterial:
4-Lane Divided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
“D”) = 23,200
vehicles per day
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Highland Street between White Chapel and Carroll Ave
A4U – 74’ R-O-W
Arterial:
4-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
“D”) = 23,200 vehicles
per day
Highland Street between Carroll and Kimball Ave
C2U – 70’ R-O-W
Collector:
2-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
“D”) = 8,400 vehicles
per day
Shady Oaks Drive: C2U – 64’ R-O-W
Collector:
2-Lane Undivided
Design Speed = 35
mph
Maximum Service
Level Volume (LOS
“D”) = 8,400 vehicles
per day
Character of residential neighborhoods in the S.H. 114 Corridor Plan area
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2.3 Southlake Parks, Recreation, & Open Space Master Plan
The 2001 Parks, Recreation, & Open Space Master Plan for the city of Southlake indicates
no significant park areas in the S.H. 114 Corridor. However, a significant open space resource in
the form of the Corps of Engineers property is immediately north of the planning area. The plan
area includes several developed and undeveloped Carroll Independent School District (CISD)
properties that could potentially provide joint-use opportunities.
The Community Services Department of the city of Southlake is currently undertaking a
periodic update of the 2001 Parks, Recreation, and Open Space Mater Plan. The
recommendations for the S.H. 114 Corridor will inform the Parks plan update in an effort to
coordinate the two planning processes.
View of the creek from Shady Lane
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2.4 Southlake Pathways Plan
The 2001 Pathways Plan indicates all major pedestrian connectivity to occur along existing
and proposed roadways. One critical link was identified along Dove Creek through the center of
the plan area. The feasibility of this connection should be evaluated given development trends in
this area.
2.5 1995 Corridor Study Recommendations
The 1995 Corridor Study has had a tremendous impact on the character of commercial
development in Southlake. Specifically, the plan identified the S.H. 114 Corridor as a critical
corridor with the potential to establish a great image for the city. The Corridor Study identifies
entry portals at the eastern and western edges of the corridor.
Proposed Portal Recommendations for the S.H. 114 Corridor
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The Corridor Study made
several recommendations
for the design of the
overpasses over S.H. 114
– primarily Carroll Ave
and Gateway Drive. The
design recommendations
included planting
schemes, median
treatments, intersection
and pedestrian
improvements. Bridge Overpass Concepts for the S.H. 114 Corridor
Recommendations for
adjacent private
development included a
natural bufferyard
planting treatment along
the frontage roads in
addition to the building
articulation and masonry
standards. The goal of
the plan was to establish
a “natural tree grove”
edge for the S.H. 114
corridor.
Recommendations to establish a landscaping zoning along S.H. 114
Land use
recommendations for the
S.H. 114 include the
establishment of
employment and retail
centers. This plan
indicates retail to be
concentrated at key
intersections with office
development along the
highway frontages.
Land Use Recommendations for the S.H. 114 Corridor