Item 6 - Staff ReportCase No.
ZA25-0024
S T A F F R E P O R T
May 2, 2025
CASE NO: ZA25-0024
PROJECT: Final Plat for Brumlow East
EXECUTIVE
SUMMARY: Ridinger Associates, Inc, on behalf of Wright Brumlow East RE, LLC, is requesting
approval of a Final Plat Brumlow East Residential, 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 Final Plat consistent with the Zoning
and Development Plan for Brumlow East (ZA24-0007) and approved
Preliminary Plat (ZA24-0072). This site will support a mixed-use development
encompassing a single-family residential component with 53 single family
residential lots, and approximately 71,000 square -feet of office and
office/warehouse buildings.
ACTION NEEDED: 1. Consider approval of the Final Plat.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plat Review Summary No. 1, dated May 2, 2025
PowerPoint Presentation
Plat & Plans
STAFF CONTACT: Ryan Firestone (817) 748-8127
Jennifer Crosby (817) 748-8195
Department of Planning & Development Services
Case No. Attachment A
ZA25-0024 Page 1
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 "I-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.
A Preliminary Plat was approved (ZA24 -0072) on January 21, 2025
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,
Case No. Attachment A
ZA25-0024 Page 1
Medium Density Residential, Retail Commercial, and Office Commercial
categories.
Mobility & Master Thoroughfare 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.
Case No. Attachment A
ZA25-0024 Page 1
PLANNING AND ZONING
COMMISSION ACTION:
STAFF COMMENTS: Attached is Plat Review Summary No. 1, dated May 2, 2025.
Case No. Attachment B
ZA25-0024 Page 1
FINAL PLAT REVIEW SUMMARY
Case No.: ZA25-0024 Review No.: One Date of Review: 05/02/25
Project Name: Final Plat – Brumlow East
APPLICANT: OWNER:
Jason Kilpatrick Lemoine Wright
550 S. Edmonds Lane, Suite 101 Wright Brumlow East RE LLC
Lewisville, TX 75067 600 W. Wall St.
Phone: 972.353.8000 Phone: 817.481.2594
Email: jkilpatrick@ridingerassociates.com Email: lwright@wrightconst.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
04/10/25 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 PLANNER CYNDI CHENG AT (817) 748-8269.
1. 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 ZA25-0024 in the lower right-hand corner of the plat.
3. If there are to be any private wall, fence and/or landscape easements, other than open space lots,
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”.
4. 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 . Provide the executed
recorded instrument prior filing of the plat. Provide the instrument no and refe rence in the note.
This can also be executed on the face of the plat.
5. In accordance approved Zoning Under Case ZA24 -0007, the developer is to work with the 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. Below is the acknowledgement as recommended by the City Attorney.
This language must be finalized and approv ed by the City Attorney prior to filing the plat in the
County Plat Records.
ACKNOWLEDGEMENT
WHEREAS, _______________________________________________________________
hereinafter called "Owner" (whether one or more), is the owner of that certain parcel of land situated
in the City of Southlake, Tarrant County, Texas, being more particularly described hereon for all
purposes, hereby acknowledges the adjacency of intensive non -residential industrial uses and
operations which may have an impact on the property hereon described. We the Owner(s) understand
that these industrial operations may be conducted on a 24 -hour, 7-day per week basis. It is agreed
that this acknowledgement shall run with the land and be binding upon the Owner, their heirs,
successors, and assigns in interest regarding said property described hereon.
Executed this _________ day of ________________________, 2025.
__________________________________________________________________________
Owner name and title
Notary Acknowledgement
STATE OF ______________________________
COUNTY OF ____________________________
BEFORE ME, the undersigned authority, on this day personally appeared
_____________________________________________known to me to be the person(s) whose
name(s) is(are) subscribed to the above and foregoing instrument, and acknowledged to me that
(he/she/they) executed the same for the purposes and consideration expressed and, in the capacity,
therein stated.
GIVEN UNDER MY HAND AND SEAL OF OFFICE on this the ______ day
6. 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.
7. 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).
8. 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.
Tree Conservation/Landscape Review
TREE CONSERVATION COMMENTS:
* The submitted Tree Conservation Plan is consistent with the previously approved Tree
Conservation Plan. There is 12.50% of existing tree cover and a minimum of 70% of existing
tree cover would have been required to be preserved. A total of 71.88% of existing tree cover
is proposed to be removed, and 28.12% to be preserved.
* 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:
i. 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;
ii. 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 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
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 the existing 10’ utility easement along the east side of Lots 3 -5 of Block B.
4. Label the proposed 10’ utility easement within Lots 5 and 4 as a water easement.
5. A note shall be added to the plat with regards to the municipal service center as required
by city council.
6. Add the following notes:
a. Utility Easements shall have no permanent structures, other than fences, as defined in the
Subdivision Ordinance.
b. Drainage Easements shall have no permanent structures, fences, and/or other obstacles,
as defined in the Subdivision Ordinance.
c. The City of Southlake reserves the right to require minimum finish floor elevations on any
lot contained within this addition. The minimum elevations shown are based on the most
current information available at the time the plat is filed and may be subject to change.
Additional lots, other than those shown, may also be subject to minimum finish floor
criteria.
7. 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).
8. The proposed drainage channels shall be located within a dedicated drainage easement.
Please show and label the drainage easement(s).
9. Label the minimum finish floor elevations for the lots adjacent to the floodplain, as
applicable.
10. The property will be submitting a LOMR to FEMA for approval due to modifications to the
floodplain. Since the LOMR will be required to be approved prior to final plat recordation,
the revised floodplain linework should be reflected on this plat rather than the currently
mapped floodplain linework.
11. The easements provided for both water and sewer shall be labeled as water easement,
sewer easement or water and sewer easement instead of being labeled as a utility
easement since these easements are being dedicated specifically for water and sewer.
12. Ensure that the water line, fire hydrants, and water meters are located within a water
easement for the commercial development.
13. The sewer manhole at the corner of lot 19 appears to be in conflict with the curb and will
need to be relocated. The relocation of this manhole may cause an adjustment to the
proposed sewer easement.
14. The easement along the east side of the commercial lot and Lot 18 is labeled as a 15’
wide easement, but should be labeled as a 20’ water and sewer easement.
15. Show and label the existing “mutual access and drainage easement” at the northwest
corner of Lot 41X.
16. Street A shows medians on the civil plans but these are not shown on the plat. Please
specify that the HOA will maintain these medians on the Plat.
* A LOMR will be required to be approved by FEMA prior to recording the final plat
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.
Public Works/Engineering Review
GENERAL COMMENTS:
17. Ensure that there is adequate ROW to allow for a 30’ radius at the street intersections with
Brumlow and Continental.
18. 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.
19. Show and label the existing 10’ utility easement along the east side of Lots 3 -5 of Block B.
20. Label the proposed 10’ utility easement within Lots 5 and 4 as a water easement.
21. A note shall be added to the plat with regards to the municipal service center as required
by city council.
22. Add the following notes:
a. Utility Easements shall have no permanent structures, other than fences, as defined in the
Subdivision Ordinance.
b. Drainage Easements shall have no permanent structures, fences, and/or other obstacles,
as defined in the Subdivision Ordinance.
c. The City of Southlake reserves the right to require minimum finish floor elevations on any
lot contained within this addition. The minimum elevations shown are based on the most
current information available at the time the plat is filed and may be subject to change.
Additional lots, other than those shown, may also be subject to minimum finish floor
criteria.
23. 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).
24. The proposed drainage channels shall be located within a dedicated drainage easement.
Please show and label the drainage easement(s).
25. Label the minimum finish floor elevations for the lots adjacent to the floodplain, as
applicable.
26. The property will be submitting a LOMR to FEMA for approval due to modifications to the
floodplain. Since the LOMR will be required to be approved prior to final plat recordation,
the revised floodplain linework should be reflected on this plat rather than the currently
mapped floodplain linework.
27. The easements provided for both water and sewer shall be labeled as water easement,
sewer easement or water and sewer easement instead of being labeled as a utility
easement since these easements are being dedicated specifically for water and sewer.
28. Ensure that the water line, fire hydrants, and water meters are located within a water
easement for the commercial development.
29. The sewer manhole at the corner of lot 19 appears to be in conflict with the curb and will
need to be relocated. The relocation of this manhole may cause an adjustment to the
proposed sewer easement.
30. The easement along the east side of the commercial lot and Lot 18 is labeled as a 15’
wide easement, but should be labeled as a 20’ water and sewer easement.
31. Show and label the existing “mutual access and drainage easement” at the northwest
corner of Lot 41X.
32. Street A shows medians on the civil plans but these are not shown on the plat. Please
specify that the HOA will maintain these medians on the Plat.
* A LOMR will be required to be approved by FEMA prior to recording the final plat.
Sandra Endy, P.E.
Development Engineer
Phone: (817) 748-8033
E-mail: sendy@ci.southlake.tx.us
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.
* 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 plats filed must have an original signed and stamped Tax Certificate submitted with it from
each taxing unit with jurisdiction of the real property, indicating that no delinquent taxes are owed
and that taxes for the current year have been paid. After September 1st, a certificate showing that
the taxes for that year are paid, but that the taxes for the upcoming year have yet to be calculated
is required. (House Bills 1563 & 3101). A copy of this information may be obtained from the
Tarrant County Tax Assessor/Collector’s Office located at 100 E. Weatherford St. in Ft. Worth
(across from the old red courthouse). There is a service charge of $10 per account for this
certificate. For more information contact the Assessor/Collector’s office at 817 -212-6847.
* For Tarrant County filing, original signatures and seals will be required on one 24” x 36” blackline
paper copy prior to filing the plat. The copy will not be accepted if any erasures or original ink,
other than signatures or seals, appear on the plat. The paper copy must have a minimum ½
inch space between the paper edge and border.
* Building permit(s) are required prior to commencement of any work.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Prior to issuance of a building permit a Final 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 Dedication Fee, Roadway Impact Fee, Water & Sewer Impact Fees.
* 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.
* In addition to the development regulations adopted under the TZD zoning of Ord. No. 480-813,
ZA24-0007, for this property, the Zoning Approval includes the following conditions:
- 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 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.