Item 7A Plan 3Final Draft
March 9, 2005
3.0 PRELIMINARY ANALYSIS
The F.M. 1709 (Southlake Blvd.) corridor is the major commercial corridor in the city of
Southlake. Not only does it function as a critical retail hub, it also provides vital east -west
regional connectivity between the cities of Keller, Southlake, and Grapevine. The eastern part of
the corridor (east of Carroll Ave.) has developed as a regional and local retail destination while
the western part of F.M. 1709 (west of Carroll Ave.) is currently developing as a premier
location for small -scale office developments.
3.1 Existing Land Use and Character
The South Side Plan Area is dominated by single family residential housing. The largest
residential development is Timarron, a master - planned community with approximately 1400
homes. The first houses were constructed in 1992 and typical lot sizes range from. 15 to 1 acre.
The community includes a golf course, fitness center, club house, greenbelts, and a number of
other amenities.
There are also significant retail and office developments in the plan area. The major commercial
developments are outlined below.
Southlake Town Square
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Typical Street in Southlake Town Square
• A 125 -acre master planned, pedestrian oriented, mixed -use development.
• 600,000 s.f of mixed retail, office and government uses employing approximately 1,800
people.
• Residential brownstones opening in 2005.
• Grand Avenue commercial district planned to open in the fall of 2006, addition of
400,000 s.f including full service hotel, movie theater, retail, restaurant and office uses.
• Development featured on the cover of multiple Urban Land Institute Publications
including the Mixed Use Development Handbook and Place Making -The Making of Town
Centers, Main Streets and Urban Villages.
Southlake 2025 Plan 19 South Side Area Plan
Phase II Analysis & Recommendations
Aerial View of Southlake Town Square
Final Draft
Cornerstone Plaza
March 9, 2005
• A 3.5 -acre commercial development that includes 26,335 s.f of retail and restaurant
uses.
View of Cornerstone Plaza from F.M. 1709 (Southlake Blvd.)
Shafer Plaza
• Shafer Plaza is a planned retail /restaurant development located on 5.89 acres. It is
expected to include 52,548 s.f of retail and restaurant uses.
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View of Shafer Plaza from F.M. 1709 (Southlake Blvd.)
Crossroads Square
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• Crossroads Square is a comprehensively revised development incorporating retail and
office uses, with approximately 15,000 square feet of lease spaces and a 63,959
square foot grocery anchor. The original development incorporated approximately
68,876 square feet.
Southlake 2025 Plan 20 South Side Area Plan
Phase II Analysis & Recommendations
Elevations of the proposed residential brownstones in Southlake Town Square
Final Draft
View of Crossroads Square Shopping Center
Georgetown Park
March 9, 2005
• Georgetown Park is a comprehensively planned business center providing over
10,000 s.f. of retail and office facilities.
View of Georgetown Park Complex.
Harris Methodist Hospital
Harris Methodist Hospital is a 37,827 s.f. short -stay specialty hospital that is a joint
venture between Harris Methodist HEB hospital and a number of local physicians.
The development also includes two 48,000 s.f medical office buildings and four
acres for future medical offices.
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Southlake 2025 Plan 21 South Side Area Plan
Phase II Analysis & Recommendations
View ofHarris Methodist Southlake
Final Draft
March 9, 2005
The facility is equipped with four surgical suites, six overnight beds, and a
diagnostic /outpatient imaging department.
With a grand opening in October 2004, Harris Methodist Hospital was the first
hospital built in Northeast Tarrant County in nearly two decades.
In the immediate region, the hospital complements Baylor Regional Medical Center
in Grapevine and Trophy Club Medical Center in Trophy Club.
Village at Timarron
• A unique collection of specialty retail shops, restaurants, service stores, and banking
services.
• The current development includes over 68,000 s.f of retail and restaurants, and future
development is expected to add another 30,000 s.f.
The Village at Timarron
3.2 Existing Zoning
The South Side Plan Area is dominated by Residential Planned Unit Development ( "R-
PUD") zoning. The entire area that is designated "R -PUD" is the Timarron development, which
consists primarily of medium density residential uses. Other significant zoning designations
include "SF -IA" (Single Family Residential, minimum 1 acre lot), "SF -20A" and "SF -20B"
(Single Family Residential, minimum 20,000 s.f. lot). There are also a few lots along White
Chapel Blvd. that are zoned "RE ", Residential Estate, minimum 5 acre lot.
On the east side of the plan area, particularly along S.H. 26, "I -1" (Light Industrial) and "1-2"
(Heavy Industrial) zoning is common. Also on the east side, two relatively small areas zoned
"MIT' (Manufactured Housing) may be found south of Continental Blvd.
In addition, commercial ( "C -1", "C -2 ", and "C -3 ") and Office ( "O -1") zoning is found
primarily along F.M. 1709. A few areas zoned "SP -1 ", "SP -2" (Site Plan) and `B -1" (Business
Service Park) are also found on the north side of the plan area. Town Center is zoned "DT ",
Downtown District.
Southlake 2025 Plan 22 South Side Area Plan
Phase II Analysis & Recommendations
9�
March 9, 2005
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Scattered throughout the plan area are parcels with {{CS" (Community Service) zoning.
These areas include schools and parks. Parcels with {{AG" (Agricultural) zoning are also
scattered throughout the plan area, but a concentration of them may be found on the west side of
Carroll Ave., south of F.M. 1709.
3.3 Topography and Environment
Natural character can have a significant impact on quality of life and should be taken into
account when planning for future development. In the South Side Plan Area, the topography,
creeks and flood plain, and trees are some of the most important natural features.
In general, the topography of the plan area is relatively level. However, one area that may
present a challenge for development is the southwest corner of F.M. 1709 and Kimball Ave.
There is a significant grade change from the street level of F.M. 1709 to the property on the
south side of the road. A retaining wall is currently in place.
In addition, several properties are located in the 100 year flood plain, adjacent to the 100 year
flood plain, or adjacent to streams. While most of these properties have already been developed
with medium density residential uses (primarily in the Timarron neighborhood), any
recommendations for development of the remaining properties should take the flood plain into
account.
Southlake 2025 Plan 23 South Side Area Plan
Phase II Analysis & Recommendations
Final Draft
March 9, 2005
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Critical Resources
Significant tree cover in the area is generally found in the flood plain and along creeks.
These tree buffers are important not only for aesthetic value; they also serve as a filter for storm
water runoff and provide habitat for birds and wildlife and therefore should be preserved.
Standing water near the Senior Activity Creek adjacent to the Village at Timarron
Center
Southlake 2025 Plan 24 South Side Area Plan
Phase II Analysis & Recommendations