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