The purpose of this article is to establish the standards for the character, scale, density, and historic properties that are allowed within each zoning district as set out in section 14.02.002, Zoning Districts Established.
(Ordinance 19-3690 adopted 4/23/19)
(a) 
Generally.
The minimum lot area, minimum area [per] dwelling unit, minimum lot width, maximum ground coverage, maximum building height, and minimum setbacks for each residential district are as set out in table 14.05.002, Rural and Residential Development Standards.
(b) 
Application.
These standards apply to all primary buildings and structures located within the RA, SR, MR, MF, and MH zoning districts.
(c) 
Interpretation of table.
The table columns shall be interpreted as follows:
(1) 
Minimum area per dwelling unit (DU) sets out the minimum lot size per dwelling unit. For example, if a developer desires to build a duplex in a MR district, the minimum area per dwelling unit is 3,500 square feet, meaning that 7,000 square feet is needed to build this building.
(2) 
Maximum ground coverage sets out the maximum amount of land area that may be built upon per lot. This is calculated as a total of the primary structure and any accessory buildings or structures proposed for a lot.
Table 14.05.002. Rural and Residential Development Standards
Zoning District
Lot and Building Standards
Minimum Setbacks 1, 2
Minimum Lot Area
Minimum Area per DU
Minimum Lot Width
Maximum Ground Coverage
Maximum Building Height3
Front
Interior Side
Street Side
Rear
RA
1 acre
1 acre
100 ft.
10%
45 ft.
50 ft.
50 ft.
50 ft.
50 ft.
SR
6,000 sq. ft.
6,000 sq. ft.
50 ft.
55%
35 ft.
25 ft.
10 ft.
15 ft.
25 ft.
MR
6,000 sq. ft.
3,500 sq. ft.
50 ft.
60%
35 ft.
25 ft.
10 ft.
15 ft.
25 ft.
MF
10,000 sq. ft.
1,500 sq. ft.
100 ft.
65%
45 ft.
50 ft.
50 ft.
50 ft.
50 ft.
MH4
10 acres
4,500 sq. ft.
45 ft.
50%
35 ft.
30 ft.
30 ft.
30 ft.
30 ft.
Notes:
1 Should an applicant not meet the setback requirements of this table, it is possible that an alternative standard could be met. See section 14.05.004(b), Alternative Setback Compliance: Setback Averaging.
2 Some accessory buildings and structures are exempt from the setback requirements of this table. See section 14.05.006, Standards for Accessory Buildings and Structures.
3 Maximum building height exceptions are found in section 14.05.005, Height and Area Exceptions.
4 Additional requirements for manufactured housing are found in subsection (d).
(d) 
Additional Manufactured Housing (MH) District standards.
(1) 
No manufactured home unit shall be located less than a minimum of 20 feet between a neighboring unit.
(2) 
The minimum floor area per dwelling unit shall be 480 square feet.
(3) 
Whenever street names are to be given to public streets or private drives in a manufactured home development, such street names shall be approved with approval of a site development plan.
(4) 
A minimum of two parking spaces shall be provided for each dwelling unit.
(e) 
Permitted encroachments.
(1) 
Eaves may extend no more than two feet into a required yard, except that eaves may encroach up to three feet into a required yard when such yard is 10 feet or more in width or depth.
(2) 
Solar energy collectors and heat storage units may extend two feet into any side or rear yard.
(3) 
Air conditioning condensers may extend four feet into any side or rear yard.
(4) 
Open, uncovered porches or terraces that are no higher than the floor level of the first floor above grade on the side of the building to which they are attached may extend no closer than five feet to the rear property line, or three feet to a side property line, provided there is compliance with all building, fire, and life safety code requirements.
(Ordinance 19-3690 adopted 4/23/19)
(a) 
Generally.
The minimum lot area, minimum street frontage, minimum landscape ratio, maximum building height, maximum building stories, and minimum setbacks for each nonresidential and mixed use district are as set out in table 14.05.003, Nonresidential and Mixed Use Development Standards.
(b) 
Application.
These standards apply to all primary buildings and structures located within the CU, MU, DT, NC, GC, LI, and HI zoning districts.
(c) 
Interpretation of table.
The table columns shall be interpreted as follows:
(1) 
Minimum street frontage sets out the minimum lot width as measured from the street that a building faces onto.
(2) 
Maximum ground coverage sets out the maximum amount of land area that may be built upon per lot. This is calculated as a total of the primary structure and any accessory buildings and structures proposed for a lot.
Table 14.05.003. Nonresidential and Mixed Use Development Standards
Zoning District
Lot and Building Standards
Minimum Setbacks1, 2
Minimum Lot Area
Minimum Street Frontage
Maximum Ground Coverage
Maximum Building Height 3
Front
Interior Side
Street Side
Rear
Residential District Boundary
CU
3,000 sq. ft.
50 ft.
65%
55 ft.
25 ft.
10 ft.
15 ft.
15 ft.
15 ft.
MU
3,000 sq. ft.
50 ft.
75%
65 ft.
30 ft.
10 ft.
15 ft.
15 ft.
15 ft.
DT
3,000 sq. ft.
50 ft.
100%
80 ft.
0 ft.
0 ft.
0 ft.
10 ft.
15 ft.
NC4
6,000 sq. ft.
50 ft.
80%
45 ft.
25 ft.
10 ft.
15 ft.
15 ft.
15 ft.
GC
6,000 sq. ft.
50 ft.
85%
80 ft.
35 ft.
10 ft.
15 ft.
15 ft.
20 ft.
LI
10,000 sq. ft.
50 ft.
90%
80 ft.
30 ft.
10 ft.
15 ft.
15 ft.
20 ft.
HI
10,000 sq. ft.
50 ft.
90%
80 ft.
35 ft.
10 ft.
15 ft.
15 ft.
20 ft.
Notes:
1 Additional setback requirements are found in section 14.05.004(b), Alternative Setback Compliance: Setback Averaging.
2 Some accessory buildings and structures are exempt from the minimum setback requirements as shown here. Regulations for these setbacks may be found at section 14.05.006, Standards for Accessory Buildings and Structures.
3 Maximum building height exceptions are found in section 14.05.005, Height and Area Exceptions.
4 Maximum building size in the Neighborhood Commercial (NC) District: For all buildings and structures in the NC district constructed after April 23, 2019, shall be either:
a.
The size of the existing building footprint on a specific lot; or
b.
A maximum of 15,000 square feet.
For any building or structure in a NC District constructed prior to April 23, 2019, the maximum square footage of such building shall not apply. All other restrictions related to the use of such building or structure in a NC District shall apply and the maximum square footage for any single limited and non-intrusive commercial use permitted in a NC District within such building or structure shall not exceed the lessor of the maximum square footage allowed for such use in Chapter 14 of the Plainview Code of Ordinances or 15,000 square feet.
(Ordinance 19-3690 adopted 4/23/19; Ordinance 23-3751 adopted 8/3/2023)
(a) 
Two or more zoning districts on a single lot.
Where the frontage on one side of a street between two intersecting streets is divided by two or more zoning districts, the front yard shall comply with the requirements, including the setback requirements, of the most restrictive district for the entire frontage.
(b) 
Alternative setback compliance: setback averaging.
If the primary buildings along the frontage of any street segment located between two intersecting streets in any residential zoning district has an average setback which is lesser in dimension than the minimum front setback established for the zoning district in which the street frontage is located then an average setback of all buildings fronting upon such street may be used as the front setback requirement.
(Ordinance 19-3690 adopted 4/23/19)
(a) 
Maximum height exceptions for primary structures.
Utility poles and towers, publicly owned sports lighting, and publicly owned water storage tanks are exempt from height restrictions.
(b) 
Maximum height exceptions for attachments.
(1) 
65 feet requirement.
The attachments listed below may exceed the prescribed height limits up to a maximum height of 65 feet provided that [they] will be functionally used for the proposed principal building.
(A) 
Steeple, bell tower, chimney, or other decorative architectural elements;
(B) 
Flagpole or monument; or
(C) 
Any accessory structure necessary for business operations and zoned within the Heavy Industrial (HI) District.
(2) 
35 feet requirement.
Solar arrays, collectors, condensers, heat storage units, or necessary mechanical equipment for home functionality may exceed the prescribed height limit up to a maximum of 35 feet provided that they will be functionally used for the proposed principal building.
(c) 
Projections into yard.
Open and unenclosed building projections such as outside stairways and fire escapes, balconies, terraces or porches, awnings, eave and roof extensions, and ornamental features may project into the required yards for a distance not to exceed three feet. In no case shall such projections be located closer than three feet from any lot line.
(Ordinance 19-3690 adopted 4/23/19)
(a) 
Accessory buildings.
Accessory buildings detached from, or attached to the main building by an enclosed or unenclosed structure, may be permitted within the allowable building area of any lot defined by the required front, side and rear building lines under the following conditions:
(1) 
No accessory buildings shall be permitted in a front yard.
(2) 
Accessory buildings may be permitted in a rear yard or side yard, provided:
(A) 
The main building or structure is separated from any and all accessory buildings or structures by a distance of not less than ten feet;
(B) 
The height of the building shall be no greater than 12 feet;
(C) 
The side yard setback is not less than three feet; and
(D) 
The use meets all anchoring requirements of the International Building Code (IBC).
(3) 
No accessory building shall be allowed to aerially encroach in an alleyway.
(4) 
In no case shall the total floor area of all accessory buildings or portions thereof within the required rear yard exceed 30 percent of the area of the required rear yard.
(5) 
Where an accessory building is adjacent to a side street, the minimum side yard setback from said street shall be ten feet.
(b) 
Carports.
(1) 
Generally.
Carports shall meet all applicable setback requirements as provided in section 14.05.002, Standards for Rural and Residential Development; section 14.05.003 [section 14.05.006], Standards for Accessory Buildings and Structures; and section 14.05.004, Special Setback and Lot Standards, unless a special exception is permitted per the approval requirements of subsection (b)(2) below and the procedures set forth in section 14.13.007, Special Exception Carport Approval.
(2) 
Special exception approval requirements.
Carports, detached or attached to a primary building, shall be permitted as a special exception per section 14.13.007, Special Exception Carport Approval, provided that:
(A) 
A site development plan is submitted in accordance with section 14.12.006, Site Development Plans;
(B) 
[Reserved]
(C) 
The structure must be located on the side yard of the property unless it is functionally impracticable to build in this location;
(D) 
The structure does not exceed the lesser of:
(i) 
20 feet in length by 20 feet in width; or
(ii) 
20 percent of the required front yard;
(E) 
The structure is open on all sides with the exception of one side that may be attached to a principal building;
(F) 
The structure shall be no lower than seven feet as measured from the floor or bottom, to the lowest edge of the carport eave;
(G) 
The structure or any components thereof (roof, eaves, and support members) must:
(i) 
Be set back at least three feet from a side property line; and
(ii) 
Not block or overhang or intrude into any public easement, including but not limited to sidewalks;
(H) 
The area beneath the carport must be paved with an impermeable surface such as asphalt or concrete prior to or contemporaneous to the construction of the carport or structure;
(I) 
The structure is built and designed for the sole purpose of vehicle parking and protection and not for any other purpose including but not limited to outside storage;
(J) 
The minimum setback of any carport shall be 20 feet from the right-of-way. In no case shall the carport be located closer than five feet from the property line;
(K) 
The structure must be built in such a manner that water does not drain onto any adjacent property; and
(L) 
The structure must be consistent in both character and form with the other buildings and structures that exist on both the same side of the street and the opposite side of the street between two intersecting streets.
(M) 
All porte-cocheres must be part of the original primary building and meet the existing setbacks for the lot without exception.
(c) 
Fence and wall regulations.
(1) 
Obstruction prohibited.
(A) 
No fence, screen, wall, or other visual barrier shall be so located or placed that it obstructs the vision of a motor vehicle driver approaching within 30 feet of any street intersection.
(B) 
Where an alley intersects with a street, no fence or plant taller than 30 inches may be placed within a sight visibility triangle defined by measuring fifteen feet to a point along the property lines and joining said points to form the hypotenuse of the triangle.
(2) 
Wall finish.
All required screening walls shall be equally finished on both sides of the wall.
(3) 
Rural and residential district maximums.
In any rural or residential district (RA, SR, MR, MF, MH) or along the common boundary between any residential and nonresidential district where a wall, fence, or screening separation is erected, the following standards for height, location, and design shall be observed:
(A) 
Rear yard and side yard.
No fence or wall located to the rear or side lot line shall exceed eight feet in height above the grade of the adjacent property.
(B) 
Front yard.
(i) 
Generally.
The maximum height of a fence or wall shall not exceed three feet.
(ii) 
Exception.
Fences in the Manufactured Home (MH) District shall not exceed four feet in height.
(C) 
Corner lot.
Where a corner lot is platted with two front yards, and a house is constructed facing one of the front yards, the second front yard shall also be deemed to be a front yard.
(4) 
Nonresidential and multifamily uses.
(A) 
Contiguous to residential.
Where the side or rear yard of a multifamily use or a nonresidential use is contiguous to a parcel of property zoned either SR or MR, a solid screening wall or fence of not less than six nor more than eight feet in height shall be erected on or near the property line separating these districts.
(B) 
Adjacent to public street.
When the rear or service side of a nonresidential use is adjacent to a public street, screening of at least six feet and no more than eight feet in height shall be erected.
(Ordinance 19-3690 adopted 4/23/19)
(a) 
Purpose.
The purpose of this section is to ensure, insofar, as possible, that any development, redevelopment, or substantial improvement of property within this district is in harmony with its architectural and historic character.
(b) 
Applicability.
(1) 
All properties within the Downtown (DT) zoning district shall comply with the standards within this section.
(2) 
The regulations of this section are solely limited to the exterior of all buildings within the DT zoning district.
(c) 
Certificate of appropriateness.
(1) 
Exterior architectural features.
No person or entity shall construct, reconstruct, alter, change, restore, remove or demolish any exterior architectural feature of a building within the Downtown (DT) zoning district, unless application is submitted to the planning and zoning commission for a certificate of appropriateness and such a certificate is granted.
(2) 
Ordinary repair or maintenance.
Ordinary repair or maintenance which does not involve changes in architectural and historical value, style or general design is exempt from requiring a certificate of appropriateness.
(3) 
Procedures.
See section 14.13.001, Certificate of Appropriateness.
(d) 
Certificate of demolition or removal.
(1) 
Application.
An application to the planning and zoning commission is required for all properties within the DT zoning district to demolish or remove an existing building within the boundaries of the district.
(2) 
Procedures.
See section 14.13.002, Certificate of Demolition or Removal.
(e) 
Rehabilitation of historic buildings.
(1) 
Certificate of appropriateness applications.
When making a decision concerning applications for certificates of appropriateness within the DT zoning district for new construction, alteration, repair, or restoration, the planning and zoning commission shall use:
(A) 
The Secretary of the Interior’s Standards for Rehabilitation, found within the Code of Federal Regulations at 36 CFR 67.7 and as displayed in subsection (e)(2) below; and
(B) 
The specific design standards for exterior rehabilitation, set out in subsection (e)(3).
(2) 
Standards for rehabilitation (as codified at 36 CFR 67.7).
(A) 
A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
(B) 
The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
(C) 
Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.
(D) 
Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
(E) 
Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
(F) 
Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
(G) 
Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
(H) 
Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
(I) 
New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
(J) 
New additions and adjacent or related new construction shall be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
(3) 
Specific design standards for exterior rehabilitation.
The following standards elaborate on and set out a means for implementing the Secretary of the Interior’s Standards for Rehabilitation.
(A) 
Foundations.
(i) 
The size and shape of original door and window openings in the foundation shall be maintained.
(ii) 
Any repair or new construction shall match, to the greatest extent practicable, the original materials in size, color, texture, composition, and joint profile.
(iii) 
Masonry or concrete foundations shall not be painted or covered with cement plaster or stucco.
(B) 
Masonry.
(i) 
Any repair, restoration, or new construction shall match, to the greatest extent practicable, the color of the original masonry and mortar.
(ii) 
Historic masonry shall not be painted.
(iii) 
Masonry features that are essential to the historic character of a building and are structurally sound shall not be removed or significantly changed.
(C) 
Architectural metals.
Architectural metal features that are in a condition that may be restored shall be retained and preserved, to the greatest extent practicable.
(D) 
Doorways and windows.
(i) 
The repair or replacement of deteriorated doorways or windows shall match, to the greatest extent practicable, the size, materials, and appearance of the original doorways and windows.
(ii) 
Original doorway and window openings shall not be removed or sealed off.
(E) 
Storefronts.
(i) 
Non-historic materials (e.g., plaster, stucco, siding, etc.) shall not be used to cover or conceal the original historic materials.
(ii) 
Storefronts shall be designed using a palette of piers, columns, pilasters, and/or trim to frame display windows.
(iii) 
Facades at street level shall have large window openings that comprise no less than 50 percent of the first floor wall area.
(iv) 
Doors and entryways shall be designed as an integral part of the storefront system.
(F) 
Signs.
(i) 
The types, sizes, and locations of signs shall conform to the standards set out in article 14.08, Signs.
(ii) 
Signs shall not obscure any architectural features on historic buildings.
(iii) 
There shall be no off-site signage.
(G) 
Awnings.
All awnings shall:
(i) 
Extend no more than seven feet from the building facade;
(ii) 
Be attached and integral to the principal structure;
(iii) 
Not obstruct any window (transom windows may be located under awnings and canopies);
(iv) 
Have columns, beams, and/or brackets of adequate size to give both structural support and visible means for support;
(v) 
Be constructed of durable, protective, and water-repellant materials (e.g., cloth, fabric, canvas, glass, steel, standing seam metal, architectural metal, and/or perforated metal (not corrugated));
(vi) 
Not be constructed of vinyl or fiberglass;
(vii) 
Not be backlit or internally illuminated;
(viii) 
Only be illuminated by:
a. 
Recessed fixtures incorporating a lens cover that is either recessed or flush with the bottom surface (ceiling) of the canopy; or
b. 
Indirect lighting where light is beamed upward and then reflected down from the underside of the canopy. Indirect lighting fixtures shall be shielded such that direct illumination is focused exclusively on the underside of the canopy;
(ix) 
Not be longer than a single storefront;
(x) 
Be compatible with the overall color scheme of the facade from which it projects;
(xi) 
Not encroach to within two feet of a curb line; and
(xii) 
Have a minimum clearance of eight feet from finished grade to the bottom of the awning.
(H) 
Fire exits.
Fire exits shall not be installed on a front building facade.
(f) 
Standards for new construction and building additions.
(1) 
Building additions.
Additions shall:
(A) 
Be subordinate to the historic principal building relative to its size and scale.
(B) 
Only be located on the side or rear elevations.
(C) 
Be wholly compatible with, yet distinguishable from, the historic building in terms of the building materials, color(s), and the mass and proportion of windows and doors.
(2) 
Massing and scale.
(A) 
Building height.
Buildings shall not exceed 115 percent or be less than 85 percent of the average height of the buildings on the two nearest developed lots or buildings on either side of the subject lot or building. A greater variation will require review and an affirmative recommendation by the planning and zoning commission and approval by the city council.
(B) 
Roof lines.
Roof lines of each vertical bay shall be individually distinguishable with variations of height of no less than two feet. Roofs shall relate to the articulations of the building facades. For flat roofs with a horizontal eave, fascia, or parapet, the roof line shall be changed so that no unmodulated segment of roof exceeds 25 feet in horizontal dimension. The minimum vertical dimension of the roofline modulations shall be the greater of two feet or 10 percent of the wall height (measured from finish grade to the top of the wall), whichever is greater.
(3) 
Colors.
Colors shall be reviewed for their historic context for which the following may be considered:
(A) 
Facade colors shall be non-reflective and subtle. The use of primary, high intensity, fluorescent, or metallic colors is prohibited (other than for the sign face).
(B) 
Metallic (except copper and silver metallic-colored roofs) and colors are prohibited on any facade or roof.
(C) 
Any activity that involves changing color or refreshing color shall be pre-approved by the planning and zoning commission.
(4) 
Materials.
(A) 
Permitted decorative materials include, but are not limited to, the following:
(i) 
Brick, including thin brick;
(ii) 
Stone, including cast stone, limestone, granite, or other native or naturally occurring stone;
(iii) 
Portland cement stucco; and
(iv) 
Architectural (textured) concrete masonry units, including split face, weathered face, sandblasted face, and ground face blocks.
(B) 
Prohibited materials on front or street-side elevations include: cultured stone, fake brick, rough textured wood siding, wooden shingles on mansard roofs, gravel aggregate materials, exterior insulation finishing system (EIFS), plywood sheathing, plastic, fiberglass, and stucco.
(C) 
Windows on the ground floor shall be comprised of clear, non-reflective glass.
(5) 
Architecture.
(A) 
Form.
The general form of structures in Downtown is to be simple, three-dimensional forms characteristic of the appearance and scale of early 1900’s main streets that orient to and participate in the activities of the street. (See figure 14.05.006, Historical Building Features. [not printed herein])
(B) 
Detailing.
(i) 
Buildings shall contain architectural details that promote design, but are not limited to the following:
a. 
Flourishes (building tops);
b. 
Pier and spandrel;
c. 
Recessed panels and projected bands or string courses;
d. 
Recessed windows and projecting planes;
e. 
Expressive sculptural forms;
f. 
Ornamentation; and
g. 
Towers.
(ii) 
Large panels or a deep cornice expression at the top of the storefront may serve as an area for signage and awnings.
(C) 
Corporate identity.
Logo buildings and logo building elements, except signage, are prohibited in this district.
(Ordinance 19-3690 adopted 4/23/19)