PURPOSE

The purpose of the “SF-2A” Single Family district is to provide for compatible land, building, and structure uses primarily oriented to agricultural farming and ranching and low density residential purposes. The district also serves as a transitional land use element pending future more intensive urbanization; open space for the protection and enhancement of scenic areas, vistas and recreations uses; and where unusual or problematic soils, topographic conditions or sensitive ecological features are present that would normally not be conducive or appropriate to more intensive forms and patterns of urbanization. The primary intent of the “SF-2A” district is a land use designated to aid in the protection of certain lands suitable for producing and supplying food and related agricultural farm and ranch products from more intense urbanization until such time as warranted by demand and supportive community facilities and services.

PERMITTED USES

Uses permitted in the “SF-2A” Single Family district shall be in accordance with Section 11 Permitted Use Table.

14.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the maximum permissible residential density, minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “SF-2A” Single Family district shall conform with the provisions provided in the Area Requirements for the “SF-2A” Zoning District table.

“SF-2A” Zoning District Area Requirements
Maximum Density	0.3 (d.u./acre)*
Minimum Lot Area	2 Acres
Minimum Lot Width	200 ft.
Minimum Lot Depth	300 ft.
Minimum Front Yard	40 ft.
Minimum Side Yard	25 ft.
Minimum Side Yard adjacent to Street (corner lot)	40 ft. (same as Front Yard)
Minimum Rear Yard	30 ft.
Maximum Building Height	35 ft.
Minimum Dwelling Size	1,500 sq. ft.

*d.u. = dwelling unit

14.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking requirements pertaining to uses allowed in the “SF-2A” Single Family district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

14.5

EXTERIOR FIRE RESISTANT CONSTRUCTION

Exterior fire resistant construction shall be required on all residential building structures hereafter constructed, erected, reconstructed, enlarged or moved onto any lot or parcel within the city. Exterior fire resistant construction shall mean and consist of a minimum of 75 percent of the total ground floor exterior wall surface (exclusive of opening for light, ventilation and access) of residential building structures to be of brick, stone or combination thereof, or of an equivalent masonry material as approved by the zoning board of adjustments; and further provided no single ground floor wall face of any residential building structure shall contain less than 75 percent of its exposed surface of exterior fire resistant construction material.

14.6

ACCESSORY BUILDING AND STRUCTURE REGULATIONS

Area regulations for accessory buildings or accessory structures shall be in compliance with Section 28, Accessory Buildings.

14.7

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. I, adopted 8/25/05; Ordinance 2009-03, sec. 1, adopted 3/26/09)

§ 15 “SF-32” Single Family Residential District.

15.1

PURPOSE

The purpose of the “SF-32” Single Family Residential district is to provide for compatible land, building, and structure uses primarily oriented to low density residential estate purposes, select agricultural uses, and open space uses. The “SF-32” district is intended to serve as a transitional element between agricultural activities and those of higher density development. Low density detached, single-family residential dwellings and estate development, along with limited agricultural uses, comprise the principal elements of the “SF-32” district.

15.2

PERMITTED USES

Uses permitted in the “SF-32” Single Family Residential district shall be in accordance with Section 11 Permitted Use Table.

15.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the maximum permissible residential density, minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “SF-32” district, shall conform with the provisions provided in the Area Requirements for the “SF-32” Zoning District table.

“SF-32” Zoning District Area Requirements
Maximum Density	1.33 (d.u./acre)*
Minimum Lot Area	32,670 sq. ft.
Minimum Lot Width	100 ft.
Minimum Lot Depth	200 ft.
Minimum Front Yard	30 ft.
Minimum Side Yard	15 ft.
Minimum Side Yard adjacent to street (corner lot)	30 ft. (same as Front Yard)
Minimum Rear Yard	30 ft.
Maximum Building Height	35 ft.
Minimum Dwelling Size	1,500 sq. ft.

*d.u. = dwelling unit

Minimum lot size is 3/4 of one acre.

15.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking and loading requirements pertaining to uses allowed in the “SF-20” [SF-32] district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

15.5

EXTERIOR FIRE RESISTANT CONSTRUCTION

15.6

ACCESSORY BUILDING AND STRUCTURE REGULATIONS

Area regulations for accessory buildings or accessory structures shall be in compliance with Section 28 Accessory Buildings.

15.7

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. I, adopted 8/25/05; Ordinance 2009-03, sec. 1, adopted 3/26/09)

§ 16 “SF-15” Single-Family Residential District - INACTIVE.

16.1

PURPOSE

The purpose of the “SF-15” Single Family residential district is to provide for compatible land, building, and structure uses primarily oriented to low density residential purposes and open space uses. It is the intent to use the “SF-15” district [to] recognize the existence of small lot conventional single-family development which presently exists in the city. The “SF-15” Single Family residential district is an “Inactive” district. No future zoning of this district will be considered by the City.

16.2

PERMITTED USES

Uses permitted in the “SF-15” district shall be in accordance with Section 11 Permitted Use Table.

16.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the maximum permissible residential density, minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “SF-15” district, shall conform with the provisions provided in the Area Requirements for the “SF-15” Zoning District table.

“SF-15” Zoning District Area Requirements
Maximum Density	2.0 (d.u./acre)*
Minimum Lot Area	15,000 sq. ft.
Minimum Lot Width	100 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	35 ft.
Minimum Side Yard	7.5 ft.
Minimum Side Yard adjacent to street (corner lot)	15 ft. (same as Front Yard)
Minimum Rear Yard	20 ft.
Maximum Building Height	2.5 story or 35 ft.
Minimum Dwelling Size	1,200 sq. ft.

*d.u. = dwelling unit

16.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking and loading requirements pertaining to uses allowed in the “SF-15” district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

16.5

EXTERIOR FIRE RESISTANT CONSTRUCTION

16.6

ACCESSORY BUILDING AND STRUCTURE REGULATIONS

Area regulations for accessory buildings or accessory structures shall be in compliance with Section 30 [28] Accessory Buildings.

16.7

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. I, adopted 8/25/05; Ordinance 2009-03, sec. 1, adopted 3/26/09)

§ 17 “MF” Multifamily Residential District.

17.1

PURPOSE

The purpose of the “MF” Multifamily Residential district is to provide for compatible land, building, and structure uses primarily oriented to high density multifamily residential purposes, open space uses, and associated uses. The “MF” district is intended to serve as a transitional element between lower density and more intense nonresidential land uses, and is most appropriately located near the intersections of major thoroughfares. Apartment buildings and condominiums comprise the principal elements of the “MF district.”

17.2

PERMITTED USES

Uses permitted in the “MF” Multifamily district shall be in accordance with Section 11 Permitted Use Table.

17.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the maximum permissible residential density, minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “MF” district, shall conform with the provisions provided in the Area Requirements for the “MF” Zoning District table.

“MF” Zoning District Area Requirements
Maximum Density	16.0 (d.u./acre)*
Minimum Lot Width	30 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Side Yard	10 ft.
Minimum Side Yard adjacent to street (corner lot)	25 ft. (same as Front Yard)
Minimum Rear Yard	25 ft.
Maximum Building Height	35 ft.
Minimum Dwelling Size	Efficiency: 600 sq. ft. 1-bedroom unit: 750 sq. ft. 2-bedroom unit: 900 sq. ft. 3-bedroom unit: 1,100 sq. ft. 4-bedroom unit: 1,400 sq. ft.

*d.u. = dwelling unit

Density is determined by dividing the total acres into the number of units on the lot. Example: 80 Lots/5 Acres = 16 du/acre

Although there is no prohibition for 3-story apartment houses, the 35' maximum height prevents more than two stories.

17.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking and loading requirements pertaining to uses allowed in the “MF” district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements. In addition, the following shall apply:

All parking shall meet the requirements of the Americans with Disabilities Act (ADA). Parking areas shall be paved with concrete and graded to drain appropriately.

Parking of recreational vehicles of any type shall be prohibited in the multifamily area.

Semi-tractor trucks are prohibited from parking overnight.

Open carports in a street yard are not permitted. All vehicle parking located in any street yard shall be fully enclosed, with an architecturally compatible design[.]

50% of parking must be located in a garage with direct access to the related dwelling unit[.]

All required parking shall be covered parking and shall be architecturally compatible with the main structures in the project.

A minimum of 10% of all required parking shall be designated as guest parking and shall be clearly marked as reserved for guests and shall be in an area providing guest with unrestricted access to the guest parking spaces[.]

Garages shall be designed with a minimum parking space measuring 12' x 20' in size with a minimum 10' door width.

Runs of parking spaces shall be limited to a maximum of twelve (12) spaces without a landscaped island. However, up to 16 spaces may be permitted in situations where it is required to save existing trees[.]

17.5

ARCHITECTURAL FEATURES

Varied roof lines and/or heights shall be used to reduce the appearance of the mass of buildings which exceed two stories in height[.]

Techniques, such as varied setbacks, bay windows, balconies, and changes in material, color and texture, shall be used to articulate facades and side wall elevations. Where rear walls are visible from a public street, similar techniques shall be used.

Flat roof design is prohibited. Gabled roofs or hipped roofs shall have a minimum pitch of 5:12

Each structure shall contain a transparent glass window or windows with an aggregate area of at least 20% of the front facade of that unit.

All units shall have a minimum of 9' ceiling in the living areas, not including closets & storage spaces.

17.6

PRIVACY

Privacy features between buildings shall include the following[:]

Windows, balconies or similar openings above the first story shall be oriented so as not to have a direct line-of-sight into adjacent units within the project[.]

Units above the first story shall be designed so that they do not look directly onto private patios or back yards of adjoining residential property.

Landscaping shall be used to aid in privacy screening.

17.7

EXTERIOR FIRE RESISTANT CONSTRUCTION

17.8

ACCESSORY BUILDING AND STRUCTURE REGULATIONS

Area regulations for accessory buildings or accessory structures shall be in compliance with Section 28 Accessory Buildings.

17.9

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

17.10

REQUIRED OPEN SPACE

The minimum amount of required open space for any multifamily lot shall be twenty (20) percent of the area of the lot, net of floodplain and adjacent right-of-way. Each ground level dwelling unit shall be provided with one useable open space adjacent to the unit.

A portion of the open space will be improved for the recreational use of the residents. Such improvements shall include, but may not be limited to, jogging trails, picnic areas, children’s play areas, and athletic courts. Configuration of the recreational area shall be subject to site plan approval. The improved recreational area will be maintained by a Property Management or the owner of the multifamily property.

17.11

ENTRY FEATURE

A main entrance feature, which may consist of a combination of landscaping, aesthetic features such as rocks, sculptures, and water, and street pavers, shall be provided. The entrance feature shall be consistent with the basic architectural theme of the development.

17.12

TRASH RECEPTACLES

There shall be one centralized trash collection point serving each multifamily development.

No trash collection point shall be located within 100 ft. of a property line.

The centralized trash collection point shall not be located in any street yard

All trash receptacles shall be screened with a masonry wall of similar material as the main structure, with appropriate landscaping on three sides and shall have a screening gate which shall remain closed except when being serviced.

17.13

TRAFFIC

A traffic impact analysis, prepared by a qualified traffic engineer, must accompany the site plan. However, the traffic impact analysis requirement may be excluded from the site plan if the City Engineer determines that the analysis is not necessary for the multifamily development.

17.14

MISCELLANEOUS MULTIFAMILY RESIDENCE PROVISIONS

All private balconies shall have lockable, enclosed storage areas.

A concrete or masonry wall of not greater than eight feet in height may be erected in the front yard. Said wall shall not be less than fifty (50) percent open construction[.]

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. I, adopted 8/25/05; Ordinance 2009-03, sec. 1, adopted 3/26/09)

§ 18 “MH” HUD-Code Manufactured Housing Residential District.

18.1

PURPOSE

The purpose of the “MH” HUD-Code Manufactured Housing residential district is to provide adequate space and restrictions for the placement of HUD-Code manufactured homes in the City within designated subdivisions. This does not include mobile homes as defined in this ordinance. The “MH” district is also established to provide housing densities compatible with existing and proposed neighborhoods by providing alternative housing types both in construction and economy within the “MH” district. It is the intent of the “MH” district to provide the maximum amount of freedom possible in the design of such developments and the grouping and layout of homes within such developments in order to provide amenities normally associated with planned residential areas.

18.2

GENERALLY

Land within the “MH” district will be developed as a HUD-Code manufactured home subdivision. Lots within the “MH” district will be sold to private individuals in strict conformance with the terms and conditions under which the subdivision was approved by the City Council. All roadways within a HUD-Code manufactured home subdivision shall be dedicated to the public. Private interior drives must be approved by the city. Land zoned “MH” which is not developed as a HUD-Code manufactured home subdivision may be developed in accordance with “SF-32” zoning district regulations. In the “MH” district, no building or land shall be used and no building constructed, reconstructed, altered, or enlarged, unless otherwise provided in this ordinance.

18.3

PERMITTED USES

Uses permitted within the “MH” Manufactured Housing district shall be in accordance with Section 11 Permitted Use Table.

18.4

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the maximum permissible residential density, minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “MH” district, shall conform with the provisions provided in the Area Requirements for the “MH” Zoning District table.

“MH” Zoning District Area Requirements
Maximum Density	6.0 (d.u./acre)*
Minimum Lot Area	7,200 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	120 ft.
Minimum Front Yard	25 ft.
Minimum Side Yard	7.5 ft.
Minimum Side Yard adjacent to street (corner lot)	25 ft. (same as Front Yard)
Minimum Rear Yard	10 ft.
Maximum Building Height	20 ft.
Minimum Dwelling Size	1,200 sq. ft.

*d.u. = dwelling unit

18.5

DEVELOPMENT AND INSTALLATION REGULATIONS

Any property developed within the “MH” district as a HUD-Code Manufactured Home or as a manufactured housing subdivision shall meet the following requirements:

HUD-Code Manufactured Homes shall have the axles, wheels, and tow bar or tongue removed and shall be secured to a permanent foundation or footing and piers, all in accordance with manufacturer’s specifications.

HUD-Code Manufactured Homes must have a minimum of an eighteen-inch crawl space under all homes.

A concrete or asphalt surface with good drainage shall cover the area where a home is to be sited.

Each HUD-Code Manufactured Home site shall have a slab or patio not less than twenty feet in length and six feet in width, comprised of concrete, flagstone, or similar substance installed adjacent to each site.

HUD-Code Manufactured Homes shall have permanent steps installed at all exits.

Each HUD-Code Manufactured Home shall have two covered Parking Spaces. All carports shall be built in place with no fiberglass or metal roofs. Carports shall have at least two walls with exterior siding of wood or masonry construction.

Skirting shall be securely attached between the HUD-Code Manufactured home and the ground on all sides within thirty days of home installation. Skirting materials shall consist of materials which are compatible with the design of the home and enhance its appearance. Unpainted or untreated corrugated metal, screen or wire, fiberglass, or lattice-type skirting is prohibited.

Construction, siting, and installation of the homes shall be in conformance with applicable federal, state, and local codes and standards, and each manufactured home shall have affixed a seal of the appropriate federal or state department.

Sanitation, fire protection, and underground utility services shall be provided to each lot in accordance with the City ordinances and regulations.

Driveways shall be all-weather–dust-free construction and shall extend from the right-of-way to the carport or garage. No parking of vehicles shall be on an all-weather–dust-free surface. No parking will be permitted on any portion of the lot on any other surface than an all-weather–dust-free surface.

Drainage and garbage collection right-of-way, fire lanes, and utility easements shall be provided as required by the City. Such can be accomplished by designating all private interior drives within the project as easements for vehicular access and service.

Soil conditions, groundwater level, drainage, flooding, and topography shall not create hazards to the developed portion of the property or the health and safety of the residents.

HUD-Code Manufactured Home subdivisions shall be developed at densities comparable to adjacent residential uses or have adequate landscape buffering or open space to provide transition of uses. Adequate landscape buffering or open space for transition purposes shall be determined on an individual site basis and shall be subject to the approval of the City.

Any structural alteration or modification of a HUD-Code manufactured home after it is placed on the site must be approved by the building official of the City of Hudson Oaks. All structural additions shall comply with the City’s building codes and ordinances.

18.6

SITE-BUILT ADDITIONS

The addition of peaked roof facades, atrium entrances, garages, porches, and patios are encouraged in order to increase the compatibility with conventional single-family housing in the City.

18.7

ACCESSORY BUILDING AND STRUCTURE REGULATIONS

Area regulations for accessory buildings or accessory structures shall be in compliance with Section 30 [28] Accessory Buildings.

18.8

PARKING REQUIREMENTS

Parking requirements for the HUD-Code Manufactured Housing District shall be in compliance with Section 31 Off-street Parking and Loading Regulations.

18.9

INTERIOR DRIVES

The use of private interior drives must be approved by the City.

Such interior drives shall have a minimum easement width of fifty (50) feet and shall have a minimum paved roadway width of thirty-one feet (31') back-to-back.

Public interior streets shall be located within dedicated rights-of-way, and shall have a minimum paved roadway width provided in accordance with the applicable standards in the City of Hudson Oaks Subdivision Regulations.

All private interior drives, entrances, and service drives shall be constructed in accordance with City design standards and shall have a six (6) inch rolled curb and gutter of concrete meeting the street standards of the City of Hudson Oaks. The developer shall bear the total cost of construction and maintenance of all such improvements, including curb and drainage structures that may be needed.

All parking areas and public streets shall be of concrete or asphalt construction, as approved by the City engineer.

18.10

UNDERGROUND UTILITIES

All utility lateral and service lines located within the “MH” District shall be installed underground.

18.11

OPEN SPACE AREA

Open space designated for the use and enjoyment of all residents shall be provided within a HUD-Code Manufactured Home subdivision at the ratio of five hundred (500) square feet for each of the first twenty (20) units, and two hundred (200) square feet for each additional unit in excess of twenty (20). Designated open space shall be developed and maintained for recreational and leisure activities and shall be located within the subdivision being developed.

18.12

SCREENING

A solid opaque screening wall or fence of not less than six (6) feet in height, measured at the highest finished grade, shall be provided along all perimeter property lines of a HUD-Code Manufactured Home subdivision which do not abut a dedicated street. Said screening wall or fence shall be masonry and of a decorative construction. This requirement can be waived or modified if natural or man-made physical features create an adequate separation or buffer from adjacent uses, as determined by the City. However, any request to waive this requirement shall be presented as an element of the site plan and shall be subject to approval at that time only.

18.13

PRESERVATION OF SITE ASSETS

When developing a HUD-Code Manufactured Home Subdivision, the following steps shall be taken to preserve on-site assets:

Suitable available topsoil and desirable existing trees,

Shrubs and ground cover shall be preserved and protected where practicable.

Topsoil which is suitable and needed for later use in finished grading shall be stripped from areas to be occupied by structures, parking areas, streets and driveways, and from areas to be regraded or disturbed. This topsoil shall be collected and stored on the site in convenient places for future use and shall be free of debris during construction.

18.14

DRAINAGE

Engineering plans for drainage shall be submitted for review by the City at the time of site plan approval. All applicable requirements of the City shall be met.

18.15

HUD-CODE MANUFACTURED HOME SALES

HUD-Code Manufactured Home subdivisions shall be for residential purposes only. Sales of these homes shall be limited to those which become available on the market on an individual basis. Commercial sales and promotion are not permitted.

18.16

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. I, adopted 8/25/05; Ordinance 2009-03, sec. 1, adopted 3/26/09)

§ 19 “RC” Restricted Commercial District.

19.1

PURPOSE

The purpose of the “RC” Restricted Commercial district is to provide for compatible land, building, and structure uses primarily oriented to select retail convenience goods and services which supply the daily needs of residential neighborhoods, including neighborhood shopping centers, select low intensity office uses, and select community facility uses. The “RC” Restricted Commercial district is most appropriately located at the intersection of collector streets and arterial streets and as a transition district between moderate and high density residential districts and higher intensity commercial and industrial districts.

19.2

PERMITTED USES

Uses permitted in the “RC” Commercial district shall be in accordance with Section 11 Permitted Use Table.

19.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “RC” district, shall conform with the provisions provided in the “RC” Zoning District Area Requirements table.

“RC” Zoning District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Side Yard	5 ft.
Minimum Side Yard adjacent to street (corner lot)	25 ft. (same as Front Yard)
Minimum Rear Yard	25 ft.
Maximum Building Height	35 ft.

19.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking and loading requirements pertaining to uses allowed in the “RC” district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

19.5

HEIGHT REQUIREMENTS

No building shall exceed 35 feet in height except as provided in Section 26 General Height Requirements.

19.6

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

19.7

Masonry Construction Requirements

Masonry construction shall be required on all commercial district building structures hereafter constructed, erected, reconstructed, enlarged more than 20% of the original structure footprint, remodeled with a cost of more than 25% of the original building structure cost, or moved onto any lot or parcel within the city.

Masonry construction shall mean and consist of a minimum of:

100 percent of the total exterior-wall surface (exclusive of opening for light, ventilation and access) of building structures to be of brick, rock, natural stone, (cultured stone if approved by the building official), concrete finish, pre-cast panel or tilt wall construction may be used but must be fluted, or exposed aggregate. Other architectural concrete finish, including paint, is subject to approval of the building official.

Materials may be installed as freestanding veneer or installed or laid onto existing wall structures or tilt wall structures, or combination thereof, (or of an equivalent masonry material as approved by the Planning and Zoning Commission and City Council in the site plan approval process).

The use of Portland Cement Plaster (Stucco) may be used on approval by the Building Official and shall consist of a scratch coat, a brown coat and a finish coat. The minimum combined thickness of the scratch coat and the brown coat shall be 3/4 of an inch. The finish coat can consist of one of the following: a cement based textured and colored finish, an acrylic based textured or colored finish, or an elastomeric colored finish coat. Stucco applied over frame construction shall have metal lath and accessories installed in accordance with ASTM C-1063. Portland Cement Plaster shall be applied in accordance with ASTM C-926. All other ASTM Standards applicable to Portland Cement Plaster installations shall apply to this definition.

No composite material containing man-made materials may be installed unless approved by the Building Official.

20 percent of the exterior wall surface (exclusive of opening for light, ventilation and access) must be natural stone (or cultured stone if approved by the Building Official). This amount may be reduced to 15 percent of the exterior wall surface with the approval of the Building Official. The back wall of a structure may be exempt from the stone provision if approved by the building official and it is not visible from a roadway or a public access “easement.”

19.8

Site plan required

A site plan must be approved, upon recommendation of the Planning and Zoning Commission, for all property in the “RC” Restricted Commercial District. Such site plan shall meet all the requirements of Section 24, Site Plan Requirements.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. I, adopted 8/25/05; Ordinance 2009-03, sec. 1, adopted 3/26/09)

§ 20 “GC” General Commercial District.

20.1

PURPOSE

The purpose of the “GC” General Commercial district is to provide for land, building, and structure uses primarily oriented to a variety of indoor and outdoor general business activities of a mixed and diversified nature which supply the needs of the community and to some degree that of the immediate regional area, including regional and community shopping centers. The general character of the “GC” General Commercial district comprises a broad range of retail and service uses, entertainment uses, community facilities, and general office uses. The “GC” General Commercial district is most appropriately located at major thoroughfare and highway intersections, and as a transitional district between industrial districts and more restrictive commercial districts and high density residential districts.

20.2

PERMITTED USES

Uses permitted in the “GC” General Commercial district shall be in accordance with Section 11 Permitted Use Table,

20.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “GC” district, shall conform with the provisions provided in the Area Requirements for the “GC” Zoning District table.

“GC” Zoning District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Side Yard	10 ft. adjacent to residential use, 0 ft. adjacent to “GC”
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	20 ft.
Maximum Building Height	70 ft.

20.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking and loading requirements pertaining to uses allowed in the “GC” district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

20.5

LANDSCAPING

Landscaping shall be in compliance with Section 35 Landscape Regulations.

20.6

Multi-Tenant Commercial Developments:

Multi-Tenant Commercial Developments shall be allowed in “GC” zoned areas. A multi-tenant commercial development shall mean a building or group of buildings, such as but not limited to, shopping centers and office centers, constructed and managed as a total entity or single development concept. A Multi-Tenant Commercial Development must meet the following requirements:

A Concept Plan approved by Planning & Zoning and City Council.

All property owners/developers must execute a Community Facilities Agreement, including developer’s financial guarantee, with the City of Hudson Oaks.

All improvements must be on approved and filed platted lots.

All property owners and businesses must be members of a property owner’s/leaseholder’s association unique to the development, and shall be bound by common covenants and restrictions approved by the City of Hudson Oaks.

In no way shall this subsection allow the construction of multiple commercial buildings upon a single lot, unless all buildings on a single lot are part of the same business. Multiple buildings owned by separate owners or leased to separate businesses shall each be platted on individual lots unless platted under “PD-Planned District”.

20.6[A]

Masonry Construction Requirements

Masonry construction shall mean and consist of a minimum of:

No composite material containing man-made materials may be installed unless approved by the Building Official[.]

[Editor’s note–The subsection numbers as follows are exactly as numbered by the city.]

20.7

Site plan required

A site plan must be approved, upon recommendation of the Planning and Zoning Commission, for all property in the “GC” General Commercial District. Such site plan shall meet all the requirements of Section 24, Site Plan Requirements.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2003-02, sec. I, adopted 12/18/03; Ordinance 2005-08, sec. II, adopted 8/25/05; Ordinance 2009-03, sec. 2, adopted 3/26/09)

§ 20.5 “LI” Light Industrial District.

20.5.1

PURPOSE.

The purpose of the “LI” Light Industrial district is to provide for land, building, and structure uses encompassing a variety of mixed retail, office, warehousing and storage activities, including light manufacturing, and processing. The “LI” Light Industrial district is characterized by activities and facilities which are generally incompatible with residential areas by virtue of materials, storage and warehousing uses, and are generally characterized by low traffic generation but with high developmental, operational and environmental standards.

20.5.2

PERMITTED USES.

Uses permitted in the “LI” Light Industrial district shall be in accordance with Section 11 Permitted Use Table. Additionally, any use permitted in the “GC” General Commercial District is permitted in the “LI” District.

20.5.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS.

The requirements regulating the minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “LI” district shall conform with the provisions provided in the Area Requirements as follows:

“LI” Zoning District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Side Yard	10 ft. if adjacent to residential use, 0 ft. to other districts.
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	25 ft.
Maximum Building Height	70 ft.

20.5.4

OFF-STREET PARKING AND LOADING REQUIREMENTS.

Off-street parking and loading requirements pertaining to uses allowed in the “LI” district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

20.5.5

LANDSCAPING.

Landscaping shall be incompliance with Section 35 Landscape Regulations.

20.5.6

EXTERIOR FIRE RESISTANT CONSTRUCTION.

Exterior fire resistant construction shall be required on all Light Industrial district building structures hereafter constructed, erected, reconstructed, enlarged more than 25% of the original structure footprint, or moved onto any lot or parcel within the city. Exterior fire resistant construction shall mean and consist of a minimum of 75 percent of the total ground floor exterior wall surface (exclusive of opening for light, ventilation and access) of building structures to be of brick, rock, stone, concrete block, concrete aggregate block, either installed as freestanding veneer or installed or laid onto existing wall structures or tilt wall structures, or combination thereof, or of an equivalent masonry material as approved by the Planning and Zoning Commission and City Council in the site plan approval process. No composite material containing manmade materials may be installed unless approved by the Planning and Zoning Commission and the City Council. No single ground floor wall face of any building structure shall contain less than 75 percent of its exposed surface of exterior fire resistant construction material.

20.5.7

SITE PLAN REQUIRED.

A site plan must be approved, upon recommendation of the Planning and Zoning Commission, for all property in the “LI” Industrial District. Such site plan shall meet all the requirements of Section 24, Site Plan Requirements.”

(Ordinance 2021-16 adopted 5/27/21)

§ 21 “I” Industrial District.

21.1

PURPOSE

The purpose of the “I” Industrial district is to provide for land, building, and structure uses encompassing a variety of mixed wholesale and warehousing activities, light manufacturing, processing, and assembly plants, general offices, and research and development laboratories. The “I” Industrial district is characterized by activities and facilities which are generally incompatible with residential areas by virtue of materials storage yards, truck traffic generation, noises, odors, flammable materials, etc., and rely on direct access to major thoroughfares and highways, and in many cases railroad facilities for the movement of raw supplies and finished products.

21.2

PERMITTED USES

Uses permitted in the “I” Industrial district shall be in accordance with Section 11 Permitted Use Table.

21.3

DENSITY, AREA, YARD, HEIGHT, AND LOT COVERAGE REQUIREMENTS

The requirements regulating the minimum lot size, minimum yard sizes, maximum building height, and maximum percent of lot coverage by buildings, as pertains to the “I” district shall conform with the provisions provided in the Area Requirements for the “I” Zoning District table.

“I” Zoning District Area Requirements
Minimum Lot Area	6,000 sq. ft.
Minimum Lot Width	60 ft.
Minimum Lot Depth	100 ft.
Minimum Front Yard	25 ft.
Minimum Side Yard	10 ft. if adjacent to residential use, 0 ft. to other districts.
Minimum Side Yard adjacent to street (corner lot)	10 ft.
Minimum Rear Yard	25 ft.
Maximum Building Height	70 ft.

21.4

OFF-STREET PARKING AND LOADING REQUIREMENTS

Off-street parking and loading requirements pertaining to uses allowed in the “I” district shall conform with the provisions of Section 31 Off-street Parking and Loading Requirements.

21.5

LANDSCAPING

Landscaping shall be incompliance with Section 35 Landscape Regulations.

21.6

Exterior fire resistant construction

Exterior fire resistant construction shall be required on all industrial district building structures hereafter constructed, erected, reconstructed, enlarged more than 25% of the original structure footprint, or moved onto any lot or parcel within the city. Exterior fire resistant construction shall mean and consist of a minimum of 75 percent of the total ground floor exterior wall surface (exclusive of opening for light, ventilation and access) of building structures to be of brick, rock, stone, concrete block, concrete aggregate block, either installed as freestanding veneer or installed or laid onto existing wall structures or tilt wall structures, or combination thereof, or of an equivalent masonry material as approved by the Planning and Zoning Commission and City Council in the site plan approval process. No composite material containing man-made materials may be installed unless approved by the Planning and Zoning Commission and the City Council. No single ground floor wall face of any building structure shall contain less than 75 percent of its exposed surface of exterior fire resistant construction material.

21.7

Site plan required

A site plan must be approved, upon recommendation of the Planning and Zoning Commission, for all property in the “I” Industrial District. Such site plan shall meet all the requirements of Section 24, Site Plan Requirements.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. III, adopted 8/25/05)

§ 22 “PD” Planned Development District.

22.1

PURPOSE

The purpose of the “PD” Planned Development District is to encourage creative development of the land, provide locations for well planned comprehensive developments, and provide for variety and flexibility in the development patterns of the city which promote the health, safety, morals, and general welfare of the community. A Planned Development may include a combination of different dwelling types and/or a variety of residential and nonresidential land uses which creatively complement each other and harmonize with existing and proposed land uses in the vicinity.

22.2

PLANNED DEVELOPMENT USES

In a Planned Development District, no building or land shall be used, and no building constructed, reconstructed, altered, or enlarged, unless otherwise provided in an approved Planned Development.

22.3

CONDITIONS FOR PLANNED DEVELOPMENTS

Planned Developments shall be considered appropriate where the following conditions prevail:

The project is consistent with the Comprehensive Land Use Plan and the goals and objectives of the city,

Dwelling units are situated in such a way that an appreciable amount of open space is available and is integrated throughout the planned development,

The project utilizes an innovative approach in lot configuration and mixture of residential and commercial type land uses.

Higher densities than conventional single-family projects of the same acreage are able to provide, with increased open space and appropriate buffering between existing conventional single-family developments.

Nonresidential uses are situated such that an appreciable amount of land is available for open space or joint use as parking and public access space and is integrated throughout the planned development.

Aesthetic amenities may be provided in the planned development design which are not economically feasible to provide in conventional residential and nonresidential projects, and

The project provides a compatible transition, which may include buffer yards, thoroughfares, or transitional uses, between adjacent existing single-family residential projects and provides a compatible transition for the extension of future single-family projects into adjacent undeveloped areas.

22.4

DENSITY, AREA, AND HEIGHT REGULATIONS

In approving a Planned Development or a use designation in a Planned Development, the City Council, upon recommendation of the Planning and Zoning Commission, shall specify density, area, height, screening, parking, landscaping, and other development criteria as may be required in Section 22.9, Development Plan Requirements. Such standards shall be indicated on the Development Plan and shall be made a part of the ordinance. No property located in a Planned Development shall be modified as to density, area, height, screening, parking, landscaping or other development criteria unless a Development Plan containing such revised development criteria is approved.

22.5

OWNERSHIP

An application for approval of a use designation, Development Plan or Site Plan in the Planned Development may be filed by a person having a legal interest in the property. The application shall be filed in the name(s) of the record owner(s) of the site, which shall be included in the application. The applicant shall provide evidence, in a form satisfactory to the city attorney, prior to final approval, that the applicant has the authority to file the application on behalf of all owners of the site.

22.6

DEVELOPMENT SCHEDULE

An application for a use designation for new construction or construction that increases the floor area of the principal structure(s) shall be accompanied by a development schedule indicating the approximate date on which construction is expected to begin and the rate of anticipated development to completion. The development schedule, if adopted and approved by the City Council, upon recommendation of the Planning and Zoning Commission, shall become part of the Planned Development Ordinance and shall be adhered to by the owner, developer, and their assigns or successors in interest.

22.7

REPORT

The City shall require the owner/developer of the Planned Development to submit a written report on a regular basis to the City Council. Said written report shall describe the progress achieved towards the development schedule. In the event that the owner/developer neglects to provide a written report, as established and agreed to in the Planned Development ordinance, or if the owner/developer neglects to initiate any progress, the City may initiate proceedings to rezone the property to a zoning district deemed appropriate. However, no rezoning effort shall be initiated by the City prior to making an official inquiry of the owner/developer regarding the status of the Planned Development.

22.8

PLATTING REQUIREMENTS

No application for a building permit for the construction of a building or structure shall be approved unless the property on which the proposed improvements are planned has been platted. The plat must meet all the requirements of the City of Hudson Oaks, and must have been approved by the City Council, upon recommendation of the Planning and Zoning Commission, and recorded in the official records of Parker County.

22.9

DEVELOPMENT PLAN REQUIREMENT

An application for a Planned Development, or approval of a use designation in a Planned Development which will require new construction which increases the floor area of the principal structure(s) or a change in the development criteria applicable to the site shall include and be accompanied by a Development Plan, which shall become a part of the amending ordinance. The Development Plan shall include the following information:

A scale drawing showing any proposed public or private streets and alleys; building sites or building lots; any areas proposed for dedication or reserved as parks, parkways, playgrounds, utility and garbage easements, school sites, street widening, street changes; the points of ingress and egress from existing public streets on an accurate survey of the boundary of tract and topography with a contour interval of not less than five feet, or spot grades where the relief is limited.

Where multiple types. of commercial land uses are proposed, a land use plan delineating the specific areas to be devoted to various commercial uses shall be required.

A plan indicating the arrangement and provision of off-street parking and off-street loading where required. Such a plan may be presented as a ratio of off-street parking and off-street loading area to building area when accompanied by a typical example indicating the feasibility of the arrangement proposed and when the areas where the example would be applied are dimensioned on the drawing of the entire site. Any special traffic regulation facilities proposed or required to assure the safe function of the circulation plan shall also be shown.

A designation of the maximum building coverage of the site shall be indicated upon the Development Plan. General footprint of buildings shall be indicated showing the approximate position and sizes of any proposed structures.

Landscaping and screening shall be provided as required in Section 35, Landscape Regulations and shall be indicated on the Development Plan.

Any or all of the required features may be incorporated on a single drawing if such drawing is clear and capable of evaluation by the administrative official and interpretation by the Building Inspector.

Any amendment to a Development Plan must be approved by ordinance following public notice and a public hearing meeting the requirements of Section 44.3, Procedure.

22.10

SITE PLAN REQUIREMENT

Prior to issuance of a building permit, for new construction or construction which increases the floor area of the principal structure(s) or construction that changes the development criteria for the site, a Site Plan in accordance with Section 24 Site Plan Requirements will be required. The Site Plan shall be presented for approval to the City Council, upon recommendation from the Planning and Zoning Commission. The Site Plan may be submitted concurrently with the Development Plan. If the Development Plan and the Site Plan are submitted separately, a separate public hearing and action shall be required for both submittals.

22.11

COMBINED AND ABBREVIATED DEVELOPMENT AND SITE PLAN SUBMITTAL

If application is made for a new use designation in a Planned Use Development on a site which contains existing improvements which are not proposed to be enlarged, the following combined and abbreviated Development and Site Plan shall be permitted in place of a Development Plan. A combined and abbreviated Development and Site Plan shall contain the following:

A scale drawing showing existing building and proposed use designations, easements, points of ingress and egress from existing public streets, the arrangement and provision of off-street parking and off-street loading, and the location of landscaping and screening provided on-site. These items shall be shown on an accurate survey of the boundary of the lot. All of the required features may be incorporated on a single drawing if such drawing is clear and capable of evaluation by the administrative official and interpretation by the building inspector.

Combined and abbreviated Development and Site Plan must be approved by ordinance following public notice and a public hearing meeting the requirements of Section 44.3, Procedure.

22.12

ADMINISTRATIVE APPROVAL OF DEVELOPMENT PLAN AND SITE PLAN

A Development Plan and Site Plan may be approved by the administrative official without the approval of the Planning and Zoning Commission and City Council if said application is located within an existing structure and does not increase the floor area of the existing structure and does not change the existing use on the site. The administrative official may, for any reason, elect to present the Development Plan or Site Plan to the Planning and Zoning Commission and City Council for approval.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. IV, adopted 8/25/05; Ordinance 2006-13, sec. 1, adopted 7/27/06)

§ 23 “FW” Freeway Overlay District.

23.1

PURPOSE

The “FW” Freeway Overlay District is established to provide a set of standards applicable to future development and redevelopment within the City’s principal highway and freeway corridor (US Hwy 80 and I-30). These standards are intended to protect and enhance the appearance of the corridor, promote the unique character of the City of Hudson Oaks, protect and enhance property values within the corridor, prevent the establishment of incompatible types of development, and coordinate efforts of various developers within the corridor.

23.2

DESCRIPTION AND BOUNDARIES OF DISTRICT

This district shall function as an overlay zoning district the regulations of which are superimposed and shall supersede the regulations of an approved standard zoning district. The “FW” District is created as an overlay district whereby it is recognized that certain specific standards relative to land use, setbacks, signage, etc. are appropriate and necessary that such standards shall be superimposed and shall supersede the regulations of an approved standard zoning district. Where such district regulations are in conflict with the provisions of these sections, all regulations of the approved standard zoning districts shall be in effect except as identified in this section.

The “FW” District includes all property within the following boundaries:

From a point 100 feet north of the right-of-way line of U.S. Hwy 80/I-20 at Lake Shore Drive and continuing eastward to the eastern city limits;

From a point 100 feet south of the right-of-way line of U.S. Hwy 80/I-20 at Lake Shore Drive and continuing eastward to the eastern city limits;

From a point 100 feet north of the right-of-way line of I-20 at Lake Shore Drive and continuing westward to the eastern edge of the Brazos Electric Cooperative Easement, Vol. 1888, Pg. 795; then from a point 30 feet north of the Brazos Electric Cooperative Easement, Vol. 1888, Pg. 795 continuing westward to the western city limits;

From a point 100 feet south of the right-of-way line of U.S. Hwy 80/I-20 at Lake Shore Drive and continuing westward to the western city limits;

as depicted in the “FW” Freeway Overlay District illustration map located at City Hall. In the event of a conflict, this Section 23.2 shall control over the map.

23.3

PERMITTED USES

All uses in the underlying districts, as listed in Section 11, Permitted Use Table, shall be permitted in the “FW” Freeway Overlay District, unless otherwise listed herein. Accessory uses as permitted in the underlying districts shall also be permitted unless otherwise. stated. All legal and valid uses existing on the effective date of this ordinance at specific locations shall remain legal and valid uses. The owners of the property where such uses are located shall be permitted, if necessary or desired, to expand or remodel. All expansions or remodels shall comply with the underlying basic ordinances and the requirements in the “FW” Freeway Corridor Overlay District.

23.4

SITE PLAN REQUIRED

A site plan shall be approved, upon recommendation by the Planning and Zoning Commission, for all nonresidential development located in the “FW” Freeway Overlay District. Such site plan shall meet all the requirements of Section 24, Site Plan Requirements.

23.5

OFF-STREET PARKING AND LOADING REQUIREMENTS

In addition with the requirements for parking contained in Section 31, Off-street Parking and Loading Requirements, the following shall be required only in all underlying nonresidential zoning districts:

Access to individual developments shall be obtained through mutual access and cross access drives located on-site. Multiple driveway entrances for individual lots shall be prohibited, unless it is determined that it is physically impossible to provide shared access to the lot or if extenuating circumstances can be demonstrated and are approved by the City Council after recommendation by the Planning and Zoning Commission.

A raised curb shall be required for all parking and driving surfaces.

Curb stops shall be required on all parking spaces that “head-in” to any landscaped area. These curb stops shall be placed such that the overhang of a vehicle is contained totally within the limits of the parking space.

A traffic circulation plan shall be prepared and provided for all new development.

All entrance drives from the frontage road shall be accented with decorative street pavers; and shall be clearly detailed on the site plan.

Paved parking areas shall have at least 10% of the paved surface area dedicated to decorative street treatment.

23.6

GENERAL DEVELOPMENT STANDARDS

No sign located within 100 feet of a residentially zoned property may exceed 200 sq. ft. Otherwise, the size and location of signs shall comply with Section 32, Sign Regulations[.]

No outside display of goods, wares, or merchandise shall be permitted except where the primary land use is the showroom display of new automobiles, trucks, motorcycles or boats by an authorized dealer. Repair work, storage facilities, rentals or used merchandise sales on the same premises shall be allowed only as incidental to an approved primary use.

All building structures hereafter constructed, erected, reconstructed, enlarged more than 25% of the original footprint of the structure, or moved onto any industrial lot or parcel within the City, which is not specifically exempted herein, shall be constructed of a minimum of 100% masonry for all visible exterior wall surfaces. Exterior fire resistant construction shall mean and consist of a minimum of 100% of the total ground floor exterior wall surface (exclusive of opening for light, ventilation and access) of building structures to be of brick, rock, stone, concrete block, concrete aggregate block, either installed as freestanding veneer or installed or laid onto existing wall structures or tilt wall structures, or combination thereof, or of an equivalent masonry material as approved by the Planning and Zoning Commission and City Council in the site plan approval process. No composite material containing man-made materials may be installed unless approved by the Planning and Zoning Commission and the City Council. No single ground floor wall face of any building structure shall contain less than 100% of its exposed surface of exterior fire resistant construction material. The following building elements shall be automatically exempted from this requirement: canopies, glass exterior, windows and doors and frame assemblies thereof, and spandrel panels in the case of a multi-story structure. Deviation from this requirement may be accomplished through an approved Planned Development District.

(Ordinance 2001-02 adopted 5/24/01; Ordinance 2005-08, sec. IV, adopted 8/25/05; Ordinance 2006-13, sec. 1, adopted 7/27/06)