Item 6C - Current TZD Section 47SECTION 47
TRANSITION ZONING DISTRICT (TZD)
(As amended by Ordinance No. 480-131313)
(As amended by Ordinance No. 480-000)
(As amended by Ordinance No. 480-UUU)
(As amended by Ordinance No. 480-VVV)
(As amended by Ordinance No. 480-FFFF)
47.1 Relationship to the Comprehensive Master Plan
a. The Transition Zoning District (TZD) is established to implement the following
goals of the Southlake 2025 Plan — Phase 1:
The promotion of 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; and,
2. The fostering of attractive and well designed residential developments to
meet the needs of a diverse and vibrant community.
b. The TZD implements the following goal of the Southlake 2025 Plan — Phase II:
The creation of 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 property used or zoned for non-
residential uses or arterial roadways and are also adjacent to existing residential
neighborhoods.
47.2 Purpose and Intent
The purpose and intent of the TZD is to implement the Transition land use category
guidelines for the Transition 1 and Transition 2 land use categories established in the
Southlake 2025 Plan. The Transition Zoning District is intended to:
a. allow a mixture of complimentary land uses that may include housing, retail,
offices, commercial services, and civic uses to create economic vitality;
b. develop commercial and mixed -use areas that are safe, comfortable and
attractive to pedestrians and protect significant environmentally sensitive areas;
C. provide flexibility in the siting and design of new developments and
redevelopment to anticipate changes in the marketplace while establishing
human -scaled residential and non-residential buildings;
d. reinforce streets as public places that encourage pedestrian and bicycle travel;
e. provide roadway and pedestrian connections to residential areas;
provide transitions between high traffic streets and neighborhoods;
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g. encourage efficient uses of land by facilitating compact development and
minimizing the amount of land that is needed for surface parking;
h. provide appropriate locations and design standards for automobile- and truck -
dependent uses; and
maintain mobility along traffic corridors and state highways.
47.3 Definitions
The following definitions shall apply to uses and category of uses listed in the TZD
schedule of uses and to other terms used in Section 47 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 feet in width, parallel to each side of 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 offices for 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.
Civic Uses
These are uses that are related to non-profit organizations dedicated to arts, culture,
education, and government functions.
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.
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Consolidated Future Land Use Plan
The Consolidated Future Land Use Plan is a component element of the Southlake 2025
Plan, the city's Comprehensive Master Plan. The Consolidated Future Land Use Plan,
as amended, serves as the community's blueprint for future development by providing
guidelines for the appropriate location, concentration, and intensity of future
development by land use categories.
Continuous Planters
Continuous planters are tree wells between the vehicle lane/parking lane and the
sidewalk. These planters run parallel along the sidewalk with a few breaks for
pedestrian access from the parking lane to the sidewalk. The planters may be used for
street trees and other landscaping including shrubs and ground cover to soften the edge
of the pavement.
SidewalklTrail
Parking Lane/ Continuous
Vehicle Lane Planters
Examples of continuous planters
Court
A court is an unoccupied space, open to the sky, 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.
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.
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Image of typical courts
Environmental Preserve
An environmental preserve is natural open space reserved for land that is under
permanent conservation. It consists 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.
Environmental preserves may also be in conservation easements.
Typical environmental preserves along creeks and flood plains
Facade
Fagade(s) is the front of the building facing or oriented toward a 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.
Green
A green is an open space available for unstructured recreation. A green may be defined
by landscaping rather than buildings. Its landscape consists of land and trees in a
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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.
Landscape Concept Plan
A landscape concept plan is a series of drawings that includes design direction and
general schematics for all proposed public and private landscaping. Drawings do not
have to detail every element but provide images that convey the important landscape
design themes.
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 Development
Mixed use development is any development that proposes either mixed -use buildings or
mixed -use land uses in the same development of one or multiple buildings.
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.
Mobility and Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan is a component of the Southlake 2025 Plan,
the city's Comprehensive Master Plan. The Mobility and Master Thoroughfare Plan, as
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amended, serves as the community's blueprint for the city's future transportation network
based on the future land use allocation and intensity.
Neighborhood
A neighborhood is a component sub -district of a Transition Zoning District with
predominantly residential uses and open spaces. A neighborhood may also contain
small -scaled civic uses at prominent locations.
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
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
Pathways Plan
The Pathways Plan is the city's Master Trail System Plan, an element of the city's most
recent Comprehensive Plan, as adopted by the City Council.
Personal Services
This is a category for limited personal service establishments which 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
pavement with trees being optional. Plazas are to be located in the Retail Area or the
Retail Edge/Neighborhood Edge and shall be under a 114 acre in size. Plazas can be
wider sidewalks or extensions of sidewalks for the purpose of providing outdoor seating
for restaurants and cafes.
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Image of a typical plaza.
Primary or Principal Building
The primary building on a lot is also known as the principal building and is the largest
building on any lot that has more than one building.
Primary Entrance
The primary entrance is the main or principal 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.
Primary Street
A primary street(s) is a street that provides the main point(s) of access from an arterial or
collector roadway to the Transition Zoning District's interior street network.
Public or Civic Buildings
Public or civic buildings are buildings used
including public administration (executive
centers, and public safety functions.
for active government or related functions,
and judicial), courts, libraries, community
Public Realm
The public realm is the area from building facade to building fagade. This includes the
street, any landscaping strips, pedestrian amenities, parks, common yards, etc.
Residential Loft
Residential loft is typically a residential unit designed to commercial standards (with high
ceilings, open plans, and large windows) located above street level commercial space.
Retail Area
The Retail Area is a component sub -district of a Transition Zoning District with
predominantly non-residential (retail and office) uses and open spaces (squares and
plazas). Limited residential uses may be appropriate in mixed use buildings.
Retail Edge/Neighborhood Edge
The Retail Edge/Neighborhood Edge is a component sub -district of a Transition Zoning
District with predominantly office, residential uses, open spaces, and limited retail uses.
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.
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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 of '/2 to 2 acres, 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.
-r.rrar �W+�v
I Fr_:�:_
Examples of typical squares
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.
Southlake 2025 Plan
The City of Southlake Comprehensive Master Plan, as amended, consisting of multiple
elements, as adopted by the City Council.
Street Tree
A street tree is a tree or group of trees that line the edge of a street or roadway and
includes trees inside and outside the street right-of-way.
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Streetscape Treatments
Streetscape treatments include all improvements in a right-of-way and adjacent to it that
create an attractive and safe pedestrian environment. Treatments shall include street
trees, street light standards, street furniture, 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.
Street Typology
Street typologies are overlay designations to the functional classification of the city's
roadway network as established in the City's most current Mobility and Master
Thoroughfare Plan. Street typologies augment the functional classification system by
appropriately linking functionality with other elements such as streetscape design,
landscaping, pedestrian mobility, intersection treatments, building design, and adjacent
land uses.
47.4 Transition Zoning District Component Requirements
a. Generally. A Transition Zoning District shall consist of a minimum of two of the
three following distinct components: a Retail Area, a Retail Edge/Neighborhood
Edge, and a Neighborhood (see examples of TZD schematic layouts) together
with open space. The components may vary based on whether the subject site
is in a Transition 1 or Transition 2 land use category. Land uses in the district
shall be established based upon the overall character and design of the district.
All Transition Zoning Districts shall contain open spaces scaled and designed to
preserve existing wooded areas, stream corridors and views, and invite passive
recreational activities.
b. Retail Area. The retail area (RA) shall be the primary location of retail and offices
for business, professional and technical uses in the Transition Zoning District and
is appropriate for properties designated as Transition 1 in the Consolidated
Future Land Use 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 in Section 4 of that Plan, as amended and the
overall character and design of the proposed district.
C. 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 Consolidated Future Land Use Plan. The location, size, and mix of uses 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 in Section 4 of that
Plan. The Retail Edge/Neighborhood Edge may contain a mix of retail, office,
and residential uses as approved by City Council based upon the overall
character of the proposed district. However, it shall mainly consist of office and
residential uses with neighborhood -scale corner retail uses limited to street
intersections in the Retail Edge/Neighborhood Edge.
d. Neighborhood. The neighborhood component is appropriate in areas designated
as either Transition 1 or Transition 2 in the Consolidated Future Land Use Plan.
The location of the neighborhood shall be determined based upon the overall
character and design of the proposed district and the following criteria:
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1. The neighborhood component is to be located between the proposed
office and existing residential neighborhoods. These uses are intended to
provide a lower intensity transition between existing neighborhoods and
non-residential uses.
2. The neighborhood should be well integrated with proposed open space
and other civic uses to create a sense of place.
3. The neighborhood should also be integrated with proposed commercial
uses in a manner that provides internal automobile and pedestrian access
to convenience commercial uses.
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. (As amended by Ordinance 480-000)
e. Open Space. The open space component shall be integrated into the overall
design of the Transition Zoning District.
1. The type, scale, location, and design of the open space component shall
depend on the context and location of the other components of the
Transition Zoning District.
2. Squares and plazas may serve as open spaces and are appropriate in
the Retail Area and Retail/Neighborhood Edge components. Parks,
greens, and environmental preserves are appropriate in any component.
3. The open space component shall generally meet the Scale and Context
Criteria for Open Space in the Transition 1 or Transition 2 land use
category, depending upon the district within which it is located, as set
forth in the Consolidated Future Land Use Plan, Section 4.
Legend
Transition District Example
As Applied on a T-1 Land Use Designation
Note: The above schematics are
components. They should only be
Zoning Districts.
Reteil Area
Retail Edge.
Neighborhood Edge
Neighborhood
Comer Retail lorallon
n the Retail Edge
Relaty location of
open space areas
Transition District Example
As Applied on a T-2 Land Use Designation
just examples of the application of the TZD
used as guides in designing appropriate Transition
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47.5 Schedule of Uses
a. Uses within the TZD shall be in accordance with the following schedule of uses.
P = Permitted (All Development Standards in Section 47 apply)
P* = Permitted only where identified and based on specific criteria in the TZD
Development Plan approved by City Council.
NP = Not Permitted
SUP = Permitted with a Specific Use Permit (Standards in Section 45 shall apply
in addition to Section 47)
A = Permitted as an accessory use (Standards in Section 34 shall apply
unless the applicant proposes alternative standards for accessory uses
and structures subject to City Council approval.)
RA = Retail Area
RE = Retail Edge (T-1)
NE = Neighborhood Edge (T-2)
N = Neighborhood
TABLE 47-1
Use Status
LAND USE CATEGORY
RA
RE (T-1) /
N
NE T-2
Commercial Uses (Office, Retail, and Service
Uses
■ Retail Sales or Service with no drive through
P
P*
NP
facility.
Excluded from this category are retail sales and
services establishments geared towards the
automobile, including gasoline service stations.
■ Finance, Insurance, and Real Estate
P
P
NP
establishments including banks, credit unions,
real estate, and property management services,
with no drive through facility
■ Offices for business, professional, and technical
P
P
NP
uses such as accountants, architects, lawyers,
doctors, etc.
■ Food Service Uses such as full -service
P
P*
NP
restaurants, cafeterias, and snack bars with no
drive through facilities and no alcohol sales
Arts, Entertainment, and Recreation Uses
■ Fitness, recreational sports, gym, or athletic club
P
P*
NP
■ Parks, greens, plazas, squares, environmental
P
P
P
reserves, and playgrounds
Educational, Public Administration, Health Care
and Other Institutional Uses
■ Business associations and professional
P
P
NP
membership organizations
■ Child day care and preschools
P
P
NP
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TABLE 47-1
Use Status
LAND USE CATEGORY
RA
RE (T-1) /
NE T-2
N
■ Schools, libraries, and community halls
P
P
P*
■ Civic uses
P
P
P*
■ Social and fraternal organizations
P
P
NP
■ Public Safety facilities
P
P*
NP
■ Religious institutions
P
P*
P*
Residential Uses (As amended by Ordinance 480-
000
■ Home Occupations
N/A
A
A
■ Live/Work units
P*
P*
SUP
■ Residential Lofts
P*
P*
NP
■ Single-family residential detached dwelling unit
NP
P
P
Other Uses (As amended by Ordinance 480-VVV)
■ Alcohol sales
P
P
NP
■ Accessory Buildings*
SUP
SUP
P
* Refer to regulations in Section 45.16
b. The percentages allocated to each land use as recommended in the paragraph
entitled "Land Use Mix", as set forth in the T-1 and the T-2 Transition land use
categories in the Consolidated Future Land Use Plan, are guidelines for the
applicant and the City to determine the appropriate percentage of acreage
devoted to each land use. The City Council may vary percentages within the
limits indicated based upon site specific conditions in the ordinance establishing
the district.
C. Any use not specifically listed in Table 47-1 is prohibited.
47.6 Development Standards
a. Development in the Transition Zoning District shall be subject to all the provisions
of the Comprehensive Zoning Ordinance, as amended, with the exception of the
following standards:
Section 39 — Screening and Fencing, Ordinance 480 (with the exception
of all lots immediately adjacent to existing residential development);
2. Section 42 — Bufferyards, Ordinance 480 (with the exception of all lots
immediately adjacent to existing residential development);
3. Section 43 — Overlay Zones, Ordinance 480;
4. Section 35 — Parking Requirements, Ordinance 480;
5. The following sections of the Subdivision Ordinance, Ordinance No. 483,
as amended: Section 5.02 Right -of -Way Requirements; Section 5.03 A,
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B, I, and J; 5.06 A & B; and Article VII (with approval from the Park Board
and City Council only).
b. Uses and regulations of Section 34 — Accessory Uses shall apply unless other
standards are proposed by the applicant and approved by City Council.
C. The following standards shall apply to development in the Transition Zoning
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 Zoning Districts and to encourage a diversity of development
proposals, the applicant shall propose, subject to Council approval, the standards
indicated as "Flexible" or "Yes/Flexible" on the following table for the proposed
development at the time of development plan application submittal (see
subsection 47.8 for development plan submittal requirements in the TZD).
TABLE 47-2
Standard Retail Area Retail Edge (T-1)/ Neighborhood
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 are prohibited and residential streets may have a pavement width of 32
feet with parking on both sides of the street. To meet fire safety standards, the applicant shall
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). The right-of-way widths for streets in
the TZD shall depend on the street typology and streetscape standards proposed and approved in
the ordinance creating the district. The minimum right-of-way (R-O-W) width shall be 50 feet for all
streets and 20 feet for alleys.
Design speed
Street typologies
allowed
Travel lane widths*
<_25 mph (except
new collector
streets)
■ Boulevards: 4-lane
divided)
■ Avenues: 3-lane
divided
■ Main streets and
Residential streets:
2-lane undivided
■ Alleys
Flexible
<_25 mph (except
new collectors)
■ Boulevards: 4-lane
divided
■ Avenues: 3-lane
divided
• Residential streets:
2-lane undivided
■ Alleys
Flexible
< 25 mph
■ Avenues: 2-lane
divided
• Residential streets:
2-lane undivided
■ Alleys
Flexible
"Curbside lanes may be wider only if they are designed to accommodate bicyclists as identified by
the city's current Pathways Plan.
On -street Parking
Parallel Yes Yes Yes
Angled (only if Yes Yes Not permitted
vehicles per day
are projected to
be less than
8,000)
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TABLE 47-2
Standard
Retail Area
Retail Edge (T-1)/
Neighborhood
Neighborhood
Ede T-2
Parking lane width
Parallel
8 feet
8 feet
7 - 8 feet
Angled
18 feet
18 feet
N/A
Turning radii
Flexible
Flexible
Flexible
Alleys'
Yes/Flexible
Yes/Flexible
Yes/Flexible
2.0 Streetscape Standards
Sidewalks/Trails/
6 feet — 10 feet
6 feet (minimum)
5 feet (minimum)
Walkways
When there is a conflict between the foregoing standard and the city's current Pathways Plan, the
foregoing standard shall prevail.
Planter/Planting Strip
Tree wells or
Tree wells or
Continuous
Type
continuous planters
continuous planters
planters
Planter/Planting Strip
6 feet — 8 feet
6 feet — 8 feet
6 feet (minimum)
Width
Street Trees
Yes/Flexible
Yes/Flexible
Yes/Flexible
Required
The applicant shall submit a proposed street tree planting plan as a part of the Landscape Concept
Plan, which shall be reviewed by the city's Landscape Administrator and must be approved by City
Council at the time of Development Plan and zoning change. 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;
Required/Flexible,
Flexible, greens
squares and plazas
squares and greens
and parks may be
may be appropriate
may be appropriate
appropriate.
Conservation
easements and/or
environmental
preserves may
also be permitted.
*Overall open space allocations in the TZD shall be a minimum of 15% of the gross area of the entire
site included in the TZD development plan and shall be distributed appropriately between the TZD
components. The location and design of appropriate open spaces shall be based on Section 47.7 of
this ordinance. Dedicated open spaces in the TZD may, with Park Board and City Council grant of a
variance, be applied as a credit up to 100 percent of the park and open space dedication
requirements in Ordinance 483.
4.0 Block and Lot Standards
Block Type
Regular (square or
Regular or irregular
Regular or
rectangular)
(square, rectangular,
irregular
or curvilinear based
(square,
on topography and
rectangular, or
vegetation)
curvilinear based
on topography and
ve etation
'Alleys shall be required for all development with lots 60 feet or less in width.
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TABLE 47-2
Standard
Retail Area
Retail Edge (T-1)/
Neighborhood
Neighborhood
Ede T-2
Block Dimensions
Between 500 feet
Between 500 feet
Less than 1,200
and 800 feet
and 1000 feet
feet (unless limited
by unique site
conditions such as
topography and
ve etation
Lot Area
Flexible
Flexible
Flexible
Lot Width and Depth
Flexible
Flexible
Flexible
Maximum Lot
Flexible
Flexible
Flexible
Coverage
Maximum Impervious
Flexible
Flexible
Flexible
Cover
5.0 Building Standards
Building Height
3 stories
2'/z stories
2 stories
(maximum)
(maximum)
(maximum)
(excluding any
(excluding any
basements)
basements)
Setbacks*
Front
30 feet (maximum)
25 feet (maximum)
25 feet (maximum)
Side
Flexible
Flexible
Flexible
Rear
Flexible
Flexible
Flexible
*Minimum setback standards are to be proposed by the applicant or shall be based on the minimum
fire separation standards adopted by the city's building code.
Accessory buildings
Flexible
Flexible
Flexible
Standards for accessory uses 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. Section 34,
Accessory Uses shall apply if the applicant does not specifically provide regulations for accessory
uses and structures.
Principal building
Buildings shall be oriented to the primary street or toward another focal
orientation
point. See subsections 47.7 (a) and (b) for additional requirements.
Building fagade &
The applicant shall propose appropriate building fagade and architectural
architectural design
design standards for all the TZD components in the development with
standards
the application for zoning change/development plan. They shall be
based on the criteria established in subsections 47.7 (d) and (e) of this
ordinance.
6.0 Site Design Standards
Off-street parking
The applicant shall propose off-street parking standards appropriate to
requirements
serve the proposed uses in the TZD. Section 35 shall be used as a
guide to establish parking standards. However, 47.7 (f) shall regulate
the location and design of all proposed off-street parking.
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
■ Trash/recycling
Required/Flexible
Required/Flexible
Flexible —
receptacles
generally
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TABLE 47-2
Standard
Retail Area
Retail Edge (T-1)/
Neighborhood
Neighborhood
Ede T-2
recommended
along the
■ Other utility
See subsection
See subsection 47.7
alleyways, if alleys
equipment
47.7 (e) (5)
(e) (5)
are provided.
■ Loading spaces
See subsection
N/A
See subsection
47.7 (e) (5)
47.7 (e) (5)
■ Surface parking
Required/Flexible
Required/Flexible
N/A
areas
Required/Flexible
Landscaping#
■ Landscape
Yes/Flexible
Yes/Flexible
Yes/Flexible
buffer between
surface parking
and
sidewalks/trails
and streets
Flexible
Flexible
Flexible
■ Parking lot
minimum
interior
landscaping
# The applicant shall provide a landscape concept plan with the development plan application 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 lans shall be required at the site plan stage for all non-residential development.
Lighting"
■ Building
Required/Flexible
Required /Flexible
Flexible
entrances
■ Parking
Required /Flexible
Required /Flexible
Required /Flexible
areas, trails,
and streets
" As a part of the development plan application, the applicant 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.
Signs
Flexible
Flexible
Flexible
Flexible signage in the Transition Zoning District may be proposed by the developer in the form of a
Conditional Sign Permit application to City Council as per the city's Sign Ordinance, as amended.
Signage in the TZD shall integrate the streetscape and architectural design of the district through a
palette of signs that enhances the pedestrian environment and creates a unique identity.
47.7 Performance and Design Standards
a. General Layout Standards.
The proposed district shall contain a network of connected streets and
walkways:
Streets in the TZD shall provide a variety of transportation routes and
disperse traffic.
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ii. Streets shall be designed to create a pleasant walking environment
with on -street parking and streetscape treatments.
iii. Cul-de-sacs are prohibited unless natural features such as
topography or stream corridors prevent a street connection.
iv. Stub streets may be required where a street is likely to be extended in
the future.
V. Blocks may be square, elongated or irregular. Block shape and size
should respond to topography, existing vegetation, hydrology, and
design intentions.
vi. Average blocks widths shall be between 500 feet and 800 feet.
Blocks should vary in size based on the component sub -district.
vii. Blocks that are longer than 1,200 feet should be bisected by a walking
path.
2. The proposed district shall contain 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 TZD and be planned in coordination with open spaces.
3. The proposed district shall contain 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.
ii. Building heights should vary, with two and two and one half story
structures typical in the neighborhood and neighborhood
edge/retail edge. Buildings should help define the sidewalk.
iii. Driveway sizes and locations shall minimize the impact of the
automobile on the public realm and thus enhance the pedestrian
experience.
b. Building Orientation.
1. 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.
2. Primary buildings shall have a minimum of 50% of their building facade
oriented along arterial, highway frontage, or collector streets and a
minimum of 75% of their building fagade oriented along other public or
private streets (with the exception of alleyways) (see illustration below).
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I I
Alley
L
Building Frontage Requirements
(i) Arterial/Collector/Highway Frontage Road;
a + b >= 50% of total block dimension
(ii) All other streets (except alleys):
a* + b' + c' >= 75% of total block dimension along that street
o Note: Plazas and squares shall be counted towards contributing to the block frontage
Block Dimension (100%)
Arterial or Collector r
1
r
VL
WON t
�.
�� •ram•
-■f��
AM
Typical Site Design and Building Orientation for Retail and Office Uses in the TZD
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C.
I
4 j,? Parking for residential uses
Alle
S6rfaceparkh scrrWened' from reside tial u es
Green
J J J "Ike`�i`9tia` Street 1 J J J
Residential uses fronting J
on the common green J
�i
.J 4
Typical Site Design and Building Orientation for Office and Residential Uses in the TZD
Building Entrances.
1. Primary facades shall contain the main entrance of any principal building.
2. 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. Non-residential
or mixed use corner buildings shall have at least one customer entrance
facing each street or a corner entrance instead of two entrances.
Building Fagade Standards.
1. All development shall provide ground floor windows on the building
fagade facing and adjacent to a street (with the exception of alleys) or
facing onto a park, plaza, or other public outdoor space.
2. Darkly tinted windows and mirrored windows that block two-way visibility
shall not be permitted.
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3. The first floor elevation of single-family dwellings shall be raised a
minimum of two (2) feet above the finished level of the public
sidewalk/trail in front of the residential structures.
e. Architectural Design Standards.
To ensure compatibility of building types and to relate new buildings to
the building traditions of the region, architectural design shall be
regulated, governed, and enforced through architectural design standards
proposed by the applicant. The applicant shall submit the proposed
standards as a part of the development plan application for all
development in the TZD. The Planning and Zoning Commission shall
make a recommendation and the City Council shall approve them at the
time of approval of the Development Plan.
2. Architectural design standards for a proposed Transition Zoning District
shall:
specify the materials and configurations permitted for walls, roofs,
openings, street furniture, and other elements;
ii. be based on traditional building precedents from the region;
include the following:
a. architectural compatibility among structures within the
neighborhood;
b. human scale design;
c. pedestrian use of the entire district;
d. relationship to the street, to surrounding buildings, and to
adjoining land uses; and
e. special architectural treatment of gateways/civic buildings.
3. All building frontages along public and private 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 fagade including discernible and architecturally appropriate features
such as, but not limited to, porches, 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.
4. All buildings in the TZD shall be constructed with exterior building
materials and finishes of a quality to convey an impression of
permanence and durability. Materials such as masonry, stucco, stone,
terra cotta, ceramic tiles, and similar durable architectural materials are
allowed and shall be approved with the Development Plan for the district.
5. 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,
47-20
trash compacting and collection, and other utility and service functions
shall be incorporated into the overall design of the buildings and
landscaping. The visual and acoustic impacts of all mechanical,
electrical, and communications equipments (ground and roof -mounted)
shall not be visible 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.
Location and Design of Off -Street Parking.
The applicant shall provide standards for the quantity of off-street parking
proposed in the district based on an analysis of the parking demand for
the mix of uses proposed and availability of on -street parking in the
district. The proposed off-street parking standards shall be approved by
City Council in the ordinance establishing the district. Section 35 shall be
used as a guide to establish the amount of parking required for uses
proposed in the TZD if the applicant does not specifically provide
alternative standards.
2. A parking lot 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 in the form of a landscape fence which is at least 4 feet
in height.
3. A parking lot may not be adjacent to a street intersection or square, or
occupy a lot that terminate a street vista.
4. Shared parking facilities are encouraged for non-residential uses in the
TZD.
5. Bicycle parking shall be provided for non-residential uses, especially for
schools, parks, trails, and other recreational facilities. Bicycle parking
shall be provided at a rate of 5% of all off-street automobile parking
spaces provided for non-residential and mixed uses in the development.
Bicycle parking may be shared between uses and should be centrally
located, easily accessible, and visible from streets or parking lots. They
may be located between the roadway and the building facades as long as
their location does not impede pedestrian walkways.
6. 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 non collector streets and 50% or less on arterial, collector,
and highway frontage streets (see corresponding building frontage
requirement).
7. Any off-street parking provided for residential uses shall be located in
such a manner as to minimize the impact of garages and driveways along
the residential street. All residential lots that are 60 feet or less in width
shall have off-street parking and/or garages accessed from alleys. All lots
wider than 60 feet may have front loaded garages, but in no case shall
47-21
E
h
the width of the garage exceed 30% of the front fagade width of the entire
building. In addition, the garage shall be set back at least three (3) feet
from the front facade of the home.
Size of Primary Buildings.
Because of the size of the tracts of land to be included within the district, and the
intent of facilitating a pedestrian friendly integrated development while preserving
existing environmental features, maximum building footprint sizes are as follows:
Use of building
Maximum Building Footprint
permitted (square feet)
Retail sales and service
40,000
Financial and office uses
10,000
Civic (religious, educational and
institutional
10,000
Mixed Use buildings
20,000
Residential
No limit
Open Space Standards. (As amended by Ordinance No. 480-FFFF.)
The provision of adequate and appropriate open space areas shall be
integral to all development in the district. The minimum requirement for
open space in the district is 15% of the area of the site which shall be
dedicated open space and shall be included in the zoning
change/development plan application for a proposed TZD.
2. The open space provided shall be appropriately designed and scaled in
each of the district components.
3. The following criteria shall be used to evaluate the merits of proposed
open spaces in the Transition Zoning District:
i. The extent to which environmental elements preserved are
considered as "features" or "focal points" and integrated into and
prominently featured as "front yards" in the development; adding
value to the development.
ii. 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.
iii. The extent to which pedestrian connectivity in the form of
sidewalks, natural walking paths along stream and creek corridors
has been addressed.
iv. The extent to which a range of open spaces have been provided
to be contiguous with existing open spaces and to invite passive
recreational uses from plazas and squares to playgrounds, parks
and environmental preserves, appropriately organized within the
respective TZD component.
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4. Open spaces may be in the form of pocket parks, children's play areas,
squares, linear greens, and environmental preserves. Active sports fields
and structured recreational activities shall be limited to less than 10% of
any parks located in the district.
5. Plazas and squares shall be permitted only in the Retail Area or Retail
Edge/Neighborhood Edge of a TZD. A plaza which is intended to serve
as open space may be located at a street intersection or a focal point and
shall generally be small in scale (under'/4 acre in size). A square which is
intended to serve as open space may also be located at a street
intersection or as a focal point of a development.
47.8 Applications and Development Review Process
a. Applications for Rezoning.
An applicant requesting a rezoning to the TZD shall submit a
Development Plan that meets the requirements of subsection 47.8.b.(2)
and includes the informational requirements for a Development Plan in
the NR-PUD under Section 40 of this ordinance.
2. The Planning and 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 and Zoning Commission or City Council
deems appropriate. The Development Plan shall be approved with the
ordinance establishing the Transition Zoning District. If the applicant
elects, the City Council may approve a site plan in conjunction with the
Development Plan for all or a portion of the district at the time of the
creation of the district by ordinance.
b. Plan Review Process.
Overview of Review Process:
Development of land in the TZD includes two steps and plat approval.
The first step is the rezoning and development plan review and approval
phase. The second step is site plan review and approval required by City
Council for all non-residential and mixed use development. A building
permit for a single-family residential structure may be obtained after
approval of the final plat by the Planning and Zoning Commission.
2. The Development Plan:
The Development Plan is intended to illustrate the general development
pattern of the district consistent with the purpose and intent of the district.
The applicant shall submit a Development Plan for the entire
property for which the rezoning is sought. A Development Plan in
the district is not intended to be a detailed proposal; rather, it shall
illustrate the general location of land uses, street layout, treatment
of transition areas to adjacent uses and any other appropriate
47-23
information required by decision makers. The Development Plan
in the district shall illustrate the proposed general design direction
of the site with dimensional guidelines that provide adequate
information about the design intent, intensity, and phasing of the
proposed district.
ii. The application shall:
(a) demonstrate compliance with the District's purpose and
standards and the Southlake 2025 Plan, as amended;
(b) include a map(s) meeting 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 TZD 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 and
whether each will be privately owned, a common
area for residents only or dedicated to public use;
(4) the location, area, and percentages of retail, office,
residential, civic, and open space uses;
(5) the approximate shape, size, and placement of
buildings; and
(6) the general parking layout and approximate parking
count, with indication of parking lot landscape
areas;
(c) include a report in the form of text, statistical information,
tables, guidelines, and graphics that includes: (As
amended by Ordinance No. 480-FFFF)
(1) a statement of the purpose and intent of the
proposed district;
(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 all the
adopted elements of the Southlake 2025 Plan, the
city's Comprehensive Master Plan;
47-24
(3) any special standards for signage in the form of a
conditional sign permit application that provides a
design palette addressing the location, lighting,
colors, and materials for all signage in the district;
(4) a parking demand analysis for the mix of uses
proposed to support the on -street and off-street
parking to be provided in the development,
especially if the applicant is not using Section 35 as
a guide.
(5) statistical information including:
gross acreage of the site, and net acreage
of the site excluding jurisdictional wetlands,
regulatory floodplains, and slopes over
20%;
the amount of land devoted to open space,
both in acres and as a percentage of the
gross acreage of the site.
iii. the amount of land devoted to retail, office,
residential, and civic uses, both in acres and
as a percentage of the gross acreage of the
site.
iv. 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.
V. a daily and peak hour trip generation and
directional distribution report by use unless
the Director of Public Works finds that the
traffic to be generated by the proposed
district does not warrant the preparation and
submission of a study;
vi. the maximum allowable building coverage,
density, and height; and
vii. the minimum building setbacks.
(6) street design standards, with typical cross -sections
and street classifications for the proposed district
(or for each phase, if it is to be developed by
phases) specifying minimum pavement width, right-
of-way width, presence of curbs, on -street parking,
street trees, bikeways and sidewalks;
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(7) development standards for the proposed district (or
for each phase, if it is to be developed by phases)
specifying standards for all the "flexible" elements
by each TZD component area in the form of a table;
(8) architectural design standards for the proposed
district (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;
(9) 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;
proposals for required parking lot landscaping,
screening, design concepts for all open spaces,
lighting, and any other information required by City
Council; and
(10) a non -binding schedule for the district (or for each
phase, if it is to be developed by phases), which
shall show generally how the applicant will
complete the project containing the following
information:
(i) the proposed order of construction by
section delineated on the Development
Plan;
(ii) the proposed schedule for construction of
improvements to open space areas; and
(iii) the proposed schedule for the installation of
required public or utilities improvements and
the dedication of public rights -of -way,
easements and properties.
iii. The applicant may request that the Director of Planning waive or
defer any of the foregoing requirements of the application that are
not applicable to the review of a specific development.
3. Site Plan. A site plan meeting the requirements of Section 40 shall be
approved by the City Council following a recommendation by the Planning
and Zoning Commission and is required prior to issuance of a building
permit for all individual, non-residential and mixed use buildings.
Applications for site plans shall be submitted only after the City Council
has approved a development plan for that area incorporated by the site
plan. However, if an applicant submits an application for approval of a
47-26
Development Plan and a Site Plan concurrently, they may be
consolidated as a single application.
Property owners shall be notified, public hearings shall be
conducted, and notice given in the same manner as a change of
zoning as outlined in Section 46 of this ordinance.
The City Council shall approve or disapprove a Site Plan only after
receiving a recommendation of the Planning and Zoning
Commission.
iii. An application for site plan approval shall contain the information
set forth in Section 40.4.
iv. A building permit for any lot with a single-family dwelling may be
approved after Development Plan, Preliminary Plat, and Final Plat
approval and filing at the county clerk's office and only if the
design of the proposed residential use meets the approved
development plan standards.
47.9 Modifications
The City Council may approve modifications to any of the standards in the Transition
Zoning District after a recommendation by the Planning and Zoning Commission based
on unique site conditions and development intent at the time of the application. In
granting a modification, the City Council may impose any conditions that it deems
necessary or desirable to protect the public interest and implement the goals of the
Southlake 2025 Plan. However, an applicant may submit to the Board of Adjustment a
request for a variance and the Board may grant variances to any specifically established
standards approved by the City Council in the ordinance establishing the particular
Transition Zoning District.
47.10 Amendments to Approved Plans or Regulations Established in a Transition
Zoning District Ordinance
a. The Planning Director may approve minor changes to and deviations from an
approved site plan with the applicant's written justification for such 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 and Zoning Commission recommendation and City Council approval.
The Planning Director shall make the determination as to whether a proposed
change is minor or significant, based upon consideration of the following factors:
whether the proposed change substantially alters the arrangement of
buildings or changes the use of building space designated on the original
plan;
2. whether there is an increase in the number of residential units;
47-27
3. whether the proposed change substantially alters vehicular circulation or
the placement/ arrangement of parking areas;
4. whether the proposed change will reduce or lessen the effectiveness of
open space, landscape buffers, and edges; or
5. whether the proposed change will substantially alter or change the design
elevation, roof pitch, materials, or massing of the buildings;
b. If the proposed change is significant or conflicts with regulations specified within
the ordinance establishing the TZD, it must be processed as an amendment to
the Zoning Ordinance, and must be approved by the City Council after a
recommendation from the Planning and Zoning Commission.
C. If the City receives an application to rezone only a portion of the property within a
TZD established by ordinance, the City may consider the request for rezoning
that portion and is not required to rezone the remainder of the property.
However, the zoning change requested shall be evaluated based on the purpose,
intent, and context of the proposed changes.
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