Item 7ECity of Southlake
Planning Department
MEMORANDUM
February 28, 2003
TO: Honorable Mayor and City Council Members
FROM: Bruce Payne, AICP, Planning Director
SUBJECT: Resolution No. 03 -011, Downtown District Design Guidelines as it pertains
development in the Downtown Zoning District
REQUESTED ACTION: Conduct a public hearing and consider the proposed Downtown
District Design Guidelines for all development in the
Downtown District.
APPLICANT: City initiated.
BACKGROUND: On December 5, 2002, the Planning & Zoning Commission
recommended the approval of Ordinance 480 -SS creating the
Downtown Zoning District. At the first reading of Ordinance
480 -SS at City Council on December 17, 2002, the ordinance
amendment was approved 6 -1. At their work session on
January 6, 2003, City Council reviewed the proposed design
guidelines in conjunction with the Downtown district
regulations.
Major concerns were raised about the elimination of the
applicability of the Overlay District standards on all
development in the Downtown District. The concerns
stemmed from the lack of any specific design standards that
reflected the character of existing development.
In order to address the above concerns, City Staff is proposing
a set of Downtown District Design Guidelines based on the
existing patterns of development. The guidelines are not
intended to be regulatory but are intended to assist the decision
making authorities in determining the extent to which proposed
development meets the goals of the Downtown District.
The proposed guidelines are not intended to be static, but
amended to better address future development and market
trends. The guidelines shall be adopted by City Council in
conjunction with the Downtown Zoning District.
P &Z ACTION: January 9, 2003; Approved (6 -0)
SUPPORTING
DOCUMENTS: Resolution No. 03 -011 Adopting the Downtown District
Design Guidelines
Exhibit A - Proposed Downtown District Design Guidelines
RESOLUTION NO. 03 -011
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, ADOPTING THE DOWNTOWN DISTRICT
DESIGN GUIDELINES TO APPLY TO ALL DEVELOPMENT IN THE
DOWNTOWN ZONING DISTRICT.
WHEREAS, the City of Southlake, Texas is a home rule city acting under its charter
adopted by the electorate on April 4, 1987 pursuant to Article XI, Section 5 of the Texas
Constitution and Chapter 9 of the Local Government Code; and
WHEREAS, the City recognizes the unique qualities of Southlake Town Square and
wants to establish the City's Downtown at Town Square; and
WHEREAS, the City wants to protect the existing urban environment and promote
compatible future development of the community's downtown; and
WHEREAS, the Planning and Zoning Commission has forwarded a recommendation
that the Downtown District Design Guidelines be adopted as set forth herein below and the
City Council having conducted a public hearing on the proposal.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF SOUTHLAKE, TEXAS:
Section 1. All of the findings in the preamble are found to be true and correct and the
City Council hereby incorporates said findings into the body of this resolution
as if copied in its entirety
Section 2. The City Council hereby adopts Exhibit A — "Downtown District Design
Guidelines" as the document regulating the design of the built environment in
the Downtown District.
Section 3. This resolution shall become effective on the date of approval by the City
Council.
PASSED AND APPROVED THIS THE DAY OF MARCH 2003.
CITY OF SOUTHLAKE, TEXAS
BY:
Mayor Rick Stacy
ATTEST:
Lori Farwell
City Secretary
APPROVED AS TO FORM:
City Attorney
City of Southlake, Texas
Resolution 03 -011: Exhibit A
Downtown District Design Guidelines
January 17, 2003
DOWNTOWN DISTRICT
DESIGN GUIDELINES
CITY OF SOUTHLAKE, TEXAS
JANUARY 2003
DOWNTOWN DISTRICT
DESIGN GUIDELINES
Adopted in conjunction with the Downtown
Zoning District Regulations (Ord. 480 -SS)
TABLE OF CONTENTS
1. Introduction
3
2. Key Design Principles 3
3. Design Guidelines for Non - Residential
4
and Mixed Use Development
Site Design & Parking
4
Building Form, Scale, & Rhythm
5
Architectural Elements
6
Lighting & Signage
9
Pedestrian Network &
10
Streetscape
4. Design Guidelines for Single - Family 11
Residential Development
Site Design & Orientation 11
Architectural Elements 12
Pedestrian Network & 12
Streetscape
5. Design Guideline Amendment Process 13
2
1. INTRODUCTION
The Downtown Design Guidelines are established as a part of
the development standards adopted for the Downtown
Zoning district. The primary objective is to establish a set of
flexible but essential guidelines that reinforce the purpose and
intent of the Downtown district.
Southlake's downtown, located at Southlake Town Square, is
intended to be the focal point of the City. The 1995 Southlake
Corridor Study recommended the establishment of a `Village
Center" as the heart of the community.
The Downtown Design Guidelines are premised upon the existing
development in Town Square and promote its pedestrian- oriented
character. The guidelines are not intended to establish any
particular architectural design theme for downtown, but rather,
provide development guidelines for site design, the design of
buildings and streetscapes, material selections, exterior lighting and
signage design. The design guidelines are not intended to be static,
but are to be flexible enough to address future development trends
as the environment continues to mature and evolve.
2. KEY DESIGN PRINCIPLES
Southlake's downtown is intended to embody the traditions of
American small -town downtowns. Overall planning and
building arrangement should create a compact pedestrian- scaled
environment. Individual buildings should be designed and
detailed to reinforce the pedestrian- oriented nature of downtown.
The key design principles establish essential goals for development
in the Downtown district to ensure the preservation, sustainability,
and visual quality of this unique environment.
Buildings shall be located and designed so that they provide
visual interest and create enjoyable, human - scaled spaces. The
key design principles are:
• New buildings /building facades shall utilize building elements
and details to achieve compatibility with existing buildings in
the Downtown district.
• Compatibility is not meant to be achieved through uniformity,
but through the use of variations in building elements to achieve
individual building identity.
• Building facades must include a appropriate architectural
details and ornament to create variety and interest.
• Buildings shall be built to, or close to, the sidewalk to define
and enhance the pedestrian environment.
• Open space (s) shall be incorporated to provide usable public
areas integral to the downtown environment.
3
Aerial view of Southlake Town Square, a new small -town Downtown
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Southlalce7Town Squar',i
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West Village
Center he location of Southlake Town Square
The Downtown Design Guidelines are premised upon the existing
development in Town Square and promote its pedestrian- oriented
character. The guidelines are not intended to establish any
particular architectural design theme for downtown, but rather,
provide development guidelines for site design, the design of
buildings and streetscapes, material selections, exterior lighting and
signage design. The design guidelines are not intended to be static,
but are to be flexible enough to address future development trends
as the environment continues to mature and evolve.
2. KEY DESIGN PRINCIPLES
Southlake's downtown is intended to embody the traditions of
American small -town downtowns. Overall planning and
building arrangement should create a compact pedestrian- scaled
environment. Individual buildings should be designed and
detailed to reinforce the pedestrian- oriented nature of downtown.
The key design principles establish essential goals for development
in the Downtown district to ensure the preservation, sustainability,
and visual quality of this unique environment.
Buildings shall be located and designed so that they provide
visual interest and create enjoyable, human - scaled spaces. The
key design principles are:
• New buildings /building facades shall utilize building elements
and details to achieve compatibility with existing buildings in
the Downtown district.
• Compatibility is not meant to be achieved through uniformity,
but through the use of variations in building elements to achieve
individual building identity.
• Building facades must include a appropriate architectural
details and ornament to create variety and interest.
• Buildings shall be built to, or close to, the sidewalk to define
and enhance the pedestrian environment.
• Open space (s) shall be incorporated to provide usable public
areas integral to the downtown environment.
3
Aerial view of Southlake Town Square, a new small -town Downtown
3. DESIGN GUIDELINES FOR NON - RESIDENTIAL
AND MIXED -USE DEVELOPMENT
In addition to the key design principles, the following
guidelines shall apply to all non - residential and mixed -use
development in the Downtown district.
I. SITE DESIGN & PARKING
Site Design: In order to create attractive, pedestrian friendly
streets and provide street -level activity and interest, buildings
shall:
• be built to or close to the sidewalk
• have entrances oriented to the sidewalk for ease of pedestrian
access
• be located in such a manner as to minimize conflicts between
pedestrians and automobiles
Images showing typical building
location and orientation in Town
Square. Buildings edge the street and
create a continuous street wall, thus
creating a safe and enjoyable
pedestrian environment.
Fulklir 54rrx1
•'
Building Orientation: Buildings
shall be oriented toward the
major street front with the
primary entrance located on
that street
CornerLots: At key intersections,
buildings located on corner lots
shall utilize variations in
building massing to emphasize
street intersections as points of
interest in the district.
W>-M [nUw2ec ian
1
Typical building configurations at street intersections that emphasize corners.
Parking. On- street parking (parallel or angled) shall be permitted
in the Downtown district. Off - street surface parking shall be
predominantly located behind buildings and accessed by alleys
or rear drives when ever possible.
Angled, on- street parking located on Grand Avenue
4
Ballihilk W rJ r
11. BUILDING MASSING, SCALE, & RHYTHM
Building Massing & Scale: A
building's massing is its
exterior volume and its scale
is the relationship of its overall
size and its component parts
with its adjoining buildings,
spaces, and people.
• A building's massing shall
relate to its site, use, and to
the massing of adjacent
buildings.
• A building's massing shall
serve to define entry points
and help orient pedestrians.
• The scale of individual
building facade compo-
nents shall relate to one an-
other and the human scale,
particularly at the street
level.
• Buildings and /or facades
shall emphasize and frame or
terminate important vistas.
Example ofa change in
building massing to emphasize
a building entry point
Example of
buildings/
facades
framing and
emphasizing
the
termination of
a vista.
Building Rhythm: A building's rhythm is the pattern (s) created
by the regular recurrence or alteration of its constituent
architectural components.
Non- residential and mixed use buildings in Downtown, to
the extent practicable, shall maintain a 25' or multiples of
25' building facade widths.
• Variations in the rhythms within individual building facades
shall be achieved within any block of building facades.
• Breaks in the predominant rhythm may also be used to
reinforce changes in massing and important elements such
as building entrances or pedestrian pass - throughs.
Example of a break in
the rhythm ofa block of
facades, coupled with a
change in massing to
emphasize a pedestrian
pass- through linking
the street to the rear
surface parking lot.
5
Downtown building facades fronting on State Street illustrate the
compatibility of adjoining building facades of varying widths and
rhythms as theyrelate to each otherin height, location ofcornicelines,
scale of window openings, and other horizontal and vertical elements.
111. ARCHITECTURAL ELEMENTS
Architectural elements are the individual components of a
building, including walls, doors, windows, cornices, parapets,
roofs, pediments, and other features.
Lr
Typical 2 -story
facade in the
Downtown dis-
trict with archi-
tectural ele-
`' ments illus-
trated
Typical art deco/
streamline
moderne facade
in theDowntown
district with
+I err J'nri
corresponding,
proportional
architectural
facade elements
Architectural
composition is the
relationship between
the architectural
elements in an
individual building.
Architectural elements
shall be designed to the
appropriate scale and
proportions of the
selected architectural
style. For example,
building designs based
on an Art Deco style shall utilize architectural elements of a scale and
proportion characteristic of that style.
Entrances: The design and location of building entrances in the
Downtown district are important to help define the pedestrian
environment and create retail - friendly environments.
• Entrances shall be easily identifiable as primary points of
access to buildings.
• Building entrances may be defined and articulated by ar-
chitectural elements such as lintels, pediments, pilasters, col-
umns, porticos, porches, overhangs, railings, balustrades,
Examples of typical store entrances in the Downtown district
and others as appro-
priate. All building el-
ements should be com-
patible with the archi-
tectural style, materi-
als, colors, and details
of the building as a
whole.
• Entrances to upper
level uses may be
defined and integrated
into the design of the
overall building facade.
Example of a canopy used to
mark the entrance to the lobby
serving upper level uses.
.I
0
Facade Treatments: Facade treatment is that portion of a building's
street facing elevation extending from the ground to the roof that
consists of a single layer or architectural expression.
• Retail ground floors shall have windows covering a minimum
of 40 percent of the major street fronting facade(s). Other
ground level uses shall have facade treatments appropriate to
such use (s) .
• All sides of a building shall be consistent with respect to style,
colors, and details only to the extent that they establish
continuity with the main street -front facade.
Images showing the acceptable treatment for secondary building facades
that illustrate the continuation of the major features of the front facade
along the side facade with a change in facade material
• On facades fronting on service or parking areas and along
secondary streets, windows need not be provided at the ground
floor level. However, buildings should avoid long, monotonous,
uninterrupted walls. Building wall offsets, including
projections, recesses, niches, fenestration, or changes of
materials or color shall be used to add architectural variety
and interest, and to relieve the visual impact of a blank wall.
Front, side, and rear
facades of the same block
ofbuildings showing the
different, but consistent,
acceptable treatment
• Parapet and roof -line offsets between facades may be
provided in order to break down the scale of the block and
create architectural interest and variety.
• Architectural elements, such as canopies, awnings, roof and
floor overhangs, and colonnades shall be provided as
appropriate to protect pedestrians, help unify parts of a
building or block, provide human scale, or provide a
backdrop for signage and graphics.
Images of Downtown buildings
with appropriate roof- lines
7
One and two -story buildings with ap-
propriate window treatments.
Storefronts: Retailers located at the street level primarily use store-
fronts to orient and advertise merchandise to customers.
Retail buildings shall provide street -level pedestrian- oriented
Examples of one -story storefronts
in Town Square
• Storefronts on facade treatments that span multiple tenants
shall use architecturally compatible materials, colors, details,
awnings, signage, and lighting fixtures.
Building Materials: Exterior finish building materials shall
consist of:
• Masonry, which is defined as brick, cast stone, glass fiber
reinforced concrete, glass fiber reinforced gypsum, and split
face concrete masonry units
Examples of buildings in the Downtown district utilizing different
building materials.
• Stucco, including synthetic stucco (exterior insulation
finishing system - EFIS)
• Glazed ceramic and porcelain tile
• Fiber reinforced plastic (with the exception of plastic or vinyl
siding) - used for exterior building components, including
but not limited to: cornice and entablature elements,
decorative columns and pilasters, storefront trim, railings,
and balustrades, spandrel panels, and similar elements.
• Painted steel and aluminum, cast iron, bronze, brass, copper
(including terne coated)
• Roofing materials (visible from any public right -of -way):
copper, factory finished painted metal, slate, synthetic slate,
terra cotta, cement tile, glass fiber shingles.
• Materials other than those listed above may be used for
architectural trim and accent applications including, but not
limited to, cornices and decorative brackets, frieze panels,
decorative lintels, shutters, and porch or balcony railings.
uses at the ground floor level.
Examples ofbuildings with
multiple facade treatments
IV. LIGHTING & SIGNAGE
Lighting: The placement and orientation of lighting can be a
critical part of creating an inviting and safe downtown envi-
ronment.
• Exterior lighting shall be architecturally integrated with the
building's style, material, and color.
• Lighting intensities shall be controlled to ensure that exces-
sive light spillage and glare are not directed toward neigh-
boring areas and motorists.
• Pedestrian level lighting of building entrance -ways shall be
provided.
• Illuminations of portions of buildings, direct or indirect, may
be used for safety or aesthetic results.
Signage: In addition to the Sign Ordinance No. 704 -A, devel-
opment in the Downtown district shall meet the following
guidelines:
• Signage in the Downtown istrict shall enhance the pedes-
trian character of the district by providing signs that are pe-
destrian in scale and located so as to be legible to pedestri-
ans on sidewalks.
• Signs may be attached flush to the building so long as they
do not obscure any significant architectural details.
• Signs may be hung from marquees or overhangs, but shall
not project lower than 7.5 feet above the sidewalk.
L
r
ME
0
• Businesses are encouraged to create individually styled
signage that distinguishes their establishment.
• Signs which are pedestrian oriented may be painted on the
storefront glass, but in no case shall it occupy more than 25
percent of the glazed surface area.
• Directory signs may be provided to help direct the public to
different businesses and services in the Downtown district.
These may be provided at prominent locations in downtown.
• Signs may be lit by external light sources as long as such
sources are not visually intrusive to the downtown envi-
ronment.
0
Examples of different acceptable
signage configurations in the
Downtown district
r W � - &
'YA. to'
Appropriate pedestrian level
and parking lot lighting in
Town Square
V. PEDESTRIAN NETWORK & STREETSCAPE
Pedestrian Network: Sidewalks are a critical part of pedestrian
connectivity in the Downtown district. In order to enhance
the safety of the pedestrian environment, all development in
the Downtown district shall be subject to the following:
• The street network, with its adjoining sidewalks, shall also
function as the primary pedestrian network.
• Mid -block pedestrian connections from the street to
parking lots at the rear of the building (s) may be provided
at key points.
Examples of development in the Downtown
district enhancing the pedestrian environment.
The image on the right shows the mid -block
pedestrian connection from the retail street to
the rear surface parking lot.
• Pedestrian crosswalks shall be clearly designated and
provided at all key street intersections.
• Sidewalks shall be constructed from the back of curb to the
building front or property line.
• Sidewalks shall be a minimum of 6' -0" measured from the
face of the curb to the building facade. That portion of the
sidewalk that is free of any obstructions to allow for the
passage of pedestrians shall be a minimum of 4' -0 ".
Streetscape Treatment: The following guidelines for streetscape
standards are provided in order to create an attractive and
animated sidewalk environment. The developer shall propose
a well- designed and unified streetscape plan for key streets in
the Downtown district.
Images of typical
sidewalk and streetscape
treatment in Town
Square that characterize
a livable pedestrian
environment
• Street trees - shall be selected and placed with the approval
of the City's Landscape Administrator.
• Street trees shall be planted in accordance with a unified
landscaping plan proposed by the developer and approved
by City Council.
• Street Furnishings - shall be installed in accordance with a
streetscape plan proposed by the developer and approved
by City Council. Street furnishings may include planting
strips, raised planters, trash receptacles, street light
standards, street signs, wayfinding signs, media boxes,
seating, public art, water features, fire hydrants, etc.
10
4. DESIGN GUIDELINES FOR SINGLE - FAMILY
RESIDENTIAL DEVELOPMENT
In addition to the key design principles, the following
guidelines shall apply to all single - family residential
development in the Downtown district.
I. SITE DESIGN & ORIENTATION
In order to create a compatible residential environment in the
Downtown district, special attention to building location and
orientation is required.
s
M
• Residential units shall be located in a manner as to provide
privacy for residents by:
providing a small landscaped front setback, and /or
raising or lowering the finished ground floor level
relative to the sidewalk level.
Attached residential units
illustrating small, but acceptable
landscaped front yards
Encroachments by stoops, stairs, eaves, overhangs, porches,
bay windows and balconies within the area between the
property line and the building line shall be permitted.
11
Example of raised and lowered floor
levels that enhance privacy for individual
residential units
Example illustrating
acceptable encroachments
into the setback area
Examples of appropriate
designs for single - family
attached residential units in
the Downtown district.
Example ofa residential streetscape
with garages fronting on alleys
• Off - street parking shall be accessed through alleys along
the rear or side property lines, thus eliminating driveways
from the residential streetscape with the following
exception:
— Driveways and garages may front onto, and be accessed
from a street in case of a corner lot without sufficient
street frontage, however where lot arrangements within
a block create a front and side street condition,
driveways and garages shall front onto the side street.
Illustrations ofacceptable facades forsingle- familyattachedresidential units
showing relatively flat elevations with appropriate architectural detailing
creating an interesting streetscape.
II. ARCHITECTURAL ELEMENTS
Residential buildings shall have relatively flat fronts and simple
roofs with most building wing articulations set at the rear of
the structure. Window projections, stoops, porches, balconies,
and similar extensions are exempt from this standard.
Gable roofs, if provided, shall have a minimum pitch of 9/12.
When hipped roofs are used, the minimum pitch shall be 6/12.
Other roof types shall be appropriate to the architectural style
of the building.
Architectural embellishments that add visual interest to the
roofs, such as dormers and masonry chimneys may be provided.
Elevations
showing ac-
ceptable fa-
cade and roof
treatmentsfor
single - family
attached resi-
dential units
MMMMM_V in the Down -
town district.
III. PEDESTRIAN NETWORK & STREETSCAPE
Pedestrian Network: Sidewalks are a critical part of pedestrian
connectivity in the Downtown district. In order to enhance
the pedestrian environment and safety, all development in the
Downtown district, including residential development, shall
be subject to the following:
• The street network, with its adjoining sidewalks, shall also
function as the primary pedestrian network.
• Pedestrian crosswalks shall be clearly designated and
provided at all key street intersections.
12
Sidewalks shall be located in the area between the back of
curb and the building front or property line.
Sidewalks shall be a minimum of 5' -0" measured from the
face of the curb to the front property line. That portion of
the sidewalk that is free of any obstructions to allow for the
passage of pedestrians shall be a minimum of 4' -0 ".
Streetscape Treatment: The fol-
lowing guidelines for
streetscape standards are pro-
vided in order to create an at-
tractive and animated side-
walk environment. The de-
veloper shall propose a well -
designed and unified
streetscape plan for key
streets in the Downtown dis-
trict.
Images depicting
desired residential
pedestrian network
and residential
streetscape treatment
in the Downtown
district
Street trees - shall be selected and placed with the approval
of the City's Landscape Administrator.
Street trees shall be planted in accordance with a unified
landscaping plan proposed by the developer and approved
by City Council.
An example of a
residential streetscape
that incorporates
water features and
other streetscape
elements to create an
attractive residential
street
5. DESIGN GUIDELINE AMENDMENT PROCESS
Design guidelines established by this document are a means
to assist decision making authorities when approving
development in the Downtown district. These guidelines are
a response to the market conditions that are currently driving
both non - residential and residential development in Town
Square.
In order to maximize developer flexibility to address future
market trends while providing City Council reasonable
assurance on the quality of the resulting built environment,
the following design guideline amendment process is provided.
All applications for amending the Design Guidelines shall be
submitted with:
■ the proposed text changes/ additions,
■ images and /or drawings of acceptable treatments,
■ a justification of why the proposed changes are necessary,
and
■ how the proposed changes will enhance the unique qualities
of Downtown as the center of the community.
Applications that propose amendments to the Design
Guidelines shall be adopted by City Council resolution after a
public hearing is held on the proposed amendments.
13