Item 6A - Staff ReportCITY OF
S0UTHLA1<.,,_E
Department of Planning & Development Services
STAFF REPORT
August 27, 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 53 residential
dwelling units and approximately 71,000 square feet of 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
Case No.
CP24-0002
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
Future Land Use
Future Land EUse
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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 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
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.
CP24-0002
■ 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 2nd Reading of 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.
CP24-0002
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: April 4, 2024; Approved (5-0), noting the applicant's willingness to evaluate
traffic calming on the north south stretch of the roadway within the
development.
CITY COUNCIL: May 7, 2024; 1st Reading approved (5-2; Scharli and Talley) subject to the
Staff Report dated April 30, 2024 and noting that with this motion we would
be approving an amendment to the Comprehensive Plan from Industrial to
Mixed -use subject to the Staff Report dated April 30, 2024.
June 4, 2024; 2nd Reading Approved (5-1), subject to the Staff Report
dated May 28, 2024.
June 4, 2024; 2nd Reading motion to approve ZA24-0007, 2nd Reading,
Zoning Change and Development Plan for Brumlow East failed (3-3).
June 4, 2024; 2nd Reading Motion to Reconsider Approved (6-0): Motion to
Reconsider Item 6A, otherwise referred to as Ordinance No. 1268-C,
CP24-0002, 2nd Reading amendment to the City of Southlake
Consolidated Future Land Use Plan for Brumlow East.
Case No. Attachment A
CP24-0002 Page 1
June 4, 2024; 211 Reading Motion to Table to August 6 Approved (6-0).
August 6, 2024, 21d Reading Tabled to August 20, 2024 at the applicant's
request (consent agenda; 6-0).
August 20, 2024, 2nd Reading Tabled to September 3, 2024 at the
applicant's request (6-0).
Case No. Attachment A
CP24-0002 Page 1
Applicant's Narrative:
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Zonin.a Case -No. ZA24-000-
A . Introduction
The subject of this zoning request is a 32.8 acre tract of land, situated along the
cast side of Brumlow Avenue, south of Last Continental Blvd,, in the City of
SouthJake, 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 South lake Municipal Service Center to the South, Medium -
Density Residential to the West, across BrumIow (Timarron addition), Off icel 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 Last.
The property is currently zoned Agriculture (A&). 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 Jand uses- including Industrial and Residential. It
gains access from both Brum low 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 (Off+cel 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.
Case No. Attachment B
CP24-0002 Page 1
Applicant's Narrative (Cont.):
B. 5tatement of Intent and Purpose:
The purpose and intent c-� this zoning application is to allow for the creation of a
multi -use community that meets the following objectives:
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
SouthJake.
2, AIJows for a mixture of complimentary land uses and density, incJuding
housing and service commercial uses in such a wcy so as to provide an
effective transition from the more industrial land rases to the south, to the
residential Jand uses Bordering the site to the north, west and east.
3. Provide for open space areas, specificaJly 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 eff icient use of the land by fcciJitating compact development.
Case No. Attachment B
CP24-0002 Page 2
Land Use Exhibits
1505
.CHANGE TffDVSTRIIAL
V- PORTION TO MIXED - USE
1207
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MIX EI MIXED
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1215
1214
1500 604 —
1710
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1221
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1228
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1430
Property Owner:
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PROPOSED LAND USE
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Manner:
1630
EXISTING LAND USE
Zoning Case No. ZA24-0007
®�
�- Land Use Exhibit
Brimilow East
Proposed Land Use Mix Table (includes entire 32.8-acre development):
Land Use
Percentage of Acreage
Recommended Range from the
Consolidated Land Use Plan
Residential
46.5%
15%)
Office/ Warehouse
11.9%
30%)
Open Space
41.6%
15%)
Case No. Attachment B
CP24-0002 Page 3
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 1
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.
PASSED AND APPROVED on the 2nd reading the
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
MAYOR
ATTEST:
CITY SECRETARY
day of , 2024.
MAYOR
ATTEST:
CITY SECRETARY
Case No. Attachment C
CP24-0002 Page 2
DATE:
ADOPTED:
EFFECTIVE:
Case No.
CP24-0002
Attachment C
Page 3