[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6623716,"mediaKeyId","2769273-048cb5b5e4c245b5bd1140dc7576f9ef","parentId",2769273,"title","Developer unveils 26-acre mixed-use concept at 114 and Dove Road; neighbors question traffic, trees and hotels","audioSeconds",1685,"startMs",3771000,"endMs",5456000,"viewUrl","/Search/View?dp=1&key=2769273-048cb5b5e4c245b5bd1140dc7576f9ef&start=3771&end=5456","thumbnailUrl","https://assets.pipeline.soar.com/2769273-048cb5b5e4c245b5bd1140dc7576f9ef/thumbnail_3771000.jpg","articleUrl","/articles/6623716/Southlake/Tarrant-County/Texas/Developer-unveils-26-acre-mixed-use-concept-at-114-and-Dove-Road-neighbors-question-traffic-trees-and-hotels","mediaUrl","https://secure.pipeline.soar.com/6623716-e6bf9ceacbae9e87c4eee82f5e241d39/orig.mp4?Expires=1771132335&Signature=FndHt0SeFqqjLeWZO1ohJPlLxyKqilGcChybqES4hi-z1S-OlvDzVe1dXcev1Zs-dfnmmED0umQqjGe~aDhzYihYQjLAGqrlal6Z53KMG~TznpGG88nwoIsDHvMmRAbnO5ml59fcFAx2y6RmAsixYzKlpyms~cRCkfuVJD48-HzJoXJIKBe8MfoapeHlqy7n98MpK~foJ02ldq985HcbcBKQKITSNqqKAjxgOeSzU-vbMKk~x9l21OkIhhvYsPyVZHrCtQZtoeDep4NWkGMhnJ69FnUS3nzooKcFi9ErkZDuEJqtxvihxA7UZDCX1e9Nzy3kPchFMFwIccCr11Obyw__&Key-Pair-Id=KUT5TJCACFTXG","author","Southlake","date","2025-03-25T00:00:00Z","article","Bridal Rock Developments presented a conceptual land-use plan for 26 acres at the northeast corner of State Highway 114 and Dove Road, showing retail and restaurant pads, a possible grocery anchor, a four-story hotel and four-story office buildings. The project is presented as a land-use concept using existing site-specific retail zoning and is not a rezoning request at the SPIN stage.

Jody Boyd, the developer’s representative, said the proposal “complies with zoning” and emphasized the plan is a concept to be refined. The plan includes front-facing restaurant pads with enclosed patios backing to open space, a larger retail anchor block (the developer indicated a maximum 60,000-square-foot anchor is allowed by current rules), and office buildings along Kirkwood.

The presentation prompted multiple questions about traffic patterns at the 114/Dove intersection, potential hotel saturation, tree preservation and the scale of retail and parking:

- Grocery and anchor tenant: Boyd said discussions with potential grocers are ongoing but did not disclose a tenant; he confirmed the zoning allows up to a 60,000-square-foot tenant on the larger retail block. Boyd also said he has been in talks with neighboring landowners, including the owners of the adjacent Shivers property.

- Trees and the tree ordinance: Gabriella Miller, a Kirkwood Hollow HOA member, said prior approvals had tied zoning to specific tree preservation requirements; Boyd said the site falls under the city’s older tree ordinance and that certain pad- and parking-area trees may be exempt from mitigation rules, but he noted the team will comply with whatever standards the city requires.

- Traffic and safety: Multiple residents, including Carol Kelly of Kirkwood Hollow, said the Dove/114 interchange is congested and dangerous and worried about additional trips to and from a grocery, hotel and offices. Boyd said the project aims to channel traffic to the Dove/114 service road and that mitigations tied to city review and improvements along Dove could address some concerns.

- Hotel and office demand: The concept includes a four-story hotel at the corner; Boyd said market interest exists and that hotel and office partners have submitted letters of interest, though no end users were finalized. Several residents questioned whether more hotels are needed given existing nearby hotels and questioned how noisy or usable a restaurant patio would be so close to 114.

- Open space and design: Boyd said the concept emphasizes front-facing restaurants and green space around a retention pond; residents asked whether that open space could be more park-like and whether parking could be reduced to preserve trees and activated public space.

Because the property has site-specific SP zoning for retail uses, the developer said the concept relies on by-right uses rather than a zoning change. Boyd said the project team will continue outreach and refine the plan before any formal submissions to the city’s planning staff or a zoning case requiring Planning & Zoning Commission and City Council consideration.","mediaType","Video","parentTitle","Southlake - SPIN Town Hall Forum - Mar 25, 2025","oneSentenceSummary","Bridal Rock Developments presented a by-right concept for a mixed-use project at 550 W. State Highway 114 and Dove Road that includes retail, a grocery-sized anchor, restaurants, a four-story hotel and office space. Neighbors at the SPIN meeting raised traffic, tree-preservation, noise and hotel-saturation concerns.","taxTitle","Southlake, Tarrant County, Texas","taxId",52237,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6623724,"Developer proposes seven-lot subdivision for 500 East Bob Jones Road; neighbors cite drainage, traffic and habitat concerns",3635,138000,3773000,"/Search/View?dp=1&key=2769273-048cb5b5e4c245b5bd1140dc7576f9ef&start=138&end=3773","https://assets.pipeline.soar.com/2769273-048cb5b5e4c245b5bd1140dc7576f9ef/thumbnail_138000.jpg","/articles/6623724/Southlake/Tarrant-County/Texas/Developer-proposes-seven-lot-subdivision-for-500-East-Bob-Jones-Road-neighbors-cite-drainage-traffic-and-habitat-concerns","https://secure.pipeline.soar.com/6623724-f39c61fdfd4c573d9c65d02460eeaa1d/orig.mp4?Expires=1771132335&Signature=fv26Mc9wJxWvgTAX9azdDA-kQjq2WZQlFhh5p0F6Vv4VtUXOBiUUIXmI1dFaoT-Jiotk4yvoeEfqgxGrp2k59PUj5b3a7KAhAc5lmTZ6lKptg0jmOO79rGSOcloBisZ1zj~eJtvemoJmpJR9YWE~FLtT7IpqgOuCvS5GiVkwwVheVBL9Mqlu7lNUr82VFY9ADdLsn7w5NyF8b5-4yqgYQ917RwmSsMc8Kd4fDYTAcBWXNf5VHZ~1oyB78~qmSU1xHwxBuM6USG~ncThT5RbND0~GA8xlfBaKF4GhC~c5Epk3uEOBubJrXOvnVFBa28KV9uuTkl~ia2T2queFi2sogg__&Key-Pair-Id=KUT5TJCACFTXG","Bridal Rock Developments presented a plan on Wednesday to build a seven-lot, 1-acre-lot residential subdivision at 500 East Bob Jones Road, drawing extended public comment and concerns about drainage, septic systems, traffic and loss of rural character.

The Southlake Program for the Involvement of Neighborhoods meeting, an early public review step, is informational and does not include a vote. Jody Boyd, representing Bridal Rock Developments, said the proposal complies with the city’s future land use plan and that the developer intends to retain the existing home on the site and build high-end, single-family homes.

The proposal would reconfigure the parcel currently zoned for agricultural use into seven lots, three of which Boyd said would face East Bob Jones Road. Boyd described the project as “a high end custom home neighborhood” and told residents he anticipates the finished houses will sell for about $3 million. “We’re trying to swim with the current here, by providing a 1 acre, lot subdivision,” Boyd said.

Neighbors disputed some of the developer’s technical claims and pressed for clarifications. Fred Johnson, whose property borders the site, said much of the parcel drains south through an engineered gully and that the existing hillside is “very unstable,” asking whether the developer was aware of those conditions. Boyd replied his team will “hire professionals” and design retaining walls and drainage to city standards, and said the project’s engineered drainage will flow northeast toward Lake Grapevine rather than onto Bob Jones Road.

Residents raised several recurring concerns:

- Drainage and water flow: Multiple neighbors said runoff currently moves south or east through existing ditches and under driveways, and they warned that fill, retaining walls or new streets could alter local patterns. Boyd said the subdivision pads and streets will be graded to flow to the site’s detention and ultimately to the Corps of Engineers’ property and Lake Grapevine.

- Septic and water quality: Boyd confirmed there is no sewer service along Bob Jones and that the proposed homes would use aerobic septic systems that meet current state standards. He said water service will be extended and looped through the subdivision to maintain pressure.

- Road condition and construction impacts: Longtime residents described East Bob Jones Road as a narrow, lightly improved road that was a gravel county road before being surfaced; they warned heavy construction traffic and concrete trucks would further degrade the pavement. Boyd said he would raise resurfacing needs with the city and was willing to consider resurfacing the half of the road that fronts the proposed property.

- Loss of rural character and wildlife: Several callers and written commenters said the neighborhood’s value and identity come from larger lots, horses and woodland habitat. An online submission read at the meeting said: “This development threatens the beauty and certainty that I specifically searched for when I was moving here.”

- Lot layout, fencing and roof heights: Neighbors asked whether the three front lots would face Bob Jones (Boyd said Lot 1, Lot 2 and Lot 7 would have Bob Jones driveways), whether the existing split-rail fence would be preserved (Boyd said it would), and whether roof-height limits could be required to protect views. Boyd said he would consider roof-height limits and that the developer can address some standards in CCRs and HOA rules.

Boyd estimated the horizontal work to lay out the subdivision would take about a year, with roughly another year for home construction once builders begin vertical work; he added that the developer expects to sell lots to custom builders and that timing can vary.

The SPIN meeting is an early step; Boyd said the plan will proceed next to the Planning and Zoning Commission and then City Council where formal approval and any zoning changes would be decided. Multiple speakers urged residents to make their concerns known during that formal process.

Because SPIN is advisory, no votes or binding actions were taken. The city will include the comments and submitted SPIN forms in a public meeting report available on the City of Southlake website.","At a Southlake SPIN meeting, Bridal Rock Developments presented a plan for seven one-acre lots at 500 E. Bob Jones Road. Neighbors raised repeated concerns about drainage, septic systems, road condition, tree loss and construction impacts; the SPIN meeting is advisory and no vote was taken.","actionData","errors"]

Article not found

Developer unveils 26-acre mixed-use concept at 114 and Dove Road; neighbors question traffic, trees and hotels

Developer proposes seven-lot subdivision for 500 East Bob Jones Road; neighbors cite drainage, traffic and habitat concerns