Item 7B - Staff ReportSOUTHLAKE
PLANNING & DEVELOPMENT
SERVICES
MEMORANDUM
March 25,2025
To: Alison Ortowski, City Manager
From: Dennis Killough, AICP —Director of Planning & Development Services
Subject: ZA25-0013, Ordinance No. 480-GGGGG amendments to the City of
Southlake Zoning Ordinance No. 480, as amended, Section 47 -
Transition Zoning District (TZD)
Action
Requested: City Council consideration of the 1st reading of proposed Ordinance No.
480-GGGGG.
Background
Information: As Southlake develops, the City periodically reviews its regulations to
ensure they align with the City's development priorities. The TZD is a
district of regulations originally established in 2005 to encourage well -
designed residential neighborhood developments while allowing flexibility
for mixed -use projects that blend housing, retail, offices, and civic spaces.
The purpose of this request is to review the ordinance and consider
amendments to ensure it continues to serve its intended purpose and that
it aligns with the community's long-term vision. Since its original creation
on August 2, 2005, the TZD district has undergone four amendments.
The discussion surrounding the most recent requests for TZD zoning
changes have focused on density, density calculation methods, lot area
and width, open space and adjacency standards. The amendments being
proposed provide options to address these areas.
The TZD areas are shown in green on the map below. Regardless of any
changes that are adopted to the ordinance, current property owners within
the TZD areas will remain under their existing zoning regulations that were
adopted under their zoning approval and can continue to use and improve
their property under those regulations. However, the amendments being
proposed and ultimately adopted may affect a property owner's ability to
make future changes to the TZD zoning district uses and regulations on
their property.
ZA25-0013, Ord. 480-GGGGG Page 1
EXISTING TZD ZONING DISTRICTS
® Transition Zoning District (TZD)
Developments Il
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ZA25-0013, Ord. 480-GGGGG Page 2
Citizen Input/
Board Review: This item was presented to the Planning and Zoning Commission and a
public hearing was held Thursday, March 6, 2025.
This item was presented to the Southlake Program for the Involvement of
Neighborhoods (SPIN) on Tuesday, March 11, 2025.
This item is scheduled to be presented to the City Council for 1st reading
on Tuesday, April 1, 2025 at 5:30 PM and 2nd reading and public hearing
on Tuesday, April 15, 2025 at 5:30 PM.
P & Z ACTION: March 6, 2025; Approved (5-0) recommending the following:
- under 47.4.d.4, Transition District Component Requirements Option
2 - Density shall be calculated on the gross area defining the residential
"neighborhood" boundary including "neighborhood" open space area.
- under 47.6, Development Standards Option 2 - Add regulations specific
to TZD where a TZD is directly adjacent to an existing single family
residentially zoned property and neighborhoods, that address non-
residential setbacks, buffering, and screening.
- under Table 47-26, Option 2 — add a minimum lot area of 10,000 SF
- under 47.7 Performance and Design Standards
h. Open Space Standard - Option 1 Add: Detention areas shall be
excluded from the open space area credit unless designed as an aesthetic
passive recreation amenity to the neighborhood.
CITY COUNCIL
ACTION:
Attachments: (A) Pages with Redline Changes
(B) Ord. No. 480-GGGGG
Section 47 — Transition Zoning District (TZD)
Presentation
Staff Contact: Dennis Killough (817) 748-8072
Jenny Crosby (817) 748-8195
ZA25-0013, Ord. 480-GGGGG Page 3
Attachment A
ZA25-0013, Ord. 480-GGGGG
TZD - Amendment Proposals
red I i n e/s+r;'t;
47.4 Section 47.4.d Transition Zoning District Component Requirements
4. Uses in the neighborhood shall be to the density and scale that is appropriate based on
the context and character of the proposed district. Residential density in the Transition Zoning
District shall not exceed two (2) dwelling units per gross acre add or change to
Option 1
and shall not be varied or modified under the "Modification" provision of Section 47.9.
Option 2
Density shall be calculated on the gross area defining the residential "neighborhood"
boundary including "neighborhood" open space area. (The Planning and Zoning
Commission recommended Option 2.)
Option 3
Raise, lower or leave density as is.
Section 47.6 Development Standards
Option
a.3. Section 43.3 — Corridor Overlay Zones, Ordinance 480; (This would leave residential
adjacency standards of Section 43.10 in effect where a non-residential use in a TZD is within
400 feet of defined single family residential areas).
Option 2
Add regulations specific to TZD where a non-residential TZD is directly adjacent to an
existing single family residentially zoned property, setbacks, buffering, and or screening.
(The Planning and Zoning Commission recommended Option 2.)
Proposed residential adjacency options following the P & Z recommendation specific to
TZD include the following:
Option 2a. — Add to Table 47.2 under "Retail Area" and "Retail Edge/Neighborhood Edge"
"Where adjacent to any lot or tract of land with single family residential zoning
of SF-20A, SF-20B, SF-30, SF1-A, SF-1B, SF-2, RE-5 RE-7, R-PUD":
Option 2a1 — A minimum building setback from adjacent residential property
shall be setback a minimum of 40 feet for a one story building, plus an
additional 20 feet for each additional story.
Option 2a2 — A minimum F-1 bufferyard per Section 42 of the Zoning
Ordinance No. 480, as amended, or solid evergreen vegetative screen of a
height of 8 feet or greater shall be provided and maintained in perpetuity.
Option 2a3 - 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.
ZA25-0013, Ord. 480-GGGGG Attachment A
Page 1
Rooftop mechanical equipment and / or other rooftop appurtenance screening
shall be accomplished by either the construction of 1) the roof systems
described in subparagraph (2) 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. All rooftop mechanicals or architectural
features described herein shall be shown on the required building elevations
at the time of site plan approval.
Option 2a4 - 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.
Table 47-2 Add minimum lot criteria
Option 1
Min. 60' width/ 100'depth
Option 2
10,000 SF Lot Area (The Planning and Zoning Commission recommended Option 2.)
Section 47.7 Performance and Design Standards
h. Open Space Standard
Option 1
Add: Detention areas shall be excluded from the open space area credit unless designed
as an aesthetic passive recreation amenity to the neighborhood. (The Planning and Zoning
Commission recommended Option 1.)
Option 2
Add: Areas in retention and detention ponds of drainage easements in excess of 25% of
area shall be excluded from the total open space area (similar language under PUD
zoning).
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.
ZA25-0013, Ord. 480-GGGGG
Attachment A
Page 1
ORDINANCE NO. 480-GGGGG
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE,
TEXAS; SECTION 47 — TRANSITION ZONING DISTRICT (TZD);
PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR
A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN PAMPHLET FORM;
PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule city acting under its charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Local Government Code; and
WHEREAS, the city has adopted Ordinance No. 480, as amended, as the
Comprehensive Zoning Ordinance for the city; and
WHEREAS, the city council has determined that it is appropriate and in the best
interest of the city to promote the public health, safety, and general welfare of its residents
by amending Ordinance No. 480 as provided herein; and
WHEREAS, the Planning and Zoning Commission and City Council have given
published notice and held public hearings with respect to the amendment of the zoning
ordinance as required by law.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
ZA25-0013, 480-GGGGG Attachment B
SECTION 1
Ordinance 480, as amended, the City of Southlake's Comprehensive Zoning
Ordinance Section 47, is hereby amended to read as follows:
Section(s) text to be added following approval.
SECTION 2
This ordinance shall be cumulative of all provisions of ordinances of the City of
Southlake, Texas, except where the provisions of this ordinance are in direct conflict with the
provisions of such ordinances, in which event the conflicting provisions of such ordinances
are hereby repealed.
SECTION 3
It is hereby declared to be the intention of the City Council that the phrases, clauses,
sentences, paragraphs and sections of this ordinance are severable, and if any phrase,
clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional
by the valid judgment or decree of any court of competent jurisdiction, such
unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted by
the City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
SECTION 4
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall
be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that
a violation is permitted to exist shall constitute a separate offense.
SECTION 5
ZA25-0013, Ord. 480-GGGGG Attachment B
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning yard regulations which have accrued at the time of the effective date of this
ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal,
whether pending in court or not, under such ordinances, same shall not be affected by this
ordinance but may be prosecuted until final disposition by the courts.
SECTION 6
The City Secretary of the City of Southlake is hereby authorized to publish this
ordinance in book or pamphlet form for general distribution among the public, and the
operative provisions of this ordinance as so published shall be admissible in evidence in all
courts without further proof than the production thereof.
SECTION 7
The City Secretary of the City of Southlake is hereby directed to post the proposed
ordinance in its entirety on the City website together with a notice setting out the time and
place for a public hearing thereon at least ten (10) days before the second reading of this
ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture
for any violation of any of its provisions, then the City Secretary shall additionally publish
this ordinance in the official City newspaper one time within ten (10) days after passage of
this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 8
This ordinance shall be in full force and effect from and after its passage and
publication as required by law, and it is so ordained.
ZA25-0013, Ord. 480-GGGGG Attachment B
PASSED AND APPROVED on the 1st reading on the 1st day of April 2025.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading on the 15t" day of April 2025.
1/Gv •C
ATTEST:
CITY SECRETARY
/_1»:Zo]T/21O7_1<211i119A V►TA I_10119112WWII II vs
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
ZA25-0013, Ord. 480-GGGGG Attachment B