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Item 6B - Zoning Booklet TextTable 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 Brumlow East Development 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 Proposed Development Standards Standard Office/ Warehouse Residential Neighborhood 1.0 Permitted Land Uses Use Categories “I-1” Office District Uses. Single-family residential detached dwelling unit, model homes for sales and promotion. Parks, playgrounds and open space. 2.0 Street Design Standards R.O.W. Width Varies, as per Development Plan. Varies, but generally 50’ Design Speed < 25 mph. < 25 mph. Street Typology Allowed Local Street: 2 lane undivided Residential Street: 2 lane divided. Travel lane widths 24’ internal drives 31’ b/b total street width On street parking None Yes. Turning radii 20’ minimum 20’ minimum 3.0 Streetscape Standards Sidewalks/ Trails/ Walkways 5’ minimum 5’ minimum Street trees required Average spacing of 40’, Maximum spacing of 50’ Average spacing of 40’, Maximum spacing of 50’ Continuous planter width 5’ minimum. 5’ minimum. 4.0 Open Space Standards Open space Minimum of 20% Minimum of 15% 5.0 Block and Lot Standards Block Type Single Site, fronting on Brumlow/ Entry Road. Irregular, based on topography, vegetation and site constraints. Block Dimensions n/a Less than 900 feet. Lot area Minimum of 20,000 s.f. Minimum of 6,600 sf Lot width and depth Min. of 100’ wide x 80’ deep Minimum of 50’/60’ wide x 125’ deep. Maximum lot coverage 35% 60% Maximum impervious cover 80% 70% Minimum Block Length n/a 500’ 6.0 Building Standards Maximum Building Height 1 stories/ 35’ 2-1/2 stories Maximum Building Area 15,000 sf. 5,200 sf. (Minimum of 2,500 sf. on 50’lots; 3,000 sf on 60’ lots) Setbacks: Front Front Garage Side Rear 25’ n/a 25’ 25’ 20’ Living Area; 25’ Garage n/a 5’ for 50’ Lots; 6’ for 60’Lots 15’ Accessory buildings As per rqmts of Zoning Ord., Sec. 34, Max. of 1,000 s.f. SUP required per Section 45, Ord. 480. As per rqmts of Zoning Ord., Sec. 34, Max. of 500 s.f. Principal Building Orientation Office toward Brumlow Avenue; Office/ Warehouse internal. Toward front of lot on internal street. 7.0 Site Design Standards Standard Office – Office/ Warehouse Residential Neighborhood Off street parking requirements Office: 3.3/ Office-Warehouse 2.0; spaces per 1,000 s.f. of floor area. 2 spaces in garage plus 2 in driveway. Screening ▪ Trash/recycling receptacles ▪ Other utility equipment ▪ Loading spaces ▪ Surface parking areas -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. -n/a Landscaping or fence. -n/a -n/a Landscaping ▪ Landscape buffer between parking, sidewalks and streets ▪ Parking lot minimum interior landscaping ▪ Rear setback at exist. Res. 6’ from Internal Road, 25’ from Brumlow Ave. curb, 3’ from Sidewalk. All open spaces fully landscaped. n/a Fully landscaped As per landscape plan, as shown along property lines. Lighting ▪ Building entrances ▪ Parking areas, trails, and streets Yes Street lights along one side of every internal street, minimum spacing of 450’. Yes Street lights along one side of every internal street, minimum spacing of 450’. 8.0 Sign Standards All Signs in accordance with requirements of the Sign Ord.; Entry Feature signs allowed at all Project Entries from Brumlow.: Maximum of One (1) ground mounted monument sign shall be allowed per site/ building. 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, and will have a common architectural theme with a harmonious feel and comprehensive look. Residential Neighborhood: The Neighborhood contains single-family type residential units, and open space areas. All 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 53 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.