Item 6B - Combined Plans and RegulationsFrom:
Curtis Young
To:
Reaaan Rothenberaer
Cc:
Martin Schelling
Subject:
Brumlow East
Date:
Thursday, May 23, 2024 4:48:17 PM
Attachments:
240521 Brumlow East - Southlake - Development Plan.odf
240523 Brumlow East - Southlake - Landscape Plan.odf
Reagan,
Please see attached a revised Development Plan and Landscape Plan for Brumlow East.
We addressed 3 comments from Council:
1. Continental frontage: Although the first proposed lot (Lot 1) has been set back over 28' from the ultimate Continental ROW (far in excess of
the required 10' bufferyard), it appears to 'stick out" only because the adjacent TZD development (Tealwood) chose to place all of their open
space along the Continental frontage and the lot adjacent to Brumlow East is set back even further. We are proposing, of course, a masonry
screening wall along Continental, and had planned to turn the corner with that wall to fully screen the lot, but in an effort to address the
concern, we have angled the rear portion of the lot to align with the adjacent lot. This also allow us to save an existing tree there. See detail,
below:
2. There was a question regarding Lot 20, noticing that it had 3 lots backing to it's south side. As you can see in the detail below, we anticipated
that, and increased the width of Lot 20 by 10', so that the south side setback could be increased to 15', which is the same as the normal rear
setback, as shown on Lots 21-23. The end result is that the structures will be no closer to each other, along this lot line, than 30'.
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3. Finally, there was a request for a little more clarity regarding what the drainage area would look like, and any planned landscaping. Below to
the left is a detail of the revised Landscape Plan- northern section, with the southern section to its right. As you can see by looking at the topo
lines, the existing "creek -bed" will mostly remain and contain the water flow- outside of storm events. This will allow for the bulk of the
remaining open space area to "dry out" between rain events, and the plan is for that area to be grassed, with periodic mowings. Because of a
need to minimize obstacles during rain events, however, additional landscaping in the channel bottom is discouraged, so outside of a few
existing trees which will remain, no additional trees are proposed there. However, at the edge of the channel, we are proposing to plant
Canopy Trees in as naturalistic manner as we can, as shown below. South of the Lot 55 access, there are a lot of existing trees which shall
remain, which should give that area character, as is.
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Please let me know if you need anything additional. Thanks.
Regards -
Curtis W. Young, AIA
Sage Group, Inc.
1130 N. Carroll Avenue, Suite 200
Southlake, Texas 76092
Tel: 817-424-2626 (Metro)
Fax:817-424-2890
Cell: 817-909-0909
Location Map
Existing Zoning/ Proposed Zoning
Current Land Use Designation
Gross Acreage
Net Acreage (minus R.O.W. dedication)
Net Percentage of Site Coverage (% of building
footprint area covering the site)
Net Acreage of Open Space
Net Open Space as a Percentage
Total Building Area (building footprint)
Leasable Square Footage broken down by use
Total Leaseable
Parking Spaces Required / Provided
Impervious Coverage
Impervious Coverage as a percentage
Maximum Building Height
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Property Owner:
Lemoine Wright
Wright Brumlow East RE,LL
601 W. Wall St.
Grapevine, Texas 76051
Developers:
Martin Schelling
Martin@ConiferRE.com
817 - 475 - 3335
Engineer:
Jason Kilpatrick
Ridinger Associates, Inc.
550 S. Edmonds Ln. Suite 101
Lewisville, TX 75067
972-353-8000
Planner:
40AQ
21 MAY 24 1" = 100'
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SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
200'
SITE DATA SUMMARY CHART
COMMERCIAL
RESIDENTIAL
AG / TZD
AG / TZD
Mixed -Use / Industrial
Mixed -Use / Industrial
7.77 ac.
25.03 ac.
7.64 ac.
24.19 ac.
35%
60%
3.25 ac
8.89 ac
42%
36%
70,653 sf
NA
70,653 sf / Office &Office Warehouse
NA
70,653 sf
NA
Office: 1/300 sf; Office/Warehouse:
NA
1/500 sf. 179 Provided
1181861 sf
NA
38%
NA
2 story / 35' max
2 1/2 story / 35' max
TOTAL
NA
NA
32.80 ac.
31.83 ac.
NA
12.14 ac
37%
70,653 sf
70,653 sf / Office &Office Warehouse
70,653 sf
179spaces
NA
NA
NA
Site Data Summary Chart
Existing Existing Proposed Number of Average ROW Net Density Net Acreage
Zoning Land Use Zoning Residential Res Dedication (Dwelling units (Less ROW
Lots Lot Size Acreage per Dedication)
(s.f.) gross acreage)
AG Agricultural TZD 56 91767 0.97 ac 1.71 31.83 ac
Fence Legend
8' Retain Wood Fence with
masonry Columns
6' Wood Fence
6' Iron Fence with
masonry columns
6' Masonry Wall
8' Masonry Wall
8' Retain Masonry Wall
Retain Fence (TBD)
Fence /Wall Diagram
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5. 5,109sf
1
9,]19sf.
2
0.20 sf
103 ,207 sf
i4
10,20] s 1
5
1020]sf
6
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IO.S.9,582s£
18
8,494 s f
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8,494 s.f
10
I8,494 s f
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8A. s.f
I12
8,494 s.f
13
8,494 s f
84.
9
494,t
8,494 s f
6
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8,494 s.t
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52 53 54
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LOT 2
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Gross
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CONTINENTAL BLVD
Zoning Case No. ZA24-0007
P)r_amlow EI(Lst
Bufferyards Summary Chart
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Location
Length
Bufferyard Width - Type
Canopy Trees
Accent Trees
Shrubs
Fence/Screening Height & Material
North (along Continental)
Required
S25'
10'Type "F-1"
13
26
35
6' opaque fence
Provided
440'**
10'Type "F-1"
12(+1existing)*
26
35
6' masonry wall
South (adjacent to Industrial)
Required
1147'
10'Type "F-1"
34
68
91
None
Provided
1147'
10'Type "F-1"
34
68
91
Masonry by Others
(Neighborhood Edge))
Required
680'
10'Type "E"
8
16
54
8' opaque fence
at Office
Provided
680'
10'Type "E"
8
16
S4
8' masonry wall
West
Required
702'
10'Type "F-1"
18
36
48
6' opaque fence
(along E. Brumlow)
Provided
602'**
10'Type "F-1"
18
36
48
6' masonry wall/6' Iron Fence
Note any credits used in calculations:
Bufferyard variance has been requested for between Lots 1R1 and Lot 1R2
*Existing trees have been counted.
**Bufferyard length has been reduced to accommodate the shown drives.
General Streetscaoe Standard Notes:
1. Specific plant types and locations are subject to review by the Landscape Administrator during the building permit application process.
2. A canopy tree planted on the site must be a mimimum of 4" in caliper.
3. Accent / Understory trees are required to be a mimimum of 6' in height when planted.
4. All plant materials are to be maintained in perpetuity.
Summary Chart Interior Landscape A
Required or Provided Landscape Area (s.f.) % of area in front or side Canopy Trees Accent Trees Shrubs Ground Cover (s.f.) Seasonal Color
Lot 1 Required 4,879 75% 10 20 122 731 97 s.f.
Provided 4,879 100% 10 20 122 731 97 s.f.
Summary Chart Interior Landscape B
Required or Provided Landscape Area (s.f.) % of area in front or side Canopy Trees Accent Trees Shrubs Ground Cover (s.f.) Seasonal Color
Lot 2 Required 30,846 75% 62 123 771 4,627 617 s.f.
Provided 30,846 100% 62 123 771 4,627 264 s.f.
Planner:
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23 MAY 24 1" = 100'
o ioo1
SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
200'
Legend
Interior LandscapeCanopy Tree - 4" O
Interior Landscape Accent Tree - 6' Height Min.
14>
Interior Landscape Shrub - 3 Gallon Min.
Groundcover - 4" Containers Min. (12" o.c.)
Seasonal Color - 4" Containers Min.
Bufferyard
Landsca )e Pan
rou
Zoning Case No. ZA23-0007
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Table of Contents
A. Introduction
B. Statement of Intent and Purpose
C. The Site:
- Site "Land Use Designation" and "Zoning."
- Surrounding Uses
D. The Concept:
- Development Concept:
- District Components
- Circulation
E. Master Plan:
- Tree Conservation Plan
- Development Plan
- Neighborhood Landscape Plan
- Neighborhood Edge Landscape Plan
F. Concept Sketches
G. Land Uses:
- Development Standards
- Neighborhood Edge (Office)
- Office Elevations
- Neighborhood
- Residence Elevations
H. Other Considerations:
- TZD Modifications
- Project Schedule
- Open Space Management Plan
Brumiow Ea4t DeA1etoP mR--,nt
Zoning Case No. ZA24-0007
A. Introduction
The subject of this zoning request is a 32.8 acre tract of land, situated along the
east side of Brumlow Avenue, south of East Continental Blvd., in the City of
Southlake, Texas.
The property is made up of several existing parcels, occupied by older homes which
would be removed as a part of this development. The adjacent land uses are varied,
including the future Southlake Municipal Service Center to the South, Medium -
Density Residential to the West, across Brumlow (Timarron addition), Office/ Light
Industrial adjacent to the North and West, Medium -Density Residential across
Continental to the North, and mostly Manufactured Home Residential (transitioning
to SF Residential) to the East.
The property is currently zoned Agriculture (AG). The Future Land Use Plan
designates this area for "Mixed -Use" and "Industrial"- which we would request
partially changing to Mixed -Use. We are proposing to develop the entire property
under the Transition (TZD) Zoning Ordinance.
The property presents unique challenges and opportunities for development, and is
adjacent to a wide variety of land uses- including Industrial and Residential. It
gains access from both Brumlow Avenue and Continental Blvd. We propose to
buffer the activity and noise of the Municipal Service Center to the South from
the Residential portion with the Neighborhood Edge (Office/ Warehouse) portion
of the project. The residential portion of the project provides a better neighbor to
the existing residential on either side of the northern leg of the property, than the
existing plan for Industrial; something we heard from speaking with some of those
neighbors.
The scale and orientation of the development has been designed to provide for and
encourage a safe and inviting place, desirable architecture and a high -quality
environment, compatible with the rest of the city.
B. Statement of Intent and Purpose:
The purpose and intent of this zoning application is to allow for the creation of a
multi -use community that meets the following objectives:
1. Results in a high quality, well -designed and attractive neighborhood, meeting
the needs of a diverse and vibrant city, in a manner complimentary to the
high -quality existing neighborhoods and commercial developments of
Southlake.
2. Allows for a mixture of complimentary land uses and density, including
housing and service commercial uses in such a way so as to provide an
effective transition from the more industrial land uses to the south, to the
residential land uses bordering the site to the north, west and east.
3. Provide for open space areas, specifically located to provide a pleasant
pedestrian and visual linkage through the community.
4. Reinforce streets as public places that encourage pedestrian and bicycle
travel.
5. Encourage efficient use of the land by facilitating compact development.
E. Master Plan
The following exhibits show, in detail, how the conceptual themes identified above
have been developed and applied specifically to the property.
The Tree Conservation Analysis show how the Master Plan fits on the existing site
features, and which trees are to be preserved.
The Development Plan graphic brings it all together into a summary site plan
rendering, showing all the features of the project.
The Neighborhood Landscape Plan shows the overall landscaped areas and
specifically the trees requested by each of our neighbors which we have agreed to
install when the homes are built adjacent to their lots.
F. Concept Sketches
The following sketches are intended to show how the project would look at various
locations within the development.
G. Land Uses
-Development Standards
Standard
1.0 Permitted Land Uses
Use Categories
2.0 Street Design Standards
R.O.W. Width
Design Speed
Street Typology Allowed
Travel lane widths
On street parking
Turning radii
3.0 Streetscape Standards
Sidewalks/ Trails/ Walkways
Street trees required
Continuous planter width
4.0 Open Space Standards
Open space
5.0 Block and Lot Standards
Block Type
Block Dimensions
Lot area
Lot width and depth
Maximum lot coverage
Maximum impervious cover
Minimum Block Length
6.0 Building Standards
Maximum Building Height
Maximum Building Area
Setbacks: Front
Front Garage
Side
Rear
Accessory buildings
Principal Building Orientation
Proposed Development Standards
Office/ Warehouse
"I-1" Office District Uses
Varies, as per Development Plan.
< 25 mph.
Local Street: 2 lane undivided
24' internal drives
None
20' minimum
5' minimum
Average spacing of 40', Maximum
spacing of 50'
5' minimum.
Minimum of 20%
Single Site, fronting on Brumlow/
Entry Road.
n/a
Minimum of 20,000 s.f.
Min. of 100' wide x 80' deep
35%
80%
n/a
1 stories/ 35'
15,000 sf.
25'
n/a
25'
25'
As per rqmts of Zoning Ord., Sec.
34, Max. of 1,000 s.f. SUP required
per Section 45, Ord. 480.
Office toward Brumlow Avenue;
Office/ Warehouse internal.
Residential Neighborhood
Single-family residential detached
dwelling unit, model homes for sales
and promotion.
Parks, playgrounds and open space.
Varies, but generally 50'
< 25 mph.
Residential Street: 2 lane divided.
31' b/b total street width
Yes.
20' minimum
5' minimum
Average spacing of 40', Maximum
spacing of 50'
5' minimum.
Minimum of 15%
Irregular, based on topography,
vegetation and site constraints.
Less than 900 feet.
Minimum of 6,600 sf
Minimum of 50'/60' wide x 125' deep.
60%
70%
500'
2-1/2 stories
5,200 sf. (Minimum of 2,500 sf. on
50'lots; 3,000 sf on 60' lots)
20' Living Area; 25' Garage
n/a
5' for 50' Lots; 6' for 60'Lots
15'
As per rgmts of Zoning Ord., Sec. 34,
Max. of 500 s.f.
Toward front of lot on internal street.
7.0 Site Design Standards
Standard Office — Of
fce/ Warehouse Residential Neighborhood
Off street parking requirements Office: IN Office -Warehouse 2.0; 2 spaces in garage plus 2 in driveway.
spaces per 1,000 s.f. of floor area.
Screening
■ Trash/recycling
receptacles
■ Other utility equipment
■ Loading spaces
■ Surface parking areas
Landscaping
■ Landscape buffer between
parking, sidewalks and
streets
■ Parking lot minimum
interior landscaping
■ Rear setback at exist. Res.
Lighting
■ Building entrances
■ Parking areas, trails, and
streets
8.0 Sign Standards
All Signs in accordance with
requirements of the Sign Ord.;
Entry Feature signs allowed at all
Project Entries from Brumlow.:
-3 side Masonry wall w/ opaque
Entry door, minimum 8' high.
-Screened from surrounding area.
with wall and/or landscaping.
-n/a
-Screened from Brumlow Ave. with
landscaping.
6' from Internal Road, 25' from
Brumlow Ave. curb, 3' from
Sidewalk.
All open spaces fully landscaped.
n/a
Yes
Street lights along one side of every
internal street, minimum spacing of
450'.
Maximum of One (1) ground
mounted monument sign shall be
allowed per site/ building.
-n/a
Landscaping or fence.
-n/a
-n/a
Fully landscaped
As per landscape plan, as shown along
property lines.
Yes
Street lights along one side of every
internal street, minimum spacing of
450'.
No permanent signs allowed on
Residential lots; Wayfinding and
identification signs allowed in
Common areas.
G. Land Uses (cont.)
Neighborhood Edge (Office - Office/Warehouse):
The Neighborhood Edge will be made up of a Garden Office building along Brumlow,
and a series of Office/ Warehouses in the rear.
Parking will be provided at a ratio of one space for every 333 square feet of office
space; one space for every 200 square feet of Office/Warehouse space. Such
parking will be provided through a dedicated off-street parking lot.
The Development Plan shows a general layout; a subsequent Site Plan approval will
require detailed plans and elevations, but we have submitted sample photographs of
suggested design and materials anticipated. The front garden office will be faced
with unit masonry or authentic 3-step stucco, and the rear Office/ Warehouses will
either be unit masonry or tilt -wall with masonry accents and articulated surfaces.
Residential Neighborhood:
The Neighborhood contains single-family type residential units, and open space
areas. The first 6 lots along the northern entry road (adjacent to Tealwood) shall
be a minimum of 60' in width; the two lots on the east side of the drainage shall be
unique lots- as shown on the Development Plan. All other lots shall be a minimum of
50' in width.
-The 56 lots will feature a single-family detached product, ranging in size
from a minimum of 2,500 s.f. (for the 50' lots), 3,000 sf (for the remainder)
to approximately 5,200 s.f.
Each unit will have at least an enclosed two -car garage and two off-street, driveway
parking spaces. All garages will be recessed from the front of the home by a
minimum of 5'.
Typical plans and elevations for the Residences follow.
H. Other Considerations
TZD Modification:
1) Brumlow Avenue Sidewalk Width: Modification of the TZD requirement for
a 6' sidewalk along Brumlow Avenue to 5', which is consistent with the normal
requirements of the Subdivision Ordinance.
Proposed Project Schedule:
This project infrastructure is proposed to be developed in a single phase, with
detailed design beginning immediately after zoning approval; submittal for final
approvals and construction is planned to proceed as soon as is possible after that.
All open spaces areas within the Residential Neighborhood will be improved in Phase
I. The Commercial area will be developed as the market allows.
Two or more model homes will be built initially, followed by for -sale or build -to -suit
homes as sales progress.
Open Space Management Plan:
All Common Open Space shall be owned and maintained by a Homeowners/ Property
Owners Association (H/POA). Open Space Easement areas shall also be maintained
by the H/POA. All other areas shall be the responsibility of the individual property
owners, including the front yards and required streetscape elements of the
residential lots. All property owners shall be required to be a member of the
H/POA. Dues assessments, required for the maintenance of the common areas and
other H/POA activities, shall be mandatory.
The H/POA shall be responsible for the maintenance and operation of the
protected open space within the development. The expenses required to maintain
the common areas at a quality level shall be estimated annually by the H/POA
Board, and dues shall be determined and assessed on each property owner in an
equitable fashion at such a rate as necessary to maintain such a level of quality.
Authority to enforce these requirements, and to place a lien on the property if such
dues are not paid, shall be in the form of written Deed Restrictions and Covenants,
agreed to by all property owners at purchase, and shall run with the land.
Provisions shall be made, in the H/POA bylaws and Deed Restrictions, that in the
unlikely event the H/POA fails to maintain all or a portion of the protected open
space in reasonable order and condition, the City of Southlake may, but is not
required to, assume responsibility for its maintenance and take corrective action,
including the provision of extended maintenance. The costs of such maintenance
may be charged to the H/POA or individual property owners that make up the
H/POA, and may include administrative costs and penalties which shall become a lien
on all property in the development.
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SCALE IN FEET
LEGEND
TREE TO BE PRESERVED
TREE TO BE REMO VED
Tree Canopy Analysis
Total Site Area
1,428,658 ft2
Exisitng Tree Canopy
180,205 ft2 12.61%
Tree Canopy to Remain
50,209 ft2 27.86%
Tree Canopy to be Removed
129,997 ft2 72.14%
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