Item 7B Plan 1IVILVINF 011 - IFIrm
1.0 INTRODUCTION
February 9, 2005
The State Highway 114 (S.H. 114) Corridor provides a critical east -west connection in the
Dallas -Fort Worth metropolitan area ( Metroplex). It links downtown Dallas and Dallas -Fort
Worth International Airport to centers of activity in the northwest portion of the Metroplex —
Alliance Airport and Texas Motor Speedway. This corridor is one of the most significant
corridors in the northeast Tarrant County area and provides critical regional mobility. It links the
cities of northeast Tarrant County with regional employment centers of Las Colinas, Downtown
Dallas, DFW International Airport, and Alliance Texas.
1.1 Regional Role of S.H. 114
Broadly defined, the State Highway 114 Corridor is an approximately forty (40) mile
stretch, from its intersection with Interstate 35E in Dallas to Interstate 35W in Fort Worth.
The corridor connects some of the fastest growing communities in Dallas -Fort Worth.
Locally, the corridor also functions to serve existing and future employment centers in
Southlake and Westlake.
State Highway 114's function as a link between DFW and Alliance deserves particular
emphasis. DFW is one of the nation's busiest airports, while Alliance is an increasingly
important multimodal distribution center. Together, they represent a key transportation hub
of the mid - continent United States and make the area extremely attractive nationally and
internationally as a location for business and industry.
State Highway 114 should be viewed as an economic development imperative, both to
accommodate a steadily increasing volume of motor vehicle traffic and to ensure that traffic
congestion does not jeopardize the ability of the corridor communities to compete
Southlake 2025 Plan 1 S.H. 114 Corridor Plan Area
Phase 11 Analysis & Recommendations
Location of S.H. 114 Corridor through Northeast Tarrant County
IVILVINV O11 - IFIrm
February 9, 2005
successfully for new business and capital investment (Source: Explosive Growth in the 114
Corridor, H. Gross, PhD., B. Weinstein, PhD. & T. Clower, University of North Texas
Center for Economic Development and Research). Increasingly, the S.H. 114 Corridor is
competing with the far north Dallas communities of Frisco, Allen, and McKinney in the
Metroplex for new development.
1.2 Local Role of S.H. 114
In the city of Southlake, S.H. 114 is about a 5 -1/2 mile stretch of freeway, bifurcating the
city diagonally from the northwest to the east. It is a 6 -lane freeway with 3 -lane frontage
roads in both east -bound and west -bound directions along most of the freeway. Specifically,
S.H. 114:
• Carries high volumes of traffic regionally and inter - regionally;
• Carries traffic into Southlake (i.e shopping/work);
• Conveys traffic out of Southlake (i.e. commuter traffic to regional employment
centers); and
• Conveys pass - through traffic via Southlake.
Local trips on S.H. 114 should be minimized since the freeway and associated frontage
are not primarily designed to carry local trips. Consequently, local roadway connectivity
becomes imperative to provide access to places of employment, shopping, and living within
the S.H. 114 corridor. By 2030, the main lanes of S.H. 114 are projected to carry about
175,000 average daily trips in both directions (see Figure 1. l) and the frontage roads are
projected to carry anywhere from 11,000 (at White Chapel) to 30,000 (between Kimball and
F.M. 1709) average daily trips in each direction.
Gateway Bridge.
Southlake 2025 Plan
Phase 11
View of east -bound access road of SH. 114 at Nolen
drive.
2 SH 114 Corridor Plan Area
Analysis & Recommendations
View of west -bound access road of SH. 114 at the
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FINAL DRAFT February 9, 2005
1.3 Role of the Southlake 2025 Plan
This document that includes a preliminary analysis and recommendations for development
in the S.H. 114 Corridor is part of the larger effort of Phase II of the Southlake 2025 Plan. The
city has been 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 S. H. 114
Corridor plan area is area "P' as indicated by the map below.
Southlake 2025 Plan
Phase 11
Southlake 2025 Plan —Phase II
S.H. 114 Corridor Plan Area I"
4
S H. 114 Corridor Plan Area
Analysis & Recommendations
February 9, 2005
1.4 General Character of the Corridor
The S.H. 114 Corridor is characterized by regional scale retail uses east of Carroll Avenue
and south of S.H. 114 including Southlake Town Square, Village Center, Southlake Corners, and
Gateway Plaza developments (see map).
Character of retail development in the S.H. 114 Corridor Plan Area
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Location of residential and commercial development in the SH. 114 Corridor Plan Area
Southlake 2025 Plan 5 S.H. 1] 4 Corridor Plan Area
Phase 11 Analysis & Recommendations
February 9, 2005
The plan area is also home to residential neighborhoods to the south and along Carroll
Avenue and Dove Street. Some recent residential developments include Triple C Ranch and
Estes Park. The plan area includes and is adjacent to some established, low- intensity residential
neighborhoods such as Whispering Dell Estates, Highland Estates, and Sunshine Lane.
Properties along Dove Street provide a transition between development along S.H. 114 and low -
intensity neighborhoods to the north of the city.
Character of residential neighborhoods in the S.H. 114 Corridor Plan Area
At the northwestern edge of the planning area are key regional employment centers
including Verizon Wireless and Sabre in Southlake and Solana in Westlake. For the most part, a
significant number of properties along S.H. 114 in the city of Southlake are vacant. This can
primarily be attributed to two factors:
1. S.H. 114 was recently (January 2004) improved into a 12 -lane freeway; and
2. Depressed real- estate market conditions from 2002 to 2004.
Southlake 2025 Plan 6 S.H. 114 Corridor Plan Area
Phase 11 Analysis & Recommendations