Item 7A Plan 1Final Draft March 9, 2005
1.0 INTRODUCTION
The South Side Plan Area is primarily a residential area with significant retail, office,
industrial, and park land uses. The area includes F.M. 1709 (Southlake Blvd.), which is a
principal arterial in the city and an important east -west corridor linking the cities of Grapevine,
Southlake, and Keller.
F.M. 1709 (Southlake Blvd.) forms the northern edge and S.H. 26 forms the southeastern
edge of the South Side Plan Area. Bear Creek separates the plan area and the city from
Colleyville to the south. The western edge of the South Side Plan area is the Davis
Boulevard/F.M. 1938 Corridor plan area. F.M. 1709 is characterized by intense retail uses east
of Carroll Avenue and lower intensity office and residential uses west of Carroll Ave.
Southlake 2025 Plan
Phase II
South Side Area Plan
Analysis & Recommendations
Location of F.M. 1709 (Southlake Blvd.) in its Regional Context
View of Pecan Creek Retail Development
View of Harris Methodist Southlake
Final Draft March 9, 2005
The following preliminary analysis and recommendations for development in the South Side
Plan Area are part of the larger effort of Phase 11 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 South
Side Plan Area includes areas "C ", "D ", "G ", and "H" as indicated by the map below.
1.1 General Character of the Area
The northern boundary of the South Side Plan Area includes the properties along the northern
edge of F.M. 1709 ( Southlake Blvd.) and is the location for the majority of the commercial
development in the area, including Southlake Town Square and Harris Methodist Hospital. It
also includes Bicentennial Park, the second largest public park in the city. The park provides a
variety of recreational opportunities, however, pedestrian and bicyclist access from neighboring
subdivisions is limited.
Southlake 2025 Plan 2 South Side Area Plan
Phase II Analysis & Recommendations
Southlake 2025 Plan — Phase 11
South Side Plan Area (Areas C, D, G, & H)
Final Draft
Marcia 9, 2005
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Sonthlake 2025 Plan 3 South ,Side Area Plan
Phase H Analvsis & Recommendations
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Sonthlake 2025 Plan 3 South ,Side Area Plan
Phase H Analvsis & Recommendations
Final Draft
March 9, 2005
The central and southern sections of the plan area are characterized by low density residential
and medium density residential subdivisions. Some of the houses are located in or adjacent to
the 100 -year flood plain. In addition, there are a number of large estates along White Chapel
with a unique rural character not found in many other areas of the city.
The eastern section of the plan area is characterized primarily by industrial uses. There are a
few former industrial sites, such as the former PUMPCO site, that will present unique challenges
for future development.
1.2 Traffic Count Trends
F.M. 1709 is an important transportation corridor in the city for influencing the development
patterns and character of Southlake. It is a regional arterial that runs from S.H. 114 west to
Interstate 35W and is designed to serve regional and major traffic generators. Traffic volumes
along FM 1709 have remained generally stable over the past few years:
Southlake 2025 Plan 4 South Side Area Plan
Phase II Analysis & Recommendations
View of residential development along F.M. 1709.
View of recent garden office projects along F.M.
1709.
Typical industrial uses
Former PUMPCO site
Final Draft
March 9, 2005
F.M. 1709 (Southlake Blvd.) Traffic Count Trends
2000-2025
80,000
70,000
60,000
O
U
50,000
; 0
cc
R
L
40,000
cc
3
30,000
L
O
20,000
-
N
10,000
-
F.M. 1938 to
Peytonville
S . Lakes
Shady Oaks
W. Chapel
Byron
Carroll to
Kimball to
S.H. 114 to
Pearson
to F.M. 1938
to
to S. R.
to Shady
Nelson to
Byron
Carroll
Kimball
Peytonville
Lakes
Oaks
W. Chapel
Nelson
❑ 2000
35,447
36,808
37,320
42,197
42,497
48,469
45,150
42,466
43,330
■ 2001
32,739
41,160
45,022
45,059
44,967
43,724
44,457
45,333
45,287
❑ 2002
33,225
39,606
41,140
41,795
45,306
43,043
44,886
43,975
39,580
❑ 2003
32,003
39,050
40,209
41,937
45,052
46,516
45,760
44,965
39,923
■ 2004
33,391
44,354
43,241
43,584
45,064
46,492
40,982
46,371
37,527
■ 2025
41,395
53,265
55,716
46,183
41,574
45,544
44,497
60,571
69,936
Segment
Source: 2004 Traffic Count Report & NCTCOG
Traffic counts along F.M. 1709 are expected to stabilize or increase slightly over the next
few years. However, if F.M. 1709 is widened from the current five lanes to seven, there is a
potential for a significant traffic increase. In contrast, the other primary east -west route in the
plan area, Continental Blvd., has seen a significant decrease in traffic with the opening of S.H.
114. North -south routes include White Chapel Blvd., Carroll Ave., and Kimball Ave. All three
of these routes are expected to see significant increases in traffic counts once they are widened.
The year 2025 estimates (NCTCOG) for the same segments along F.M. 1709 indicate the highest
increases in traffic volumes east of Carroll Ave. and west of Southridge Lakes.
Southlake 2025 Plan
Phase II
South Side Area Plan
Analysis & Recommendations