Item 9A - Staff Report0TY OF
S0UTHLA1<..,E
Department of Planning & Development Services
STAFF REPORT
January 14, 2025
CASE NO: ZA24-0072
PROJECT: Preliminary Plat for Brumlow East
EXECUTIVE
SUMMARY: Redinger Associates, Inc. on behalf of Wright Brumlow East RE, LLC, are
requesting approval of a Preliminary Plat for Brumlow East, on property described
as a portion of Tract 1A, Harrison Decker Survey Abstract 438, and Tracts 2E04,
2E06 and a portion of Tract 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 "TZD" Transition
Zoning District SPIN District #8.
DETAILS: This project is approximately 32.8-acres of land generally located southeast of the
intersection of East Continental Boulevard and Brumlow Avenue. The development
is proposed to have one access point on each road.
The purpose of this request is to approve a Preliminary Plat consistent with the
Zoning Change and a Development Plan approved for a 32.8-acre mixed -use
development encompassing a single-family residential component with 53
residential homes, and approximately 71,000 square -feet of office and
office/warehouse buildings.
VARIANCE
REQUEST: The applicant requests a variance to the expiration of plats per Section 4.01.1 of
the Subdivision Ordinance No. 483, as amended. A preliminary plat expires two (2)
years after approval if no final plat is approved and recorded in the county records
and a final plat expires one (1) year after approval if not recorded. Due to the
length of time needed for floodplain reclamation and Corp of Engineers Letter of
Map Revision (LOMR) approval, the applicant requests that the validity of this
Preliminary Plat and subsequent Final Plat(s) be extended for a period of 4 years
from approval.
ACTION: Consider Plat Approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated January 9, 2025
(D) Surrounding Property Owners Map & Responses
PowerPoint Presentation
Narrative
STAFF CONTACT
Plat & Plans
Dennis Killough (817) 748-8072
Case No.
ZA24-0072
BACKGROUND INFORMATION
OWNER: Wright Brumlow East RE, LLC
APPLICANT: Ridinger Associates, Inc.
PROPERTY SITUATION: 1719 E. Continental Blvd. and 1451 — 1537 Brumlow Ave., Southlake,
Texas.
PROPERTY DESCRIPTION: Portion of Tract 1A, Harrison Decker Survey Abstract 438, and Tracts
2E04, 2E06 and a portion of Tract 2E07A, John N. Gibson Survey Abstract
591, City of Southlake, Tarrant County, Texas
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: "TZD" Transitional Zoning District, with 1-1" Light Industrial District uses
permitted for the commercial portion, and single-family residences.
HISTORY: The southern portion of the properties located on Brumlow Avenue were
annexed and zoned "AG" 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 and zoned
"AG" per Ordinance No. 373 in 1987.
Several older homes exist among the tracts, remaining unplatted, and are
slated for demolition as part of the development.
A Zoning Change and Development Plan was approved (ZA24-0007) on
September 3, 2024.
SOUTHLAKE
COMPREHENSIVE PLAN: Consolidated Future Land Use Plan
The future land use designation for the site is "Mixed Use"
The purpose of the Mixed Use to provide an option for large scale,
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.
Case No.
ZA24-0072 Page 1
Mobility & Master Thorou_phfare Plan
The property is bound by E. Continental Blvd. to the north, and Brumlow
Ave. to the west.
Continental Blvd. is a 2-lane undivided collector with an ultimate 84' wide
right-of-way. Brumlow Ave. is proposed to be a 4-lane divided arterial with
an ultimate 94' wide right-of-way. Both are currently 2-lane undivided
roadways at the location in which the proposed development intersects.
Pathways Master Plan & Sidewalk Plan
The Pathways Plan shows a less than 8' sidewalk along the east side of
Brumlow Ave. The applicant is proposing a 5' sidewalk along their
developed portion of Brumlow Ave.
The Pathways Plan shows a less than 8' sidewalk along the south side of E
Continental Blvd. The applicant is proposing to construct a 5' sidewalk on E
Continental Blvd.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed "TZD" zoning request has an entrance onto E Continental
Blvd. and an entrance onto Brumlow Avenue.
TREE PRESERVATION: There is 12.61 % of existing tree cover on the property and a minimum of
70% of the existing tree cover would be required to be preserved if the
project were straight zoning. Approximately 72 is proposed to be
removed and a maximum of 28% is proposed to be preserved.
PARK DEDICATION: No park dedication is noted. Fees in lieu of dedication will be required.
UTILITIES: There is an existing 12" water line along E. Continental Blvd. and an
existing 8" water line on Brumlow Avenue.
There is an existing 8" sanitary sewer line along E Continental Blvd. and an
existing 12" gravity main on the eastern boundary of the development.
DRAINAGE: Drainage on the property is to be captured in the adjacent creek, in lieu of
providing onsite detention. The Development will be modifying the existing
creek and floodplain boundaries with the approval of a Letter of Map
Revision (LOMR) through FEMA. The creek cross section will be modified
to ensure that adequate capacity is provided for the increase in runoff from
the proposed development.
CITIZEN INPUT: The following meeting was held to discuss the development:
A SPIN meeting was held for this project on February 27, 2024.
This item was heard by the Corridor Planning Committee on May 22, 2023.
PLANNING AND
ZONING COMMISSION: This item was scheduled to be considered by the Planning and
Zoning Commission at their January 9, 2025 meeting. However,
Case No.
ZA24-0072 Page 2
that meeting was canceled due to inclement weather. Preliminary
Plats require a recommendation from the Planning and Zoning
Commission and final approval by the City Council per Section
4.02 of the Subdivision Ordinance No. 483, as amended. Due to
the Texas Local Government Code Chapter 212.009 which
requires that each approving authority take action on the plat
within 30 days of the date of application, this item was passed by
the Planning and Zoning Commission by default on January 12,
2025, and is being forwarded to the City Council for final
consideration on January 21, 2025 meeting.
CITY COUNCIL:
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated January 9, 2025.
Case No.
ZA24-0072 Page 3
Case No.
ZA24-0072 Page 4
Case No.: ZA24-0007
Proiect Name: Prelimin
APPLICANT:
Redinqer Associates
PLAT REVIEW SUMMARY
Review No.: One
Plat -Brumlow East
Date of Review: 1/09/25
OWNER:
Wright Brumlow East RE, LLC
Lemoine Wright
601 W. Wall St. Grapevine, TX 76051
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
12/12/2024 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE
HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY
THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION,
PLEASE CONTACT DENNIS KILLOUGH AT (817) 748-8072.
The following changes are needed according to the Subdivision Ordinance, as amended, Sections
3.01,3.02,&8.01:
2. Place the City case number ZA24-0072 in the lower right-hand corner of the plat.
3. The POB must be tied to a survey corner, previously filed subdivision corner.Show and label all
survey lines.
4. Confirm that any existing structures are adequately off -set per zoning district setback regulations
from the proposed lot lines. Provide a separate survey or dimensioned exhibit showing the
location of any such structures or note that all such structures are to be removed.
5. If there are to be any private wall and landscape easements that would be maintained by the
HOA, show on the plat and add a note stating "to be dedicated to and maintained by the Home
Owners Association".
6. Properly identify all open spaces lots per the approved Development Plan. Lot 3 Block B is
required to be an open space lot. Also, the landscape median at the north end of street `D' should
be in an open space lot to be maintained by the HOA. Add a note that these lots are to be private
common areas dedicated to and maintained by the Homeowners Association.
7. Clearly designate a setback for the properties that have the 40' pipeline easement encumbrance.
Please provide a specific setback for these lots. A note must be provided on the plat(s) per Sec.
9.6.298 of Ordinance. No. 880, as amended, stating that a pipeline crosses the property within
100 feet. Furthermore, prior to any approval of the subdivision, a waiver and hold harmless
agreement per Sec. 9.6.299 of Ordinance. No. 880, as amended, must be executed and recorded
in the County records.
Case No.
ZA24-0072 Page 5
8. In accordance approved Zoning Under Case ZA24-0007, the developer is to meet City Staff and
the City Attorney to craft a note to be placed on future (final) plats for the residential portion of the
development acknowledging the adjacency of the intensive non-residential industrial type of use
and operations.
9. All lots shall meet the requirements the City's Zoning Ordinance (Section 8.01 J, Subd. Ord. No.
483, as amended). Lot 2, Block A does not appear to meet the minimum 6,600 sf lot area required
for the TZD zoning of this property.
10. Ensure that R.O.W. dedication is in accordance with the current Master Thoroughfare Plan. A
minimum 94' of ROW is required for Brumlow Ave. (min. 47' from established centerline) and a
minimum of 84' of R.O.W. for E. Continental Ave. (min. 42' from established centerline)
Dimensions must either be from center line of apparent existing R.O.W. or full width from across
R.O.W. if opposite side has dedicated.
11. Show and label all existing easements and provide easements for water, sewer and drainage in
accordance with utility plans as approved. Easements should be a minimum of 15 feet in width
unless otherwise required.
12. Provide Utility Easements for franchise utilities to serve all lots. All utilities must be underground
and all above ground equipment (transformers, risers etc,) shall be screened of public view in
such a manner that it cannot be seen from a public ROW. (Sect. 8.05).
13. Although Subdivision Ord. requires utility easements be provided along the perimeter boundary of
the subdivision such that there is a minimum total minimum easement width of 10', staff
recommends placing easements only where needed for the extension of utilities to benefit tree
preservation.
14. Provide a quantitative land use schedule in accordance with the following format for commercial &
residential:
Quantitative Land Use Schedule
Phase Existing Min. Lot Average Number Gross Density -DU Open
Zoning Area Lot Area of Units Acreage /Gross Space
Acreage Area / %
Case No.
ZA24-0072 Page 6
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
The submitted Tree Conservation Plan is not consistent with the development's approved Tree
Conservation Analysis. Although the existing tree cover preservation calculations are consistent,
most of the existing trees previously shown to be preserved within the floodplain are now
designated as Questionable/Marginal to preserve. Please ensure that the submitted Tree
Conservation Plan is consistent with the development's approved Tree Conservation Analysis.
Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation
Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in
accordance with the percentage requirements established by Table 2.0. If the property has
previously received a tree permit related to development, the percentage of existing tree cover at
the time the first such permit was issued shall be used to calculate the minimum existing tree
cover that must be preserved under this section.
Table 2.0 — Existing Tree Cover Preservation Requirements
Percentage of existing tree cover on
the entire site
Minimum percentage of the
existing tree cover to be
preserved*
0% — 20%
70%
20.1 — 40%
60%
40.1 % - 60%
50%
60.1 % - 80%
40%
80.1 % - 100%
30%
*The minimum percentage of existing tree cover to be preserved shall exclude any area in
public rights -of -way as approved by City Council.
For property sought to be zoned for the Downtown zoning district or a planned development
zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation,
Planned Unit Development, or Employment Center zoning district, the City Council shall consider
the application for a Conservation Analysis or Plan in conjunction with the corresponding
development application (as established in Table 1.0). The Planning and Zoning Commission
shall review the application and make a recommendation to the City Council regarding the
application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan
or Analysis provides for the:
placement of building pads, parking areas, driveways, streets, and utility easements so as
to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
V. maximizes the preservation of existing protected trees along rural roadways and other
Case No.
ZA24-0072 Page 7
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the
approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning
as approved by the Southlake City Council. Please ensure that the layout of all structures,
easements, utilities, structures grading, and any other structure proposed to be constructed do not
conflict with existing trees intended to be preserved.
Indicates informational comment.
# Indicates required items comment.
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
Case No.
ZA24-0072 Page 8
Public Works/Engineering Review
Contact: Sandy Endy, P.E.
Email: sendy@ci.southlake.tx.us
Phone: (817) 748-8033
GENERAL COMMENTS:
1. Ensure that there is adequate ROW to allow for a 30' radius at the street intersections with
Brumlow and Continental.
2. The minimum radius along a fire lane is 30'. Please ensure that there is adequate ROW
along the internal streets to allow for the required radius and firelane widths.
3. Show and label proposed sidewalk. Sidewalk is required along Brumlow frontage and
Continental frontage.
4. Add a note specifying what the Lots marked as X are for (Open Space).
5. Should Lot 3, Block B be labeled with an X since this lot should be an open space lot?
6. Show and label all proposed easements, including in the commercial properties.
7. Show and label the existing utility easement along the east side of Lots 3-5 of Block B.
Walls within the Pipeline easement shall require approval from the pipeline company.
A note shall be added to the plat that specifies the residents shall be made aware that the
Service Center operational hours are 24 hours, 7 days per week and the City's operations
shall not be impeded.
Please be aware that when Brumlow is expanded to full build -out, a four lane divided
roadway, there will not be a curb cut for Brumlow East, only the MSC.
Add a note to the plat that specifies who will be maintaining the driveway crossing for lot 4,
Block B (either the property owner or the HOA).
GRADING AND DRAINAGE:
8. The proposed drainage channels shall be located within a dedicated drainage easement.
The drainage easement(s) shall be shown and labeled on the preliminary plat.
9. Label the minimum finish floor elevations for the lots adjacent to the floodplain, as
applicable.
A LOMR will be required to be approved by FEMA prior to receiving final acceptance of
the Public Works Permit as well as filing the final plat.
UTILITY
10. The northeast commercial building and trash enclosures are shown encroaching into the
proposed utility easement along the eastern side. These structures shall be relocated
outside of the easement.
Ensure that the minimum radius for water and sewer is being met. The radius will need to
be shown on the civil construction plans once they are submitted.
The proposed water meters were not updated with the new lot configuration.
The waterline serving Lots 55 and 56 shall be located within an easement
Water meters shall not be located in parking stalls.
Ensure that the required separation distance is met between water and sewer.
Ensure that the water line, fire hydrants, and water meters are located within a water
easement for the commercial development.
Case No.
ZA24-0072 Page 9
Fire Department Review
Contact: Lorenzo Chavez, Fire Marshal Phone: 817-748-8671
GENERAL COMMENTS:
An automatic fire sprinkler system shall be installed in any residential structures that exceed
6,000 square feet, excluding porches and patios.
The required backflow protection (double check valve) for the sprinkler systems in the
commercial development can be located on the riser if the riser is within 100 feet of the water
main, measured linearly along the length of the pipe. If the riser is further than 100 feet from
the main, the double check valve shall be in a vault. Riser rooms shall be a minimum of 5'X5'
if the double check is not located on the riser, or a minimum of 6'X6' if it is located on the riser.
(Riser room locations not indicated on plans)
FIRE HYDRANT COMMENTS:
Fire Department Connections for sprinkler systems must be within 100 feet of a fire hydrant, and
within 50 feet of fire department fire lane access. (Fire Department Connection locations not
indicated on plans for commercial property)
Hydrants required at maximum spacing for R-3 Occupancies is 400 feet for subdivisions with
un-sprinklered homes.
Fire hydrants are required at a maximum spacing of 300 feet for commercial locations that
contain both sprinkled and un-sprinklered buildings. (Unknown if all commercial buildings are
sprinklered)
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 150 feet of all exterior portions of the
perimeter of buildings on a "hose -lay" basis for un-sprinkled buildings and 250 feet for
sprinklered buildings.
Fire apparatus access needs to be an all-weather surface, asphalt or concrete, 24 feet wide
and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW).
Fire access roads in residential subdivision must be at least 31 ft. back of curb to back of curb.
(Standard street width)
Fire apparatus access require a minimum 30 foot inside turn radius and a minimum 54 foot
outside turn radius.
Cul-de-Sacs must have 30 ft. inside turn radius and 50-foot radius (100-foot diameter) for
approved turnaround.
Case No.
ZA24-0072 Page 10
General Informational Comments
No review of proposed signs is intended with this plan. A separate building permit is required prior
to construction of any signs.
All lighting must comply with the Lighting Ordinance No. 693, as amended.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
All development must comply with the standards of the "TZD" Transition Zoning District unless
deviations or variances are otherwise approved as part of a Development Plan or Site Plan.
The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan,
and building plans, must be submitted for approval and all required fees must be paid. This may
include but not be limited to the following fees: Park Fee, Roadway Impact Fee, Water & Sewer
Impact and Tap Fees, and related Permit Fees.
Note that impact fees will be levied on this project at the time of construction, if approved. No park
dedication is noted. Fees in lieu of dedication will be required. In addition to the City of Southlake
impact fees, please be aware that through the wholesale water customer contract with the City of
Fort Worth, all new water connections are required to pay the City of Fort Worth impact fee. The
City of Fort Worth impact fee assessment is based on the final plat recordation date and building
permit issuance. The applicant is encouraged to review the City of Fort Worth's assessment and
collection of Impact Fees Guide to determine the fee amount.
A Developers Agreement is required prior to construction of any public infrastructure. The
Developer's Agreement for this addition should consider streets, drainage, park dedication
requirements and fees, off -site sewer extensions, off -site drainage and utility easements and
impact fees.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
The Development is subject to compliance with the following conditions of approval under City
Case ZA24-0007:
September 3, 2024; 2nd Reading APPROVED (5-2 Scharli, Talley) 6A: subject to Staff Report
dated August 27, 2024, and noting approval of the Comprehensive Land Use Amendment from
Industrial to Mixed Use subject to the Staff Report dated August 13, 2024. 6B: APPROVED (4-3
McCaskill, Talley, Scharli) subject to Staff Report dated August 27, 2024, and subject to
Development Plan Review Summary No. 5 dated August 27, 2024. Noting the requirements that
the developer meet with City Staff and the City Attorney to craft a note to be placed on future plats
for the future residential portion of the development acknowledging the adjacency of the intensive
non-residential industrial type of use and operations. The applicant has agreed that the design
approvals for the commercial portion of this project must remain a generally consistent design
nature to gain approval at site plan review. The builders will cumulatively provide minimum of 5
architectural elevations for the residential portion of this development. Noting that a maximum of 5
of the same architectural elevations within the residential area. No lots will be delivered to builders
for construction prior to June 4, 2026. Landscape Plan is approved as presented and granting the
Landscape Administrator authority to require less installation that what has been presented should
Case No.
ZA24-0072 Page 11
it be determined that it is in the best interested of the long-term maturation of the development of
this property. Agreed to sod and/or seed the green space the green space approved in the plan.
Denotes Informational Comment
Case No.
ZA24-0072 Page 12
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Case No. Attachment D
ZA24-0072 Page 1
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Seventy-nine (79)
Responses Received within 300': In Favor: 0
(Individual Ownerships)
Opposed:0 Undecided:
Case No.
ZA24-0072
Attachment D
Page 2