Item 6ESECTION 11
SF -1A SINGLE - FAMILY RESIDENTIAL DISTRICT
(As amended by Ordinance No. 480 -HHH)
(As amended by Ordinance No. 480 -NNN)
(As amended by Ordinance No. 480 -000)
(As amended by Ordinance 480 -QQQ)
(As amended by Ordinance No. 480 -FFFF)
11.1 PURPOSE AND INTENT - The purpose and intent of the SF -1A Single Family Residential
District is to provide for compatible land, building, and structure uses primarily oriented to
low density residential purposes, select agricultural uses, open space uses, and select
community facility uses. The SF -1A district may serve as a transitional element between
limited residential development and intense agricultural activities and higher density
urbanized areas of this City. Low density detached single family residential dwellings and
development, along with the aforedescribed uses, comprise the principal elements of the
district.
11.2 PERMITTED USES
a. Agricultural Uses - Agricultural uses whose products are grown primarily for home
consumption, such as domestic gardening, berry or bush crops, tree crops, flower
gardening, orchards, and aviaries.
b. Residential Uses - Single family detached dwellings.
Community Facility Uses
Public, semi - public and private parks;
2. Recreation and open space including playgrounds, parkways, greenbelts,
ponds and lakes, botanical gardens, pedestrian paths, bicycle paths,
equestrian bridle trails, nature centers, bird and wildlife sanctuaries;
3. Private boat docks, swimming pools and game courts;
4. City hall, fire and police stations and other municipal uses; and
5. Other uses of a similar nature and character.
11.3 ACCESSORY USES - In addition to those accessory uses specifically authorized in Section
34 of this ordinance, any use may be established as an accessory use to a permitted use
when it complies with the conditions for an accessory use as defined in this ordinance.
11.4 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance, subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No. 480 -C.)
11 -1
11.5 DEVELOPMENT REGULATIONS - In this district, the following development regulations
shall be applicable:
a. Height: No building or structure shall exceed two and one -half (2 -1/2) stories, nor
shall it exceed thirty -five (35) feet.
b. Front Yard: There shall be a front yard of not less than forty (40) feet.
Side Yard: There shall be a side yard of not less than twenty (20) feet.
d. Rear Yard: There shall be a rear yard of not less than forty (40) feet.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot
coverage not exceeding twenty percent (20 %) of the lot area, including all principal
and accessory structures. (As amended by 480 -QQQ)
Lot Area: The minimum area of a lot shall be forty three thousand five hundred sixty
(43,560) square feet except that no minimum area shall be required for any open
space lot designated in a City Council approved concept or development plan. (As
amended by Ordinance No. 480 -NNN)
g. Lot Dimensions: Each lot shall have a minimum width of one hundred (100) feet
and a minimum depth of one hundred twenty -five (125) feet.
h. Floor Area: The main residence shall contain a minimum of two thousand (2,000)
square feet of floor area.
Maximum Residential Density: The maximum number of dwelling units per acre
shall be 1.0.
Accessory Structure Standards (As amended by 480 -QQQ):
All accessory structures in the SF -1A zoning district shall meeting the following
standards:
i. The sum total of all accessory structures and buildings on the lot shall not
exceed 3% of the lot area or 4,000 sq.ft.
ii. All accessory structures that are, individually or cumulatively, less than
500 sq.ft. shall meet the accessory structure standards under Section
34.2.
iii. All accessory structures that individually are equal to or exceed 500 sq.ft.:
1. Setbacks from adjoining lots shall meet the principal structure setback
standards. No setbacks are required from the principal structure,
however, fire separation requirements may apply.
2. Height shall not exceed 20 feet.
3. Accessory structures of metal, wood or vinyl siding or equivalent
material shall meet the following design standards:
a. Minimum of 2 colors (principal color limited to white, beige,
natural shades of greens and browns, or color matching the
principal structure, with trim of contrasting colors).
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b. All metal accessory buildings to be painted with a factory
applied non - metallic matte - finish.
c. Addition of trim detail around the windows /doors /or string
courses or water tables.
d. Windows, doors, or other openings required on at least 2 sides.
e. Pitched roof required (of the appropriate pitch for the roof
design chosen or a minimum of 1:3).
4. Accessory structures using masonry shall meet the following
standards:
a. Masonry material used shall match the masonry material of the
principal structure on the lot.
b. Addition of trim detail around the windows /doors /or string courses
or water tables.
c. Windows, doors, or other openings required on at least 2 sides.
d. Roof (design, pitch, and materials) to be the same type as the
principal structure roof.
iv. Standards in subsection (iii) above shall not apply to accessory buildings
that do not have any enclosing walls such as gazebos, play structures,
and pergolas.
11.6 SPECIAL EXCEPTION USES - Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44, together with any
other conditions as the Board of Adjustment may impose. Any use accessory to an
approved special exception use shall be permitted without specific approval if it complies
with the conditions for an accessory use as defined in this ordinance. (As amended by
Ordinance No. 480 -D.)
11.7 CONCEPT PLAN - A Concept Plan meeting the requirements of Section 41 of this
ordinance is required to be submitted with a request for zoning to an SF -1A Single
Family Residential District. (As amended by Ordinance No. 480 -HHH 480 -000, and
480- FFFF
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11 -3
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SECTION 13
SF -30 SINGLE FAMILY RESIDENTIAL DISTRICT
(As Amended by Ordinance No. 480 -NNN)
(As amended by Ordinance No. 480 -000)
(As amended by Ordinance No. 480 -FFFF)
13.1 PURPOSE AND INTENT - The purpose and intent of the SF -30 Single Family Residential
District is to provide for compatible land, building, and structure uses primarily oriented to
moderately low density residential purposes, open space uses, and select community
facility uses. Moderately low density detached single family residential dwellings and
development, along with the aforedescribed uses, comprise the principal elements of the
district.
13.2 PERMITTED USES
a. Agricultural Uses - Agricultural uses whose products are grown primarily for home
consumption, such as domestic gardening, berry or bush crops, tree crops, flower
gardening, orchards, and aviaries.
b. Residential Uses - Single family detached dwellings.
Community Facility Uses
Public, semi - public and private parks;
2. Recreation and open space including playgrounds, parkways, greenbelts,
ponds and lakes, botanical gardens, pedestrian paths, bicycle paths,
equestrian bridle trails, nature centers, bird and wildlife sanctuaries;
3. City hall, fire and police stations and other municipal uses; and
4. Other uses of a similar nature and character.
13.3 ACCESSORY USES - In addition to those accessory uses specifically authorized in Section
34 of this ordinance, any use may be established as an accessory use to a permitted use
when it complies with the conditions for an accessory use as defined in this ordinance.
13.4 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance, subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No. 480 -C.)
13.5 DEVELOPMENT REGULATIONS - In this district, the following development regulations
shall be applicable:
a. Height: No building or structure shall exceed two and one -half (2 -1/2) stories, nor
shall it exceed thirty -five (35) feet.
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b. Front Yard: There shall be a front yard of not less than thirty -five (35) feet.
Side Yard: There shall be a side yard of not less than twenty (20) feet.
d. Rear Yard: There shall be a rear yard of not less than forty (40) feet.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot
coverage not exceeding twenty percent (20 %) of the lot area, except the sum total of
accessory buildings shall not exceed 750 square feet. (As amended by Ordinance
No. 480 -C.)
Lot Area: The minimum area of a lot shall be thirty thousand (30,000) square feet
except that no minimum area shall be required for any open space lot designated in
a City Council approved concept or development plan. (As amended by Ordinance
No. 480 -NNN)
g. Lot Dimensions: Each lot shall have a minimum width of one hundred (100) feet
and a minimum depth of one hundred twenty -five (125) feet.
h. Floor Area: The main residence shall contain a minimum of one thousand eight
hundred (1,800) square feet of floor area.
Maximum Residential Density: The maximum number of dwelling units per acre
shall be 1.45.
13.6 CONCEPT PLAN - A Concept Plan meeting the requirements of Section 41 of this
ordinance is required to be submitted with a request for zoning to an SF -30A Single
Family Residential District. (As amended by Ordinance No. 480- FFFF.)
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13 -2
13.7 SPECIAL EXCEPTION USES - Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44, together with any
other conditions as the Board of Adjustment may impose. Any use accessory to an
approved special exception use shall be permitted without specific approval if it complies
with the conditions for an accessory use as defined in this ordinance. (As amended by
Ordinance No. 480 -D.)
13 -3
SECTION 14
SF -20A SINGLE FAMILY RESIDENTIAL DISTRICT
(As amended by Ordinance 480 -NNN)
(As amended by Ordinance 480 -000)
(As amended by Ordinance 480 -FFFF)
14.1 PURPOSE AND INTENT - The purpose and intent of the SF -20A Single Family Residential
District is to provide for compatible land, building, and structure uses primarily oriented to
moderately low density residential purposes, open space uses, and select community
facility uses. Moderately low density detached single family residential dwellings and
development, along with the aforedescribed uses, comprise the principal elements of the
district.
14.2 PERMITTED USES
a. Agricultural Uses - Agricultural uses whose products are grown primarily for home
consumption, such as domestic gardening, berry or bush crops, tree crops, flower
gardening, orchards, and aviaries.
b. Residential Uses - Single family detached dwellings.
Community Facility Uses
Public, semi - public and private parks;
2. Recreation and open space including playgrounds, parkways, greenbelts,
ponds and lakes, botanical gardens, pedestrian paths, bicycle paths,
equestrian bridle trails, nature centers, bird and wildlife sanctuaries;
3. City hall, fire and police stations and other municipal uses; and
4. Other uses of a similar nature and character.
14.3 ACCESSORY USES - In addition to those accessory uses specifically authorized in Section
34 of this ordinance, any use may be established as an accessory use to a permitted use
when it complies with the conditions for an accessory use as defined in this ordinance.
14.4 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance, subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No. 480 -C.)
14.5 DEVELOPMENT REGULATIONS - In this district, the following development regulations
shall be applicable:
a. Height: No building or structure shall exceed two and one -half (2 -1/2) stories, nor
shall it exceed thirty -five (35) feet.
14 -1
b. Front Yard: There shall be a front yard of not less than thirty -five (35) feet.
Side Yard: There shall be a side yard of not less than fifteen (15) feet.
d. Rear Yard: There shall be a rear yard of not less than forty (40) feet, provided that
on lots fronting on a cul -de -sac, there shall be a rear yard of not less than thirty -five
(35) feet.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot
coverage not exceeding thirty percent (30 %) of the lot area, except the sum total of
accessory buildings shall not exceed 600 square feet. (As amended by Ordinance
No. 480 -C.)
Lot Area: The minimum area of a lot shall be twenty thousand (20,000) square feet
except that no minimum area shall be required for any open space lot designated in
a City Council approved concept or development plan. (As amended by Ordinance
No. 480 -NNN)
g. Lot Dimensions: Each lot shall have a minimum width of one hundred (100) feet
and a minimum depth of one hundred twenty -five (125) feet.
h. Floor Area: The main residence shall contain a minimum of one thousand eight
hundred (1,800) square feet of floor area.
Maximum Residential Density: The maximum number of dwelling units per acre
shall be 2.18.
14.6 CONCEPT PLAN - A Concept Plan meeting the requirements of Section 41 of this
ordinance is required to be submitted with a request for zoning to an SF -20A Single
Family Residential District. (As amended by Ordinance No. 480 -000 and 480 -FFFF)
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14 -2
14.7 SPECIAL EXCEPTION USES - Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44, together with any
other conditions as the Board of Adjustment may impose. Any use accessory to an
approved special exception use shall be permitted without specific approval if it complies
with the conditions for an accessory use as defined in this ordinance. (As amended by
Ordinance No. 480 -D.)
14 -3
SECTION 16
"MF -1" TWO FAMILY RESIDENTIAL DISTRICT
(As amended by Ordinance No. 480 -000)
(As amended by Ordinance No. 480 -FFFF)
16.1 PURPOSE AND INTENT - The purpose and intent of the MF -1 Two Family Residential
District is to provide for compatible land, building, and structure uses primarily oriented to
moderately low density residential purposes, open space uses, and select community
facility uses. The MF -1 district serves as a transitional element between single family zones
and higher density multiple family and commercial uses. Moderately low density detached
two family residential dwellings and development, along with the aforedescribed uses,
comprise the principal elements of the district.
16.2 PERMITTED USES
a. Agricultural Uses - Agricultural uses whose products are grown primarily for home
consumption, such as domestic gardening, berry or bush crops, tree crops, flower
gardening, orchards, and aviaries.
b. Residential Uses
Single family detached dwellings.
2. Two family dwellings.
Community Facility Uses
Public, semi - public and private parks.
2. Recreation and open space including playgrounds, parkways, greenbelts,
ponds and lakes, botanical gardens, pedestrian paths, bicycle paths,
equestrian bridle trails, nature centers, bird and wildlife sanctuaries.
3. City hall, fire and police stations and other municipal uses.
4. Other uses of a similar nature and character.
16.3 ACCESSORY USES - In addition to those accessory uses specifically authorized in Section
34 of this ordinance, any use may be established as an accessory use to a permitted use
when it complies with the conditions for an accessory use as defined in this ordinance.
16.4 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance, subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No. 480 -C.)
16 -1
16.5 DEVELOPMENT REGULATIONS - In this district, the following development regulations
shall be applicable:
a. Height: No building or structure shall exceed two and one -half (2 -1/2) stories, nor
shall it exceed thirty -five (35) feet.
b. Front Yard: There shall be a front yard of not less than forty (40) feet.
Side Yard: There shall be a side yard of not less than twenty (20) feet.
d. Rear Yard: There shall be a rear yard of not less than forty (40) feet.
e. Maximum Lot Coverage: All buildings and structures shall have a maximum lot
coverage not exceeding thirty (30) percent of the lot area, except that the sum total
of accessory buildings shall not exceed one hundred (100) square feet per dwelling
unit.
Lot Area: The minimum area of a lot shall be twenty thousand (20,000) square feet.
g. Lot Dimensions: Each lot shall have a minimum width of one hundred (100) feet
and a minimum depth of one hundred twenty -five (125) feet.
h. Floor Area: Each dwelling unit shall contain a minimum of one thousand five
hundred (1,500) square feet of floor area.
Maximum Residential Density: The maximum number of dwelling units per acre
shall be 4.36.
Single family dwellings must be constructed in accordance with the development
regulations applicable in the SF -20B district.
Maximum Impervious Coverage: The maximum impervious coverage shall not
exceed forty (40 %) percent of the total lot area. (As amended by Ordinance No.
480 -JJ).
16.6 ADDITIONAL DEVELOPMENT REGULATIONS FOR BUILDINGS OR USES LYING
WITHIN FOUR HUNDRED FEET (400') OF SINGLE FAMILY RESIDENTIAL PROPERTY -
In addition to the development regulations applicable to this zoning district, the
development regulations in Section 43, Part lll, Residential Adjacency Standards, shall also
apply. When any requirements in this section are in conflict with any other requirements for
this zoning district, the more stringent requirements shall apply. (As amended by Ordinance
No. 480 -CC).
16.7 CONCEPT PLAN - A Concept Plan meeting the requirements of Section 41 of this Ordinance
is required to be submitted with a request for zoning to an MF -1 Two Family Residential
District.
All properties zoned at the effective date of this ordinance which do not have an approved
Concept Plan on file with the City shall submit a Concept Plan meeting the requirements of
Section 41 of this ordinance prior to submittal of a site plan.
16 -2
The Concept Plan shall be processed in accordance with this Ordinance and state law for
changes in zoning. (As amended by Ordinance No. 480 -M 480 -000, and 480- FFFF
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16.8 EFFECT OF CONCEPT PLAN - All subsequent site plans shall substantially conform to the
Concept Plan approved with the zoning application. (As amended by Ordinance No. 480 -M.)
16.9 SPECIAL EXCEPTION USES - Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and com-
plete compliance with any and all conditions required in Section 44, together with any other
conditions as the Board of Adjustment may impose. Any use accessory to an approved
special exception use shall be permitted without specific approval if it complies with the
conditions for an accessory use as defined in this ordinance. (As amended by Ordinance
No.480 -M.)
16 -3
SECTION 17
"MF -2" MULTIPLE FAMILY RESIDENTIAL DISTRICT
(As amended by Ordinance No. 480 -000)
(As amended by Ordinance No. 480 -FFFF)
17.1 PURPOSE AND INTENT - The purpose and intent of the MF -2 Multiple Family Residential
District is to provide for compatible land, building, and structure uses primarily oriented to
medium to high density multiple family dwelling use on larger tracts of land designed so as
to provide total residential amenities of open space, recreation space, landscaping and
areas of protected off - street parking. This district is intended to be located near high -
volume thoroughfares due to the traffic - generating probability of the medium to high density
development.
17.2 PERMITTED USES
a. Residential Uses - Multiple Family Dwellings - Including apartments, condominiums
and townhouses.
b. Community Facility Uses
Public, semi - public and private parks.
2. Recreation and open space including playgrounds, parkways, greenbelts,
ponds and lakes, botanical gardens, pedestrian paths, bicycle paths,
equestrian bridle trails, nature centers, bird and wildlife sanctuaries.
3. City hall, fire and police stations and other municipal uses.
4. Other uses of a similar nature and character.
17.3 ACCESSORY USES - In addition to those accessory uses specifically authorized in Section
34 of this ordinance, any use may be established as an accessory use to a permitted use
when it complies with the conditions for an accessory use as defined in this ordinance.
17.4 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance, subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No. 480 -C.)
17.5 DEVELOPMENT REGULATIONS - In this district, the following development regulations
shall be applicable:
a. Height: No building or structure which is located within one hundred (100) feet of
property zoned as single family residential shall exceed one (1) story, nor shall it
exceed thirty -five (35) feet. No building which is located more than one hundred
(100) feet from property zoned as single family residential shall exceed three (3)
stories, nor shall it exceed forty -five (45) feet.
17 -1
b. Front Yard: Where the side of an M F -2 zoned lot abuts on property zoned as Single
Family Residential, there shall be a front yard of not less than forty (40) feet; where
MF -2 zoned property does not abut property zoned as Single Family Residential,
then there shall be a front yard of not less than thirty (30) feet.
Side Yard: There shall be a side yard of not less than fifteen (15) feet except where
the lot abuts property zoned as single - family residential there shall be a side yard of
not less than twenty -five (25) feet.
d. Rear Yard: There shall be a rear yard of not less than twenty (20) feet except where
the lot abuts property zoned as single - family residential, there shall be a rear yard of
not less than forty (40) feet.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot
coverage not exceeding forty (40) percent of the lot area. (As amended by
Ordinance No. 480 -13B.)
Lot Area: The minimum area of a lot shall be forty -three thousand five hundred
sixty (43,560) square feet.
g. Floor Area: Each dwelling unit in this district shall have a minimum floor area of
eight hundred fifty (850) square feet.
h. Maximum Residential Density: The maximum number of dwelling units per acre
shall be 12.
A minimum of fifteen (15) percent of all multi - family units within each project shall be
specifically designed for the occupancy and use of the elderly or handicapped.
These units will be provided with appropriate plumbing and electrical fixtures,
emergency notification and alarm devices, and shall be designed for the
arrangement and placement of cabinets, doors, counters and door hardware to be
accessible to the elderly or handicapped.
All property placed in the MF -2 zoning category shall be situated contiguous to a
primary arterial, secondary arterial or primary collector thoroughfare as identified on
the community's Master Thoroughfare Plan. This requirement is designed to ensure
that the supporting street infrastructure can handle higher volumes of traffic during
peak hours of traffic loading without a requirement to divert traffic through traditional
residential streets. Wherever possible, property considered for MF -2 zoning
classification should be located in close proximity to designated pick -up points for
any mass transit systems serving the City of Southlake.
Any and all property considered for rezoning to the MF -2 zoning classification
should be located within two and one -half (2'/2) miles of a public elementary school
site. This requirement is designed to ensure reasonable access to necessary,
supportive educational facilities to meet the needs generated by multi - family housing
intensity. Property considered for zoning to the MF -2 zoning classification should lie
within five (5) miles of a public middle school or junior high school facility. This
17 -2
requirement is to ensure the availability of appropriate educational support activities
to meet the needs created by multi - family housing development.
Maximum Impervious Coverage: The maximum impervious coverage shall not
exceed fifty (50 %) percent of the total lot area. (As amended by Ordinance No. 480-
ii).
17.6 ADDITIONAL DEVELOPMENT REGULATIONS FOR BUILDINGS OR USES LYING
WITHIN FOUR HUNDRED FEET (400') OF SINGLE FAMILY RESIDENTIAL PROPERTY
In addition to the development regulations applicable to this zoning district, the
development regulations in Section 43, Part lll, Residential Adjacency Standards, shall also
apply. When any requirements in this section are in conflict with any other requirements for
this zoning district, the more stringent requirements shall apply. (As amended by Ordinance
No. 480 -CC).
17.7 USABLE OPEN SPACE
All residential use shall provide and maintain a minimum of two hundred and fifty (250)
square feet of Usable Open Space for each dwelling unit. For the purpose of this
ordinance, Usable Open Space is as follows:
Usable open space shall mean outdoor area, excluding parking and other service areas,
which is utilized for livable and /or related amenity, such as outdoor living, associated
recreation and /or landscaping, and which is open and unobstructed from its lowest level to
the sky except for roof overhangs and architectural projections. All usable open space,
unless hereinafter excepted, shall be accessible to, and usable by, all residents residing on
the site. Private courtyards or balconies may constitute usable open space for the purpose
of calculating up to thirty (30) percent of the total required usable open space. Usable open
space may include areas at the ground level and /or on roofs, decks, or balconies designed
for common use; provided, that such areas meet other criteria as hereinafter set forth. The
minimum dimensions for usable open space at the ground level shall be ten (10) feet by ten
(10) feet and the minimum area shall be one hundred (100) square feet. The minimum
dimensions for usable open space located on roofs or decks that are available for common
use shall be twenty (20) feet by twenty (20) feet and the minimum area shall be four
hundred (400) square feet. At least one -half of the required open space shall be at the
ground level. (As amended by Ordinance No. 480 -000 and 480 -FFFF)
17 -3
17.8 SITE PLAN
a. An approved site plan shall be a prerequisite for the granting of MF -2 Multiple
Family Residential District zoning classification and to the issuance of a building
permit or certificate of occupancy for any property in an MF -2 Multiple Family
Residential District. Information required to be submitted, approval of the site plan,
and any administrative action shall be in accordance with Section 40 of this
ordinance to the extent such requirements are applicable to a residential district.
b. The purpose of the site plan review is:
To insure compliance with the Zoning Ordinance, while allowing for design
flexibility.
2. To assist in the orderly and harmonious development of the City;
3. To protect adjacent uses from obstructions to light, air, and visibility;
4. To provide compliance with fire code provisions;
5. To avoid undue concentrations of population and overcrowding of land;
6. To facilitate the adequate provision of transportation, water, sewage,
drainage and other public requirements.
17.9 APPROVAL OF ZONING - The Planning and Zoning Commission shall, after conducting a
public hearing, recommend approval of an application for a multiple - family dwelling complex
if the proposed development meets all the minimum standards established in this ordinance
and other applicable ordinances, and if the Commission finds that the proposed
development will not be detrimental to the health, safety, or welfare of the surrounding
neighborhood or its occupants, or be substantially or permanently injurious to neighboring
property. The Commission shall recommend disapproval or conditional approval of any
application which fails to meet the above criteria or is in conflict with the Comprehensive
Plan or the adopted growth policies of the City.
17.10 SPECIAL EXCEPTION USES - Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44, together with any
other conditions as the Board of Adjustment may impose. Any use accessory to an
approved special exception use shall be permitted without specific approval if it complies
17 -4
with the conditions for an accessory use as defined in this ordinance. (As amended by
Ordinance No. 480 -D.)
17 -5
SECTION 29
"MH" - MANUFACTURED HOUSING
(As amended by Ordinance No. 480 -QQ)
(As further amended by Ordinance No. 480 -EEE)
(As further amended by Ordinance No. 480 -HHH)
(As further amended by Ordinance No. 480 -NNN)
(As further amended by Ordinance No. 480 -000)
(As further amended by Ordinance No. 480 -FFFF)
29.1 PURPOSE AND INTENT - This zoning classification is established to provide for diverse
types of single - family residential uses, including manufactured homes, industrialized
(modular) homes and site built homes. This zoning classification provides appropriate
development standards for the placement of manufactured, industrialized and site built
housing in the City of Southlake where adequate streets and other community facilities are
available for present and future needs. Manufactured housing shall only be permitted in the
MH district unless otherwise specifically authorized elsewhere in this ordinance. (as
amended by Ord. 480 -QQ)
29.2 PERMITTED USES (as amended by Ord. 480 -QQ)
a. Residential Uses:
• Single- family detached (one dwelling unit per lot)
• Home occupation
b. Recreational uses:
Parks and open space (for recreational, resource protection, conservation, and
health and safety benefits)
Public playgrounds, greens, plazas, and squares
29.3 TYPES OF RESIDENTIAL STRUCTURES PERMITTED
(as amended by Ord. 480 -QQ)
• HUD -code manufactured homes
• Industrialized or modular housing
• Site built housing
29.4 ACCESSORY USES - In addition to those accessory uses specifically authorized in Section
34 of this ordinance, any use may be established as an accessory use to a permitted use
when it complies with the conditions for an accessory use as defined in this ordinance.
29.5 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance, subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No. 480 -C.)
29 -1
29.6 DEVELOPMENT REGULATIONS - In this district, the following development regulations
shall be applicable:
a. Height: No building or structure hereafter erected, reconstructed, altered or
enlarged shall exceed two and one -half (2 -1/2) stories, nor shall it exceed thirty -five
(35) feet.
b. Front Yard: There shall be a front yard of not less than fifteen (15) feet. Corner lots
shall have a minimum side yard of ten (10) feet on the second front yard.
Side Yard: There shall be a minimum side yard requirement of not less than ten (10)
feet on all lots, except that corner lots may have a minimum side yard of five (5) feet
on the side yards adjacent to interior lots.
d. Rear Yard: There shall be a rear yard having a depth of not less than twenty -five
(25) feet, except that the principal building may encroach as close as fifteen (15)
feet to the rear property line as long as no more than fifty percent (50 %) of the area
between the twenty -five (25) foot and fifteen (15) foot rear yard area and the ten (10)
foot side yard setbacks is encroached. (As amended by Ord. No. 480 -EEE)
e. Only one residential structure may be placed upon an approved lot.
Lot Area: The minimum area of a lot shall be twenty thousand (20,000) square feet
except that no minimum area shall be required for any open space lot designated in
a City Council approved concept or development plan (as amended by Ordinance
480 -NNN). The minimum lot area set forth above shall not apply to any unplatted
tract, deeded and filed of record prior to January 1, 2000. Subsequent to the
enactment of this ordinance, no property in the MH zoning district may be
subdivided or re- subdivided to a lot or tract size less than the smaller of 20,000
square feet or the size of the tract as it existed on January 1, 2000, with the
exception of deviations authorized below:
Deviations from deeded tract boundaries may be authorized by the City
Council with plat approval. When preparing a plat for the subdivision or re-
subdivision of unplatted tracts in the "MH" - Manufactured Housing district,
the subdivider is encouraged to formalize pre- existing tract patterns into lots.
In an effort to establish a consistent and cohesive lot pattern, limited
deviations from the pre- existing tract area boundaries may be permitted due
to irregularity in tract ownership and development. Any such allowance shall
not result in an increase in the total number of tracts /lots unless authorized
by City Council. Any changes from the pre- existing tract layout shall be
firmly based on promoting a regular lot pattern that is in keeping with the
characteristics for that particular neighborhood.
g. Width of Lots - The width of a lot shall be a minimum of sixty (60) feet at the building
line.
h. Maximum Lot Coverage — Lots having an area of ten - thousand (10,000) square feet
or less, all buildings or structures shall have a maximum lot coverage not exceeding
forty five percent (45 %) of the lot area and Lots having an area greater than ten-
29 -2
thousand (10,000) square feet shall have a maximum lot coverage not exceeding
thirty percent (30 %) of the lot area. The sum total of accessory buildings shall not
exceed 600 square feet and shall be included in the calculation of lot coverage.
29.7 SPECIAL EXCEPTION USES - Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44, together with any
other conditions as the Board of Adjustment may impose. Any use accessory to an
approved special exception use shall be permitted without specific approval if it complies
with the conditions for an accessory use as defined in this ordinance. (As amended by
Ordinance No. 480 -D.)
29.8 CONCEPT PLAN - A Concept Plan meeting the requirements of Section 41 of this
ordinance is required to be submitted with a request for zoning to an "MH" Manufactured
Housing District. (As amended by Ordinance No. 480 -HHH 480 -000, and 480 -FFFF
29 -3
SECTION 30
"PUD" PLANNED UNIT DEVELOPMENT DISTRICT
(As Amended by Ordinance No. 480 -RR)
(As further amended by Ordinance No. 480 -HHH)
(As further amended by Ordinance No. 480 -VVV)
(As further amended by Ordinance No. 480 -FFFF)
30.1 PURPOSE AND INTENT - The purpose of this district, sometimes identified as a suffix to
one of the other districts, is to permit flexibility and encourage a more creative, efficient and
aesthetically desirable design and placement of buildings, open spaces, circulation patterns
and to best utilize special site features such as topography, size and shape. It is intended
that the flexibility permitted by this zoning category extends to discretionary approval, in
conjunction with site plan or concept plan review, not limited to, but including such items as
those relating to parking space requirements, building line setbacks, square footage of
buildings and structures, sign placement and specifications and protective screening in
order to achieve conformance with good planning practices. This district may also be used
to accommodate planned associations of uses developed as integral land use units, which
may be planned, developed and operated either by a single owner or a combination of
owners.
30.2 PERMITTED USES - The PUD District, when approved as a suffix to a particular zoning
district, will allow the development of any combination of uses which are permitted in that
district. The PUD District may also be approved for a specific use or uses, or a class of
generic uses such as office, retail, personal services, educational facilities or warehousing.
a. In the event certain uses are deemed inappropriate in a PUD district, whether
approved for specific uses or as a suffix to another district, the use of the property
may be specifically restricted by eliminating certain uses from the category of
permitted uses.
30.3 RESIDENTIAL PLANNED UNIT DEVELOPMENTS - Where the PUD District is developed
primarily for residential uses, the tract shall have a gross area of at least one (1) acre (As
amended by Ordinance No. 480 -HHH). A residential PUD district may be designed to
accommodate the following development:
a. Dwelling units grouped into clusters, allowing an appreciable amount of land for
open space.
b. Projects with much or all of their housing in townhouses or apartments or both.
Higher densities than conventional single - family projects of the same acreage.
d. Part of the land used for non - residential purposes, such as shopping or employment
centers.
e. Preservation or enhancement of areas exhibiting environmentally significant natural
features.
30.4 NON - RESIDENTIAL PLANNED UNIT DEVELOPMENTS - Where the PUD District is
developed primarily for non - residential uses, the tract shall have a gross area of at least five
30 -1
(5) acres. A non - residential PUD district may be designed to accommodate the following
development:
a. Commercial or industrial uses grouped into clusters, allowing an appreciable amount
of the land for open space or joint use such as parking and storage.
b. Single purpose commercial or industrial uses projected to involve innovative land
utilization.
30.5 DEVELOPMENT REGULATIONS - The height, setback, area, floor space, and other
development regulations for permissible uses in a PUD district shall conform to the
development regulations which would be applicable to such uses if the same were situated
in the most restrictive district in which such uses are permitted. Zero lot line development
may be permitted for non - residential uses on a common interior lot line where construction
of a party wall is used. Where zero lot development is utilized, the equivalent open space
and plantings (normally provided in adjoining bufferyards along the common lot line) shall
be provided elsewhere within the two developing lots. In addition, the City Council may
approve more flexible development standards if other design features provide adequate
protection to surrounding and adjacent properties. For any residential PUD, the maximum
density permitted shall not exceed 1.80 dwelling units per gross acre. (As amended by
Ordinance No. 480 -U.) (As further amended by Ordinance No. 480 -X and Ordinance No.
480 -VVV.)
When developing a residential PUD in phases, the City Council shall establish in the
individual PUD ordinance the maximum density permitted in each phase to assure that the
maximum density of the entire residential PUD is not exceeded once complete buildout is
achieved. (As amended by Ordinance No. 480 -C.)
The Board of Adjustment may grant variances of up to, but not exceeding, ten percent
(10 %) of any required setback or lot coverage requirement established by the City Council
in the specific P.U.D. regulations at the time of zoning of said Planned Unit Development.
This approval shall be per the requirements set forth in Section 44.3 (b) of the Zoning
Ordinance. (As amended by Ordinance No. 480 -L).
30.6 ADDITIONAL DEVELOPMENT REGULATIONS FOR BUILDINGS OR USES LYING
WITHIN FOUR HUNDRED FEET (400') OF SINGLE FAMILY RESIDENTIAL PROPERTY -
In addition to the development regulations applicable to this zoning district, the
development regulations in Section 43, Part lll, Residential Adjacency Standards, shall also
apply. When any requirements in this section are in conflict with any other requirements for
this zoning district, the more stringent requirements shall apply. (As amended by Ordinance
No. 480 -CC).
30.7 PARKING REGULATIONS
a. All parking and vehicle use areas shall be paved with an all- weather surface.
b. Off - street parking facilities shall be provided at locations designated on the
approved development plan.
30 -2
Minimum off - street parking requirements shall be established in the approved
development plan. Any deviation less than the minimum requirements specified in
Section 35 shall require specific approval from the City Council. (As amended by
Ordinance No. 480 -M.)
30.8 APPLICATION - An application for a Planned Unit Development District shall be made to
the Planning and Zoning Commission in the same manner that an application for zoning
change is made. The application shall be processed according to the procedures specified
herein. For purposes of application processing, all Planned Unit Development applications
shall initially be divided into two (2) broad categories:
Planned Unit Developments encompassing one hundred (100) acres or less in land
area. These shall require the submission and processing of a Development Plan
and any specific Planned Unit Development ordinance approving such a proposal
shall require specific compliance with the terms of the development plan which shall
be incorporated by reference into the Zoning Ordinance Amendment.
2. Planned Unit Developments encompassing more than one hundred (100) acres of
land area shall be given the opportunity at the time of zoning application to select
between two (2) alternative processing procedures:
a. The applicant may choose to submit a Development Plan in conformance
with the provisions of this Section and thereby complete all processing
requirements at the inception of the zoning action.
b. The applicant may choose to submit a Concept Plan for the entire Planned
Unit Development area. In addition to the requirements set forth in Section
41.3 of this ordinance, the Concept Plan shall include the following:
(1) A preliminary drainage study;
(2) A preliminary major utility layout showing water and sewer mains,
etc.
(3) A proposed major thoroughfare plan; and
(4) A legend detailing the minimum area of open space, the maximum
density, the percentage of land allotted to each use, and the general
location of each use.
The zoning application may then be processed and a zoning classification of
Planned Unit Development allocated to the site by appropriate municipal
ordinance. The ordinance will identify the tract as a Planned Unit
Development and will identify the types, intensity and density of land uses on
the site. The ordinance will further provide that no actual construction can
commence on any portion of the project until a Development Plan complying
with the provisions of this Section has been processed and approved on that
specific section or phase of the Planned Unit Development. Each
Development -Plan which is submitted for approval of a specific section or
phase of the Planned Unit Development shall cover a minimum of fifty (50)
30 -3
acres. This approach is designed and intended to allow a large
development to be approved in concept and then constructed in phases.
The City recognizes that it may not be feasible and it may be unrealistic to
require a highly detailed development plan to be completed on a very large
project when it is recognized that it will be constructed in sections or phases
over several years. Any Planned Unit Development projects undertaken on
the basis of Concept Plan approval rather than full Development —Plan
approval do not reflect the concurrence of the City to any specific lot
arrangement or sizing, street arrangement or pattern, or approval of any
specific open space or public facility plans not reflected on the approved
Concept Plan. Planned Unit Development zoning based solely on a concept
plan reflects only zoning approval of the basic concept and may not be
implemented until full development plan approval on each section or phase
has been granted; however, an applicant receiving approval of a Concept
Plan shall be entitled to rely on, and implement by subsequently approved
Development Plans, the type, intensity and density of land uses set forth in
the approved concept plan. A concept plan based upon the Planned Unit
Development Ordinances shall be subject to the following additional restric-
tions:
Consistency Requirement Each and every development plan submitted to
secure implementation authority under the concept plan approval option
must be consistent with the original concept plan. If the Zoning
Administrator should identify any material variance between a submitted
development plan application and the approved concept plan for the
Planned Unit Development, he shall reject the development plan application
and not accept it for processing until a new concept plan for the entire
Planned Unit Development has been approved under the terms and
provisions of this ordinance.
City /Developer Agreement All Planned Unit Development zoning granted
on the basis of concept plan approval or development plan approval shall be
required to enter into a City /Developer Agreement prior to or
contemporaneous with final plat approval. This Agreement is designed and
intended to reflect the agreement of the City and the Developer as to the
phasing of construction to insure the timely and adequate provisions of
public works facilities and public type improvements. This Agreement is also
intended to insure balanced intensity of development to avoid overloading
existing public facilities during the construction phase. This Agreement will
be individually negotiated for each project, but should address the following
issues:
(1) Any agreements on cost sharing for the installation or oversizing of
major utility systems, lines or facilities.
(2) Any agreements on cost sharing for the installation of interior or
perimeter roadways, thoroughfares, or street systems.
(3) Any agreements as to a mandatory construction or dedication
schedule for a specific amount of park or open space area or
30 -4
improvements, school site or sites, landscaping or greenbelt
development or other comparable items to be dedicated or
constructed for each acre of property within the development
released for construction by development plan approval. This
requirement is intended to allow the City to insure that pre - planned
public type facilities, improvements or amenities are installed
concurrently with other development on the basis of a negotiated
formula.
(4) Any agreements between the City and the Developer as to the
establishment of a maximum residential density or commercial or
industrial intensity of use during the construction process. This
requirement is intended to allow the City to establish a maximum
development intensity that cannot be exceeded while each phase of
the project is being completed. Under this provision, the City may
establish a maximum overall density for each phase of the project to
be applicable only during the construction phase of the Planned Unit
Development. This restriction would require concurrent development
of lower density or intensity of use activities with higher density or
intensity of use activities.
(5) An agreement by the Developer to maintain all open space lands at
no cost to the City. (As amended by Ordinance No. 480 -M.)
30.9 DEVELOPMENT PLAN
a. Except as otherwise provided in Section 30.7, an application for a Planned Unit
Development shall include and be accompanied by a development plan which shall
become a part of the amending ordinance and shall be referenced on the Official
Zoning Map. Changes in the development plan shall be considered the same as
changes in the Official Zoning Map. The proposed development plan shall be
processed as required except that changes of detail which do not alter the basic
relationship of the proposed development to adjacent property and which meet the
conditions set forth in Section 40.6 of this ordinance, may be approved by the
Administrative Official.
b. The Development Plan may, in some cases, be a two -phase document. The first
phase shall illustrate and contain the applicant's request and suggestion for the use,
configuration of buildings, parking, etc., and the second phase shall illustrate the
development plan showing the suggestions and recommendations of the Planning
and Zoning Commission after review of Phase One. In addition to the requirements
set forth in Section 40.3 of this ordinance, the development plan shall provide as
much detail as possible including, but not necessarily limited to:
A scale drawing showing any proposed public or private streets and alleys;
building site, or building lots; any areas proposed for dedication, or reserved
as parks, parkways, playgrounds, utility and garbage easements, school
sites, street widening, street changes; and the points of ingress and egress
from existing public streets on an accurate survey of the boundary of the
tract.
30 -5
2. For buildings more than one (1) story in height, except single - family and two -
family residences, elevations and /or perspective drawings may be required
in order that the relationship of the buildings to adjacent property, open
spaces and to other features of the development plan may be determined.
Such drawings need only indicate the height, number of floors and
exposures for access, light and air.
3. For development projects influenced by, impacting on flood -prone areas, or
containing major drainageways or areas flood -prone by definition of the City
Engineer, a preliminary drainage plan shall be a part of the development
plan. This requirement may be waived only upon the recommendation of the
City Engineer.
4. A screening and landscaping plan shall be required where such treatment is
essential to the proper arrangement of the development in relation to
adjacent property. Such plan shall, when required, include screening walls,
planting, wooded areas to be retained, and lawns if such are determined to
be necessary by the City Council.
5. Any or all of the required features may be incorporated on a single drawing if
such drawing is clear and capable of evaluation and interpretation by the
Administrative Official.
In any nonresidential Planned Unit Development, all building sites shall submit a site
plan meeting the requirements of Section 40 of this ordinance. (As amended by
Ordinance No. 480 -VVV.)
This site plan shall be submitted either concurrently with the development site plan
for this phase of the Planned Unit Development or prior to requesting a building
permit. This site plan may only be approved following a public hearing before the
Planning & Zoning Commission and the City Council in accordance with the same
notice and hearing requirements for zoning changes as set forth in Section 46 of this
ordinance. (As amended by Ordinance No. 480 -M.)
30.10 DEVELOPMENT SCHEDULE - The Planning and Zoning Commission may, at its discretion,
require that an application for a Planned Unit Development District be accompanied by a
development schedule indicating the approximate date on which construction is expected to
begin and the rate of anticipated development to completion. Such schedule shall not be
binding upon the applicant, but the City shall be entitled to utilize this schedule in arranging
for the construction of supporting public works facilities.
30.11 COMMON OPEN SPACE - For all residential uses within a planned unit development,
common open space (whether dedicated to public use or owned and maintained in common
by all or part of the occupants of the PUD through a property owner association) shall be
reserved primarily for the leisure and recreational use of the occupants of the residential
uses. The common open space shall comprise not less than ten (10) percent of the gross
site area within a Residential Planned Unit Development (R -PUD). The location of open
space shall be subject to City Council approval. The amount of said common open space
may be varied downward by the City Council when a lesser amount of such open space
30 -6
would be more appropriate to the density of development or size of families or households
proposed in a project, or where the availability and nature of adjacent public open space is
such that a lesser amount of common open space would adequately protect the health,
safety and welfare and promote the orderly development of the residential uses.
For the purpose of this section, common open space shall include:
Land area accessible to and permanently reserved for the common use and
enjoyment of the occupants of the residential project for leisure and recreational
purposes, not including area devoted to parking and accessory uses.
2. Golf courses, parks, and other open greenbelt areas adjacent to the project, whether
publicly or privately owned, which are readily accessible.
3. School sites, excluding the area devoted to buildings.
Land required for common open space shall not include the following:
Areas reserved for the exclusive use and benefit of an individual tenant or owner.
2. Dedicated streets, alleys or public rights -of -way.
3. Vehicular driveways, private streets or parking, loading or storage areas.
4. Areas in retention and detention ponds of drainage easements in excess of 25% of
the total open space area.
661 eEt to the appR) al 9f the City. In residential PUDs that either create four (4) or fewer
residential lots or 0.5 acres or less of open space, the required common open space may be
in perpetual conservation or tree preservation easements as defined and approved in the
ordinance creating the R -PUD (As amended by Ordinance No. 480 -HHH and 480- FFFF
30.12 APPROVAL - Every Planned Unit Development District approved under the provisions of
this ordinance shall be considered as an amendment to the zoning ordinance as applicable
to the property involved. In carrying out the development of a Planned Unit Development
District, the development conditions shall be complied with and such conditions as are
specified for the development of a Planned Unit Development District shall not be construed
as conditions precedent to the approval of the zoning amendment, but shall be construed as
conditions precedent to the granting of a certificate of occupancy.
30 -7
SECTION 33
SUPPLEMENTARY DISTRICT REGULATIONS
(As amended by Ordinance No. 480 -JJJ)
(As amended by Ordinance No. 480 -NNN)
(As amended by Ordinance No. 480 -UUU)
(As amended by Ordinance No. 480 -VVV)
(As amended by Ordinance No. 480 -YYY)
(As amended by Ordinance No. 480 -FFFF)
33.1 GENERAL Except as specifically authorized to the contrary in this ordinance, the following
regulations shall apply in all zoning districts:
33.2 FENCES — Refer to Section 39 for fencing and screening requirements. (As amended by
480 -UUU)
33.3 DELETED IN ITS ENTIRETY BY ORDINANCE NO. 480 -UUU
33.4 DELETED IN ITS ENTIRETY BY ORDINANCE NO. 480 -C.
33.5 EXCEPTIONS TO HEIGHT REGULATIONS (As amended by Ordinance No. 480 -U.)
a. In the districts where the maximum building or structure height shall not exceed two
and one -half (2 and three (3) stories nor thirty -five feet (35), water standpipes
and water tanks, church spires, belfries, cupolas, ornamental towers (as defined in
the adopted Uniform Building Code), and flagpoles being placed on or above the
roof level of a building and not intended for human occupancy may be erected so
that the structure exceeds the district's maximum height regulations by fifteen feet
(15), to a height not exceeding fifty feet (50'). However, where structures with the
above -noted roof - mounted appurtenances are adjacent to residentially zoned
property or property shown as low density residential or medium density residential
on the Land Use Plan, there shall be one (1) additional foot added to the required
front, side, and year yard setbacks for each one (1) additional foot of height, or part
thereof, exceeding the maximum height of the district. The increased yard
requirement shall apply only to that portion of the structure that exceeds the
maximum height requirement of thirty -five feet (35).
b. Waivers of the height requirements noted in paragraphs a. above may be granted by
the City Council, following a recommendation by the Planning and Zoning
Commission, when being considered as a part of a concept plan or site plan review.
Otherwise, waivers of these requirements may be approved by the Board of
Adjustment.
Sports lighting, communication antennas or communication structures, utility poles
and towers, and water tanks are exempt from height restrictions if owned by
government entities or public utilities having franchise agreements with the city.
d. Limitations on number of stories shall not apply to buildings used exclusively for
storage purposes provided such buildings do not exceed the height in feet permitted
in the district in which they are located.
33 -1
e. The permitted height of any occupied building or structure shall be further restricted
to the capability of the local or available fire fighting equipment to adequately handle
any such building height.
33.6 PROJECTIONS OF BUILDINGS, STRUCTURES AND APPURTENANCES INTO
REQUIRED YARDS
a. Terraces, balconies, decks, uncovered porches and ornamental features which do
not extend more than four (4) feet from the side wall line, above the floor level of the
ground (first) story, may project into a required side yard, provided these projections
are a distance of at least eleven (11) feet from any adjacent side lot line. Such
features may not project into a required front or rear yard more than eight (8) feet
from the front or rear wall line.
b. An uncovered, unenclosed porch projecting into the front yard setback may not be
more than eighty (80) square feet or project into the front yard setback for a distance
of more than five (5) feet.
Every part of a required yard shall be open to the sky, unobstructed by a building,
except for the ordinary projections of sills, belt courses, cornices and ornamental
features not exceeding twelve (12) inches. Roof eaves may project in required side
yards not to exceed thirty (30) inches.
d. Gasoline filling station pumps and pump islands may be located or may project into
a required yard provided they are not less than twenty -five (25) feet from any street,
highway or alley right -of -way line, and not less than fifty (50) feet from any
residential property line.
33.7 MINIMUM WIDTH OF ENCLOSED OR PARTIALLY ENCLOSED OPEN SPACE- Where an
open space is more than fifty (50) percent surrounded by a building, the minimum width of
the open space shall be at least twenty (20) feet for one -story and one and one -half story
buildings, thirty (30) feet for two -story buildings, and forty (40) feet for three or more story
buildings.
33.8 APPENDICES - The City Council may issue supplementary auxiliary regulations by
ordinance and may include them in this ordinance as appendices. Contemplated or already
in existence at the writing of this ordinance are the following regulations that may be
applicable to proposed development and may or may not be included as an appendix to this
basic ordinance: (As amended by Ordinance No. 480 -C.)
a. Drainage Ordinance No. 482
b. Masonry exteriors required on certain buildings.
Perimeter Street Ordinance No. 494
d. Subdivision Ordinance.
e. Sign Ordinance.
33 -2
Animal Control that regulates the number and reason for housing animals in
certain areas.
g. Noise Regulation Ordinance.
h. Floodplain or flood hazard ordinances.
Sewer Pro Rata Ordinance No. 493
33.9 FRONT YARD ADJUSTMENTS - Front yard requirements as established in the various
zoning districts shall be adjusted by the Building Official to achieve consistency and
compatibility with surrounding or future public development in the following cases (providing
there is no conflict with future street or highway right -of -way requirements):
a. Where forty (40) percent or more of the frontage on the same side of a street
between two intersecting streets is presently developed or may hereafter be
developed with buildings that have (with a variation of ten (10) feet or less) a front
yard greater or lesser in depth than herein required, new buildings shall not be
erected closer to the street than the average front yard so established by the
existing buildings.
b. Where forty (40) percent or more of the frontage on one side of a street between two
intersecting streets is presently developed or may hereafter be developed with
buildings that do not have a front yard as described above, then:
Where a building is to be erected on a parcel of land that is within one
hundred (100) feet of existing buildings on both sides, the minimum front
yard shall be a line drawn between the two closest front corners of the
adjacent building on each side; or
2. Where a building is to be erected on a parcel of land that is within one
hundred (100) feet of an existing building on one side only, such building
may be erected as close to the street as the existing adjacent buildings.
Interior lots abutting on two streets shall provide the required front yard on both
streets.
d. On corner lots, a front yard shall be provided on each street frontage unless a
platted setback line exists.
e. Front yard requirements in all districts adjacent to an existing or proposed major
thoroughfare or secondary thoroughfare street, as designated in the City's latest
approved Thoroughfare Plan, shall be measured from such existing or proposed
major thoroughfares or secondary thoroughfare street right -of -way line.
No building or structure adjacent to a State or Federal numbered highway, including
the frontage/ service roads thereof, shall be located or erected closer than fifty (50)
feet from any such right -of -way. Said fifty (50) foot front yard may, however, be
33 -3
used for off - street parking, driveways, and permitted signs, canopies, and pump
islands of gasoline service stations.
33.10 SIDE YARD ADJUSTMENTS - Side yard requirements as established in the various zoning
districts and in Section 42 "Bufferyards" shall be adjusted by the Building Official to achieve
consistency and compatibility with surrounding or future public development in the following
cases:
a. Commercial buildings used in part for dwelling purposes (hotel, motel, and other
approved temporary quarters), where permitted, shall provide side yards not less
than five (5) feet in width unless every dwelling unit therein opens directly upon a
front yard, rear yard or courtyard.
b. Where a lot at the time of the effective date of this ordinance has a width of less
than fifty (50) feet, the yard on each side of a building may be reduced to a width of
not less than ten (10) percent of the width of the lot, but in no instance shall such
width be less than four (4) feet.
On corner lots of record, the yard adjacent to the side street shall not be less than
the required front yard.
33.11 REAR YARD ADJUSTMENTS - Rear yard requirements as established in the various
zoning districts and in the Bufferyard Appendix shall be adjusted by the Building Official to
achieve consistency and compatibility with surrounding or future public development in the
following uses:
a. Where a lot abuts an alley, one -half (1/2) the alley width may be considered as part
of the required rear yard.
33.12 LOT AREA PER FAMILY ADJUSTMENT - Lot area per family (dwelling unit) requirements
as established in the various zoning districts shall be adjusted by the Building Official to
achieve consistency and compatibility with surrounding or future public development in the
following cases:
a. Where a lot at the time of the effective date of this ordinance has less area or width
than herein required in the district in which it is located, said lot may nonetheless be
used for a permitted residential use in the district in which it is located.
b. Where the conditions relevant to subsections 33.13 and 33.14 exist, then the
provisions of said subsections shall prevail regarding lot size adjustments.
33.13 HEALTH REGULATIONS: WATER SUPPLY - If the permitted use is not to be immediately
served by an approved municipal water utility or from an approved source on the lot,
occupancy shall be prohibited and no certificate of occupancy issued until such domestic
water is available. Such water supply shall be provided in adequate and sufficient supply
and quality for human use and consumption, and for sufficient operation of an on- premise
septic tank and system if no community or public sewer system is available. Individual
water supply and piping requirements shall be in conformance with the City's Plumbing
Code, and the lot size increased to an appropriate size, if required, to prevent contamination
from any sewage disposal system.
33 -4
33.14 HEALTH REGULATIONS: SEWAGE DISPOSAL - If the permitted use is not to be
immediately served by a sewage collection system connected to an approved community
treatment plant or public sewage facility, then such use shall be connected to an approved
on -site sewage facility (OSSF) designed and constructed in conformance with the methods
and standards approved by the State Department of Health, City's Plumbing Code, and
Ordinance No. 514. Where the use of an on -site sewage facility (OSSF) is to be employed,
the minimum lot size must be one acre per family, residence or commercial structure, with a
minimum usable area of at least one acre, and the use must be approved by the City
Council of the City of Southlake. The minimum usable area requirement of one (1) acre per
lot shall exclude all areas of the lot (As amended by Ordinance 480 -JJJ and 480 -VVV):
a. In any flood plains as identified on the Federal Emergency Management Agency
(FEMA) Flood Insurance Rate Maps (FIRM);
b. In any drainage and flowage easements; and
c. Having topographical limitations as regulated under the standards for on -site sewage
facilities in the Texas Administrative Code Chapter 285.
For properties proposing an on -site sewage facility, a plan is required that shows the type
and location of the on -site sewage facility, topography of the site, location of spray fields, all
easements, impact on any existing trees, and any additional information required by the
Authorized Agent responsible for on -site sewage facility permitting and inspections. (As
amended by Ordinance No. 480 -YYY.)
All lots to be served by a private or septic system must have that system installed in
accordance with Ordinance No. 514 and any other applicable city ordinances. Occupancy
of any building or structure shall be prohibited and no certificate of occupancy issued unless
the provisions of this subsection and of subsection 33.13 are fully complied with. (As
amended by Ordinance No. 480 -C.)
33.15 SPLIT LOT ZONING - No zoning shall be approved which creates more than one zoning
classification on a lot. (As amended by Ordinance No. 480 -U.)
33.16 SIGNS - Unless otherwise specifically provided in this ordinance, the height, spacing, size,
location, illumination, construction and other regulation of signs, whether on- premise or off-
premise, shall be in accordance with the requirements of the currently adopted sign
ordinance or any other ordinances adopted by the City regarding sign standards. (As
amended by Ordinance No. 480 -U.)
33.17 NATURAL WATER BODIES - Nothing within this ordinance is intended to require the
fencing or enclosure of any natural water bodies such as lakes, ponds, creeks or river
segments. Man -made facilities of a comparable nature, such as man -made ponds, lakes,
stock tanks or drainage ways or likewise are exempted from any fencing or enclosure
requirements contained within these regulations.
33.18 NONCONFORMING INDUSTRIAL PROPERTIES - A lot or tract of land which is devoted to
industrial use at the time of annexation into the City may be zoned as 1 -1 or 1 -2 where
deemed appropriate by the City Council without the need for a variance by the Board of
Adjustment, notwithstanding the fact that such lot or tract does not meet the minimum lot
area for such zoning classification.
33 -5
33.19 SIDEWALK REQUIREMENTS — For all development requiring a City Council approved
site plan, a five (5) -foot wide concrete sidewalk shall be provided along all public streets
unless identified in the city's Pathways Plan in which case Ordinance 483, Section 5.06
shall apply. In addition, all non - residential development shall provide pedestrian access
to the City's existing or future trail system as identified in any City Council adopted plan.
(As amended by Ordinance No. 480 -NNN)
33.20 OPEN SPACE MANAGEMENT PLANS — For all development proposing any private or
public open space, an open space management plan is required that:
1. Generallv describes or illustrates intended uses of the oxen space. such as natural
vegetation preservation areas, gardens, trails, playgrounds, and /or other facilities;
2. Allocates responsibility and guidelines for the maintenance and operation of the
open space and any facilities located thereon, including provisions for ongoing
maintenance and for long -term capital improvements;
3. Provides an estimate of the costs and staffing requirements needed for
maintenance and operation of, and insurance for, the open space and an outline
showing the means by which such funding will be obtained or provided;
4. Provides that any changes to the plan be approved by the City Council;
5. Provides for enforcement of the plan; and
6. Provides that, in the event the party responsible for maintenance of the open space
fails to maintain all or any portion in reasonable order and condition, the City of
Southlake may, but is not required to, assume responsibility for its maintenance
and may enter the premises and take corrective action, including the provision of
extended maintenance. The costs of such maintenance may be charged to the
owner, Homeowner's Association, or to the individual property owners that make up
the Homeowner's Association, and may include administrative costs and penalties.
Such costs shall become a lien on all subdivision properties. (As amended by
Ordinance No. 480 -FFFF)
33 -6
SECTION 40
DEVELOPMENT PLANS AND SITE PLANS
(As amended by Ordinance No. 480 -C)
(As further amended by Ordinance No. 480 -M)
(As further amended by Ordinance No. 480 -MMM)
(As further amended by Ordinance No. 480 -VVV)
(As further amended by Ordinance No. 480 -YYY)
(As further amended by Ordinance No. 480 -FFFF)
40.1 GENERAL The following requirements set forth in this section shall govern the approval of
all development plans or site plans required by this ordinance unless otherwise provided in
this ordinance.
40.2 APPLICATION / FORMAL SUBMITTAL A written application for development plan or site
plan approval shall be filed with the Administrative Official on forms prepared by the City,
together with all required documents, such as studies, drawings, exhibits, or other ordinance
requirements, in sufficient size and number as required by the most current submittal
policies, and any reasonable information requested by the Administrative Official to assist
the City in its review of the application. Any site plan or development plan application
submitted after a submittal deadline will be processed at the next applicable submittal
deadline. An application will not be advertised for public hearing nor forwarded to the
Planning and Zoning Commission and the City Council for action until it meets the criteria of
a formal submittal. (As amended by Ord. No. 480 -FF)
40.3 DEVELOPMENT PLAN AND /OR SITE PLAN INFORMATION REQUIRED - For purposes of
determining the exact information required on each plan, refer to the following chart
summary of those districts requiring preparation of a development plan or site plan:
Zonina District Name
Residential P.U.D. Development Plan
Non - Residential P.U.D. Development Plan
"S -P -1" Detailed Site Plan District
Required on site plan for a building permit
Required in all plans
Section Symbol
30.8
RDP
30.8
*NRDP
31.4
N/A
(BP)
N/A
(All)
(SP1)
* Requirements listed for NRDP do not apply to any single family portions of the PUD unless
noted on the item.
A Residential P.U.D. is a development proposal in which ninety percent (90 %) or more of
the development proposed consists of single family residential or duplex districts. All other
P.U.D. development proposals not meeting the criteria of single family residential districts
shall fall under the category of a non - residential development site plan.
The following criteria is a comprehensive list of plan requirements. At the end of each
criteria is a symbol corresponding to the symbols shown above for each of the referenced
districts. If this symbol is shown then this criteria is required on the referenced plan in that
district.
a. Acceptable scale: 1 " =20', 1 " =40', 1" =100' or as approved. North arrow, graphic and
written scale in close proximity. (All)
40 -1
b. Small scale location map shown. (All)
c. Title includes appropriate title (i.e., "Site Plan ", "Development Plan "), name of
development or platted lot and block designation, City, County and State, date of
preparation. (All)
d. Name and address of owner. (All)
e. Name, address and phone of firm preparing the plan. (All)
f. Metes and bounds labeled on property boundary. (All)
g. R.O.W. on or adjacent to the site labeled and dimensioned, adjacent street widths
shown. (All)
h. Adjacent property labeled with owner's name, existing zoning, land use map
designation. (All)
i. The width and type of proposed bufferyard must be labeled. (All)
j. Designation of the location and size of all points of ingress /egress to the site. (All)
k. All pedestrian walks, malls and open areas for use by tenants or the public. (All)
I. The location, type and height of all walls, fences, and screening devices. (All)
m. Site Data Summary Chart (by phase and in total) to include the following items:
- Existing zoning of this tract and any proposed zoning. (All)
- Gross acreage and net acreage of the project. (All)
- Number of proposed lots. (RDP, NRDP including residential)
- Residential density (RDP, NRDP including residential)
- Percentage of site coverage. (NRDP, SP1, BP)
- Anticipated schedule of development. (All except BP, SUP)
- Parking and loading spaces required and provided. (NRDP, SP1, BP)
- Area of open space. (All)
- Open space as a percentage. (All)
- Outside storage as a percentage. (All)
n. Show the following related to existing or proposed buildings:
- Location, dimensions, maximum height, number of stories, use or uses contained
therein, gross floor area. (All except RDP ).
- Square footage broken down by use. (SP1, BP).
- Entrances and exits to buildings. (BP, SP1)
- Architectural renderings or elevations of the proposed structures, noting whether or
not the facades meet the masonry ordinance requirements. (SP1, BP)
- Distance between buildings and distance from building to property lines. (All, except
RDP)
o. Related to parking requirements:
SW .
- Clear designation of all parking stalls intended for off - street parking and for off - street
loading. (All, except RDP)
- Dimensions of such parking and loading areas. (NRDP, SP1, BP)
- Type of surface material. (BP, SP1)
- Any intended lighting shown. (NRDP, SP1, BP)
p. Front building lines shown. (All) Rear and side building lines shown. (NRDP, SP1,
BP).
q. Location, size, height, type and orientation of signs, lighting luminaries and exterior
auditory speakers. The applicant shall also provide representative renderings of the
particular sign types, facings, material compositions and colors. (NRDP, SP1, BP)
The location of all on -site facilities for liquid and solid waste temporary storage pending
disposal. For properties proposing on -site sewage facilities, provide the type and
location of the on -site sewage facilities, including the topography of the site, location of
spray fields, all easements, impact on any existing trees, and any additional information
required by the Authorized Agent responsible for on -site sewage facility permitting and
inspections. No building permit shall be issued until such plan has been reviewed and
approved by the authorized agent nor shall any certificate of occupancy be issued until
the system has been properly installed and inspected by the authorized agent. (As
amended by ordinance No. 480 -YYY.)
s. Location of all trash dumpsters. (NRDP, SP1, BP)
t. The types of surfacing, such as paving (for example, asphalt, concrete, brick), turfing or
gravel, to be used at the various locations. ( NRDP, SP1, BP)
u. Easements on or adjacent to the site labeled and dimensioned. (SP1, BP, RDP and
NRDP if they impact the development)
v. Nearest fire hydrant dimensioned to property corner and any proposed fire hydrants
shown. (NRDP, SP1, BP)
w. The fire lane width must be designated with all curb radii adjacent to the fire lane
labeled. (BP, NRDP, SP1)
x. The proposed finished grade of the site, shown to contour intervals not exceeding two
(2) feet. Spot elevations must be shown at all critical points, including but not limited to
edges of pavement, curb returns, building corners, drainage paths, etc. Included must
be directional flow arrows in all flow lines, and all existing drainage structures labeled
with size, type and flow line elevation. Also show center line of water courses and
existing drainage easements. (BP, SP1)
Note the benchmark used for the topographical information shown. This should
correspond to a City approved benchmark. (BP, SP1)
z. A summary chart showing all proposed variances to the closest zoning district in which
the proposed use(s) would be allowed. This should show the referenced zoning district,
the existing requirements and the proposed variance. (RDP, NRDP including
residential, SP1)
40 -3
aa. Intended category of uses labeled. (All)
bb. Show any areas intended for outside storage and method of screening. (All, except
RDP)
cc. A concept plan for any proposed interior and exterior fencing, entry features, and
streetscape improvements. (All) (As amended by Ordinance No. 480 -MMM).
dd. A landscape concept plan for all proposed retention /detention areas including the
general schematics for all proposed landscaping, aesthetic treatments, and pedestrian
amenities. (All) (As amended by Ordinance No. 480 -MMM).
ee. For all development proposing any GAT public or private open space, an open
space management plan that rE)mnlioc nii +h +ho roni iiromon +c of the applir�hlo
zeRinn Glistrir +ss P-r meeting the requirements of Section 33, Supplementary District
Regulations. (As amended by Ordinance No. 480 -MMM and Ordinance No. 480-
ff. A color -coded landscape plan meeting the requirements of Ordinance 544, as
amended. (for all non - residential site plans) (As amended by Ordinance No. 480 -
VVV).
40.4 REVIEW OF DEVELOPMENT PLAN AND SITE PLAN
a. Unless otherwise provided in this ordinance, City Staff shall be responsible for the
administrative approval of all site plans required by this section.
b. All development plans shall be processed in accordance with Section 30 of this
ordinance.
c. In granting or denying an application for a development plan or a site plan approval, the
City Staff, the Planning and Zoning Commission and the City Council, as appropriate,
shall take into consideration the following factors:
1. Safety of the motoring public and of pedestrians using the facility and the area
immediately surrounding the site.
2. Safety from fire hazards, and measures of fire control.
3. Protection of adjacent property from flood or water damage.
4. The impact of noise, glare from vehicular or stationary lights, or any other applicable
performance standards on adjacent properties, as determined by any reports or
studies which may be reasonably required to determine compliance with these
applicable performance standards. (As amended by Ordinance No. 480 -KK.)
5. Location, lighting and type of signs; relation of signs to traffic control and the
adverse effect on adjacent properties.
6. Street size and adequacy of pavement width for traffic reasonably expected to be
generated by the proposed use around the site and in the immediate neighborhood.
91M,
7. Adequacy of parking, as determined by requirements of this ordinance for off - street
parking facilities; location of ingress /egress points for parking and off - street loading
spaces; and protection of public health by all weather surfacing on all parking areas
to control dust.
8. Such other measures as will secure and protect public health, safety, morals and
general welfare.
40.5 IMPROVEMENTS - All improvements to the land and all buildings and construction on the
land shall be in accordance with the development plan or site plan approved in compliance
with this section.
40.6 ADMINISTRATIVE ACTION - On approval of the development plan or site plan by the City
Council, or the Administrative Staff, as appropriate, all necessary permits or certificates
authorized thereby may be issued.
a. Subsequent to such approval, minor changes may be authorized by the Administrative
Official when such minor changes will not cause any of the following circumstances to
occur:
1. A change in the character of the development;
2. An increase in the ratio of the gross floor areas in structures to the area of any lot;
3. An increase in the intensity of use;
4. A reduction in the originally approved separations between buildings;
5. An increase in the problems of circulation, safety, and utilities;
6. An increase in the external effects on adjacent property;
7. A reduction in the originally approved setbacks from property lines;
8. An increase in ground coverage by structures;
9. A reduction in the ratio of off - street parking and loading space to gross floor area in
the structures.
10. A change in the subject, size, lighting, flashing animation or orientation of originally
approved signs.
b. Any proposed amendment to a development plan or site plan, previously approved by
the Planning and Zoning Commission and the City Council, which in the opinion of the
Administrative Official does not meet the criteria of sub - paragraph 40.6a above may
only be approved by the City Council after a recommendation by the Planning and
Zoning Commission in accordance with the same notice and hearing requirements for
zoning changes as set forth in Section 46 of this ordinance.
40.7 CONFLICT WITH OTHER REQUIREMENTS - If any conflict exists between the language
contained herein regarding site plan requirements and any development plan or site plan
ordinance of the City, the more specific requirements shall apply.
40 -5
SECTION 41
CONCEPT PLANS
(As amended by Ordinance No. 480 -C)
(As further amended by Ordinance No. 480 -HHH)
(As further amended by Ordinance No. 480 -MMM)
(As further amended by Ordinance No. 480 -YYY)
(As further amended by Ordinance No. 480 -FFFF)
41.1 PURPOSE AND INTENT - Approval of a Concept Plan shall be required in connection with
any request for zoning to any SF -1A, SF -1 B, SF -30, SF -20A, SF -20B, S -P -2, MF -1,
MH, CS, B -1, B -2, and HC zoning districts, unless such zoning request is upon the
application of the City. (As amended by Ordinance No. 480 -M 480 -HHH and 480 -
FFFF
41.2 APPLICATION / FORMAL SUBMITTAL - A written application for Concept Plan approval
shall be filed with the Administrative Official on forms prepared by the City, together with all
required documents, such as studies, drawings, exhibits, or other ordinance requirements,
in sufficient size and number as required by the most current submittal policies, and any
reasonable information requested by the Administrative Official to assist the City in its
review of the application. The application shall be signed by the owner, lessee, developer
or option holder of the property. Any Concept Plan application submitted after a submittal
deadline has passed will be processed at the next applicable submittal deadline. An
application will not be advertised for public hearing nor forwarded to the Planning and
Zoning Commission and the City Council for action until it meets the criteria of a formal
submittal. (As amended by Ord. No. 480 -FF.)
41.3 CONTENT OF CONCEPT PLAN - A Concept Plan shall include all of the following
information in graphic representation or written documents as appropriate, and shall be
prepared by a registered architect, registered engineer, registered surveyor, or a registered
landscape architect:
a. North arrow, graphic and written scale in close proximity.
b. Vicinity map indicating the area in which the property is located.
c. Appropriate title, i.e., "CONCEPT PLAN FOR Zoning Request."
d. Title includes project name, City, County, State.
e. Title includes gross acreage and date of preparation.
f. Provide name and address of owner and /or applicant.
g. Provide name, address, and phone of consultant who prepared the plan.
h. Legal description and a survey or plat certified by a registered professional land
surveyor showing boundary dimensions, bearings, and existing easements.
i. Label the existing zoning of the property, the existing land use, the proposed land use
designation, and any proposed zoning.
41 -1
j. Adjacent tracts labeled with owners name, existing zoning and proposed land use
designation (L.U.D.).
k. Conceptual representation of proposed use(s) and generalized representation of
proposed improvements.
I. Conceptual representation of points of connection to public rights -of -way.
m. Approximate extent of existing tree cover.
n. Label all required Bufferyards as to type and width.
o. Computation of proposed number of dwelling units.
p. Screening and landscaping plan shall be required where such treatment is essential to
the proper arrangement of the development. Such plan when required should include
screening walls, ornamental planting, lawns and gardens, playgrounds, and wooded
areas that are to be retained.
q. For properties proposing on -site sewage facilities, provide the type and location of the
on -site sewage facilities, including the topography of the site, location of spray fields, all
easements, impact on any existing trees, and any additional information required by the
authorized agent responsible for on -site sewage facility permitting and inspections. No
building permit shall be issued until such plan has been reviewed and approved by the
authorized agent nor shall any certificate of occupancy be issued until the system has
been properly installed and inspected by the authorized agent. (As amended by
Ordinance No. 480 -MMM and further amended by Ordinance No. 480 -YYY.)
r. For all development proposing any public or private open space, an open space
management plan meeting the requirements of Section 33, Supplementary District
Regulations. (As amended by Ordinance No. 480- FFFF).
s. Other information the applicant and /or owner might wish to include.
st. Such other information as may reasonably be required by the City Staff, Planning and
Zoning Commission or the City Council.
41.4 EFFECT OF CONCEPT PLAN - All subsequent site plans or development plans shall
substantially conform to the Concept Plan approved with the zoning application. If, in the
opinion of the Administrative Official, the site plan or development plan does not
substantially conform to the Concept Plan approved by the City Council, the applicant shall
either seek approval of the revised Concept Plan per Section 41 or a revised site plan or
development plan per Section 40. Approval of these Plans shall be within the authority of
the City Council upon a recommendation by the Planning & Zoning Commission. (As
amended by Ordinance No. 480 -M.)
41 -2
SECTION 47
TRANSITION ZONING DISTRICT (TZD)
(As amended by Ordinance No. 480 -BBB)
(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;
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;
47 -1
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.
47 -2
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.
1
Y
3 '
r
5idewalkfTrail
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.
47 -3
CO 0
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
47 -4
44 a
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
47 -4
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
47 -5
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.
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 '/4 acre in size. Plazas can be
wider sidewalks or extensions of sidewalks for the purpose of providing outdoor seating
for restaurants and cafes.
47 -6
0
Examples of typical parks
L_ L
- 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 for active government or related functions,
including public administration (executive and judicial), courts, libraries, community
centers, and public safety functions.
Public Realm
The public realm is the area from building fapade to building fapade. 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.
47 -7
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 1 /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.
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.
47 -8
Examples of typical squares
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.
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:
47 -9
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
Neighborhood
�Interex
{Residential Uses]
street
Location of limited
comer cornmerciat
Sewn 51 =eat
Retail Edge
tore uses) )
Retail Area
a
8
Artedal Street
r�
Transition District Example
As Applied on a T -1 Land Use Deslgnatlon
Note: The above schematics are
components. They should only be
Zoning Districts.
Retail Area
Ne Edge
He ightwmaad Edge
Neightanxxd
/ in C n me w
to R ataill lion
/l a� ma ers7 E dge
- Relative lDM!Kkn of
open spate areas
just examples of the application of the TZD
used as guides in designing appropriate Transition
47 -10
Transipon District Example
As Applied on a T•2 Land Use Designation
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
preserves, 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
47 -11
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.
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,
47 -12
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 -V) 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 < 25 mph
new collectors)
• Boulevards: 4-lane
divided
• Avenues: 3 -lane
divided
• Residential streets:
2 -lane undivided
• Alleys
• Avenues: 2 -lane
divided
• Residential streets:
2 -lane undivided
• Alleys
Flexible
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
47 -13
TABLE 47 -2
Standard
Retail Area
Retail Edge (T -1)/
Neighborhood
Neighborhood
Edge (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.
47 -14
TABLE 47 -2
Standard
Retail Area
Retail Edge (T -1)/
Neighborhood
Neighborhood
Edge (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'/2 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
I Flexible
I 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
47 -15
TABLE 47 -2
Standard
Retail Area
Retail Edge (T -1)/
Neighborhood
Neighborhood
Edge (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 plans 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
W 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
landscap concept plan may be combined with a concept plan for lighting.
Signs
I Flexible
I Flexible
I 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.
47 -16
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 fagade
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).
47 -17
J
H
I
I�
4
L
Building Frontage Requirements
(1) Arterial/Collector/Highway Frontage Road:
a + b >= 50% of total block dimension
(ii) AJI other streets (except alleys):
a* + b* + c* >= 75% of total block dimension along that street
Note: Plazas and squares shall be counted towards contributing to the block frontage
- a a
Block Dimension (100 %)
Arterial or Collector r
1
Typical Site Design and Building Orientation for Retail and Office Uses in the TZD
47 -18
ra
r
■ i
1
,
, .. d
!r ,r
�.
mi
LJse iJ
uses"
of -
ary
Parkin scm in
ANUELM
Typical Site Design and Building Orientation for Retail and Office Uses in the TZD
47 -18
Green
"4 *1 re0
Residential uses fronting
on the common green
4
m
Parking for residential uses
Alley
r Surface park ng screened
from residential uses
Parking fer office {uses
'Frifffar9tuitdng entrances
-- AM t e;sotree�=
Typical Site Design and Building Orientation for Office and Residential Uses in the TZD
c
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.
.r_7
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.
47 -19
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.
1. 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:
i. specify the materials and configurations permitted for walls, roofs,
openings, street furniture, and other elements;
H. be based on traditional building precedents from the region;
iii. 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
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 fagade of the home.
N
h.
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.
1. 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.
47 -22
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
47 -23
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
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.
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;
47 -24
(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:
(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;
(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 %;
ii. 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
47 -25
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;
(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) aR GpeR SpaEE MaRagemon+ Plan -Ac ni i +linoll in
of ihcor4inn i17 7 /hl !G:\ horonf• anrl
47 -26
{4} 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
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 -27
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;
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.
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.
47 -28
SECTION 48
RURAL CONSERVATION SUBDIVISION (RCS) ZONING DISTRICT
(As Amended by Ordinance 480 -BBB)
(As Further Amended by Ordinance 480 -CCC)
(As Further Amended by Ordinance 480 -FFFF)
48.1 Relationship to the Comprehensive Master Plan
The Rural Conservation Subdivision (RCS) Zoning District implements the following
recommendations of the Southlake 2025 Plan — Phase II:
a. Protection of the city's remaining ranching /agricultural and environmental areas in
the northern part of the city by requiring residential development to occur in a
manner that has the minimum impact on these resources.
b. Creation of a new land use district that protects and preserves a portion of
Southlake's agricultural /ranching environment and rural character.
C. Identification and protection of significant wooded areas and other environmentally
sensitive areas in perpetuity as natural open spaces.
48.2 Purpose & Intent
The purpose of the RCS Zoning District is to implement the recommendations of the
Southlake 2025 Plan with respect to:
a. protecting and preserving a portion of Southlake's agricultural /ranching
environment and rural character;
b. providing for the recommended zoning district alternative to promote
environmentally sensitive and efficient uses of the land in areas designated as Rural
Conservation in the Consolidated Future Land Use Plan;
C. preserving unique or sensitive natural resources such as floodplains, wetlands,
streams, steep slopes, woodlands, wildlife habitat, and agricultural /ranching areas in
perpetuity;
d. permitting clustering of houses and structures in less environmentally sensitive
areas which will reduce the amount of infrastructure, including paved surfaces and
utility easements necessary for development;
e. reducing erosion and sedimentation by minimizing land disturbance and removal of
vegetation for development;
f. encouraging interaction in the community by clustering houses and orienting them
closer to the street, providing public gathering places and encouraging use of parks
and community facilities as focal points in the neighborhood; and
g. conserving scenic views and reduce perceived density by maximizing the number of
houses with direct access to and views of open space.
48.3 Definitions
48 -1
The following definitions shall apply to uses, category of uses, and other terms used in
the RCS Zoning District only. For terms not specifically defined under this subsection,
Section 4, Definitions shall apply.
Best Management Practices
A practice or combination of practices determined to be the most effective and practical
means of reducing the impact on the environment from a particular activity.
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.
Conservation Subdivision
A conservation subdivision is a residential development in which houses are clustered
onto part of the development parcel, so that the remainder may be preserved as open
space. The open space is permanently protected under a conservation easement.
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.
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.
vary depending upon the environmental
preserves may be in conservation easements.
The size of an environmental preserve may
element being preserved. Environmental
48 -2
Typical environmental preserves along creeks and flood plains
Equestrian Uses
Equestrian uses are those uses related to equine activities such as ranching, grazing,
private stables, private riding corrals, trails, and other related non - commercial uses. This
definition shall not include any commercial stables or other operations.
Land Trust
A land trust is a non - profit, non - governmental conservation organization that protects
natural resources and open space, in part by holding and managing conservation
easements.
Net Density
Net density is defined as the number of dwelling units per net acre, which excludes
acreage in all public rights -of -way.
Protected Open Space
Open space preserved in perpetuity by a conservation easement or by some other method
approved by the City Council.
Qualifying Party
An organization approved by the city to hold conservation easements. Qualifying parties
may include neighborhood associations, land trusts, conservation commissions,
governmental entities, or other organizations pursuant to Section 170(h) of the Internal
Revenue Code of 1986, as amended.
Southlake 2025 Plan
It is the City of Southlake's Comprehensive Master Plan, as amended, consisting of
multiple elements, as adopted by the City Council.
48.4 Permitted Uses
Permitted uses in the RCS Zoning District are as follows (uses not listed are prohibited):
Residential Uses
1. Single family detached dwellings.
48 -3
b. Communitv Facilitv Uses
1. Public, semi- public and private parks.
2. Recreation and open space including playgrounds, parkways, greenbelts, ponds
and lakes, botanical gardens, pedestrian paths, bicycle paths, equestrian bridle
trails, and bird and wildlife sanctuaries.
3. Swimming pools and game courts.
4. Other uses of a similar nature and character.
c. Conservation Easement /Protected Open Space Uses
1. Conservation of natural, archeological or historical resources.
2. Meadows, woodlands, wetlands, wildlife corridors, or similar conservation -
oriented areas.
3. Walking or bicycle trails, provided they are constructed of porous paving
materials.
4. Passive recreation areas.
Active recreation areas provided that they are limited to no more than 10 percent
of the total protected open space. Active recreation areas may include impervious
surfaces. Active recreation areas in excess of this limit must be located outside of
the protected open space.
6. Agriculture, ranching, horticulture, silviculture or pasture uses, provided that all
applicable best management practices are used to minimize environmental
impacts.
7. Nonstructural stormwater management practices.
8. Easements for drainage, access, and underground utility lines.
9. Other conservation- oriented uses compatible with the purposes of this ordinance.
d. Accessory Uses
All accessory uses permitted in the Agricultural (AG), Residential Estate (RE), or
SF 1 -A Single Family residential district under Section 34 Accessory Uses shall be
permitted in the RCS District, provide that the sum total of all accessory structures on
a lot shall not exceed 1,000 square feet.
48.5 General Standards for Rural Conservation Subdivision (RCS) Zoning District
A Rural Conservation Subdivision Zoning District shall have a gross contiguous land
area of twenty (20) acres or greater and shall be developed with clustered housing
intended to prevent the loss of natural features while providing optimal development
potential to developers. The overall net density shall not exceed 1.4 dwelling units
per acre in the RCS District. For a district proposed at a net density less than or equal
to 1.4 dwelling units per acre, the following conditions shall be met:
48 -4
1. City sanitary sewer and water service shall be available.
2. Net density and corresponding protected open space shall comply with the
following:
Proposed Net Density
Minimum Gross Protected Open Space
Required'
Less or equal to than 1.00
15%
1.01 — 1.1
20%
1.11 — 1.2
25%
1.21 — 13
30%
1.31 - 1.4*
35%
3. The open space dedicated shall be contiguous and shall be protected by a
perpetual conservation easement held by a qualifying party approved by the city
or by other means as approved by City Council.
4. Lots shall be developed in the least obtrusive location and away from
environmentally sensitive areas such as tree areas, active agricultural activities, or
equestrian activities.
5. Where possible structures shall be oriented with respect to scenic views, natural
landscape features, topography of the site, solar energy, and natural drainage
areas, in accordance with an overall plan for site development.
c. Development Regulations
1. The height, setback, area floor space, fence design, and other development
regulations shall be established as part of the Development Plan approved by the
City Council and adopted with the ordinance creating the District.
2. Special attention shall be placed on the design of perimeter and interior fencing.
Such fencing shall be limited to open, visually permeable fences that are typical
along the city's rural roadways. The following images shall be used as a guide in
designing appropriate fences in the RCS Zoning District.
are exa
Acceptable wood and pipe -rail fences
° Gross Protected Open Space is the total amount of protected open space as a percentage of the total area of the site
including area dedicated to streets and other infrastructure.
48 -5
The foll
Acceptable masonry, wood, and i r rought-iron fences
The following images are e xampl es of unacce
le fence designs:
Unacceptable fence designs
48.6 Ownership and Delineation of Protected Open Space
All development in the RCS Zoning District shall provide protected open space based on
the density of the proposed development. The open space may be protected in perpetuity
from development through a conservation easement or other means approved by City
Council.
If the open space is protected by means of a conservation easement, it shall be
held by a qualifying party and approved by the City Council.
a. The easement must contain an appropriate provision for retransfer in the
event the qualifying party becomes unable to carry out its functions.
b. The conservation easement shall include clear restrictions on the use of
protected open space. These restrictions shall include all restrictions
contained in this ordinance as well as any further restrictions the applicant
chooses to place on the use of the protected open space.
c. The applicant must identify the owner of the conservation easement who is
responsible for maintaining the open space and facilities located thereon. If
a Homeowners Association is the owner, membership in the association
shall be mandatory and automatic for all homeowners of the subdivision and
their successors. If a Homeowners Association is the owner, the
Homeowners' Association shall have lien authority to ensure the collection
of dues from all members. The responsibility for maintaining the
conservation easement and any facilities located thereon shall be borne by
the owner.
d. All conservation easements shall be duly platted and approved by the city
through its normal platting process. Conservation easement plats shall
48 -6
explicitly state the type of easement, restriction on future development on
the land, and any other conditions placed on the property by City Council.
2. If the applicant proposes protected open space through a means other than a
conservation easement, the applicant shall provide evidence of the
establishment and maintenance of such open space. The ordinance establishing
the RCS Zoning District shall require that documents evidencing the
establishment and perpetual maintenance be filed of record in the applicable
county.
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4" 48.7 Applications and Development Review Process
Applications for Rezoning.
An applicant requesting a rezoning to the RCS Zoning District shall
submit a Development Plan that meets the requirements of subsection 48.6
and include the informational requirements for a Development Plan in the
R -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.
48 -7
The Development Plan shall be included in the ordinance establishing the
district.
b. Plan Review Process.
1. Overview of Review Process:
Development of land in the RCS Zoning District includes two steps and
plat approval. The first two steps are the rezoning and development plan
review and approval phase. A building permit for building with single -
family residential structures may be obtained after approval of final plat
by the Planning and Zoning Commission.
2. The Development Plan:
The Development Plan in the RCS Zoning District is intended to illustrate
the general development pattern of the district consistent with the purpose
and intent of the district.
i. The applicant shall submit a Development Plan for the entire
property for which the rezoning is sought. A Development Plan in
the RCS Zoning District is not intended to be a detailed proposal;
rather, it shall illustrate general location of land uses, street layout,
treatment of transition areas to adjacent uses and any other
appropriate information required by decision makers. The
Development Plan in the RCS Zoning District shall illustrate the
proposed general design of the site with dimensional guidelines
that provide adequate information about the design intent,
intensity, and phasing of the proposed development.
ii. The application shall:
(a) demonstrate compliance with the District's purpose and
standards and the Southlake 2025 Plan, as amended;
(b) include exhibits meeting all the informational
requirements for a Zoning Change/Development Plan in the
R -PUD district (as listed under Section 40), and meeting
the standards of this section including:
(1) the layout of proposed blocks, streets, bikeways,
and pedestrian paths;
(2) the location and acreage of protected open space
areas and whether each area will be privately
owned, held under a conservation easement,
common area for residents only, or dedicated to
public use;
48 -8
(3) the location, area, and percentages of residential,
agricultural, open space, or other uses proposed in
the subdivision;
(4) the approximate shape, size, and placement of
buildings; and
(c) include a report in the form of text, statistical information,
tables, guidelines, and graphics that include:
(1) a statement indicating 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 the
Southlake 2025 Plan and its component elements;
(3) statistical information including:
(a) gross acreage of the site and net acreage of
the site excluding jurisdictional wetlands,
regulatory floodplains, and slopes over 20 %;
(b) the amount of land devoted to protected
open space, both in acres and as a
percentage of the gross acreage of the site.
(c) the amount of land devoted all proposed
uses, both in acres and as a percentage of the
gross acreage of the site.
(d) a plan for pedestrian, bicycle, and vehicular
circulation showing the general design
capacity of the system and access points to
the major thoroughfare system.
(e) a daily and peak hour trip generation and
directional distribution report by use
prepared by a professional; engineer 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;
48 -9
(f) the maximum allowable building coverage,
density, and height; and
(g) the minimum building setbacks and any
dimensional standards including lot width,
depth, and area.
(4) street design standards, with typical cross - sections
and street classifications for the proposed
development (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;
(5) development standards for the proposed
development (or for each phase, if it is to be
developed by phases) specifying dimensional
standards for lot area, lot width, lot depth, lot
coverage, accessory use /structure standards,
setbacks, heights, and development density;
(6) an open space management plan and legal
instrument for permanent protection of the open
space as deseFibed i u .bons 49 aci 49.9 and
(7) a nonbinding schedule for the development (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.
The applicant may request that the Director of Planning or City
Engineer waive or defer any of the foregoing requirements of the
48 -10
application that are not applicable to the review of a specific
development.
48.18 Modifications
The City Council may approve modifications to any of the standards in the RCS Zoning
District after a recommendation by the Planning and Zoning Commission based on
unique site conditions and development intent at the time of the zoning
change /development plan application. In granting a modification, the City Council may
impose any conditions that it deems necessary or desirable to protect the public interest
and effectuate 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 RCS Zoning District standards, as approved by the City
Council in the Development Plan, for a particular development
48 -11
SECTION 49
EMPLOYMENT CENTER ZONING (ECZ) DISTRICT
(As amended by Ordinance 480 -BBB)
(As further amended by Ordinance 480 -FFF)
(As further amended by Ordinance 480 -UUU)
(As further amended by Ordinance 480 -VVV)
(As further amended by Ordinance 480 -FFFF)
49.1 Relationship to the Comprehensive Master Plan
a. The Employment Center Zoning (ECZ) District implements the following goals
and objectives of the Southlake 2025 Plan — Phase 1:
Maintenance of a balanced approach to growth and development in order
to preserve the city's assets (schools, public safety, and competitive edge
in the region) and its fiscal health;
2. Promotion of the development of commercial and mixed -use development
with an emphasis on design detail and performance standards such as
building and street design, pedestrian /automobile orientation and
transition to adjacent uses;
3. Encouragement of a range of uses, including retail, office, hospitality,
entertainment, industrial and residential, that is both responsive to
changing market conditions and sustains growth in property values for the
future; and
4. Assurance that the character and quality of Southlake's built environment,
relative to commercial development, contribute to desired community
character objectives and foster a positive relationship between the
taxable value of real property and the corresponding cost of municipal
services.
b. The EC Zoning District implements the goal for the S. H 114 corridor of the
Southlake 2025 Plan — Phase II to create an employment center (EC) land use
category that provides a tiered approach to development along the highway
corridor. This new land use category provides for the highest intensity of
development immediately adjacent to the highway and decreasing intensities as
development moves away from the highway and closer to existing low intensity
residential neighborhoods.
49.2 Purpose and Intent
The EC Zoning District is intended for a continuum of development from the highest
intensity mixed use development immediately adjacent to the highway to the lowest
intensity residential uses adjacent to existing neighborhoods. It is intended to apply to
contiguous properties that are a minimum of 50 acres. The Employment Center Zoning
District is intended to:
a. promote development that enhances Southlake's position as a premier location
for corporate campuses and quality commercial development;
49-1
b. promote development that is concurrent to proposed capital improvement
projects, thus not burdening the city's infrastructure;
C. facilitate development that establishes a unique visual and economic identity for
Southlake in the Dallas -Fort Worth Metroplex;
d. protect and enhance critical environmental and natural features;
e. allow a mixture of complimentary land uses that may include housing, retail,
offices, commercial services, and civic uses to create economic vitality;
f. develop commercial and mixed -use areas that are safe, comfortable and
attractive to pedestrians;
g. provide flexibility in the siting and design of new developments and
redevelopment to anticipate changes in the marketplace;
h. reinforce streets as public places that encourage pedestrian and bicycle travel;
provide roadway and pedestrian connections to residential areas;
encourage efficient land use by facilitating compact development and minimizing
the amount of land that is needed for surface parking;
k. provide appropriate locations and design standards for automobile- and truck -
dependent uses; and
maintain mobility along traffic corridors and state highways.
49.3 Definitions
The following definitions shall apply to uses and category of uses listed in the EC Zoning
District schedule of uses and to other terms used in Section 49 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,
49 -2
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, religious, or 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.
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 Planting Strips
Continuous planting strips landscaping verges between the vehicle lane /parking lane
and the sidewalk. These planting strips run parallel along the sidewalk with a few breaks
for pedestrian access from the parking lane to the sidewalk. These areas may be used
for street trees and other landscaping including shrubs and ground cover to soften the
edae of the aavement.
a Ssdewalk °
4 Pa r . ing Lanel ' �' ` " Cant nuous
Vehide Lane Planting Strips
Examples of continuous planting strips
49 -3
Commercial Core Area
The Commercial Core Area is a component sub - district of an Employment Center
Zoning District with the highest intensity of non - residential (retail and office) uses and
open spaces (squares and plazas). Limited residential uses may be appropriate in
mixed use buildings.
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.
7 r Image of typical courts
EC Edge
The EC Edge is a component sub - district of the Employment Center Zoning District
located between the EC Core Area and EC Neighborhood and is composed of
predominantly office, residential uses, open spaces, and limited retail uses.
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.
MIMI
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 Hotels
Full- service hotel establishments are buildings with habitable rooms or suites which are
reserved for temporary lodging for guests who rent rooms or suites on a daily basis, and
with:
i. A minimum area of 300 square feet in each guest room;
ii. Either (a) a full service restaurant with full kitchen facilities providing service to the
general public or (b) a kitchen on the premises in which meals are prepared by the
management or a concessionaire of the management for room service delivery;
iii. On -site staff required seven (7) days a week, twenty -four (24) hours per day; and
iv. A minimum of one thousand (1,000) square feet of meeting or conference room.
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
natural arrangement, requiring minimal maintenance. The size of a green shall range
from 1 acre to 10 acres.
°1
iv
Examples of typical greens
49 -5
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
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 the Employment Center 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 EC Core Area or the
EC Edge and shall be under a % acre in size. Plazas can be wider sidewalks or
extensions of sidewalks for the purpose of providing outdoor seating for restaurants and
cafes.
i
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.
49 -7
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 principal 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 a highway
frontage road, an arterial or collector roadway to the Employment Center 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 fagade 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 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.
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 1 /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.
J I L
�V
r 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.
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.
49 -9
49.4 Employment Center Zoning District Component Requirements
a. Generally. An Employment Center Zoning District shall consist of a minimum of
two of three distinct components designated in the ordinance creating the district:
a Commercial Core Area, an Edge, and a Neighborhood together with open
space. The components may vary, depending on the specific land use
categories of EC -1, EC -2, and EC -R. All EC districts shall contain open spaces
scaled and designed to preserve existing wooded areas, stream corridors and
views, and invite passive recreational activities.
b. Commercial Core Area. The core area (CA) shall be the primary location of large
scale retail uses and offices for business, professional and technical uses in the
Employment Center Zoning District and is appropriate for properties designated
as EC -1 in the Consolidated Future Land Use Plan. The location of the core
area relative to the other components shall be based upon the Scale and Context
Criteria for the EC -1 land use category in Section 4 of that Plan, as amended.
EC Edge. The EC edge component is appropriate in areas designated as EC -2
in the Consolidated Future Land Use Plan. The location of the edge shall
generally meet the Scale and Context Criteria for the EC -2 land use category in
Section 4 of that Plan. The edge may contain a mix of retail, office, and
residential uses. However, it shall mainly consist of office and residential uses
with retail uses limited to street intersections in the EC Edge.
d. Neighborhood. The neighborhood component is appropriate in areas designated
as Employment Center Residential (EC -R) 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:
The neighborhood component is to be located between the EC Edge 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.
e. Open Space. The open space component shall be integrated into the overall
design of the Employment Center Zoning District.
The type, scale, location, and design of the open space component shall
depend on the context and location of the other components of the EC
District.
49-10
2. Squares and plazas may serve as open spaces and are appropriate in
the EC Commercial Core and 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 EC land use category, depending upon the
district within which it is located, as set forth in the Consolidated Future
Land Use Plan, Section 4. The criteria listed in the Consolidated Future
Land Use Plan for Open Space for the Employment Center 1 (EC -1) shall
be required for the EC Commercial Core. The criteria listed in the
Consolidated Future Land Use Plan for Open Space in the Employment
Center 2 (EC -2) shall be required for the EC -Edge and the criteria listed
in the Consolidated Future Land Use Plan for Open Space in the
Employment Center — Residential (EC -R) shall be required for the EC-
Neighborhood.
49.5 Schedule of Uses
a. Uses within the EC Zoning district shall be in accordance with the following
schedule of uses.
P = Permitted (All Development Standards in Section 49 apply)
P* = Permitted only where identified and based on specific criteria in the EC
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 49)
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.)
EC -C = EC Commercial Core
EC -E = EC Edge
EC -N = EC Neighborhood
49-11
Table 49 -1
Use Status
LAND USE CATEGORY
EC -C
EC -E
EC -N
Commercial Uses (Office & Retail 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, financial
institutions, investment banks, insurance related
establishments, credit unions, real estate, and
property management services, with no drive
through facilit
• Offices for business, professional, and technical
P
P
NP
uses such as accountants, architects, lawyers,
doctors, business support services, 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
• Bars or drinking establishments
SUP
P* /SUP
NP
Arts, Entertainment, and Recreation Uses
• Fitness, recreational sports, gym, or athletic club
P
P*
NP
• Games arcade establishments
P
P*
NP
• Theater, cinema, dance, or music establishment
P
NP
NP
• Museums and other special purpose
P
NP
NP
recreational institutions
• 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
• Schools, libraries, and community halls
P
P
P*
• Civic uses
P
P
P*
• Social and fraternal organizations
P
P
NP
• Hospitals
P
NP
NP
• Public uses including administration, libraries,
P
P*
NP
courts, and public safety facilities
• Religious institutions
P
P*
NP
Residential Uses
• Full- service Hotels
P
P*
NP
• Home Occupations
N/A
A
A
49-12
Table 49 -1
Use Status
LAND USE CATEGORY
EC -C
EC -E
EC -N
• Live /Work units
P*
P*
NP
• Residential Lofts
P*
P*
NP
• Single- family residential detached dwelling unit
NP
P
P
• Single- family residential attached 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 recommended in the paragraph entitled "Land Use Mix ", as set
forth in the EC -1, EC -2, and EC -R Employment Center 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 land use percentages for the area designated on the Consolidated Future
Land Use Plan as Employment Center 1 (EC -1) shall be those permitted for the
EC- Commercial Core. The land use percentages for the area designated on the
Consolidated Future Land Use Plan as Employment Center 2 (EC -2) shall be
those permitted for the EC -Edge and the land use percentages for the area
designated as Employment Center Residential (EC -R) shall be those permitted
for the EC- Neighborhood. The City Council may vary percentages within the
limits indicated based upon site specific conditions in the ordinance establishing
the district.
Any use not specifically listed in Table 49 -1 is prohibited.
49.6 Development Standards
a. Development in the Employment Center District shall be exempt from 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; Sections 5.03 A,
B, I, and J; 5.06 A and B; and Article VII (with approval from the Park
Board and City Council only).
49-13
b. Uses and regulations of Section 34 — Accessory Uses shall apply unless other
standards are proposed by the applicant and approved by City Council.
The following standards shall apply to development in the Employment Center
District. Most standards have a numerical range and few have a specific
numerical value. Due to the inapplicability of one development standard across
all Employment Center districts and to encourage a diversity of development
proposals, the developer shall propose 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 49.8 for development
plan submittal requirements in the EC district).
TABLE 49 -2
Standard EC Commercial Core I EC Edge EC Neighborhood
1.0 Street Design Standards (This standard applies only to new streets located in the Employment
Center 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 EC 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 -V) width shall be 50 feet for all
streets and 15 feet for allevs.
Design speed
Street typologies
allowed
Travel lane widths*
<25 mph (except
new collector or
arterial 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)
Parking lane width
Parallel
8 feet
8 feet
7 - 8 feet
Angled
18 feet
18 feet
N/A
Turning radii
Flexible
Flexible
Flexible
49-14
TABLE 49 -2
Standard
EC Commercial Core
EC Edge
EC Neighborhood
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
Tree wells or
Tree wells or
Continuous planters
Strip Type
continuous planters
continuous planters
Planter or
6'X 6' tree well or
6'X 6' tree well or
Planting Strip Width
6 feet — 8 feet
6 feet — 8 feet
6 feet (minimum)
p lanting strip
planting strip
planting stri
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 the landscape
concept plan are outlined in section 49.8 of this ordinance.
3.0 Open Space Standards
Open Space*
Required /Flexible;
Required /Flexible,
Flexible, greens and
squares and plazas
squares and greens
parks may be
may be appropriate
may be appropriate
appropriate.
Conservation
easements and /or
environmental
preserves may also
be permi tted.
*Overall open space allocations in the EC district shall be a minimum of 15% of the gross area of the
entire site included in the EC development plan and shall be distributed appropriately between the EC
components. Higher open space allocations may be eligible for bonuses outlined in Section 49.7.g.
The location and design of appropriate open spaces shall be based on Section 49.7 (h) of this
ordinance. Dedicated open spaces in the Employment Center District 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 irregular
rectangular)
(square, rectangular,
(square,
or curvilinear based
rectangular, or
on topography and
curvilinear based
vegetation)
on topography and
ve etation
Block Dimensions
Between 500 feet —
Between 500 feet
Less than 1,200
800 feet
and 1000 feet
feet (unless limited
by unique site
conditions such as
topography and
vegetation)
Lot Area
Flexible
Flexible
Flexible
Lot Width and Depth
Flexible
Flexible
Flexible
Maximum Lot
Flexible
Flexible
Flexible
1 Alleys shall be required for all development with lots 60 feet or less in width.
49-15
TABLE 49 -2
Standard
EC Commercial Core
EC Edge
EC Neighborhood
Coverage
Maximum Impervious
Flexible
Flexible
Flexible
Cover
5.0 Building Standards
Building Height*
5 stories
3 stories (maximum)
2 stories
(maximum) +
(excluding any
(maximum)
1 bonus floor (see
basements) + 1
(excluding any
Section 49.7.g)
bonus floor (see
basements)
Section 49.7.g)
Setbacks **
Front
30 feet (maximum)
25 feet (maximum)
Flexible
Side
Flexible
Flexible
Flexible
Rear
Flexible
Flexible
Flexible
*See Section 49.7 for bonus floor provisions
* *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 I Flexible I Flexible Flexible
Standards for accessory uses and structures shall be provided by the applicant. 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 49.7 (a) and (b) for additional requirements.
Building fagade &
The applicant shall propose appropriate building fagade and architectural
architectural design
design standards for all the EC components in the development with the
standards
application for zoning change /development plan. They shall be based on
the criteria established in subsections 49.7 (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 EC. Section 35 shall be used as a guide
to establish parking standards but parking standards shall be established
in the ordinance creating the EC district. However, 49.7 (f) shall regulate
the location and design of all proposed off - street parking including any
structured parking proposed.
Parking standards in the Employment Center 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
Section 36 applies
N/A
Screening
• Trash /recycling
Required /Flexible
Required /Flexible
Flexible — generally
receptacles
recommended
along the
alleyways, if alleys
• Other utility
See subsection
See subsection 49.7
are provided.
equipment
49.7 (e) (6)
(e) (6)
See subsection
49.7 (e) (6)
• Loading spaces
See subsection
See subsection 49.7
49.7 (e)
(e)
N/A
• Surface parking
Required /Flexible
Required /Flexible
Required /Flexible
areas
49-16
TABLE 49 -2
Standard
EC Commercial Core
EC Edge
EC Neighborhood
Landscaping'
• Landscape buffer
Yes /Flexible
Yes /Flexible
Yes /Flexible
between surface
parking and
sidewalks /trails
and streets
• Parking lot
Flexible
Flexible
Flexible
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 plans
shall be required at the site plan stage for all non - residential development.
Lighting'
Building entrances
Required /Flexible
Required /Flexible
Flexible
Parking areas, trails,
and streets
Required /Flexible
Required /Flexible
Required /Flexible
T 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
I Flexible
I Flexible
I Flexible
Flexible signage in the Employment Center 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 EC Zoning District shall integrate the streetscape and architectural design
of the district through a palette of signs that enhance the pedestrian environment and create a unique
identity.
49.7 Performance and Design Standards
a. General Layout Standards.
1. The proposed district shall contain a network of connected streets and
walkways:
Streets in the EC Zoning District shall provide a variety of
transportation routes and disperse traffic.
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.
49-17
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 EC district 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 story structures typical in the
neighborhood and two to three story structures in the EC Edge.
Buildings in the employment center 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 fagade
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).
49-18
I l 1 L
A"
0
fi
yy
4
May
Parking PIUW
Square
a b
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
Note: Plazas and squares shall be counted towards contributing to the block frontage
Block Dimension (100 %)
Arterial or Collector
Building Entrances.
Primary facades shall contain the main entrance of any principal building.
2. All principal buildings in the Employment Center 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.
d. Building Facade Standards.
All development shall provide ground floor windows on the building
fapade 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.
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
49-19
development in the EC Zoning District. 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 Employment Center Zoning
District shall:
specify the materials and configurations permitted for walls, roofs,
openings, street furniture, and other elements;
H. 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 EC Zoning District 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,
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.
6. All buildings in the EC Zoning District shall comply with the applicable
49 -20
Employment Center District Form Standards contained in Appendix B of
the Consolidated Future Land Use Plan. For purposes of applying these
standards, the standards to apply to the EC- Neighborhood and EC -N are
the same as those for that area designated in Appendix B of the
Consolidated Future Land Use Plan as EC- Residential (EC -R); the
standards to apply to the Commercial Core Area are the those for the
area designated on Appendix A as Employment Center 1 (EC -1); and the
standards to apply to the Edge Area are those for the area designated in
Appendix B as Employment Center 2 (EC -2).
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. Section 35 shall be used as a guide to establish the amount of
parking required for uses proposed in the EC Zoning District if the
applicant does not specifically provide alternative standards. The City
Council shall establish the parking standards in the ordinance
establishing the district.
2. All surface parking lots 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
EC Zoning District.
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 district.
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
49 -21
wider than 60 feet may have front loaded garages, but in no case shall
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 fapade of the home.
g. Bonus Provisions.
1. Development in the Employment Center Zoning District Commercial Core
and Edge shall be eligible for specific bonuses if the district provides for:
a greater area of dedicated open space than the 15% requirement
of this ordinance;
ii. the preservation of significant tree stands to create a contiguous
network of open spaces.
2. The Planning and Zoning Commission and the City Council shall evaluate
the type and amount of dedicated open space as described in subsection
1 above, in the context of the proposed uses and the features of the site,
and the Commission may make a recommendation to the City Council
and the City Council may:
increase the number of floors permitted in the EC Core to six
stories and in the EC Edge to four stories; and /or
ii. increase the development intensity permitted in any or all of the
component EC sub - districts.
h. Open Space Standards.
1. 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 gross area of the site which shall
be dedicated open space and shall be included in the zoning
change /development plan application for a proposed EC Zoning District.
Any open space provided in excess of 15% may be eligible for bonus
provisions as outlined in Section 49.7 (g).
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 Employment Center Zoning District:
The extent to which environmental elements preserved are
49-22
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; and
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 EC component.
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 EC Core or Edge. 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 % 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.
iii nrn�iicinn fnr enfnrrernenf of the nnen Spare MaRageMeRt Plan•
.J
49 -23
49.8 Applications and Development Review Process
a. Applications for Rezoning.
An applicant requesting a rezoning to the EC Zoning District shall submit
a Development Plan that meets the requirements of subsection 49.8.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 Employment Center 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 EC Zoning District 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 detached dwelling unit
may be obtained after approval of the final plat by the Planning and
Zoning Commission provided that the proposed structure meets the
standards as established by the Council approved Development Plan.
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
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.
49-24
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�Oexhibits 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 EC Zoning 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:
(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;
(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
49 -25
parking to be provided in the development,
especially if the applicant is not using Section 35 as
a guide.
(5) statistical information including:
(i) gross acreage of the site, and net acreage
of the site excluding jurisdictional wetlands,
regulatory floodplains, and slopes over
20 %;
(ii) 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;
(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 EC 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
49-26
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
(1'`') 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.
3
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.
Site Plan: (As amended by Ordinance No. 480 -VVV.)
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 Development Plan
and a Site Plan concurrently, they may be consolidated as a single
application.
49 -27
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.
49.9 Modifications
The City Council may approve modifications to any of the standards in the Employment
Center 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
Employment Center Zoning District.
49.10 Amendments to Approved Plans or Regulations Established in a Employment
Center Zoning District Ordinance
a. The Director of Planning 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 Director of Planning 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 dwelling units;
3. whether the proposed change substantially alters vehicular circulation or
the placement/ arrangement of parking areas;
49 -28
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 EC Zoning District, 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.
If the City receives an application to rezone only a portion of the property within
an EC Zoning District 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.
49 -29