3.0_Preliminary AnalysisFINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
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3.0 PRELIMINARY ANALYSIS
State Highway 114 functions as the dominant economic engine for northeast Tarrant County.
The highway serves as a link between DFW International Airport (one of the nation’s busiest
airports) and the Fort Worth Alliance airport (important multimodal distribution center).
Together, these two transportation facilities form the key transportation hub of the mid-continent
United States and make the S.H. 114 corridor extremely attractive nationally and internationally
as a location for business, retail and industrial development that will ultimately result in a large
number of people working, shopping and dining along the S.H. 114 corridor.
A significant portion of land north along S.H. 114 between Kimball Avenue and White
Chapel Blvd. in the city of Southlake is currently undeveloped. However, property south of S.H.
114 and east of Carroll Avenue is the location of regional scale retail developments that include:
• Southlake Town Square
• Village Center
• Southlake Corners
• Gateway Plaza
S.H. 114 in Southlake is also home to key regional employment centers that include:
• Verizon Wireless
• Sabre Holdings World Headquarters
Regionally, S.H. 114 corridor is also home to key employment centers in Westlake that
include Fidelity and Solana.
3.1 Major Retail Development in the S. H 114 Corridor in Southlake
Southlake Town Square
Aerial View of Southlake Town Square 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.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
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• 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.
Gateway Plaza
Image of a large format retail use - Costco Gateway Plaza Master Plan
• Regional scale retail center located at the intersection of S.H. 114 and F.M. 1709
(Southlake Blvd.).
• Major tenants are Costco, Lowe’s, Kohls, Office Depot, etc.
• Mix of retail and restaurant uses.
• Total of 615,000 s.f. of commercial employing 150 people.
3.2 Major Office Development in the S. H 114 Corridor in Southlake
Sabre Holding’s World Headquarters
Aerial View of Sabre Artist’s View of Sabre Master Plan
• Located at the intersection of Kirkwood Blvd and S.H. 114.
• Total of 849,000 s.f. employing 3,000 people on 175 acres.
• Potential for over 2 million square feet, 10,000 employees.
• Named “Top 10 Real Estate Project in Nation” by Site Selection magazine.
FINAL DRAFT January 28, 2005
Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
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Verizon Wireless Network Facility
View of the Verizon Wireless Facility Verizon Master Plan
• Located at the intersection of Dove Street and S.H. 114.
• Total of 187,000 s.f. employing 330 people.
• Potential for 350,000 s.f. of office space.
3.3 Major Office Development in the S. H 114 Corridor adjacent to the city of Southlake
Solana by Maguire Partners
View of the Solana Campus Solana Master Plan
• Located at the intersection of S.H. 114 and Kirkwood Blvd in the town of Westlake
immediately adjacent to the northwest city limit line. Includes portions of the campus in
the city of Southlake (Sabre).
• An 880-acre master planned mixed-use development which includes a full-service
Marriott hotel, office facilities, retail shops and restaurants.
• Tarrant County’s largest corporate campus development.
• Currently 1.7 million square feet of building space which can accommodate 5,000
people.
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Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
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Fidelity Regional Office
View of the Fidelity Regional Office Campus
• Located in the Solana Campus in the town of Westlake.
• Total of 615,000 s.f. employing approximately 2,300 people.
3.4 Planned Future Development along the S.H. 114 Corridor
Of about 2,600 acres in the S.H. 114 Corridor Plan Area, approximately 1,327 acres are
still undeveloped (see figure below). Of the 1,274 developed acres, about 68% is residential
and the remaining is in commercial and public uses (including schools, etc.).
S.H. 114 Corridor:
Distribution of Developed & Undeveloped Property
Undeveloped
1,327 Acres, 51%
Developed
1,274 Acres, 49%
Total Acreage = 2,600 Acres (excluding S.H. 114 R-O-W)
S.H. 114 Corridor:
Distribution of Developed Property
Residential
68%
Commercial
(Retail, Office,
& Industrial)
22%
Public/Semi
Public
10%
Distribution of developed and undeveloped land in the
S.H. 114 Corridor.
Distribution of developed land in the S.H. 114
Corridor.
Most of the S.H. 114 corridor in Southlake is still undeveloped; however, it is expected
that the recent completion of the freeway construction of S.H. 114 (12 lanes) west of DFW
International Airport will serve as a catalyst for continued strong economic growth in the
vicinity.
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Southlake 2025 Plan S.H. 114 Corridor Plan Area
Phase II Analysis & Recommendations
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A number of major projects have been planned or recently underway along S.H. 114
including:
Cedar Ridge Office Complex by Panatonni
Artist’s rendering of Cedar Ridge Office Complex
Cedar Ridge Master Plan
• Located at the intersection of Carroll Avenue and S.H. 114
• 7 office buildings and limited retail at the intersection of Carroll and S.H. 114.
• Total of 119,520 s.f. employing up to 200 people.
In addition to the above development, several concept plans for larger office campuses have
been approved over the past few years including Granite, Aventerra, etc. However, depressed
office market conditions over the last three years and the highway construction have limited
development of these larger projects. Over the past one year, smaller, garden-style (one-story,
smaller building footprint) office developments are cropping up along S.H. 114.
The goal of this planning effort is to evaluate the best strategy and recommend policies to
encourage the development of the S.H. 114 Corridor to its full potential as a retail and
employment center for North-east Tarrant County.