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HomeMy WebLinkAboutItem 02 - Northeast and State Highway 360 Corridor MEMORANDUM CITY OF GRAPEVINE, TEXAS TO: ROGER NELSON, CITY MANAGER FROM: TOMMY HARDY, DIRECTOR OF DEVELOPM N SERVICES '\ DAN TRUEX, DEVELOPMENT MANAGER SUBJECT: NORTHEAST AND STATE HIGHWAY 360 CORRIDOR DATE: SEPTEMBER 21, 2004 We have reviewed the Northeast Corridor (along State Highway 26 and the Grapevine Mills Mall Area) and the State Highway 360 Corridor (from the intersection of State Highway 121 to the south city limits line). The following analysis considers availability of suitable land, developed and undeveloped acres and development constraints on some sites. The two corridors mentioned represent the largest undeveloped commercial and industrial land areas left within Grapevine. Other commercial in-fill sites remain primarily along Northwest Highway, Ira E. Woods Avenue and Dallas Road. A common misconception is that Grapevine's major commercial and industrial districts are approaching build-out. As indicated on the following charts and the attached aerial photos, only 32% of the Northeast Corridor and 36% of the State Highway 360 Corridor are developed. Although major attractors of future growth are in place within these areas, the development of the remaining 2/3 of of these corridors will determine the ultimate overall character, quality and value of these remaining major commercial and industrial areas. Several major tracts in both the Northeast Corridor and the State Highway 360 Corridor have not developed primarily due to owners who do not seem willing to sell at this time or properties priced above the current market value. In some cases floodplain, topography and utility constraints may also play a role in the current lack of development. These sites are identified in the following sections of this memo. Northeast Corridor — The Northeast Corridor contains several major retail and tourist attractions including Grapevine Mills Mall, Bass Pro Shops Outdoor World, DFW Lakes Hilton Hotel, Embassy Suites Hotel and a number of restaurants. A major aquarium project has been announced to the south of Grapevine Mills Mall and Ripley's has announced their intention to build an aquarium and entertainment attraction on Bass Pro Drive, west of State Highway 26. Industrial uses and zoning lie within the northeast portion of this corridor and include DFW Trade Center on State Highway 121 and additional industrial tracts on the east and west sides of Freeport Parkway. The Northeast Corridor has been targeted for additional retail, tourist and hospitality development. Approximately 15.5 million shoppers and tourists visit this study area annually with an additional 1.1 million visitors projected for the announced aquarium. As indicated in the following table, although major commercial attractions are in place, over two-thirds of this corridor remains undeveloped. Northeast Corridor Total Developed Undeveloped Commercial 890 292 Acres 598 Acres Industrial 281 87 Acres 194 Acres Total 1171 379 Acres 792 Acres Percent of Total Acres 100% 32% 68% As the attached aerial photo reflects, major commercial (red) and industrial (purple) tracts remain undeveloped. The largest undeveloped tract sizes vary from 30 acres to 165 acres in size and are well situated for major, high-visibility development. Major traffic volumes are evident in this area, including 160,000 vehicle trips per day for State Highway 114/121, 42,500 vehicle trips per day(weekend) for Grapevine Mills Parkway, 21,000 vehicle trips per day for State Highway 26 north of Bass Pro Drive and 73,000 vehicle trips per day for State Highway 121 east of Grapevine Mills Parkway. Although major development has occurred within this area, the bulk of land remains available for development or redevelopment. Several large sites may remain undeveloped indefinitely until they are more aggressively marketed by the current owners or their ownership changes. Examples of these tracts include the Brunson site at the northeast corner of State Highway 26 and Ruth Wall Road (30 acres), the Hunt site at the northeast corner of Grapevine Mills Boulevard and FM 2499 (165 acres) and the Curtis Carter site west of Grapevine Mills Mall (20 acres). This area consists of both industrial and commercial zoning consistent with the uses expected in this corridor. Tracts lying in proximity to existing industrial parks in Grapevine, Flower Mound and Coppell will most likely retain their industrial zoning and develop with industrial uses. However, the two industrial tracts located south and east of the intersection of Business 114 and State Highway 26 are projected to be developed with commercial or hospitality uses and may be rezoned to a commercial designation. Undeveloped commercial tracts totaling 598 acres are appropriately located adjacent to major highways but adjustments in their boundaries may occur as individual projects are reviewed by the City Council. State Highway 360 Corridor — This corridor contains major industrial and commercial tracts. Westport Business Park lies on the north and south side of Westport Parkway and Pavestone Manufacturing is located at the southeast corner of Stone Myers Parkway and State Highway 360. Large commercial sites border State Highway 360 between Glade Road and Euless-Grapevine Road. Other commercial sites lie on the east side of State Highway 121. This area has developed primarily with community retail, office and major industrial uses. With the exception of Delaney Winery, tourist attractions have not located within this corridor at this time. Additional development of this type are possible although this area does not have the strength and clustering of tourism evident in the Northeast Corridor. As indicated in the following table, almost two-thirds of this area remains undeveloped. State Hi•hwa 360 Corridor Total Developed Undeveloped Commercial 258 Acres 113 Acres 145 Acres Industrial 331 Acres 105 Acres 226 Acres Multi-Family 43 Acres 12 Acres 31 Acres Total 632 Acres 230 Acres 402 Acres Percent of Total Acres 100% 36% 64% As the attached aerial photo indicates, major commercial (red) and industrial tracts (purple) remain undeveloped. Industrial sites totaling 117 acres lie to the south of Westport Business Park and Pavestone Manufacturing. The bulk of available commercial lies along State Highway 360 between Glade Road and Euless-Grapevine Road. Additional retail totaling approximately 15 acres lies northeast of the convergence of State Highway 360 and State Highway 121. The abutting 24 acres to the north will most likely remain user owned and has therefore not been included as developed land. This 15 acres may remain user owner or could possibly return to private development. The commercial and industrial sites within this corridor are well served with arterial and freeway access. State Highway 121 south of the convergence with State Highway 360 carries 99,000 vehicle trips per day and 136,000 vehicle trips per day north of the convergence. State Highway 360 accommodates 40,000 vehicle trips per day. The interior lanes of State Highway 360 are currently under construction. It is anticipated that the finalization of these improvements in approximately 18 months will increase the traffic volumes of this freeway and consequently the visibility of the adjacent land sites. A 90 acre industrial site south of Westport Business Park may remain undeveloped indefinitely until the tract is more aggressively marketed by the existing owner (Tom Curnes) or the ownership changes. Other sites within this corridor have development constraints such as the industrial sites east of Stone Myers Parkway (65 acres) that have drainage constraints and the commercial tracts between Euless-Grapevine Road and Glade Road that have flood-plain and topography challenges. Potential price and utility constraints exist on the 15 acre site located at the northeast corner of Glade Road and State Highway 360. This site is zoned for industrial uses but, according to several brokers, it is priced for office and retail use. In addition, water line extensions are required from west of State Highway 360 to serve this site. In general, the State Highway 360 Corridor contains substantial tracts of undeveloped commercial and industrial land to accommodate future development. The existing zoning patterns are consistent with existing and anticipated development in this area. Some sites show constraints in ownership, drainage, floodplains or price structure and therefore may not develop quickly. Some adjustments in individual zoning districts may occur as individual projects are reviewed by the City Council.