Item 9 - PresentationCase ZA25-0013, Ordinance No. 480-GGGGG,
Amending Ordinance No. 480, Section 47
Transition Zoning District (TZD)
March 6, 2025 – Item 9
DISCUSSION
Where can the TZD be improved
to enhance guidance through the
entitlement process?
TZD OVERVIEW
Brief on history, purpose, uses and unique
features, including a discussion on current TZD
properties.
CURRENT CHALLENGES
Identify current challenges identified during
recent case deliberations.
EVALUATE TZD REVISION OPTIONS
Options for revision presented along with a
tentative schedule
The TZD is guided by the underlying primary Land Use Designation (LUD) according to the adopted Land Use
Plan and was originated by the optional T-1 & T-2 Transition LUD’s adopted with the 2025 Optional Land Use
Plan. These two optional categories were removed from the consolidated 2030 Optional Land Use Plan.
Ordinance No. 480, Southlake Zoning Ordinance, was revised to include the Transition Zoning District in
conformance with the Southlake 2025 Optional Land Use Plan recommendations and design criteria.
•Intended to allow mixed use development having a mixture of complementary land uses that may include
housing, retail, offices, commercial services, and civic uses to create economic vitality.
8.2.2005
9.20.2005
(amended
2006)
2025 LUP
TZD
Provided framework for design and desired elements for
future zoning category
Allowed for desired flexibility not previously provided under
RPUD: Mix of commercial & SF residential
Maximum of 2DU/Acre* but permits Council approval of deviation
based on contextual issues surrounding development
(*amended 2006)
No minimum land area required
Gross density calculation methodology
Not governed by “Residential Adjacency Standards” as with RPUD
TZD and ECZ are only districts that permit Single Family
detached residential, retail and office uses within same district
Nothing by right, all subject zoning approval and any
deviations granted, extensive design guidelines for public /
private spaces
ZONING CATEGORY
FEATURES ZD ECZ RPUD
TZD Schematic
T-1 – Greater Percentage of Commercial Use Area T-2 – Greater Percentage of Residential Use Area
ZONING CATEGORY
FEATURES TZD ECZ RPUD NRPUD
S-P-1 & S-P-2
TRANSITION ZONING DISTRICT OVERVIEW
❖None of approved TZD could have been
approved under other zoning
categories
❖Majority of existing TZD have only
residential uses
TRANSITION ZONING DISTRICT OVERVIEW
Development Approval
Date Land Use Designation Gross
Acreage
Minimum
Lot Size
Avg. Lot Size
by Square Feet
No. of Residential
Lots
Dwelling Units/
Gross Acre
Residential Area
(Gross Acres)Non-residential Area Open Space in
Acres (% of gross)
Tealwood 6/5/2007 Mixed Use 5.15 10,001 10,340 15 2.91 5.15 NA .62 (12%)
Ridgeview (Original)2/17/2009 Mixed Use 13.22 9,028 11,802 24 1.82 10.73 3 lots; 2.49 acres;
25,807 SF of office 2.04 (15.43%)
Watermere – South
Village 8/21/2012 Medium Density Residential 33.72 7,425 10,829 71 2.1 33.72 NA 9.91 (29.3%)
Ridgeview (Amended)12/4/2012 Mixed Use 13.22 9,028 11,625 31 2.35 13.22 NA 2.76 (20.88%)
Southlake Glen 12/3/2013 Mixed Use 24.67 10,000 12,064 39 1.58 23.07 1.6 acres; 8,548 SF
commercial 9.68 (39%)
Villas at Hidden Knolls
(Ridgeview II)4/15/2014 Mixed Use and Medium Density
Residential 19.53 9,766 11,728 38 1.95 19.53 NA 6.76 (34.6%)
Metairie 5/1/2018 Mixed Use 29.3 10,008 12,580 56 1.91 29.3 NA 4.4 (15.1%)
Willowtree Gardens 5/21/2024
Medium Density Residential and
Office Commercial (changed portion
to Office Commercial)
9.6 5,706 9,239 20 2.08 7.62 1.98 acres; 23,000 SF
of office 2.55 (26.56%)
Brumlow East 9/3/2024 Mixed Use (changed portion from
Industrial)32.8 6,600 10,424 53 1.62 25.03
7.77 acres; 70,653 SF
of office and office
warehouse
11.05 (34%)
Carroll Crossing Denied Retail Commercial, Medium Density
Residential, Office Commercial 15.13 10,000 10,588 25 1.65 11.43 3.72 2.1 (13.8%)
Forefront Withdrawn Mixed Use 10.13 5,500 8,000 (est.) 20 2 10.13 NA 6.34 (63%)
2300 W. Continental In Progress Medium Density Residential 2.57 18,104 18,992 5 1.94 2.57 NA NA
RECENT DEVELOPMENT CONSIDERATIONS
Density
Calculation
Methodology
Lack of
Adjacency
Regulations
Lot Size
Area / Width
DU / Acre
Maximum
OPTIONS FOR TZD REVISIONS
B
B
OPTION
DENSITY & CALCULATION METHODOLOGY
Consider:
•Opt. 1 - No variance to the current max. 2 du/ac
•Opt. 2 - Density calculated on gross res. area only
•Opt. 3 – Change res. Density standard
MINIMUM LOT DIMENSION / AREAS
•Define minimum lot dimension and/or areas
allowed in TZD
•Consider:
•Opt. 1 - Min. 60’ width/100’depth
•Opt. 2 - Min . 10,000 SF Lot Area
OPEN SPACE
Consider:
•Opt. 1 - Exclude detention areas not designed an
aesthetic passive recreation amenity
•Opt. 2 - Areas in retention and detention ponds of
drainage easements in excess of 25% of open space
ADJACENCY STANDARDS
Consider:
•Opt. 1 - Apply residential adjacency overlay regulations.
•Opt. 2 - Include adjacency standards unique to the TZD that
address both residential and non-residential compatibility
standards to adjacent existing neighborhoods, such as lot
size, setbacks, buffering, and or screening.
SCHEDULE FOR CONSIDERATION
MARCH 6, 2025
PLANNING & ZONING
COMMISSION
MARCH 11, 2025
SPIN MEETING
APRIL 1, 2025
CITY COUNCIL
1ST READING
APRIL 15, 2025
CITY COUNCIL
2ND READING,
PUBLIC HEARING
DISCUSSION & QUESTIONS