Item 6 - Staff ReportCase No.
CP24-0002
S T A F F R E P O R T
March 28, 2024
CASE NO: CP24-0002
PROJECT: Land Use Plan Amendment - Brumlow East EXECUTIVE
SUMMARY: Curtis Young of Sage Group, on behalf of the owner Wright Brumlow East RE,
LLC, is requesting approval of a Land Use Plan amendment from “Industrial” to
“Mixed Use” for Brumlow East, on property described as a portion of Tract 1A,
Harrison Decker Survey Abstract 438, and portions of Tracts 2E04, 2E06, and
2E07A, John N. Gibson Survey Abstract 591, City of Southlake, Tarrant County,
Texas and located at 1719 E. Continental Blvd. and 1451 – 1537 Brumlow Ave.,
Southlake, Texas. Current Zoning: “AG” Agricultural District. Current Land Use
Designation: Industrial and Flood Plain. Request: Change the Industrial Land Use
Designation to Mixed Use. SPIN Neighborhood #8.
DETAILS: The purpose of this request is to propose a Land Use Plan amendment appropriate
for developing a project in the Transition Zoning District to include 56 residential
dwelling units 7 office and office-warehouse buildings. Approximately 21.55 acres
of the 32.8-acre development is in the Industrial land use category, and the request
is to change the area with the Industrial land use designation to Mixed Use.
EXISTING
LAND USE
DESIGNATION: The existing land uses for the entirety of the development are Mixed Use,
Industrial, and Flood Plain. The area that is the subject of this Land Use Plan
amendment (highlighted in yellow on the map) is designated Industrial and Flood
Plain. The area designated Flood Plain will remain Flood Plain.
Industrial Purpose and
Definition: Industrial and
business service
development that is
relatively free of unwanted
side effects, such as
unsightliness, noise, odor,
glare, vibrations, etc., is
permitted in the Industrial
category. If meeting the
qualification of relatively
free of unwanted side
effects, suitable types of
development in the
Industrial category can be
Department of Planning & Development Services
Case No.
CP24-0002
characterized by the manufacturing, processing, packaging, assembly, storage,
warehousing and/or distribution of products. Ancillary commercial and retail
activities associated with these uses are permitted. Public Parks / Open Space
and Public / Semi‐Public activities as described above may be permitted if
surrounding industrial uses do not pose hazards and are sufficiently buffered.
Flood Plain Purpose and Definition: The Flood Plain category illustrates areas
designated by the August 1995 Federal Emergency Management Agency (FEMA)
maps as being in the 100-year floodplain. The “floodplain” is an expanse of natural
vegetation and wildlife, and should be preserved as natural open area. Within the
floodplain is “floodway” that must be kept free of encroachment in order that the
100-year flood may be carried without harmful increases in the height of flood
waters. Although it is not to be encouraged, the portion of the floodplain not in the
floodway may be reclaimed for development under certain circumstances if in
accordance with FEMA regulations. The designated land use for areas of
reclaimed floodplain is that of the immediately adjacent land use category. This
designation may also include environmentally sensitive areas, habitats, or
wetlands that may not be in FEMA identified floodplains.
PROPOSED
LAND USE
DESIGNATION: The proposed land use designation is Mixed Use.
Mixed Use Purpose and Definition: The purpose of the Mixed Use to provide an
option for largescale, master‐planned, mixed use developments that combine land
uses such as office facilities, shopping, dining, parks, and residential uses. The
range of activities permitted, the diverse natural features, and the varying proximity
to thoroughfares of areas in the Mixed Use category necessitates comprehensively
planned and coordinated development. New development must be compatible
with and not intrusive to existing development. Further, special attention should
be placed on the design and transition between different uses.
Typically, the Mixed Use designation is intended for medium‐ to higher‐intensity
office buildings, hotels, commercial activities, retail centers, and residential
uses. Nuisance‐free, wholly enclosed light manufacturing and assembly uses that
have no outdoor storage are permitted if designed to be compatible with adjacent
uses. Other suitable activities are those permitted in the Public Parks/Open
Space, Public/Semi‐Public, Low Density Residential, Medium Density Residential,
Retail Commercial, and Office Commercial categories.
Land Use Mix*: The percentages below for the land use mix in the Mixed Use
category are intended only to be guidelines, and greater flexibility may be
appropriate under site specific conditions.
Case No.
CP24-0002
Land Use Percentage of
Acreage
Flexibility Allowed
Retail 30% ±20%
Office 35% ±30%
Residential 15% ±15%
Open space 15% ±15%
Civic use 5% ±5%
Total 100%
*These percentages are not regulatory and should only be used as a guide.
Scale and Context Criteria for the Mixed Use Future Land Use Category:
General:
Buildings and their pedestrian entrances are to be oriented towards internal streets.
Larger-format retail uses (with footprints larger than 40,000 s.f.) shall be located
adjacent to the arterial or highway with pedestrian entrances from internal streets.
Retail and Office Uses:
Pedestrian-oriented or automobile-oriented.
Hotel Uses:
Hotel uses should be full-service hotels at market-driven locations, primarily in the
S.H. 114 Corridor. Full-service, for the purposes of this plan, shall be hotels that
include a table-service restaurant within or directly attached to the hotel. Other
services or amenities typically included would be bell service and room service, as
well as available meeting space.
The desire is to approve hotels adequate to support market-driven commerce in the
City, paying attention to the product mix such that the hospitality services in the area
are complementary to one another.
Single-family Residential Uses:
Residential uses are to be located between the proposed office or retail uses and
existing residential neighborhoods. These uses are intended to provide a lower
intensity transition between existing neighborhoods and commercial uses.
Residential uses should be well integrated with proposed open space and other civic
uses to create a sense of place.
They should also be integrated with proposed commercial uses in a manner that
provides internal automobile and pedestrian access to convenience commercial uses.
Case No.
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Single-family residential uses are recommended to be to the density and scale that is
appropriate based on the context and character of the proposed overall
development.
Open Space:
Consider environmental elements as “features,” rather than constraints.
Emphasis shall be placed on preservation of existing wooded areas and stream
corridors.
Avoid channeling or piping of streams.
Streams or creeks should become a focal point rather than the rear of the
development.
Provide natural walking paths along stream and creek corridors.
Well designed and integrated open spaces are critical to the creation of successful
mixed-use neighborhoods.
Open spaces should be designed to add value to proposed development and not as
an “after-thought”. To that end, open spaces should maximize frontage along
residential and office uses. Open spaces shall occupy a prominent place in the
development of a neighborhood and form the center pieces of a community.
Open spaces are intended to be the “front-yards” and invite passive recreational
activities. Open spaces may be in the form of pocket parks, children’s play areas,
squares, linear greens, and conservation areas.
Use the topography as an advantage, do not flatten the site.
Preserve views.
Civic Uses:
Civic uses such as day-cares, post office, police substation, local government offices,
churches, etc. are encouraged. Ideally, civic uses should be located centrally in the
development and provide convenient access to all other uses and activities in the
development.
Civic uses are to be designed to the scale and context of the neighborhood. Uses are
encouraged to be appropriately scaled to the proposed development and generally
limited to a maximum of 10,000 square feet of built area.
Overall Character and Design:
Buildings are to be designed to be pedestrian friendly.
Buildings shall have shallow setbacks and sidewalks that are a minimum of 10’.
Buildings are to be oriented towards other buildings (across the street) or
towards open spaces.
Minimize the impact of surface parking.
Mix up land uses to maximize shared parking.
Case No.
CP24-0002
Street Design Standards:
Internal streets to be designed to accommodate both automobiles and
pedestrians.
Streets to be designed with curb and gutter.
Interconnected street network.
Regular blocks and streets.
Block widths between 400’ and 600’.
Design speed <25 mph.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Land Use Plan Amendment
ATTACHMENTS: (A) Background Information
(B) Applicant’s Narrative and Land Use Exhibit
(C) Ordinance No. 1269-C
STAFF CONTACT: Jenny Crosby (817) 748-8195
Dennis Killough (817) 748-8072
Case No. Attachment A
CP24-0002 Page 1
BACKGROUND INFORMATION
OWNER: Wright Brumlow East RE, LLC
APPLICANT: Curtis Young- Sage Group
PROPERTY SITUATION: 1719 E. Continental Blvd. and 1451 – 1537 Brumlow Ave.
LEGAL DESCRIPTION: A portion of Tract 1A, Harrison Decker Survey Abstract 438, and portions
of Tracts 2E04, 2E06, and 2E07A, John N. Gibson Survey Abstract 591
LAND USE CATEGORY: Industrial and Flood Plain
PROPOSED LAND USE
CATEGORY: Mixed Use (area that is designated Flood Plain will remain Flood Plain)
CURRENT ZONING: “AG” Agricultural District
PROPOSED ZONING: “TZD” Transition Zoning District
HISTORY: The southern portion of the properties located on Brumlow Avenue were
annexed per Ordinance No. 89 in 1957.
The northern portion of the properties located on Brumlow Avenue and the
tract addressed as 1719 E Continental Avenue were annexed per
Ordinance No. 373 in 1987.
PLANNING AND
ZONING COMMISSION:
CITY COUNCIL:
Case No. Attachment B
CP24-0002 Page 1
Applicant’s Narrative:
Case No. Attachment B
CP24-0002 Page 2
Applicant’s Narrative (Cont.):
Case No. Attachment B
CP24-0002 Page 3
Land Use Exhibits
Proposed Land Use Mix Table (includes entire 32.8-acre development):
Case No. Attachment C
CP24-0002 Page 1
ORDINANCE NO. 1269-C
AN ORDINANCE AMENDING THE CONSOLIDATED FUTURE LAND USE
PLAN, AN ELEMENT OF THE CITY OF SOUTHLAKE’S
COMPREHENSIVE PLAN.
WHEREAS, a Home Rule Charter of the City of Southlake, Texas, was approved by the voters in
a duly called Charter election on April 4, 1987; and,
WHEREAS, the Home Rule Charter, Chapter XI requires an update to the City’s comprehensive
plan elements every four years,
WHEREAS, the City Council recognizes that the Consolidated Future Land Use Plan is an
element of the City’s Comprehensive Master Plan,
WHEREAS, the City Council has determined that the Consolidated Future Land Use Plan
complies with the Southlake 2035 Vision, Goals, & Objectives,
WHEREAS, the City Council has deemed that the Consolidated Future Land Use Plan has
been formulated with adequate public input,
WHEREAS, the City Council has deemed that the recommendations in the Consolidated Future
Land Use Plan herein reflect the community’s desires for the future development of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, THAT:
Section 1. All of the findings in the preamble are found to be true and correct and the City Council
hereby incorporates said findings into the body of this ordinance as if copied in its entirety.
Section 2. (Adopted Change).
Section 3. The different elements of the Comprehensive Master Plan, as adopted and amended by
the City Council from time to time, shall be kept on file in the office of the City Secretary
of the City of Southlake, along with a copy of the ordinance and minute order of the Council
so adopting or approving the same. Any existing element of the Comprehensive Master
Plan which has been heretofore adopted by the City Council shall remain in full force until
amended by the City Council as provided herein.
Section 4. This ordinance shall be cumulative of all provisions of ordinances of the City of Southlake,
Texas, except where the provisions of this ordinance are in direct conflict with the
provisions of such ordinances, in which event the conflicting provisions of such ordinances
are hereby repealed.
Case No. Attachment C
CP24-0002 Page 2
Section 5. It is hereby declared to be the intention of the City Council that the phrases, clauses,
sentences, paragraphs and sections of this ordinance are severable, and if any phrase,
clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional
by the valid judgment or decree of any court of competent jurisdiction, such
unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted by
the City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
Section 6. The City Secretary of the City of Southlake is hereby authorized to publish this ordinance
in book or pamphlet form for general distribution among the public, and the operative
provisions of this ordinance as so published shall be admissible in evidence in all courts
without further proof than the production thereof.
Section 7. This ordinance shall be in full force and effect from and after its passage and publication
as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the _____ day of ______, 2024.
__________________________
MAYOR
ATTEST:
__________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _______ day of _______, 2024.
_________________________
MAYOR
ATTEST:
__________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
Case No. Attachment C
CP24-0002 Page 3
DATE:___________________________
ADOPTED:_______________________
EFFECTIVE:______________________