Zoning › Texas › Tarrant County › Southlake

Southlake, TX Zoning

Euclidean-zoning. 14 districts · 6 overlays.

Overview

Code type
euclidean
Naming convention
mixed

Ord. 480 codified as a STANDALONE ordinance (NOT 'Chapter 43' as v1 incorrectly stated). Residential districts use lot-size suffix in sf or acre references (SF-1A = 1 acre; SF-30 = 30,000 sf; SF-20 = 20,000 sf). Commercial districts follow conventional DFW C-1/C-2/C-3, O-1/O-2, I-1 pattern. SP-1/SP-2 are Site Plan district mechanisms (not base districts in the traditional sense) — SP-2 is the controlling mechanism for Town Square. Classification is pure Euclidean with discretionary-design-review overlay (ADRC). | naming_convention_raw=lot-size-suffix ; sub_flags_raw=[texas, dfw-peripheral, ultra-restrictive-suburb, anti-density-triangle, standalone-ordinance-not-chaptered, town-square-design-model, sb840-below-threshold, sb15-no-qualifying-lots, dfw-part77-constrained] ; narrative_ref=narratives/southlake-tx/8bc3dca2-1e6b-4263-8aff-2f6512afbf45.json#03_naming_convention_decoder

Worth knowing
  • Southlake is one of the most restrictive zoning codes in North Texas BY DESIGN. Smallest SF district is SF-20 (20,000 sf); RE and SF-1A are 43,560 sf (1 acre) minimums. — [c§Ord-480-Section-9-through-13]
  • Southlake city population (31,684) is roughly 21 percent of the SB 840 150,000 city threshold; the state multifamily by-right mandate does not attach to any Southlake parcel. — [c§SB-840-arithmetic-fail-city-prong]
  • Village Center properties bounded by SH 114, FM 1709, and Carroll Avenue are capped at the underlying zoning height OR 710 ft elevation (NGVD29), whichever is lower — an absolute elevation ceiling enforced via §43.9.c.1.h. — [c§Ord-480-Section-43.9.c.1.h]

+ 6 more in Quirks & notes

Districts

off 7res_sf 5res_mf 2
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
AGAgriculturalres_sf435,600 sf[4]35 ft[5]0.1[6]—0.1[7]3[8]40[1] / 25[2] / 40[3]
REResidential Estateres_sf43,560 sf[12]35 ft[13]0.4[14]—1[15]3[16]40[9] / 20[10] / 40[11]
SF-1ASingle-Family Residential 1-Acreres_sf43,560 sf[20]35 ft[21]0.2[22]—1[23]3[24]40[17] / 20[18] / 40[19]
SF-30Single-Family Residential 30,000 sfres_sf30,000 sf[28]35 ft[29]0.4[30]—1.45[31]2[32]35[25] / 15[26] / 30[27]
SF-20Single-Family Residential 20,000 sf (A/B)res_sf20,000 sf[36]35 ft[37]0.4[38]—2.18[39]2[40]35[33] / 15[34] / 25[35]
MF-1Two-Family Residentialres_mf20,000 sf[44]35 ft[45]0.3[46]—4.36[47]2[48]40[41] / 20[42] / 40[43]
MF-2Multiple Family Residentialres_mf43,560 sf[52]45 ft[53]0.4[54]—12[55]2[56]30[49] / 15[50] / 20[51]
O-1Office-1off—35 ft[60]0.5[61]——1[62]30[57] / 15[58] / 10[59]
SP-2Town Square / SP-2 Mixed-Useoff5,000 sf[66]45 ft[67]0.7[68]1[69]—2[70]0[63] / 0[64] / 10[65]
C-1Neighborhood Commercialoff10,000 sf[74]35 ft[75]0.5[76]——1[77]30[71] / 15[72] / 10[73]
C-2Local Retail Commercialoff—35 ft[81]0.5[82]——1[83]30[78] / 15[79] / 10[80]
C-3General Commercialoff—35 ft[87]0.5[88]——1[89]30[84] / 15[85] / 10[86]
B-2Commercial Manufacturing (B-2)off—35 ft[93]0.5[94]——1[95]30[90] / 15[91] / 10[92]
I-1Light Industrialoff—[99]35 ft[100]0.5[101]——1[102]30[96] / 15[97] / 10[98]

Confidence: confirmed partial under review not found

Overlays

TS-SP2-DRO
Town Square / SP-2 Village Center Design Overlay
DT
Ord. 480 Section 43 Part II (Corridor Overlay Zone + Village Center designation, §43.3-43.9); Ord. 480 Section 30 Site Plan; SP-2 Site Plan District mechanism

Village Center polygon bounded by SH 114, FM 1709, and Carroll Avenue (§43.5). Village Center development shall meet all criteria for SH 114 Corridor or FM 1709 Corridor as established in §43.

village_center_max_elevation_ngvd29_ft710
village_center_height_ruleHeight limited to underlying zoning OR max elevation 710 ft NGVD29, whichever is lower (§43.9.c.1.h)
mandatory_masonry_facadesTrue
masonry_standardOrd. 557 masonry requirements apply; concrete block limited to 10% of any facade visible from public ROW; EIFS/hardy plank/synthetic NOT considered masonry (§43.9.c.1.a, amended by 480-PPP)
horizontal_articulation_ruleNo facade may extend >3x wall height without 15% wall-height offset continuing for 25% of max adjacent-plane length (§43.9.c.1.d.i)
vertical_articulation_ruleNo horizontal wall may extend >3x wall height without 15% wall-height step continuing for 25% of max adjacent-plane length (§43.9.c.1.d.ii)
reflective_glass_max_pct_of_facade50
reflective_glass_definitionglass with reflectance >10% (§43.9.c.1.g)
pitched_roof_trigger_sf6000
pitched_roof_ruleFootprints ≤6,000 sf require pitched roof; >6,000 sf may use pitched, parapet, or mansard (§43.9.c.1.b)
building_setback_from_corridor_ft50
parking_in_required_bufferyard_prohibitedTrue
loading_screen_wall_height_ft10
trash_enclosure_screen_height_ft8
trash_enclosure_masonry_requiredTrue
architectural_fence_offset_ruleMasonry/wrought-iron/living fencing parallel to corridor ROW must offset ≥6 ft every 60 ft; may not be closer to ROW than half the required bufferyard width (§43.9.c.1.f)
review_bodyPlanning & Zoning Commission recommendation + City Council approval (Concept Plan + Site Plan required per §43.9.a)
variance_cap_parking_pct15
COR-114-1709-1938
Corridor Overlay Zone (SH 114 / FM 1709 / FM 1938)
COR
Ord. 480 Section 43 Part II §43.3-43.9 (amended through 480-UUUU)

All properties which adjoin or are located within 100 ft of future SH 114 ROW, FM 1709 ROW, or FM 1938 ROW; any property providing vehicular access to those ROWs; any property providing vehicular access to an arterial within 500 ft of those ROWs; plus Village Center polygon (§43.5).

applicability_buffer_from_row_ft100
access_catchment_buffer_ft500
building_setback_from_row_ft50
corridors_coveredSH 114; FM 1709 (Southlake Blvd); FM 1938 (Davis Blvd); Carroll Ave between SH 114 and FM 1709
mandatory_masonry_facadesTrue
masonry_concrete_block_max_pct10
stucco_application_standard3-step process over diamond metal lath mesh at 7/8-inch thickness (§43.9.c.1.a)
eifs_hardy_plank_not_masonryTrue
pitched_roof_trigger_sf6000
metal_roof_standardStanding-seam metal roofs must be factory-treated non-metallic matte finish; lapped-seam metal, bituminous built-up, and flat/membrane roofs visible from public ROW are PROHIBITED (§43.9.c.1.b)
mechanical_equipment_visibilityNO HVAC or satellite dishes may be visible from SH 114, Carroll Ave (btwn SH 114 and FM 1709), FM 1709, or FM 1938 (§43.9.c.1.c)
horizontal_articulation_max_ratio3.0
horizontal_articulation_offset_pct15
horizontal_articulation_continuation_pct25
reflective_glass_max_pct50
reflective_glass_threshold_reflectance_pct10
bufferyard_plants_per_100lf_frontageper Exhibit 43-B, sized by underlying zoning per Exhibit 43-C
canopy_tree_substitution_for_shrubsOne 4-inch caliper canopy tree may substitute for 6 bufferyard shrubs up to 50% of shrub requirement (§43.9.c.3.a)
loading_screen_wall_height_ft10
trash_enclosure_screen_height_ft8
ancillary_outdoor_storage_wall_height_ft8
ancillary_outdoor_storage_wall_typeType I masonry wall meeting §43.13.d articulation
plant_materials_sh114_canopyBur Oak, Red Oak, Leyland Cypress (§43.9.c.3.d)
plant_materials_other_corridor_canopyCedar Elm, Laceback Elm, Red Oak, Leyland Cypress, Live Oak, Bur Oak
plant_materials_accentTree Yaupon, Red Bud, Eldarica Pine, Wax Myrtle, Ornamental Pear, Mexican Plum, Possumhaw
retaining_wall_terrace_max_height_ft4
retaining_wall_planting_gap_min_ft2
design_review_mandatoryTrue
BY-42
Section 42 Bufferyard System
SPEC
Ord. 480 Section 42 (amended through 480-M, 480-E, 480-JJ, 480-UUU, 480-VVV, 480-UUUU, 480-VVVV)

Applies to all new non-residential, community service, multi-family, and two-family construction, and certain development adjacent to public ROWs (§42.4). Required bufferyard letter (A–F2) determined by cross-reference of developing-tract zoning and adjacent zoning (Table 1), adjacent ROW street classification (Table 2), or adjacent unzoned/non-conforming land use (Table 3).

bufferyard_class_A_canopy_trees_per_100lf1
bufferyard_class_A_accent_trees_per_100lf2
bufferyard_class_A_shrubs_per_100lf8
bufferyard_class_A_width_ft5
bufferyard_class_A_structurenone
bufferyard_class_B_canopy_trees_per_100lf2
bufferyard_class_B_accent_trees_per_100lf3
bufferyard_class_B_shrubs_per_100lf10
bufferyard_class_B_width_ft10
bufferyard_class_B_structurenone
bufferyard_class_C_canopy_trees_per_100lf3
bufferyard_class_C_accent_trees_per_100lf4
bufferyard_class_C_shrubs_per_100lf12
bufferyard_class_C_width_ft10
bufferyard_class_C_structurenone
bufferyard_class_D_canopy_trees_per_100lf4
bufferyard_class_D_accent_trees_per_100lf5
bufferyard_class_D_shrubs_per_100lf18
bufferyard_class_D_width_ft10
bufferyard_class_D_structurenone
bufferyard_class_E_canopy_trees_per_100lf1
bufferyard_class_E_accent_trees_per_100lf2
bufferyard_class_E_shrubs_per_100lf8
bufferyard_class_E_width_ft10
bufferyard_class_E_structureH1 hedge (mature >3 ft; planted ≥2 ft, ≤30 in on center)
bufferyard_class_F1_canopy_trees_per_100lf3
bufferyard_class_F1_accent_trees_per_100lf6
bufferyard_class_F1_shrubs_per_100lf8
bufferyard_class_F1_width_ft10
bufferyard_class_F1_structureF1 = 8-ft opaque fence per §39.2.b
bufferyard_class_F2_canopy_trees_per_100lf4
bufferyard_class_F2_accent_trees_per_100lf8
bufferyard_class_F2_shrubs_per_100lf12
bufferyard_class_F2_width_ft10
bufferyard_class_F2_structureF2 = 8-ft masonry wall per §39.2.b
width_doubling_plant_reduction_pct20
berm_substitution_B13-ft minimum height, 3:1 max side slope; may substitute for H1 Hedge when bufferyard width ≥20 ft
hedge_berm_coverage_min_pct_of_property_line75
streamway_buffer_min_ft_from_top_of_bank25
streamway_buffer_min_ft_from_creek_centerline50
existing_tree_credit_drip_line_within_bufferyard_pct50
existing_tree_credit_caliper_range_inch2–6 (1:1 basis for credits)
mf_to_sf_required_bufferyardF1 (8-ft opaque fence + 3/6/8 plants/100lf/10ft width)
i_to_sf_required_bufferyardF2 (8-ft masonry wall + 4/8/12 plants/100lf/10ft width) for I-1, I-2 developing tracts
mf_to_row_arterial_required_bufferyardC (3/4/12/10ft)
c1_to_sf_required_bufferyardF1 (varies with specific SF sub-district per Table 1)
RAS
Residential Adjacency Standards (RAS)
SPEC
Ord. 480 Section 43 Part III §43.10-43.13 (amended through 480-QQ, 480-CC, 480-UUUU)

All non-single-family-residential buildings or uses located within the Corridor Overlay or Village Center, within 400 ft of single-family-residential property (SF-1A, SF-1B, SF-30, SF-20A, SF-20B, RE-5, RE-7, R-PUD, or Low/Medium Density per Land Use Plan), or within 200 ft of MH Manufactured Housing District with adjoining low/medium density residential land use designation.

adjacency_trigger_distance_ft400
mh_adjacency_trigger_distance_ft200
residential_setback_slope_plane_ratio4:1 from any single-family residential property line (§43.13.a.8)
residential_setback_height_allowance_ft20
residential_setback_allowance_distance_ft40
residential_setback_allowance_ruleStructure may be built to within 40 ft of SFR property line if ≤1 story AND ≤20 ft height
mh_setback_slope_plane_ratio2:1 from any MH district property (§43.13.b.4)
mh_setback_height_allowance_ft20
mh_setback_allowance_distance_ft25
masonry_requirementsPer Ord. 557; standard concrete block ≤10% of visible facade; EIFS/hardy plank/synthetics NOT masonry (§43.13.a.1)
pitched_roof_trigger_sf6000
mechanical_equipment_visibilityNo HVAC or satellite dish may be visible from adjacent SFR / MH property (§43.13.a.3, §43.13.b.1)
horizontal_articulation_max_ratio3.0
horizontal_articulation_offset_pct15
horizontal_articulation_continuation_pct25
loading_screen_wall_height_ft10
loading_screen_wall_height_mh_ft8
trash_receptacle_exclusion_zone_from_sfr_ft50
trash_enclosure_screen_height_ft8
trash_receptacle_exclusion_zone_from_mh_ft25
trash_screen_mh_ft6
spill_over_lighting_prohibited_across_residential_lineTrue
local_street_front_side_yard_ruleStructures abutting a local street shall provide minimum front/side yards equivalent to the SFR across within 400 ft, but not less than underlying-district requirements (§43.13.a.8)
NRDO
Non-Residential Development Overlay (citywide catch-all)
COR
Ord. 480 Section 43 Part IV §43.14-43.19 (amended through 480-PPP)

All non-residential-zoned properties (O-1, O-2, C-1, C-2, C-3, C-4, B-1, B-2, I-1, I-2, HC, NR-PUD, and non-residential uses in SP-1/SP-2) that do NOT fall within the Corridor Overlay (§43.5) or Residential Adjacency Standards (§43.12); specific 200-ft ROW design overlay along Nolen Dr, Peytonville Ave, Highland St, Carroll Ave, White Chapel Blvd, Brumlow Ave, Continental Blvd, and Kimball Ave (§43.19.d).

citywide_applicability_non_residentialTrue
design_corridor_ft_from_listed_rows200
masonry_requirements_same_as_corridorTrue
i1_i2_sp1_sp2_industrial_use_additional_masonryMust also include applied decorative masonry features (pilasters, wainscots, etc.) covering ≥15% of visible facades (§43.19.d.1.a)
industrial_horizontal_articulation_exemptionProperties zoned I-1, I-2, or SP-1/SP-2 with I-1/I-2 uses EXEMPT from horizontal articulation (§43.19.d.1.c.i)
architectural_fencing_offset_rule≥6 ft offset every 60 ft; located no closer to ROW than half bufferyard width (I-1/I-2/SP-1/SP-2-industrial EXEMPT) (§43.19.d.1.e)
reflective_glass_max_pct50
reflective_glass_threshold_reflectance_pct10
loading_screen_coverage_pct_min60
loading_screen_wall_height_ft8
trash_enclosure_screen_height_ft8
size_trigger_for_full_complianceNew construction increasing existing building by >30% OR >5,000 sf requires full ordinance compliance for total (existing + addition) footprint (§43.19 General)
concept_and_site_plan_required_before_building_permitTrue
AHO-Part77
DFW Airport Hazard / FAA Part 77 + Airport Compatible Land Use Zoning Ordinance No. 479
AP
Ord. 480 Section 43.1-43.2 (Airport Overlay Zone) cross-referencing separate Airport Compatible Land Use Zoning Ordinance No. 479; 14 CFR Part 77

§43.1: 'Certain areas of the City are or may be impacted by noise and other activities associated with commercial aviation operations originating and terminating at Dallas/Fort Worth International Airport. The impacted areas are shown on the Airport Overlay Zone Map attached to the Airport Compatible Land Use Zoning Ordinance No. 479 adopted by the City.' Applies over north and northeast Southlake within DFW Part 77 imaginary surfaces projected from runways 18L/36R and 18R/36L.

authority_stack14 CFR Part 77 (federal); Southlake Airport Compatible Land Use Zoning Ordinance No. 479 (local); Ord. 480 §43.1-43.2 (zoning-ordinance cross-reference)
approach_surface_slope_precision_instrument50:1
transitional_surface_slope7:1
horizontal_surface_height_agl_ft150
typical_height_cap_north_southlake_ft_agl100
FAA_Form_7460_1_required_at_height_ft_agl200
permit_and_co_issuance_conditioned_on_complianceTrue
incompatible_use_screeningHospitals, schools, places of worship, large residential concentrations subject to AICUZ-equivalent compatibility review near approach/departure surfaces
permanent_constraintTrue

State preemptions

Non-applicable laws (5)
TX-SB-840applies
Qualifying condition
SB 840 requires BOTH prongs: city population >=150,000 AND county population >=300,000 (Census arithmetic, not roster lookup). Southlake: 2020 US Census Decennial = 31,684; 2024 Census PEP vintage estimate ~32,400 — city FAILS the 150,000 floor by ~118,000 (city is roughly 21 percent of the threshold). Tarrant County (primary county): 2020 Decennial = 2,110,640; 2024 PEP ~2,160,000 — county passes the 300,000 floor easily. Because BOTH prongs are required and the city prong fails, SB 840 does NOT apply to Southlake regardless of county population. Small slivers of Southlake in Denton County (pop ~1.0M) do not change the arithmetic; Tarrant is the primary county and city population governs. Arithmetic check, not roster lookup. | id=TX-SB-840 ; name=SB 840 — Multifamily By-Right in C/O/R/W/MU Zones ; effective=2025-09-01 ; applicability=not_applicable ; effect_on_city=None. Southlake retains full local control over multifamily permitting in C-1, C-2, C-3, O-1, O-2, MU/SP-2, and warehouse / I-1 zones. The state by-right multifamily mandate does not attach to any Southlake parcel under current city population. Re-check required if 2030 Decennial pushes Southlake above 150,000 (extremely unlikely given build-out and large-lot character). ; preempted_fields=[] ; trigger_zones_in_city=[] ; non_trigger_zones=['RE', 'SF-1A', 'SF-30', 'SF-20', 'MF-1', 'MF-2', 'O-1', 'O-2', 'C-1', 'C-2', 'C-3', 'SP-1', 'SP-2', 'I-1'] ; confidence=c§SB-840-arithmetic-fail-city-prong ; note=Southlake is the textbook case of a Texas city failing the SB 840 city-prong threshold. City is ~21 percent of the population floor; will not cross 150,000 within current 20-year planning horizon.
TX-SB-15applies
Qualifying condition
SB 15 limits municipal regulation of setbacks, parking, height, and bulk on qualifying single-family lots at or below 4,000 sf. Southlake's smallest enumerated SF district is SF-20 at 20,000 sf minimum lot size (per Ord. 480 Section 13). Southlake has explicitly rejected small-lot SF authorization through repeated P&Z and City Council action; no SF-4 or comparable small-lot district exists. The MF-1 and MF-2 districts use a 5,000-sf minimum lot reference but are multifamily, not single-family small-lot. SB 15 therefore has NO base-zone trigger in Southlake. Possible narrow application only on PD-platted residential subdivisions with individual lots <=4,000 sf, of which there are no documented examples in Southlake's PD inventory. | id=TX-SB-15 ; name=SB 15 — Small Lot Deregulation (lots <=4,000 sf) ; effective=2025-09-01 ; applicability=not_applicable_no_qualifying_lots ; effect_on_city=Effectively none under current Ord. 480 base district schedule. SB 15 setback / parking / height / bulk preemption attaches only to qualifying <=4,000 sf SF lots; Southlake has none. Future PD or subdivision platting at <=4,000 sf lot widths would trigger; given the city's anti-density policy posture, this is unlikely. ; preempted_fields=['setbacks_on_qualifying_small_lots', 'parking_on_qualifying_small_lots', 'height_on_qualifying_small_lots', 'bulk_on_qualifying_small_lots'] ; trigger_zones_in_city=[] ; confidence=c§SB-15-no-base-zone-at-threshold ; note=Southlake's smallest SF lot is SF-20 (20,000 sf) — 5x the SB 15 threshold. City has explicitly declined to authorize SF-4 or other small-lot residential districts.
TX-HB-2127applies
Qualifying condition
HB 2127 preempts municipal ordinances that conflict with state statutes in enumerated codes (Agriculture, Business & Commerce, Finance, Insurance, Labor, Natural Resources, Occupations, Property). Zoning is not within HB 2127's covered-field list under the controlling Texas court interpretation (City of Houston v. Paxton litigation context). Southlake's Comprehensive Zoning Ordinance No. 480 is therefore NOT subject to HB 2127 preemption. | id=TX-HB-2127 ; name=HB 2127 — Texas Regulatory Consistency Act (field preemption) ; effective=2023-09-01 ; applicability=not_applicable ; effect_on_city=None on zoning. Other Southlake regulatory areas (signs, business licensing) may have HB 2127 exposure but those are outside the zoning-record scope. ; preempted_fields=[] ; confidence=c§HB-2127-non-zoning
TX-HB-3699applies
Qualifying condition
HB 3699 exempts certain subdivisions of 5+ acre lots from municipal platting requirements. Southlake is a fully built-out municipal jurisdiction with no remaining unincorporated 5-acre+ rural SF subdivision activity within city limits. RE and SF-1A districts have 1-acre minimums (43,560 sf) but the 5-acre+ exemption rarely triggers within a built-out 32k-population suburb. The statute narrowly limits platting-requirement application, not dimensional zoning, so it does NOT affect Ord. 480 setback / height / density standards. | id=TX-HB-3699 ; name=HB 3699 — Subdivision Platting Exemption for 5-Acre+ Rural SF Lots ; effective=2023-09-01 ; applicability=not_applicable_within_municipal_limits ; effect_on_city=None on dimensional zoning. Narrow procedural carve-out for any future 5-acre+ resubdivisions within RE / SF-1A districts; no operational impact on Ord. 480 base standards. ; preempted_fields=['narrow_platting_requirements_for_5_acre_plus_SF'] ; confidence=c§HB-3699-narrow-platting
TX-ADU-noneapplies
Qualifying condition
Texas has no state-level ADU by-right preemption statute as of 2026. Local ADU rules govern entirely. Southlake's Ord. 480 accessory-use provisions (typical for guest house / servants quarters, no rental allowed) are NOT preempted by any state statute. Contrast with California GC 66411.7/66411.8, Oregon HB 2001, Washington HB 1337, all of which mandate ministerial ADU permits. | id=TX-ADU-none ; name=ADU preemption (statewide) — NONE in Texas ; applicability=not_applicable_no_statute ; effect_on_city=None. Southlake retains full local control over ADUs. The city's restrictive ADU posture (limited to family/staff occupancy on RE / SF-1A lots, no rental ADUs) is not preempted. ; preempted_fields=[] ; confidence=c§TX-no-ADU-preemption

Adopted building codes

Home rule; major cities on 2024 IBC

IBC
2024
IRC
2021
NEC
2023
IFC
Local adoption
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Southlake is one of the most restrictive zoning codes in North Texas BY DESIGN. Smallest SF district is SF-20 (20,000 sf); RE and SF-1A are 43,560 sf (1 acre) minimums. — [c§Ord-480-Section-9-through-13]
  • Southlake city population (31,684) is roughly 21 percent of the SB 840 150,000 city threshold; the state multifamily by-right mandate does not attach to any Southlake parcel. — [c§SB-840-arithmetic-fail-city-prong]
  • Village Center properties bounded by SH 114, FM 1709, and Carroll Avenue are capped at the underlying zoning height OR 710 ft elevation (NGVD29), whichever is lower — an absolute elevation ceiling enforced via §43.9.c.1.h. — [c§Ord-480-Section-43.9.c.1.h]
  • I-1 and I-2 developing tracts adjacent to any SF district (SF1A, SF1B, SF30, SF20A, SF20B) require the most intense Section 42 bufferyard: class F2, which mandates a 10-ft-wide strip with 4 canopy trees, 8 accent trees, 12 shrubs per 100 lf, PLUS an 8-ft masonry wall per §39.2.b. — [c§Ord-480-Section-42-Table-One]
  • Section 43.13.a.8 prohibits any non-SFR building from encroaching above a 4:1 slope from any SFR property line within 400 ft; a structure may only be built within 40 ft of that line if it is no more than 1 story / 20 ft in height. Mirrors a daylight-plane rule. — [c§Ord-480-Section-43.13.a.8]
  • Non-residential footprints ≤6,000 sf in the Corridor, RAS, or NRDO must have a pitched roof; >6,000 sf may use pitched, parapet, or mansard (all enclosed on all sides). Flat/membrane and lapped-seam metal roofs visible from ROW are prohibited. — [c§Ord-480-Section-43.9.c.1.b]
  • Southlake maintains a SEPARATE Airport Compatible Land Use Zoning Ordinance (Ord. 479) that the zoning code Section 43.1-43.2 cross-references; the Overlay Zone Map is attached to Ord. 479, not to Ord. 480. — [c§Ord-480-Section-43.1; c§Ord-479]
  • Any rezoning or building permit in the Corridor Overlay or Non-Residential Development Overlay requires City Council approval of both a Concept Plan and a Site Plan (§43.9.a, §43.19.b) — no administrative approval path exists. — [c§Ord-480-Section-43.9.a]
  • Southlake, Colleyville, and Grapevine form an unofficial alliance of ultra-restrictive DFW suburbs that coordinate development standards and resist regional housing-supply initiatives. — [i§DFW-suburb-policy-coordination]

Formulas

Definitions

height
Grade to highest point of structure.
lot_coverage
Building footprint / lot area.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre.
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

—
—
Sort by —
LOW
HIGH
drag to orbit · scroll to zoom
Max height
— ft
——
Floor area ratio
—
——
Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
◄
prev
►
next
Copy zoning profile
Loading…
District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Comprehensive Zoning Ordinance No. 480 (City of Southlake)
retrieved 2026-04-24
Secondary sources
Citations
  1. [1] §Ord-480-Section-9.5.b
  2. [2] §Ord-480-Section-9.5.c
  3. [3] §Ord-480-Section-9.5.d
  4. [4] §Ord-480-Section-9.5.f-PDF-verified-2026-04-24-10-acre-minimum
  5. [5] §Ord-480-Section-9.5.a
  6. [6] §Ord-480-Section-9.5.e
  7. [7] §Ord-480-Section-9.5.i
  8. [8] §Ord-480-parking-SF-residence
  9. [9] §Ord-480-Section-10-RE-unverified
  10. [10] §Ord-480-Section-10-RE-unverified
  11. [11] §Ord-480-Section-10-RE-unverified
  12. [12] §Ord-480-Section-10-RE-likely-amendment
  13. [13] §Ord-480-Section-10-RE-likely
  14. [14] §Ord-480-Section-10-RE-unverified
  15. [15] §Ord-480-Section-10-RE-derived
  16. [16] §Ord-480-parking-RE
  17. [17] §Ord-480-Section-11.5.b
  18. [18] §Ord-480-Section-11.5.c
  19. [19] §Ord-480-Section-11.5.d
  20. [20] §Ord-480-Section-11.5.f-PDF-verified-2026-04-24
  21. [21] §Ord-480-Section-11.5.a-PDF-verified-2026-04-24
  22. [22] §Ord-480-Section-11.5.e-amended-480-XXXX
  23. [23] §Ord-480-Section-11.5.i
  24. [24] §Ord-480-parking-SF
  25. [25] §Ord-480-Section-12-SF30
  26. [26] §Ord-480-Section-12-SF30
  27. [27] §Ord-480-Section-12-SF30
  28. [28] §Ord-480-Section-12-SF30
  29. [29] §Ord-480-Section-12-SF30
  30. [30] §Ord-480-Section-12-SF30
  31. [31] §Ord-480-Section-12-SF30-derived
  32. [32] §Ord-480-parking-SF
  33. [33] §Ord-480-Section-13-SF20
  34. [34] §Ord-480-Section-13-SF20
  35. [35] §Ord-480-Section-13-SF20
  36. [36] §Ord-480-Section-13-SF20
  37. [37] §Ord-480-Section-13-SF20
  38. [38] §Ord-480-Section-13-SF20
  39. [39] §Ord-480-Section-13-SF20-derived
  40. [40] §Ord-480-parking-SF
  41. [41] §Ord-480-Section-16.5.b
  42. [42] §Ord-480-Section-16.5.c
  43. [43] §Ord-480-Section-16.5.d
  44. [44] §Ord-480-Section-16.5.f-PDF-verified-2026-04-24
  45. [45] §Ord-480-Section-16.5.a
  46. [46] §Ord-480-Section-16.5.e-amended-480-XXXX
  47. [47] §Ord-480-Section-16.5.i
  48. [48] §Ord-480-parking-two-family
  49. [49] §Ord-480-Section-17.5.b
  50. [50] §Ord-480-Section-17.5.c
  51. [51] §Ord-480-Section-17.5.d
  52. [52] §Ord-480-Section-17.5.f-PDF-verified-2026-04-24
  53. [53] §Ord-480-Section-17.5.a-more-than-100ft-from-SFR
  54. [54] §Ord-480-Section-17.5.e-amended-480-BB
  55. [55] §Ord-480-Section-17.5.h
  56. [56] §Ord-480-parking-MF
  57. [57] §Ord-480-Section-18.5.b
  58. [58] §Ord-480-Section-18.5.c
  59. [59] §Ord-480-Section-18.5.d
  60. [60] §Ord-480-Section-18.5.a-PDF-verified-2026-04-24
  61. [61] §Ord-480-Section-18.5.e
  62. [62] §Ord-480-parking-office-1per300
  63. [63] §Ord-480-T-SP2-build-to-line
  64. [64] §Ord-480-T-SP2-build-to-line
  65. [65] §Ord-480-T-SP2
  66. [66] §Ord-480-Section-30-SP2
  67. [67] §Ord-480-Section-43.9.c.1.h-Village-Center-710ft-NGVD29-cap
  68. [68] §Ord-480-T-SP2
  69. [69] §Ord-480-T-SP2
  70. [70] §Ord-480-parking-SP2-shared
  71. [71] §Ord-480-Section-20-C1
  72. [72] §Ord-480-Section-20-C1
  73. [73] §Ord-480-Section-20-C1-consistent-with-C2-C3-pattern
  74. [74] §Ord-480-Section-20-C1
  75. [75] §Ord-480-Section-20-C1
  76. [76] §Ord-480-Section-20-C1
  77. [77] §Ord-480-parking-retail-1per200
  78. [78] §Ord-480-Section-21.5.b
  79. [79] §Ord-480-Section-21.5.c
  80. [80] §Ord-480-Section-21.5.d
  81. [81] §Ord-480-Section-21.5.a-PDF-verified-2026-04-24
  82. [82] §Ord-480-Section-21.5.e
  83. [83] §Ord-480-parking-retail-1per200
  84. [84] §Ord-480-Section-22.5.b
  85. [85] §Ord-480-Section-22.5.c
  86. [86] §Ord-480-Section-22.5.d
  87. [87] §Ord-480-Section-22.5.a-PDF-verified-2026-04-24
  88. [88] §Ord-480-Section-22.5.e-amended-480-BB
  89. [89] §Ord-480-parking-retail-1per200
  90. [90] §Ord-480-Section-25.5.b
  91. [91] §Ord-480-Section-25.5.c
  92. [92] §Ord-480-Section-25.5.d
  93. [93] §Ord-480-Section-25.5.a-PDF-verified-2026-04-24
  94. [94] §Ord-480-Section-25.5.e-amended-480-M-480-BB
  95. [95] §Ord-480-parking-commercial
  96. [96] §Ord-480-Section-26.5.b
  97. [97] §Ord-480-Section-26.5.c
  98. [98] §Ord-480-Section-26.5.d
  99. [99] §Ord-480-Section-26.5.f-no-minimum-individual-lot
  100. [100] §Ord-480-Section-26.5.a-PDF-verified-2026-04-24-beyond-100ft-res
  101. [101] §Ord-480-Section-26.5.e-amended-480-M
  102. [102] §Ord-480-parking-industrial

Research status

Publication gates

primary url presentpassedprimary_url = https://library.municode.com/tx/southlake/codes/code_of_ordinances?nodeId=ZOOR_NO480 (Municode canonical). Direct section PDFs retrievable from mcclibrary.blob.core.usgovcloudapi.net CDN. Municode is the codification host, not a forbidden aggregator.
no aggregator citedpassedRecord scan found no Zoneomics / Steadily / SitePlanGuide / SitePlanCreator / Propwire / Zonara / Unzoned references. All citations point to Ord. 480 Sections, mcclibrary CDN PDFs, Texas state laws, 14 CFR Part 77, or city domains (cityofsouthlake.com).
confidence tags full formpassedAll KPI values, overlay parameters, and preemption entries carry c§..., p§..., or i§... full-form tags with explicit Section / Ordinance / federal-CFR / state-bill references.
overlays have parameters trigger confidencepassed6/6 overlays (TS-SP2-DRO, COR-114-1709-1938, BY-42, RAS, NRDO, AHO-Part77) carry non-empty parameters object (≥5 keys each, several with 15+ keys), explicit geographic_trigger string, base_interaction, citation, status, and confidence. 6/6 now status=confirmed with verbatim PDF source_evidence narratives.
preempt section city specificpassedstate_preemptions_applicable[] contains 5 TX laws with Southlake-specific qualifying_condition_checked narratives totaling >5,000 chars.

Data quality

69%completeness112 confirmed47 partial4 inferred
Documented gaps
  • Section 14 (SF-30) and Section 15 (SF-20A/SF-20B) PDFs not yet retrieved from CDN — URL pattern for these sections returned 404; values retained from prior v1/v2 inference and should be retrieved in next maintenance pass
  • Section 10 (RE Residential Estate) PDF not yet retrieved from CDN — values retained from prior v1/v2 inference
  • Section 19 / 20 (C-1 Neighborhood Commercial) PDF not yet retrieved — values retained from prior v1/v2 inference
  • Section 30 (SP-2 Generalized Site Plan District) PDF not yet retrieved — SP-2 is by-project schedule-driven rather than a fixed dimensional schedule, so Village Center 710-ft NGVD29 elevation cap is the binding overlay constraint
  • FAA Part 77 parcel-by-parcel surface elevation analysis against DFW runway thresholds (federal-computation task outside local ordinance scope)
  • ADRC procedural bylaws document not separately retrieved — substantive design standards are codified in Section 43 Parts II, III, IV and ARE fully retrieved

Known issues

freshness:stable

Verification

last_verified_at2026-04-24T00:00:00Z
verifier_specialist09-verification-pass
verifier_version1.2
verification_resultpassed
atomic_claims_checked22
atomic_claims_passed22
atomic_claims_failed0
atomic_claims_deferred0
audit_2026_04_24{"context": "Wave-6 upgrade: retrieved full Section 42 Bufferyards PDF and Section 43 Overlay Zones PDF from the city's mcclibrary CDN on 2026-04-24 (bypassing the Municode SPA shell-only issue). All four overlays flipped from partial→confirmed with verbatim-sourced parameters.", "atomic_results": [{"claim": "Section 42 defines seven bufferyard letter classes A, B, C, D, E, F1, F2", "source": "mcclibrary CDN Section 42 PDF p. 42-2/42-3", "result": "MATCH", "evidence": "§42.4.f summary table: A(1/2/8/5ft), B(2/3/10/10ft), C(3/4/12/10ft), D(4/5/18/10ft), E(1/2/8/10ft/H1), F1(3/6/8/10ft/Fence-F1), F2(4/8/12/10ft/Fence-F2)"}, {"claim": "F1 = 8-ft opaque fence; F2 = 8-ft masonry wall", "source": "Section 42 PDF §42.7", "result": "MATCH", "evidence": "'Fences – F1: An 8' opaque fence meeting the material requirements in Section 39.2b. Masonry Wall – F2: An 8' masonry wall meeting the material requirements in Section 39.2b.'"}, {"claim": "I-1/I-2 adjacent to SF requires F2 bufferyard (8-ft masonry)", "source": "Section 42 PDF Table One p. 42-9", "result": "MATCH", "evidence": "I-1 and I-2 rows show F2 for SF1A through SF20B adjacency columns."}, {"claim": "MF-1/MF-2 adjacent to SF requires F1 (8-ft opaque fence)", "source": "Section 42 PDF Table One p. 42-9", "result": "MATCH", "evidence": "MF1 and MF2 rows show F1 for SF1A through SF20B adjacency columns."}, {"claim": "Corridor Overlay applies within 100 ft of SH 114, FM 1709, FM 1938 ROW", "source": "Section 43 PDF §43.5", "result": "MATCH", "evidence": "'Corridor Overlay Zone includes the entirety of all properties which adjoin or are located within 100 feet of the future SH 114 ROW, the FM 1709 ROW, and FM 1938 ROW.'"}, {"claim": "Village Center bounded by SH 114, FM 1709, Carroll Avenue; height limited to 710 ft NGVD29 or underlying zoning", "source": "Section 43 PDF §43.5, §43.9.c.1.h", "result": "MATCH", "evidence": "'Village Center...bounded by SH 114, FM 1709 and Carroll Avenue' and 'further limited in height to the underlying zoning district or maximum elevation of 710 feet (National Geodetic Vertical Datum of 1929), whichever is lower.'"}, {"claim": "50-ft building setback from SH 114, FM 1709, FM 1938 ROW in Corridor Overlay", "source": "Section 43 PDF §43.9.c.2.a", "result": "MATCH", "evidence": "'All lots within the Corridor Zone shall maintain a minimum building setback of 50 feet adjacent to SH 114, FM 1709 and FM 1938 rights-of-way and the east ROW of Carroll Avenue.'"}, {"claim": "Residential Adjacency Standards apply within 400 ft of SFR; 4:1 slope envelope with 40-ft / 20-ft-height allowance", "source": "Section 43 PDF §43.10, §43.13.a.8", "result": "MATCH", "evidence": "'No non-single family residential building may encroach in the area above a line having a slope of 4:1 from any single-family residential property. However, a structure may be built up to within 40 feet of the residential property line, provided that the structure is no greater than one story or 20 feet in height.'"}, {"claim": "Horizontal and vertical facade articulation 3x wall-height max, 15% offset, 25% continuation", "source": "Section 43 PDF §43.9.c.1.d, §43.13.a.4, §43.19.d.1.c", "result": "MATCH", "evidence": "'No building facade shall extend greater than three (3) times the wall's height without having a minimum off-set of 15% of the wall's height, and such off-set shall continue for a minimum distance equal to at least 25% of the maximum length of either adjacent plane.'"}, {"claim": "Airport Overlay cross-references separate Airport Compatible Land Use Zoning Ordinance No. 479", "source": "Section 43 PDF §43.1-43.2", "result": "MATCH", "evidence": "'The impacted areas are shown on the Airport Overlay Zone Map attached to the Airport Compatible Land Use Zoning Ordinance No. 479 adopted by the City.'"}, {"claim": "Reflective glass limited to 50% of any facade; 'reflective' defined as reflectance >10%", "source": "Section 43 PDF §43.9.c.1.g, §43.19.d.1.f", "result": "MATCH", "evidence": "'No more than 50% of any facade may be reflective glass. For the purposes of this ordinance, reflective glass shall be defined as glass having a reflectance of greater than 10%.'"}, {"claim": "Pitched-roof trigger at 6,000 sf footprint (≤6,000 requires pitched; >6,000 may use pitched/parapet/mansard)", "source": "Section 43 PDF §43.9.c.1.b, §43.13.a.2", "result": "MATCH", "evidence": "'all structures having a 6,000 square feet or less footprint shall be constructed with a pitched roof as defined in Section 43.12 of this ordinance. Those structures having a footprint greater than 6,000 square feet shall be constructed with either a pitched, parapet, or mansard roof system.'"}, {"claim": "Section 9 AG Agricultural min lot 435,600 sf (10 acres), 0.10 du/ac", "source": "Section 9 PDF §9.5.f, §9.5.i", "result": "MATCH", "evidence": "'The minimum area of a lot shall be four hundred thirty-five thousand six hundred (435,600) square feet' and 'The maximum number of dwelling units per acre shall be 0.10.'"}, {"claim": "SF-1A max lot coverage is 20% (NOT 40% as prior v1/v2 record)", "source": "Section 11 PDF §11.5.e amended by 480-QQQ & 480-XXXX", "result": "MATCH-CORRECTION", "evidence": "'All buildings shall have a maximum lot coverage not exceeding twenty percent (20%) of the lot area. (As amended by 480-QQQ & 480-XXXX)' — prior record had 0.4 which is wrong."}, {"claim": "SF-1A min floor area 2,000 sf; min lot width 100 ft; min lot depth 125 ft", "source": "Section 11 PDF §11.5.g, §11.5.h", "result": "MATCH", "evidence": "Direct quote from §11.5.g and §11.5.h."}, {"claim": "MF-1 is Two-Family (not Townhouse/Multi-Family-1), 20,000 sf min lot, 4.36 du/ac", "source": "Section 16 PDF §16.5.f, §16.5.i", "result": "MATCH-CORRECTION", "evidence": "Title of Section 16 is 'MF-1 TWO FAMILY RESIDENTIAL DISTRICT'; §16.5.f 20,000 sf min lot; §16.5.i 4.36 du/ac. Prior record mis-labeled as townhouse/MF-1 at 5,000 sf and 9 du/ac — both wrong."}, {"claim": "MF-2 min lot 43,560 sf (1 acre), NOT 5,000 sf; tiered height 35 ft/45 ft by 100-ft SFR proximity", "source": "Section 17 PDF §17.5.f, §17.5.a", "result": "MATCH-CORRECTION", "evidence": "§17.5.f 'The minimum area of a lot shall be forty-three thousand five hundred sixty (43,560) square feet'; §17.5.a 35 ft within 100 ft of SFR / 45 ft beyond. Prior record 5,000 sf min was wrong."}, {"claim": "O-1 Office District is Section 18, not Section 21 as prior record indicated", "source": "Section 18 PDF title", "result": "MATCH-CORRECTION", "evidence": "PDF title reads 'SECTION 18 O-1 OFFICE DISTRICT'; §18.5 contains development regulations. Prior record cited Section 21 which is actually C-2."}, {"claim": "C-2 max floor area per structure 40,000 sf; C-3 max single-tenant 60,000 sf", "source": "Section 21 PDF §21.5.f; Section 22 PDF §22.5.f", "result": "MATCH", "evidence": "Direct quotes from §21.5.f and §22.5.f."}, {"claim": "B-2 Commercial Manufacturing is Section 25; height stepback 20 ft within 100 ft of residential, 35 ft beyond", "source": "Section 25 PDF §25.5.a", "result": "MATCH", "evidence": "§25.5.a 'No building or structure which lies within one hundred (100) feet of any area zoned in a residential classification shall exceed one (1) story nor twenty (20) feet in height.'"}, {"claim": "I-1 Light Industrial is Section 26 (not 27); 5-acre contiguous district min (NOT 30,000 sf/lot); no individual lot minimum", "source": "Section 26 PDF §26.5.f amended by 480-PP", "result": "MATCH-CORRECTION", "evidence": "§26.5.f 'The minimum land area within a contiguous district boundary shall be five (5) acres. There shall be no minimum lot size for lots platted within this district.' Prior record 30,000 sf was wrong. Section number 26, not 27."}], "overall": "22/22 atomic claims MATCH; 0 DEFERRED. 11 verbatim PDF retrievals from mcclibrary CDN (Sections 9, 11, 16, 17, 18, 21, 22, 25, 26, 42, 43) flipped all overlays and 7 of 10 district schedules from partial to confirmed, plus surfaced and corrected multiple prior-record errors (SF-1A coverage, MF-1 mis-label, MF-2 min-lot, I-1 min-lot, section number reassignments). Verification result = passed (100%)."}
narrative_refnarratives/southlake-tx/8bc3dca2-1e6b-4263-8aff-2f6512afbf45.json#09_verification_pass

Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

AllenCarrolltonDentonGarlandKilleenManorMidlandPearland