FM 1431: US 183 to CR 185

FM 1431: US 183 to CR 185

Written by Claire Love Sunday, 07 January 2007

FM 1431 Corridor

This aerial view along FM 1431 provides a glimpse of the concentrated growth and diversity of land use occurring between US 183 and CR 185.

“What we’re experiencing right now is the synergy of everything [years of planning] coming together,” Brenda Eivens, Cedar Park city manager said. “There are a lot of good things happening.”

Transportation Update

T1 — TxDOT is widening FM 1431 between US 183 and 183A to six lanes of divided roadway, including a traffic signal at the intersection of Discovery Boulevard. Completion is expected by Fall 2007.

T2 — Approximately 1,200 feet of FM 1431 are being improved by the Central Texas Regional Mobility Authority. The road will be widened to a divided highway with a raised median in the area of 183A with three main lanes in each direction; left turn lanes for access to 183A; curbs, sidewalks and underground drainage; and traffic lights at the intersections of the north and southbound frontage lanes of 183A.

The intersection of FM 1431 and 183A is expected to be substantially complete when 183A opens March 3. Landscaping and other subsidiary work will continue through June. The interchange will feature many aesthetic enhancements including backlit street name signs; painted bridges, concrete walls, signal poles and lights; and extensive landscaping and some public art.

The traffic lights and road improvements are funded through a combination of Toll Revenue Bonds, a TxDOT grant and right-of-way donations from local governments.

T3 — TxDOT and Cedar Park Regional Medical Center are partnering to install a traffic signal at the intersection of FM 1431 and C-Bar Ranch Road. Activation timing will depend on traffic flow and volume at the intersection after the hospital opens.

T4 — Improvements to CR 185 was on the list of recommendations from the Williamson County 2006 Bond Advisory Committee for Precinct 2; however, the improvements to CR 185 were not considered a top priority and the County only listed the two highest priority projects in each precinct in the bond election voting language. As a result, the county is not required to make improvements to CR 185, but can do so if there is leftover bond money available after the two high priority projects for Precinct 2 are completed.

The improvements to CR 185 that were recommended by the bond committee were to upgrade the existing two lane sections to a five lane roadway with a continuous center turn lane; curb, gutter and sidewalks; and wide outside lanes to accommodate bicycle traffic. The project would also include signalization for the intersection of CR 185 and CR 180 (New Hope Road). 

Future Land Use

F1 — The space in the Cedar Park Plaza previously owned and occupied by Albertson’s belongs to an investment group that acquired a number of Albertson’s stores closed in 2006. Sources say the investment group is planning to sell the stores in bulk.

The Plaza’s developer was the original owner of the Albertson’s space before selling it to the grocery chain, and is currently in negotiations with the investment group to see if they will split this particular location out of the bulk arrangement and sell it back to him.

F2 — The original plans for the 400 acres of land zoned as the Downtown District included a mix of single family, retail, entertainment and office space built around a lake to create a destination area. The Cedar Park City Council approved funds to create the plans for the Downtown District in 1998.

The Downtown District consists of two components: the Mixed Residential Area and the Town Center Area. The original plans for the Mixed Residential Area include single family homes, townhomes and condominiums. The original plans for the Town Center Area include a mix of professional office, retail, civic use, and hotel with residential and entertainment use. The only construction to date has been in the Mixed Residential Area (see R1).

The developers of the Downtown District are currently redefining their plans for the Town Center Area and are re-evaluating the tenant mix they originally proposed. They are seeking a tenant mix that will be unique, but also complimentary to the Endeavor 1890 Ranch Project.

Commercial Property

C1 — The Depot restaurant and retail center plans to open in the spring. Threadgill’s Plaza includes a traditional Threadgill’s restaurant along with Mojo Rojo Mexican Cantina. Both restaurants are owned and operated by the Threadgill’s corporation. The pavilion sandwiched between the two restaurants is a 7,000 sq. ft. area for banquets, meetings and concerts. The two retail buildings are also opening this spring. Already committed to open are Castle Dental, T-Mobile and Highland Lakes Real Estate. Quick Commercial Realtors are in negotiations for another 11,000 sq. ft. of the 30,000 sq. ft. of property.

C2 — Cedar Park Regional Medical Center has been under construction for almost nine months with more than 200 workers on site and 130,000 man-hours logged. Steel framing is complete, slabs are poured and interior framing has begun. Hospital officials are actively recruiting physicians and continuing to hire hospital staff on an ongoing basis. The hospital is on track to open in January 2008.

C3 — Phase I of 1890 Ranch is under construction by Endeavor Real Estate Group and is expected to celebrate a grand opening in October. Current tenants of Phase I include a SuperTarget, Cinemark Theater, PetSmart, Wachovia Bank, Compass Bank, OfficeMax, Circuit City and a Steak ‘n Shake restaurant. The 50,000 sq. ft. of restaurant space in Phase I will be concentrated around the Cinemark Theater as part of the developer’s plan to make the area around the theater a family-oriented entertainment area complete with playscapes and park space.

C4 — Phase II of 1890 Ranch consists of 225,000 sq. ft. of retail space. Site work will likely begin during the third quarter of 2007 with an estimated 9-month construction timeframe. The developer is speaking with potential national brand tenants but no plans have been finalized.

C5 — Spanish Oaks Plaza will consist of four one-story medical/professional office buildings totaling 39,000 sq. ft. The office complex is currently in the pre-leasing phase, but no tenants are under contract at this time. The plaza is expected to break ground by this Spring.

C6 — Cedar Park Medical Center will break ground this summer with completion expected in the first or second quarter of 2008. The center will be a three-story building totaling 76,000 sq. ft. The developer is talking to a number of potential tenants but none are under contract at this time.

C7 — The Oakmont Medical Plaza will be home to a three-story medical office building consisting of 65,000 rentable sq. ft. The Plaza was approximately 50 percent leased as of December, and is anticipated to break ground in May with a projected opening date of April 2008. Discussions for a long-term acute care hospital on this site are underway but plans have not been finalized.

C8 — The City of Cedar Park has had preliminary meetings with potential developers for this site, but no plans have been finalized.

C9 — A Village Inn restaurant and Comerica Bank will be built on this five-acre site, along with 21,000 sq. ft. of retail space. Letters of Intent have been received from a dry cleaners, a restaurant and a coffee shop. The Village at Cedar Park is expected to be complete by May.

Residential Real Estate

R1 — D.R. Horton’s Town Center

Five sections of the Cedar Park Town Center have been completed by D.R. Horton, the exclusive Town Center builder, with 323 homes occupied. Another five sections are expected to be completed within the next three years, bringing the total number of homes in the Town Center to 775.

Homes range in price from the mid $130s to low $230s. Community amenities include common areas, a community pool, an amenity center, hike & bike trails, nature trails and open space. For more information, visit www.drhortonaustin.com.