The city is hereby divided into zones, or districts, and the
boundaries of zoning districts set out herein are delineated upon
the official zoning district map of the city.
(a)
Zoning
Districts as Set Forth are Hereby Established.
The location
and boundaries of the various districts as defined herein shall be
established by ordinance and shall be shown and delineated on the
official zoning district map of the city.
(b)
Effect
of Zoning District Change.
The reclassification of property
to a new zoning district shall be an amendment of the official zoning
district map and shall be so recorded.
(c)
Interpretation
of District Boundaries.
The district boundary lines shown
on the official zoning district map are regularly along streets, alleys,
[and] property lines. When uncertainty exists as to the boundaries
of the districts on the official zoning district map, the following
rules apply:
(1)
Center Lines.
Boundaries indicated as approximately
following the center lines of streets or highways shall be construed
to follow such center lines.
(2)
Platted Lot Lines.
Boundaries indicated as approximately
following platted lot lines shall be construed as following such lot
lines.
(3)
City Limit Lines.
Boundaries indicated as approximately
following city limits shall be construed as following such city limits.
(4)
Railroad Lines.
Boundaries indicated as following railroad
lines shall be construed to be the middle of the railroad easement
or right-of-way.
(5)
Shore Lines.
(A)
Boundaries indicated as following shore lines shall be construed
to follow such shore lines, and in the event of change in the shore
lines, shall be construed as moving with the actual shoreline, or
as otherwise set forth by state law.
(B)
Boundaries indicated as approximately following the center lines
of streams, rivers, canals, lakes, or other bodies of water shall
be construed to follow such center lines.
(6)
Parallel or Extension Boundaries.
(d)
Interpretation
of Zoning District Boundaries.
Where physical features
existing on the ground are in conflict with those shown on the official
zoning district map, or in other circumstances not covered by subsections
14.301(c)(1), Center Lines, through 14.301(c)(5), Shore Lines, the
zoning board of adjustment shall interpret the district boundaries
and require its inclusion on the official zoning district map.
(e)
Vacation
of Public Way.
Whenever any street or other public easement
is vacated, the vacated street or public easement shall require a
zoning map amendment (rezoning) to establish zoning.
(Ordinance 2021-08 adopted 2/11/21)
(a)
Purpose.
The purpose of this section is to create zoning districts, to
specify the nature and components of the permitted development within
them, and to establish regulations regarding the physical character
and intensity of development in order to protect the public health,
safety and welfare.
(b)
Zoning
Districts Established.
All land within the corporate
limits shall be classified into one of the following zoning districts.
|
Table 3.1: Zoning Districts
| |
|---|---|
|
Residential Zoning Districts
| |
|
SF-6
|
Single-Family 6 District
|
|
SF-8
|
Single-Family 8 District
|
|
SF-10
|
Single-Family 10 District
|
|
SF-A
|
Single-Family Residential (attached)
|
|
MF
|
Multiple-Family District
|
|
MH
|
Manufactured Home District
|
|
Nonresidential Zoning Districts
| |
|
NOS
|
Neighborhood Office and Service District
|
|
C1
|
Light Commercial District
|
|
C2
|
Heavy Commercial District
|
|
LI
|
Light Industrial District
|
|
HI
|
Heavy Industrial District
|
|
Special Zoning Districts
| |
|
AO
|
AO, Agriculture-Open Space District
|
|
DMU
|
DMU, Downtown Mixed Use District
|
|
OT
|
OT, Old Town District
|
|
PDD
|
PDD, Planned Development District
|
(Ordinance 2021-08 adopted 2/11/21)
The following table identifies zoning districts adopted in previous
ordinances and the zoning district regulations that now apply in this
zoning ordinance to those districts.
|
Table 3.2: Zoning Districts Equivalency Table
| |
|---|---|
|
Previous Zoning Designation
|
Current Zoning District
|
|
Residential Zoning Districts
| |
|
R1, Residential 1 District
|
SF-6, Single-Family 6 District
|
|
|
SF-8, Single-Family 8 District
|
|
|
SF-10, Single-Family 10 District
|
|
|
SF-A, Single-Family Residential (attached)
|
|
R2, Residential 2 District
|
MF, Multiple-Family District
|
|
MH, Mobile Home District
|
MH, Manufactured Home District
|
|
Nonresidential Zoning Districts
| |
|
|
NOS, Neighborhood Office and Service District
|
|
C1, Light Commercial District
|
C1, Light Commercial District
|
|
C2, Heavy Commercial District
|
C2, Heavy Commercial District
|
|
M1, Industrial District
|
LI, Light Industrial District
|
|
|
HI, Heavy Industrial District
|
|
Special Zoning Districts
| |
|
A-O, Agriculture-Open Space District
|
AO, Agriculture-Open Space District
|
|
HD, Historical District
|
DMU, Downtown Mixed Use District
|
|
|
OT, Old Town District
|
|
|
PDD, Planned Development District
|
(Ordinance 2021-08 adopted 2/11/21)
This district is intended to provide for development of single-family
detached dwelling units on lots of not less than 6,000 square feet.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(c)
Development
Standards.
(1)
See the following sections for development regulations.
(2)
Garages.
(A)
Access to the garage shall be by means of a driveway connecting with
an adjacent public street, alley, public access easement, private
street, or private access easement.
(Ordinance 2021-08 adopted 2/11/21; Ordinance 2022-4 adopted 2/10/22)
This district is intended to provide for development of single-family
detached dwelling units on lots of not less than 8,000 square feet.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(c)
Development
Standards.
(1)
See the following sections for development regulations.
(2)
Garages.
(A)
Access to the garage shall be by means of a driveway connecting with
an adjacent public street, alley, public access easement, private
street, or private access easement.
(Ordinance 2021-08 adopted 2/11/21; Ordinance 2022-4 adopted 2/10/22)
This district is intended to provide for development of single-family
detached dwelling units on lots of not less than 10,000 square feet.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(c)
Development
Standards.
(1)
See the following sections for development regulations.
(2)
Garages.
(A)
Access to the garage shall be by means of a driveway connecting with
an adjacent public street, alley, public access easement, private
street, or private access easement.
(Ordinance 2021-08 adopted 2/11/21; Ordinance 2022-4 adopted 2/10/22)
This district is intended to provide for development of duplexes
(dwelling, single-family (attached–duplex)) and townhouses (dwelling,
single-family (attached–townhouse)).
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(c)
Development
Standards.
(1)
See the following sections for development regulations.
(2)
Lot Provisions for Dwelling Units.
(Ordinance 2021-08 adopted 2/11/21; Ordinance 2022-4 adopted 2/10/22)
This district is intended to provide for development of attached
residential units, such as multi-family developments. This district
is for moderate densities. It may be utilized as a transitional zone
between low density residential and commercial uses.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(c)
Development
Standards.
(1)
See the following sections for development regulations.
(3)
Access.
Alleys may be used for ingress and egress to
parking and service areas provided a minimum concrete paved alley
width of twenty feet (20') is provided from a street to the parking
or service area. Such ingress and egress shall be approved by the
city giving consideration to adjacent properties and appropriate screening.
(4)
Mechanical Equipment, Refuse Containers, and Waste Storage.
(A)
Mechanical equipment, refuse containers and waste storage areas shall
be constructed, located and screened to prevent interference with
the peace, comfort, and repose of the occupants of any adjoining building
or residence.
(B)
The location, construction, and screening of all mechanical equipment,
refuse containers and waste storage shall be shown on the design drawings.
(C)
See section 14.603(d), Screening of Outdoor Waste Storage for Nonresidential,
Single-Family Attached, and Multiple-Family Residential Properties.
(5)
Private Recreation Areas.
(A)
Recreation Area Required.
(i)
All apartment complexes shall have at least one (1) recreation area,
in a location free of traffic hazards, easily accessible to all complex
residents, and centrally located where topography permits.
(B)
Recreation Space Requirement.
(i)
Not less than eight percent (8%) of the gross complex area shall
be devoted to recreational facilities, generally in a central location.
(ii)
In large complexes (two acres or larger) these may be decentralized.
(iii)
Recreation areas include space for community buildings and community
uses, such as adult recreation and child play areas, and swimming
pools, but do not include vehicle parking, commercial, maintenance
and utilities areas.
(Ordinance 2021-08 adopted 2/11/21)
The MH, Manufactured Home District is a detached residential
district establishing standards for the development of a manufactured
home park, or a manufactured home subdivision. A manufactured home
park offers spaces for the placement of manufactured home units on
a lease or rental basis. Manufactured home subdivisions include individually
platted lots, for sale within the subdivision, for the placement of
manufactured home units. The district establishes area and design
requirements for both parks and subdivisions, as well as yard requirements
for individual lots.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
The NOS, Neighborhood Office and Service District is established
to create a flexible district for low intensity office and professional
uses. The district can be used as a transition district between more
intense uses and residential uses. Permitted uses should be compatible
with adjacent residential areas by limiting heights and mitigating
nuisances. Buildings in this district should be compatible and in
height [sic] with residential uses and adjacent property.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
This district includes uses of limited retail category intended
for use near residential neighborhood areas for purposes of supplying
day-to-day retail needs of the residents as well as visitors, such
as food, drugs, and personal services.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
This district is composed of uses constituting commercial and
light industrial uses that offer a wider variety of retail and service
establishments that are generally oriented toward serving the overall
needs of the entire community. These facilities should not emit dust,
odor, smoke, gas or fumes, or any other hazardous elements which are
detectable beyond the boundary of the property.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
The LI, Light Industrial District is primarily for warehousing,
wholesaling, and distribution activities. It is the intent that this
district includes light manufacturing or the assembly of small products
such as electronics, pharmaceuticals, medical supplies and small equipment.
Truck traffic and loading operations are expected to be characteristics
of this district. This district should have efficient accessibility
to major transportation routes via major thoroughfares or other means
of transportation. Businesses and industries in this district are
clean and free of hazardous or objectionable elements that are obnoxious
or offensive by reason of odor, dust, smoke, gas, vibration, glare
or noise.
Facilities in this district may require limited amounts of outside
storage, which is to be located in the back yard and screened from
view. This district should have a significant amount of land used
for open space and landscaping to provide curb appeal along the streets.
It is the intent of this district to reserve large tracts in this
district exclusively for light industrial activities.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
The HI, Heavy Industrial District is intended for large scale
basic or primary industrial uses that involve extensive processing,
manufacturing or assembly of large products or equipment. This district
also includes the more intensive automotive repair businesses such
as body shops, engine and transmission repair, and muffler shops.
Because of the nature of the products or character of activities,
uses within this district will likely produce greater than average
negative visual qualities and external effects involving noise, fumes,
noxious odors, glare or other atmospheric influence beyond the boundaries
of the property on which the use is located. Therefore, these uses
are isolated with similar industrial uses.
Because of the nature of these industries, there will be outside
storage that must be located in the rear yard, which does not have
to be screened from view. Certain obnoxious or hazardous uses will
require specific use permits to locate in this district. It is the
intent to reserve large tracts in this district exclusively for industrial
activities defined herein.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
This district is designed to promote agricultural conservation.
This district is suitable for areas where development is premature
due to lack of utilities, capacity, or service, and for areas that
are unsuitable for development because of physical restraints or potential
health or safety hazards.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
This Downtown Mixed Use District provides opportunities for
the use of substantial land areas and buildings within the city that
have unique qualities associated with the history and culture of the
area and its people. Reduced setbacks and parking requirements are
provided as part of this district due to physical restraints. Preservation
of existing buildings is encouraged to promote the history and culture
of the community.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(Ordinance 2021-08 adopted 2/11/21)
During the development of this zoning ordinance, it was noted
that the zoning along several areas (St. Louis Street, St. Lawrence
Street, etc.) has been changed from residential to commercial and
then back to residential. The underlying issue is that there are old
homes, some of which are residences and some of which are now converted
to function as offices, such as attorney and CPA offices. One of the
main issues is that this area is being regulated as either a residential
or commercial district, when in fact the true nature of the area is
that it is both.
This area of the city is a valuable asset for the community,
with beautiful old homes and a look and feel not generally found in
most communities. This area is suitable for a mixture of land uses
to accommodate both residential and low intensity offices type businesses
utilizing the existing home structure. Reduced setbacks and parking
requirements are provided as part of this district due to physical
restraints.
(a)
Permitted
Uses and Use Regulations.
See the use chart and all applicable regulations in article 14.400.
(b)
Dimensional
Regulations.
See the zoning dimensional regulations chart and all applicable regulations in article 14.500.
(c)
Development
Standards.
(1)
See the following sections for development regulations.
(2)
Supplemental Standards.
(A)
Front Porch Required.
Porches shall be a minimum of
five feet (5') deep and may extend five feet (5') past the front building
setback line provided that such encroachment does not result in a
threat to the occupant’s or public’s health, safety or
welfare. The porch shall have a minimum area of sixty (50) [sic] square
feet.
(B)
Garages.
(i)
Where a front or side entry garage is provided, it shall be set back
from the front property line a minimum of thirty-five feet (35')[;]
homes shall have at least a two-car enclosed garage, 20' x 20' minimum.
(ii)
Access to the garage shall be by means of a driveway connecting
with an adjacent public street, alley, public access easement, private
street, or private access easement.
(Ordinance 2021-08 adopted 2/11/21)
The purpose of a planned development district (PDD) is to provide
for the development of land as an integral unit for single or mixed
use in accordance with a PDD concept plan that may include uses, regulations
and other requirements that vary from the provisions of other zoning
districts. PDDs are intended to implement generally the goals and
objectives of the city’s comprehensive plan. PDDs are also intended
to encourage flexible and creative planning, to ensure the compatibility
of land uses, incorporate new planning concepts into a development,
to allow for the adjustment of changing demands to meet the current
needs of the community, and to result in a higher quality development
for the community than would result from the use of conventional zoning
districts.
(a)
Applicability.
A PDD may only be established in one or more of the following
circumstances:
(1)
The land is located in close proximity to established residential
neighborhoods where conventional zoning classifications may not adequately
address neighborhood concerns regarding the quality or compatibility
of the adjacent development, and where it may be desirable to the
neighborhood, the developer or the city to develop and implement mutually-agreed,
enforceable development standards;
(2)
The land, or adjacent property that would be impacted by the development
of the land, has sensitive or unique environmental features requiring
a more flexible approach to zoning and clustering of uses, or special
design standards, in order to afford the best possible protection
of the unique qualities of the site or the adjacent property;
(3)
The land is proposed for development as a mixed-use development or
a traditional neighborhood development requiring more flexible and
innovative design standards;
(4)
The land consists of older sections of Gonzales that are proposed
for redevelopment or infill development, and special design considerations
are deemed desirable;
(5)
The land serves as transition between different and seemingly incompatible
land uses;
(6)
The land is of such a character that it is in the community’s
best interest to encourage high-quality development through flexible
development standards to further the goals and objectives of the city’s
comprehensive plan;
(7)
The land consists of unusually configured parcels that cannot be
developed efficiently under the base district standards.
(b)
Nature
of the District and Base Zoning Districts.
Each PDD shall
be established based on one or more base zoning districts with modifications
identified in and accompanying the PDD district standards document.
Development in a PDD must be consistent with a concept plan and district
standards that are incorporated as part of the district by the adopting
ordinance for the PDD.
(c)
Overlay
Zoning District Uses.
(1)
The PDD district may provide for uses not allowed in the base zoning
district, provided that the uses are compatible with the stated purposes
of the district and do not conflict with policies in the comprehensive
plan, considering the arrangement, combination and design features
of the uses within the PDD, as depicted on the concept plan.
(2)
Uses that are not allowed in the base zoning district but are permitted
within any specific PDD shall be reflected in the PDD design standards
and enumerated in the ordinance establishing the district.
(d)
Location
and Arrangement of Uses.
The location and arrangement
of all authorized uses in the PDD shall be consistent with the concept
plan approved with the district.
(e)
Deviations
from the Concept Plan.
Refer to section 14.905 for regulations related to deviations from the concept plan.
(f)
Base
District and Supplemental Standards.
In a PDD district,
uses shall conform to the standards in the base zoning district governing
area, building and height requirements in this code, and any applicable
supplemental standards, unless specifically excepted in the ordinance
establishing the PDD district.
(g)
Overlay
Zoning District Standards.
(1)
In a PDD district, standards otherwise applicable to authorized uses
in the base zoning district or pursuant to this code may be varied,
and thereafter shall be applied to the uses established in the PDD
district, only if approved in the ordinance establishing the PDD district.
(2)
Standards that may be varied include but not limited to the following:
(A)
Residential density;
(B)
Lot area;
(C)
Lot width;
(D)
Lot depth;
(E)
Yard depths and widths;
(F)
Building height and size;
(G)
Lot coverage;
(H)
Parking;
(I)
Access;
(J)
Screening;
(K)
Landscaping;
(L)
Accessory buildings;
(M)
Signage;
(N)
Sidewalks;
(O)
Hours of operation;
(P)
Lighting; and
(Q)
Outdoor storage and display.
(3)
Varied standards may increase or decrease the requirements otherwise
applicable to particular uses.
(4)
Any graphic depictions used to illustrate such standards, unless
otherwise provided in the PDD district regulations, shall be considered
standards that apply to subsequent development applications.
(h)
Public
Facilities.
(1)
All facilities or improvements within public rights-of-way shall
be provided in accordance with design standards set forth within City
of Gonzales Subdivision Regulations.
(2)
All facilities or improvements within private rights-of-way or easements
must meet city material standards and construction specifications.
(3)
Rights-of-way or easements for private streets shall comply with
classification standards as set forth within the City of Gonzales
Subdivision Regulations. Paving and curb and gutter shall be provided
according to the standards as set forth within the subdivision regulations.
(4)
In order to justify variations from public facilities standards pertaining
to provision of roadway and drainage facilities and to demonstrate
compliance with the adequate public facilities policies, a traffic
impact study, drainage study, or other type of applicable engineering
study may be required as a prerequisite for approving a petition for
a PDD district.
(Ordinance 2021-08 adopted 2/11/21)
