SPIN2025-04 - 550 W State Hwy 114
SPIN MEETING REPORT
SPIN Item Number: SPIN2025-04
City Case Number: ZA25-0012
Project Name: 550 W. State Hwy 114
SPIN Neighborhood: 3
Meeting Date: March 25, 2025
Meeting Location: 1400 Main Street, Southlake, TX
City Council Chambers
Total Attendance: 20
Hosts: Ryan Firestone
Applicant Presenting: Jody Boyd
City Staff Present: Ryan Firestone, Planning Technician
FORUM SUMMARY:
Property Situation: 550 W State Hwy 114 & Dove Rd.
Development Details:
• Proposing a 26-acre multi-use development o Four Story Hotel o 4 High-End Restaurants o 4 Four Story Office Buildings o Grocery Store o 5 Retail Stores
Presentation:
Southlake, TX
550 W State Hwy 114
BridgeRock Developments, LLC
404 N Oak St
Roanoke, Texas 76262
Attn: Jody Boyd
550 W State Hwy. 114
Site
26.00 ac.
W Dove Rd
Kirkwood Blvd.Shady Oaks Dr.FLUP
MIXED USE
Zoning
SP -2
Concept Plan A
550 W State Hwy. 114
Concept Plan B
550 W State Hwy. 114
Comments, Questions, and Concerns:
Q: Do you have an anchor tenant?
A: We haven’t finalized those plans as we get our land plan put together, but yes, we
do.
Q: The grocery store, can you share the chain?
A: No, I can’t share, but you’ll like it
C: It seems a little far fetched to have two grocery stores adjacent to one another.
A: We have been in contact with the trademark folks and are pretty well versed with
their plan. We haven’t yet coordinated the zoning, but we are in talks with them to do
that. The difference being they’re zoned Agricultural, and we are zoned for high use
retail zoning on our property.
Q: Is a four-story office building financeable and viable?
A: We thought the same, but we have people that want it.
Q: This is a concept plan, and you would be doing the horizontal development while
finding vertical developers?
A: Yes sir.
C: There is specific coding in the zoning that is very specific about tree preservation for
this land and I don’t see any of that here.
Concept Plan C
550 W State Hwy. 114
A: Technically, this is under the previous tree ordinance. Anything that is parking or pad
sites is exempt. We are under the old tree ordinance.
Q: I thought there was something very specific about not taking down all the trees, even
if you couldn’t put the parking lots in for it?
A: That is not our understanding from city staff.
C: We would like to see the grocery stores stay on 1709 and not be up here because
we feel like it will be a pit stop for people that live further down.
C: I wouldn’t mind a small grocery store if it was a really high-end small grocery store
that’s very specific.
A: That’s what we are targeting.
C: We don’t want any late-night live music or lights.
C: Concerns with fast food restaurants and traffic on Kirkwood.
A: We are not targeting fast food, we are looking at high-end, like a whiskey-cake, those
things for a restaurant. Sit down and have a drink, have a steak, etc. From a traffic
standpoint, everyone here is going to leave Dove to go to 114, I would assume, maybe
Kirkwood, but we can’t control that.
C: I have concerns with a hotel and that we are a little overdeveloped for hotels. I am
concerned about Southlake looking more and more like a track place.
A: We’d be opened if somebody had disparate uses then what we’ve proposed here.
We’d be happy to talk to them about that. We want a successful project that adds to the
fabric of the city.
Q: Is there any way to put some green space in there other than the pond?
A: Yeah, we’ve got the green space that goes around the hotel.
Q: Can you put a butterfly pavilion?
A: One of the other things that we contemplated was maybe doing a residential buffer
there, from the Metairie and Kirkwood.
Q: Was this one of the pieces of land that the city was talking about doing the
transitional?
A: This is in the transitional overlay district. There’s also employment center zoning that
if we were to combine with the Shiver’s Property to the south and do a master plan
zoning case, there are some more liberal zoning uses we could get there. Ultimately, we
have decided not to do that for the time being.
Q: Asks to see the other proposal version, including housing. These are the size of
Metairie?
A: These are 7500 sq.ft homes.
Q: Is this a townhome project?
A: No, this is a single-family detached product. Rear entry with no garages in the front.
C: That’s intense.
Q: Is there going to be a gas station or anything associated with the grocery store?
A: No.
Q: Are they going to do anything to Dove Rd, to expand it?
A: I don’t believe so here.
Q: Four story office buildings will exit off Dove Rd?
A: Yes, that’s what I would think.
Q: Have you been on Dove Rd at 3:30 in the afternoon?
A: Oh yeah, I am well aware of the issues as I drive it practically every day. Once they
finally get the guy wires and power pole out of the way on that U turn going back north,
that’ll help out some of the congestion.
Q: The maximum size of the office buildings will be four stories?
A: That’s by right we get four stories. We can get an specific use permit for two more
stories, but I don’t see that happening.
Q: Is plan b your primary plan at this time?
A: Yes sir.
Q: You’re looking at four story office buildings?
A: Yes sir.
Q: You’re saying that you have demand for those?
A: We have interests. I don’t know if we will get all four of them there. I don’t know if
demand is there for four full four-story buildings, but yeah we have folks that are.
Q: At this point, it’s speculative building?
A: Well, what we are trying to get approved now is what we have by right with a land
plan. So, that is what we are trying to do right now.
Q: How does the grocery size compare to the Tom Thumb up on White Chapel? Is it
about the same size?
A: I don’t know the answer to that. The max size can be 60,000 square feet. They did
say you can do three or four 60,000 square foot buildings, suites in the same shell
building, as long as it is separated by a suite. That’s not what we are proposing here.
We are proposing the max. It is going to be 60,000 square feet on the bigger block with
more traditional 2,500/5,000 square feet retail uses against the anchor tenant.
Q: Do we think we need a grocery store?
A: There’s not a grocery store on the north side of 114 right now. I won’t be the one who
owns and operates it, but we certainly have people that want to do it.
C: I have concerns about traffic. I don’t see how all these people could maneuver that
intersection the way it is designed right now.
A: I can appreciate traffic is a major concern here. I think when they complete the
construction along Dove Rd, hopefully that mitigates some of the traffic concern, but
there’s a major freeway that borders our property by about 2,000 feet. Ther’s not much
we can do about it other than encouraging drivers to not go up Dove and Kirkwood, but
to go to the freeway.
C: The exit from 114 to get to all of this does not seem doable.
A: It is a little south of here, but there is an exit just off the screen that is a direct exit off
114 onto the service road to access our property.
Q: Do we really need another hotel a block away from Carillon development?
A: Well, we’re 15 minutes away from one of the largest airports in the world. The
demand is there.
C: I don’t think sitting on that pond, having a glass of wine at night would be very
relaxing right across from 114. That doesn’t seem very appealing to me.
Q: Have you done the calculation as to how much of the tree coverage has to be
removed or will be remaining?
A: No, we have not done that. We have a tree study, but we haven’t done that
calculation yet.
C: Would like to keep as many trees as possible, remembered from about 10 years ago
when Kroger came in and had difficulty with the tree preservation and that becoming an
issue in the proposal.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither
verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues
and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken
as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning
Commission and final action by City Council.
Southlake Connect Results for March 25, 2025 SPIN Town Hall Forum