Item 10 - 480-CCCCC Full DTSECTION 37
“DT” DOWNTOWN DISTRICT
(As amended by Ordinance No. 480-SS)
(As amended by Ordinance No. 480-UU)
(As amended by Ordinance No. 480-UUU)
(As amended by Ordinance No. 480-VVV)
(As amended by Ordinance No. 480-CCCC)
(As amended by Ordinance No. 480-OOOO)
37.1 PURPOSE & INTENT
The purpose of the Downtown district is to encourage the creation of a pedestrian-
oriented, mixed-use urban environment, providing shopping, employment, housing, and
business and personal services. Downtown is intended to be the focal point of the
community. This is achieved by promoting an efficient, compact land use pattern;
encouraging pedestrian activity; reducing the reliance on private automobiles within the
district; promoting a functional and attractive community through the use of urban design
principles; and allowing developers flexibility in land use and site design.
The Downtown district is to be an area with a mixture of moderately intense uses that
are developed over an identifiable core. Buildings are close to and oriented toward the
street. There is a connected street pattern, shared parking, and pedestrian amenities. It
is the intention of this ordinance to include all C-3 uses that were attributed to the Town
Square NR-PUD (Ordinance 224) as of the date of adoption of this ordinance.
Relationship to Adopted Plans: The 1995 Southlake Corridor Study recommends the
establishment of a ‘Village Center - west’ between S.H 114 and F.M 1709, east of Carroll
Avenue and west of Kimball Avenue. The appropriate geographic location for the
Downtown district shall be limited to the area known as Village Center – west.
The Downtown district implements the 1998 Land Use Plan, as amended, which
‘encourages the development of a mixed-use town center that will create a focal point for
the community by way of its geographic location, standards for development and mix of
uses and services’ and identifies an appropriate location for “Town Center” land use
designation.
37.2 SCHEDULE OF USES
Uses within the Downtown district shall be in accordance with the following schedule of
uses.
P= Permitted (Development Standards apply)
SUP = Permitted with a Specific Use Permit (Standards in Section 45 shall apply)
A = Permitted as an accessory use (Standards in Section 34 shall apply)
PGD = Permitted within the Garden District (Development Standards apply)
Land Use Category Use Status
Commercial Uses - Retail Sales or Service
Antique shops P
Art galleries, dealers, sales and supplies P
Artists’ workshops and studios P
Beer, wine, and alcohol sales
o No alcoholic beverage use shall be located within three
hundred (300) feet of a church, public school or public
hospital. Such measurement shall be made in
accordance with the requirements set forth in Section
109.33 of the Texas Alcoholic Beverage Code. (As
amended by Ordinance No. 480-VVV.)
P
Accessory Buildings* (As amended by Ordinance No.
480-VVV.)
SUP
Bicycle sales and service P
Books, magazines, music, stationery, novelty, variety, etc. P
Camera and photographic supplies P
Clothing, jewelry, luggage, shoes, etc. P
Convenience store, no gasoline sales P
Cosmetic and beauty supplies P
Department store P
Electronics, appliances, computer, and software – sales,
and service
P
Electrical and gas repair and installation services SUP
Farmer’s market SUP
Florist P
Fruit and vegetable store P
Furniture or home furnishings P
Grocery store, supermarket, or bakery P
Hardware and home centers, etc. P
Optician and optical store P
Pet and pet supply store P
Pharmacy or drug stores P
Specialty food store P
Sporting goods, toy and hobby, musical instruments P
Tailors and custom apparel makers P
Tobacco or tobacconist establishment P
* Refer to Section 45.16 for Accessory Building regulations
Land Use Category Use Status
Commercial Uses – Finance, Insurance, and Real Estate
Bank, credit union, or savings institution P
Credit and finance establishment P
Fund, trust, or other financial establishment P
Investment banking, securities, and brokerage P
Insurance related establishment P
Real Estate and Property Management Services P
Commercial Uses - Business, professional, and technical
uses
Accounting, tax, bookkeeping, and payroll services P
Collection agency P
Advertising, media, and photography services P
Animal and pet services, including grooming and training P
Architectural, engineering, and related services P
Offices and administrative services P
Business support services, including photocopying,
duplicating, blueprinting, or other copying services
P
Consulting services (management, environmental, etc.) P
Employment agency P
Facilities support services P
Graphic, industrial, and interior design P
Legal services P
Personal services P
Postal, courier and messenger services P
Research and development services (scientific,
technological, etc.)
P
Travel arrangement and reservation services P
Commercial Uses – Food Service Uses
Bar, or drinking establishment SUP
Cafeteria, delicatessens, or limited service restaurant P
Full-service restaurant (no drive-through facility) with or
without outdoor seating
P
Snack or nonalcoholic bar P
Arts, entertainment, and recreation Uses
Bowling, billiards, pool –indoor only P
Games arcade establishment P
Fitness, recreational sports, gym, or athletic club P
Indoor skating rink P
Miniature golf establishment –indoor only P
Museums and other special purpose recreational
institutions
P
Outdoor entertainment centers (including ball parks,
miniature golf, golf driving ranges, batting cages, carnivals,
and similar uses)
SUP
Parks, plazas, and playgrounds P
Theater, cinema, dance, or music establishment P
Land Use Category Use Status
Educational, Public Administration, Health care and other
Institutional Uses
Ambulatory and outpatient care services, including
doctors, dentists, chiropractors, optometrists, etc.
P
Business associations and professional membership
organizations
P
Child day care and preschools P
CIVIC, SOCIAL, AND FRATERNAL ORGANIZATIONS SUP
FUNERAL HOMES, MORTUARIES, AND SERVICES SUP
HOSPITALS SUP
Information services, including libraries and archives P
Judicial functions - Courts P
NURSING AND OTHER REHABILITATIVE SERVICES P
Public Administration - legislative and executive functions P
Public Safety facilities P
RELIGIOUS INSTITUTIONS P
Residential Uses
Full service hotels P
Garden District Residences PGD
Home Occupations in designated single-family residential
structures
A
Live/Work units SUP
Residential Lofts SUP
Single-family residential detached dwelling unit SUP
Single-family residential attached dwelling unit SUP
Other Uses
Model homes for sales and promotion*SUP
Parking, surface P
Parking, structured SUP
Sales from kiosks SUP
37.3 DEFINITIONS
The following definitions shall apply to uses and category of uses listed in the Downtown
district Schedule of Uses (Section 37.2) and to other terms used in the Downtown district
(Section 37) only. For terms not defined under this subsection, Section 4, Definitions
shall apply.
Business associations and professional membership organizations
These establishments promote the business interests of their members, or of their
profession as a whole, including chambers of commerce. They may conduct research
on new products and services; develop market statistics; sponsor quality and
certification standards; lobby public officials; or publish newsletters, books, or periodicals
for distribution to their members.
* Model homes are limited to a time period until all the homes are sold in the neighborhood.
Business support services
These establishments provide any of the following: document preparation, telephone
answering, telemarketing, mailing (except direct mail advertising), court reporting, and
steno typing. They may operate copy centers, which provide photocopying, duplicating,
blueprinting, or other copying services besides printing. They may provide a range of
support activities, including mailing services, document copying, facsimiles, word
processing, on-site PC rental, and office product sales.
Cafeteria or limited service restaurant
These provide food services where patrons order or select items and pay before eating.
Food and drink may be consumed on premises, taken out, or delivered to customers’
location. Some establishments in this subcategory may provide food services in
combination with selling alcoholic beverages. This subcategory includes cafeterias,
which use cafeteria-style serving equipment, a refrigerated area, and self-service
beverage dispensing equipment, and which display food and drink items in a continuous
cafeteria line.
Consulting services (management, environmental, planning, design, etc.)
These establishments advise and assist businesses and other organizations on
management, scientific, and technological issues. This class includes establishments
that provide expertise in information technologies; these may design, modify, test,
support, or operate hardware and software for clients.
Court
A Court is an unoccupied space, open to the sky, on the same lot with a building, which
is bounded on two (2) or more sides by the exterior walls of the building or by two (2) or
more exterior walls, lot lines or yards. Not a court niche.
Court, closed
A closed court is a court surrounded on all sides by the exterior walls of a building; or by
exterior walls of a building and side or rear lot lines, or by alley lines where the alley is
less than 10’ in width.
Court niche
A court niche is not a court, but is an indentation, recess, or decorative architectural
treatment of the exterior wall of a building which opens onto a street, yard, alley, or
court.
Court, open
An open court is a court opening onto a street, yard, alley, or private drive not less than
twelve feet (12) wide.
Court, width of
The minimum horizontal dimension substantially parallel with the open end of an open
court or the lesser horizontal dimension of a closed court; or in the case of a non-
rectangular court, the diameter of the largest circle that may be inscribed in a horizontal
plane within the court.
Facilities support services
These establishments provide operating staff for support services within a client’s
facilities. They typically provide a combination of services, such as janitorial,
maintenance, trash disposal, security, mail reception, and laundry services. They
provide operating staff to carry out these support activities, but are not involved with the
core activities of the client.
Full Service Hotels
These establishments shall be defined as buildings with habitable rooms or suites which
are reserved for transient guests who rent the rooms or suites on a daily basis, and with:
(i) a minimum area of 300 square feet in each guestroom;
(ii) (a) a full service restaurant with full kitchen facilities providing service to the
general public; or (b) a kitchen on the premises in which meals are prepared by
the management; or a concessionaire of the management for room service
delivery;
(iii) on-site staff required seven (7) days a week, twenty-four (24) hours per day; and
(iv) a minimum of one thousand (1,000) square feet of meeting or conference rooms.
Full-service restaurant
Full-service restaurants provide food services to patrons who order and are served (i.e.
waiter/waitress service) while seated indoors or outdoors and pay after eating. They may
provide this service in combination with selling alcoholic beverages, providing takeout
services, or presenting live non-theatrical entertainment.
Garden District
The Garden District is an area lying within the Brownstone district of Southlake Town
Square and bounded by Central Avenue to the west, Park Ridge Boulevard to the north
and east, and the limits of Phase 1 and Phase 2 Brownstone construction to the south
(as of January 31, 2011).
Garden District Residence
A Garden District Residence is a residential dwelling unit located within the Garden
District in which units occupying a portion of a building share common front, rear and
side walls. Each unit occupies a single level, unless combined with one or more units
above or below. Access is provided by means of a central semi-private elevator and
stairs serving each horizontal pair of units (typically 6 units per elevator/stair).
Live-work unit
A live-work unit is a dwelling unit that is also used for work purposes, provided that the
work component is restricted to the uses of professional office, artist’s workshop, studio,
or other similar uses. Each individual unit may have commercial space located on the
street level.
Mixed-Use Building or Structure
A mixed-use building or structure is one in which at least one of the upper floors of a
commercial building has residential uses (live-work or lofts) with retail or office uses at
the other levels.
Mixed-Use Land Use
Mixed-use land use is the location of different land uses, including commercial retail,
office, residential, public, and other uses in proximity to one another either in the same
building or in separate buildings but in the same development or block.
Non-Residential Building or Structure
A non-residential building or structure is one in which all the floors are designated for
office, retail, institutional, or any other commercial use that is not a residential use.
Office and administrative services
These establishments: a) provide day-to-day office and/or administrative services, such
as financial planning, billing, record keeping, personnel employment, and logistics; b)
hold securities (or other equity interests) of companies in order to own a controlling
interest or influence management decisions; c) oversee and administer the
establishments of a company often by providing strategic or organizational planning; or
d) provide other administrative services. This definition is used only to classify such
stand-alone establishments which, although they may be part of larger companies, are
separate from the actual goods or services producing facilities.
Personal services
This is a catchall category for all personal service establishments. These establishments
offer a wide range of personal services (clothing alterations, shoe repair, dry cleaners,
laundry, health and beauty spas, tanning and nail salons, hair care, etc.).
Public Buildings
Public buildings are buildings used for active government or related functions, including
public administration (executive and judicial), courts, libraries, community centers, and
public safety functions.
Research and development services (scientific, technological, etc.)
Establishments in this category conduct research, or analyze, in the physical,
engineering, cognitive, or life sciences, such as agriculture, electronics, ecology, biology,
botany, biotechnology, computers, chemistry, food, fisheries, forests, geology, health,
mathematics, medicine, oceanography, pharmacy, physics, veterinary, sociology,
psychology, language, behavior, or economics.
Residential Lofts
Residential lofts are typically residential units designed to commercial standards (with
high ceilings, open plans, and large windows) located above street level commercial
space.
Retail sales or service
Retail establishments form the final step in the distribution of merchandise. They are
organized to sell in small quantities to many customers. Many have stores, but some
also sell merchandise from non-stores. Establishments in stores operate as fixed point-
of-sale locations, which are designed to attract walk-in customers. Retail establishments
often have displays of merchandise and sell to the general public for personal or
household consumption, though they may also serve businesses and institutions. Some
establishments may further provide after-sales services, such as repair and installation.
Single-Family Residential, detached dwelling unit
A single-family detached residential unit is a freestanding building on an individual lot or
tract of land intended for occupancy by one family.
Single-Family Residential, attached dwelling unit,
A single-family attached residential unit is a building on an individual lot or tract of land
intended for occupancy by one family that shares one or more common walls with similar
adjacent units, also on individual lots.
Snack or nonalcoholic bar
These prepare and serve specialty snacks, such as ice cream, frozen yogurt, cookies, or
popcorn, or serve nonalcoholic beverages, such as coffee, juices, or sodas for
consumption on or near the premises. These establishments may carry and sell a
combination of snack, nonalcoholic beverage, and other related products (e.g., coffee
beans, mugs, and coffee makers) but generally promote and sell a unique food or
beverage item.
Specialty food store
Specialty food stores primarily retail specialty food items, such as coffee and tea (i.e.,
packaged), confectionery products (i.e., packaged), nuts, spices, and gourmet foods.
Streetscape Treatments
Streetscape treatments shall include all improvements in a R-O-W that create an
attractive and safe pedestrian environment. Treatments shall include street trees, street
light standards, and trash receptacles. Streetscape treatments may also include a range
of provisions such as paving materials, street/pedestrian/wayfinding signs, media boxes,
parking meters, utility boxes, seating, public art/water features, bike racks, bollards,
information kiosks, etc.
37.4 DEVELOPMENT REGULATIONS FOR NON-RESIDENTIAL AND MIXED-USE
BUILDINGS
All non-residential and mixed-use building development in the Downtown district shall be
exempt from the all standards specified under Section 43 in lieu of the development
standards set forth below. In the Downtown district, the following development
regulations shall be applicable to all non-residential and mixed-use buildings:
a. Building Height: Non-residential and mixed-use buildings shall not be less than
twenty feet (20’) (including parapet height) in height nor more than fifty-two feet
(52’) in height; with the exception of development located along Hwy 114 which
shall be no more than 90 feet. The 90-foot height limitation shall apply to all non-
residential and mixed-use buildings within a 1,000-foot wide strip, parallel to and
along the southern edge of Hwy 114 R-O-W.
1. The height shall be measured from the sidewalk or ground surface
elevation along the side of the building fronting onto a public right-of-way
to the top of the roof for flat roofs (not the parapet) and the mid-point for
sloped roofs, and not along the side(s) of the building facing onto interior
portions of the block.
2. For buildings whose adjoining sidewalk or ground surfaces slope an
average of 5% or more as measured along portions of the building
abutting a public right-of-way, a maximum building height of fifty-seven
(57) feet shall be permitted.
3. Public buildings may be built to four (4) stories or sixty-five (65) feet in
height unless they are within 1,000 feet of Hwy 114, in which case they
may be built to six (6) stories or ninety (90) feet.
4. Architectural embellishments not intended for human occupancy that are
integral to the architectural style of the building, including spires, belfries,
towers, cupolas, domes, and roof forms whose area in plan is no greater
than 25% of the first story plan area may exceed the height limits of this
section by up to the lesser of 50% over the permitted building height or
100% over the actual building height, and shall be exempt from the
maximum elevation limitation of Section 37.4 (a).
5. Mechanical equipment, including, mechanical/elevator equipment
penthouse enclosures, ventilation equipment, antennas, chimneys,
exhaust stacks and flues, fire sprinkler tanks, and other similar
constructions may extend up to twenty (20) feet above the actual building
height, and provided the same shall be subject to approval at approval of
the applicable Site Plan unless: 1) they are setback from all exterior walls
a distance at least equal to the vertical dimension that such items(s)
extend(s) above the actual building height, or 2) the exterior wall and
visible roof surfaces of such items that are set back less than their vertical
dimension above the actual building are to be constructed as
architecturally integral parts of the building facade(s) or as architectural
embellishments as described in Section 37.4 (a) 4 above.
b. Front, Side and Rear Yards: With the following exceptions, no front, side or
rear yard setback is required in the Downtown district:
1. Buildings along F.M. 1709 and the east right-of-way of North Carroll
Avenue shall maintain a minimum thirty-two (32) foot setback; provided,
however, in areas where right-of-way is provided for acceleration or
deceleration lanes, the minimum required setback shall be reduced to
twenty (20) feet. No service drives, parking or other impervious surfaces
with the exception of sidewalks/trails shall be located in the setback area
unless the buildings are setback a minimum of fifty (50) feet. In no event
shall the bufferyard along FM 1709 and North Carroll Avenue be less than
twenty (20) feet.
2. Buildings along State Highway 114 shall maintain a setback of fifty (50)
feet from the projected future right-of-way of State Highway 114.
3. As to the rest of the Downtown district boundaries, no building shall be
located closer than fifteen (15) feet from the boundary of the Downtown
district.
c. Maximum Lot Coverage: The maximum lot coverage for individual lots is
100%. However, the maximum aggregate lot coverage for all buildings as a
percentage of the Downtown district as a whole (including the area of dedicated
public streets, private drives and common open space) shall not exceed fifty-five
percent (55%).
d. Building Envelopes: Where “Building Envelopes” are indicated on the Concept
Plan, no building (excluding parking structures) shall be constructed, in whole or
in part, outside of any Building Envelope as shown without a Specific Use Permit,
as determined by the City Council in connection with development plan or site
plan review.
e. Common Open Space: Common Open Space as designated on the Concept
Plan shall be provided for public use. No building or other structure shall be
constructed on any Common Open Space without the prior approval of City
Council, except as follows: a bandshell pavilion shall be allowed on the block
bounded by FM 1709 to the south, Fountain Place to the north, Grand Avenue to
the east and State Street to the west.
f. Building Phasing: Buildings fronting on FM 1709 and North Carroll Avenue,
shall be constructed prior to the construction of any above-ground structured
parking behind such buildings that may be visible from F.M 1709 or North Carroll
Ave.
g. Building Orientation: Any building (excluding parking garages and accessory
buildings) within one hundred fifty (150) feet of a public right-of-way shall either
face such right-of-way or shall have a facade facing such right-of-way in keeping
with the character of the main facade.
h. Design Guidelines The property owner shall provide an exhibit as appropriate
with each development/site plan application showing that all development in the
Downtown district meets the standards outlined in the Downtown district Design
Guidelines, as amended and adopted by City Council. Nothing in this paragraph
shall require the retrofitting of an existing building.
1. Exterior storefront facades on existing buildings or tenant spaces may be
changed and approved administratively if such changes are consistent
with the Downtown district Design Guidelines and do not significantly
deviate from the character of the existing façade or the architectural
pattern of existing tenant storefront façades along the frontages of the
street block or internal driveway common to the building façade.
Otherwise, a revised site plan approval is required in accordance with this
ordinance.
2. Section 33.21 building color standards for non-residential buildings, shall
not apply within the Downtown district when being applied to the exterior
of the building consistent with tenant branding and is consistent with the
Downtown district Design Guidelines.
i. Projections into Required Setback or into a Right-of-Way: The following
projections shall be permitted into a required setback or landscape area or into a
public easement or right-of-way, provided that i) no projection shall be permitted
into a public easement or right-of-way along FM 1709, North Carroll Avenue or
State Highway 114; ii) such projections do not extend over the traveled portion of
a roadway; iii) the property owner has assumed liability related to such
projections; and iv) the property owner shall maintain such projections in a safe
and non-injurious manner:
1. Ordinary building projections, including but not limited to water tables,
sills, belt courses, pilasters, and cornices may project up to twelve (12)
inches beyond a building face or architectural projection.
2. Roof eaves may project up to thirty-six (36) inches beyond the building
face or architectural projection.
3. Architectural projections, including bays, towers, and oriels; show
windows (1st floor only); below grace vaults and areaways; and elements
of a nature similar to those listed; may project up to forty-eight (48) inches
into a required yard or beyond the building face.
4. No portion of an architectural projection described in Sections 37.4 (i) (1,
2, 3) above less than eight (8) feet above the ground elevation may
extend more than forty-eight (48) inches into a required yard or beyond
the building face.
5. Canopies and/or awnings may project from building face and may extend
to, or be located within eight (8) inches of the back of curb subject to the
following during development/site plan approval. If a canopy support is
closer than two (2) feet from the back of the curb, there shall (a) be no on-
street parking or loading zones along that stretch of canopy; or (b) be
parallel parking along the curb; or (c) be angled parking protected by
wheel stops preventing vehicular overhang over the curb. Ground-
mounted supports, subject to the above standard, may be approved as
part of development plan or site plan review, as determined by the City
Council.
6. Below-grade footings approved in connection with building permits.
j. Off-Street Parking: With the following exceptions, parking shall be provided
pursuant to Section 35 of the Comprehensive Zoning Ordinance, and such
required parking shall be calculated in accordance with the provisions of Section
35 (including the shared parking provisions of Section 35.2):
1. On-street as well as off-street parking shall be permitted within the
Downtown district.
2. Up to twenty-five percent (25%) of required parking may be compact
spaces having a minimum space width of eight (8) feet and a minimum
space length of sixteen (16) feet; provided, however, compact spaces
shall not be allowed on-street and shall be limited to off-street parking
locations. Compact parking spaces shall not be allocated to any retail or
food service uses but could be counted toward meeting the parking
requirement for business, professional, and technical uses up to a
maximum of twenty-five percent (25%). Each compact space shall be
clearly designated.
3. Required parking shall be located and maintained anywhere within the
Downtown district. On-street parking and shared parking anywhere within
the Downtown district may be counted toward the off-street parking
requirement for the Downtown district.
4. Where on-street parking is permitted, angled, as well as parallel parking
shall be permitted. Both forty-five (45) degree and sixty (60) degree
angled parking shall be permitted. However, no on-street, drive, or
common access easement parking shall be permitted within thirty (30)
feet of the cross curb line for a cross street, drive, or common access
easement.
5. When a mixture of office, retail, and other uses are located in the same
block or street, parking requirements for such the uses shall be reduced
at a rate of ten (10) percent in order to promote shared parking.
6. Cumulative parking tabulations shall be submitted with each site plan
and/or development plan.
k. Off-Street Loading: With the following exceptions, off-street loading shall be
provided pursuant to Section 36 of the Comprehensive Zoning Ordinance:
1. The minimum dimension of loading spaces shall be as follows:
10’ x 25’ regular size space
10’ x 50’ large space
2. The calculation of the minimum number of off-street loading spaces shall
be in conformance with the following schedules and rules regarding
shared spaces:
i. Number of spaces:
Office Uses or portion of building devoted to office uses:
0 –49,999 sf 0 spaces
50,000 –149,999 sf 1 regular space
150,000 –249,999 sf 2 regular spaces
250,000 sf and up 3 regular spaces
Retail Uses with the following Tenant size:
0 – 9,999 sf 0 spaces
10,000 – 49,999 sf*1 regular space
50,000 – 99,999 sf*1 regular space and
1 large space
100,000 sf and up*2 large spaces
Restaurant Uses with the following Tenant size:
0 –9,999 sf 0 spaces
10,000 sf and up*1 regular space
*The loading requirement for multiple tenants that are each 10,000 sf or
larger may be combined within a single building and treated as a single
tenant.
ii. Loading spaces that are adjacent and accessible to several buildings or
tenant spaces, including buildings and tenant spaces on separate lots,
shall be allowed to suffice for the loading requirements for the individual
buildings or tenants provided that i) the number of spaces satisfies the
requirements for the combined square footages for the buildings or
tenants in question, and ii) for loading spaces to be shared among
separate lots, an agreement evidencing the right of tenants to the use of
such spaces shall be provided.
l. Streets and Sight Triangles: Within the Downtown Zoning district the following
street design standards shall apply:
1. Except as provided herein, no sight triangle shall be required. Adequate
sight distance will be provided at all intersections through the use of
appropriate traffic control devices. Sight triangles for vehicles exiting the
development for both public streets and private drives shall be provided at
intersections with FM 1709, Carroll Avenue and State Highway 114 (See
figure 37.1). These sight triangles shall be the triangle created by
connecting a point which is ten (10) feet into the site along the right-of-
way at the intersection and a point extending away from the intersection a
distance of forty (40) feet along the existing roadway right-of-way line.
Figure 37.1 Sight Triangles
2. For plantings within twenty (20) feet of any public street intersection,
shrubs and groundcover shall not exceed two (2) feet in height and tree
branching shall provide seven (7) feet of clearance as measured from the
top of the ground surface to the first branch along the tree trunk.
3. Nothing contained herein shall vary or supersede public safety
requirements of the City of Southlake as set forth in the Uniform Fire
Code and other applicable laws, rules and regulations of the City of
Southlake.
m. Buffering and Screening –The following standards for buffering and screening
shall apply to all non-residential and mixed use buildings in the Downtown
district:
1. Parking lot layout, landscaping, buffering, and screening shall minimize
direct views of parked vehicles from streets and sidewalks, and avoid
spill-over light, glare, noise, or exhaust fumes onto adjacent properties, in
particular single-family residential properties. Parking lots exposed to
view from abutting single-family residential properties shall be surrounded
by a minimum of a 3-foot high barrier in the form of berms, shrubs, walls,
or a combination thereof.
2. Transformers, HVAC equipment (if located at the ground level), lift
stations, utility meters, and other machinery, as well as garbage collection
points, should be located at the rear lane, drive or alley. If such uses are
visible from any adjacent rights-of way or property, they shall be totally
screened by a fence or suitable plant or other visual barrier of an
appropriate height or as proposed and approved in a development/site
plan. Trash dumpsters shall have a metal door which shall remain closed
at all times.
3. Off-street loading areas shall be adequately screened from view of any
adjacent single-family residential use.
4. Outside storage standards in Section 39.5 (Screening and Fencing) shall
apply to all areas of primary and ancillary outdoor storage uses in the
Downtown district, with the exception of related uses specifically
authorized in this section.
n. Above Grade Structured Parking – Parking structures shall be permitted in the
Downtown district with a Specific Use Permit authorized by City Council. The
following standards shall apply to above grade structured parking facilities:
1. Any visible elevations of any parking structure from adjacent street R-O-
Ws shall have a solid parapet wall of not less than forty-six (46) inches
and shall utilize colors consistent with the surrounding principle buildings.
All parking structures shall be designed in compliance with the Downtown
District Design Guidelines, as amended.
2. At least 75 percent of the area occupied along street level façade of any
parking structure that is immediately adjacent to a sidewalk or street right-
of-way shall be developed for active office or retail uses.
3. If not abutting a right-of-way, above grade structured parking facilities
shall be provided with adequate access from public right(s)-of-way via
private drive(s) and/or access easements.
4. Entries and exits to and from parking structures shall be clearly marked
for both vehicles and pedestrians by materials, lighting, signage, etc., to
ensure pedestrian safety on sidewalks.
o. Accessory Structures – The following restrictions shall apply to accessory
structures of non-residential and mixed use development:
1. With the exception of the following items, accessory structures shall not
exceed one (1) story or a height of fourteen (14) feet.
i. park pavilions or bandshells not exceeding fifty-two (52) feet in
height
2. Except for open spaces and open space amenities, no accessory
structure shall be located between the front lot line and the principal
building on a lot.
p. Minimum Width of Enclosed or Partially Enclosed Open Space – In lieu of
the requirements of Section 33.7 of the Comprehensive Zoning Ordinance, the
following requirements for minimum Court widths shall apply:
1. Minimum widths shall be based on the following schedule:
COURT TYPE MINIMUM WIDTH/AREA
Court; Open Court 3 inches per 1 foot of building height, min. 12 feet
Closed Court: Min. area equal to twice the square of the width of
the court based on surrounding building height, but
not less than 250 sq. ft.
Court Niche: no portion shall be more than 3 feet (measured
horizontally) from a point where the court niche is
less than three feet wide
q. Interior Landscape Areas & Streetscape Treatments – Specific requirements
for interior landscape areas and streetscape treatments shall be proposed by the
developer at the time of development plan or site plan review. They shall be
reviewed by the City’s Landscape Administrator at the time of development plan
or site plan review for conformity with the Downtown District Design Guidelines,
as amended, to create an attractive, pedestrian-friendly district. Any landscaping
in a surface parking lot approved in connection with development plan or site
plan approval for such lot, which is taken out in connection with the later
construction of a parking structure, shall be relocated or replaced.
r. Irrigation – Required landscaping shall be served by an irrigation system
meeting the requirements of Section 3.6 of Ordinance 544, except in those
instances and in those areas where installation of such a system is a) potentially
harmful to any preserved or existing plant materials; b) not reasonably required
due to the nature of the plant material (e.g. where irrigation could be detrimental
to drought-tolerant plant species); or c) create a situation possibly harmful to
public health, safety or welfare. Determination of the situations described above
shall be made by the City’s Landscape Administrator.
37.5 DEVELOPMENT REGULATIONS FOR SINGLE FAMILY (ATTACHED AND
DETACHED) RESIDENTIAL USES
All single-family (attached and detached) residential development in the Downtown
district shall be exempt from the standards specified under Section 43 in lieu of the
development standards set forth below. In addition to the SUP requirements under
Section 45, the following standards shall protect and encourage various types of single-
family dwellings within the Downtown district. The minimum standards as set forth
below shall apply to all single-family residential uses.
a. Height. No principal single-family residential building or structure shall exceed
three (3) stories, nor shall it be less than twenty feet (20’) in height or exceed
fifty-two feet (52’) in height. Residential accessory buildings shall be a minimum
of twelve feet (12’) in height and a maximum of twenty-eight feet (28’). The
height shall be measured from the sidewalk or ground surface elevation along
the side of the building fronting onto a public right-of-way to the top of the roof for
flat roofs (not the parapet) and the mid-point for sloped roofs, and not along the
side(s) of the building facing onto interior portions of the block
b. Front Yard. Required front yard shall be a minimum of five (5) feet. Porches,
stairs and other architectural elements may project into such yard, up to the lot
line. The maximum front yard setback shall be fifteen feet (15’) except for
residential buildings east of Park Ridge Avenue, for which the maximum front
yard setback shall be twenty-five feet (25’).
c. Side Yard. Residential dwellings may be attached. Accordingly, there shall be
no side yard, except on corner lots, where the side yard adjacent to the street
may be up to a maximum of fifteen feet (15’) and the side yard between
residential buildings may be up to twenty feet (20’) for each building; provided,
however, if residential dwellings are detached, separation between the units shall
meet the minimum required for fire safety.
d. Rear Yard. There shall be a rear yard of not less than five feet (5’).
e. Maximum Lot Coverage. There shall be no maximum lot coverage.
f. Lot Area. The minimum area of a lot shall be (a) one thousand six hundred
eighty-seven (1,687) square feet for residences with detached garages, and (b)
one thousand one hundred twenty-five (1,125) square feet for residences with
attached garages.
g. Lot Dimensions. Each lot shall have a minimum width of twenty-two and one-
half feet (22.5’). The minimum lot depth is: (i) seventy-five feet (75’) for
residences with detached garages; and (ii) fifty feet (50’) for residences with
attached garages.
h. Floor Area. Each single-family dwelling unit shall contain a minimum of two
thousand (2,000) square feet of gross floor area (excluding the area of any
accessory structures on the same lot).
i. Location. Single-family residential uses in the Downtown district are limited to
the area east of Central Avenue.
j. Residential Units Permitted. The number of single-family (attached and
detached) units allowed shall be no more than 115 as specified in the
Development Plan filed in conjunction with a request for Specific Use Permit for
residential development within the Downtown district; provided, however, no
more than a total of 185 residential units (single family and Garden District
residential units) shall be allowed within the area east of Central Avenue.
k. Parking
(i) Two (2) off-street parking spaces must be provided for each dwelling unit.
(ii) One (1) on-street parking space must be provided for each dwelling unit.
l. Electrical Service. A lot for a single-family use may be supplied by not more
than one electrical utility service, and metered by not more than one electrical
meter.
m. Building Limitations
1. All residential structures (including accessory buildings) are required to be
sprinklered; provided that a series of attached structures may be
combined and treated as a single structure.
2. All residential structures shall be designed and built similar in character to
the elevations/drawings submitted with an approved development or site
plan.
3. All residential structures shall have all exterior walls constructed using a
masonry material covering at least eighty percent (80%) of said walls,
exclusive of windows, doors, roofs, glass construction materials, or
sidewalk or walk-way covers. “Masonry materials” shall mean and
include brick, stone, rock or other masonry materials of equal
characteristics. The use of stucco or a similar material shall be subject to
City Council approval with the review of a site plan submitted with a SUP
application.
n. Curvilinear Streets. The curvilinear street standards specified in the
Subdivision Ordinance shall not apply to residential development within the
Downtown district.
o. Open Space. Residential development within the Downtown district shall be
exempt from the Open Space requirements specified within Ordinance 483 for
residential uses. However, open space in the Downtown district shall be planned
in conjunction with an overall concept and development plan approved by City
Council.
p. Use Limitations on Residentially Designated Buildings. Once designated for
single-family residential uses with City Council approval of an SUP, non-
residential uses in single-family structures shall be limited to home occupations
only. Any change in such use shall constitute a zoning map amendment and
shall be processed as such.
q. Design Guidelines. All single-family residential development shall meet the
standards outlined for single-family residential development in the Downtown
District Design Guidelines as amended and adopted by City Council.
37.6 DEVELOPMENT REGULATIONS FOR GARDEN DISTRICT RESIDENTIAL USES
The Garden District is intended to provide appropriately scaled buildings within a portion
of the land remaining for development within the Brownstones at Town Square which
offer an alternative to single-family dwellings. The Garden District shall provide a high
degree of pedestrian connectivity from the existing Brownstones and Town Square
commercial districts, to increase accessibility and patronage of neighboring Town
Square businesses, and to enhance the pedestrian character of Southlake Town
Square.
All Garden District Residences shall be exempt from the standards specified under
Section 43 in lieu of the development standards set forth below. In addition to the Site
Plan requirements under Section 40, the following standards shall protect and
encourage residences within the Garden District. The minimum standards as set forth
below shall apply to all Garden District residential buildings.
a. Height. No principal Garden District residential building or structure shall exceed
three (3) stories, nor shall it be less than twenty feet (20’) in height or exceed
fifty-two feet (52’) in height. The height shall be measured from the sidewalk or
ground surface elevation along the side of the building fronting onto a public
right-of-way to the top of the roof for flat roofs (not the parapet) and the mid-point
for sloped roofs, and not along the side(s) of the building facing onto interior
portions of the block.
b. Front Yard. Required front yard shall be a minimum of five (5) feet. Porches,
stairs and other architectural elements may project into such yard, up to the lot
line. The maximum front yard setback adjacent to a public right-of-way shall be
fifteen feet (15’).
c. Side Yard. There shall be no side yard requirement. Separation between
Garden District buildings shall meet the minimum required for fire safety.
d. Rear Yard. There shall be a rear yard of not less than five feet (5’).
e. Maximum Lot Coverage. There shall be no maximum lot coverage.
f. Lot Area. The minimum area of a buildable lot shall be three thousand six
hundred (3,600) square feet for buildings within the Garden District.
g. Lot Dimensions. Each lot shall have a minimum width of sixty feet (60’) and a
minimum depth of sixty feet (60’).
h. Floor Area. Each Garden District Residence shall contain a minimum of one
thousand five hundred (1,500) square feet of gross floor area; provided, however,
such minimum sized units shall not exceed 25% of total Garden District
Residences.
i. Location. Garden District Residences are limited to the area bounded by
Central Avenue to the west, Park Ridge Boulevard to the north and east, and the
limits of Phase 1 and Phase 2 Brownstone construction to the south (as of
January 31, 2011).
j. Residential Units Permitted. Not more than 130 Garden District Residences
shall be permitted.
k. Parking.
(i) Two (2) off-street reserved parking spaces must be provided for each
Garden District Residence.
(ii) Visitor parking shall be provided at the rate of not less than one (1) on-
street parking space for every two (2) Garden District Residences.
l. Building Limitations.
1. All residential structures (including garages) are required to be
sprinklered; provided that a series of attached structures may be
combined and treated as a single structure.
2. All residential structures shall be designed and built to be compatible with
the architecture of the adjacent Brownstone residential district, use similar
materials (brick, cast stone, etc.), and in keeping with the Downtown
District Design Guidelines and the approved Site Plan.
3. All residential structures shall have all exterior walls constructed using a
masonry material covering at least eighty percent (80%) of said walls,
exclusive of windows, doors, roofs, glass construction materials, or
sidewalk or walk-way covers. “Masonry materials” shall be limited to
those that are similar to materials used in the construction of the
Brownstones, such as brick, stone, rock or other masonry materials of
equal characteristics.
m. Curvilinear Streets. The curvilinear street standards specified in the
Subdivision Ordinance shall not apply to residential development within the
Downtown district.
n. Open Space. Residential development within the Downtown district shall be
exempt from the Open Space requirements specified within Ordinance 483 for
residential uses. However, open space in the Garden District shall be planned in
conjunction with the overall concept, development plan and/or site plan approved
by City Council.
o. Use Limitations on Residentially Designated Buildings. Non-residential uses
in Garden District residences shall be limited to home occupations only. Any
change in such use shall constitute a zoning map amendment and shall be
processed as such.
p. Design Guidelines. All Garden District residential development shall meet the
standards outlined for residential development in the Downtown District Design
Guidelines as amended and adopted by City Council.
q. Site Plan. Prior to issuance of a building permit, a site plan must be approved by
City Council following a recommendation by the Planning & Zoning Commission.
Said Site Plan must also be in compliance with the underlying Concept Plan for
the Garden District as approved by City Council. This site plan may only be
approved following a public hearing before the Planning & Zoning Commission
and the City Council in accordance with the notice and hearing requirements set
forth in Zoning Ordinance 480 as amended.
37.7 APPLICATION AND DEVELOPMENT REVIEW PROCESS
Applications requesting a rezoning to the Downtown district shall be submitted with a
Concept Plan as specified under Section 41 (for proposals encompassing more than 100
acres in land area) or a Development Plan as specified under Section 40 (for proposals
encompassing less than 100 acres is land area). An application for a rezoning to the
Downtown district shall result in a contiguous boundary of the Downtown district of no
more than 165 acres and no less than 100 acres within the entire city. The Planning &
Zoning Commission shall make a recommendation on the rezoning request and the City
Council may approve any such proposal, together with any conditions, requirements or
limitations thereon which the Planning & Zoning Commission or City Council deems
appropriate and is agreed to by the applicant. No minimum area shall be required for
the submission of a development plan application.
a) Development Plan
1. An application for rezoning to the Downtown district shall include and be
accompanied by a development plan (for proposals less than 100 acres)
Changes in the development plan shall be considered the same as
changes in the Official Zoning Map. The proposed development plan shall
be processed as required except that changes of detail which do not alter
the basic relationship of the proposed development to adjacent property
and which meet the conditions set forth in Section 40.6 of this ordinance,
may be approved by the Administrative Official.
2. The Development Plan may, in some cases, be a two-phase document.
The first phase shall illustrate and contain the applicant's request and
suggestion for the use, configuration of buildings, parking, etc., and the
second phase shall illustrate the development plan showing the
suggestions and recommendations of the Planning and Zoning Commission
after review of Phase One. In addition to the requirements set forth in
Section 40.3 of this ordinance, the development plan shall provide as much
detail as possible including, but not necessarily limited to:
i. A scale drawing showing any proposed public or private streets and
alleys; building site, or building lots; any areas proposed for
dedication, or reserved as parks, parkways, playgrounds, utility and
garbage easements, school sites, public buildings, street widening,
street changes; and the points of ingress and egress from existing
public streets on an accurate survey of the boundary of the tract.
ii. For buildings more than one (1) story in height, elevations and/or
perspective drawings may be required in order that the relationship of
the buildings to adjacent property, open spaces and to other features
of the development plan may be determined. Such drawings need
only indicate the height, number of floors and exposures for access,
light and air.
iii. For development projects influenced by, impacting on flood-prone
areas, or containing major drainage ways or areas flood-prone by
definition of the City Engineer, a preliminary drainage plan shall be a
part of the development plan. This requirement may be waived only
upon the recommendation of the City Engineer.
iv. A screening and landscaping plan shall be required where such
treatment is essential to the proper arrangement of the development in
relation to adjacent property. Such plan shall meet the standards
established for Screening and Buffering in the Downtown district.
v. Any or all of the required features may be incorporated on a single
drawing if such drawing is clear and capable of evaluation and
interpretation by the Administrative Official.
b. Site Plan
All non- residential and mixed use development in the Downtown Zoning district
shall submit a site plan meeting the requirements of Section 40 of this ordinance.
This site plan shall be submitted either concurrently with the development plan
for this phase or prior to requesting a building permit. This site plan may only be
approved following a public hearing before the Planning & Zoning Commission
and the City Council in accordance with the same notice and hearing
requirements for zoning changes as set forth in Section 46 of this ordinance.
37.8 ACCESSORY USES
In addition to those accessory uses specifically authorized in the Schedule of Uses
under 37.2, accessory uses authorized under Section 34 of this ordinance may also be
permitted use. Standards in Section 34 shall apply to all accessory structures and uses.
37.9 SPECIFIC USE PERMITS
In addition to uses and standards listed under this section, specific use permits may be
approved by the City Council following a recommendation from the Planning and Zoning
Commission as specifically authorized in Section 45 of this ordinance, subject to full and
complete compliance with any and all conditions required in Section 45, together with
any other conditions as the City Council may impose. Any use accessory to an
approved specific use permit shall be permitted without specific approval if it complies
with the conditions for an accessory use as defined in this ordinance.
Specific use permit requests for residential uses in the Downtown district shall be
accompanied by development plan amendment applications together with any other
information deemed necessary by decision making authorities, including elevations,
renderings, and other layouts. Once the development plan has been amended and an
SUP granted by City Council to permit residential uses, conversion to any other use shall
also be considered as a further change to the approved development plan and shall be
reviewed as such.
37.10 SPECIAL EXCEPTION USES
Special exception uses may be approved by the Board of Adjustment as specifically
authorized in Section 44 of this ordinance subject to full and complete compliance with
any and all conditions required in Section 44, together with any other conditions as the
Board of Adjustment may impose. Any use accessory to an approved special exception
use shall be permitted without specific approval if it complies with the conditions for an
accessory use as defined in this ordinance.
37.11 VARIANCES (As amended by Ord. No. 480-OOOO)
City Council may grant variances to specific regulations set forth in this Section 37. To
receive a variance, the Applicant must demonstrate one of the following:
(a) A variance will reduce the impact of the project on surrounding residential
properties; or
(b) Compliance with this ordinance would impair the architectural design or creativity
of the project; or
(c) The variance requested is supportive of the purpose and intent of the Downtown
District as set forth in Section 37.1, and compatible with surrounding Town
Square development; or
(d) A variance is necessary to assure compatibility with surrounding developed
properties; or
(e) The proposed construction is an addition to an existing project that does not
meet the requirements of this ordinance.
In order to grant a variance, the City Council must determine that one of the above
conditions has been met; that the variance will not injure and will be wholly compatible
with the use and permitted development of adjacent properties; and that the granting of
the variance will be in harmony with the spirit and purpose of this ordinance.