Item 7B - Presentation0%
CITY OF
SOUTHL,A
April 1, 2025
Case ZA25-0013, Ordinance No. 480-GGGGG,
Amending Ordinance No. 480, Section 47
Transition Zoning District (TZD)
PROPOSED AMENDMENTS
TZD -TRANSITION ZONING DISTRICT
TZD OVERVIEW TZD REVISION OPTIONS
Brief on history, purpose, uses and unique 6 Options for revision presented along with a 0 features, including a discussion on current TZD tentative schedule
properties.
CURRENT CHALLENGES
Discuss current challenges during recent case
4D deliberations.
8.2.2005 2025
L: ��
9.20.2005
(amended
2006)
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.
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
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.
TZD and ECZ are only districts that permit Single Family
detached residential, retail and office uses within same district
Maximum of 2DU/Acre* but permits Council approval of deviation
=10 based on contextual issues surrounding development
(*amended 2006)
No minimum land area required
=10 Gross density calculation methodology
Not governed by "Residential Adjacency Standards" as with RPUD
Nothing by right, all subject zoning approval and any
=No deviations granted, extensive design guidelines for public /
private spaces
T-1 — Greater Percentage of Commercial Use Area
Neighborhood
(Residential Uses)
Location of limited
corner commercial
Second0treet
Retail Edge
(Office Uses)
in
Retail Area
iv
0
00
T-2 — Greater Percentage of Residential Use Area
SOUTHLAKE
Single Family Detached Residential
Permitted Use with Retail & Office Within X X
Same District
NRPUD: 5 Acres
Minimum Land Area No Minimum 50 Contiguous Acres 1 Acre S-P-1: No Minimum
S-P-2: 2 Acres
Exempted from Corridor Exempted from Corridor Protected by Section 43, Part
Section 43, Part III, Residential
Residential Adjacency Standards Overlay & Residential Overlay & Residential III, Residential Adjacency Adjacency Standards
Adjacency Standards Adjacency Standards Standards
Dwelling Units /Acre
Maximum 2 DU / Gross Acre; No Maximum Maximum 1.8 DU /
Council discretion to exceed Gross Acre
r� rxr\rvxx�i�r x x
Density Calculation Gross Acreage Gross Acreage Gross Acreage N/A
Minimum Lot Dimension None Defined None Define None Defined N/A
N, N,
E_"
1_ Transition Zoning District (TZD)
Developments WD
LEGEND
SathiNk. City Limit Scale 1:54000
inch = 4500 feet
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I I
T I, (withSouth lake
Approved TZD
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Tom'
n�FTr i
9K
71
5,700 —
10,000 sf
Range of
minimum lot
sizes for
approved TZD
2.06
Average DU /
Gross Acre for
approved TZD
1.58 — 2.91
Range of DU /
Gross Acre for
approved TZD
9,239 —
12,580
Range of average
lot sizes for
approved TZD
Tealwood
6/5/2007
Mixed Use
5.15
10,001
10,340
15
2.91
5.15
NA
.62 (12%)
80' x 125'
Ridgeview (Original)
2/17/2009
Mixed Use
13.22
9,028
11,802
24
1.82
10.73
3lots; 2.49 acres;
2.04 (15.43%)
70' x 120' min.
25,807 SF of office
85 x 130' typ.
Watermere - South
8/21/2012
Medium Density Residential
33.72
7,425
10,829
71
2.1
33.72
NA
9.91 (29.3%)
65' x 1157 70' x 130'
Village
Ridgeview
(Amended)
12/4/2012
Mixed Use
13.22
9,028
11,625
31
2.35
13.22
NA
2.76 (20.88%)
85' x 135'
Southlake Glen
12/3/2013
Mixed Use
24.67
10,000
12,064
39
1.58
23.07
1.6 acres; 8,548 SF
g 68 (39%)
65' x 155' / 80' x 125'
commercial
Villas at Hidden
Mixed Use and Medium Density
Knolls (Ridgeview
II)
4/15/2014
Residential
19.53
9,766
11,728
38
1.95
19.53
NA
o
6.76 (34.6 /o)
80' x 130'
Metairie
5/1/2018
Mixed Use
29.3
10,008
12,580
56
1.91
29.3
NA
4.4 (15.1%)
75' x 145' / 90' x 150'
Willowtree
Medium Density Residential and
1.98 acres; 23,000
Villa Min. - 46' x 125'
Gardens
5/21/2024
Office Commercial (changed
9.6
5,706
9,239
20
2.08
7.62
SF of office
2.55 (26.56%)
Other Min. - 90' x 180'
portion to Office Commercial)
Mixed Use (changed portion
7.77 acres; 70,653
Brumlow East
9/3/2024
from Industrial)
32.8
6,600
10,424
53
1.62
25.03
SF of office and
11.05 (34%)
145' x 245' / 145' x 200'
office warehouse
Retail Commercial, Medium
Carroll Crossing
Denied
Density Residential, Office
15.13
10,000
10,588
25
1.65
11.43
3.72
2.1 (13.8%)
75' x 145' / 85' x 135'
Commercial
Forefront
Withdrawn
Mixed Use
10.13
5,500
8,000 (est.)
20
2
10.13
NA
6.34 (63%)
5,700 SF (avg. lot size)
2300 W. Continental
In Progress
Medium Density Residential
2.57
22,560
23,722
4
1.56
2.57
NA
NA
120' x 150'
RECENT DEVELOPMENT CONSIDERATIONS
Density
Calculation
Methodology
DU / Acre
Maximum
Lot Size Area /
Width
Open Space Credit
Lack of Adjacency
Regulations
♦ 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
AL 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 CREDIT
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.
IICITY OF
SOUTHLAKE
Approved (5-0) on March 6, 2025, recommended the following options:
♦ DENSITY & CALCULATION METHODOLOGY ♦ OPEN SPACE CREDIT
Consider:
Consider:
• Opt. 1 - No variance to the current max. 2 du/ac • Opt. 1 - Exclude detention areas not designed as a
aesthetic assive recreation amenity
• Opt. 2 - Density calculated on gross res. area only
• Opt. 2 - Areas in retention and detention ponds of
• Opt. 3 - Change res. density standard drainage easements in excess of 25% of open space
MINIMUM LOT DIMENSION / AREAS ADJACENCY STANDARDS
• Define minimum lot dimension and/or areas ♦ Consider:
allowed in TZD • Opt. 1 - Apply residential adjacency overlay regulations.
Consider: • Opt. 2 - Include adjacency standards unique to the TZD that
• Opt. 1 - Min. 60' width/ 100'depth address both residential and non-residential compatibility
• Opt. 2 - Min . 10,000 SF Lot Area standards to adjacent existing neighborhoods, such as lot
size, setbacks, buffering, and or screening.
9 OF
6UTHLAKE
OPEN SPACE CREDIT - following P & Z Recommendation:
♦ Exclude detention areas not designed as an aesthetic
passive recreation amenity
Open Space Credit
Excluded from Open Space Credit
\l!! E I I I f ."IM
CITY OF r�i
SOUTHLAKE
ADJACENCY STANDARDS - following P & Z Recommendation:
Include adjacency standards unique to the TZD
Retail Area" and "Retail Edge/Neighborhood Edge" adjacent to SF-20A, SF-20B, SF-30, SF1-A, SF-1B, SF-2, RE-5 RE-
7, R-PUD"
Minimum building setback of 40 feet for a one-story building, plus an additional 20 feet for each additional story.
F-1 bufferyard or solid evergreen vegetative screen 8-foot height maintained in perpetuity
Mechanical Equipment Screening
Trash Receptacles and Recycling Receptacles min. 50-feet from property, min. 8- masonry screen wall with opaque gate.
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40'Reai Yartl /p'EW<✓dgUe en.wa9eory r, �nry \ Pro e \ v —_
Residerttia! samaw I I r I Mon -Residential � E""`�
Property Property _ a C.— ... iai
— Property
0.es _. 100150' 200' Resitlential
Property
Sect. 43.10 - Res. Adjacency Overlay 4:1 Slope Setback XX, Proposed TZD Setback
i1Y Of
SOUTHLAKE
Section 47.10 - Amendments to Approved Plans or Regulations
Established in a Transition Zoning District
Ordinance
Add Section 47.10d. - Transition Zoning Districts adopted prior to effective
date of Ordinance No. 480-GGGGG, shall remain subject to the uses and
regulations of the specific ordinance for that Transition Zoning District,
unless specifically changed under the provision of this ordinance. x
SCHEDULE FOR CONSIDERATION
MARCH 69 2025 MARCH 119 2025 APRIL 1, 2025 APRIL 159 2025
PLANNING & ZONING SPIN MEETING WAS CITY COUNCIL CITY COUNCIL
COMMISSION PROVIDED HELD 1ST READING 2ND READING,
RECOMMENDATION PUBLIC HEARING
CITY OF
SOUTHLAK
Link to Staff Report
Link to Current TZD
71R,
44'
'45!A9iN e��'IN�� ���I �IIlrl —- •"" .,�G il°.E,,..,
Examples of Storm Water Detention Included in Open Space Area
ri:# _ .. -
--w
Examples Setback Comparison
sidE^tial PrnP
C., we
2Q•Herc�ht\ .. 1 $IvQ° fio�� the � — —
r I - ____ —W F1 F1
t
40 Roar Yard
4]'8udd�rgLne One-_ C• x Fwo-Stary Thrna Srbry
Residentialsernacx I Non -Residential
Property j I Property
Res asn>tal 50r 100' 200'
Property
ResidenW I
Property Line
J CO P .
Residential
Property
Th,—Story
T—St y
srory
fta' S,iiio��A
F�• Jw! Line
yp• Buid�n9
tin° commercial
P ro pe rty