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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'. �f g• 11 r � t P.R•F.GF, �2.0 I-MbsJC_ jL ig I�1 25 I�) 24 ( i 23 { 22 Nu0 jf, 21{' s.41G.7i6a 9 1s n7.�_ �,I�7$4S�'i M ry 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. z 21 I =T I -5z I NO N6=7 r f ]N 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 0% �b ble Dark Fla r k Ud 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' o ioo1 WON t 1 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 �j 5. 5,109sf 1 9,]19sf. 2 0.20 sf 103 ,207 sf i4 10,20] s 1 5 1020]sf 6 1 10, 12— IO.S.9,582s£ 18 8,494 s f I9 II I. i I l I 1 I 0/, \ /I8,41]sf 8,494 s.f 10 I8,494 s f I 8A. s.f I12 8,494 s.f 13 8,494 s f 84. 9 494,t 8,494 s f 6 8,494 s f I 1] 8,494 s.t I 18 IS,SfiS s f 19 8,958,cf 11 I 20 i I]I i i `\ sf \ i l l;5026 ; 71]r .0^ 1 Ii z b;1r °9� 6,`6 6�f� J, 47 49 , 50 51 52 53 54 i" 4r, 1411,1 LOT 2 LOT lr I os 69 ,. r%- OFFICE I -------.. " � IIIIIII 1 IIIIbL rlov.io n -%mon+- D =n Gross Acreage 32.80 ac or i 1 -r �k P. R. TA xi - ' CONTINENTAL BLVD Zoning Case No. ZA24-0007 P)r_amlow EI(Lst Bufferyards Summary Chart O 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: 0@ A @ 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 I�11Y1110W �(Lst �.� ,� � -- 1 _ � �1 rr�mm �*•w■� -� - -_ ��� --- _ � � ICI � � ail `, i - _"� �:� �. � �� - 1 • - O �. ��: ����Py 71�� w ������f�y��i Y ��^ y ����� r .; -r 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. ,: 30' BUILDAG LINE �. �•.FNDffw� , 608.67 HART STREET , :w (60' RIGHT-OF-WAY) ti — 30' BUILDING LINE a II dM i 1..'i.....�,.. - 1 ID ML Pw 100 0 100 200 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% CZ 0000 M M LI (V (V r^ VJ r- r- Q� i o 0 ZZ cn �L o� J r- N N 6 CEO O E ♦— W Qj O — Z E 0 3 LO a> L�LOJ N 0 N Ln 0( 3 0 03: p J _ of >- � Q I o o LLJ z a) U N L U c) 0 i SHEET TA — 1