2001-05-12 CC Work SessionCITY COUNCIL WORK SESSION: JUNE 12, 2001
9
LOCATION: 1400 Main Street, Southlake, Texas
Council Chambers in Town Hall
WORK SESSION: 6:00 p.m.
1. Call to order.
2. Discussion of Outside Storage Ordinance.
3. Discussion of Town Hall Use Policy.
4. Adjourn.
CERTIFICATE
I hereby certify that the above agenda was posted on the official bulletin boards at Town Hall,
1400 Main Street, Southlake, Texas, on Friday, June 8, 2001, at 6:00 p.m., pursuant to the Texas
Government Code, Chapter 551.
:N=
Sandra L. LeGrand _ o i
City Secretary
If you plan to attend this public meeting and ,disWbility that requires special needs, please
advise the City Secretary 48 hours in advance at 817-481-1 5 19 and reasonable accommodations
will be made to assist you.
City of Southlake
Department of Planning
MEMORANDUM
Mayor:
Rick Stacy
TO:
City Council
Council Members:
Rex Potter
FROM:
Bruce Payne, AICP, Director of Planning
Patsy DuPre
Z4
Keith Shankland
DATE:
June 8, 2001
Greg Standerfer
Ralph Evans
RE:
Proposed Outdoor Storage Regulations
Tom Stephen
City Manager: The City Council will hold a worksession on Tuesday, June 12th at 6:00 p.m.
Billy Campbell in the City Council Chambers. The purpose of the worksession is to review
Assistant City Manager: the proposed outdoor storage regulations. Attached are the proposed outdoor
Shana Yelverton storage regulations and other pertinent background information.
City Secretary: At the February 20, 2001 City Council meeting, the Planning staff raised a
Sandra L. LeGrand number of questions and concerns regarding the application and enforcement
of the outside storage regulations. Staff believed that the literal application of
the regulations exceeded the City Council's original intent and could possibly
result in potential litigation.
Based on the concerns brought_ forward by staff, the City Council declared a
one hundred and eighty (180) day extension on the amortization deadline to
bring all outside storage, display and screening into compliance with
Ordinance No. 480 HH. The City Council also instructed the planning staff to
revise the outside storage regulations to address the application and
enforcement concerns presented to City Council.
If you have any questions concerning the attached material, please feel free to
give me a call at 817-481-2036.
cc: Wayne Olsen, City Attorney
Billy Campbell, City Manager
Shana Yelverton, Assistant City Manager
PROPOSED REVISIONS TO THE
OUTDOOR STORAGE REGULATIONS
(Draft)
DUNE 1212001
6:00 P.M.
City Council Worksession
DEPARTMENT OF PLANNING
Sim"
GENERAL OVERVIEW OF PROPOSED
CHANGES TO THE OUTSIDE STORAGE ORDINANCE
All activities
affected by the current outside
storage regulations
instruction Outdoor
Storage related to
Activity Primary Use
Not I /ew Proposed > Existing
Regulated I \ Use Use
Located inside Located outside Located inside
the Corridor the Corridor the Corridor
Overlay Zone Overlay Zone Overlay Zone
Primary
Outdoor
Storage
Plant
Nlaterial;
,r Period
Vending
Machines
in
Sec. 34-
Accessory
\ Uses
Located Outside
the Corridor
Overlay Zone,
Ancillary
Primary
Ancillary
Primary
Ancillary
Primary
Ancillary
Outdoor
Outdoor
Outdoor
Outdoor
Outdoor
Outdoor
Outdoor
Storage
Storage
Storage
Storage
Storage
Storage
Storage
Plant
Plant
Plant
Other
�111atcrial
-ether
���
N4atcriat
Other
tifaterial
Other
�or Periodic
or Periodic
or Periodic
Market
Market
Market
Section
39
lot 43.9.5 Not Section
_ulated Corridor Regulated 39
b Overlay
Outside Storage Flow Chart -May 2001
43.9.4 Section
Corridor 39
Overlav
Not 43.9.5 Not Section
;ulated Corridor (Regulated) 39
Overlay
Concerns regardinq the existing outside storage regulations
include:
• Requires that all outside storage areas (existing and future) be
granted a specific use permit by City Council.
• Outside storage areas located within the corridor overlay zone
are subject to the same screening regulations as outside
storage areas located outside the corridor overlay zone.
• General construction activities such home building, road
construction and commercial construction are required to be
screened.
• Requires uses without a principle building (i.e. nursery, market,
etc.) and an outside storage area to be subject to the same
screening requirements as uses with a principle building (i.e. big
box retail store) and an outside storage area.
• Outside storage is considered a land use. Certain materials
such as bag goods and firewood have different screening
requirements than other materials such as lawn equipment.
• Limits the types of materials that can be stored in a retail
garden center to only those listed in the ordinance. Many
materials typically stored in a retail garden center are not
allowed.
• Does not allow vendors associated with approved city festivals
(i.e. Art in the Square) to sell or store goods.
• No provisions for variances from the ordinance.
• Does not allow vending machines to be located at City Parks.
The proposed outdoor storage regulations will result in the
following:
• Eliminates the Special Use Permit process and requires all
outdoor storage areas to be indicated on the site plan, concept
plan and/or development plan along with elevations indicating
screening material and height.
• Regulations governing outdoor storage are removed from the
Specific Use Permit section and distributed to the Corridor
Overlay, Screening, and Accessory Use sections.
• Uses with outdoor storage areas which are located within the
corridor overlay zone are subject to more stringent
requirements than uses located outside corridor overlay zone.
• Compliance of existing outdoor storage areas will be
determined administratively.
• Provides for a departure from the regulations in the Corridor
Overlay section through a variance approved by City Council.
• Does not treat outdoor storage as a use. Instead the focus is
on screening all materials associated with outside storage on a
consistent basis.
• Allows vending machines to be stored at city parks.
• Regulations referred to as "outdoor storage" versus "outside
storage" due to the more concise definition of the word
outdoor.
• Retention of the amortization provisions of the existing
outdoor storage regulations.
• Outdoor Storage Definitions.
Section #1-Proposed Changes and Commentary
Section #2-Existing Outside Storage Regulations
Section #3-Proposed Language inserted into
Section 43 (Overlay Zones)
Section #4-Proposed Language inserted into
Section 39 (Screening Section)
Section #5-Proposed Language inserted into
Section 34 (Accessory Uses)
Section #6-Background Information
Section #1
Proposed Changes and Commentary
SECTION 4-NEW DEFINITIONS
Primary Outdoor Storage- outdoor storage or display of goods, materials, merchandise
and equipment, parts, junk or vehicles (overnight parking) that encompasses a square
footage which exceeds 100% of the floor area of the principle building or outdoor storage
and display of goods, materials, merchandise and equipment, parts, junk or vehicles used
in conjunction with any use where no principle building is present.
Ancillary Outdoor Storage- outdoor storage or display of goods, materials, merchandise
and equipment, parts, junk or vehicles (overnight parking) that encompasses a square
footage which does not exceed 100% of the floor area of the principle building.
Opaque Screen (Type I) -a screen that is opaque from the ground to a height of at least
eight (8) feet that excludes all visual contact between uses and creates a strong
impression of visual and spatial separation. An opaque screen is impervious to the
passage of light and may consist of a wall or fence.
Semi -Opaque Screen (Type II) - a screen that is semi -opaque from the ground to a
height of at least eight (8) feet with intermittent visual obstruction that creates a strong
impression of visual and spatial separation. A semi -opaque screen may be composed of a
mesh material used in combination with a wrought iron fence, landscaped earth berm,
planted vegetation, or existing vegetation. A semi -opaque screening device allows the
passage of some light but obscures the material behind the screening device such that it is
not prominently displayed. Compliance of planted vegetative screens or natural
vegetation will be judged on the basis of the average mature height and density of foliage
of the subject species, or field observation of existing vegetation.
Broken Screen (Type III) - a screen composed of intermittent visual obstructions from
the ground to a height of at least eight (8) feet. The broken screen is intended to create
the impression of separation of spaces without necessarily eliminating visual contact
between the spaces. The screening portion may be opaque or semi -opaque and consist of
a wall, fence, landscaped earth berm, planted vegetation or existing vegetation.
Obstructed portions of the screen shall be a minimum of 20' in length. Unobstructed
openings shall not be more than 20' in length. Compliance of planted vegetation screens
or natural vegetation will be judged on the basis of the average mature height and density
of foliage of subject species, or field observation of existing vegetation.
Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
M
OVERVIEW OF THE PROPOSED CHANGES TO THE OUTDOOR
STORAGE ORDINANCE REGULATIONS- (Section 43.9�
Note: The regulations for outdoor storage have been removed from Section 45 (Specific
Use Permits) and placed in Sections 43 (Overlay Zones) and Section 39 (Screening).
Regulations addressing vending machines are now located in Section 34 (Accessory Uses).
PROPOSED WORDING - Revised wording of 45.11 and move to Section 43.9.c.4:
Requirements for Ancillary Outdoor Storage: The following are requirements for
ancillary outdoor storage in non-residential districts located in the Corridor Overlay
Zone. All uses with ancillary outdoor storage and display of any goods, materials,
merchandise, equipment, parts, junk or vehicles (over night parking) shall not be
permitted unless in conformance with the following regulations:
Commentary: Broad Application of Languag f
The broadly worded language in the first sentence of the
current Outside Storage requires that all types of businesses
operations throughout the City be subject to the same
screening and storage requirements regardless of the type of
use. regulations (See Section 45.11 of the Zoning Ordinance -A
copy of the existing Outside Storage Regulations can be found
in Section #2 of this report). Also, the regulations as currently
written do not differentiate between uses located in the corridor
overlay zone and uses located elsewhere in the city.
More specifically, the concerns with the applicability of the
first sentence of the current outside ordinance regulations are
as follows: a) requires that all existing and planned operations
with outside storage only be allowed through the granting of a
special use permit by City Council; b) uses not visible from an
entry corridor roadway are regulated in the same manner as
uses located along a city designated entry corridor roadway; c)
requires that operations without a principle building (Primary
Outdoor Storage- i.e. landscaping businesses, nursery
businesses and flea markets) be subjected to the same
screening requirements as operations with ancillary outdoor
storage (i.e. big box retail); d) general construction activity
(home, retail, road, etc.) is considered a type of business
operation and required to be screened under the regulations of
the existing outside storage regulations (Le. masonry wall); e)
subjects only business operations to the outside storage
regulations and excludes schools and non-profit organizations;
andfl there are no variance procedures for proposed uses and
no waiver procedures for current uses.
2 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
Overview of Concerns
a. Special Use Permit- The current regulations require that
outside storage only be allowed by specific use permit for
all existing and new businesses. The city staff has
estimated that there are between 75 to 100 business uses in
the city that currently have outside storage and thus must
apply for a specific use permit. If every new and existing
business requires a specific use permit, the requests will
quickly become a regulatory burden for the city staff,
Planning and Zoning Commission and City Council.
Requiring a specific use permit for outside storage results
in an additional layer of review. Instead of requiring a
specific use permit for all outdoor storage, it is
recommended that the regulations for outdoor storage be
placed in the screening (Section 39)and overlay zone
(Section 43) sections of the Zoning Ordinance and that
proposed outside storage areas be reviewed as part of the
site plan, concept plan or development plan process.
As the regulations are currently structured, the
amortization portion of the existing ordinance is being
carried over. Therefore, existing operations with outdoor
storage will be required to bring areas into compliance with
the new regulations by a specific date established by City
Council or must request a variance from City Council.
City Council may want to consider abandoning the
retroactive portion of the new regulations.
b. Outdoor Storage Areas within the Corridor Overlay Zone.
The Southlake Corridor Study recognized that development
along major entry roadways are gateways into the City and
establish a sense of arrival and place. The study
recommends that uses along these roadways should adhere
to higher design standards than developments along other
less visible roadways. The zoning ordinance's corridor
overlay zone section which requires masonry facades,
pitched roofs, screening, articulation, etc. is a direct result
of the goals and objectives established in the corridor
study. As such, the regulations for outdoor storage should
be more stringent in the corridor overlay versus other areas
in the city. It is recommended that a set of regulations be
established in the corridor overlay zone section (Section
43) to govern uses located in the corridor that have outdoor
storage. Uses with outdoor storage located outside the
corridor overlay will be governed by regulations in the
screening section (Section 39).
c. Primary versus Ancillary- The current regulations do not
differentiate between uses with primary outdoor storage
Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
and uses with ancillary outdoor storage (see definition
section). Existing uses located along a designated corridor
roadway with primary outside storage include a nursery,
flea market and a stone/mulch retailer. These uses are
located on large tracts of land and requiring these uses
outside storage areas to be subject to the current screening
requirements (8'screening wall of masonry, wood wrought
iron or a combination of both) will be cost prohibitive to
the owners of the operation. The proposed regulations
recommends less stringent requirements for uses with
primary outdoor storage. For instance, trees displayed for
sale do not negatively impact the visual integrity of the
corridor and should not have the same screening
requirements as an operation storing merchandise or
pallets outdoor.
d. General Construction Activity- Under the current
ordinance, construction activities are considered a type of
business and therefore are subject to the current
regulations. It is impractical to require construction
operations to screen their activities per this ordinance (8'
masonrywall). The proposed ordinance specifically states
that construction activities are not regulated.
e. Excludes non -business uses- The outside storage
regulations as currently written, subjects only business
operations to the ordinance regulations. Public/semi public
uses such as schools, churches and certain non-profit
organizations are not regulated. However, these types of
uses are capable of storing materials outdoors that can be
detrimental to the visual aesthetics and surrounding
properties.
f. No Variances Procedure- No variance provision is
included in the existing regulations.
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.4.a of the Zoning Ordinance (Corridor Overlay):
a. All areas used for ancillary outdoor storage and the associated method of screening
shall be indicated on a submitted site plan, development plan or concept plan along
with a scaled elevation drawings indicating the screening device and materials
proposed to be utilized.
Commentary: The proposed language requires all operations with outdoor
storage located in the corridor overlay district be regulated by
`NWI the provisions in this section (Section 43.9.c.4). As mentioned
above, the existing regulations excludes churches, schools and
4 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
�ft. some non-profit businesses from the regulations. Uses with
outdoor storage not located within the corridor overlay district
are regulated by Section 39. This proposed language
eliminates the SUP approval process for outdoor storage and
instead requires that all new areas of outdoor storage be
reviewed as part of the site plan and concept plan submittal.
Under this language, the reader will understand that proposed
outdoor storage areas must be clearly indicate on the site
plan/concept plan areas of proposed outdoor storage and the
type of screening materials to be utilized. Existing uses with
outdoor storage must comply with the proposed regulations or
request City Council to grant a variance (variance procedure
outlined below).
PROPOSED WORDING: Below is proposed wording to be placed in Section
43.9.c.4.b & c:
b. Outdoor storage screening shall be accomplished by the construction of a
minimum eight (8) foot Type I masonry wall.
c. The Type I screening wall shall meet the articulation requirements set forth in
Section 43.13.d. This requirement shall apply to walls constructed
simultaneously with the principal building or those added at a later date.
Commentary: This language is virtually same wording as in the current ordinance
(45.H.b.1 &2) except that the words "Type I" were inserted.
PROPOSED WORDING: Below is proposed wording to be placed in Section
43.9.c.4.d:
d. Outdoor storage areas shall observe all setback requirements for the principle
building on the lot.
Commentary: This language is the same wording as in the current ordinance (45.11.2).
PROPOSED WORDING: Revised wording of item 45.11.a.3 (existing regulations)
and deleted some items listed. Placed in Section 43.9.c.4.e:
e. Outdoor storage areas shall not be located forward of the principal building
and when possible, shall be located at the side of the building not facing a
public street, except for the following items and events:
5 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
i. newspapers;
ii. Christmas trees (stored outdoor for sale beginning one week
before Thanksgiving through December 31);
iii. charitable sales events sponsored by non-profit organizations provided
that the event does not exceed five (5) consecutive days at any one
location.
Commentary: Most land areas located in the corridor overlay district are surrounded
by public streets on at least two (2) sides and sometimes three (3) or
four (4) sides. The proposed wording allows outdoor storage to be
stored between the principle building and public right-of-way in cases
where a building is surrounded by a right-of-way on four (4) sides.
The items listed in the current regulations (See 45.I1.a.3) such as
bundled firewood, potting soil, etc. can be just as visually obtrusive as
lawn equipment, play ground equipment, propane bottles, etc. and
should have the same screening requirements as these materials. Also,
requiring four (4) foot walls in front of certain materials such as
bagged goods and firewood creates the possibility of screens within
screens when these items are stored within a garden center. Therefore,
these uses were removed from this section.
PROPOSED WORDING: Revised wording of item 45.11.a.4 and placed in
Section 43.9.c.4.f.
f. All surface areas dedicated to outdoor storage must be constructed of an all-
weather surface material and shall be exclusive of any required parking.
Commentary: Same wording as in current ordinance except for changing "outside"
to "outdoor" and adding the words "surface" and "dedicated to" to
the sentence.
PROPOSED WORDING: Revised wording of (45.11.a.5) to allow outdoor
storage by transient sales persons associated with a festival or market. Placed in
Section 43.9.c.4.g:
g. Outdoor Storage by transient salespersons is prohibited, except those uses
associated with a city approved festival or marketplace.
Commentary: The current ordinance does not allow vendors associated with city
festivals such as Art in the Square to store goods overnight. The
proposed wording allows vendors with city approved events to operate
Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
o!
and store goods outdoors. However, this wording still precludes
transient food vendors that sell for a profit (Le. hotdog sales in front of
Home Depot).
PROPOSED WORDING: Deleted reference to bufferyards (45.11.a.6). The
following is placed in Section 43.9.c.4.h:
h. Outdoor Storage must comply with the screening requirements set forth in
Section 39. If the regulations in this section conflict with those in Section 39,
the most stringent regulations take precedence.
Commentary: The purpose of the bufferyard is to separate different land uses from
each other and are not intended to screen outdoor storage. The
screening requirements in this section effectively separate and mitigate
the effect of outdoor storage on the surrounding property owners.
Therefore, the reference to bufferyards was removed.
PROPOSED WORDING: Essentially the same wording as 45.11.a.7. The
following is placed in Section 43.9.c.4.i:
i. Materials stored outdoors, excluding vehicles, trailers, and mobile machinery
or equipment, shall be stacked no higher than one (1) foot below the top of the
screening device. Also, all reasonable measures shall be taken to ensure that
materials are not clearly visible from any elevated public right -of way.
Commentary: Same wording as in current ordinance except for adding the last
sentence. Due to topography, there may be some instances where a
material may be stored one (1) foot below the wall and still be visible
from the public right-of-way due to the elevation of the adjacent
roadway. The additional sentence ensures that in those rare
circumstances such as along S.H. 114 and Kimball Avenue where
topography elevates a roadway above a site, that additional reasonable
measures are taken to screen the materials adequately.
PROPOSED WORDING: Revised section 45.11.a.8 (current ordinance) to allow
all items typically stored in a nursery such as landscape timbers, propane tanks,
chemicals, etc. The current regulations require that these items be stored inside
the building. Placed in Section 43. 9.c.4.j:
When reviewing site plans, development plans or concept plans associated
with the ancillary outdoor display and sale of living plant material (i.e. garden
center) and its associated materials, the City Council may waive the
requirement for the Type I screen and allow a combination of wrought iron
and masonry materials (similar to the principle building) provided that the
applicant clearly demonstrate on the plans submitted that the associated
materials meet the screening requirements outlined below.
7 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
Any items typically associated with a retail garden center such as mulch, lawn
equipment, propane items, barbecue grills, paving stones, landscape timbers,
bird baths, garden chemicals, etc. may be stored within this area provided that
these items are not prominently displayed or featured from the public right-of-
way through the wrought iron portion of the screening wall. This may be
accomplished by one of the following: 1) attaching a semi -opaque (Type II)
mesh material to the wrought iron portion of the screen; 2) placing living plant
materials such that these plants serve as a semi -opaque screen for the non-
living plant material; or 3) storing these goods behind the masonry portion of
the screen wall in a manner that the goods are not clearly visible from the
public, right-of-way.
Commentary: The current regulations state that when reviewing applications for the
display and sale of living plant material in areas between the principal
building and any adjacent public right-of-way, the Council may waive
the solid screening wall and allow a combination of wrought iron fence
panels and masonry materials (similar to the principal building). The
proposed wording changes the word "solid" to "opaque". The term
"opaque" wall is preferred due to this type of wall being impervious to
light. Certain types of solid walls can be penetrated by light. Also, the
term "opaque" is more definitive.
The current regulations state that lawn equipment, play equipment,
swimming pools, barbecue grills, bagged goods, exchange -type propane
bottles (subject to the current Uniform Fire Code and any applicable
local amendments), and similar items shall be stored behind a solid
screening wall and shall not be visible from outside the screened area.
The current regulations require materials typically stored in garden
centers such as bird baths, landscape timbers, chemicals, garden books
to be stored inside a roofed structure or only in garden centers that
have a 100% masonry wall. In North Texas all garden centers must
utilize screening materials that allow for circulation in order to reduce
the ambient air temperature during the summer time to allow living
plant materials to survive. Therefore, it is very likely that a garden
center will desire at least a portion of its wall to be wrought iron to
allow circulation of air. The proposed language would allow all types
of materials generally associated with a garden center to be stored
within such a center provided that these materials are not clearly
visible from the right-of-way.
PROPOSED WORDING: Placed in to Section 43. 9.c.4.k:
k. All operations with ancillary outdoor storage located in the Overlay
Corridor District that had a site plan, concept plan or development plan
approved prior to August 7, 2001 must comply with the regulations of this
8 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
section by February 22, 2002. The City Council may grant a variance of any
requirements in this section for outdoor storage areas that existed prior to
August 7, 2001. Any request for a variance for outdoor storage areas that
existed prior to August 7, 2001 shall include an outdoor storage concept plan
and elevations indicating all existing areas used for outdoor storage and the
screening material utilized.
Commentary: There are no provisions for departures from the outside storage
ordinance regulations as currently written for existing or
future outside storage areas. Instead of attempting to write
regulations to address specific and unique circumstances that
exist for current outdoor storage operations (i.e. Home Depot
screening wall does not meet building setback due to R.O.W.
being taken for the State Highway 114 project), it is simpler
and less cumbersome to provide a provision in the ordinance
that allows the City Council to grant a variance of any
requirements in the outdoor storage section for operations that
were existing prior to the adoption of these regulations.
PROPOSED WORDING: Placed in to Section 43.9.c.4.1:
1. The following situations are excluded from the requirements of Section
43.9.c.4:
i. general construction activities; and
ii. operations with primary outside storage
Commentary: Under the current ordinance, construction activities are considered a
type of business and therefore are subject to the current regulations. As
mentioned previously, it is impractical to require construction
operations to screen their activities per this ordinance (8' masonry
wall). Therefore, this language excludes general construction activity
from the ordinance. Separate regulations apply to operations with
primary outside storage. These regulations are outlined below.
PROPOSED WORDING: Revise wording and place into Section
34.1.dd (Accessory Uses):
dd. Outdoor display of prepackaged ice machines and vending machines are
allowed to be stored outdoors provided that the machine(s) are not visible
from the public right-of-way or adjacent residential property. Any
necessary screening of prepackaged ice machines and vending machines
9 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
must be in compliance with the regulations in Sections 43.9 and/or Section
39.
Districts Allowed: CS, C-1, C-2, C-3, C-4, S-P-1, S-P-2, and PUD
Commentary: The primary issues raised regarding vending machines are
twofold: 1) they contribute to visual clutter in front of the
building faVade which detracts from buildings' appearance,
and 2) the fact that vending machines act as signs
(advertisement) for the products they sell. It is not the fact that
the vending machines dispensed products, rather, that they
represented unregulated signage in front of buildings which
detracted from the buildings' overall appearance. Also, the
current ordinance does not provide language to allow vending
machines at the city's parks.
The proposed regulations allow vending machines to be stored
outdoors provided that the machines are not visible from the
public right-of-way or adjacent residential properties. Also, the
proposed language allows vending machines to be located at
city parks. (Place regulation of vending machines into the
Accessory Use Section).
PROPOSED WORDING ADDED TO THE VARIANCE SECTION 43.9.b.1:
In addition, to receive a variance from the outdoor storage regulations in this
section, the applicant must demonstrate that the variance will not substantially
impair the intent and purpose of the regulations of this ordinance and the
following:
(e) Compliance will result in the destruction of an existing masonry
screening device; or
(f) Compliance would present extraordinary difficulties in the use of the
property; or
(g) Compliance would substantially impair the architectural design of
structures dedicated or related to the use.
Commentary: To receive a variance to the outside storage regulations, an applicant
will need to demonstrate the criteria above.
10 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
PROPOSED WORDING - Revised wording of 45.11 and move to Section
43.9.c.5:
S. Requirements for Primary Outdoor Storage: The following are requirements
for primary outdoor storage in non-residential districts located in the Corridor
Overlay Zone. All uses with primary outdoor storage and display of any
goods, materials, merchandise, equipment, parts, junk or vehicles (over -night
parking) shall not be permitted unless in conformance with the following
regulations:
Commentary: This proposed language eliminates the SUP approval process
and establishes distinct regulations for Prima outdoor
storage. Existing uses located along a designated corridor
roadway with primary outside storage include a nursery, flea
market and a stone/mulch retailer. These uses are located on
large tracts of land and requiring these uses be subject to the
current screening requirements as ancillary outside storage (8'
screening wall of masonry, wood wrought iron or a
combination of both) will be cost prohibitive to the owners of
the operations. The proposed primary outside storage
regulations are less stringent than the requirements for uses
with ancillary outdoor storage
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.5a:
a. All areas used for primary outdoor storage and the associated method of
screening shall be indicated on a submitted site plan, development plan or
concept plan along with a scaled elevation drawings indicating the screening
device and materials proposed to be utilized.
Commentary: This proposed language requires that all new areas of outdoor
storage be reviewed as part of the site plan and/or concept plan
submittal. Under this language, the reader will understand
that proposed outdoor storage areas must clearly indicate on
the site plan/concept plan areas of proposed outdoor storage
and the type of screening materials to be utilized. Existing uses
with outdoor storage must comply with the proposed
regulations or request City Council to grant a variance.
11 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
IM
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.5.b:
b. All operations that have primary outdoor storage (except those uses
specifically identified in Subsection 43.9.c.5.d) are also subject to the
requirements in Subsection 43.9.c.4 and Subsection 39, except for the
following:
screening of the principle outside storage material
from the public right -of way may be accomplished
through any acceptable Type III screen; and
ii. the screen is not subject to the articulation
requirements set forth in 43.13.d.
Commentary: Unless specifically mentioned in this section, uses with primary
outdoor storage are subject to the same regulations as uses as
ancillary outdoor storage. The use of a Type III screening
device is an acceptable screening device for use with primary
outdoor storage.
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.5.c:
c. The primary outdoor storage of living plant material stored on the ground is
not subject to the screening requirements in this Sections 43.9.4 or 43.9.5. All
equipment, tools, vehicles, etc. associated with the upkeep and maintenance of
the living plant material that are stored outdoors are subject to the regulations
in Section 43.9.c.4.
Commentary: Operations with outdoor storage of plants stored on the ground
have been approved previously within the corridor overlay
district without screening. Requiring plants to be stored on the
ground removes the possibility that living plant materials will
be displayed on a table or an other similar device.
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.5.d:
d. A periodic market held in an open area, such as a farmers' or flea market,
where groups of individual sellers offer goods for sale are not subject to the
regulations of Section 43.9.c.5.
12 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
M
Commentary: This allows the periodic market to operate with out being subjected
to the screening requirements.
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.5.d:
e. General construction activites are not subject to the regulations of Section
43.9.c.5.
Commentary: See commentaryfor 43. 9.c.4.1.
PROPOSED WORDING- Below is proposed wording to be placed in Section
43.9.c.5.e:
f. All operations with primary outdoor storage located in the Corridor Overlay
District that had a site, concept or development plan approved prior to August
7, 2001 must comply with the regulations of this section by February 22,
2002. The City Council may grant a variance of any requirements in this
section for outdoor storage that existed prior to August 7, 2001. Any request
for a variance for outdoor storage areas that existed prior to August 7, 2001
shall include an outdoor storage concept plan and elevations indicating all
existing areas used for outdoor storage and the screening material utilized.
Commentary: This is essentially the same language as in 43.9.c.4.k.
PROPOSED ADDITION TO THE SCREENING REGULATIONS -
(Section 39.1)
PROPOSED WORDING: (New wording)
a. All areas used for primary outdoor storage and the associated method of
screening shall be indicated on a submitted site plan, development plan or
concept plan along with scaled elevation drawings indicating the type of
screening and materials proposed to be utilized.
Commentary: This proposed language requires that all new areas of outdoor storage
be reviewed as part of the site plan and/or concept plan submittal.
13 Outdoor Storage Proposed Changes
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June 12, 2001
PROPOSED WORDING: (New wording)
b. The primary outdoor storage of living plant material stored on the ground is
not subject to the screening requirements in Section 39. All equipment, tools,
vehicles, etc. associated with the upkeep and maintenance of the living plant
material that are stored outdoors are subject to the screening regulations of
Section 39 and Section 43.9.c.4 if applicable.
Commentary: This statement precludes outside storage of living plant materials from
the requirements of this section. It also informs the reader that
additional regulations are applicable for outdoor storage within the
City's corridor overlay zone.
PROPOSED WORDING: (New wording)
c. A periodic market held in an open area, such as a farmers' or flea market,
where groups of individual sellers offer goods for sale are not subject to the
regulations in Section 39.
Commentary: This statement precludes periodic markets in the Corridor Overlay
from the screening requirements in this Section.
PROPOSED WORDING: (New Wording)
d. All existing uses with outdoor storage must comply with the regulations of
this section by February 22, 2002.
Commentary: This retains the retroactive feature of the current ordinance.
PROPOSED WORDING: (New Wording)-39.2.i
i. Screening of the outdoor storage material associated with a primary use may
be accomplished through any acceptable Type III screening device.
14 Outdoor Storage Proposed Changes
& Commentary -City Council Worksession
June 12, 2001
Section #2-Existing Regulations
a minimum floor area of 500 square feet.
Site Design: Lighting: A system to light the area of the gas pumps shall be provided. Such
lighting shall be designated to light the pump area adequately without becoming an
unnecessary nuisance to traffic or to owners of nearby property.
Outside Display of Goods: Outside display of goods shall be prohibited.
Landscaping: Where parking is provided between the building setback line and any
public R.O.W., shrubs obtaining a mature height of three feet (Y) or greater must be
planted at a minimum spacing of thirty inches (30") on center continuous along all
paved edges of the parking or driving areas.
45.11 SPECIFIC REQUIREMENTS FOR OUTSIDE STORAGE IN NON-RESIDENTIAL DISTRICTS
(This entire section was added by Ordinance No. 480-HH.)
Outside storage and display of any goods, materials, merchandise, equipment, parts, junk or vehicles
used in a business operation shall not be permitted unless granted by a specific use permit and except
in conformance with the following provisions:
a. General Criteria
1. Outside storage shall be permitted only as an accessory use to the principal use established
on the lot or tract of land.
2. Outside storage areas shall observe all setback requirements for the principal buildings on
the lot or tract of land.
3. No outside storage areas shall be located forward of the principal building on the lot or tract
of land, nor between the principal building and any adjacent public street, except for the
following uses:
a) newspapers;
b) Christmas trees (stored outside for sale beginning one week before Thanksgiving through
December 31);
c) charitable sales events sponsored by non-profit organizations provided that the event not
exceed five (5) consecutive days at any one location;
d)
bundled firewood;
e)
bagged grass seed;
f)
bagged fertilizer;
g)
bagged mulch;
h)
bagged play sand;
i)
bagged potting soil
Except for items 3a, 3b, and 3c noted above which require no screening, all other noted items
45-19
shall be screened with a four (4) foot (non -articulated) solid wall. Stored items shall not be
stacked higher than three (3) feet behind such wall.
4. All areas of outside storage must be constructed of an all-weather surface material and shall
be exclusive of any required parking.
5. Outside storage by transient salespersons is prohibited.
6. Outside storage shall comply with the screening and bufferyard requirements set forth in
Sections 39.2 and 42, respectively, of this ordinance.
7. Materials stored outside, excluding vehicles, trailers, and mobile machinery or equipment,
shall be stacked no higher than one (1) foot below the top of the screening device.
8. When reviewing applications for the display and sale of living plant material in areas
between the principal building and any adjacent public right-of-way, the Council may waive
the solid screening wall and allow a combination of wrought iron fence panels and masonry
materials (similar to the principal building).
Lawn equipment, play equipment, swimming pools, barbecue grills, bagged goods,
exchange -type propane bottles (subject to the current Uniform Fire Code and any applicable
local amendments), and similar items shall be stored behind a solid screening wall and shall
not be visible from outside the screened area.
9. Prepackaged ice machines and vending machines shall be wholly contained within the
principal building and shall not be permitted outdoors.
b. Additional Screening Criteria
For all properties with non-residential uses, except those properties zoned I-1 and I-2 which have
no residential adjacency, the following shall apply:
Outside storage screening (except as otherwise permitted in this section) shall be
accomplished by the construction of a minimum eight (8) foot wall of masonry, wood,
wrought iron, or a combination of these materials
2. The screening wall shall meet the articulation requirements set forth in Section 43.13(d).
This requirement shall apply to walls constructed simultaneously with the principal building
or those added to the principal building at a later date.
In granting any specific use permit for outside storage, the City Council may impose such
conditions as it deems necessary to ensure that such storage is not visible from adjacent public
rights -of -way and neighboring properties in order to mitigate the potential adverse impact of
45-20
outside storage upon the neighboring properties, and any other reasonable conditions.
45.12 SPECIFIC REQUIREMENTS FOR CARPORTS AND MULTI -LEVEL PARKING GARAGES
FOR NON-RESIDENTIAL PROPERTY
In addition to the underlying zoning district regulations and any other applicable regulations, multi-
level parking garages and carports (collectively referred to as parking structures) shall meet the
requirements set forth herein prior to issuance of a building permit. In the event that there are
conflicting requirements, the more stringent regulations shall apply. (This entire section was added
by Ordinance No. 480-11.)
General Criteria
1) No parking structure shall be located closer to the front building line than the principal structure
on the property.
2) No parking structure shall encroach into a designated bufferyard.
3) Parking structures shall comply with any required setback for the principal buildings in the
underlying zoning district and the 4:1 slope line where applicable.
4) The footprint of parking structures shall be included when calculating maximum lot coverage
and maximum impervious coverage for any lot.
5) The footprint of parking structures shall be included when calculating the amount of landscape
area required on the interior of a lot, according to the provisions of the landscape ordinance, as
amended.
6) A motor vehicle may be parked in a parking structure for no more than seventy-two (72)
consecutive hours.
Development Regulations for Non -Residential Carports
1) Height: Attached Carports: Carports attached to the principal structure shall not exceed
twenty (20) feet in height. The height of an attached carport shall be measured from
the finished grade to the highest point of the roof of the carport.
Detached Carports: No detached carport shall exceed one story or fourteen (14) feet
in height. The height of a detached carport shall be measured from the finished
grade to the highest point of the roof.
2) Structure
Design: Roof. The roof of a detached carport shall be pitched and constructed with the same
45-21
Section #3
Overlay Zones (Section 43)
See Pages 43-3 and 43-9 through 43-12
SECTION 43
OVERLAY ZONES
(As amended by Ordinance No. 480-C)
(As further amended by Ordinance No. 480-S)
(As further amended by Ordinance No. 480-CC)
(As further amended by Ordinance No. 480-GG)
(As further amended by Ordinance No. 480-JJ)
I. AIRPORT OVERLAY ZONE
43.1 AIRPORT ZONING ORDINANCE - Certain areas of the City are or may be impacted by
noise and other activities associated with commercial aviation operations originating and
terminating at Dallas/Fort Worth International Airport. The impacted areas are shown on
the Airport Overlay Zone Map attached to the Airport Compatible Lane Use Zoning
Ordinance No. 479 adopted by the City. In addition to the regulations set forth in this
ordinance, development in these areas shall be subject to the regulations and restrictions
set forth in the Airport Compatible Land Use Zoning Ordinance.
43.2 BUILDING PERMITS - No building permit or certificate of occupancy shall be issued for
any use within the Airport Overlay Zone unless such use is in compliance with the
requirements of this ordinance and the Airport Compatible Land Use Zoning Ordinance.
II. CORRIDOR OVERLAY ZONE
43.3 INTENT - In accordance with the Comprehensive Land Use Plan and the regulations in
this section, the following summarize the intent for each of the corridors in the City. It is
the intent within all corridors to encourage retail and institutional uses to develop at the
major intersections where they can benefit from both east -west and north -south traffic
access. The State Highway 114 (SH 114) Corridor and the Village Center are intended to
be comprised of destination activities such as employment and retail centers. They will
reflect comprehensive planning, and have elements of a uniform urban design that mirror
the residential quality of the city. The FM 1709 Corridor is intended to be primarily a
corridor of residential subdivisions, with some local service retail, offices and institutional
uses at major intersections. The FM 1938 Corridor is primarily a service area for
Southlake, Keller and North Richland Hills. It is intended to be a mixture of light
industrial, large scale retail and wholesale uses. It may include auto service and repair
uses.
43.4 PURPOSE - The purpose of the SH 114 Corridor Overlay Zone is to provide for consistent
development of office, retail, commercial, and residential areas along a major traffic
corridor through the City of Southlake. The purpose of the Village Center is to identify a
unique area of the City which is bounded by SH 114, FM 1709 and Carroll Avenue, to
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43-1
encourage pedestrian oriented retail and entertainment uses having high quality urban
design characteristics. The purpose of the FM 1709 Corridor Overlay Zone is to provide
for consistent developments of residential, office, local service retail and institutional areas
along a major traffic corridor through the City of Southlake. The purpose of the FM 1938
Corridor Overlay Zone is to provide for consistent development of light industrial, large
scale retail and wholesale areas along a major traffic corridor through the City of
Southlake. The standards set forth herein are designed to enhance the visual image of the
corridors and maximize traffic safety.
43.5 DEFINITION AND APPLICABILITY - The Corridor Overlay Zone includes the entirety
of all properties which adjoin or are located within 100 feet of the future SH 114 ROW,
the FM 1709 ROW, and FM 1938 ROW. or any property which provides for vehicular
access to said Rights -of -Way or which provides for vehicular access to an arterial street
within 500' of said Rights -of -Way. The Corridor Overlay Zone also includes the area
bounded by SH 114, FM 1709 and Carroll Avenue, designated as the Village Center.
Development within the Village Center shall meet all criteria for the SH 114 Corridor or
the FM 1709 Corridor as established herein. The standards and regulations set forth in the
Corridor Overlay Zone are superimposed and shall supersede the standards and regulations
of any underlying zoning district which are in conflict.
43.6 PERMITTED USES - Permitted uses shall be in accordance with the underlying zoning
fir.- district. However in C-2, C-3 and C-4 districts, tires, batteries and automobile accessory
sales, provided that such activities occur entirely within the confines of the business
structure itself and nursery yards may only be allowed as a Specific Use Permit.
43.7 ACCESSORY USES - Any accessory uses allowed in the underlying zoning district shall
be permitted.
43.8 SPECIFIC USE PERMITS - Any specific use permits allowed in the underlying zoning
district shall be permitted.
43.9 DEVELOPMENT REGULATIONS - Except as follows, any development regulations set
forth in the underlying zoning district shall be applicable.
a. Concept Plan and Site Plan Required - Any applicant for zoning within the Corridor
Overlay Zone must submit concurrent with their zoning application, a Concept Plan
which meets the requirements of Section 41 or a Site Plan which meets the
requirements of Section 40 of the Zoning Ordinance No. 480 as amended. All
properties zoned at the effective date of this ordinance which do not have a Council
approved Concept Plan or Site Plan on file with the City shall submit a Concept Plan
or Site Plan meeting the above requirements prior to the submittal of a building
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43-2
0
permit request. A Site Plan must be approved by Council prior to the issuance of a
building permit. All Concept Plans and Site Plans may only be approved by the City
Council after a recommendation by the Planning and Zoning Commission in
accordance with the same notice and hearing requirements for zoning changes as set
forth in Section 46 of Ordinance 480, as amended.
b. Variances - At the time of review of any required Concept Plan or Site Plan, the City
Council may grant variances to the development regulations set forth in this Section
and to Section 35.6, "Number of Off -Street Parking Spaces Required." A parking
space variance can only be at the request of the Owner/Applicant and cannot be
required by the City Council as a part of their approval of any Concept Plan, Site
Plan, Developer's Agreement or by any other means. The City Council shall be
limited to granting a variance to no more than ten percent (10%) of the required
number of off-street parking spaces. (As amended by Ordinance No. 480-CC).
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;
(b) Compliance with this ordinance would impair the architectural design
or creativity of the project;
(c) A variance is necessary to assure compatibility with surrounding
developed properties; or
(d) The proposed construction is an addition to an existing project that
does not meet the requirements of this ordinance.
In addition, to receive a variance from the outdoor storage regulations in
this section, the applicant must demonstrate that the variance will not
substantially impair the intent and purpose of the regulations of this
ordinance and the following:
(e) Compliance will result in the destruction of an existing masonry
screening device; or
(f) Compliance would present extraordinary difficulties in the use of
the property; or
(g) Compliance would substantially impair the architectural design
of structures dedicated or related to the use.
43-3
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2. The City Council may grant a variance by an affirmative vote of a majority
of the City Council members present and voting on the matter. In order to
grant a variance, the City Council must determine that a literal enforcement
of the regulations will create an unnecessary hardship or a practical difficulty
for the applicant; that the situation causing the unnecessary hardship or
practical difficulty is unique to the affected property and is not self imposed;
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.
3. If a variance application is denied by the City Council, no other variance of
like kind relating to the same project or proposed project shall be considered
or acted upon by the City Council for a period of six (6) months subsequent
to the denial.
C. General Development Standards - The following standards shall apply to all non -
single family residential development in the Corridor Overlay Zone and the Village
Center unless noted otherwise. For any non -single family residential use or building
developing within 400' of single family residential property, development
regulations set forth in Part III ("Residential Adjacency Standards") of this section
shall also be required. (As amended by Ordinance No. 480-CC).
1. Architectural Standards:
(a) Masonry Requirements: These standards shall apply to facades which
are visible from the following roadways and their respective rights -
of -way: SH 114, Carroll Avenue between SH 114 and FM 1709, FM
1709, FM 1938, and roadways designated as having sixty -foot (60')
or greater rights -of -way in the Thoroughfare Plan. All facades of
the applicable buildings shall be constructed with the same material
and all buildings shall meet the masonry requirements as set out in
Ordinance No 557, as amended. However, such masonry
requirements shall exclude the use of cement, concrete tilt wall and
other masonry materials of similar characteristics. In addition, the use
of standard concrete block shall be limited to 10% of any facade
visible from adjacent public ROW.
Stucco or plaster shall only be allowed when applied using a 3-step
process over diamond metal lath mesh to a 7/8th inch thickness or by
other processes producing comparable stucco finish with equal or
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43-4
greater strength and durability specifications. It shall be the sole
authority of the Chief Building Official to determine when synthetic
products are comparable in strength and durability to stucco finishes.
These synthetic products shall be installed per the manufacturer's
standards by certified installers and shall be subject to staged
inspections throughout the construction process.
The use of synthetic products (e.g., EIFS, Hardy plank, or other
materials approved by the Chief Building Official, as noted above)
shall be limited to eighty percent (80%) of the building's exterior
finishes, exclusive of all windows, doors, and glass construction
materials.
(b) Roof Design Standards: In an effort to screen rooftop mechanical
equipment, other appurtenances, and flat or built-up roofs, all
structures having a 6,000 square feet or less footprint shall be
constructed with a pitched roof as defined in Section 43.12 of this
ordinance. Those structures having a footprint greater than 6,000
square feet shall be constructed with either a pitched, parapet, or
mansard roof system (enclosed on all sides). Standing seam metal
roofs shall be constructed of a factory -treated, non-metallic, matte
finish. Metal roofs with lapped -seamed construction, bituminous
built-up roofs, and flat, membrane -type roofs which are visible from
adjacent public ROW shall be prohibited.
(c) Mechanical Equipment Screening: All buildings must be designed
such that no mechanical equipment (HVAC, etc.) or satellite dishes
shall be visible from SH 114, Carroll Avenue between SH 114 and
FM 1709, FM 1709, and FM 1938 and any adjacent public ROW.
This shall include equipment on the roof, on the ground or otherwise
attached to the building or located on the site.
Rooftop mechanical equipment and / or other rooftop appurtenance
screening shall be accomplished by either the construction of 1) the
roof systems described in subparagraph (b) above or 2) an
architectural feature which is integral to the building's design and
ensures that such equipment is not visible from adjacent public ROW.
The fencing of or enclosure of individual mechanical units shall not
be permitted except as described above.
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43-5
All rooftop mechanicals or architectural features described herein
shall be shown on the required building elevations at the time of site
plan approval.
(d) Facade Articulation: On all non -single family residential buildings,
all facades which are visible from SH 114, Carroll Avenue between
SH 114 and FM 1709, or FM 1709, the following horizontal and
vertical articulation must be met (see Exhibit 43-A for clarification).
i. Horizontal Articulation: No building facade shall extend
greater than three (3) times the wall's height without having
a minimum off -set of 15% of the wall's height, and such off-
set shall continue for a minimum distance equal to at least
25% of the maximum length of either adjacent plane.
ii. Vertical Articulation: No horizontal wall shall extend for a
distance greater than three (3) times the height of the wall
without changing height by a minimum of 15% of the wall's
height, and such height change shall continue for a minimum
distance equal to at least 25% of the maximum length of
either adjacent plane.
(e) Exposed Columns: Exposed structural support columns shall be
constructed of, or clad in, the same masonry material as the principal
structure. Architecturally significant columns (e.g. fluted, etc.) may
be permitted.
(f) Architectural Fencing: All architectural fencing which runs roughly
parallel to the SH 114, Carroll Avenue, FM 1709, FM 1938 rights -of -
way, shall be constructed of the primary masonry materials of the
building, wrought iron or living plant material. It shall not run in
straight line without being off -set by a minimum of 6 feet every 60
feet. It shall be located no closer to the ROW than one half the width
of the required bufferyard.
(g) Reflective Glass: No more than 50% of any facade may be reflective
glass. For the purposes of this ordinance, reflective glass shall be
defined as glass having a reflectance of greater than 10%.
(h) Height: Same as in underlying zoning, unless the building is
constructed within Village Center. All properties which are located
within the Village Center shall be further limited in height to the
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City Council Worksession
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43-6
underlying zoning district or maximum elevation of 710 feet
(National Geodetic Vertical Datum of 1929), whichever is lower.
2. Site Design Standards:
(a) Building Setback: All lots within the Corridor Zone shall maintain
a minimum building setback of 50 feet adjacent to SH 114, FM 1709
and FM 1938 rights -of -way and the east ROW of Carroll Avenue.
All other building setback regulations shall be the same as in the
underlying zoning district except as otherwise noted herein.
(b) Parking Area Restriction: No parking shall be allowed in any
required bufferyard.
(c) Loading and Service Areas: Loading and service areas shall be
located at the side or rear of buildings. A minimum 10 foot solid
screening wall shall be required to screen views of loading docks and
loading spaces intended for tractor/semi-trailer delivery from any
public right-of-way. This 10 foot wall must screen the entire loading
dock or space. Screening materials shall utilize similar masonry
materials to the front facade. The accommodation of adequate access
for service delivery trucks may be evaluated to determine the extent
of screening required.
(d) Trash Receptacles and Recycling Receptacles: Trash and recycling
receptacles shall be four sided with a gate and located outside
bufferyards, and to the side or, rear of the principal building. They
shall be screened by a minimum eight foot (8') solid masonry screen
and shall utilize similar masonry materials to the principal structure.
(e) Play Structures: Play structures shall not be placed outdoors between
the primary building and any adjacent public ROW.
(f) Plan Review: In addition to other factors set out in the Zoning
Ordinance, Concept Plans, Development Plans, and Site Plans shall
be reviewed for:
i. Meeting the intent of the landscape provisions in the
Landscape Ordinance No. 544, as amended, and the buffering
and screening provisions herein and in Section 42
(Bufferyards) and Section 39 (Screening) of the Zoning
Ordinance No. 480, as amended.
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43-7
n
ii. Achieving the intent of Architectural Standards and Site
Design Standards.
iii. Proper site entry identification and site circulation to avoid
congestion at ingress and egress points.
3. Landscape Standards: All sites shall, as a minimum, meet the following
standards and the standards set out in the Landscape Ordinance No. 544, as
amended, and Section 42 (Bufferyards) of the Zoning Ordinance, as
amended. Where the following standards conflict with the Landscape
Ordinance and the Bufferyards Section of the Zoning Ordinance, these
requirements shall prevail:
(a) Bufferyard Plantings: The plants shown in Exhibit 43-B shall be
required per one hundred feet (100') of ROW frontage for the
referenced bufferyard.
The Landscape Administrator may approve the substitution of canopy
trees for the required bufferyard shrubs at the ratio of one (1) 4"
caliper canopy tree for every six (6) shrubs up to a maximum of 50%
of the required bufferyard shrubs.
(b) Required Bufferyards: The bufferyard required shall be based on the
underlying zoning district designation as shown in Exhibit 43-C. For
S-P-1, S-P-2 and PUD districts the bufferyard shall be determined
based on the district which most closely resembles the proposed land
use. Any building which has a loading dock which is located at the
side or rear of the building and is visible from SH 114, Carroll
Avenue or FM 1709 shall provide a bufferyard in accordance with
Table One, however the calculated quantity of canopy trees shall be
doubled along the rear property line.
(c) Plant Material Sizes: Plant materials shall meet the size requirements
set forth in the Landscape Ordinance, as amended. (As amended by
Ordinance No. 480-JJ.)
(d) Plant Material Selections: Plant materials selected for planting within
the bufferyards are recommended to come from but not be limited to
the following plants:
SH 114 Canopy Trees: Bur Oak, Red Oak, Leyland Cypress
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Proposed Changes to Section 43
City Council Worksession
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Other Corridor Canopy Trees: Cedar Elm, Lacebark Elm, Red
Oak, Leyland Cypress, Live Oak, Bur Oak.
Accent Trees: Tree Yaupon, Red Bud, Eldarica Pine, Wax Myrtle,
Ornamental Pear, Mexican Plum, Possumhaw.
(e) Sites Larger Than Five Acres: On sites in excess of five (5) acres, the
Landscape Administrator may approve variations in the location of
the required front bufferyard plantings to an area within two hundred
feet (200') of the ROW For every additional fifty feet (50') of
bufferyard width, the required number of plantings shall increase by
twenty-five percent (25%) of the required number.
(� Erosion Control/Retaining Walls: Any slope embankments or
retaining walls within public ROW or within the required bufferyard
must be terraced every four feet (4') in height (maximum) with a
minimum two foot (2') planting area provided between each vertical
plane. Materials used for the vertical elements shall be natural stone,
railroad tie, landscape timbers or any masonry material which
matches the masonry material used on the front facade of the primary
building. The planting area must contain plant materials other than
grass.
(g) Open Drainage Channel Standards: Any open drainage channels
within the corridor overlay zone shall be constructed of materials and
methods as established by the City Council.
(h) Parking Lot Impacts: The parking lot landscape area shall meet the
requirements set forth in the Landscape Ordinance, as amended. (As
amended by Ordinance No. 480-JJ.)
4. Requirements for Ancillary Outdoor Storage: The following are requirements
for ancillary outdoor storage in non-residential districts located in the
Corridor Overlay Zone. All uses with ancillary outdoor storage and display
of any goods, materials, merchandise, equipment, parts, junk or vehicles
(over night parking) shall not be permitted unless in conformance with the
following regulations:
a. All proposed areas used for ancillary outdoor storage and the
associated method of screening shall be indicated on a submitted site
plan, development plan or concept plan along with scaled elevation
drawings indicating the type of screening and materials proposed to
be utilized.
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43-9
,"o,
b. Outdoor storage screening shall be accomplished by the construction
of a minimum eight (8) foot Type I masonry wall.
The Type I screening wall shall meet the articulation requirements set
forth in Section 43.13.d. This requirement shall apply to walls
constructed simultaneously with the principal building or those added
at a later date.
d. Outdoor storage areas shall observe all setback requirements for the
principle building on the lot.
Outdoor storage areas shall not be located forward of the principal
building and when possible, shall be located at the side of the
building not facing a public street, except for the following items and
events (See Exhibit 43-F):
i. newspapers;
ii. Christmas trees (stored outdoor for sale beginning one week
before Thanksgiving through December 31);
iii. charitable sales events sponsored by non-profit organizations
provided that the event does not exceed five (5) consecutive
days at any one location.
All surface areas dedicated to outdoor storage must be constructed of an
all weather surface material: and shall be exclusive of any required
parking.
g. Outdoor Storage by transient salespersons is prohibited, except those uses
associated with a city approved festival or marketplace.
h. Outdoor Storage must comply with the screening requirements set forth
in Section 39. If the regulations in this section conflict with those in
Section 39, the most stringent regulations take precedence.
Materials stored outdoors, excluding vehicles, trailers, and mobile
machinery or equipment, shall be stacked no higher than one (1) foot
below the top of the screen. Also, all reasonable measures shall be taken
to ensure materials are not clearly visible from elevated roadways (See
Exhibit 43-G).
43-10
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City Council Worksession
June 12, 2001
j. When reviewing site plans, development plans or concept plans
associated with the ancillary outdoor display and sale of living plant
material (i.e. garden center) and its associated materials, the City
Council may waive the requirement for the Type I screen and allow a
combination of wrought iron and masonry materials (similar to the
principle building) provided that the applicant clearly demonstrate on the
plans submitted that the associated materials meet the screening
requirements outlined below.
Any items typically associated with a retail garden center such as mulch,
lawn equipment, propane items, barbecue grills, paving stones, landscape
timbers, bird baths, garden chemicals, etc. may be stored within this area
provided that these items are not prominently displayed or featured from
the public right-of-way through the wrought iron portion of the screening
wall. This may be accomplished by one of the following: 1) attaching a
semi -opaque (Type II) mesh material to the wrought iron portion of the
screen; 2) placing living plant materials such that these plants serve as a
semi -opaque screen for the non -living plant material; or 3) storing these
goods behind the masonry portion of the screen wall in a manner that the
goods are not clearly visible from the public right-of-way.
k. All operations with ancillary outdoor storage located in the Overlay
Corridor District that had a site plan, concept plan or development plan
approved prior to August 7, 2001 must comply with the regulations of
this section by February 22, 2002. The City Council may grant a
variance of any requirements in this section for outdoor storage areas that
existed prior to August 7, 2001. Any request for a variance for outdoor
storage areas that existed prior to August 7, 2001 shall include an outdoor
storage concept plan and elevations indicating all existing areas used for
outdoor storage and the screening material utilized.
1. The following situations are excluded from the requirements of Section
43.9.c.4:
i. general construction activities; and
ii. operations with primary outside storage
5. Requirements for Primary Outdoor Storage: The following are requirements
for primary outdoor storage in non-residential districts located in the
Corridor Overlay Zone. All uses with primary outdoor storage of any goods,
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-11
materials, merchandise, equipment, parts, junk or vehicles (over night
parking) shall not be permitted unless in conformance with the following
regulations.
a. All areas used for primary outdoor storage and the associated method of
screening shall be indicated on a submitted site plan, development plan
or concept plan along with scaled elevation drawings indicating the type
of screening and materials proposed to be utilized.
b. All operations that have primary outdoor storage (except those uses
specifically identified in Subsection 43.9.c.5.d) are also subject to the
requirements in Subsection 43.9.c.4 and Subsection 39, except for the
following:
i. screening of`the principle outside storage material from the
public right -of way may be accomplished through any
acceptable Type III screen; and
ii. the screen is not subject to the articulation requirements set
forth in 43.13.d.
c. The primary outdoor storage of living plant material stored on the ground
is not subject to the screening requirements in this Sections 43.9.4 or
`%W 43.9.5. All equipment, tools, vehicles, etc. associated with the upkeep
and maintenance of the living plant material that are stored outdoors are
subject to the regulations in Section 43.9.c.4.
d. A periodic market held in an open area, such as a farmers' or flea market,
where groups of individual sellers offer goods for sale are not subject to
the regulations in Section 43.9.c.5.
e. General construction activities are not subject to the regulations in
Section 43.9.c.5
f. All operations with primary outdoor storage located in the Corridor
Overlay District that had a site, concept or development plan approved
prior to August 7, 2001 must comply with the regulations of this section
by February 22, 2002. The City Council may grant a variance of any
requirements in this section for outdoor storage that existedprior to
August 7, 2001. Any request for a variance for outdoor storage areas that
existed prior to August 7, 2001 shall include an outdoor storage concept
plan and elevations indicating all existing areas used for outdoor storage
and the screening material utilized.
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-12
III. RESIDENTIAL ADJACENCY STANDARDS
43.10 The following residential adjacency standards shall apply to all non -single family
residential buildings or uses located within the Corridor Overlay Zone, the Village Center,
and those buildings and/or uses lying within four hundred feet (400') of single family
residential property.
These standards are in addition to the development regulations applicable to the underlying
zoning district and the corridor overlay zone (where applicable). When any requirements
in this section are in conflict with any other requirements for the underlying zoning
district, the more stringent requirements shall apply.
43.11 PURPOSE AND INTENT - In order to preserve and protect the integrity of residential
neighborhoods within the City of Southlake, and in an effort to protect the quiet enjoyment
of single family residential properties and to maintain property values, the City has
determined that it is necessary and appropriate to adopt specialized regulations for non -
single family residential uses and buildings that develop within 400 feet of single family
residential properties.
43.12 DEFINITIONS AND APPLICABILITY - For purposes of Part III of Section 43, the four
hundred foot (400') distance shall be measured from the non -single family residential
building and/or use to the property line of the single family residential property and the
fj following terms shall be defined as:
Non -single Family Residential Use or Building - All nonresidential district uses or
buildings as well as two-family and multiple -family residential district uses or buildings.
Pitched Roofs - A roof system having two or more slopes, excluding visible flat or built-up
roofs.
Single Family Residential Property - Any lot or tract of land with single family residential
zoning (i.e., RE, SF -IA, SF-1B, SF-30, SF-20A, SF-20B, and R-PUD) or any lot or tract
of land designated as low or medium density residential on the Land Use Plan.
Visible - Capable of being seen at a height of six feet (6) while standing at the highest
grade on the residential property line.
43.13 DEVELOPMENT REGULATIONS: In addition to the development regulations set forth
in the underlying zoning district, a plan meeting the requirements set forth in subparagraph
43.9a of this section and meeting the following additional development regulations shall
be required to be submitted for any use or building that develops within 400 feet of single
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City Council Worksession
June 12, 2001
43-13
family residential properties. When applicable, line -of -sight drawings shall be submitted
with the application to assess issues of visibility.
a. Masonry Requirements: All facades of the applicable buildings shall be constructed
with the same material(s) and all buildings shall meet the masonry requirements as
set out in Ordinance No 557, as amended. However, such masonry requirements
shall exclude the use of cement, concrete tilt wall and other masonry materials of
similar characteristics. In addition, the use of standard concrete block shall be limited
to 10% of any facade which is visible.
Stucco or plaster shall only be allowed when applied using a 3-step process over
diamond metal lath mesh to a 7/8th inch thickness or by other processes producing
comparable stucco finish with equal or greater strength and durability specifications.
It shall be the sole authority of the Chief Building Official to determine when
synthetic products are comparable in strength and durability to stucco finishes.
The use of synthetic products (e.g., EIFS, Hardy plank, or other materials approved
by the Chief Building Official, as noted above) shall be limited to eighty percent
(80%) of the building's exterior finishes, exclusive of all windows, doors, and glass
construction materials.
b. Roof Design Standards: In an effort to screen rooftop mechanical equipment, other
appurtenances, and flat or built-up roofs, all structures having a 6,000 square feet
or less footprint shall be constructed with a pitched roof. Those structures having a
footprint greater than 6,000 square feet shall be constructed with either a pitched,
parapet, or mansard roof system (enclosed on all sides). Standing seam metal roofs
shall be constructed of a factory -treated, non-metallic, matte finish. Metal roofs
with lapped -seamed construction, bituminous built-up roofs, and flat, membrane -type
roofs which are visible shall be prohibited.
c. Mechanical Equipment Screening: All buildings must be designed such that no
mechanical equipment (HVAC, etc.) or satellite dishes shall be visible. This shall
include equipment on the roof, on the ground or otherwise attached to the building
or located on the site.
Rooftop mechanical equipment and / or other rooftop appurtenance screening shall
be accomplished by either the construction of 1) the roof systems described in
subparagraph (b) above or 2) an architectural feature which is integral to the
building's design and ensures that such equipment is not visible. The fencing of or
enclosure of individual mechanical units shall not be permitted except as described
above.
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City Council Worksession
June 12, 2001
43-14
All rooftop mechanicals or architectural features described herein shall be shown on
the required building elevations at the time of site plan approval.
d. Facade Articulation: On all facades the following horizontal and vertical
articulation must be met (see Exhibit 43-A for clarification).
i. Horizontal Articulation: No building facade shall extend greater than three (3)
times the wall's height without having a minimum off -set of 15% of the wall's
height, and such off -set shall continue for a minimum distance equal to at least
25% of the maximum length of either adjacent plane.
ii. Vertical Articulation: No horizontal wall shall extend for a distance greater than
three (3) times the height of the wall without changing height by a minimum of
15% of the wall's height, and such height change shall continue for a minimum
distance equal to at least 25% of the maximum length of either adjacent plane.
e. Height: Same as in underlying zoning.
f. Loading and Service Areas: Loading and service areas shall be located at the side
or rear of buildings. Where visible, a minimum 10 foot solid screening wall shall be
required to screen views of loading docks and loading spaces intended for
tractor/semi-trailer delivery . This 10 foot wall must screen the entire loading dock
or space. Screening materials shall utilize similar masonry materials to the
building's facades. The accommodation of adequate access for service delivery
trucks may be evaluated to determine the extent of screening required.
g. Trash Receptacles and Recycling Receptacles: No trash receptacles or recycling
receptacles shall be located within fifty, feet (50') of single family residential
property. Trash and recycling receptacles shall be four sided with a gate and located
outside bufferyards, and to the side or rear of the principal building. They shall be
screened by a minimum eight foot (8') solid masonry screen and shall utilize similar
masonry materials to the building's facades.
h. Setbacks / Yards: No non -single family residential building may encroach in the area
above a line having a slope of 4:1 from any single family residential property.
However, a structure may be built up to within 40 feet of the residential property
line, provided that the structure is no greater than one story or 20 feet in height. (See
Exhibit 43-E for clarification.)
Any applicable structures abutting a local street (i.e., residential street and cul-de-sac
as defined in the Thoroughfare Plan) shall provide minimum front and side yards
equivalent to the front and side yards required for the single family residential
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-15
property within 400,' but not less than the front and side yards otherwise required in
the underlying zoning district.
i. Spill -over Lighting: No use or operation shall produce direct or indirect illumination
across a residential property line except in compliance with the current lighting
ordinance, as amended. (As amended by Ordinance No. 480-GG.)
j. Noise: Noise levels shall comply with the requirements of the current noise
ordinance, as amended. (As amended by Ordinance No. 480-KK.)
k. Variances: Variances to the development regulations in this Section shall be limited
to those set forth in Section 43.9 b of this ordinance.
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-16
EXHIBIT 43-A
BUILDING ARTICULATION
H = Height of building
MHFL = Maximum horizontal facade length
MVFL = Maximum vertical facade length
MHOL = Minimum horizontal offset length
MVOL = Minimum vertical offset length
1( Hk
MHOL = 151%1.(H) Mi-lF' = 25% of maximum length of either adjacent plane
ISOMETRIC OF HORIZONTAL ARTICULATION
err ....
:r - -
r _ _ _
.. --
PLAN VIEW HORIZONTAL ARTICULATION
43-17
MV FL = 25 % of maximum length
of either adjacent plane
ELEVATION - VERTICAL ARTICULATION
June 12, 2001
EXHIBIT 43-B
SUMMARY OF BUFFERYARDS
Bufferyard
Canopy
Trees
Accent Trees
Shrubs
Width
Note
G
2
3
10
25'
H
3
5
12*
25'
I
3
2
12*
25'
J
4
3
14*
25'
K
4
6
18*
25'
L
2
3
10
20'
M
3
2
12*
20'
N
3
5
12*
20'
O
4
3
14*
20'
P
4
6
18*
20'
Q
2
3
10
15'
R
3
2
12*
15'
S
4
4
12*
15'
T
4
5
18*
15'
NOTES/LEGEND
* Where parking is provided between the building setback line and public R.O.W., shrubs
obtaining a mature height of three feet (3') or greater must be planted at a minimum spacing of
thirty inches (30") on center continuous along all paved edges of the parking or drive areas.
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-18
EXHIBIT 43-C
REQUIRED BUFFERYARDS
Zoning of
Developing
Tract
S.H. 114
F.M. 1709
& E.
R.O.W.
Carroll
between
1709 &
114
F.M.
1938
AG
RE
G
L
Q
SF-lA
G
L
SF-1B
G
L
Q
SF-30
G
L
Q
SF-20A
G
L
Q
SF-20B
G
L
Q
MH
H
N
S
MF-1
H
N
S
MF-2
H
N
S
CS
J
O
R
0-1
I
M
R
0-2
I
M
R
C-1
J
O
S
C-2
J
O
S
C-3
J
O
S
C-4
J
O
S
B-1
J
O
S
B-2
J
O
S
I-1
K
P
T
I-2
K
P
T
HC
J
O
R
* No bufferyard required
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-19
KM
IM
EXHIBIT 43-D
PARKING PERCENTAGE CALCULATIONS
()uI -DINb
ONGC Pr '
I
I
PAR KING: jWx
?IH u4�1:M (71>> �Fti 19Df
-NH r1"l 17-7 hM1. 17 D!
=,H 114/4M 17of /FtJ- (ID$
NOTE: Per Section 43.9.b.3.g, landscape areas must be provided throughout the parking lot based on the percentage
of the total parking spaces which are located between the building facade and the right-of-way as follows:
Percentage Landscape Area Required Per Parking Stall
0-25% 13 square feet per stall
25%-75% 18 square feet per stall
> 75% 23 square feet per stall
43-20
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
EXHIBIT 43-E
REQUMD BUILDING SETBACK FROM RESIDENTIAL
Residential
Property Line
Residential
Rear Yard - 40' `
4t-- � i r
- � I
e <----.
/f N
Rear Yard 50 ft.
e� \ipe
�\aeptia\ 4ro4
i
A -A
100 150 200
Note: Per Section 43.11, no non-residential building may encroach in the area above a line having a slope of 4:1
from any property line of a residentially zoned property or a property with a low or medium density residential land
use designation in the Comprehensive Land Use Plan. However, a structure may be built up to within 40 feet of the
residential property lime, provided that the structure is no greater than one story or 20 feet in height.
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Proposed Changes to Section 43
City Council Worksession
June 12, 2001
43-21
EXHIBIT 43-F
ACCEPTABLE OUTDOOR STORAGE LOCATIONS
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City Council Worksession
43-22 June 12, 2001
EXHIBIT 43-G
OUTDOOR STORAGE -Location of Materials
X. -
43-23
Proposed Changes to Section 43
City Council Worksession
June 12, 2001
Section #4
Section 39 (Screening)
See pages 39-1 & 39-2
cm
SECTION 39
SCREENING
39.1 GENERAL - Except as otherwise required in conjunction with a bufferyard, screening of
uses shall be provided as required in this section. Permissive screening may be provided in
any zoning district as long as it does not conflict with the provisions of this or other sections
of this ordinance.
a. All areas used for primary outdoor storage and the associated method of screening shall be
indicated on a submitted site plan, development plan or concept plan along with scaled
elevation drawings indicating the type of screening and materials proposed to be utilized.
b. The primary outdoor storage of living plant material stored on the ground is not subject to
the screening requirements in Section 39. All equipment, tools, vehicles, etc. associated
with the upkeep and maintenance of the living plant material that are stored outdoors are
subject to the screening regulations of Section 39 and Section 43.9.4 if applicable.
A periodic market held in an open area, such as a farmers' or flea market, where groups of
individual sellers offer goods for sale are not subject to the outdoor storage regulations in
Section 39.
d. All existing uses with outdoor storage must comply with the regulations of this section by
February 22, 2002.
39.2 SCREENING STANDARDS
a. Screening, as herein referred, shall mean a fence, wall, dense evergreen hedge or
other device which is solid, made of durable material, and without holes,
penetrations, or other openings other than those required for passage, and which is
designed to prevent persons from seeing through.
b. A screening device may be constructed solely of masonry, wood, or concrete, in
combination with each other or with a metal frame.
C. Any dense hedge or plant material may be used as screening provided it is
landscaped and is properly maintained in a healthy growing condition.
d. Landscaped earth berms may be used as screening when approved by the
Administrative Official.
39-1
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Proposed changes to Sec. 39
City Council Worksession
June 12, 2001
e. A screening device shall be at least six (6) feet in height, but not more than eight (8)
feet in height unless otherwise specifically permitted or required by this ordinance,
or unless approved as a variance by the City Council in its consideration of a concept
plan, development plan, site plan or a specific use permit or unless otherwise
approved by the Board of Adjustment. The height of a screening device shall be the
vertical distance between the ground and the top of the device. (As amended by
Ordinance No. 480-HH.)
f. All mandatory or permissive screening shall be erected and maintained so as not to
interfere with or obstruct the view of traffic or constitute a traffic hazard on any
public or private street, alley or driveway.
g. A chain link fence with slat inserts shall constitute an acceptable screening device
only for properties zoned I-1 and 1-2 which are not located adjacent to a residentially
zoned lot, tract or lot having an occupied residential dwelling, and are not located
adjacent to street rights -of -way. (As amended by Ordinance No. 480-HH.)
h. Where the screening requirements prescribed by this section are in conflict with
screening requirements which have been established by other provisions of this
ordinance, the more stringent requirements shall apply. (As amended by Ordinance
No. 480-HH).
i. Screening of the outdoor storage material associated with a primary use may be
accomplished through any acceptable Type III screening device.
39.3 RESIDENTIAL DISTRICTS
a. Fences, walls and dense landscaped hedges or plantings are permitted in any
residential district as a screening device; however, such screening device shall
conform to the regulations set forth in subsections 33.2 and 33.3 of this ordinance.
b. Multi -family dwelling uses shall be screened from view of any adjacent single family
residential lot or use by a screening device located along the side and rear property
lines of such multi -family use to a height of eight (8) feet.
C. Non-residential uses in a residential district shall be screened from view of any
adjacent residentially zoned lot or tract or lot having an occupied residential dwelling
by a screening device located along the side and rear property lines of such non-
residential use to a height of eight (8) feet. (As amended by Ordinance No. 480-
HH.)
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City Council Worksession
June 12, 2001
39-2
d. Where a perimeter screening wall or fence is erected between any residential
subdivision and any public right-of-way, the following requirements shall apply (As
amended by Ordinance No. 480-HH.):
(1) No new fence or screening wall (which is parallel to, perpendicular to,
approximately parallel to, or approximately perpendicular to an existing
subdivision screening wall or fence) erected after the effective date of this
ordinance shall be erected to a height which exceed the height of the
subdivision screening wall or fence.
(2) Where a developer or homeowners' association of an existing subdivision
constructs a wrought iron or other similar non -opaque fence adjacent to any
thoroughfare, no screening wall or fence shall be erected after the effective date
of this ordinance within the required side or rear yard which is parallel to such
wrought iron or similar non -opaque fence.
(3) No existing screening wall or fence shall be repaired, extended or modified
unless such repairs, extensions, or modifications are done in a manner
consistent with the color, material, or character of the existing screening wall
or fence, and any such extension occurs along the entire length of such
screening wall or fence, including where such screening walls or fences may
be interrupted by streets, alleys, or other access ways.
39.4 NON-RESIDENTIAL DISTRICTS
a. Fences, walls and dense landscaped hedges or plantings are permitted in any non-
residential district as a screening device; however, such screening devices shall
conform to the regulations set forth in subsections 33.2 and 33.3 of this ordinance.
b. Where a non-residential use abuts a residentially zoned lot or tract or lot having an
occupied residential dwelling, a screening device shall be erected along the side and
rear property lines abutting said residential lot or dwelling to a height of eight (8)
feet. Where the district boundary dividing a non-residential district from a
residential district is along a street or alley, and an automobile parking lot or parking
area is located in the front yard of the non-residential use, the said parking lot or
parking area facing the residential lot shall be suitably screened to a height of not
less than three and one-half (3 '/2) feet. A variance to this section may be approved
by the City Council during its review of any concept plan, development plan, or site
plan requiring review by the Planning and Zoning Commission and approval by the
City Council, or by the Board of Adjustment for all other concept plans, development
plans, or site plans.
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June 12, 2001
39-3
I"' All screening devices shall be properly maintained in perpetuity by the owner of
property with non-residential uses. Failure of the owner to maintain the screening
device shall constitute a violation of this ordinance. (As amended by Ordinance No.
480-HH.)
C. Outside storage of trash/recycling receptacles or any garbage, refuse and
trash/recycling collection and storage areas shall be at the side or rear of the building,
shall be totally encircled or screened by fence, planting or other suitable visual
barrier six feet (6) in height and shall have a metal door which shall remain closed
at all times. These areas or receptacles shall not encroach into any required
bufferyard. (As amended by Ordinance No. 480-HH.)
d. Where a non-residential use abuts an existing residential screening wall or fence and
a written agreement is executed between the developer and residential property
owner, it shall be deemed the intent of this ordinance to allow the residential
screening wall or fence to satisfy that portion of Section 39.4.b. above (relating to
side and rear yard screening) as long as said screening device is maintained in good
repair. Should the screening device be destroyed by more than 50% of its fair market
value at the time of destruction, then the owner of the nonresidential property shall
construct a new screening wall or fence which meets the requirements of Section
39.4b. (As amended by Ordinance No. 480-HH.)
e. Off-street loading areas shall be adequately screened from view of any residentially
zoned lot or tract or lot having an occupied residential dwelling or of any other
adjacent land use. (As amended by Ordinance No. 480-HH.)
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City Council Worksession
June 12, 2001
39-4
Section #5
Section 34 (Accessory Uses)
See Page 34-5
IM
IR
SECTION 34
ACCESSORY USES
34.1 AUTHORIZED ACCESSORY USES - In addition to other uses which are customarily incidental to
the principal use of the premises, the following accessory uses are specifically authorized in the listed
zoning district when constructed or operated in conjunction with an appropriate principal use:
ACCESSORY USE
District Where
Permitted
a. Barns, stables, granaries, pump houses, water tanks and silos; but not including slaughter houses
AG
or processing of agricultural products, animals or poultry.
b. Equipment Sheds
AG, RE
c. Accessory buildings enclosing equipment or activities in conjunction with the permitted principal
ALL
uses. No accessory use shall be construed to permit the keeping of articles or materials in the open
or outside the building unless specifically permitted in Section 40 of this ordinance.
d. Private stables in areas other than the Agricultural District for the keeping of grazing animals,
RE, SF -IA, SF- 1B
provided:
(where the lot on
which the structure
1. Ground accumulations of manure shall be collected and properly disposed of so as not to
will be located
create offensive odors, fly breeding, or in any way become a health hazard or nuisance to
contains the same
humans or animals.
minimum lot square
footage required in
2. Fences for pens, corrals or similar enclosures shall be of sufficient height and strength to
the SF -IA and SF-1B
properly retain the grazing animal(s) on the premises.
zoning category)
SF-30 (where the lot
3. The minimum space area upon which such grazing animal(s) may be enclosed, including
on which the structure
pasture, pens, corrals, and stables, shall not be less than fifteen thousand (15,000) square feet
will be located
per each grazing animal over five hundred (500) pounds and not less than five thousand
contains the same
(5,000) square feet for any other grazing animal.
minimum lot square
footage required in
4. All enclosures for animals as provided under the terms of this subsection shall be placed a
the SF-1A and SF-1B
minimum of twenty-five (25) feet from the boundary of any adjoining lot or tract which is
zoning category)
zoned in a residential category.
e. Private residential garages, carports and related storage buildings and greenhouses accessory to
AG, RE, SF -IA, SF -
permitted residential uses. (As amended by Ord. 480-G.)
1B, SF-30, SF-
20A,SF-20B, MF-1,
MF-2, MH
f. Private swimming pool, wading pools, and game courts (lighted and unlighted), provided that if
AG, RE, SF -IA,
lighted, the lighting shall be so directed and shielded so as not to shine directly on any adjacent
SF-1B, SF-30,
residential property; and further provided that any such pool or game court is for the private use
SF-20A, SF-20B,
of the site occupants and their guests, and not operated as a business. All "at grade" swimming
MF-1, MF-2, MH
pools with a water depth greater than twenty-four (24) inches and "above grade" swimming pools
having a water depth twenty-four (24) inches or more, except for portable tot pools, shall be
enclosed by a fence and gate of a height so designated by Ordinance 481 as well as the Uniform
Building Code whichever is the most restrictive of such material and design to discourage
Outdoor Storage Draft -Proposed Changes to Section 34
City Council Worksession
June 12, 2001
34-1
IM
unauthorized entry to the facility. Ornamental pools or ponds designed for decorative purposes
and having a depth less than twenty-four (24) inches are not subject to a special fencing
requirement and may be located within required front or rear yards provided that they maintain
a minimum ten foot (10') setback from the closest property line.
All other pool(s) may be located in a side or rear yard, but not within a front yard nor forward of
the principal building on the lot, and shall not be located closer than five feet (5') to any side or
rear property line nor be located any closer than five feet (5') to another structure. (As amended
by Ordinance No. 480-C.)
Lanais, gazebos, greenhouses garden and patio shelters, sun decks, and children's playhouses, AG, RE, SF -IA,
g• SF-1B, SF-30,
provided the privacy enjoyed by adjacent residential dwellings is not impaired. SF-20A, F-30, ,
MF-I, MF-2
h. Required off-street parking and loading spaces. All
i. Home occupation uses, as defined by this ordinance. AG, RE, SF -IA,
SF-1B, SF-30,
SF-20A, SF-20B,
MF-I, MF-2
j. Parking and storage of private boats, camper trailers or other recreational vehicles in conformance SF 1B, , SF-
—IA,
with Section 35.
SF-20A, SF-20B,
MF-I, MF-2
k. Model and/or sample homes for the purpose of promoting sales shall be permitted, providing these AG, RE, SF-1 A,
structures are located on and within the same tract or subdivision of land being developed for sale. SF-lB'F F-30, S F-1
1. Signs for advertising uses on the premises. HC, 0-1, 0-2,
C-1, C-2, C-3,
C-4, B-1, B-2,
I-1 and I-2
in. Tennis courts, health clubs, and related recreation facilities provided they are for the primary use HC
of guests, customers or persons associated with the principal use.
n. Retail uses which are reasonably related to the principal uses within the structure provided they 0-1, 0-2, B-1, I-1,
do not exceed fifteen (15) percent of the floor area of the building.
1-2
o. On site storage of records or file materials which are ancillary to or a portion of the office or 0-1, 0-2, B-1,1-1
business activities conducted within the principal office use (an example of this activity would
be the file storage and records required by a title company operation).
p. Retail activity of a service nature designed to provide direct service support to the businesses 0-1, 0-2, B-1
and employees who occupy the remainder of the office complex. This would be limited to
those activities which are clearly supportive of office operations, such as food service in the
nature of cafeterias or snack bars, news stands or gift shops providing reading material and
small, consumable sundries, pharmacies or drug stores, particularly when co -located with
medical or medical related office facilities, office supply stores or outlets providing support to
businesses within the complex itself (stores operating under this provision shall not be limited
only to sales within the office complex, but should clearly be aimed at marketing primarily
within the immediate vicinity of the complex site).
Outdoor Storage Draft -Proposed Changes to Section 34
City Council Worksession
June 12, 2001
34-2
q. Feeding pen (not commercial) accessory to farm use
r. Retail sales incidental to principal activity
AG
I-1, I-2
s. Such other service activities as are clearly found to be directed at supporting the employees or 0-1, 0-2, B-1
business operations of the office complex. In no event shall the area allocated to retail sales
exceed fifteen (15) percent of the net usable square footage of each office structure.
All retail operations undertaken pursuant to this provision shall involve no outdoor storage or
sales and all signage for such activities shall be contained wholly within the office structure in
which the retail operation is established. No outside advertising shall be permitted.
t. (Deleted by Ordinance No. 480-Z.)
u. (Deleted by Ordinance No. 480-U.)
v. Office or administrative areas and activities supportive of the permitted principal uses. I I-1, I-2, B-1, B-2
w. The resale of used merchandise conducted by a retail sales establishment when such resale is C-2, C-3, C-4, B-1, B-
clearly secondary to and related to the sale of new merchandise. The resale of used merchandise 2, I-1, I-2
shall be limited in that used merchandise displayed for sale may not exceed 20% of the total
merchandise displayed for sale.
x. Public, semi-public and private parks; recreation and open space including playgrounds, ALL
parkways, greenbelts, ponds and lakes, botanical gardens, pedestrian paths, bicycle paths,
equestrian bridle trails, nature centers, bird and wildlife sanctuaries.
y. One temporary construction facility and/or one temporary sales facility by a Developer, including ALL
I manufactured housing, not to exceed 500 square feet per facility, only during actual construction
for a period not to exceed two (2) years and located on property being developed.
z. Temporary concrete batching or transient mix plant for ninety (90) days plus one (1) thirty ALL
(30) day extension. (As amended by Ordinance No. 480-D.)
aa. Tents for the purpose of promoting retail sales for a period not exceeding twenty-three (23) days. CS, C-1, C-2, C-3, C-
This use shall require a permit and shall be constructed in accordance with the provisions of the 4, 13-1, B-2, I-1, I-2,
Uniform Fire Code, Article 32, as amended. It shall also meet the development regulations of the S-P-1, S-P-2, NR-
zoning district in which it is being placed. No more than two permits may be issued in any one PUD
year period, with a sixty (60) day separation between uses. (As amended by Ord. 480-H.)
Outdoor Storage Draft -Proposed Changes to Section 34
City Council Worksession
June 12, 2001
34-3
bb. Noncommercial and nonresidential antennas: All antennas must be inspected and permitted by the building official in
accordance with the city's building code. The height of antennas shall be measured in the same manner as the height of a
building as determined in accordance with Section 4.2. Antennas installed for the purpose of municipal communications are
exempted from the requirements of this section. (As amended by Ord. No. 480-J)
(1) Noncommercial television satellite dishes and noncommercial radio and television
AG, RE, SF-lA, SF -
receiving antennas:
1B, SF-30, SF-
20A,SF-20B, R-PUD,
Satellite dishes
Max.Ht.
Dish Size
Location
MF-1, MF-2, ME
(1 per site)
(Max.Diameter)
PLOT PLAN
REQUIRED
Twe:
Roof Mount
35'
10'
Rear of roof not visible from public
R.O.W. in front of dwelling
Pole Mount
35'
10,
Rear yard: > 10' from rear property
Ground Mount
15'
10,
line & > 10' from side property line
or behind the principal dwelling but
not in the side yard ( not visible from
public R.O.W. in front of dwelling)
TV Receiving
Antenna (1 per site)
Roof Mount
35'
N/A
Rear of roof
Pole Mount 35'
35'
N/A
Behind the principal dwelling, but
not in the side yard
(2) Noncommercial radio transmitting antennas limited to 65, in height. Must be located behind AG, RE, SF -IA, SF -
the principal dwelling, but not in the rear yard. Must be no closer to a property line than the 1B, SF-30,SF-20A,
maximum height of the antenna. (Complaints concerning electrical, radio, or television signal SF-20B, R-PUD, MF-
interference shall be referred to the FCC.) 1, MF-2, MH PLOT
PLAN REQUIRED
(Previous subparagraph (3) deleted in its entirety and renumbered as below by Ordinance No. 480-W.)
(3) Nonresidential satellite dishes accessory to the principal permitted use on site. 0-1, 0-2, C-1, C-2, C-
3, C-4, B-1, B-2, I-1,
Type: Max.Ht. Dish Size Location 1-2, HC, S-P-2, S-P-1,
(Max.Diameter) CS, NR-P.U.D.,
Roof Mount 35' 10, Rear of roof not visible from public PLAN
R.O.W. in front of principal
structure
Pole Mount 35' 10' Rear yard: > 10' from rear property
Ground Mount 15' 10' line & > 10' from side property line
or behind the principal structure but
not in the side yard (not visible
from public R.O.W. in front of
principal structure)
Outdoor Storage Draft -Proposed Changes to Section 34
City Council Worksession
June 12, 2001
34-4
cc. Shopping carts. Cart collection areas in parking lots shall not be placed in any required parking CS, C-1, C-2, C-3, C-
space. Cart storage areas shall not be permitted outdoors after February 22, 2000. The City 4, S-P-1, S-P-2, and
Council may grant a waiver of this requirement for outside cart storage that was existing on PUD"
February 22, 2000 upon a showing by the business that compliance would create an undue
hardship or that the business cannot reasonably comply with this requirement. (As amended by
Ordinance No. 480-HH.)
CS, C-1, C-2, C-3, C-
dd. Outdoor display of prepackaged ice machines and vending machines are allowed to be 4, S-P-1, S-P-2, and
stored outdoors provided that the machine(s) are not visible from the public right-of-way PIMVI
or adjacent residential property. Any necessary screening of prepackaged ice machines
and vending machines must be in compliance with the regulations in Sections 43.9 and/or
Section 39.
34.2 ACCESSORY BUILDING - The following regulations shall govern the location and use of any
accessory building: (As amended by Ordinance No. 480-C.)
a. Accessory buildings having a permanent foundation shall be erected no closer than ten feet (10')
to a property line located in the rear yard. Those structures not on a permanent foundation may
be placed as close as five feet (5') to a property line located in the rear yard.
b. No accessory building shall be erected within ten feet (10') of any other building, except that
detached residential garages may be located not closer than five feet (5') to the main dwelling.
c. No accessory building shall be constructed upon a lot until the construction of the principal
building or use has actually been commenced, and no accessory building shall be used unless the
main building in a lot is completed and used.
d. No accessory building shall be used for dwelling purposes other than by domestic servants
employed entirely on the premises or by family members and only in compliance with individual
district regulations.
e. Accessory buildings shall not exceed one story or fourteen feet (14') in height.
f. No accessory building shall be located forward of the principal building on the lot.
Outdoor Storage Draft -Proposed Changes to Section 34
City Council Worksession
June 12, 2001
34-5
Section #6-Background Information
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS -BIG BOX RETAIL
11V111V V 1LYY Vi <�utlJlu�: AJ IVlu�v
Area looking south from S_H_ 114
Home Depot's outside storage along S.H
Storage Ordinance requirements:*
114 does not meet the following Outside
• Outside Storage shall obseive all setback requirements for the principle building
(45.1 l.a.2). The existing screening wall along S.H. 114 does not now meet the setback .-
requirement due to a portion of Home Depot's northern property being acquired as
R.O.W. for the S.H. 114 widening project. There is no provision in the Outside Storage
Ordinance that addresses preexisting uses.
• The screening wall shall Ineet the ail culation i-equirennents set forth in the Zoning
Ordinance (45.11.b.2). .The screening wall for Home Depot's outside storage does not
meet the requirement of the Outside Storage Ordinance in terms of articulation.
• No outside storage areas shall be located forward of the principle building on the tract of
lot of land, nor between the principle building and any public street except for those uses ,
listed in 45.11. a. 3. Materials currently stored behind the the Home Depot screening
wall such as pallets, paving stone, and fencing material are not allowed to be stored
between the building and a public road under the current regulations. Even though these
items are not visible from S.H. 114, the items will need to be removed and stored under
roof to meet the intent of the Outside Storage Ordinance.
X** ALL OUTSIDE STORAGEREQUIRES A SPECIFIC USE PERMIT***
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS -BIG BOX RETAIL
No outside storage areas shall be located forward of the principle building on the lot or
tract of land, nor bmveen the principle building and any, public street except. for those
uses listed in 45.11. a. 3. The Outside Storage Ordinance does allow lawn equipment,
swimming pools, barbecue grills, bag goods, propane items and similar items to be
stored between the principle building and the public street if located behind a solid wall
(45.1 La.8). However, the outside storage ordinance does not allow dissimilar items to
those listed in 45.11.a.8 such as paving stone, bird baths, landscape timbers, chemicals,
garden books, etc. to be stored in between the principle building and any adjacent
public street. These types of items are typically stored in garden center areas associated
with big box retail_
All three (3) big box retail stores in Southlake have their garden centers located
betweenthe main building and the public right-of-way. Under the current ordinance
(even though these items are not visible.f ronn the adjacent roadivav), only items listed
in 45.11.a.3 and items similar to those listed in 45.11.a.8 are allowed to be located in
any of the current big box's retail garden centers. Other type of items will need to be
stored under roof to meet the intent of the Outside Storage Ordinance.
*** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT ***
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS -OUTSIDE DISPLAY OF GOODS
THAT DO NOT HAVE A PRINCIPLE BUILDING
The Outside Storage Ordinance states that the display of any goods, materials,
rnerchcandise, equipment, parts, junk or vehicles irscd in a business operation shall not be
pennitted unless granted by a specific use permit and in conformance with the Outside
Storage Ordinance provisions (45.11-Introductory Sentence). Under the current language
of the Outside Storage Ordinance, the flea market operation located on the corner of
White Chapel Boulevard and S_H.114 must be screened through the construction of a
ininitnuin eight (8). foot articulated wall of rnasoln- , ivood, wrought iron, or a
combination of these inaterials (45.11.b.I & 2).
*** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT ***
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS-LANDCAPING OPERATIONS
The Outside Storage Ordinance addresses the display and sale of living plant material in
areas between the principle building and the public right-of-way (45.1 I.a.8). Plant
materials require a solid screening wall or a combination of wrought iron fence panels
and masonry material (similar to the principle building). The Outside Storage Ordinance
as currently written requires all businesses (unless zoned B-1 or B-2) such as M.J.
Farm and Nursery (#1 & #2- located on Union Church Road) to provide screening
if it chooses to market plants in front of the building (45.11.a.8).
Also, the ordinance does not address measures for nursery operations for landscaping
businesses such as Green Oaks Nursery (#3- located on F.M. 1709) which do not have
a primary building. Since the ordinance is silent on this particular use, it is staff s opinion
that the plants associated with this type of retail operation are considered a display of any
Goods, inat`erials, iner�ehandise, equiptnent, parts, junk or vehicles used in a. business
operation and are subject to the outdoor storage and associated screening regulations
(45.1I-Introductory Sentence).
** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERA'Li T xX �
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERN S-LANDCAPING OPERATIONS
The Outside Storage Ordinance states that the display of any goods, sazaterials,
Merchandise, equipment, parts, junk or vehicles used in a business operation shall not be
permitted unless granted by a specific use permit and in conformance with the Outside
Storage Ordinance provisions (45.11-IntroductorySentence). This language requires
landscaping businesses such as RBllandscaping located on F.M. 1709 and Pipes Flower
Ranch located on S_ Pearson Lane to screen their operations through a minimum eight (8)
foot wall of masonry, wood or wrought iron or a combination of these materials
(45.1 l .b.1 & 2).
*** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT � Y�
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS -CONSTRUCTION SITES
The Outside Storage Ordinance states that the display of any goods, materials,
merchandise, equipment, parts, junk or i=ehicles used in a business operation shall not
be permitted unless granted by a specific use permit and in conformance with the Outside
Storage Ordinance provisions (45.11 Introductory Sentence). Activities associated with
construction are not addressed under the current Outside Storage Ordinance. Therefore,
the storage of materials, equipment, vehicles, etc. associated with a business activity such
as those activities associated with a construction site are subject to the provisions provided
and must be screened by a, nunimtrrn eight ( &) font, articulated ii,,all of naasonrv, ivood,
itnrought iron, or a combination of these nnaterials (45.1 l .b. 1 &2 ).
*** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT *
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERN S-MICHAEL DRIVE
The properties along Michael Drive are zoned AG and have Residential Adjacency.
The Outside Storage Ordinance states that additional screening requirementsshall apply
to all properties with non residential uses, except those properties zoned I-1 and I-2
which have no residential adjacency (45. 11.b.1 & 2). The Outside Storage Ordinance
requires businesses along Michael Drive to construct a nniniinuin eight (8) foot
articulated wall of inasonry, it,00d, i+rou, ht iron, or a coinbination of these inater als.
Also, these ia)alls 7nust ineet articulation requireivents.
*YY ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT *::X
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS -INDUSTRIAL SITES
There are existing industrial uses in Southlake like Pumpco which have the appropriate
industrial zoning but are residentially adjacent. The Outside Storage Ordinance as
written requires that all properties with non-residential uses, except those properties
zoned I-1 & I-2 which have no residential adiaeennc , , shah screen materials through
the construction of a iniriinmin ei,�Tht (S)foot ar-ticulated tii,all of niasoni-i , stood,
47*01t ht iron oi- a c:ornhination of these materials (45.11. b. 1&2).
Also, many existing industrial uses which have appropriate industrial zoning and are
not residentially adjacent (similar to Tri-Dal) are storing materials between the primary
building and the public roadway which are not allowed (45.11.a.3).
*** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT ***
OUTSIDE STORAGE ORDINANCE APPLICATION
STAFF CONCERNS -MASONRY SITES
No outside storage areas shall be located foiivard of the principle building on the lot or
tract of land, raor between the principle building and ani� public street, except for those
uses listed in 45.11. a. 3 (masonry not included in this list). There�l-ore, the Outside
Storage Ordinance requires that masonry and other materials located on the properties
above must be stored under roof to meet the intent of the ordinance since it is located
between the principle building and public streets. Also, masonry materials not stored
between the building and the public road will need to be screened through the
construction of an eight (8) foot articulated wall of masonry, wood, wrought iron, or a
combination of these materials.
*** ALL OUTSIDE STORAGE REQUIRES A SPECIFIC USE PERMIT ***
City of Southlake, Texas
MEMORANDUM
June 8, 2001
TO: Billy Campbell, City Manager
FROM: John Eaglen, Assistant to the City Manager (481-1433)
SUBJECT: Town Hall Use Policy
Action Requested: City Council discussion of the draft Town Hall Use Policy.
Background
Information: Since moving into the Southlake Town Hall in December, staff has received
numerous requests from the public to reserve space in Town Hall. Some
examples include weddings and/or wedding receptions, for -profit business
meetings, community -based organization meetings, military recruitment
sessions and/or workshops, fundraising requests, and church services. In
order to avoid inconsistent treatment of these requests, staff has been working
to draft a Town Hall Use Policy that establishes guidelines for the use of the
facility.
The intent of the Town Hall Use policy is to achieve the following objectives:
■ To protect and preserve the unique qualities of the facility in order to
extend the life -cycle of the building
■ To guide the management and use of the facility — In surveying other
cities with comparable City Hall facilities, each City surveyed (Hurst,
Grapevine, Coppell, Farmers Branch, Arlington, Fort Worth, Dallas)
grants authority to the City Manager to consider requests. However, as
general practice, these cities do not provide space in their City Hall for
uses not directly related to City business. Instead these cities suggest and
offer space for these requests at other public facilities (libraries,
community centers, convention centers, etc.).
While the City of Southlake currently has three (3) other facilities that
have meeting space available for community use, other facilities with
additional meeting space are coming online later this year (the Southlake
Public Library and the West DPS Facility). This will provide additional
opportunities for the City to suggest and offer space to requests that do
not meet the specifications prescribed in the Town Hall Use policy.
■ To specify the criteria, areas, and the process for assigning space for
community use of the building — The policy stipulates that the third
floor conference rooms are available for approved community uses, on an
as available basis. In order to maximize the facility for community use,
Billy Campbell, City Manager
June 8, 2001
Page 2
multiple reservation requests submitted at one time would not be
approved by the City Manager's Office. The process establishes standard
criteria, including the test that the use be reasonably related to City
and/or County business. The policy does not limit the City Manager to
these criteria prior to making a decision. Requests that are denied and/or
not approved by the City Manager's Office may be brought forward to
the City Council for review and/or approval or denial. The City
Council's decision would be final.
■ To specify the meeting locations of the various City boards and
commissions - In order to maximize the use of the City Council
Chambers and the Executive Conference Room for City Council business,
the policy limits use of these areas to City decision making bodies.
Members of the City Council would be able to schedule these areas for
their use on an as available basis. For the purposes of this policy, the
Mayor's Office is considered the official office of the Mayor and the City
Council, and would not be available for community use.
Consideration of the Town Hall Use Policy was an agenda item on the April
17' City Council meeting, however this item was tabled due to the desire of
City Attorney Allen Taylor to be present during City Council consideration
to address legal issues. Since April 17', staff has continued to review the
draft policy, and has since reformatted the document. Staff is continuing to
work with the City Attorneys to develop some aspects of the policy where
issues have arisen regarding use requests.
Staff has placed this item on the June 12, 2001 Work Session agenda to
provide the City Council an opportunity to review and comment on the draft
policy to date, and has initially scheduled this item for consideration at the
June 19, 2001 City Council meeting.
Financial
Considerations: Staff has attempted to address the potential financial impact of this policy in
the following ways:
■ Requiring individuals and/or organizations to pay the cost of a police
officer to be present in the building for after-hours requests should a
City/County official or a member of the City and/or County staff not be
present in the building for the reservation request. For requests during
business hours, the City Manager would designate a staff member to
assist the organization during the reservation period;
■ Limiting usage of audio / visual equipment to the portable equipment
provided for the third floor areas, limiting the use of decorations and
food, and not allowing alcohol in the building;
Billy Campbell, City Manager
June 8, 2001
Page 3
■ Stipulating that individuals and/or organizations are responsible for all
damages to the facilities reserved, and that fees may be assessed for
damages to the facility. The draft policy also stipulates that individuals or
groups who damage the facility may also be subject to applicable civil
and/or criminal penalties.
Citizen Input/
Board Review: The draft policy has been distributed for review at the following periods:
■ A draft policy was distributed to the City Council in their April 6, 2001
City Manager Notes for review and comment;
■ The draft policy was distributed to the City Council as an agenda item for
consideration at the April 17`h meeting.
Legal Review: The City Attorneys Office has reviewed the policy. The City Attorney will
not be present for this discussion, however legal inquiries can be addressed
prior to the scheduled City Council consideration on June 19`h.
Alternatives: Input towards the discussion as desired.
Supporting
Documents: Supporting documents include the following items:
■ Copy of the Town Hall Use Policy, current as of June 8, 2001.
Staff
Recommendation: Place as an item on the June 12, 2001 City Council Work Session agenda to
discuss the Town Hall Use Policy.
JE
0M
City of Southlake
Policies and Procedures
Policy: Town Hall Use Policy
Source: City Council
Category:
Effective Date:
Southlake Town Hall
June, 2001
Revised Date: --
I. Purpose.
The purpose of this policy is to serve as a guideline for the management and scheduling
of uses within the Southlake Town Hall, to balance the requirements necessary to conduct
public business with the needs of citizen and community -based access and use of the
Town Hall.
II. Building Use Priority.
Use of the Southlake Town Hall shall be for the primary purpose of conducting official
public business on the behalf of the City of Southlake and Tarrant County. Meetings of
the City Council ("City") and/or Tarrant County ("County"), City and/or County
Committees, City and/or County appointed boards and commissions, and City and/or
County departments shall take precedence over other community uses of the facility.
III. Town Hall Facilities and Permitted Uses.
A. Third Floor Training Rooms — The third floor training rooms (Rooms #3a, 3b, 3c,
and 3d) are available for community uses when they are not previously scheduled
for City and/or County business.
B. City Council Chambers and the Executive Conference Room — Outside of use by
the members of the City Council, the City Council Chambers and the Executive
Conference Room are available only to City and/or County decision making
bodies (please refer to Appendix "A" for further clarification).
C. Mayor's Office — As the official office of the Mayor and City Council, this area is
not available for community use.
D. Foyer Area — As a public access point versus a meeting oriented facility, the foyer
area is not available for community use.
E. Municipal Court and the Southlake Public Library — The Municipal Court and the
Southlake Public Library are subject to the individual sets of policies and
procedures that guide the management and use of those facilities, as approved and
periodically revised.
City of Southlake — Town Hall Reservation Policy 06108101 Page I of 8
City of Southlake
Policies and Procedures
IV. Approval Process.
A. Approval Authority — The City Manager may approve events (or suggest and
offer space at an appropriate City facility) that meet the criteria described, and
may provide explanation as to other criteria considered in processing the request.
B. Request Review — The City Manager or his designee will review and approve or
deny the use request based upon criteria including, but not limited to, the
following:
1. The request being reasonably related to City or County business;
2. The request is of a not -for -profit nature;
3. The facility may not be used for commercial purposes or the promotion or sale
of products; (Note: at this time staff is reviewing the issues regarding use
requests that relate to fundraising events at Town Hall).
4. The event will not cause a detrimental impact to the City and/or County staff
and available resources, or the physical capacity of the requested location to
host the event, including, but not limited to:
(a) The availability to have City or County staff to accommodate requests for
reservations during non -business hours.
(b) The parking capacity and the potential impact of the requested event on
other planned events.
(c) The number of planned participants and the traffic impact upon the
location.
(d) Other scheduled events and/or uses of the location that increase the usage
of the Town Hall facilities above the recommended capacity.
C. Appeal of the City Manager's Decision — If the event does not meet the stipulated
criteria or the application is not approved, the requestor may petition the City
Council for review and approval or denial. The City Council's decision should be
final.
V. Scheduling Procedure.
A. Required Notice — Written requests in the standard format for reservations shall
be submitted to the City Manager's Office for review. In order to consider a
request, the City of Southlake must receive the request form for community uses
of the building within at least ten (10) business days prior to the requested time.
City of Southlake — Town Hall Reservation Policy 06108101 Page 2 of 8
City of Southlake
Policies and Procedures
For information regarding reservations within Southlake Town Hall, please
contact the Secretary to the City Manager at (817) 481-1420, or submit a request
in writing to the following address:
City of Southlake
Attn: City Manager's Office
1400 Main Street, Suite #460
Southlake, Texas 76092
B. Required Notice of Cancellation — The City of Southlake requires notice of any
cancellations within a forty-eight (48) hour period from the reservation time;
failure to comply may be grounds for the City's denial of the privilege of
reserving facilities in Southlake Town Hall in the future.
C. Non -Approval of Submitted Multiple Dates — In order to maximize the
availability of the facility for community use, consideration of requests will be on
a case -by -case basis. Multiple dates for community use submitted at one time
will not be approved by the City Manager's Office.
D. Reservation Overrides — The City of Southlake shall have the authority to
schedule priority functions that may necessitate the removal of community use
activities previously scheduled. If such change is required, the City Manager or
his designee shall notify the contact person identified on the submitted request
form to the City Manager's Office as soon as possible, and will attempt to suggest
and offer space in another City facility to hold the event.
E. Tarrant County Scheduling — As Tarrant County is a partial owner in the facility,
they may schedule events in their areas (identified in the interlocal agreement
entered into by the City of Southlake and Tarrant County) as desired, however
they will coordinate all scheduled meetings outside of their designated areas with
the City Manager's Office.
VI. Use Regulations.
A. Required Staff Support — Business hours for the Southlake Town Hall are from
8:00 a.m. to 5:00 p.m., Monday through Friday. For reservation requests that are
approved for events to be held during business hours, the City Manager will
designate a staff official to assist the individual and/or organization during the
reservation period. If no staff is available at the reservation time, the meeting
request must be scheduled for another time when staffing is available.
B. Access During Non -Business Hours — A City and/or County official or a member
of the City and/or County staff must be present for all community uses of the
facility during non -business hours (times other than 8:00 — 5:00 p.m., Monday
through Friday). If there is no such presence planned in the building during a
reserved community use, the individual and/or organization submitting the
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Policies and Procedures
reservation request must pay the cost for a police officer to be present during the
reservation period. Approval of requests during non -business hours is also
subject to the availability of a police officer to be present at that time.
C. Equipment — As general practice, due to the sophisticated systems within
Southlake Town Hall and limited staffing, utilization of the building's audio /
visual system is prohibited. However the City does have some limited portable
audio / visual equipment that is available for use during approved reservations.
Please contact the City Manager's Office for a description of such items.
D. Access to Parking Adjacent to Town Hall — The City of Southlake and Tarrant
County own the parking spaces adjacent to the Town Hall Building. However, as
general practice the parking spaces adjacent to the building will not be reserved
for the exclusive use of the Town Hall, but will be available for the customers
and/or patrons of Town Square. The City of Southlake reserves the right to
designate reserved parking spaces in these areas on a temporary basis for use(s)
directly related to City and/or County business.
E. Prohibited Activities — The following prohibitions shall apply to reservations in
the Southlake Town Hall:
(a) Decorations — Decorations may not be affixed to any walls, furniture,
finishings, or equipment in the Town Hall facilities. Questions regarding
allowable decorations may be directed to the City Manager's Office for
clarification prior to the reservation time.
(b) Food and Drinks — Food and drinks will not be allowed outside of the areas
that have adjacent kitchen facilities.
(c) Smoking and alcoholic beverages — Smoking and alcoholic beverages are not
allowed.
F. Other City Meeting Facilities — If the City is unable to grant a space in Southlake
Town Hall for a community use, the City Manager or his designee will attempt to
provide space at other City facilities to accommodate the request, subject to
availability. These other facilities potentially available for public use include the
following:
(a) Senior Activity Center, 307 Parkwood Drive;
(b) Community Center in Bicentennial Park, 400 North White Chapel Boulevard;
(c) Department of Public Safety Facilities, 667 North Carroll Avenue and West
Site Facility, 2050 W. Southlake Boulevard (upon completion).
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VII. Individual and Group Responsibilities.
A. Facility Setup — The responsibility for setting up tables and chairs (if applicable)
shall remain with the individuals or organizations making the reservation. The
City does not provide staffing or material(s) to aid in the setup or cleanup of the
facility.
B. Facility Cleanup — If applicable, tables, chairs, and any provided equipment must
be returned to the original arrangement when the use of the facility is complete.
Individuals and organizations must remove all trash, equipment, and decorations
at the end of the reservation time. Facilities must be left in good, clean condition
when the activity is complete. Individuals and/or organizations making the
reservation shall be responsible for turning off all lights and securing the facility.
C. Responsibility for Damages — Individuals or groups making reservations are
responsible for any damage to the facility during the reservation period. The City
reserves the right to assess fees for damages beyond normal wear and tear (Please
refer to the City's Fee Schedule for further clarification of applicable fees for
damages to the Southlake Town Hall). In addition to assessing fees, individuals
or groups are subject to applicable criminal and/or civil penalties. Finally,
damages to the facility by individuals or groups may result in the denial of future
reservation requests.
VIII. Compliance with applicable procedures, policies, and pertinent ordinances.
A. Required Compliance — Users must comply with procedures, policies, restrictions,
and all pertinent ordinances of the City of Southlake. Any questions arising about
items not specifically addressed in this policy should be referred to the City
Manager's Office.
IX. Non Discrimination.
A. Intent of Non Discrimination — The City will not discriminate against any person
or persons because of their age, sex, race, religion, color, or natural origin, nor
will the City permit the individuals or organizations making the reservations to
engage in such discrimination.
X. Release of Liability.
A. Indemnification — With submittal of the use application, the petitioner agrees to
indemnify and hold harmless the City of Southlake, its officers, agents, servants,
and employees, from and against any and all claims or suits for bodily injury,
illness, death, personal injury or property damage (including, without limitation,
reasonable fees and expenses of attorney, expert witnesses and other consultants)
arising out of any negligent act or omission committed by the petitioner, its
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Policies and Procedures
officers, employees, agents, guests, and invitees, in connection with the activities
conducted under this agreement. This indemnification shall specifically include
any claims arising from the negligence of the City, its agents, officials, and
employees.
B. Responsibility for Property - The City assumes no responsibility for property
placed in the facility in connection with the use of the facility.
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City of Southlake
Policies and Procedures
Organization:
Request submitted by:
Date of Event:
Time of Event: From:
Facility Requested:
Please return this form to the City Managers Office at:
1400 Main Street, Suite 460 — Southlake, Texas 76092
Phone (817) 481-1433 - Fax (817) 481-1463
Date:
AM / PM To: AM / PM
Type of event: Description of Event (includes estimated space and parking requirements, the number of
planned participants, an estimated turnover time among participants, the time and
resources the petitioner(s) have contributed to the planning of the event, etc.)
Contact Person:
�*.,3ome Phone:
Address:
Work Phone:
Mobile Phone:
City State Zip Email Address (If applicable)
WITH SUBMITTAL OF THIS APPLICATION, THE PETITIONER AGREES TO INDEMNIFY AND HOLD
HARMLESS THE CITY OF SOUTHLAKE, ITS OFFICERS, AGENTS, SERVANTS, AND EMPLOYEES, FROM AND
AGAINST ANY AND ALL CLAIMS OR SUITS FOR BODILY INJURY, ILLNESS, DEATH, PERSONAL INJURY OR
PROPERTY DAMAGE (INCLUDING, WITHOUT LIMITATION, REASONABLE FEES AND EXPENSES OF
ATTORNEY, EXPERT WITNESSES AND OTHER CONSULTANTS) ARISING OUT OF ANY NEGLIGENT ACT OR
OMISSION COMMITTED BY THE PETITIONER, ITS OFFICERS, EMPLOYEES, AGENTS, GUESTS, AND
INVITEES, IN CONNECTION WITH THE ACTIVITIES CONDUCTED UNDER THIS AGREEMENT. THIS
INDEMNIFICATION SHALL SPECIFICALLY INCLUDE ANY CLAIMS ARISING FROM THE NEGLIGENCE OF
THE CITY, ITS AGENTS, OFFICIALS, AND EMPLOYEES.
Upon approval, this signed petition entitles the scheduled user to full use of the requested facilities herein. This reservation takes priority over
any first -come users or non -reserved parties.
Signature of Responsible Person
City Manager or his designee
Date
Date
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City of Southlake
Policies and Procedures
Appendix A
Use of the City Council Chambers and the Executive Conference Room
A. Use of the City Council Chambers and Executive Conference Room - The City Council
Chambers and the Executive Conference Room shall be reserved for the City of Southlake
decision -making bodies. These include the following:
■ The Southlake City Council;
■ The Southlake Planning and Zoning Commission;
■ The Southlake Zoning Board of Adjustment (ZBA);
■ The Southlake Parks Development Corporation (SPDC);
■ The Southlake Building Board of Appeals (BBOA).
B. Other Boards and Commissions Use of Southlake Town Hall — The following advisory bodies
to the City Council and ancillary boards and commissions may meet in the Southlake Town
Hall as appropriate in the third floor conference room areas. These bodies will receive priority
consideration over community uses. These include the following:
■ The Southlake Parks and Recreation Board;
■ The Southlake Library Board;
■ The Joint Utilization Committee;
■ Metroport Teen Court;
• The Executive Committee and Standing Committee of the Southlake Program for the
Involvement of Neighborhoods (SPIN), including public meetings sponsored by SPIN as
the facility is available.
■ Friends of the Southlake Library (due to the work ongoing in the Southlake Public
Library, this would be on an interim basis until the facility is open).
■ Other City Council appointed committees, task forces, or advisory bodies.
Questions regarding the use of specific facilities in Southlake Town Hall may be directed to the City
Manager's Office at (817) 481-1420.
C. Other Regular Meetings and Locations — The following ancillary boards and commissions will
continue to meet at the following locations, but may use Town Hall facilities as needed:
■ Southlake Crime Control and Prevention District Board of Directors — DPS Training
Room, 667 N. Carroll Avenue.
■ Joint Drug and Alcohol Committee — DPS Training Room, 667 N. Carroll Avenue.
■ The Southlake Library Foundation — Senior Activity Center, 307 Parkwood Drive.
■ Keep Southlake Beautiful (KSB) — Community Center, Bicentennial Park, 400 N. White
Chapel Boulevard.
■ The Southlake Youth Action Commission (SYAC) — Community Center, Bicentennial
Park, 400 N. White Chapel Boulevard.
■ Southlake Sister Cities — Senior Activity Center, 307 Parkwood Drive.
• Senior Advisory Committee — Senior Activity Center, 307 Parkwood Drive.
■ Friends of the Southlake Library (FOSL) — Southlake Public Library (upon opening of the
facility).
■ Mayor's Advisory Committee — Senior Activity Center, 307 Parkwood Drive or Southlake
Town Hall (as determined by the Mayor).
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