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Item 8 MEMORANDUM May 13, 2005 TO: Planning and Zoning Commission FROM: Ken Baker, AICP, Planning Director SUBJECT: Ordinance 480 –BBB, Amendment to the Comprehensive Zoning Ordinance – addition of the Transition (TD) District. ____________________________________________________________________________________ One of the key strategies following the approval of the new land use categories in the Southlake 2025 Plan has been the need to create appropriate zoning districts to facilitate more flexible development to implement the vision of the plan. At the May 5, 2005 Planning & Zoning Commission, staff presented the summaries for the proposed Transition and Rural Conservation Subdivision districts. Following the discussion at that meeting, staff is bringing forward one of the districts – the Transition District (TD) for a Planning & Zoning Commission Public Hearing. Attached with this memo is a draft copy of the new Section 47 – Transition District (TD) of the Zoning Ordinance. Due to a constraint of the numbering system in the current Zoning Ordinance 480, as amended, there are limited sections available to insert new zoning districts. As a result, Staff is recommending some editorial changes to the section numbers in the current ordinance that provide much needed expansion sections within the ordinance. Specifically, staff is recommending renumbering current Sections 47 through Section 54 to Sections 55 through 62. This provides 8 additional expansion Sections. These sections have no cross-references to other sections in the zoning ordinance and hence were selected for renumbering. The Sections renumbered are as below: Current Section Number New Section Number Section 47 – “TD” Transition District Section 48 – Section 54 – Future Expansion Section 47 – Schedule of Fees, Charges and Expenses Section 55 – Schedule of Fees, Charges and Expenses Section 48 – Penalties; Injunction Section 56 - Penalties; Injunction Section 49 – Savings Clause Section 57 - Savings Clause Section 50 – Cumulative Clause Section 58 – Cumulative Clause Section 51 – Severability Clause Section 59 – Severability Clause Section 52 – Publication in Pamphlet Form Section 60 – Publication in Pamphlet Form Section 53 – Publication in Official Newspaper Section 61 – Publication in Official Newspaper Section 54 – Effective Date Section 62 – Effective Date City of Southlake Department of Planning Agenda Item 5C ACTION NEEDED: 1. Conduct public hearing 2. Consider approval of the proposed Ordinance 480 - BBB ATTACHMENTS: Proposed Section 47 – Transition District Proposed Sections 55 – 62 Proposed Table of Contents for the Comprehensive Zoning Ordinance 480, as amended. DRAFT May 13, 2005 47-1 Section 47 Transition District (TD) 47.1 Relationship to the Comprehensive Master Plan The Transition district (TD) implements the following goals of the Southlake 2025 Plan – Phase 1: Goal 1: Promote quality neighborhoods that contribute to an overall sense of place and community. Quality neighborhoods are the cornerstone of our community. Quality neighborhoods are well designed and maintained, attractive, pedestrian friendly and safe. Goal 2: Foster attractive and well designed residential developments to meet the needs of a diverse and vibrant community The TD implements the following goal of the Southlake 2025 Plan – Phase II: i. Create transitional land use categories that provide property owners with alternative flexible tools to propose innovative and mixed-use projects on identified transition sites while protecting existing developed properties. Transition sites are those that are adjacent to existing commercial property or arterial roadways and are also adjacent to existing residential neighborhood. 47.2 Purpose & Intent The purpose and intent of the TD is to implement the Transition Land Use Category guidelines for the Transition 1 and Transition 2 land use categories as established in the Southlake 2025 Plan. The Transition District is intended to: ƒ Allow a mixture of complimentary land uses that may include housing, retail, offices, commercial services, and civic uses to create economic vitality; ƒ Develop commercial and mixed-use areas that are safe, comfortable and attractive to pedestrians; ƒ Provide flexibility in the siting and design of new developments and redevelopment to anticipate changes in the marketplace; ƒ Reinforce streets as public places that encourage pedestrian and bicycle travel; ƒ Provide roadway and pedestrian connections to residential areas; ƒ Provide transitions between high traffic streets and neighborhoods; ƒ Encourage efficient land use by facilitating compact development and minimizing the amount of land that is needed for surface parking; ƒ Provide appropriate locations and design standards for automobile- and truck- dependent uses; and ƒ Maintain mobility along traffic corridors and state highways. DRAFT May 13, 2005 47-2 47.3 Definitions The following definitions shall apply to uses and category of uses listed in the TD schedule of uses and to other terms used in the Transition zoning district only. For terms not specifically defined under this subsection, Section 4 - Definitions shall apply. Buffer areas along creeks and flood plains These are areas of land at least 10’ - 20’ wide, parallel to existing creeks and flood plains, set aside to protect riparian vegetation and filter waterborne pollutants. Business associations and professional membership organizations These establishments promote the business interests of their members, or of their profession as a whole, including chambers of commerce. They may conduct research on new products and services, develop market statistics, sponsor quality and certification standards, lobby public officials, or publish newsletters, books, or periodicals for distribution to their members. Business, professional, and technical uses Establishments in this category perform professional, scientific, and technical services for others. Such services require a high degree of expertise and training. Uses in this category include health care, administrative, professional consulting, professional services, and business support services. Cafeteria or limited service restaurant These provide food services where patrons order or select items and pay before eating. Food and drink may be consumed on premises, taken out, or delivered to customers’ location. Some establishments in this subcategory may provide food services in combination with selling alcoholic beverages. This subcategory includes cafeterias, which use cafeteria-style serving equipment, a refrigerated area, and self-service beverage dispensing equipment, and which display food and drink items in a continuous cafeteria line. Conservation easement A conservation easement is a voluntary and permanent, legally binding, deed restriction that limits development of property for the purpose of protecting and preserving a portion of Southlake’s environmentally sensitive and natural resources, including agricultural and ranching areas. The landowner retains title to the property and the easement applies to all subsequent owners. The easement must be held by a qualifying party approved by the city. Court A court is an unoccupied space, open to the sky, on the same lot with a building, which is bounded on two (2) or more sides by the exterior walls of the building or by two (2) or more exterior walls, lot lines or yards. DRAFT May 13, 2005 47-3 Court, closed A closed court is a court surrounded on all sides by the exterior walls of a building, or by exterior walls of a building and side or rear lot lines, or by a pedestrian walkway where the walkway is less than 10 feet in width. Image of typical courts Environmental Preserve An environmental preserve is a type of open space. Specifically, it is natural open space reserved for land that is under permanent conservation. It shall consist of areas in the flood plain, woodlands to be preserved, creeks, water bodies, steep grades, and other environmentally sensitive lands. Activities in the environmental preserve shall be limited to natural trails, paths, and equestrian trails. If significant lake access is available, canoe put-ins or other passive water recreation activities may be permitted. The size of an environmental preserve may vary depending upon the environmental element being preserved. Typical environmental preserves along creeks and flood plains Façade Façade(s) is the front of the building facing or oriented toward the street or roadway, excluding alleyways. Full-service restaurant Full-service restaurants provide food services to patrons who order and are served (i.e. waiter/waitress service) while seated indoors or outdoors and pay after eating. They may provide this service in combination with selling alcoholic beverages, providing takeout services, or presenting live non-theatrical entertainment. DRAFT May 13, 2005 47-4 Green A green is an open space available for unstructured recreation. A green may be defined by landscaping rather than buildings. Its landscape is consists of land and trees in a natural arrangement, requiring minimal maintenance. The size of a green shall range from 1 acre to 10 acres. Examples of typical greens Human scale or pedestrian scale Human scale is the proportional relationship of a particular building structure, or streetscape element to the human form and function. Human scale relates the size and/or height of a structure to the height and mass of a pedestrian traveling along the sidewalk or street adjacent to that structure. Live-work unit A live-work unit is a dwelling unit that is also used for work purposes, provided that the ‘work’ component is restricted to the uses of professional office, artist’s workshop, studio, or other similar uses and is located on the street level. The ‘live’ component may be located on the street level (behind the work component) or any other level of the building. Mixed-Use Building or Structure A mixed-use building or structure is one in which at least one of the upper floors of a commercial building has residential uses (live-work or lofts) with retail or office uses at the other levels. Mixed-Use Land Use Mixed-use land use is the location of different land uses, including commercial retail, office, residential, public, and other uses in proximity to one another either in the same building or in separate buildings but in the same development or block. Open Space An area of land that is valued for natural processes and wildlife, for agricultural and sylvan production, for active and passive recreation, and/or for providing other public benefits The definition of open space includes plazas, squares, greens, parks, playgrounds, environmental preserves, and limited conservation easements. Park A park is a natural preserve available mainly for unstructured recreation. Any structured recreation shall be limited to less than 10% of the park. A park is usually independent of DRAFT May 13, 2005 47-5 surrounding building frontages. Its landscape consists of natural paths, trails, meadows, woodlands, and open shelters. Its size shall range from 5 - 10 acres. Examples of typical parks Personal services This is a category for limited personal service establishments. These establishments offer a range of personal services that include clothing alterations, shoe repair, dry cleaners, laundry, health and beauty spas, tanning and nail salons, hair care, etc. Plaza. A plaza is an open space available for civic purposes and limited commercial activities. A plaza is spatially defined by buildings and its landscape shall consist primarily of hardscape (pavement) with trees being optional. Plazas are to be located at key intersections and the size shall generally be to a small scale and be under a ¼ acre in size. Plazas can be wider sidewalks or extensions of sidewalks for the purpose of providing outdoor seating for restaurants and cafes. Image of a typical plaza. Primary Entrance The primary entrance is the main or principle pedestrian entrance of all buildings (except outbuildings). The primary entrance is the entrance designed for access by pedestrians from the sidewalk, or street if a sidewalk is not present. This is the principle architectural entrance even though day-to-day residential access may be via a secondary entrance associated with a garage, driveway or other vehicular use area. Public or Civic Buildings Public or civic buildings are buildings used for active government or related functions, including public administration (executive and judicial), courts, libraries, community centers, and public safety functions. DRAFT May 13, 2005 47-6 Public Realm The public realm is the area from building façade to building façade. This includes the street, any landscaping strips, pedestrian amenities, parks, common yards, etc. Residential Lofts Residential lofts are typically residential units designed to commercial standards (with high ceilings, open plans, and large windows) located above street level commercial space. Retail sales or service Retail establishments form the final step in the distribution of merchandise. They are organized to sell in small quantities to many customers. Establishments in stores operate as fixed point-of-sale locations, which are designed to attract walk-in customers. Retail establishments often have displays of merchandise and sell to the general public for personal or household consumption, though they may also serve businesses and institutions. Some establishments may further provide after-sales services, such as repair and installation. Included in this category are durable consumer goods sales and service, consumer goods, other grocery, food, specialty food, beverage, dairy, etc, and health and personal services. Single-Family Residential, detached dwelling unit. A single-family detached residential unit is a freestanding building on an individual lot or tract of land intended for occupancy by one family. Single-Family Residential, attached dwelling unit. A single-family attached residential unit is a building on an individual lot or tract of land intended for occupancy by one family that shares one or more common walls with similar adjacent units, also on individual lots. Square A square is generally a geometrically symmetrical open space, available for unstructured recreation and civic purposes. A square is spatially defined by streets and buildings, at least on three sides. Its landscape consists of paths, lawns, and trees, all formally arranged. Square are to be located at the intersection of important streets. Size shall range from ½ - 2 acres. Examples of typical squares DRAFT May 13, 2005 47-7 Snack or nonalcoholic bar These prepare and serve specialty snacks, such as ice cream, frozen yogurt, cookies, or popcorn, or serve nonalcoholic beverages, such as coffee, juices, or sodas for consumption on or near the premises. These establishments may carry and sell a combination of snack, nonalcoholic beverage, and other related products (e.g., coffee beans, mugs, and coffee makers) but generally promote and sell a unique food or beverage item. Street Tree A street tree is a tree or group of trees that line the edge of a street or roadway. This would include trees inside and outside the street right-of-way. Streetscape Treatments Streetscape treatments shall include all improvements in a R-O-W that create an attractive and safe pedestrian environment. Treatments shall include street trees, street light standards, and trash receptacles. Streetscape treatments may also include a range of provisions such as paving materials, street/pedestrian/wayfinding signs, media boxes, parking meters, utility boxes, seating, public art/water features, bike racks, bollards, information kiosks, etc. 47.4 Transition District Components A Transition District shall consist of a minimum of two out of three distinct components: a Retail Area, a Retail Edge/Neighborhood Edge, and a Neighborhood (see examples of TD schematic layouts) depending on the specific land use categories Transition 1 or Transition 2. (a) Retail Area. The retail area (RA) shall be the primary location of commercial (retail & office) uses in the Transition district and its applicability is appropriate on properties designated as Transition 1 in the Southlake 2025 Plan. The location of the retail area relative to the other two components shall be based upon the scale and context criteria for retail uses under the T-1 land use category. (b) Retail Edge/Neighborhood Edge. The retail edge (RE)/neighborhood edge (NE) component is appropriate in areas designated as Transition 1 or Transition 2 in the Southlake 2025 Plan. The location of the retail edge/neighborhood edge shall generally meet the scale and context criteria for office uses under the T-1/T-2 land use category. The retail edge/neighborhood edge may contain a mix of retail, office, and residential uses. However, it shall be predominantly office/residential in character with limited neighborhood-scale corner retail uses. (c) Neighborhood. The neighborhood component is appropriate in areas designated as either Transition 1 or Transition 2 in the Southlake 2025 Plan. The location of the neighborhood shall generally meet the scale and context criteria for residential uses in either transition land use category. DRAFT May 13, 2005 47-8 Note: The above schematics are just examples of the application of the TD components. They should only be used as guides in designing appropriate transition districts. 47.5 Schedule of Uses Uses within the TD shall be in accordance with the following schedule of uses. P= Permitted (Development Standards apply) P* = Permitted only where identified and based on specific criteria in the TD Development Plan approved by City Council. NP = Not Permitted SUP = Permitted with a Specific Use Permit (Standards in Section 45 shall apply) A = Permitted as an accessory use (Standards in Section 34 shall apply) RA = Retail Area RE = Retail Edge (T-1) NE = Neighborhood Edge (T-2) N = Neighborhood LAND USE CATEGORY Use Status RA RE (T-1) / NE (T-2) N Commercial Uses ƒ Retail Sales or Service with no drive through service. Excluded from this category are retail sales and services establishments geared towards the automobile, including gasoline service stations. P P* NP ƒ Finance, Insurance, and Real Estate establishments including banks, credit unions, real estate, and property management services (no drive through service) P P NP DRAFT May 13, 2005 47-9 LAND USE CATEGORY Use Status RA RE (T-1) / NE (T-2) N ƒ Business, professional, and technical uses P P NP ƒ Food Service Uses such as full-service restaurants, cafeterias, and snack bars with no drive through facilities and no alcohol sales P P* NP Arts, entertainment, and recreation Uses ƒ Fitness, recreational sports, gym, or athletic club P P NP ƒ Parks, greens, plazas, squares, and playgrounds P P P Educational, Public Administration, Health care and other Institutional Uses ƒ Business associations and professional membership organizations P P NP ƒ Child day care and preschools P P NP ƒ Schools, libraries, and community halls P P P* ƒ Civic, social, and fraternal organizations P P NP ƒ Public Safety facilities P P* NP ƒ Religious institutions P P* P* Residential Uses ƒ Home Occupations N/A A A ƒ Live/Work units P* P* SUP ƒ Residential Lofts P* P* NP ƒ Single-family residential detached dwelling unit NP P P ƒ Single-family residential attached dwelling unit NP P P Other Uses ƒ Model homes for sales and promotion** P* P P ƒ Outdoor temporary removable displays and sales for fairs, festivals and other special events held in outdoor spaces SUP SUP NP ƒ Outdoor vendor sales SUP NP NP ƒ Parking, surface P* P* A ƒ Sales from kiosks SUP SUP NP ƒ Any permitted use with a drive through facility SUP NP NP ƒ Alcohol sales SUP SUP NP 47.6 Development Standards Development in the Transition zoning district shall be exempt from the following standards: ƒ Section 39 – Screening, Ordinance 480 (with the exception of areas immediately adjacent to existing residential development) ** Model homes are limited to a time period until all the homes are sold in the neighborhood. DRAFT May 13, 2005 47-10 ƒ Section 42 – Bufferyards, Ordinance 480 (with the exception of areas immediately adjacent to existing residential development) ƒ Section 43 – Overlay Zones, Ordinance 480 The following standards are proposed for development in the Transition district. Most standards have a numerical range and few have a specific numerical value. Due to the inapplicability of one development standard across all transition districts and to encourage a diversity of development proposals, the developer shall propose appropriate standards where and when applicable at the time of development plan submittal (see subsection 47.8 for development plan submittal requirements in the TD). They are indicated as “Flexible” in the table below. Items noted as “Yes/Flexible” indicate that they are to be allowed/regulated, but standards are to be proposed by the developer. Standard Retail Area Retail Edge (T-1)/ Neighborhood Edge (T-2) Neighborhood 1.0 Street Design Standards (This standard applies only to new streets located in the Transition Zoning District) Street design standards proposed shall be based upon creating a safe and inviting walking environment through an interconnected network of roads with sidewalks, street trees, street furniture, and amenities. Cul- de-sacs shall be discouraged and residential streets may have a curb to curb dimension of 32 feet with parking on both sides of the street. In order to meet fire safety standards, the applicant should demonstrate that a clear conveyance width of 24 feet will be available on all streets (with the exception of alleyways that are not designated as fire lanes). All development in the Transition district shall be exempt from the curvilinear street requirements of Ordinance 483. Design speed <25 mph (except new collector streets) <25 mph (except new collectors) < 25 mph Street types allowed (incl. number of lanes) ƒ Parkways: 4-lane divided (with medians and turning lanes) ƒ Boulevards: 3-lane divided (with medians and turning lanes) ƒ Neighborhood Street: 2-lane undivided ƒ Parkways: 4-lane divided (with medians and turning lanes) ƒ Boulevards: 3-lane divided (with medians and turning lanes) ƒ Neighborhood Street: 2-lane undivided ƒ Boulevards: 2-lane divided (with medians and turning lanes) ƒ Neighborhood Street: 2-lane undivided Travel lane widths* Flexible Flexible Flexible *Curbside lanes may be wider only if they are designed to accommodate bicyclists as identified in the city’s current Pathways Plan. On-street Parking Parallel Angled (only if vehicles per day are projected to be less than 8,000) Yes Yes Yes Yes Yes Not permitted Parking lane width Parallel Angled 8 feet 18 feet 8 feet 18 feet 7 - 8 feet N/A Turning radii Flexible Flexible Flexible Alleys Yes/Flexible Yes/Flexible Yes/Flexible DRAFT May 13, 2005 47-11 Standard Retail Area Retail Edge (T-1)/ Neighborhood Edge (T-2) Neighborhood 2.0 Streetscape Standards Sidewalks/Trails/ Walkways 6 feet – 8 feet (6 feet minimum) 6 feet (minimum) 5 feet (minimum) When there is a conflict between the above standard and the city’s current Pathways Plan, the higher standard of the two shall prevail. Planter/Planting Strip Type Tree wells or continuous planters Tree wells or continuous planters Continuous planters Planter/Planting Strip Width 6 feet – 8 feet 6 feet – 8 feet 6 feet (minimum) Street Trees Required Yes/Flexible Yes/Flexible Yes/Flexible A street tree planting plan shall be required as a part of a landscape concept plan proposed by the developer, reviewed by the city’s Landscape Administrator and approved by City Council at the time of Development Plan submittal. The requirements for such a landscape concept plan are outlined in section 47.8 of this ordinance. 3.0 Open Space Standards Open Space Required/Flexible; squares and plazas may be appropriate Required/Flexible, squares and greens may be appropriate Flexible, greens and parks may be appropriate. Conservation easements and/or environmental preserves may also be permitted. *Overall open space allocations in the TD shall be a minimum of 15% of the gross area of the entire site included in the TD development plan and shall be distributed appropriately between the TD components. The location and design of appropriate open spaces shall be based on Section 47.7 (7) of this ordinance. Dedicated open spaces in the Transition district may get a credit up to a 100 percent for the park and open space dedication requirements in Ordinance 483 with approval by City Council. 4.0 Block and Lot Standards Block Type Regular (square or rectangular) Regular or irregular (square, rectangular, or curvilinear based on topography and vegetation) Regular or irregular (square, rectangular, or curvilinear based on topography and vegetation) Block Dimensions Between 500 feet – 800 feet Between 500 feet and 1000 feet <1,200 feet (unless limited by unique site conditions such as topography and vegetation) Lot Area Flexible Flexible Flexible Lot Width and Depth Flexible Flexible Flexible Maximum Lot Coverage Flexible Flexible Flexible Maximum Impervious Cover** Flexible Flexible Flexible **Although individual lots shall not have maximum impervious cover standards, the entire proposed development shall not exceed an impervious cover standard of 75%. 5.0 Building Standards Building Height 3 stories (maximum) 2 stories (maximum) 2 stories (maximum) Setbacks* Front Side 30 feet (max.) Flexible 25 feet (max) Flexible 20 feet (max) Flexible DRAFT May 13, 2005 47-12 Standard Retail Area Retail Edge (T-1)/ Neighborhood Edge (T-2) Neighborhood Rear Flexible Flexible Flexible *Minimum setback standards are to be proposed by the developer or determined by fire safety requirements. Accessory buildings Flexible Flexible Flexible Standards for accessory buildings and structures shall be provided by the developer. The standards shall result in accessory buildings being subordinate in size and scale to the principal building. Principal building orientation Buildings shall be oriented to the primary street or toward another focal point. See subsection 47.7 (2) & (3) of this ordinance for additional criteria. Building façade & architectural design standards The developer shall propose appropriate building façade and architectural design standards for all the TD components in the development with the application for zoning change/development plan. They shall be based on the criteria established in subsection 47.7 (4) & (5) of this ordinance. 6.0 Site Design Standards Off-street parking requirements The developer shall propose appropriate off-street parking standards for all uses in the TD. Section 35 shall be used as a guide to establish parking standards. Parking standards in the Transition zoning district are intended to be flexible due to the mixed use nature, shared parking opportunities, and availability of on-street parking. Off-Street Loading Section 36 applies N/A N/A Screening ƒ Trash/recycling receptacles ƒ Other utility equipment ƒ Loading spaces ƒ Surface parking areas Required/Flexible See subsection 47.7 (5) See subsection 47.7 (5) Required/Flexible Required/Flexible See subsection 47.7 (5) N/A Required/Flexible Flexible – generally recommended along the alleyways, if alleys are provided. See subsection 47.7 (5) N/A Required/Flexible Landscaping# ƒ Landscape buffer between surface parking and sidewalks/trails and streets ƒ Parking lot minimum interior landscaping Yes/Flexible Flexible Yes/Flexible Flexible Yes/Flexible Flexible # As a part the development plan application, the developer shall provide a landscape concept plan that identifies landscape themes and general design approach addressing street tree planting, streetscape treatments, any required screening, parking lot landscaping, and landscaping proposed in all the identified open space areas. Information provided at the development plan phase may be schematic and conceptual meeting the design intent of the proposed development. Detailed landscaping plans shall be required at the site plan stage for all non-residential development. Lightingψ ƒ Building entrances ƒ Parking areas, trails, and streets Required/Flexible Required /Flexible Required /Flexible Required /Flexible Flexible Required /Flexible ψ As a part of the development plan application, the developer shall propose lighting standards that includes street light standards and other amenities as a part of the streetscape treatment plan. The landscape concept plan may be combined with a concept plan for lighting. DRAFT May 13, 2005 47-13 47.7 Performance & Design Standards 1. General Layout Standards (a) A network of connected streets and walkways: Streets in the TD shall provide a variety of transportation routes and disperse traffic. Streets are to be designed to create a pleasant walking environment with on-street parking and streetscape treatments. Cul-de-sacs are discouraged unless natural features such as topography or stream corridors prohibit a street connection. Stub streets may be required where a street is likely to be extended in the future. (b) Blocks may be square, elongated or irregular. Block shape and size should respond to topography, existing vegetation, hydrology, and design intentions. Average blocks widths shall be in between 500 feet and 700 feet. Blocks are encouraged to vary in size and blocks that are significantly longer than 1,200 feet are encouraged to be bisected by a walking path. (c) Designated sites for civic, institutional, and religious buildings: Buildings such as schools, libraries, meeting halls, places of worship, and day care facilities should occupy prominent places in the TD and be planned in coordination with open spaces. (d) Many separate and human-scaled buildings: The lots and a variety of buildings should generate a cohesive pattern that allows streets to be civic places. Building heights vary, with two and two and one half story structures typical in the neighborhood and neighborhood edge/retail edge. Buildings shall help define the sidewalk. Driveway sizes and locations shall minimize the impact of the automobile on the public realm and thus enhance the pedestrian experience. 2. Building Orientation. Primary building facades for all non-residential and mixed use buildings shall be oriented to the primary street or shall be oriented toward a focal point such as a landscaped street, plaza, or similar formal open space. Primary buildings shall have a minimum of 50% of their building façade oriented along arterial, highway frontage, or collector streets and a minimum of 75% of their building façade oriented along other public or private streets (with the exception of alleyways) (see illustration below). DRAFT May 13, 2005 47-14 Typical Site Design and Building Orientation for Retail and Office Uses in the TD Typical Site Design and Building Orientation for Office and Residential Uses in the TD 3. Building Entrances. Primary facades contain the main entrance of any principal building. All principal buildings in the Transition zoning district located on a primary street serving the development shall also have doors, windows, and other architectural features facing the primary street. Corner buildings shall have at least one customer entrance facing each street or a corner entrance instead of two entrances. DRAFT May 13, 2005 47-15 4. Building Façade Standards. a. All development shall provide ground floor windows on the building façade facing and adjacent to a street (with the exception of alleys) or facing onto a park, plaza, or other public outdoor space. b. Darkly tinted windows and mirrored windows that block two-way visibility shall not be permitted to meet the ground floor window requirement. c. The first floor elevation of single-family residential structures shall be raised a minimum of 2 feet above the finished level of the public sidewalk/trail in front of the residential structures. 5. Architectural Design Standards. Architectural design shall be regulated, governed, and enforced through architectural design standards proposed by the developer in order to ensure compatibility of building types and to relate new buildings to the building traditions of the region. These standards shall be required to be submitted by the developer as a part of the development plan application for all development in the TD and shall be approved by the Planning and Zoning Commission and City Council at the time of approval of the Development Plan. Minor changes in architectural design standards may occur from time to time thereafter if approved by the Planning Director. Architectural design standards shall specify the materials and configurations permitted for walls, roofs, openings, street furniture, and other elements. They shall be based on traditional building precedents from the region. Established architectural standards should encourage the following: architectural compatibility among structures within the neighborhood; human scale design; pedestrian use of the residential neighborhood; relationship to the street, to surrounding buildings, and to adjoining land uses; and special architectural treatment of gateways/civic buildings. General architectural standards shall adhere to the following: a. All building frontages along streets (with the exception of alleys) shall break any flat, monolithic facades by including architectural elements such as bay windows, recessed entrances, or other articulations so as to provide pedestrian interest along the street level façade including discernible and architecturally appropriate features such as, but not limited to, cornices, bases, fenestration, fluted masonry, bays, recesses, arcades, display windows, unique entry areas, plazas, courts, or other treatments to create visual interest, community character, and promote a sense of pedestrian scale. b. All buildings in the TD shall be constructed with exterior building materials and finishes of a quality to convey an impression of permanence and durability. Materials such as, and including, masonry, stucco, stone, terra cotta, ceramic tiles, and similar durable architectural materials are allowed. c. Non-residential buildings and sites shall be organized to group the utilitarian functions away from the public view of any street (with the exception of alleys). Delivery and loading operations, HVAC equipment, trash compacting and collection, and other utility and service functions shall be incorporated DRAFT May 13, 2005 47-16 into the overall design of the buildings and landscaping. The visual and acoustic impacts of all mechanical, electrical, and communications equipments shall be out of view from adjacent properties and public streets, and screening materials and landscape screens shall be architecturally compatible with and similar to the building materials of the principal structures on the lot. The visual and acoustic aspects of roof-mounted equipment, vents, and chimneys shall be minimized by placing equipment behind parapets, within architectural screening, roof-top landscaping, or by using other aesthetically pleasing methods of screening approved by the City Council at the time of development approval. 6. Location and Design of Off-Street Parking. a. Section 35 may be used as a guide to establish the amount of parking required for uses proposed in the TD. b. Parking lots for non-residential uses shall be located at the side or rear of a building. If located adjacent to a street or a residential use, screening shall be provided. c. Parking lots may not be adjacent to a street intersection or square, or occupy lots that terminate a street vista. d. Shared parking facilities are encouraged for non-residential uses in the TD. e. Bicycle parking shall be provided for non-residential uses, especially for schools, parks, trails, and other recreational facilities. Bicycle parking may be shared between uses and should be centrally located, easily accessible, and visible from streets or parking lots. f. Off-street parking for non-residential and mixed uses located along public streets shall be limited to 25% or less of the block frontage along non arterial and collector streets and 50% or less on arterial, collector, and highway frontage streets (see corresponding building frontage requirement). 7. Open Space Standards. The provision of adequate and appropriate open space areas shall be integral to all development in the TD. The minimum requirement for open space in the TD is 15% of the area of the site proposed to be included in the zoning change/development plan application. The open space provided shall be appropriately designed and scaled in each of the TD components (see section 47.7 (3)). The following guidelines shall be used to evaluate the merits of proposed open spaces in the TD: • The extent to which environmental elements preserved are considered as “features” or “focal points” and integrated into the development, adding value to the development. • The extent to which emphasis has been placed on preservation of existing wooded areas, view sheds, water bodies, topography, and stream corridors in a natural and contiguous state. • The extent to which pedestrian connectivity in the form of sidewalks, natural walking paths along stream and creek corridors has been addressed. • The extent to which a range of open spaces have been provided from plazas and squares to playgrounds, parks and environmental preserves, appropriately organized within the respective TD component. Open spaces may be in the form DRAFT May 13, 2005 47-17 of pocket parks, children’s play areas, squares, linear greens, and conservation areas. Active sports fields and activities shall be limited to 10% of any parks located in the TD. In addition to the above, all development applications in the TD shall submit an open space management plan. Such a plan shall include: 1. Distribution of responsibility and guidelines for the maintenance and operation of the protected open space and any facilities located thereon, including provisions for ongoing maintenance and for long-term capital improvements. 2. An estimation of the costs and staffing requirements needed for maintenance and operation of, and insurance for, the protected open space and an outline showing the means by which such funding will be obtained or provided. 3. Provision for enforcement of the open space management plan. 4. Provision that in the event the party responsible for maintenance of the protected open space fails to maintain all or any portion in reasonable order and condition, the City of Southlake may assume responsibility for its maintenance and may enter the premises and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the owner, Homeowner’s Association, or to the individual property owners that make up the Homeowner’s Association, and may include administrative costs and penalties. Such costs may become a lien on all subdivision properties. 47.8 Applications and Development Review Process 1. Applications for Rezoning. An application requesting a rezoning to the TD shall be submitted with a Development Plan that meets subsection 47.8(2) and informational requirements for a Development Plan in the NR-PUD under Section 40 of this ordinance. The Planning & Zoning Commission shall make a recommendation on the rezoning request and the City Council may approve any such proposal, together with any conditions, requirements or limitations thereon which the Planning & Zoning Commission or City Council deems appropriate and is agreed to by the applicant. 2. Plan Review Process a. Overview of Review Process Development of land in the TD review process includes two steps, in addition to the subdivision process. The first step is the rezoning and development plan review phase. The second step is site plan review required by Planning Department for all non-residential and mixed use development sites. Residential development sites shall obtain a building permit after approval of final plat by the Planning & Zoning Commission. b. The Development Plan The Development Plan in the TD is intended to illustrate the general development pattern of the district consistent with the purpose and intent of the district. The DRAFT May 13, 2005 47-18 applicant shall submit a Development Plan for the entire property under consideration at the time of the rezoning application. A Development Plan in the TD is not intended to be a detailed proposal; rather, it shall illustrate general location of land uses, street layout, treatment of transition areas to adjacent uses and any other appropriate information required by decision makers. The Development Plan in the TD shall illustrate the general design direction of the site with dimensional guidelines that provide adequate information on the design intent, intensity, and phasing of the project. Requirements of the Development Plan in the TD- The applicant shall prepare a Development Plan demonstrating compliance with the District’s purpose and standards and the Southlake 2025 Plan for review by Planning Staff, Planning & Zoning Commission, and City Council. A Development Plan in the TD shall include the following: i. Map(s) that includes all the informational requirements for a zoning change/Development Plan in the NR-PUD district (as listed under Section 40), and meeting the standards of this section including: 1) delineation of TD district components proposed in the development 2) the layout of proposed blocks, streets, bikeways, and pedestrian paths; 3) the location and acreage of open space areas with an indication for each whether it will be privately owned, a common area for residents only or dedicated to public use; 4) the location, acreage, and percentages of retail, office, residential, civic, and open space uses ii. A report in the form of text, statistical information, tables, guidelines, and graphics shall be a part of the Development Plan, and shall include: 1) A statement indicating the purpose and intent of the project; 2) A description of the mix of land uses and the factors which ensure compatibility both within the development site, with adjacent land uses, and compliance with the recommendations of the Southlake 2025 Plan and other elements of the city’s Comprehensive Master Plan; 3) Statistical information including: 4) Gross acreage of the site, plus net acreage of the site excluding jurisdictional wetlands, regulatory floodplains, and slopes over 20%; 5) The amount of land devoted to open space, expressed in acres and as a percentage of the gross acreage of the site. 6) The amount of land devoted to retail, office, residential, and civic uses, expressed in acres and as a percentage of the gross acreage of the site. 7) A plan for pedestrian, bicycle, and vehicular circulation describing the general design capacity of the system as well as access points to the major thoroughfare system. In addition, a daily and peak hour trip generation and directional distribution report by use may be required; 8) Street design standards, with typical cross-sections and street classifications for the proposed development (or for each phase, if it is to be developed by phases) specifying minimum pavement width, right-of- DRAFT May 13, 2005 47-19 way width, presence of curbs, on-street parking, street trees, bikeways and sidewalks; 9) Development standards for the proposed development (or for each phase, if it is to be developed by phases) specifying specific standards for all the “flexible” elements by each TD component area in the form of a table; 10) Architectural design standards for the proposed development (or for each phase, if it is to be developed by phases) specifying materials and configurations permitted for walls, roofs, openings and other elements, renderings, and typical elevations; 11) A landscape concept plan that includes the design direction and general schematics for all proposed landscaping including all aspects of the public realm such as street trees, streetscape treatments, pavement details, front yards, and medians. The landscape concept plan shall include proposals for required parking lot landscaping, screening, design concepts for all open spaces, lighting, and any other information required by City Council; 12) An open space management plan as outlined in subsection 47.7 (7); 13) A schedule for the proposed development (or for each phase, if it is to be developed by phases), which schedule shall not be binding but shall be provided in order to show generally how the applicant will complete the project containing the following information: 14) The order of construction by section delineated on the Development Plan; 15) The proposed schedule for construction of improvements to open space areas; 16) The proposed schedule for the installation of required public or utilities improvements and the dedication of public rights-of-way, easements and properties. iii. Site Plan. Site Plans for individual, non-residential and mixed use buildings shall be submitted for review only after a development plan has been approved for that area incorporated by the site plan. Site Plans shall be approved by the City Council after a recommendation by the Planning & Zoning Commission and all site plans shall meet the site plan information requirements in Section 40. Building permits for residential lots shall be approved after Development Plan approval, Preliminary plat approval, and Final Plat approval and filing at the county clerk’s office. 3. Preliminary & Final Plat Approval a. Preliminary Plat Approval: An application for Preliminary Plat approval may be submitted only after Development Plan approval for development in the TD. A Preliminary Plat may be submitted for all of a planned development or for a section of development. The Preliminary Plat shall generally conform to the approved Development Plan. The applicant shall follow Article III, Section 3.02 DRAFT May 13, 2005 47-20 of Ordinance 483, the city’s Subdivision Regulations, for the Preliminary Plat Submittal Requirements. Simultaneous Submittals - Applications for a Preliminary Subdivision Plat approval may be submitted for review simultaneously with the Development Plan application. In such cases, any approval of the Preliminary Plat must be conditioned upon the approval of the Development Plan. If the approved Development Plan includes any additions or conditions by the decision-making authority, the Preliminary Plat undergoing simultaneous review must be amended to conform to the approved Development Plan. b. Final Plat Approval: An application for Final Plat approval shall be submitted only after a Preliminary Plat has been approved for development in the TD. A Final Plat may be submitted for all of a planned development or for a section of development. The Final Plat shall conform to the approved Preliminary Plat and Development Plan. The applicant shall follow Article III, Section 3.03 of Ordinance 483, the city’s Subdivision Regulations, for the Final Plat Submittal Requirements. 47.9 Variances The City Council may vary any of the specific standards in the TD after a recommendation by the Planning & Zoning Commission based on unique site conditions and development intent at the time of the zoning change/development plan application. However, the Board of Adjustment may grant variances to all specifically established TD standards for a particular development after approval of the zoning change and development plan by City Council. 47.10 Amendments to Approved Plans The Planning Director may approve minor changes to and deviations from officially approved plans with the applicant’s written justification of the nature of changes. Any significant changes to and deviations from approved plans shall be regarded as an amendment to that particular plan and shall be reviewed by staff and subject to Planning & Zoning Commission recommendation and City Council approval. The Planning Director shall make the determination as to whether a proposed change is minor or significant.