(a)
Agriculture-open space district (A/O).
(1)
Purpose.
This district includes lands within the corporate limits of the city which are not subdivided and relatively undeveloped where continued use of land is allowed for agricultural purposes, including farms, ranches, orchards, truck farms and nurseries. It may also include those areas mentioned in section 14.02.008(3). This district is designed to promote orderly, timely, economical growth and to recognize current conditions. It is a reserved area in which the future growth of the city can occur.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses permitted.
Refer to part II of this division.
(b)
Residential 1 district (R-1).
(1)
Purpose.
This district includes lands within the city limits subdivided for single-family residential purposes and associated uses. The district is designed to provide sufficient, suitable, residential neighborhoods, protected from incompatible uses, provided with necessary facilities and services.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses permitted.
Refer to part II of this division.
(4)
Parking requirements.
Refer to section 14.02.038(6).
(5)
Sign regulations.
Refer to section 14.02.038(7).
(c)
Residential 2 district (R-2).
(1)
Purpose.
This district includes lands within the city limits subdivided for single and multiple-family dwelling purposes and associated uses. It may be utilized as a transitional zone between low to moderate density residential and commercial uses.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses permitted.
Refer to part II of this division.
(4)
Parking requirements.
Refer to section 14.02.038(6).
(5)
Sign regulations.
Refer to section 14.02.038(7).
(d)
Manufactured home residential (R-3).
(1)
Purpose.
This district includes lands within the city limits subdivided for placement of manufactured homes and lands within the city limits developed as manufactured home parks. All manufactured homes must be placed within a manufacture home subdivision or within a manufactured home park. Those manufactured homes that have been placed on lots in the city prior to adoption of this ordinance are exempt from this zoning restriction for so long as they are occupied.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses permitted.
Refer to part II of this division.
(4)
Parking requirements.
Refer to section 14.02.038(6).
(5)
Sign regulations.
Refer to section 14.02.038(7).
(e)
Commercial district (C-1).
(1)
Purpose.
This district is composed of uses constituting retail goods and consumer services to residents of the urban and trade areas of the city, as well as to visitors. The district also provides space for financial, administrative, and business services compatible with the function of the focal point of community activity and its intensive development.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses permitted.
Refer to part II of this division.
(4)
Parking requirements.
Refer to section 14.02.038(6).
(5)
Sign regulations.
Refer to section 14.02.038(7).
(f)
Commercial district (C-2).
(1)
Purpose.
This district provides space for commercial activities which because of the nature of such activity is not completely compatible with the purpose and activities of district C-1. Such activities would include light manufacturing, light industry, hotels, motels, and large apartment complexes.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses permitted.
Refer to part II of this division.
(4)
Parking requirements.
Refer to section 14.02.038(6).
(5)
Sign regulations.
Refer to section 14.02.038(7).
(g)
Industrial district (M-1).
(1)
Purpose.
This district includes industrial activities and provides an environment exclusively for, and conducive to, the development and protection of such activities.
(2)
Permitted uses.
Refer to part II of this division.
(3)
Conditional uses.
Refer to part II of this division.
(4)
Parking requirements.
Refer to section 14.02.038(6).
(5)
Sign regulations.
Refer to section 14.02.038(7).
(h)
Conditional uses (all districts).
The following uses may be permitted in any district when they meet special regulations and conditions prescribed by the commission through the issuance of a use permit. Detailed examination of proposed location and use characteristics is necessary to maximize compatibility.
(1)
Church;
(2)
Community buildings - meetings, recreational;
(3)
Telephone exchange;
(4)
Temporary signs;
(5)
Public library;
(6)
Municipal service facilities and buildings;
(7)
Parks, playfields, and playgrounds;
(8)
Public swimming pool;
(9)
School, public or denominational;
(10)
Temporary structures (construction, real estate, etc.);
(11)
Used structures (buildings moved from another location).
(i)
Existing use (all districts) regarding manufactured homes.
Notwithstanding any other provision of this Code:
(1)
In the event that a manufactured home occupies a lot in a municipality on September 11, 2014, the owner of the manufactured home is granted a single replacement opportunity, in which the existing manufactured home is removed from its location and another manufactured home placed on the same property, provided that the replacement is a newer manufactured home and is at least as large in living space as the prior manufactured home; and
(2)
An owner’s ability to replace a manufactured home as a result of a fire or natural disaster is restricted. Other than in the case of a fire or natural disaster, the ability of the owner to replace his manufactured home is expressly limited to a single replacement.
(Ordinance 09-2019 adopted 12/12/19)
(a)
The city is hereby divided into the above zones, or districts, as shown on the official zoning map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this article. The official zoning map shall be identified by the signature of the mayor attested by the city secretary and bearing the seal of the city.
(b)
If, in accordance with the provisions of this article and chapter 211, Texas Local Government Code, as amended, changes are made in district boundaries or other matter portrayed on the official zoning map, such changes shall be entered on the official zoning map, promptly after the amendment has been approved by the legislative body, with an entry on the official zoning map signed by the mayor and attested by the city secretary. No amendment to this article which involves matter portrayed on the official zoning map shall become effective until after such change and entry has been made on said map.
(c)
No changes of any nature shall be made in the official zoning map or matter shown thereon except in conformity with the procedures set forth in this article. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this article and punishable as provided for hereafter.
(d)
Regardless of the existence of purported copies of the official zoning map which may from time to time be made or published, the official zoning map, which shall be located in the office of the city secretary, shall be the final authority as to the current zoning status of the land and water areas, buildings, and other structures in the city.
(Ordinance 05-2014 adopted 9/11/14)
In the event that the official zoning map becomes damaged, destroyed, lost, or difficult to interpret because of the nature and/or number of changes and additions, the city council may, by resolution, adopt a new official zoning map, which shall supersede the prior official zoning map. The new official zoning map may correct drafting or other errors or omissions in the prior official zoning map, but no such correction shall have the effect of amending the original official zoning map or any subsequent amendment thereof. The new official zoning map shall be identified by the signature of the mayor, attested by the city secretary, and bearing the seal of the city. Unless the prior official zoning map has been lost or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved, together with all available records pertaining to its adoption or amendment.
(Ordinance 05-2014 adopted 9/11/14)
Where uncertainty exists as to the boundaries of districts as shown on the official zoning map, the following rules shall apply:
(1)
Boundaries indicated as approximately following the centerlines of streets, highways, or alleys shall be construed to follow such centerlines.
(2)
Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.
(3)
Boundaries indicated as approximately following city limits shall be construed as following such city limits.
(4)
Boundaries indicated as following railroad lines shall be construed to be midway between the rails of the main tracks.
(7)
Where a district boundary line divides a lot which was in a single ownership at the time of passage of this article, the commission may permit, as special exception, the extension of the regulations for either portion of the lot not to exceed fifty feet (50') beyond the district one [line] into the remaining portion of the lot.
(Ordinance 05-2014 adopted 9/11/14)
(a)
Uniformity.
The regulations set by this article within each district shall be minimum regulations and shall apply uniformly to each class or kind of structure or land, except as hereinafter provided:
(1)
No building, structure, or land shall hereafter be used or, occupied, and no building or structure or part thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered except in conformity with all of the regulations herein specified for the district in which it is located.
(2)
No part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building or use for the purpose of complying with this article, shall be, included as part of a yard, open space, or off-street parking or loading space similarly required for any other building or use.
(b)
Newly annexed territory.
Any territory hereafter annexed to the city shall be classified for A-O (agriculture-open space) only, unless otherwise determined by the planning commission and city council at the time of extension. The procedure for establishing initial zoning other than A-O and subsequent zoning on annexed territory shall conform to the procedure established law for the adoption of normal zoning classifications and regulations. Subsequent to annexation the new territory may be rezoned by the city council for a land use consistent with the comprehensive plan and on the recommendation of the planning commission. In an area classified A-O no person shall erect, excavate, construct or proceed or continue with the erection or construction of any building or structure or add to, enlarge, move, improve, alter, repair, convert, or extend or demolish any building or structure or cause the same to be done in any newly annexed territory to the city without first applying for and obtaining a building permit therefor from the building official as may be required in applicable city ordinances.
(Ordinance 05-2014 adopted 9/11/14)
District | Minimum Lot Area (Gross) | Minimum Lot Width | Minimum Lot Depth |
|---|---|---|---|
A-0 | Acre | 200' | 220' |
R-1 | 6,000 SF1 | (1) 50' | 120' |
7,200 SF2 | (2) 60' | 120' | |
R-2 | 6,000 SF3 | 50' | 120' |
C-1 | 6,000 SF | 60' | 100' |
C-2 | 3,000 SF | 25' | 120' |
M-1 | 5,000 SF | – | – |
1 | = | Interior lot |
2 | = | Corner lot |
3 | = | For townhouse or rowhouse development, the required lot area shall be negotiated with the city planning commission. |
If a lot size variance application comes before the commission meeting the Minimum Lot Area (SF) as required in this section, but does not meet the minimum lot depth, the commission shall evaluate for variance approval or disapproval based upon the lot(s) access to utilities, conformity with the surrounding lots, traffic safety, parking, and any other issue that the commission deems relevant.
(Ordinance 03-2019 adopted 5/10/19)
The following supplementary district regulations are hereby adopted and shall apply in all cases where specified by this article:
(1)
Visibility at intersections in residential district.
On a corner lot in any residential district, nothing shall be erected, placed, planted, or allowed to grow in such a manner as materially to impede vehicle driver’s vision at intersections.
(2)
Fences, walls, and hedges.
Notwithstanding other provisions of this article, fences, walls, and hedges maybe permitted in any yard, or along the edge of any yard, provided that such fences, walls, or hedges, along lot lines at street intersections do not impair visibility at the intersection. In no way shall a fence be constructed on public street or alley right-of-way or within an area defined by lines of joining points located fifteen feet (15') back from the intersection of all curblines extended.
(3)
Erection of more than one principal structure on a lot.
In any district more than one (1) structure housing a permitted (or permissible) principal use may be erected on a single lot but such structure shall be constructed as though each were on individual lots.
(4)
Structures to have access.
Every building hereafter erected, placed or moved shall be on a lot with direct access on a public street, or with access to a municipality approved private street. All structures shall be so located on lots as to provide safe and convenient access for servicing, fire protection, and required on-site parking.
(5)
Special requirements for manufactured homes.
All manufactured homes as defined in section 14.02.007 shall require, prior to occupancy, skirts and tie downs which meet with the requirements of the manufactured home regulations of the city.
(6)
Minimum parking requirements.
It is the purpose of this section to provide guidelines for off-street parking spaces consistent with the proposed land use in order to eliminate occurrence of nonresident on-street parking in adjoining neighborhoods, avoid the traffic congestion and public safety hazards caused by a failure to provide such parking spaces, and expedite the movement of traffic on public thoroughfares. In all districts, for every use, there shall be provided at the time any building or structure is erected or enlarged or increased in capacity, or at the time any other use is established, off-street parking spaces for automobiles in accordance with generally accepted planning guidelines tempered with common sense.
(7)
Sign regulations.
(A)
In all use districts:
(i)
The size of sign for the purpose of this subsection shall be measured from the outside dimensions of the sign and frame. Each business building shall be allowed one sign and limit signs to a height of 5 feet not to exceed 24 sq. ft. in area if mounted on the ground. The sign must be parallel to the main opening of the business unless an exception is made by the commission. The sign may not obstruct visibility of traffic, and in a commercial district a sign may be mounted on the wall of the building and can be any size.
(ii)
A temporary sign pertaining to the lease, rental, or sale of the premises or structure located on such premises or structure may not exceed ten (10) square feet in area in any “R” or “C” district.
(iii)
One (1) ground sign announcing or describing a legally approved subdivision or development may be temporarily built on such property. It may not exceed three hundred (300) square feet in area.
(iv)
All temporary signs shall be reviewed annually by the commission, who may order their removal if substantially complete, or a reasonable time for completion has elapsed, or the sign has ceased to be needed, or the sign is a hazard to traffic or public safety.
(v)
As a special exception, the commission may permit in any district, the erection of directional or identification signs for any government building, facility, or area.
(vi)
As a special exception, the commission may permit such modification of the requirements of this subsection as may be found necessary to avoid inconvenience arising because of the location of existing structures or of topography. In no case may the board authorize a private sign on or over public property.
(vii)
Before placement of any sign in a newly annexed area of the city, a request must be made before the commission for their approval.
(B)
In residential districts (including mobile homes): A professional person, or person having a legal home occupation, may display a nameplate on the face of the building or porch. It shall be attached directly to, and parallel to the face of the building or porch. It may not exceed four (4) square feet in area, be illuminated in any way, or project more than six inches (6") beyond the face of the building.
(C)
In nonresidential districts:
(i)
Business signs may be erected in front yards in “C” and “M” districts provided they do not extend on or over public property, do not interfere with visibility of vehicle operators, and do not contain flashing or intermittent lighting or movement that may distract vehicle operators.
(ii)
A business sign or nameplate is permitted in “C” and “M” districts when listing only the name and address of the business and when displayed parallel with and on the face of the structure.
(iii)
In “M” districts no sign may exceed one hundred (100) square feet in area.
(iv)
In “C” districts where shopping centers are developed, one (1) pole sign not more than twenty-five feet (25') in height naming the center and occupants may be erected on each major street frontage.
(v)
If illuminated, any of the signs described above shall be indirectly lighted so that the light source can not be seen from any public way or adjoining property. No flashing or intermittent lights are permitted.
(8)
Special requirements for modular and industrialized housing.
All modular and industrialized as defined in section 14.02.007 shall be required to:
(A)
Have a value equal to or greater than the median taxable value for each single-family dwelling located within 500 feet of the lot on which the modular or industrialized housing is proposed to be located, as determined by the most recent certified tax appraisal roll for each county in which the properties are located;
(B)
Have exterior siding, roofing, roof pitch, foundation fascia, and fenestration compatible with the single-family dwellings located within 50 feet of the lot on which the modular or industrialized housing is proposed to be located;
(C)
Comply with municipal aesthetic standards, building setbacks, side and rear yard offsets, subdivision control, architectural landscaping, square footage, and other site requirements applicable to single-family dwellings; and
(D)
Be securely fixed to a permanent foundation.
(9)
Special requirements for bed and breakfasts.
All bed and breakfast uses as defined in section 14.02.007 shall be required to:
(A)
Submit site plan of proposed uses in regards to parking, additional construction that adds structures or increases primary structure’s square footage, and shows properties within 200 feet of the lot intended to be used as a bed and breakfast. On the lower right corner of the submitted site plan, shall have a place for the property owner’s signature declaring that the bed and breakfast use is as a bed and breakfast home or a bed and breakfast inn and attesting that a change in the use will require approval by the commission,
(B)
Prohibit on-street parking use by bed and breakfast customers and have sufficient off-street parking for bed and breakfast customers,
(C)
Show all proposed improvements to the primary structure’s exterior, additional structures to be constructed, and signage for commission approval prior to building permit application,
(D)
Follow sign regulations of this chapter reference subsection 14.02.038(7), and
(E)
Place all refuse and recycling containers on a concrete pad screened by a combination of fencing and landscaping on three sides.
(10)
Special requirements for mixed use.
All mixed uses as defined in section 14.02.007 shall be required to:
(A)
Prohibit on-street parking use by mixed use residents and their visitors and have sufficient off-street parking for mixed use residents and their visitors,
(B)
Show all proposed improvements to the primary structure’s exterior, additional structures, and signage for commission approval prior to building permit application, and
(C)
Show all proposed improvements to the primary structure’s exterior and additional structures to be constructed.
(Ordinance 05-2014 adopted 9/11/14; Ordinance 02-2018 adopted 2/8/18; Ordinance 04-2018 adopted 6/14/18; Ordinance 09-2019 adopted 12/12/19; Ordinance 01-2023 adopted 2/9/2023)
(b)
Conditional uses.
(1)
Aircraft sales, service, rental, repair.
(2)
Airports, landing strips, terminal facilities.
(3)
Automobile rental.
(4)
Barn, stable for keeping public or private animal stock.
(5)
Bed and breakfast. Refer to section 14.02.038(9).
(6)
Broadcast towers for radio, TV or microwave.
(7)
Commercial amusements.
(8)
Poultry production (no processing or sales on premises).
(9)
Sand and gravel extraction.
(Ordinance 05-2014 adopted 9/11/14; Ordinance 09-2019 adopted 12/12/19)
(a)
Uses permitted in R-2, plus:
(1)
Administrative and professional offices.
(2)
Art studio.
(3)
Barber shop, beauty parlor.
(4)
Book store (retail, wholesale sales).
(5)
Cafe, restaurant.
(6)
Cafeteria.
(7)
Cleaner, pickup station.
(8)
Clinic (public and private).
(9)
Domestic household equipment rental, storage.
(10)
Drug store and/or pharmacy.
(11)
Florist.
(12)
Government offices (state, county and local).
(13)
Indoor theatres and motion-picture houses.
(14)
Men, women, children’s wearing apparel shop.
(15)
Music and/or dance schools or studios.
(16)
Photographic studio and/or photo processing laboratory.
(17)
Real estate office.
(18)
Retail drug and specialty shop.
(19)
Retail food (drive-in or supermarket).
(20)
Retail furniture and appliances.
(21)
Shoe shop.
(22)
Variety store.
(23)
Uses similar to above when approved by commission.
(b)
Conditional uses in R-2, plus:
(1)
Drive-in eating establishment.
(2)
Mixed uses (uses allowed in C-1 with residential use within the same primary structure). Refer to section 14.02.038(10).
(Ordinance 05-2014 adopted 9/11/14)
(a)
Uses permitted in C-1, plus:
(1)
Automobile repair garage (when fully enclosed).
(2)
Automobile sales, new or used, building, lot and garage.
(3)
Bowling alley.
(4)
Cold storage plant.
(5)
Domestic household equipment rental, storage.
(6)
Farm implement sales (new or used, storage, repair).
(7)
Gas and electric public utility regulator stations.
(8)
Garden (including greenhouse for commercial purposes).
(9)
General hardware sales.
(10)
Government offices (federal, state, county or local).
(11)
Household appliance repair.
(12)
Lumber and building materials (sales and/or storage).
(13)
Mobile home sales, storage.
(14)
Monument sales.
(15)
Printing and reproduction processing shop.
(16)
Private lodges (fraternal orders).
(17)
Radio, TV repair.
(18)
Radio, TV station or studio (no towers).
(19)
Sign shop.
(20)
Tire shop (no vulcanizing or retreading).
(21)
Trailer and/or accessory equipment sales, rental or storage.
(22)
Uses similar to above when approved by commission.
(b)
Conditional uses in R-2, plus:
(1)
Antique shop.
(2)
Arena-coliseum.
(3)
Automobile carwash.
(4)
Automobile rental.
(5)
Automobile repair garage (when not fully enclosed).
(6)
Boarding kennel (public).
(7)
Carting, crating, express hauling or storage.
(8)
Cleaner, dry and pressing plant laundry and/or liner supply.
(9)
Commercial recreation.
(10)
Daycare center.
(11)
Drive-in eating establishment.
(12)
Food products processing plant (less than five employees).
(13)
Heavy equipment repair or rental.
(14)
Hospital, general (public or private).
(15)
Instrumentation and testing laboratory.
(16)
Kindergarten.
(17)
Mixed Uses. (uses allowed in C-2 with residential use within the same primary structure). Refer to section 14.02.038(10).
(18)
Nursery (commercial greenhouse).
(19)
Retail service station.
(20)
Storage yards for contractor’s material (corp. yard).
(21)
Used furniture, appliance stores (sales or service).
(22)
Wholesale sales (general) enclosed within building.
(Ordinance 09-2019 adopted 12/12/19)
(b)
All conditional uses permitted in C-2 (with the exception of dwelling units, daycare centers, and kindergartens), plus:
(1)
Athletic field.
(2)
Automobile wrecking (sales and storage).
(3)
Batching plant (concrete).
(4)
Broadcast towers (radio, TV, microwave).
(5)
Food products processing plant.
(6)
Grain processing and storage.
(7)
Motor freight terminal and/or warehouse.
(8)
Salvage yard.
(9)
Sand and gravel pit.
(10)
Storage tanks (for petroleum and explosive products).
(11)
Tire shop (vulcanizing and retreading).
(12)
Slaughterhouses.
(Ordinance 05-2014 adopted 9/11/14)