WS Item 4Development Regulations & Standards for Southlake’s Southeast Quadrant
City Council Work Session
August 7, 2007
Purpose
The purpose of the work session is to provide City Council an overview of development patterns in the SE portion of the city that are a result of past and current land use and zoning
regulations and determine if any changes to the land use plan, zoning districts or zoning ordinance are required based on changing conditions.
Overview
Masonry Ordinance
1995 Corridor Plan Summary
Corridor Overlay & Residential Adjacency Standards
Existing context
Character of existing and new development
Issues for consideration
Discussion
Masonry Ordinance
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.
1995 Corridor Study
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
Recommendations for Land Use along Corridors
Corridor Overlay & Residential Adjacency Standards
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 Standards
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
Residential Adjacency
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 Standards
Roof design standards
Screening
Facade Articulation
Loading and service areas
Areas currently exempt from corridor overlay & residential adjacency
Existing Area Context
SH 26
SH 114
FM 1709
S. Kimball Ave
Brumlow Ave
E. Continental Ave
* Area defined as “Area G” in Southlake 2025 Plan
Existing Area Context
Existing land uses
Office / Warehouse
Heavy
Industrial
Office / Warehouse
Vacant
School
Church
CISD
Stadium
Residential
Vacant
Vacant
Retail
Existing Land Uses
Southeast Quadrant
Grapevine
* Area defined as “Area G” in Southlake 2025 Plan
Future Land Use Designations (include DFW noise overlay zone)
Existing Area Context
75 ‘LDN’
65 ‘LDN’
Land Use Breakdown
Existing Zoning
Existing Area Context
Current Zoning
2006 Land Use Assumptions
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
Pre Corridor Overlay Development
Council Approval where Residential Adjacency and/or Corridor Overlay Applies
Charleston Office Court
Saint Johns Baptist Church
Myan Plaza Offices
Council Approval Where Standards Do Not Apply
Elite Suites Pet Hotel
Lot 2, Commerce Business Park
Council Approval Where Standards Do Not Apply
Stacy Furniture Warehouse
Dragon Stadium
Administrative Approval Only
Green Meadow
Green Meadow
Commerce Business Park
Commerce Business Park
Administrative Approval Only
Cornerstone Business Park
Cornerstone Business Park
Cornerstone Business Park
Commerce Business Park
Issues for Consideration
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
CHANGING CHARACTER ?
Cottonbelt commuter rail line from Downtown Fort Worth to DFW International airport
Cottonbelt Trail connection – part of North Texas Bike Web
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
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
Discussion
What is the city’s desired outcome for this area as it relates to:
Mix of land uses
Zoning
Corridor development
Other
How can quantify results?
What are the next steps – short and long term?
QUESTIONS
1993 Land Use Plan