Item 4FItem 4F
Ordinance No. 480-SSS
Non-Residential Development Overlay
City Council
April 15, 2008
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Item 4F. Ordinance 480-SSS, Non-Residential Development Overlay.
The purpose of 480-SSS (Non-Residential Development Overlay) is to provide minimum standards for new non-residential developments that do not fall within the requirements of either the
Corridor Overlay or the Residential Adjacency Standards.
Purpose
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Presentation Outline
Background
Basis for Consideration
Area of 480-SSS Applicability
Summary of 480-SSS Ordinance
Summary of the SPIN meeting
Questions & Discussion
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Background
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Established in 1992
All buildings constructed on property zoned office, commercial, business or community services must have a masonry material covering at least 80% of all four walls.
All buildings zoned industrial must have a masonry material, wood or glass.
Masonry Ordinance
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Provided guidelines to the City on issues relating to development of the City’s prominent roadways
Analysis and urban design recommendations on three major commercial corridors (S.H. 114, F.M. 1709, and F.M. 1938)
Recommended a system of portals along major entry ways
Recommended specific strategies to provide visual unity and order to these corridors
1995 Corridor Study
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Recommendations for Land Use along Corridors
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Applicability of Corridor Overlay:
100’ from future R-O-W of SH 114, FM 1709, & F.M. 1938
Village Center (Area bounded by Carroll Ave, 114, & 1709)
Established to:
Enhance destination activities along 114 and Village Center area to encourage pedestrian oriented retail and entertainment uses
Enhance residential character along 1709 with local service retail, offices, and institutional uses
Create a service corridor along 1938 (south of 1709) with light industrial, large scale retail, and wholesale uses
Corridor Overlay & Residential Adjacency Standards
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Development standards include
Council approval of concept or site plan
Architectural & Site Design Standards:
Roof design
Mechanical equipment screening
Facade articulation
Limitation on reflective glass
Parking, setbacks, landscaping, outdoor storage
Corridor Overlay Standards
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Applicability:
400’ from all single-family residential property lines and LDR or MDR designated properties
200’ from MH zoned property that is also designated as LDR or MDR
Established to preserve the integrity of residential neighborhoods
Residential Adjacency
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Roof design standards
Screening
Facade Articulation
Loading and service areas
Residential Adjacency Standards
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Basis for Consideration
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Site Specific Examples
Pre-1992 Development
Council Approval where Residential Adjacency and/or Corridor Overlay Applies
Council Approval where standards do not apply (Southlake Logo and Elite Suites)
Administrative Approval
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Pre-Residential Adjacency Development
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Council Approval where Residential Adjacency Applies
Charleston Office Court
Saint Johns Baptist Church
Myan Plaza Offices
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Council Approval
Where Standards Do Not Apply
Elite Suites Pet Hotel
Lot 2, Commerce Business Park
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Council Approval
Where Standards Do Not Apply
Stacy Furniture Warehouse
Dragon Stadium
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Administrative Approval Only
Green Meadow
Green Meadow
Commerce Business Park
Commerce Business Park
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Administrative Approval Only
Cornerstone Business Park
Cornerstone Business Park
Cornerstone Business Park
Commerce Business Park
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Loading Area Screen
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Tilt Wall Example
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What does Southlake 2025 Recommend?
Connection to Regional Cottonbelt Trail System
Establishing S. Kimball Ave as a critical north/south link from SH 114 to SH 26
Limit higher intensity industrial uses along SH 26 and provide incentives for improving overall visual appearance
Evaluate potential for redevelopment of northwest corner of Brumlow and SH 26 for transit-supportive uses
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Connection to Regional Cottonbelt Trail System
Establishing S. Kimball Ave as a critical north/south link from SH 114 to SH 26
Uses along SH 26 and overall visual appearance
Potential for redevelopment of northwest corner of Brumlow and SH 26 for transit-supportive uses
Consistent development north of FM 1709
Basis for Consideration
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Cottonbelt commuter rail line from Downtown Fort Worth to DFW International airport
Cottonbelt Trail connection – part of North Texas Bike Web
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Dragon
Stadium
S. Kimball Avenue:
Major entry portal into the city
Potential impact of traffic redistribution due to funnel construction
Dragon Stadium – a critical high visibility site
S. Kimball Ave
Major Entry Portal
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Industrial uses along Continental Blvd changing to residential (Tealwood & Timberline/Woodsey redevelopment)
Proximity of major residential neighborhoods to the west
Existing character of East Continental & Brumlow
Cottonbelt Trail & Commuter Railway
Development/Redevelopment Potential
Issues to Consider for Brumlow Corridor
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Strategic Focus Areas
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Area of 480-SSS Applicability
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This map shows the future land use designations of the area of the city that is currently outside the corridor overlay zone and exempt from residential adjacency standards. As you can
see, the majority of the area is in the southeastern portion of the city and the largest land use is industrial. There is a total of approximately 730 acres that would be affected
by this ordinance which is just less than 10% of the city’s total area.
Developed versus Undeveloped Land Subject to 480-SSS
298 A
432 A
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Of that 730 acres, approximately 300 acres is currently developed and 430 acres is undeveloped.
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This is a map showing the current zoning designations of the areas that will be affected by the ordinance. The following slide will break down these zoning districts.
Undeveloped Acreage (432) by Zoning
Subtract NRPUD & SP:
432 Acres – 184 Acres = 248 Acres
Zoning Acreage
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This chart shows the zoning breakdown of the undeveloped area that will be affected by this ordinance. About 140 acres of the area is already zoned for light or heavy industrial uses.
166 acres is already zoned for Non-residential planned unit development. When you subtract PUDs and SP districts from the equation, 248 undeveloped acres will be immediately impacted
by this ordinance.
Summary of Ordinance 480-SSS
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Because the desired result for this ordinance was a set of development standards similar to the Corridor Overlay Zone currently in place, staff simply used the existing Corridor Overlay
Zone section of the Zoning Ordinance as a starting point for this Non-Residential Development Overlay. The following slides represent the differences and similarities between the Corridor
Overlay Zone and the proposed Non-Residential Overlay.
COMPARISON
Corridor Overlay v. 480-SSS
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The Non-Residential Development Overlay will require site plan and tree conservation plan approval for any area not currently regulated by the Corridor Overlay or Residential Adjacency
Standards. Applicants can also request variances to this section as well as the off-street parking section of the zoning ordinance.
Council-approved site plan required; Development standards not applied
Council-approved site plan required; Development standards applied
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In addition to Site Plan approval by City Council, all properties within 200’ of the rights-of-way of Nolen, Peytonville, Highland, Carroll, White Chapel, Brumlow, Continental, and Kimball
are subject to a separate set of development standards. The red on this map shows the areas where these standards would apply in red. Areas in blue would still require City Council
approval of a site plan.
This sort of corridor overlay for collector and smaller arterial streets was a recommendation made by the development community and approved by the Planning and Zoning Commission. We
will now go into the development standards that would apply to those areas in red on this map. These standards include:
COMPARISON
Corridor Overlay v. 480-SSS
In addition to Site Plan approval by City Council, all buildings within 200’ of the rights-of-way of Nolen Drive, Peytonville Avenue, Highland Street, Carroll Avenue, White Chapel Boulevard,
Brumlow Avenue, Continental Boulevard, and Kimball Avenue are subject to the following development standards:
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All facades must meet the requirements of Masonry Ordinance No. 557 except that cement and concrete tilt wall shall be permitted in properties zoned I-1, I-2, and SP1 and SP2 with I-1
and/or I-2 uses. The pitched roof requirement of buildings less than 6,000 square feet has been removed for this ordinance, and mechanical equipment screening and reflective glass
regulations shall be the same as the Corridor Overlay.
Any text shown in green are changes made based on recommendations from the southlake development community.
COMPARISON
Corridor Overlay v. 480-SSS
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Horizontal and vertical articulation requirements remain the same as the Corridor Overlay, except that horizontal articulation would not be required on properties zoned I-1, I-2, or
SP1 or SP2 with I-1 and/or I-2 uses.
Ancillary and primary outdoor storage regulations remain the same as the corridor overlay. Their placement to the side or rear and a 8-foot masonry wall is required.
COMPARISON
Corridor Overlay v. 480-SSS
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The building setback section was removed, simply allowing setbacks per the underlying zoning district.
Loading and service areas would be required to located to the side or rear of the building and an 8-foot solid screen is required to screen 60% of the loading docks and spaces. However,
where a property has multiple buildings, the buildings interior to the development may have loading and services areas on any side—including the front—provided that at least 60% is
screened by either other buildings or a solid screening device.
Screening of trash and recycling enclosures remains the same as the corridor overlay zone and bufferyards will be required per section 42 of the zoning ordinance.
Questions?
Ken Baker – (817)748-8067
Clayton Comstock – (817)748-8269
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Please contact Ken Baker or Clayton Comstock with any questions about 480-SSS, Non-Residential Development Overlay.